Find a new home builder.

A community builder builds a neighborhood of homes from its own floor plans on lots it owns, so prices and options are set. A custom home builder builds the home you design, usually on land you already own or buy.

New homes cost more per square foot but come with a builder warranty, current building codes, energy efficiency and little repair work for years. Resale homes are often in established neighborhoods with mature trees and room to negotiate.

Often, especially on finished homes and at the end of a quarter. Builders are more likely to add upgrades or pay closing costs than to drop the base price.

A home the builder has already started or finished. You can usually close in 30 to 60 days, but with fewer choices of finishes.

It's not required, but your own agent can negotiate with the builder and review the contract, and the builder usually pays their commission. Register your agent on your first visit to the sales office.

In a community, about 4 to 8 months from contract to keys. A custom home usually takes 9 to 18 months, depending on design, permits and size.