Unlocking the Potential of Newly Built Homes

In the current real estate landscape, purchasing a home in St. Louis or St. Charles County comes with its share of challenges. Higher mortgage rates may create affordability issues and there is a limited inventory of available homes compared to years past. However, what if there was a game-changing solution that could address both concerns?

Inventory Bright Spot: New Home Construction

Home seekers can opt for either existing homes or newly constructed properties. While the inventory of existing homes for sale has seen some growth this year, there are still fewer options compared to previous years like in 2018 or 2019.

Embracing newly built homes can expand your choices further. According to Danielle Hale, Chief Economist at Realtor.com explains,

“The shortage of existing homes For Sale has opened up the possibility of new-home construction to more buyers who may not have once considered it.”

At The Boehmer Team we know what recent data from the Census shows - new home construction is ramping up in two key areas: starts and completions. (See most recent spike on chart below in pink.)

Starts, or homes where builders just broke ground, have seen a big increase lately. And completions, homes that builders just finished, are also up significantly. So, if you want a new, move-in ready home or you want to get in early and customize your build along the way, you have more options right now.

See Our List of Preferred Builders

Affordability Incentives from Builders

Builders are currently providing incentives such as mortgage rate buy-downs to ease affordability challenges and help buyers achieve their dream home. Mark Fleming, Chief Economist at First American, explains why you may find builders have more wiggle room to offer than the typical homeowner:

“Builders aren't rate locked-in. They would love to sell you the home because they're not living in it. It costs money not to sell the home. And many of the public home builders have said in their earnings calls that they are not going to be pulling back on incentives, especially the mortgage rate buydown, so that will help the new-home market continue to perform well in the spring home-buying season.”

Expert Guidance from New Construction REALTORs

Purchasing a newly built home involves a different process than buying from a homeowner. It is essential to work closely with local REALTORs like The Boehmer Team. We have many years of experience working with home builders as well as special training and certifications to help the new construction home buyer. We offer expert guidance through intricate builder contracts, the build process and more.

In Summary

If you're facing difficulties in finding a suitable home or navigating affordability issues, considering exploring the potential of newly built homes as a viable solution. Connect with The Boehmer Team to explore if this option aligns with your home-buying needs. Or visit New Home Central on our website to search for new construction homes, see preferred builders, learn about the process and more.

 

 

 

Why Buy New Construction

Buying a new construction home in the St. Louis and St. Charles County areas of brings benefits and advantages that resale properties just cannot offer. Here are a few reasons numerous Missouri real estate buyers have opted for a newly constructed home:

Know What You Are Getting

When building a home, you have the opportunity to witness the construction, ensuring transparency and eliminating surprises upon moving in. Understanding how your home was built and what lies behind the walls is invaluable. You will also be familiar with operating and maintaining your home's equipment, with your builder available for any assistance you may need. Moreover, the builder should offer a warranty, in addition to any manufacturers' warranties that might need to be activated by the buyer.

Get What You Want

When buying new construction, you don’t have to settle for outdated designs or eccentric decorations left behind by others, nor do you have to invest in revamping the previous owner's upgrades. New-home builders provide a variety of designs, floor plans, and premium features from the layout to the cabinets and flooring. With new construction you have the opportunity to personalize your new home to match your style and preferences.

• New homes often include advanced appliances with updated features.
• They are equipped with more electrical outlets and can be wired for internet and other technology needs, including charging stations and streaming capabilities.
• New homes tend to be larger than older ones, with the average size increasing from around 1200 square feet to 1900 square feet.
• Typically, new homes come with 2-3 bathrooms, whereas older homes averaged 1-2 bathrooms.
• Bathrooms and kitchens in new homes feature luxurious amenities such as expansive islands, storage solutions, stylish vanity mirrors, linen towers, walk-in showers, and oversized tubs.
• Some new homes offer advanced technology options like programmed lighting, security systems, and intercoms.
• Many homebuilders provide assistance to help potential buyers secure affordable financing for a new home.

 

Less Maintenance Than Older Homes

With a new home, everything is brand new, minimizing concerns and repair needs. Today's new homes often feature siding, window, and trim materials that seldom require painting. Many exterior elements of modern homes demand far less maintenance compared to older properties. Materials like vinyl siding, fiber cement siding, 30 to 50-year shingles, fascia/soffit materials, and vinyl trim pieces are exceptionally low maintenance. Builders typically offer walk-throughs and warranties that cover the initial year of ownership (varies by builder).

