Frequently asked questions

Working with a buyer's agent on new construction

Do I need a real estate agent for new construction?

You do not legally need one. You can walk into any builder's sales office, sign the contract they hand you, and close on the home. Most buyers who do this end up paying more than they would have with representation, and they read the addenda for the first time during the signing meeting. The on-site agent works for the builder. A buyer's agent works for you. Same model home, opposite side of the table.

Who pays the buyer's agent on a new build in Portland metro?

The builder. Almost every production builder Kaz works with pays the buyer-side commission directly to the buyer's brokerage at close. The 2024 NAR settlement that reshaped resale commission did not change this dynamic on new construction. There is no separate fee from you for buyer-side representation when the builder publishes co-op terms. If a specific community is an exception, Kaz tells you up front before any tour.

When should I contact an agent — before or after I walk a model home?

Before. The single most expensive mistake new-build buyers make is touring the sales office solo first. Once you sign in as a walk-in, most builders consider the on-site agent as having procured you. Adding a buyer's agent later means the builder can decline co-op commission, which usually leaves the buyer paying their own agent or going without representation. Call Kaz first, walk the model second.

How much does a buyer's agent cost in Oregon for a new build?

On builder-paid co-op communities — which is almost every Portland-metro production builder — the cost to you is zero at the close of escrow. The buyer-representation agreement Kaz signs with you names the source of compensation. For communities outside that co-op model (rare, smaller custom builders), Kaz tells you the financial structure before any tour so there are no surprises.

The buying process

How long does it take to build a new home in Oregon?

Move-in-ready inventory closes in 30 to 60 days. Build-to-order homes run six to twelve months from contract to close, occasionally longer when weather, permitting, or supply chains push out the schedule. Kaz tracks your timeline against the contract and flags slippage early so closing dates and lease end dates can stay coordinated.

Can I tour a model home without an agent present?

Yes, as long as Kaz has registered you with that builder in writing before your first visit. Once the registration is on file, you can tour anytime — Kaz does not need to be physically present. You hand the on-site agent your name, they pull up the registration, and the tour proceeds without representation questions.

Do I need a pre-approval before touring new construction?

Not on the first walk. The first tour is a research visit — figure out which floor plan and community fits your life. Before the second visit, when contract conversations begin, you'll want a pre-approval from your own lender. The builder will offer you their preferred lender's pre-approval too. Bring both.

I already toured a builder community without an agent. Is it too late?

Sometimes. Builder representation rules vary, and a small minority of builders will retroactively grant representation if the gap between solo visit and agent registration is long enough. Kaz calls the listing brokerage and asks. If the builder declines, you can still hire Kaz directly outside the co-op channel, or go without representation. Tell Kaz exactly what happened on the first call.

Builder communities Kaz covers

What is Ichijo USA and why does Miyabi at Frog Pond cost more?

Ichijo is the American arm of one of Japan's larger homebuilders. The construction is tighter than typical American production framing — dual-layer insulation, advanced wall framing, solar-ready prep, piano-finish cabinetry as standard. Miyabi at Frog Pond holds Earth Advantage® Platinum certification (the highest Earth Advantage rating). Prices start higher because the finish package and the build standard are higher. Whether the trade-off works for you depends on what you value.

Is Terrata Homes the same as LGI Homes?

Terrata is LGI's higher-tier brand. Same parent company, larger floor plans, more standard finish content per square foot. Different model-home aesthetic. If you've shopped LGI before, walking a Terrata community will feel familiar with a step-up on the included package.

What's included in a new home at Copper Heights vs Miyabi?

Copper Heights (Terrata) includes quartz countertops, black stainless KitchenAid appliances, 42-inch cabinets with crown molding, and luxury vinyl plank flooring as standard at the base price. Miyabi (Ichijo) includes a higher-tier package: piano-finish cabinetry with soft-close, magnetic door stops, dual-layer insulation, solar-ready pre-wire. Both publish their standard spec; Kaz walks both with buyers to compare line by line.

What school district is Miyabi at Frog Pond in?

West Linn-Wilsonville School District (WLWV). Elementary attendance for Frog Pond is typically Frog Pond Primary. Confirm the specific address with the district before assuming — WLWV does run boundary reviews when new construction adds capacity demand.

What school district is Copper Heights in?

North Clackamas School District (NCSD). Specific elementary assignment depends on the address — NCSD covers a wide geography and assignments vary between Milwaukie, Happy Valley, and the surrounding areas. Verify directly with the district before assuming.

Money, financing, and incentives

Should I use the builder's lender or my own?

Run the math both ways before deciding. The builder's affiliated lender offers an incentive (closing-cost credit, rate buydown, or both) only if you finance with them. Sometimes that incentive is meaningful; sometimes their rate is high enough that the credit washes out over the loan term. Get a Loan Estimate from the builder's lender plus at least one independent lender, then compare APR over your expected hold period. Kaz can help with the comparison.

Can I negotiate the price of a new construction home?

