Do I need an agent to buy a new home, and do I pay the commission?

It isn't required, but the builder's sales consultant works for the builder, while your agent negotiates price, incentives and terms for you. Many builders pay the buyer's agent's commission; the builder's contract and your buyer agreement govern. The key is registering your agent on the first visit.

I already visited a model home on my own. Can I still use an agent?

It depends on the builder. Many require the agent at the first visit and may not recognize one added later; some are more flexible. Don't sign anything yet; tell me the builder and community and I will ask.

Do I have to use the builder's lender?

Many builder buydowns and closing-cost credits require the builder's preferred or affiliated lender. Compare your own pre-approval with the builder lender's Loan Estimate, counting rate, APR, closing costs and incentives, before you decide.

Should a new home be inspected?

Yes. Inspect before drywall and before closing, and again before the one-year warranty ends, with an inspector you choose. Report problems to the builder in writing and keep photos and records.

Why does a new home's property tax jump in the second year?

Georgia values property as of January 1. A home finished mid-year is often taxed that year on the land or unfinished structure and reassessed as a finished home the next January. Estimate the tax from the contract price and set escrow on that number.

Buying New Construction in Atlanta (2026): Builder Incentives, Inspections, Contracts and Property Tax

Atlanta has a deep supply of new homes, and in fall 2026 builders are cutting prices and adding incentives. But buying new is different from buying resale: the contract is the builder's, your agent has to be registered on your first visit, and inspections, financing and the second-year tax bill all have traps of their own. Here is the order to take them in.

Why fall 2026 is a good time to buy new

Builders are cutting prices. In the National Association of Home Builders' October survey, 43% of builders cut prices, the most in six years, by an average of 6%, and 65% used sales incentives. The builder confidence index was 29, the lowest since June 2012.
The cuts are visible in Atlanta. Dwellmark's builder price-cut tracker counted 361 metro Atlanta new homes cut in the seven days to October 28, worth $7.91 million in total. Pulte and Toll Brothers both have single homes cut by more than $100,000; see Atlanta builders are slashing prices.
Inventory is high. Census Bureau data show 483,000 new homes for sale nationally at the end of August 2026, 8.5 months of supply at that sales pace; the national median new-home price was $393,700, 5.8% below a year earlier.
Rates are still high, so incentives are rich. Freddie Mac's national 30-year fixed average was 7.24% on October 29. Fewer buyers means builders lean on price cuts and buydowns. For the Fed's October decision and planning before December, see this analysis.

Three kinds of new homes

Quick move-in (spec) homes: finished or nearly finished, closing in weeks. Builders carry the highest cost on these and want them sold by year-end, so they are usually the most negotiable.
Under construction: started but not finished, with some finishes still open. Completion dates move, so your rate lock has to fit the delivery date.
To-be-built: you choose the lot, plan and finishes, and delivery is often months away. Good for buyers with time and specific needs.

Register your agent before your first visit

This is where buyers lose the most. Many builders require your agent to come with you on your first visit and register you then; an agent added later may not be recognized. Lennar's broker policy, for example, says the agent must accompany the buyer on the first visit to a Welcome Home Center (in person or virtually), be registered at the buyer's first interaction with a Lennar employee, and the purchase agreement must be signed within 60 days of registration for the co-op commission.

Why bring an agent at all? The builder's sales consultant works for the builder. Your agent negotiates price, incentives, delivery timing and contract terms for you, and many builders pay the buyer's agent's commission (check the contract). So: if you haven't visited yet, tell me first; if you already have, tell me anyway and I will check that builder's rules.

Price cut, closing costs or a rate buydown?

Builder incentives usually take one of three forms, and they need to be compared on total cost:

A price cut: lowers the price and the loan, and future resale and tax assessments start from the lower price.
Closing cost credits: reduce the cash you bring to closing.
A rate buydown: the builder pays to lower your rate, either for the life of the loan (permanent) or for the first year or two (temporary, such as a 2-1 buydown), after which the rate returns to the note rate.

