New Construction 101: Tips for Buying a Brand New Home in Omaha

Shiny appliances, sparkling finishes, and that new-home smell—it’s no wonder so many buyers are drawn to new construction homes in the Omaha metro. Whether you're eyeing developments in Elkhorn, Gretna, Bennington, or Papillion, new builds can be a fantastic option. You get a home that’s never been lived in, modern layouts, and the chance to pick your finishes and features.

But here’s the thing: buying a newly built home is not the same as buying an existing one. It’s a different kind of transaction, and the more you understand upfront, the smoother (and smarter) your journey will be.


Here are 4 must-know facts before you buy new construction in the Omaha area:


1. The Builder’s Agent Works for the Builder—Not You

When you walk into a model home in places like Remington West, Highland Pointe, or Anchor Pointe, you’re often greeted by the builder’s agent. They’re friendly, helpful… and legally obligated to represent the builder’s best interests.

That’s why you need your own agent—someone who’s solely focused on your goals, budget, and timeline. And the best part? The builder usually pays your agent’s commission. So you get expert guidance through contracts, negotiations, and surprise hiccups—without spending a dime extra.


2. That Model Home? It's Decked Out with Upgrades

Model homes are designed to impress—and they do! But all those wow-worthy touches? They come at a cost. Think quartz countertops, custom backspashes, built-ins, upgraded flooring, and premium light fixtures.

If you’re exploring communities like SumTur Crossing or Westbury Farm, make sure you get a clear list of what’s included in the base price—and what’s an optional upgrade. It’s the best way to stay within budget and avoid falling in love with features that aren’t part of the standard package.


3. Yes, You Still Need a Home Inspection

It’s brand new, so everything should be perfect… right? Not always. Even the best builders make mistakes—or subcontractors cut corners. Common issues in new homes include misrouted plumbing, missing attic insulation, and incomplete HVAC setups.

A third-party home inspection gives you a chance to catch these things before closing—and ensure the builder fixes them. It’s a small investment that could save you thousands in future repairs and headaches.


4. Timelines Can Shift—Sometimes a Lot

Weather delays, supply shortages, and contractor scheduling can all impact your build timeline. So even if your builder gives you an estimated completion date, it’s best to plan for a little flexibility.

If you’re moving from a rental in Midtown, or trying to time the sale of your home in Millard or La Vista, leave yourself some cushion. Having a backup plan (like short-term housing) can ease the stress if your closing date gets pushed.


Bonus Tip: Thinking About Buying Land or Building a Barndominium?

You’re not limited to builder-grade communities! If you’re dreaming of wide-open space and custom touches, buying your own lot and working with a custom builder—or even going the barndominium route—might be the perfect fit. This route takes more planning, but it opens up big possibilities for rural living, hobby farms, or unique home designs.


Ready to Explore Your Options?

Buying new construction can be incredibly rewarding—but it pays to have someone in your corner who knows the ins and outs. If you’re thinking about building from the ground up or just want to explore your options in Omaha’s growing new construction market… Just reach out and let’s chat! I’m always happy to walk you through the process and help you make a confident, informed move.