Buy brand new Bring your own agent
Builders are paying down rates and closing costs to move homes right now. Brian Mackey and Janelle Hernandez tour the models with you, compare every builder's incentives side by side, and negotiate for you. In most cases the builder pays our fee, not you.
TipBefore you walk into a model home, call us. Many builders only pay your agent if they're with you on the first visit.What older resale looks like next to new
A lot of resale homes in our price ranges were built 20 to 40 years ago. Drag the circle to compare typical finishes.
Older resaleNew build
Illustrative stock photos of typical older and new finishes, not specific homes for sale. Photos: Unsplash.
New construction vs. resale
New isn't automatically better. Here's how the two really stack up, so you can decide which fits your life and budget.
New construction
Built for youPros
- Builder incentives. Rate buydowns, closing cost help and upgrades that resale sellers rarely offer.
- Warranty by law. Louisiana requires 1 year on workmanship, 2 on major systems and 5 on structure.
- Little to fix for years. New roof, HVAC, water heater and appliances.
- Lower utility bills. Built to current energy codes, with better insulation and windows.
- Today's layouts. Open plans, big kitchens, walk-in closets, more outlets and storage.
- You pick the finishes if you buy before it's built.
Cons
- Less wiggle room on price. Builders protect their prices and give incentives instead.
- Upgrades add up fast. The model home is usually loaded with extras.
- Build delays. A to-be-built home can take several months.
- Smaller lots and young trees, often farther from the city center.
- HOA dues and the extras: blinds, fence and landscaping aren't always included.
Resale home
Already lived inPros
- More room to negotiate on price, repairs and seller credits.
- Established neighborhoods, mature trees and often bigger lots.
- Often closer in to work, schools and restaurants.
- Move in sooner, usually 30 to 45 days.
- Character and variety you won't find in a new subdivision.
Cons
- Older systems. Roof, HVAC and water heater may be near the end of their life.
- Updates on your dime. Dated kitchens and baths cost real money to redo.
- No builder warranty. Just the inspection and what you negotiate.
- Higher upkeep and utility bills, especially in homes built before today's energy codes.
- Competition. The good ones can draw multiple offers.
When builders are paying to lower your rate, new construction can cost less per month than an older home at the same price. We'll run both for you, side by side, before you decide.
How builder rates change your payment
The average 30-year fixed rate was 7.40% the week of Oct. 15, 2026 (Freddie Mac). Many builders will pay to buy that rate down for you. Change the numbers to see what it does to your monthly payment.
Builder's rate is an example. Offers vary by builder, home, loan type and lender, and often require the builder's preferred lender. Payments are principal and interest on a 30-year loan; taxes, insurance, mortgage insurance and HOA dues are extra.
Rate source: Freddie Mac Primary Mortgage Market Survey, Oct. 15, 2026. Estimates only, not a loan offer. Talk to a lender for your actual rate and payment.
What builders offer, and how to use it
Nationally, 66% of builders were using sales incentives in September 2026 (NAHB). Offers change month to month and community to community, so we check what's live before every tour.
Permanent rate buydown
The builder pays the lender upfront to lower your rate for the life of the loan.
2-1 temporary buydown
Your rate is 2 points lower in year one, 1 point lower in year two, then the full rate.
Closing cost credit
A set dollar amount toward your closing costs and prepaids, so less cash at the table.
Upgrade or design credit
Money toward finishes at the design center: flooring, counters, cabinets, appliances.
Quick move-in specials
Finished or nearly finished homes the builder wants sold now, often with the biggest incentives.
Packages and price cuts
Included blinds, fridge, washer and dryer, fencing or landscaping, or a lower base price.
What to watch for
- Preferred lender strings. Many incentives require the builder's lender. Compare the full loan estimate, not just the rate.
- You usually pick one. Builders often let you choose a rate buydown or closing costs or upgrades, not all three.
- Upgrades don't always appraise. Spend on what's hard to change later, like layout and structure, not paint and fixtures.
- The sales rep works for the builder. They're friendly and helpful, but their job is to get the builder the best deal. Ours is to get you yours.
Get it inspected anyway
Building codes set the minimum, and builders move fast. We recommend independent inspections on new homes too:
- Pre-drywall: framing, wiring and plumbing while they're still visible
- Final: before you close, with a punch list for the builder
- 11-month: before the 1-year warranty ends
Built-in protection
Louisiana law requires builders to warrant new homes from the warranty start date, usually closing. We help you use it: tracking deadlines and sending warranty requests with you.
Summary of La. R.S. 9:3144(A). Exclusions apply under 9:3144(B); read your builder's warranty documents. Not legal advice.
Compare Baton Rouge builders before you tour
Where each builder is building around Baton Rouge right now, what homes start at, and what comes with them.
What our buyers say
“We were nervous first time home buyers and she calmed every worry we had.”
“Janelle fought for our ‘wants’ in the deal… Brian saw us over the finish line with the closing.”
First-time buyers
“They truly are a dynamic duo!”
“We’ve bought and sold several homes in the past five years, but this experience was by far the best we’ve ever had.”
Bought & sold
Book a builder tour
Tell us what you're looking for. We'll line up the communities that fit, check this month's incentives, and tour the models with you, all in one trip.
- We shortlist the builders. Communities, floor plans and quick move-in homes that match your budget and area.
- We tour with you. We're with you from the first visit, so the builder registers us as your agent.
- We compare the deals. Every incentive side by side, run through the payment math.
- We negotiate and stay on it. Price, incentives and upgrades, then inspections, closing and your warranty list.
Where should we start?
We'll text you within one business day with communities that fit and a few tour times. Until then, one tip: if you stop by a model home first, tell the sales rep Brian Mackey with Pivot Realty is your agent.
Call 225-337-6363Two agents for the price of one
Our method, our marketing, your move. Buying new should feel exciting, not like a sales pitch. We're on your side of the table from the first model home to your one-year warranty walk.
