How to Choose a Buyer's Agent for New Construction in St. Johns County

By Brian Sacks, SRES®, Christie's International Real Estate First Coast. Last reviewed October 2026. This is general information, not legal advice. Builder policies change, so confirm the current terms with the sales office in writing.

What to look for in a new construction buyer's agent

• Builder-side experience. Someone who knows how sales offices price homes, structure incentives and write contracts, because they've worked there.
• Weekly time in the communities. St. Johns County new construction runs from Ponte Vedra and Nocatee to SilverLeaf, RiverTown and St. Augustine, and each has its own phases, fees and resale patterns.
• Goes with you on the first visit. Builders generally require your agent to come with you or register you at first contact. An agent who says "just go look and call me later" can cost you representation.
• Reads the contract with you. Completion dates, deposits, delay language and warranty terms, before you sign.
• Runs the incentive math. A rate buydown or closing-cost credit tied to the builder's lender is only a deal if the actual rate and fees hold up.
• Insists on independent inspections. Pre-drywall and pre-closing, plus a documented punch list at the walkthrough.

Questions to ask any agent before your first model home

1. Have you ever worked for a builder? Which one, and for how long?
2. How many new construction purchases have you handled in St. Johns County communities?
3. Will you come with me on the first visit, and how do you register me?
4. How do you compare the all-in monthly cost, including CDD and HOA fees?
5. What would you negotiate for, and what wouldn't you bother with?

Why clients hire me for this

I'm Brian Sacks, SRES®, with Christie's International Real Estate First Coast. I have 20+ years in real estate. I sold 800+ homes with Pulte Homes and Del Webb, then sold 2,500+ homes as COO of Ocean Avenue Investment Company. That's why my first question to any buyer is which sales centers they've already visited.

I work new construction across Ponte Vedra, Nocatee, SilverLeaf, RiverTown and St. Augustine, with a focus on 55+ communities like Reverie at SilverLeaf, WaterSong at RiverTown, Reverie at Trailmark and Stillwater. As a Seniors Real Estate Specialist, I also help clients sell a longtime home and time the move.

If you're buying from Pulte or Del Webb specifically, read why to bring your own agent to Pulte and Del Webb. For area-specific detail, see buying new construction in Ponte Vedra Beach and why St. Augustine buyers need their own agent for builder sales.

Common questions