Nexton New-Construction Checklist: 9 Questions to Ask Before You Sign
New construction can feel like the easiest path to a fresh start: pick a floor plan, choose finishes, and watch a brand-new home come to life. But building in a master-planned community also comes with a different set of decisions than buying resale—timelines, warranties, upgrades, and neighborhood rules can all shift the true cost and your day-to-day experience. If you're considering a new home in Nexton, a short checklist can save you from expensive surprises later. Below are nine questions worth asking before you sign anything, along with the "why it matters" behind each one.
1) What's included in the base price—and what isn't? Model homes are designed to impress, and it's easy to assume what you see is what you get. Ask for an itemized "included features" sheet that spells out flooring, countertops, appliance package, ceiling height, trim level, lighting, and even basics like gutters or irrigation. The goal is to compare apples to apples across builders and understand whether the advertised price reflects the home you actually want to live in.
2) Which lot am I buying, and what are the lot-specific factors? In Nexton, the lot can be just as important as the floor plan. Confirm the lot's orientation (morning vs. afternoon sun), drainage and grading plan, privacy, and proximity to trails, amenities, or higher-traffic roads. Also ask about easements, protected areas, and any planned construction behind you. A "premium lot" only feels premium if it fits your lifestyle—think dog walks, backyard dinners, or a quiet home office.
3) What is the realistic build timeline, and what happens if it slips? Get clarity on the estimated start date, projected completion, and the builder's track record for hitting deadlines. Ask how change orders affect timing, what happens if materials are delayed, and whether your contract includes any protections or credits if closing extends beyond a certain point. If you have a lease ending or a home to sell, these details matter just as much as granite colors.
Financing, Incentives, and the Real Cost of "Upgrades"
4) Are there preferred lender incentives, and do they truly pencil out? Builders often offer rate buydowns, closing cost credits, or design-center allowances tied to using a preferred lender. Those incentives can be valuable, but you should still compare the full loan estimate: rate, points, origination fees, and total cash to close. Ask if incentives change by stage of construction or month, and whether you can lock a rate now or later. A slightly higher price paired with a meaningful credit can still be a win—if the numbers align with your long-term plan.
5) What upgrades add value, and what upgrades are mostly personal preference? Not all upgrades are created equal. Structural options (extra bedroom, extended patio, added windows, garage bump-out) are expensive to retrofit later and often help resale. On the other hand, ultra-specific design selections may not return their cost. Ask for upgrade pricing early, request a "good-better-best" path for finishes, and decide where you want to spend for daily enjoyment versus where you can stay neutral and timeless.
6) What are the monthly carrying costs: HOA, assessments, utilities, and insurance? New homes can be more efficient, but total monthly cost includes more than the mortgage. Confirm current HOA dues, what amenities they cover, and whether there are separate neighborhood or regime fees. Ask about special assessments (rare, but worth understanding), typical utility ranges for comparable homes, and insurance considerations for coastal South Carolina. This is also a good moment to ask about landscaping requirements—some neighborhoods have standards that affect ongoing maintenance costs.
Construction Details, Warranty Protection, and Community Rules
7) What warranty coverage is included, and how do I submit claims? Ask for the warranty booklet before you sign. You want to understand what's covered for workmanship, systems (HVAC, plumbing, electrical), and structural components—and for how long. Also ask how service requests are handled after closing: response timelines, emergency procedures, and whether there's a scheduled 30-day or 11-month check-in. A clear warranty process is a big part of peace of mind when you're living in a home that's still "settling."
8) Can I get an independent inspection during the build? Many buyers assume a new home doesn't need an inspection. In reality, third-party inspections can be especially helpful because they catch small issues before drywall goes up or before closing when fixes are easier. Ask if you can do a pre-drywall inspection and a final inspection, and whether the builder will provide access and remedy items. This is not about being adversarial—it's about being thorough with a major investment.
9) What community design guidelines and restrictions should I know now? Master-planned living comes with standards that keep the neighborhood looking cohesive—great for long-term value—but you should confirm what's allowed. Ask about fencing types, sheds, playsets, exterior paint approval, parking rules, and short-term rental restrictions. If you already picture a screened porch, a garden bed, or a future hot tub, it's smart to learn what approvals you'll need before you commit to a specific lot and layout.
A practical way to use this checklist (and avoid decision fatigue)
Here's a simple approach: bring these nine questions to your first builder visit, then ask for everything in writing—feature sheets, HOA details, warranty information, and an estimated timeline. Next, separate decisions into two buckets: can't change later (lot, layout, structural options, key systems) and can change later (lighting fixtures, paint colors, decorative finishes). That one mental shift keeps you focused on the choices that protect your budget and your future resale value.
Nexton offers a lifestyle many buyers love—walkable pockets, trails, amenities, and a sense of community that feels active without being overwhelming. The best outcomes happen when you pair that excitement with a clear-eyed plan for costs, contracts, and construction milestones. If you'd like a second set of eyes on a contract, a comparison of builders and neighborhoods, or a strategy for negotiating incentives, The Shawn Cleary Team can help you move forward confidently—before the ink dries, not after.
