New Construction Homes in Virginia

Yes. The sales agent at the model home works for the builder, not for you. Having your own buyer's agent costs you nothing extra (the builder pays the commission) and gives you an advocate who will review contracts, negotiate upgrades, and ensure the builder meets Virginia building code standards. Always register your agent on your first visit to the model home.

Virginia builders commonly offer mortgage rate buydowns (often 1-2 points through their preferred lender), closing cost credits ranging from $5,000 to $20,000, design center allowances for upgrades like hardwood floors or quartz countertops, and lot premium discounts. Incentives change monthly and are often strongest on quick move-in inventory or during slower sales periods.

Typical build times in Virginia range from 6 to 12 months depending on the builder and home style. Production builders like Ryan Homes and Stanley Martin average 6-8 months. Semi-custom builders like Toll Brothers run 8-10 months. Fully custom builds can take 12-18 months. Weather, permit timelines, and material availability all factor in.

Virginia law requires builders to provide implied warranties on new construction. Most major builders offer a tiered warranty: 1 year on workmanship and materials, 2 years on mechanical systems (HVAC, plumbing, electrical), and 10 years on structural defects. Many builders use third-party warranty providers like 2-10 Home Buyers Warranty. Review the warranty documents carefully before closing.

The Virginia Residential Property Disclosure Act applies differently to new construction. Builders must disclose known material defects but are not required to complete the standard residential property disclosure form used in resale transactions. However, they must comply with Virginia's DPOR (Department of Professional and Occupational Regulation) contractor licensing requirements, and the home must pass all Virginia building code inspections before settlement.

While base prices on new construction are typically firm (builders need to maintain comparable sales for appraisals in the community), there is significant room to negotiate on upgrades, closing costs, lot premiums, and incentives. Your agent can often negotiate $10,000-$30,000 in added value by leveraging builder incentive programs and timing the purchase around sales quotas.

Even though the home is brand new, you should schedule a pre-drywall inspection (to verify framing, wiring, and plumbing before walls go up) and a final inspection before settlement. Virginia requires municipal inspections at multiple stages, but those focus on code compliance. A private inspector catches cosmetic issues, grading problems, and installation defects that municipal inspectors are not looking for.

Builders often offer significant incentives (rate buydowns, closing cost credits) for using their preferred lender, and those savings can be substantial. However, always get a competing quote from an independent lender so you can compare. Sometimes the preferred lender's rates are higher, and the incentive simply offsets that difference. Your Settle agent will help you run the numbers side by side.