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New Construction

Building Your Dream Home: How to Choose the Perfect Floor Plan

Building your dream home in West Michigan from the ground up is an exhilarating journey, but one of the most crucial decisions you’ll make along the way is selecting the perfect floor plan. With so many options available, it’s important to approach this decision with careful consideration. Don’t worry, though – I’m here to guide you through the process!

  1. Know Your Lifestyle: Start by envisioning how you’ll live in your new home. Are you a social butterfly who loves to entertain guests? Or perhaps you prefer cozy nights in with your family? Understanding your lifestyle will help you choose a floor plan that caters to your needs and preferences.
  2. Consider Your Future: While it’s essential to design a home that meets your current needs, don’t forget to think about the future. Are you planning to expand your family? Will aging relatives be moving in? Keep these factors in mind to ensure that your floor plan remains functional for years to come.
  3. Evaluate Room Layouts: Pay close attention to the layout of each room. Think about how you’ll use the space and whether it aligns with your lifestyle. Consider factors such as room size, location within the home, and flow between spaces. A well-designed floor plan will enhance both comfort and functionality.
  4. Think About Flexibility: Flexibility is key when it comes to selecting a floor plan. Look for features that can easily adapt to your changing needs. This could include multi-purpose rooms, convertible spaces, or options for future expansions. Keep your options open to accommodate any unexpected changes down the road.
  5. Maximize Natural Light: Natural light can transform a space, making it feel bright, airy, and inviting. When choosing a floor plan, prioritize designs that maximize natural light throughout the home. Consider factors such as window placement, orientation, and the use of skylights or glass doors to bring the outdoors in.
  6. Consult with Experts: Don’t hesitate to seek guidance from professionals, such as architects, designers, or real estate agents (ask me, I’m happy to help!!). They can offer valuable insights and help you navigate the complexities of choosing a floor plan. Their expertise will ensure that your vision becomes a reality while staying within budget and meeting local building codes.

Remember, building your dream home is a journey, not a race. Take your time to explore your options, ask questions, and envision the life you want to live in your new space. With careful planning and consideration, you’ll soon find yourself stepping through the doors of your perfect home.

Get a FREE Copy of my New Construction Guide!

Buying New Construction? Mistakes to Avoid

Brand new carpet, fresh paint, shiny appliances – what’s not to love about buying new construction? ⁣
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While that new home feel is intoxicating, buying new construction can be tricky without some initial know-how. So you can experience all the pros and none of the pitfalls, here are some mistakes to avoid when purchasing a new construction home.⁣
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Failing to research the area ahead of time. It’s easy to fall in love with a neighborhood and floor plan before doing your due diligence about the surrounding community.

  • Ask around to assess what’s happening (or not happening!) in the area that may impact your home’s value down the road.⁣
  • Research the school district, even if you do not have kids or ever plan to have kids, the school district ratings affect the real estate values in the area.
  • Drive through the neighborhood at several different timeframes of day to get a feel for what it’s like. If you’re looking for a quiet subdivision and drive through during mid morning it may feel quiet. If you drive through again during the evening there may be more chaos and traffic through the neighborhood. This is helpful to know when making a decision.

Not thoroughly vetting your builder/developer. A builder can make or break your experience buying new construction, so make sure you do your research. And don’t just take their word for it.

  • Ask for referrals. Talking to other clients that have experienced the building process and even more importantly have lived in a home that was built by the builder can be extremely helpful. A reputable builder should have former clients that they can put you in touch with.
  • Read online reviews. Be careful to put too much weight of these. Most people tend to be more willing to share negative experiences vs. positive experiences. Still I highly recommend reading what you find and keeping it in the back of your mind. If there are a lot of negative reviews, this is definitely a red flag.
  • Consult your Realtor. Realtors work with builders and sell spec homes all of the time. Your Realtor is a great resource for you in this process. In fact, I highly recommend that you involve them in the whole process. They will absolutely be your advocate and help you avoid common mistakes.