Built Better Than Ever

There have been remarkable advancements in building technology. Building codes have become significantly more stringent, while the design and inspection processes are now much more detailed than in the past. New homes are not only safer but also highly energy-efficient, leading to savings on energy bills. Improved indoor air quality is achieved by using healthier products with fewer allergens. Modern building products perform better, have longer lifespans (depending on the product), and often boast enhanced aesthetics. Some government-regulated products may have shorter lifespans due to specific regulations and limitations. Appliances serve as a prime example of products with reduced lifespans.

 

More Safety Features

If safety at home is important to you, know that today's new construction homes are much safer than older homes for many reasons.

• Residents of modern new construction homes are nearly six times less likely to succumb to fire compared to those in older homes.
• The majority of new homes are equipped with hard-wired smoke detectors on the main level, often interconnected with those on the upper floor. Note: specific smoke detector regulations and placements are mandated by the municipality or county.
• New homes are equipped with central heating systems, reducing fire risks associated with space heaters or wood stoves common in older homes.
• Circuit breakers are standard in new homes, replacing fuse boxes that may overload with the wrong fuse size.
• Ground fault interrupters are installed in key areas like kitchens, bathrooms, and outdoors to mitigate fire and electrocution hazards.
• Contemporary homes feature tempered glass that crumbles instead of shattering into sharp fragments, reducing injury risks.
• New home communities offer safer surroundings with amenities like sidewalks, cul-de-sacs, open spaces, playgrounds, pools, and clubhouses to enrich your lifestyle.
• Purchasing a new home allows you to enjoy customizable features tailored to your preferences.
• The abundance of safety measures in new homes may lead to lower insurance rates.

It's important to have the assistance of a REALTOR experienced in new construction to navigate the St. Louis and St. Charles County area new construction market. Click Here to find out why.

More Energy Efficiency

Energy efficiency is greatly improved in new homes. Energy efficiency codes, including regulations for ceiling, wall, and floor standards, have become more stringent in recent years compared to the past. Also, modern heating and cooling systems now use half the energy they did in previous years.

Warranty

When purchasing a resale home, you won't receive the extensive warranty provided by new-home builders. Professional homebuilders go beyond by providing a 1-year comprehensive warranty, a 2-year assurance on electrical, plumbing, and heating/cooling systems, and a 10-year structural guarantee (specific terms may vary by builder). Investing in a new home now more than ever ensures peace of mind.

Maintenance

When purchasing a new home, you can expect many years without the need to re-roof, replace the furnace, address plumbing issues, or renovate the kitchen. Acquiring a new home provides the advantage of predictable housing costs for the foreseeable future, enabling you to plan your budget with ease. Thanks to modern home construction methods, your time will be less consumed by maintenance tasks, giving you the opportunity to fully appreciate your new neighborhood and lifestyle.

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Want to enjoy a fresh start with a brand-new home? The Boehmer Team consists of top performing Realtors and specializes in new construction sales. Contact us today to learn more about how we help homebuyers buy new construction homes.

 

 

 

 

Full-Service Realtors – At Your Service for Life

While some real estate agents may come and go, others are determined and committed to being full-service REALTORS for life. In the St. Charles County, Missouri area The Boehmer Team is leading by example in what they offer as a full-service real estate team. There are many ways in which our team goes above and beyond simply helping you buy or sell a home. Here are just a few of the ways in which full-service REALTORs can provide added value to your real estate experience and to your life:

 

Availability and Consistency

Often times, primarily with discount brokerages and agents or very large teams, clients feel passed on once the listing agreement is signed. The team leaders often move on securing new business and let existing clients be maintained by a variety of team members. There are often questions about scheduled showings, no-shows, inspection concerns, financing issues that unexpectedly arise, survey concerns, troubleshooting homes that are not selling and more. Your primary agent should be available to assist you and be available for you. Your REALTOR should discuss with you up front as to who and how your concerns will be addressed and they should be an active part of the solutions.

 

Negotiation Experience

A quality REALTOR is extremely valuable in the process of negotiating.  Not only your contract terms but your inspection process and a variety of other things that may come up along the way. Negotiating is a skill that comes with experience and training. Is your REALTOR an experienced negotiator?  Have they earned the RENE Real Estate Negotiation Expert designation?  Both Linda and Kelly hold this designation. Feel free to ask any agent you consider for their history of negotiating expertise. 

