Anyone bought a new house from the developer directly?

the developers in middle TN usually have a real estate company they use, you can either contact the agent's name on the sign, or contact another agent. As for dealing directly with the developer, they probably won't because usually they have an agreement with a certain agent. Whatever number is shown on the sign at the development, contact that number to see what procedure they follow.

As for first offer, if they are asking $200,000, you could give them full price and ask for closing cost, or you could offer $194,000 and you pay closing cost.

YOU DON"T NEED A REALTOR in buying a house with the developer. In fact you can use this to ask for discount or other amenities you want to have in your house.

How it works is like this. If you have a realtor in buying from a developer, the developer will pay your realtor a commission of 3% off the price ( which in truth you might be paying for it through your loan - although indirectly). Tell the developer that you have a realtor only she/he is in an appointment and can't come with you. Bargain with them, that you will drop the realtor if they will give an upgrade or extra door or however you will use the realtor's supposedly commission...Got it? (the commission you have to ask the developer how much they will give your ghost realtor)

The offer: The developer will need a downpayment. You have to have a downpayment ready when you negotiate. The bigger the downpayment (20%) the better for you. Sometimes they will ask you for some %tage of your downpayment, then after some papers are processed, the remaining of the 20% will be needed.

The developer will handle all the loan processing - Do not get a 5/1 arm. This means that before 5 years you have to refinance your loan or else the amount of loan will go up. If your credit is very very good, try to get a conventional 30 year fix - you can refinance it anyway in the middle of 30 years if you need to.

Make sure that you understand all the paperworks.

If the developer has a Realtor representing them, you should have your own agent. What you think you will be saving by working with the developer's Realtor will cost you. That Realtor represents the seller, not you.

If there is no Realtor, you can negotiate directly with the developer, but have an attorney review the contract before you sign.

We bought a house from a developer who is also a realtor.(He builds and sells his own houses.He has been in the business for over 30 years. My parents bought one of his houses 30 years ago.) We looked at it several times and really wanted it. Of,course a lot of other people did also,so we offered full price with money down.We didn't want to make an offer and get "outbid" and lose it. But,yes,you can always ask the developer.