Waiving the home inspection. Heads up! Newer homes can have just as many problems as older homes, so don’t waive the home inspection. It can alert you to things your builder overlooked or didn’t properly complete.⁣

Not asking about what type of warranty the builder will give you with the home. Don’t just assume the home comes with a warranty. Find out what is covered and for how long.

Considering building a new home? I offer a free new construction guide to help you in the process.

Download Your FREE Copy of Buying New Construction


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Pros and Cons of New Construction

If you’re thinking about buying or building new construction consider these pros & cons:

Pros of New Construction

  • Custom-fit: Customizing your new home is the biggest pros of building new construction. It gives you the chance to design almost every inch of space to meet your needs.
  • No renovations: When you build or buy new construction, there’s no need for updating because your home will be up to date with materials, colors, and design from day one.
  • Builder warranties and financing incentives: Many builder warranties will cover anything that happens to the home within two years of the date of purchase.
  • That new home smell! Moving into a new home knowing that no one has ever lived there is an amazing feeling — plus, major systems and appliances won’t need replacing anytime soon.

Cons of New Construction

  • Cost: All that custom stuff? It comes with a price. On average, it costs around 20% more to have a new home built than to buy an existing one.
  • Limited options: Unless you build an entirely custom home, you may be limited in your design, floor plan, and finishing options.
  • Fluid sticker price: Because of delays, change orders, and added costs, it’s hard to know how much your new home will cost until the welcome mat is out.
  • Timeline: You can be kicking your feet up in an existing home in as little as 30-45 days. New construction? Stretch that timeline out to at least 3-12 months. 

Considering new construction? Use my guide to assist you through the process. There you’ll find questions to ask the builder, pros & cons checklist, lender information, a list of builders and some of the available communities in West Michigan and more! Click here to download!!

Let’s Talk Title Insurance

A title search is a crucial but behind-the-scenes part of the home buying process. I’ve asked a local title insurance expert what buyers should know about their services — and the valuable role they play in keeping buyers safe.

Q: First off, what is title insurance? 

A: Title insurance protects you and your mortgage lender from loss — and headaches — if your seller doesn’t own the property outright. ⁣

Q: How does title insurance protect you? ⁣

A: Title insurance protects you from financial loss in the form of: ⁣

  • Deeds by minors or by persons of unsound mind
  • Deeds by persons supposedly single, but in fact, married
  • Fraud⁣
  • Forged deeds or wills
  • Liens
  • Misinterpretations of wills⁣
  • Unpaid taxes or inheritance⁣

Q: What is a title company? 

A: The title company confirms that the title to the real estate property is legitimately given to the purchaser of the property. Typically, the title company conducts the closing on the home and verifies that the seller has the rights to sell the property.⁣

Q: What does a title company do?

A: Since a clean title is required for every real estate transaction, title companies complete a search on every title to check for claims or liens before a new title can be issued. Without title insurance, buyers could be liable for monies owed on the home long after closing.

Q: How much should title insurance cost?

A: The cost of title insurance ranges between $500 and $3,500, depending on where you live, the provider you choose, and the purchase price of your home.

In most cases, the title company works quietly behind the scenes, making sure everything is set for a smooth transaction. No news is definitely good news. ⁣ Have questions about the buying process? Don’t hesitate to reach out – I’d love to help out.

Upsize or Downsize: Which is Your Best Move?

Deciding if it is time for your family to upsize or downsize is not always a clear choice. There are factors to consider that might push you to take the leap or stay put for a while longer. Whether you are thinking about upsizing so your family can spread out or purging possessions so you can downsize, here are some questions to ponder.

1. How are you using your current space?

Do your family members feel like they don’t have adequate privacy or space to do their own thing?  Are you tired of working at the dining table and really need an office or workshop? Is having the kids share bedrooms just not working out? Maybe an upsize is warranted. On the other hand, do you have rooms that aren’t being used, or are you tired of paying property taxes on more house than you need? Check for the downsize column!