Referrals to Contractors

Whether you're looking to do some minor repairs or a major renovation, a good contractor can be hard to find. As a full-service REALTOR, we have relationships with a variety of contractors in our area and can help connect you with someone who can get the job done right.

 

Referrals to Insurance Agents

Homeowners insurance is an important part of protecting your investment, but finding the right policy can be overwhelming. We can help connect you with a reputable insurance agent who can provide guidance on the best coverage options for your needs.

 

Storage, Recycling and Disposal Information

In homes there is often lots of “stuff” from furniture to bedding, clothes and shoes, dishes and cookware, toys and electronics, old flags, and of course clutter and trash. There are different ways to store, donate, recycle or dispose of all this stuff. The Boehmer Team offers information on local establishments where items can be stored, recycled, donated or disposed of. 

 

Documents Related to Tax Time

When it comes time to file your taxes, having the right documents in hand can save you time and headache. As your full-service REALTOR, we can provide you with all of the necessary paperwork related to your home sale or purchase, making tax time a breeze.

Evaluations on Home Improvements

If you're considering making improvements to your home, it's important to know how much value those improvements are likely to add. We can provide you with an evaluation of how much equity a particular improvement (such as a kitchen remodel or bathroom renovation) is likely to add to your home's value, helping you make informed decisions about where to invest your money.

 

Annual Home Equity Review

Just as you might meet with a financial planner to review your investment portfolio; we can also offer an Annual Home Equity Review. This is an opportunity to sit down and review your current home value, as well as any changes or improvements you've made over the past year. We can also discuss your long-term real estate goals and provide guidance on how to achieve them.

 

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By working with a full-service REALTOR, you're not just getting help with buying or selling a home - you're gaining access to a wealth of knowledge and expertise that can help you make informed decisions about your real estate investments. And with our network of trusted contractors, insurance agents, and other professionals, you can rest assured that you're in good hands with The Boehmer Team every step of the way. Contact us if we can provide full-service REALTOR benefits to you.

 

Seasonal Opportunities in New Construction

Builders create more than just new homes; they create neighborhoods and communities.  Many builders construct “inventory homes” that allow a buyer to purchase a brand new home without the wait time to build.  When the end of the calendar year comes near, many builders increase their supply of inventory to accommodate the numerous homebuyers looking to get settled into their new home before year’s end.  This creates the perfect opportunity to secure a new home and  take advantage of pricing incentives that the builder may be offering.

 

The Boehmer Team has worked closely with multiple homebuilders in St. Louis County and St. Charles County, Missouri for years. We have found that by taking advantage of the builders advertised opportunities, the potential to save some money as well as secure a new home by the end of the year is a win-win for both the buyer and the seller.

Another good reason to buy a new construction inventory home according to Mark Murphy from Bridgewater Community Homes is, “Many of our buyers are putting their existing home on the market and selling right away. Buying our Jump Start home (a completed new construction home) removes the need and expense of a double move and/or putting all possessions into storage for a few months.”

A huge advantage in purchasing a new construction inventory home, other than the fact it is ready to move in and enjoy, is that they often include the most popular upgrades and desirable features that buyers want, without the stress of having to make a lot of decisions.

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Have you been imagining yourself in a brand new home? The Boehmer Team can help make it possible.  We have connections with multiple builders, know the ins and outs of the entire new home sales process and have other resources such as mortgage and title companies that can assist.  Check out www.BuyNewAndNow.com to see our current list of new construction inventory homes waiting for you to move in.

 

 

Using a REALTOR to Buy a New Construction Home

One of the most common questions we are asked is “Do I need a Realtor to represent me when purchasing new construction?”  The answer is pretty simple. While it is not required that you have representation, a Realtor can play a valuable role in your purchase of new construction. Whether you are buying new construction or an existing home in the St. Charles County or greater St. Louis area, The Boehmer Team realizes the importance and value of the Realtor in every step of your home purchase. 

Building your own home is an exciting yet sometimes complicated process. There are many details to consider - from choosing the right builder to calculating costs and finding the best community for your needs. The Washington Post says when, “buying a new constructed home, an experienced real estate agent is essential.”

