New construction buyer's guide · Southwest Twin Cities
Written by Melissa Suddath · REALTOR® at Pemberton Real Estate
A straight, no-spin guide to buying new construction in Shakopee, Chaska, and Chanhassen, picking the builder, reading the contract, handling lot premiums and incentives, and timing the close. No sales script, just what actually matters.
Yes, and it costs you nothing. This is the single most important thing to understand before you walk into a builder's sales office. When you visit a new-construction community, the sales agent in the model home works for the builder. Their job is to sell you a home at the highest price with the fewest concessions. They aren't required to protect your interests, which means you'd be negotiating without representation.
A buyer's agent like me represents only you. I review the purchase agreement before you sign, negotiate upgrades and incentives on your behalf, flag lot premiums and contract clauses that aren't in your favor, and guide you through every phase from contract to close. My fee is paid by the builder, it doesn't come out of your pocket.
The one rule you must follow: register your agent with the builder on your very first visit. If you walk into a model home without registering, the builder may refuse to pay your agent's commission later, leaving you unrepresented or paying out of pocket. Always bring me with you, or register my name, before your first visit.
Choosing a builder
What actually matters when you compare builders? Beyond the model-home polish, it comes down to four things: how the builder handles warranty claims, what's standard versus an upgrade, lot premiums, and the real value of the incentives. In Shakopee, Chaska, and Chanhassen you'll meet national builders like D.R. Horton, Lennar, and MI Homes alongside regional builders like Pulte, David Weekley, and local custom builders.
Minnesota new builds carry a statutory warranty: 1 year on workmanship, 2 years on mechanical systems, 10 years on structural defects. What matters is how a builder handles claims, I'll tell you what I've actually seen from each builder in these communities.
The base price gets you a home, not necessarily the home in the model. Flooring, fixtures, countertops, appliances, sometimes landscaping are upgrades. Before you fall for a model, I walk you through what's standard and what the upgrades really cost.
The best lots, walkout basements, pond views, cul-de-sacs, larger lots, carry premiums from $5,000 to $50,000+. They're negotiable in slower markets. I'll tell you which lots carry premiums and whether the market supports pushing back.
Closing-cost contributions, free finished basements, appliance packages, and rate buydowns are common, but often tied to the builder's preferred lender, which may not be your best rate. Always compare the builder's lender against an outside lender before committing.
Understanding your purchase agreement is where buyers get burned. A new-construction purchase agreement is not the same as a standard Minnesota contract. It's drafted by the builder's attorneys to protect the builder, with terms on timelines, change orders, allowances, and contingencies that can work against you if you don't know what to look for.
Early phases tend to offer better pricing; later phases offer more certainty. Spec homes close fast; to-be-built homes give you customization but a longer, less predictable timeline. And if you're selling first, you plan your timeline around your build, not the other way around. I read every contract with you, line by line, and flag what's worth negotiating before you sign.
Questions buyers actually ask
No-cost strategy call
Have a question this guide didn't answer, or ready to start? Tell me where you are and I'll come back within one business day with a plain-language read on your move, builders, communities, timeline, and the smartest next step. The builder pays my commission, so it costs you nothing.
Last updated: June 2026