How buying new construction with Sakan actually works
Three steps, one buyer agency agreement, and a closing credit that puts most of the builder commission back in your pocket.
The mistake most new construction buyers make
In NC, when you walk into a model home and sign the visitor registration sheet, you’ve just triggered a rule called procuring cause. The builder now considers themselves the party that found you. Their on-site sales agent gets credit for the eventual sale. And if you bring an outside buyer’s agent in later, the builder is within their rights to refuse to pay that agent’s commission. When there’s no commission to pay, there’s no rebate to give.
Here’s what that looks like in real numbers. A buyer touring a community in Apex last spring — let’s call her Sarah — found a townhome at $485,000 base price plus about $40,000 in options. She filled out the registration sheet on her first visit, did three more visits over the next month, and then signed a contract. Builders in the Triangle typically compensate outside buyer-agents around 2–3% of the base purchase price when commission is paid. Had Sarah signed a buyer agency agreement with Sakan before that first visit, we’d have taken a flat 1% (about $4,850 on her base price), credited the rest to her on the Closing Disclosure at signing, and represented her through the entire purchase. Because she didn’t know that was an option, she proceeded unrepresented. The builder paid no co-broker commission. Sarah paid full sticker price. The builder kept the money that could have gone to her.
This isn’t one builder’s policy. D.R. Horton, Lennar, Pulte, Toll, M/I, Tri Pointe, KB — they all run on the same procuring cause framework. Most don’t advertise it. Most on-site agents don’t mention it. The clipboard at the front desk does the work for them.
Three steps to your rebate
Sign before you visit
Before you visit any new construction community in the Triangle, we sign a buyer agency agreement. This is a standard NC Form 201 plus a Sakan-specific rebate addendum that spells out exactly how the rebate works for your transaction. It takes about 15 minutes to review on a consult call, and we’ll send the agreement via DocuSign after the call for you to review and sign. Once signed, you’re protected — the builder has to recognize Sakan as your representation if we register before your visit.
Tour with us registered
You tell us which communities you want to visit. We register with each builder ahead of your visit (or attend your first walkthrough with you, depending on the builder’s preference). This is what triggers the builder’s obligation to pay co-broker commission. From here, you tour at your own pace, talk to whoever you want, and decide which community and floor plan fits. We’re available for design center sessions, contract review, and any questions in between.
Close and keep most of it
When you close, the builder pays Sakan the buyer-agent commission (typically 2–3% of the commissionable amount — the dollar figure each builder uses as the commission basis). Sakan keeps a flat 1% — every dollar beyond that becomes a credit on your Closing Disclosure under “Other Credits.” That credit reduces what you owe at settlement, dollar for dollar. On a typical $500,000 home, that’s $5,000–$10,000 you keep, depending on the builder’s specific commission rate.
The math, in plain numbers
Example: $500,000 home · 2.5% builder commission
Higher builder commissions mean larger rebates. Lower ones mean smaller. We confirm the exact commission rate for your target builder before you sign anything, so you know your actual rebate range before committing.
This is one common scenario; your specific math depends on the builder. Some builders calculate commission on the full purchase price (base + lot + options) rather than base only, which would change the dollar amounts but not the structure. We confirm the exact figures for your target builder before you sign anything.
Want to run the numbers for your specific price range? Use the calculator →
What a real buyer’s agent actually does
The builder’s on-site agent is on the builder’s side of the table. We’re on yours — for the full 4–12 month build process, not just at closing.
Contract review
Builder contracts run 30–80 pages and are written by the builder’s attorneys. We go through every page with you, flag what matters, and tell you which terms are negotiable and which aren’t. The on-site agent won’t do this; it’s not in their interest to.
Options and upgrades pricing
Builder design centers are built to upsell. Most builders mark up upgrades 2–3x what the same finish would cost on the open market. We help you separate structural options (which affect resale value and can’t be added later) from cosmetic ones (which can often be done cheaper post-closing), so your upgrade budget goes where it compounds.
The build itself
We walk the framing with you at the pre-drywall stage to verify window placement, electrical rough-in, and structural elements against your contract. Corrections at this stage cost hundreds. After the walls are closed, the same correction costs thousands — if it’s correctable at all. We’re also your point of contact when construction timelines slip or change orders come in differently than agreed.
Final walkthrough and punch list
Before you sign at closing, we walk the completed home with you and document every item that needs to be addressed. Punch list items caught before closing are the builder’s obligation; items missed afterward are significantly harder to get fixed. We bring a checklist and we take notes.
Coordination with your lender and closing attorney
We confirm the rebate credit appears correctly on your Closing Disclosure before you sit down at the settlement table, coordinate with your lender on any approval requirements for the credit, and stay available through final signature. No surprises at closing.
Why we can do this
Buyer rebates are explicitly permitted in NC by the Real Estate Commission, with two requirements: the rebate must be disclosed to your lender, and it must appear as a credit on your Closing Disclosure. We follow both — and we show you the actual closing document, the agency agreement, and our license information upfront so you can verify everything before signing.
We’re a licensed NC real estate brokerage (Firm License #C32100), broker-in-charge Sami Shaban (License #300380). Verify both at the NC Real Estate Commission’s license lookup.