The Boehmer Team is specially trained in the new construction field. We have worked with builders in the St. Louis County and St. Charles County areas of Missouri for years. We will work with you and your builder towards a smooth process every step of the way.  A good real estate agent can make the new home buying process a dream come true versus a job.

Here are some ways a The Boehmer Team can assist you specifically with your New Construction purchase:

• Assistance in selecting the community and neighborhood that best meets your needs and that of your family.  Important factors that many homebuyers consider include: school districts, community amenities, access to shopping and recreation. 
• Help with home site selection including its location within the community, the size of the lot, facing direction, orientation, and surroundings are all evaluated.
• Determining which structural features are most important to you and what features are will benefit you for a future resale. 
• Assistance choosing colors and materials for interior and exterior finishes.
• Explanation of construction progress and terminology as well as assistance in managing expectations.
• Understanding the value of surrounding homes and comparable homes so that you pay fair market value for your new home.
• Offering objective professional advice and insight during all phases of the process.

 

Contact The Boehmer Team today if you are considering a newly constructed home or have additional questions regarding buying or selling a home. Or visit our website TheBoehmerTeam.com and check out our pages dedicated to new construction in the area.

 

Answers to Homebuyers’ Most Asked Questions

Every homebuyer is going to have questions when going through the process of buying a home. Knowing what questions to ask and taking into account the answers will empower buyers to make the right decisions for their situation. The Boehmer Team has years of experience helping buyers with answers to the important questions that arise during the home buying process. 

What is the best way to begin the home buying process?

The best way to begin the home buying process is to get pre-approved for a mortgage loan by a reputable local lender. Getting pre-approved before shopping for a home will help you determine how much you can afford and will show sellers you are serious and capable of purchasing their property when you make an offer. The Boehmer Team feels it is important that the lender you choose can be reached easily and is readily available with answers to questions based on your individual needs.

What is this property really worth?

Real estate agents cannot ethically tell a client what to offer for a home. However The Boehmer Team can look at dozens of comparable properties for sale, along with recently sold properties to help determine value. They will look at updates, custom features, lot size, location and more. They can also tell you how long homes in the area are staying on the market and the percentage of asking price that sellers are getting. 

What is the best way to begin the home buying process?

Not all sellers are willing to negotiate asking price or assist with any closing costs. If your strategy is to make low offers, be prepared to make several offers on properties before finding a seller willing to bargain.  Ultimately it is more important to pay market value than a price with an emotional tie to it or unrealistic price based on what a seller still owes on the property. If you are simply looking for a great deal you can always look at foreclosures and fixer-uppers. 

What’s wrong with this house?

The seller says everything is perfect, but unless it is new construction that is rarely the case. The Sellers Disclosure document should contain information on the age of the roof, the age of the appliances, the type of foundation and more. Any other issues most often will appear on a home inspection. The Boehmer Team highly recommends getting a home inspection for any home purchase. Buyers also can also get radon, termite and other building inspections. If a buyer still has a question about a home that is not disclosed, ask the seller directly.

Is this home on a floodplain?

FEMA provides free online maps that show if a home falls within a flood plain. There are different types of floodplains that require different types of insurance. The Boehmer Team can recommend companies that offer flood insurance for different situations. 

Do you have the receipts and warranties for the home’s mechanical systems?

This is not something that buyers have much control over. If a seller purchased a new furnace before putting the home on the market and doesn’t leave any information on where the furnace was purchased, the buyers won’t have many options if the furnace malfunctions. However a home warranty can be purchased at a reasonable yearly fee to cover these types of situations and offer peace of mind.

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When you are ready to buy a home talk to The Boehmer Team. Experience and knowledge have made The Boehmer Team one of the top real estate teams in Missouri. They can help get the answers you need to make the best decision for you.

Questions to Ask a REALTOR® When Listing Your Home

If moving is on your mind, you should talk to a REALTOR. An experienced local real estate agent can answer all your questions. But do you know what questions to ask? To help, we've made a list of questions to ask a REALTOR when listing your home.

How should I price my home?

This is a question that no online estimator or Zillow “zestimate” can answer accurately. It is imperative that you speak to an experienced REALTOR for correct pricing. A REALTOR has access to the most current information on the local market and can take into account upgrades and high-end finishes comparable to your recent neighborhood home sales to get you the most accurate price. Expect the REALTOR to share their research and data with you so you can better understand their findings and price suggestions. A quality Realtor should want to review the details with their sellers.