Base prices are usually firm. Lot premiums, design-center upgrades, and incentive packages are usually negotiable, especially late in a phase when remaining inventory is small. Closing-cost credits and rate buydowns are the typical levers; sometimes structural-option pricing flexes too. The on-site agent does not volunteer this — Kaz asks.

What is "Flex Cash" and how does it work?

Flex Cash is a builder-published incentive amount that the buyer can apply toward closing costs, a rate buydown, or design-center upgrades. The amount and the eligible uses vary by builder and by phase. At Miyabi at Frog Pond, for example, Ichijo USA has offered $30,000 in Flex Cash in recent months. The amount changes — confirm at registration.

What is a rate buydown and is the advertised rate the real rate?

A rate buydown reduces your interest rate, either temporarily (the first one or two years, then it adjusts upward to the full note rate) or permanently (the entire loan term). Builder advertising often features the year-one rate — the lowest number — without prominently noting that years two and beyond will reset higher. Read the full Loan Estimate before signing. Ask Kaz to compare year-one, year-two, and year-three payments side by side.

What is a lot premium and is it worth paying?

A lot premium is the additional charge a builder adds to a specific lot above the base plan price. The premium reflects what makes that lot more desirable — bigger size, walk-out basement potential, view, privacy, corner location, orientation for solar. Some premiums are defensible at resale (views, true privacy); others are mostly marketing. Walk the actual lot before paying a premium for it.

How much is the HOA in a new master-planned community?

Headline monthly dues at the time of opening range from about $50 to $200 in Portland-metro communities, depending on shared amenities. The number on the brochure is only part of the story. Reserve studies, builder-to-homeowner control transitions, and special assessment risk in years three through seven matter more than the day-one fee. Read the HOA reality check for the framework Kaz walks buyers through.

Warranties, inspections, design center

What is the 1-2-10 warranty?

An industry-standard builder warranty: year one covers workmanship and materials (broadest coverage), year two covers major mechanical systems (plumbing, electrical, HVAC), years three through ten cover major structural defects only. Cosmetic and most non-structural issues drop out after year one. Do the 11-month walkthrough before the workmanship year closes — that's the formal mechanism to capture year-one defects in writing. The full plain-English breakdown is on the warranty page.

What is a pre-drywall inspection and do I need one?

A third-party inspection done after framing and rough-ins (electrical, plumbing, HVAC) but before insulation and drywall go up. It's the last chance to see what's inside the walls. Catches missing headers, crushed HVAC ducts, vapor barrier gaps, bath fans vented into the attic, electrical issues. Cost: $300 to $600. Worth it on every new build.

What is the design center and what does it cost?

The design center is where build-to-order buyers select cabinet finishes, countertops, flooring, paint colors, structural options like bump-outs, and pre-wires. Builders make a meaningful share of margin in the design center — many options are priced at 2 to 4 times retail-plus-install cost. Pre-wires and structural changes are usually worth doing at the design center; many cosmetic upgrades are cheaper post-close. The design center survival guide covers the strategy.

How do I file a warranty claim on a new build?

Each builder publishes a warranty process — usually an online portal or an email address. Most workmanship issues need to be filed before the one-year anniversary. Structural-defect claims (years 3 through 10) go to the warranty company that underwrites the structural piece (often 2-10 Home Buyers Warranty), not the builder directly. Keep the warranty document the builder gives you at close. Kaz helps her past clients with their 11-month walks.

Kaz specifically

Who is Kaz?

Karena Kaz Arianna-Zhian, licensed Oregon REALTOR® (Oregon Real Estate License #201210282), brokered through Keller Williams — Experts Realty Group. KAZ is both her middle name and her brand initials (K from Karena, A and Z from Arianna-Zhian). She works exclusively on the buyer's side of new-construction transactions in Portland metro.

Does Kaz also represent buyers on resale?

Yes, through her brokerage at Keller Williams Experts Realty Group. New construction is her deep specialty, but if resale is the better fit for your situation, Kaz tells you on the first call and either represents you on the resale side or refers you to a colleague within the brokerage who is the right fit.

Does Kaz work with many clients at once?

No — Kaz keeps a deliberately small active pipeline so every client gets her attention through close. If she's fully booked, she tells you on the first call and either schedules a later start date or refers you to a trusted colleague.

I'm relocating to Portland from out of state. Can Kaz help before I get here?

Yes. Most first conversations happen by phone or video while the buyer is still in their current city. Kaz handles the builder registration paperwork remotely, scopes the community shortlist with you, and has tours scheduled by the time you land for your house-hunting trip.

Outside agents

Can outside agents register their buyers with Kaz?

Yes. Outside buyer's agents who want their client to walk a community Kaz covers can register the buyer through /agents/register/ before the first sales-office visit. The builder pays the published co-op commission directly to the registering brokerage at close. Per-community rules are documented on the co-op rules page.

Does Kaz take a cut of my co-op commission as a referring agent?

No. The builder pays both sides. If you register your buyer through Kaz and represent them through the build, the builder pays your brokerage the full published co-op for that community. Kaz acts as the on-the-ground knowledge partner on registration mechanics — she's not collecting a referral fee out of your commission.