What should I know before visiting a builder's model home?
Reviewed August 2026 by Shannon Miles Group
Go in with clear eyes. The sales representative in the model home works for the builder, and their job is to represent the builder's interests. Decide whether you want your own representation before you have substantive discussions, and remember that under 2026 Texas law a written agreement must be in place before a property is shown or an offer is presented. Model homes are usually upgraded far beyond the standard home, so ask what is standard versus optional, what the base price buys, and what the configured price includes. Ask about lot premiums, incentives, timelines, what is included, and the community's HOA information. Visiting a model home should be informative and enjoyable. Just know the roles before you talk price.
Making the most of your model home visit.
The model home is the builder's showroom. It is designed to show the floor plan at its best, and it is usually furnished, decorated, and upgraded well beyond the standard package. That is not a trick. It is marketing, and it helps you picture what the home could be. Your job is to understand the difference between what you are looking at and what you would actually receive.
Know who the sales rep represents
The person who greets you is the builder's representative. In Texas, they are licensed to work for the builder, and their duties run to the builder. They can answer questions about the community and the builder's process, and most are genuinely helpful. But they are not your agent, and they cannot give you the advice your own buyer's agent would. If you plan to have your own representation, tell the sales rep right away, because registration and written-agreement timing can affect how the builder works with your agent.
Questions to ask at the model
- Standard versus optional. Which finishes in this model are standard, and which are upgrades?
- Base price versus configured price. What does the advertised base price include, and what would this exact home cost?
- Lot premiums. How are lot prices set, and which lots are available now?
- Incentives. What incentives are currently offered, and what do they require?
- Timeline. How long does construction take from contract to closing?
- What is included. Landscaping, gutters, appliances, blinds, fencing, and driveway are not always included. Ask for a written list.
- HOA and community. Are there HOA fees, deed restrictions, or community rules? Ask for the documents.
Compare like with like
When you compare one builder to another, compare the configured price of comparable floor plans on comparable lots, with the same inclusions. The advertised base price rarely tells the full story. A home that looks cheaper on paper can cost more once the standard features are matched against another builder's package.
Want to go deeper? For a full education on comparing builders and communities, visit BuildYourWayHome.com.
Model homes across Northeast Texas.
Model home communities are springing up across our service area, from Forestbrook Estates in Paris to new developments in Celina, Frisco, Sherman, and beyond. Each community has its own builders, lot inventory, and incentive programs, which makes comparing them side by side genuinely useful.
The Shannon Miles Group is a New Construction Specialist team and neighborhood specialist for Forestbrook Estates. We routinely walk clients through model homes and sales offices. If you would like an experienced guide who knows the communities, the builders, and the right questions, let us know before your first visit.
Before you walk through the front door.
- Decide on representation first. If you want your own agent, involve them before your first substantive conversation with the builder's sales team.
- Treat the model as a showroom. Assume upgrades. Ask what is standard and what is optional on the floor plan you actually want.
- Get numbers in writing. Ask for a written breakdown of base price, lot premium, and configured price before you compare builders.
- Ask about timing. Construction timelines, lot release dates, and incentive deadlines all affect your decision.
- Enjoy the visit. A model home is one of the best ways to understand a floor plan. Go in informed, ask good questions, and have fun picturing your life there.
More answers you might find useful.
Bring a guide who knows the questions to ask.
Call us or stop by our office at 2322 Lamar Ave. in Paris. We know the builders and communities across Northeast Texas and can help you compare them fairly.