Blog > Do I Need a Realtor to Buy New Construction in Palm Coast or Flagler Beach?
Do I Need a Realtor to Buy New Construction in Palm Coast or Flagler Beach?
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Do I need a realtor to buy new construction in Palm Coast or Flagler Beach?
What the builder's sales agent won't tell you, who actually pays your agent, and the first-visit rule that catches buyers every week.
Updated October 2026 by The Landmark Group at Compass
The short answer: no, you're not required to use a realtor. But on a new build, going without one rarely saves you money and often costs you.
The friendly person in the model home is the builder's sales agent. They know the product well, and their job is to sell it at the best price for the builder. In most new construction sales here, the builder also pays the buyer's agent, so having your own representation usually costs you nothing extra.
We wrote a companion piece for sellers, Do I Need a Realtor to Sell My House in Flagler County? This one is for buyers looking at brand-new homes.
Why this matters more in Palm Coast right now
Palm Coast new construction, as of October 2026
With this many builders and finished homes, incentives are real and negotiable. Closing-cost credits, rate buydowns, upgrades and price cuts vary from community to community and month to month. A buyer who walks in alone sees one builder's offer. An agent sees all of them.
Source: NewHomeSource market snapshot for Palm Coast, October 2026.
The first-visit rule
Most builders require your agent to be registered on your first visit or first contact, whether that's walking into a model, signing a guest card, or filling out a form on the builder's website.
If you register on your own first, you may lose the ability to have an agent represent you on that builder's homes. Buyers find this out every week, usually after they've fallen for a floor plan.
Contact us before you tour. We'll register you with each builder and set up your visits, so your options stay open.
Register before you tour Call (386) 338-3908What your agent does on a new build
- Compares communities and builders on price, HOA and CDD fees, lot sizes, flood zones and resale, not just the model you happen to walk into.
- Negotiates incentives. Closing-cost credits, rate buydowns and upgrades are often more flexible than the base price.
- Reviews the builder's contract. Builder contracts are written by the builder's attorneys. We flag deposit terms, completion dates and what happens if things slip.
- Checks the lender math. Many incentives require the builder's preferred lender. We help you compare that offer with an outside lender.
- Guides your design center choices, so you spend on upgrades that add value, not just cost.
- Watches the build. Site visits, progress photos, the final walkthrough and the punch list.
Going alone vs. bringing your own agent
| On your own | With The Landmark Group at Compass | |
|---|---|---|
| Who represents you | No one. The sales agent represents the builder. | Your own agent, working for you. |
| Incentives | Whatever the sales office offers you. | Compared across builders and negotiated. |
| Contract | Builder's contract, reviewed by you. | Reviewed with you before you sign. |
| Inspections | Arranged and paid by you, if you get them. | Pre-closing and 11-month inspections, paid by us. |
| During the build | Updates when the builder sends them. | Site visits, photos and progress updates. |
| Your cost for representation | Nothing, and no representation. | Typically paid by the builder. Confirmed in writing first. |
What it costs you, in plain terms
Since August 2024, NAR rules require Realtors to have a written agreement with a buyer before touring homes together. That agreement spells out how your agent is paid. On new construction in Palm Coast and Flagler Beach, the builder typically offers that compensation, so most of our new construction buyers pay nothing out of pocket for representation.
We'll walk you through our pre-touring agreement before your first visit, so you know exactly how it works for the communities you're considering.
Already visited a model?
Don't assume it's too late. Some builders will still recognize an agent if you haven't signed a contract, and policies differ from builder to builder. Call us before you sign anything and we'll check.
Where to start
Compare every community, builder and starting price in our Gallery of Builders, or read our community guides to Colbert Landings, Whiteview Village and Beach Park Village.
Questions buyers ask us
Do I need a realtor to buy a new construction home in Florida?
No. Florida law doesn't require one. But the builder's sales agent represents the builder, not you. Your own agent compares communities, negotiates incentives, reviews the builder's contract and checks the home before closing.
Who pays the buyer's agent on new construction?
In most new construction purchases in Palm Coast and Flagler Beach, the builder offers compensation to the buyer's agent. We confirm how compensation works in writing before you tour, so there are no surprises.
Do I have to bring my agent on the first visit to a model home?
Usually, yes. Most builders require your agent to be registered on your first visit or first contact. If you register alone, you may not be able to add an agent for that builder later.
I already visited a model home. Can I still use an agent?
Often, yes. It depends on the builder and whether you signed in at their sales office. Call us before you sign a contract and we'll check with the builder.
Will using an agent make the home cost more?
No. Builders set their prices whether or not you bring an agent, and the builder's sales agent is already paid by the builder. An agent who knows current incentives can often save you more than you'd expect.
What inspections should I get on a new build?
A pre-closing inspection before your final walkthrough and an 11-month inspection before the builder's one-year warranty ends. The Landmark Group at Compass pays for both for our new construction buyers.
Talk to us before you tour
The Landmark Group at Compass works with buyers on new construction across Flagler Beach and Palm Coast every week. We'll register you with the builders, compare your options, negotiate for you, and pay for your pre-closing and 11-month inspections.
(386) 338-3908