Buyer's Guide
Everything you need to know about buying a new construction home in Kestrel Village. From first visit to closing, we'll guide you through every step.
Live MLS Listings
Before visiting any model home, call Dr. Jan Duffy at 702-222-1964. Builders require agent registration on your very first visit. If you go alone, you lose the right to buyer representation in that community. Your agent (me!) costs you nothing—the builder pays my commission.
Before touring homes, get pre-approved for a mortgage. Builders take buyers more seriously with pre-approval, and you'll know exactly what you can afford. I can recommend trusted lenders familiar with new construction.
Pro Tips
Together, we'll tour Kestrel Village communities to find the right fit. I'll register you with each builder, explain the differences between communities, and help you compare floor plans and pricing.
Pro Tips
Select your floor plan and homesite. Lot selection affects price (corner lots, view lots cost more) and orientation (important for energy efficiency). I'll help you understand the trade-offs.
Pro Tips
Visit the builder's design center to choose your finishes: flooring, cabinets, countertops, fixtures, and more. This is where costs can add up quickly. I'll help you prioritize upgrades that add value.
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Sign the purchase agreement and submit your earnest money deposit (typically $5,000-$20,000). I'll review every page of the contract, explaining terms and negotiating on your behalf.
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Your home is built! You'll receive progress updates and may have scheduled walk-throughs. I'll monitor progress and address any concerns with the builder.
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Inspect your completed home, create a punch list of items to fix, and close on your new home. I'll be with you every step, ensuring nothing is overlooked.
Pro Tips
Money-Saving Tip: Builders often offer incentives for using their preferred lender, sometimes covering thousands in closing costs. However, always compare rates with other lenders to ensure you're getting the best deal overall.
Difficult or expensive to change later
Compare builder vs. aftermarket pricing
Usually cheaper to do yourself after closing
Yes! Builders often negotiate on price, upgrades, closing costs, and lot premiums—especially at end of quarter or during slower periods. Having an experienced agent like Dr. Jan Duffy significantly improves your negotiating position.
Compare offers carefully. Builders often provide significant incentives for using their preferred lender (closing cost credits, rate buy-downs), but rates may be higher. Get quotes from multiple lenders and compare the total cost over the life of the loan.
Typically 4-8 months from contract to closing, depending on the builder, time of year, and whether you're buying a spec home or building from scratch. Some move-in ready homes are available immediately.
New homes come with builder warranties—typically 1 year on workmanship, 2 years on systems (electrical, plumbing, HVAC), and 10 years on structural. Document issues promptly and submit warranty claims in writing.
Changes become increasingly difficult (and expensive) once construction begins. Most builders have cut-off dates for modifications. It's best to finalize all decisions at the design center before construction starts.
Don't navigate new construction alone. Call Dr. Jan Duffy before your first model home visit to ensure you have expert representation from day one.
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