New construction mortgage help in Phoenix and the Valley

Finished home or still a dirt lot?

You walked the model, picked the lot, and started imagining where the couch goes. Then the questions start. When will it be done? When should I lock my rate? What if the price changes?

Your loan has to match the builder's clock. A spec or inventory home is built or nearly done, and once it's approved for move-in it can close a lot like a resale. A to-be-built home can take months, and your loan plan has to account for that time.

Send me the builder, the community, and whether the home is standing. I'm not a real estate attorney, but I'll flag the mortgage risks in a builder contract: lock period versus completion date, appraisal timing, and a final price that includes your upgrades. buy a home

Selling your current home? The build will probably outlast your sale. move-up

Upgrades that change your loan

Your pre-approval is for a price. Upgraded cabinets, a pool, an extended patio, or a bigger garage can raise that price after you've signed. When the price changes, the loan amount changes. If it rises above the 2026 conforming loan limit of $832,750 for a one-unit home, you move into jumbo territory. Call me before you finalize your design selections. jumbo buyers

Appraisals on new homes can come in below the contract price, especially when upgrades are personal and nearby sales lack them. The gap may need to come from your cash, so we talk it through before you commit.

Townhomes, condos, and HOA communities have their own lender reviews. Tell me the property type early so the program fits from day one: Conventional conventional, FHA FHA, or VA. VA loans

Rate locks and completion dates

A rate lock holds your interest rate for a set period. On a new build, timing matters. Lock too early and the lock can run out before the home is done, and extensions can cost money. Lock too late and you're exposed to rate changes. There's no one rule for everyone.

We map it together: the builder's estimated completion date, recent delays in that community, the lock periods available, and what an extension would cost. I won't predict rates. I'll show you the choices and what each one costs.

Builder buydowns: some builders offer a temporary buydown that lowers your payment in the early years. I'll show you the full payment after it ends, so you know the number you'll live with.

The home also needs final approval for move-in before closing, so we watch the punch list, the builder's list of final fixes, too.

The builder's lender or your own? Compare both.

Builders often offer closing cost credits or rate specials if you use their preferred lender. Sometimes that's a great deal, and I'll tell you to take it. Sometimes another path costs less, or fits better because you're self-employed, the price is jumbo, or the builder's lender won't take your situation. Bring both offers and I'll compare the full cost, side by side.

Planning to use down payment help? Some programs have rules for new construction. down payment help

Your plan: 1. Send me the builder contract and your price with options. 2. I map your lock strategy and compare offers side by side. 3. We close on time, once your home is ready.

Picture it: the final walk-through is done, the payment matches the plan, and you're the first person to turn the key in your brand-new home.

Nearby situations

• First-time buyers first-time buyers
• Move-up move-up
• Moving to Arizona relocating to Arizona