The riskiest house to buy

What is the type of house that is the riskiest to buy?

 

(I’ll pause to give you a minute to think.)

 

I bet you didn’t come up with a brand new house as an answer, did you?

Now, new homes are built every day all around the country.    Most of the time everything goes well.  Probably like 98% of the time, but there are some risks involved that I always like to check out before a client decides to build a house.  So, why is new construction risky?

  1.  You don’t know what the neighborhood is going to look like until it is done.  Ever drive down Wilson-Downing and see that one street with about 12 houses that are much bigger than the rest of Belleau Woods?  Those were the first houses in what was going to be a neighborhood similar to Hartland.  Until interest rates shot through the roof in the early 80s and the only thing that was selling were small homes.   The people who bought their new houses on that street didn’t get what they expected.
  2. You don’t know what the value is going to be after you build.   A brand new sale is a unique sale.  It is never going to be brand new again.  It will be a “Used” house for each subsequent sale.  That is why when I have a client who builds, I like to look at the sales of other “Used” homes in the neighborhood so I can tell them what to expect.
  3. You don’t know what the builder is like.  Building is like most industries where 99% of them are good honest hard working people.  The rest are the ones that bring their whole industry down.  Many many years ago, there was a custom builder who was flying first class to see every UK basketball game, using his customer’s money to live large instead of you know, building their house.  He got arrested because he was telling banks that houses were nearly done so he could get more drawls from the construction loan.  There were a few houses that were still vacant lots.  This is why I like to check out my client’s builder to see if I think he is going to take their money and run.  Usually a long track record of building homes and a good reputation goes a long way with me.  I get nervous when the builder has only been around for a short time.

These are just a few things that pop in my mind when a client says they want to build.  Like I said, most of the time you never have these issues, but I think it is always a good idea for you to have your own realtor involved.

Which builder would I pick?

Before I spill on which builder, let’s establish the criteria:  Priced between $200k and $400k and brand new.

Ok, you ready for it?

To keep me out of a lawsuit, lets just say it is the big one in town.  Four letters.  You know the one.

I can already feel the tension in the air.  It is because I get it all the time when people ask me who to use and I suggest this builder.

Sure, everybody in town knows somebody who knows somebody who knows somebody who has had a bad experience with this builder……but nobody ever knows “That” person first hand.  I own 3 of their houses myself and have sold 60 of them of all ages.

It has been my personal and professional experience that they build as good of a home as anybody.  Am I saying they are perfect?  No.  I am just saying that after selling new homes built by other builders and selling hundreds of “Used” homes built by other builders,  their homes seem to have fewer issues caused by the construction of the home.

Any house is something with thousands of pieces assembled by lots of different trades that has to withstand both time and mother nature.   Things go wrong with them.

I think one reason this builder has so many detractors is just because of their scale.  If you have build maybe 25,000 homes in the Bluegrass and 5% of those people had a bad experience, that is a lot of people.  If you are a smaller builder who has maybe built 100 homes in the Bluegrass, that same 5% complaint rate is only 5 people.

All I know is that if I were wanting a new home in the $200-400k range, I would rather go with a builder whose 50 year old houses are still standing verses somebody without much of a history.