2. Have you considered the maintenance costs?

If upsizing is on your mind, consider the added costs for maintaining a larger home and property, whether in money or time. Will you be able to keep up with cleaning, lawn care, and general maintenance issues that come with owning a home? If you are ready to cross maintenance off your to-do list, perhaps you are ready to downsize to a more manageable property or one where the HOA handles part of the job.

3. What are your outdoor space needs?

Are you ready to give up having a yard or garden to downsize to a maintenance-free space? Do you have pets that need outdoor space? Do you need more outdoor space for your children to play or your dog to run around in? The size of the house is one thing, but the property is important also.

4. Have you looked to the future?

What do you expect your needs to be in the next five, ten, or twenty years? Do you want a large home where your children and grandchildren will come for vacations and holidays, or will you be spending those times at their homes? Will you want to entertain groups of friends, or do you foresee going out for your entertainment? What will happen if your spouse passes; will you want to stay in the home on your own?

5. Do the financial implications add up in your favor?

Can you handle the higher costs involved with a larger home, or are you ready to cut costs with a downsize? Consider where you stand on your current mortgage. Are you alright with starting a new mortgage at this point in your life, or are you in a position to purchase in cash? What are the tax implications for your move?  

6. Is it the right market to upsize or downsize?

A seller’s market is hot for those looking to sell a larger home and downsize. Upsizing may be riskier in a big seller’s market, but if your family would be happier in a larger home, it might be worth the leap.

Whatever questions you have about purchasing your next home, I’d be honored to assist you. So let’s work together to make sure your next move is the right one!

Click Here to Download your FREE Report!!

Questions to Ask Potential Home Builders

1. Do you have to use their preferred lender? Many builders work with a preferred lender that offers attractive discounts on closing costs when you finance through them. It’s important to know if the lender is working as a referral or if the mortgage company is owned by the same company that is building your home. If you are not required to use their lender, talk to other lenders to see who can give you the best financing.

2. Can you see a copy of the builder’s sales contract? Builders use their own contracts that are similar to a regular sales contract but include additional terms specific to the building process, such as at what points during building the contractor gets paid, and what options you have to choose from. Your agent can help you interpret the terms of the builder’s contract before you sign.

3. What is the timeline for completion? This will depend on whether the build is a production home, meaning the builder is building select models throughout the development, or if you have hired the builder to build a custom home. The builder should be able to give you a timeline outlining each phase of construction. Factors affecting the timeline include weather, delays receiving building supplies, or the number of changes you make along the way.

4. Can you choose features, fixtures, or appliances that are not in their selected packages? You may wish to upgrade certain items, such as cabinetry, plumbing, or lighting fixtures, or you may want to save money by buying your fixtures or appliances on sale. Make sure your builder is open to you making choices outside of their selections. Usually, they will work with you as long as your selections are available and can be installed without major changes to the structure.

5. What is in the landscaping package included in the price? Many people assume their finished home will look like the model or the graphics in the brochure, only to find out that the builder’s landscaping package is the bare minimum, or even non-existent. You may choose to upgrade it or plan to add your own landscaping.

6. Can the builder charge extra for unexpected cost increases? Look over the builder’s contract carefully, or have an attorney do so, and note if there is an escalation clause that would allow the builder to pass cost increases onto you in the event that materials or labor costs increase during construction.

7. What warranties are provided? Normally a builder offers a warranty lasting from six months to two years, possibly longer for some items. You should know what is covered under the builder’s warranty and for how long. All the major structural items and mechanical systems are usually covered. Appliances are not, but they should come with a manufacturer’s warranty. Damage from weather, shrinkage or expansion of the home or foundation, and anything resulting from the homeowner’s failure to provide maintenance or from work done on the home after construction is not covered.

8. What are the deed restrictions and is there, or will there be, an HOA? Developers usually file a subdivision’s restrictive covenants when applying for approval to build the development. Any persons buying a property in the development are bound to abide by these restrictions. You can get a copy of the deed restrictions from the builder. Also ask if there is, or will be, a homeowner’s association, what the HOA fees will be, and what they cover.