My rough math for a 30-year fixed loan (principal and interest only): starting from 7.24%, a permanent rate one point lower cuts the payment by about 9.7%; a 2-1 buydown cuts it by about 19% in year one and 9.7% in year two, then the payment returns to the original level from year three. This is my own math to show the difference, not a quote.

Buydown offers usually require the builder's preferred or affiliated lender and often can't be combined with a price cut. The lowest rate isn't the point; lay out the rate, APR, closing costs, price and incentives side by side. Putting your own pre-approval next to the builder lender's Loan Estimate makes the comparison clear.

The builder's contract is not the resale contract

Resale homes in Georgia usually use the Georgia REALTORS® forms with a due diligence period. New homes use the builder's own contract, which leans toward the builder. Read these parts closely:

Earnest money and design deposits: how much, and when they are or aren't refundable.
Delivery date: what happens if it slips, and whether a long delay lets you out.
Financing: what happens if the loan isn't approved, and whether incentives require the builder's lender.
Disputes: many builder contracts require arbitration.
Warranty: commonly one year general and ten years structural; the builder's warranty document governs.

WSB-TV's consumer coverage in Atlanta has pointed out that Georgia new-home contracts favor the developer and buyers have few rights under state law. Have your agent walk you through the contract and an attorney review it if needed.

Inspect a new home, too

"New homes don't need inspections" is a myth. Plan for at least two, ideally three:

Pre-drywall: framing, plumbing and wiring before the walls close.
Final: a punch list for the builder to fix before closing.
Before the one-year warranty ends: catch what showed up in the first year while the builder still has to fix it.

Hire your own inspector rather than one the builder suggests. Report problems to the builder in writing and keep photos and records.

Financing and appraisal on a new home

Match the rate lock to delivery. Homes under construction need longer locks, which usually cost extra; plan it with your loan officer when you sign.
Heavy upgrades can outrun the appraisal. Options raise the contract price, but the appraiser leans on nearby sales; a gap may have to come from a larger down payment.
Get pre-approved before shopping quick move-ins. They close fast, and you need to be ready to offer.

Why a new home's tax bill jumps in year two

Georgia values property as of January 1 each year (Georgia Department of Revenue; Bryan County's tax assessor states property is valued according to its ownership and condition on January 1), at 40% of market value times the local millage rate. A home finished mid-year is often taxed that year on the land or the unfinished structure; on the next January 1 it is reassessed as a completed home, and the bill can rise sharply.

If your escrow was set from the low first-year bill, the second year can bring an escrow shortage and a higher payment. Estimate the tax on the finished value from the start: enter the contract price in the Georgia property tax calculator and ask your loan officer to set escrow on that number. If it's your primary home, file for the homestead exemption after you move in (deadline April 1); see Atlanta property tax 2026.

What else to verify in a new community

HOA dues and rules: dues in a new community can change as amenities are finished, and there are rules on renting, additions and exteriors.
Nearby plans: what else will be built and whether roads will widen, from county planning and zoning records.
Schools: assignments in new communities can change with boundary updates, so always confirm by street address; see how to check Atlanta school zones.
Ongoing construction: if the community is still building, expect noise and trucks for a while.

New construction I'm promoting

Pepperpike Court (Loganville): new single-family homes by Deluxeton Homes in Gwinnett County, from $453,832, with a three-year builder leaseback currently offered (per the builder's written contract).
Hollywood & Main II (Atlanta's Upper Westside): new three-story townhomes by Deluxeton Homes, where I have already helped clients buy two.

Buying to rent? For the numbers and the loan, see buying an Atlanta investment property.

I also represent buyers at other metro Atlanta new communities (Pulte, Toll Brothers, Lennar, Ashton Woods and others) to compare price sheets and negotiate incentives.

One person for the home and the loan

I am a Georgia real estate agent (Virtual Properties Realty) and a mortgage loan originator licensed in Georgia and California (NMLS #2869394). On a new home I negotiate the price and incentives and compare the builder's financing with outside options, so the contract deadlines, delivery date and rate lock are planned together. For the whole process see the Atlanta home buying guide; for choosing an agent see how to choose an Atlanta real estate agent.

Ready to visit model homes? Get pre-approved first, or tell me the area and budget and I'll register you with the builders before you go.