Do I Need a Realtor for New Construction in Las Vegas? (2025 Guide)

by Ryan Rose

You do not legally need a realtor to buy new construction, but having one is free to you and provides significant advantages. The builder pays the buyer's agent commission regardless of whether you bring representation, so working without an agent simply means no one is advocating for your interests. This guide explains what an agent does for new construction buyers and addresses the builder's lender question.

The Short Answer

Legally required? No. Recommended? Absolutely. The builder has already budgeted a commission for buyer's agents. If you show up without representation, that money stays with the builder—it does not reduce your purchase price. You get nothing in return for giving up professional advocacy.

What Does an Agent Do on New Construction?

Before Contract

Compare builders and communities: An agent knows which builders have quality reputations, current incentives, and inventory that matches your needs
Identify the right options: With 40+ builders and hundreds of communities, an agent saves you time by focusing on relevant choices
Know the real pricing: Agents know whether advertised prices are realistic or just starting points for stripped-down specs
Advise on lot selection: Premium lots, view considerations, and future development impacts

Contract and Design Center

Review the contract: Builder contracts are written by builder attorneys to protect the builder. An agent reviews terms, identifies concerns, and negotiates where possible
Negotiate incentives: Experienced agents know what incentives are available and how to maximize them
Guide upgrade decisions: Advise which upgrades provide value and which are overpriced
Ensure everything is documented: Verbal promises mean nothing—your agent ensures commitments are in writing

During Construction

Monitor progress: Regular check-ins to ensure construction proceeds on schedule
Attend pre-drywall walkthrough: Verify electrical, plumbing, and structural work before walls close
Document issues: If problems arise, your agent creates records and escalates to builder management
Coordinate timeline: Help you manage rate locks, lease endings, and move logistics as completion date shifts

At Closing

Final walkthrough: Identify punch list items before you take ownership
Negotiate completion: Ensure punch list items are addressed or funds held in escrow
Review closing documents: Verify all terms match the contract
Warranty orientation: Understand what is covered and how to file claims

The On-Site Sales Agent Works for the Builder

The friendly person in the model home is a sales representative employed by the builder. Their job is to sell you a home at the highest price with the most profitable upgrade package. They may be helpful and knowledgeable, but they do not represent your interests—they represent the builder's.

This matters because:

They will not tell you about better deals at competing communities
They will not advise you to skip overpriced upgrades
They will not negotiate against their employer's interests
They will not highlight contract terms that favor the builder

Common Myths About Agents and New Construction

Myth: "I'll get a lower price without an agent"

Reality: Builders do not reduce prices when buyers come unrepresented. The commission is budgeted into the home price. Without an agent, the builder simply keeps the commission as additional profit. You pay the same price with less advocacy.

Myth: "Agents don't add value on new construction"

Reality: Agents add value through contract review, incentive negotiation, construction monitoring, and punch list advocacy. Experienced new construction agents have seen builder issues and know how to protect buyers.

Myth: "I can just register myself and bring an agent later"

Reality: Most builders require your agent to be present on your first visit to receive commission. If you register alone, then bring an agent later, the builder may refuse to pay the commission. Always bring your agent to the first visit or notify the builder in advance of your representation.

Should I Use the Builder's Preferred Lender?

This is the second most common new construction question. The answer: usually yes, but verify with comparison shopping.

Why builders require their lender for incentives:

Builders want certainty of closing—their lenders prioritize builder transactions
Builder lenders are affiliated companies that generate additional profit
Incentive costs are offset by lending profits

How to evaluate the trade-off:

Get a loan estimate from the builder's preferred lender with all incentives
Get loan estimates from 2-3 outside lenders (your bank, credit union, mortgage broker)
Compare total costs over your expected ownership period (5-7 years)
Calculate: Do incentives exceed any rate/fee premium?

In most cases, builder incentives (rate buydowns, closing cost credits) provide better value than using an outside lender. But "most cases" is not "all cases." Do the math for your specific situation.

How to Work With an Agent on New Construction

Contact your agent before visiting communities: Registration rules require your agent to be present or notified before your first visit
Let your agent schedule appointments: Builders track how buyers arrive; your agent can coordinate introductions
Attend visits together when possible: Your agent notices things you might miss
Have your agent review all documents: Before signing anything, get professional review
Communicate throughout construction: Keep your agent informed of builder communications and any concerns

The Bottom Line

Buying new construction without an agent means navigating a complex transaction alone while the other party has professional representation. The builder pays for your agent whether you use one or not. Get representation that costs you nothing and advocates for your interests throughout the process.