How many sales did you complete last year?

Did you know that the average real estate agent only sells about 6 homes a year? An agent/team that works with a higher volume of clients makes more buyer and seller connections that help sell homes quicker. For the last 7+ years The Boehmer Team has consistently closed over 300 home sales per year. This is why we are the top real estate team in St. Charles County.

What is your marketing plan for my home?

A quality marketing plan should include a variety of strategies to reach other agents as well as consumers searching for homes.  The Boehmer Team's “Maximum Exposure Marketing Plan” encompasses various tools and resources which have proven to be successful in the home selling process. During their listing presentation, The Boehmer Team will thoroughly review the full marketing plan.

How many websites will include information about my home?

Hundreds. The Boehmer Team’s listings are submitted through Maris MLS IDX feed to all local area real estate company websites. In addition, your listings are submitted to the major national websites and promoted through the BHHS Select Properties Relocation Program as well as numerous social media platforms.

Do you have advice for me about the condition of my home?

The Boehmer Team assists home sellers in determining small tweaks or updates that may result in higher net profit from their home sale. We'll share our experience of what buyers are looking for to help you make your home the most valuable in their eyes.

Can you recommend contractors and moving companies?

During our numerous years in the real estate business, we have gathered quality resources that can assist both buyers and sellers in the home sale and moving process. We are full service Realtors, at your service for life.

Why should I hire you or your team to sell my home?

Any quality agent or team should be prepared to handle and answer this question. For more information on why The Boehmer Team is your best choice in listing your home, contact us today!

 

 

The Truth About New Construction “Specialists”

It seems that more and more Realtors are marketing themselves as a “New Construction Specialist”.  We see a lot of real estate agents in St. Louis and St. Charles County, Missouri use this term every day, and it brings about a fair question in our opinion.  What exactly is it that makes them a “Specialist” in the area of New Construction?  

 

It appears that most of these Realtors are branding themselves as “New Construction Specialists” because they have represented an undisclosed number of buyers that have purchased new construction.  However, having sold 2, 3, 5 or more new construction homes does not make you a specialist by any measure.  Even ten or more sales merely make you better versed in new construction, certainly not a “Specialist”.

We are fortunate in our profession that we can brand ourselves any way we choose.  Often times, it can be a misleading claim that consumers fail to question or confirm.  There are several things to consider when hiring a Realtor with claims of being a New Construction Specialist”. 

• How many buyers have they represented purchasing New Home Construction?
• How many different builders have they worked with when representing a buyer?
• How many different neighborhoods have they represented a buyer in when purchasing new construction?
• Do you accompany your clients on the contract, structural meetings, walk throughs, color selections, etc.?
• Have they ever worked on the builder side of the business?
• If so, in what capacity?
• Have they ever represented a builder in new construction sales?
• If so, how many homes did they sell and how long did they sell?
• What price range of homes did they sell for the builder?
• Are they familiar with the builder side of the business regarding land costs, development costs, building and material costs, supply and demand challenges, customer service policies and material specifications? Working on the “builder side” also means representing the builder as a community sales representative, construction manager, service representative or any position where you work directly for the builder.
• How do they feel they add value as your buyer representative for new construction?
• Do they have any professional designations that they have earned regarding New Construction?
• Are they a certified New Construction Specialist as recognized by the National Association of Realtors (NAR)?
• Are they versed in the recent compensation changes in the industry and how affected builders are reacting to the changes?
  
  

Truth be told, in order to be branding yourself as a “New Construction Specialist”, at a minimum you should have a designation from NAR or your brokerage.  The course should be detailed and include 40 or more hours of training by a qualified professional.  An agent should also have sold a variety of new construction homes, in a variety of municipalities, by a variety of builders in varying price ranges.  

 

The most experienced Realtors are those that have served 10 plus years on both sides of the transaction, both the builder side and the brokerage side.  An added bonus is a Realtor that has had the opportunity to spend time not only selling new construction as a builder representative, but serve time at a management level understanding the challenges that builders face every day.  

 

If you are looking for assistance with your new home construction purchase, contact The Boehmer Team.  We meet the criteria and will put our knowledge and expertise to work for you.