9. Is there, or will there be community amenities? Amenities may include a gate or guard, communal park or green area, pool, playground or recreational facilities, a dog park, or parking area. The amount of monthly or annual HOA fees will depend upon the amenities and the number of homes in the development.

10. Can you do a final walkthrough before closing? Usually, there will be a “punch list” of items the builder needs to finish up at the end of construction. This may include a thorough cleaning, touch-up painting, repairing drywall nicks or scratches, last-minute trim work, caulking around cabinetry, changing out or re-keying door locks, and replacing landscaping that didn’t survive planting. It’s important that you go through the home before closing to make certain that every detail is taken care of before you sign the closing documents. If you and the builder agree that they will come back after closing to finish some details, make sure both of you have signed off on the list of what is still to be finished.

Click Here to Get a FREE copy of my New Construction Guide!

The Do’s and Don’ts of Buying Vacant Land

The Do’s and Don’ts of Buying Vacant Land

Do work with an agent to find the land. Your real estate agent can help to research the property and make sure that you are making a safe investment. Buying vacant land is different than buying a home; work with an agent who knows what questions to ask and knows how to negotiate on your behalf.

Building a custom home is hard work that is rewarded when you move into the home of your dreams. The first step is finding the perfect lot to build on. Before you purchase a lot to build on, be aware of these do’s and don’ts.

Do have your finances in order. You will need to have proof of funds for the purchase amount, so make sure you understand what you can afford to spend on your lot.

Do find out what utilities service the area. If you are looking outside of a developed area, you need to know what utility services are available already, or if any infrastructure needs to be added.

Do find out if incentives are available. In areas where natural disasters have occurred, local governments may offer incentives for building where previous homes have been destroyed.

Do visit the tax assessor’s office. The tax assessor will be able to tell you the estimated value of your lot as well as your projected property taxes.

Do price the neighborhood. Your agent can help you with a market analysis of the surrounding homes. You don’t want your home and land cost to be vastly higher than the rest of the neighborhood.

Don’t expect to finance your lot. Lenders often don’t lend money for vacant land, and if they do, they may only lend up to half the land value. This is why it’s so important to talk to your financial advisors before you start looking.

Don’t skip the soil tests. You should have the soil tested to make sure there aren’t pollutants or foreign materials buried beneath the surface. If you will have a septic sewer system, you will need a percolation test to make sure the property is fit for a septic tank.

Don’t forget to get a survey done. Before you purchase the lot, ask to see a recent survey or have one done to validate property lines and make sure other neighbors aren’t already encroaching on the lot with access roads, fencing, or structures.

Don’t let neighbors know of your plans. Don’t get too friendly just yet. If the land you plan to build on has been enjoyed by nearby property owners for the view, for parking, or for recreation, your plans to build may be met with resistance.

Don’t assume you can have property rezoned. Make sure you know the property zoning regulations for the property. If you are in a rural area and plan to have chickens or horses, make sure that is permitted. Be wary of sellers who tell you that you can subdivide the land or build two homes on one lot, as this may not be the case.

Don’t rely on a drive-by. You need to walk the property, no matter the size or your plans for its use. If you are buying multiple acres, don’t assume that the topography is consistent throughout with no hidden problems. Things to check for include flood-prone areas, environmentally protected-animal dwellings, trash deposits and neighbors that are involved in activities that may affect your enjoyment of the property, such as dog kennels or shooting ranges.

Is New Construction for You? 3 Questions to Consider

1. How soon do you need to move into a new home?

If you need to move into something new rather quickly, new construction may not be the best option for you. On average in 2020 it took 7.7 months to complete the construction. With low inventory in existing homes and the high demand in West Michigan, many builders are extremely busy and not able to begin the project immediately so that may add to the wait.

2. Do you like to work on home projects and do-it-yourself?

If your answer is no, new construction may be a good fit. With everything brand new, all of your customizations chosen, and a home warranty you won’t need to do any fixing up for a while.

3. Are you looking for something specific?

If your answer is yes, new construction may be a good option. You’d be able to build something that fits your needs and desires. If you can find land in your desired location, your dream home awaits!