I specialize in new construction purchases and know the Las Vegas builders, current incentives, and how to protect buyers throughout the process. If you are considering new construction, contact me before visiting any communities so I can register as your representative and provide full advocacy from day one.

Ready to find your Las Vegas home? Call or text Ryan Rose at 702-747-5921 for personalized guidance.

New Construction Realtor FAQ: Las Vegas Home Buyers

Q1: Do I legally need a realtor to buy new construction in Las Vegas?

No, you are not legally required to have a realtor for new construction purchases. However, it's highly recommended because the builder pays the buyer's agent commission regardless of whether you bring representation. Without an agent, that commission simply stays with the builder as additional profit—you don't save any money, but you lose professional advocacy.

Q2: Will I get a lower price if I don't use a realtor?

No. This is a common myth. Builders do not reduce the purchase price when buyers come unrepresented. The commission is already budgeted into the home price. If you show up without an agent, the builder keeps that commission as extra profit while you pay the same price but receive no professional representation.

Q3: Does the on-site sales agent represent me?

No. The friendly person in the model home is a sales representative employed by the builder. Their job is to sell homes at the highest price with the most profitable upgrades. While they may be helpful and knowledgeable, they represent the builder's interests, not yours. They will not tell you about better deals elsewhere, advise you to skip overpriced upgrades, or negotiate against their employer.

Q4: What does a realtor do for new construction purchases?

A realtor provides comprehensive support throughout the entire process: comparing builders and communities, reviewing contracts written by builder attorneys, negotiating incentives, guiding upgrade decisions, monitoring construction progress, attending pre-drywall walkthroughs, conducting final walkthroughs, identifying punch list items, and ensuring everything is properly documented and completed before closing.

Q5: Can I register myself and bring an agent later?

No, this typically doesn't work. Most builders require your agent to be present on your first visit or notified in advance to receive commission. If you register alone and try to bring an agent later, the builder may refuse to pay the commission. Always contact your agent before visiting any new construction communities to ensure proper registration.

Q6: Should I use the builder's preferred lender?

Usually yes, but verify through comparison shopping. Builders often offer significant incentives (rate buydowns, closing cost credits) that are only available when using their preferred lender. Get loan estimates from both the builder's lender with all incentives and 2-3 outside lenders, then compare total costs over your expected ownership period. In most cases, builder incentives provide better value, but always do the math for your specific situation.

Q7: When should I contact a realtor for new construction?

Before visiting any communities. Registration rules require your agent to be present or notified before your first visit to ensure they receive commission and can represent you. Contact your agent first, let them schedule appointments, and attend visits together when possible. This ensures full advocacy from day one and protects your interests throughout the entire process.

Q8: What happens during the pre-drywall walkthrough?

The pre-drywall walkthrough is a critical inspection that occurs before walls are closed up. Your agent attends with you to verify electrical outlets, plumbing lines, HVAC installation, and structural work are correctly completed. This is your last opportunity to identify issues with systems that will be hidden behind drywall. Your agent documents everything and ensures any problems are addressed before construction continues.

Q9: How does a realtor help with upgrades at the design center?

An experienced agent advises which upgrades provide genuine value and which are overpriced. They know what can be done more affordably after closing versus what should be done during construction. They also ensure all upgrades and builder commitments are properly documented in writing, protecting you from disputes. Verbal promises mean nothing—documentation is essential.

Q10: What is a punch list and how does my agent help?

A punch list is a document identifying incomplete or defective items discovered during the final walkthrough before closing. Your agent conducts a thorough inspection, documents all issues, and negotiates with the builder to ensure items are completed or funds are held in escrow. They ensure you don't close on a home with unfinished work or defects, protecting your investment.

Q11: Does using a realtor slow down the buying process?

No. An experienced new construction agent actually streamlines the process by guiding you to suitable communities, helping you make informed decisions quickly, ensuring proper documentation from the start, and preventing delays caused by contract issues or construction problems. They coordinate timelines, manage rate locks, and keep everything on track toward closing.

Q12: How do I find a realtor experienced with Las Vegas new construction?

Look for agents who specialize in new construction and have specific knowledge of Las Vegas builders, current incentives, and local communities. They should understand builder contracts, construction processes, and how to negotiate effectively with on-site sales teams. Ask about their experience with specific builders you're considering and how many new construction transactions they've handled.