Southern Utah's most
coordinated new construction
REALTOR.
Builders. Lots. Floor plans. Timelines. Construction financing. The home you're selling to move in. I work all of it as one move, not five separate transactions with five separate people who don't talk.
Brokered by Real Broker LLC. Mortgage representation discussed separately at DidYouKnow.Mortgage.
New construction in Southern Utah is its own discipline.
I have closed new builds across Iron County and Washington County, walked enough job sites to know which builders pick up the phone after closing, and partnered directly on a community of my own in Cedar City. Most agents in this market list resale homes and dabble in new construction. I built a separate practice around it.
This hub is the result. Every guide, every city page, every objection I get asked about during a build, written down in one place. If you are thinking about a new build anywhere from Kayenta to Old Sorrel Ranch, start here.
Four reasons most agents can't match.
If you are paying for an agent on a new build, ask them which of these four they can actually deliver. The honest answer for most is zero or one.
I'm on the builder side of a community.
Old Sorrel Heights is Phase 5 of Old Sorrel Ranch in Cedar City. 18 lots, four floor plans from roughly 3,000 to 4,263 square feet. I handle sales. AJ Caplin Custom Homes builds. I sit on the developer side of the table every day. That is a very different education than reading a build addendum twice a year.
Visit OldSorrelHeights.comI know who builds where, and how they actually run.
Visionary Homes, Ence Homes, Cole West, Holmes Homes, Sullivan Homes, McArthur Homes, AJ Caplin. Production, semi-custom, full custom. Iron County to Washington County. I know which builder fits which city, which price band, and which buyer. I'll tell you the truth even when the truth is "not that one."
I list your current home and finance your new build.
Most new construction buyers in Southern Utah have a current home to sell. That coordination is where deals get fumbled. I'm the listing agent on your sale and the mortgage lender on your build. A trusted partner agent represents you on the buy side (legally I can't be both). One person quarterbacks. Three calendars stay in sync.
How the coordinator model worksI read new-construction contracts for a living.
The Old Sorrel Heights purchase contract went through ten drafts, blending Alan Caplin's original, a Brad Reynolds model, the UAR REPC form, and an Alex Meisner addendum. Recorded Memorandum of Agreement, escrow disbursement controls, insurance minimums, builder profit protections. I know what builders try to keep in the contract and which clauses you should push back on.
"New build" is not one thing.
It's four very different decisions.
When somebody says they want a "new home" in Southern Utah, they usually mean one of these four. The price, the timeline, the contract, and the level of representation you need are all different. The first job is figuring out which one you actually want.
Production homes
Fixed floor plans on the builder's lots. You pick the plan, the lot, and a small set of design center options. Fastest, cheapest per square foot, most predictable timeline.
- Typical timeline
- 6 to 9 months
- Best for
- First-time, value buyers
Semi-custom homes
Builder floor plans you can modify. Structural changes possible, finishes are upgradable, and you choose from the builder's lot inventory or bring your own.
- Typical timeline
- 9 to 12 months
- Best for
- Move-up, right-sizers
Full custom builds
You bring the lot (or buy one), hire an architect, and a custom builder constructs the plan from scratch. Most flexibility, most expensive per foot, most exposure to change orders.
- Typical timeline
- 12 to 18 months
- Best for
- Luxury, Kayenta, the benches
Spec homes (move-in ready)
A home the builder started without a buyer, already designed and underway. You step in mid-build or after completion. Limited customization, fastest close, easiest financing.
- Typical timeline
- 30 to 90 days
- Best for
- Tight timelines, relocators
That's the first conversation I have with new construction clients, before we ever visit a sales office. Knowing which of these four you actually want is what determines your builder, your timeline, your lot strategy, and your financing. Skip that step and you spend nine months in the wrong box.
The six stages of a new build in Southern Utah.
Most agents show up at stage five. I'm involved from stage one. Here is what a typical build actually looks like, and where representation matters most.
-
01
Strategy and pre-approval
Week 1 to 4Which build type fits, which city, which budget. If you have a current home, what it will net. Pre-approval with a lender who understands construction financing (not every loan officer does).
My role: Long conversation. Honest assessment of whether new construction is even the right move. Free home valuation if there's a sale on the other side. -
02
Builder and lot selection
Week 4 to 8Site visits to active communities. Floor plan reviews. Lot premium analysis. Sun direction, view corridors, future build-out, HOA reality. Which lots are worth the premium, which are oversold.
My role: I walk the lots with you. I tell you which builders are running on schedule right now and which are slipping. I represent you on every transaction outside Old Sorrel Heights. -
03
Contract and earnest money
Week 8 to 10The builder's purchase contract is not the standard REPC. There are addenda for change orders, lot premiums, escalation clauses, allowances, completion dates, and warranty terms. This is where most buyers sign things they should not have signed.
My role: Line-by-line contract review. I know what builders try to keep in and which clauses you push back on. The Old Sorrel Heights contract went through ten drafts. I've read more new-construction contracts than most agents will see in a career. -
04
Design center and selections
Month 2 to 4The most expensive trip you'll take. Cabinets, flooring, tile, fixtures, lighting, structural upgrades. Every "yes" comes with a price tag. Builders make a meaningful portion of profit here.
My role: I help you separate selections that hold resale value from ones that don't. Where to splurge, where to defer to post-close upgrades, and which "must-haves" are actually optional. -
05
Construction and current-home coordination
Month 4 to 10Slab, frame, dry-in, drywall, finishes, punch list. Walkthroughs at three stages minimum. Meanwhile your current home gets listed at the right moment so the closing dates line up. This is where the dual-license coordinator advantage earns its keep.
My role: Listing agent on your sale, mortgage lender on your build. I time the listing so equity is positioned exactly when the build closes. One person watching both calendars. -
06
Final walk-through, closing, keys
Closing weekFinal punch list, certificate of occupancy, warranty walk, mortgage funding, keys. The builder's one-year warranty starts the day you take possession. Knowing what to flag now versus what to hold for the 11-month warranty walk matters.
My role: Final walk with you, builder accountable to the punch list, warranty book reviewed before signing. After move-in, I'm still your call on warranty issues and the eventual resale.
Honest comparison.
Not the builder pitch.
Every builder will tell you new is better. Every listing agent will tell you resale is better. Neither is universally true. Here is how the trade-offs actually shake out in Southern Utah right now.
| Factor | New construction | Resale |
|---|---|---|
| Price per square foot | Higher on paper. Builder pricing has not softened. | Lower on paper. But "deferred maintenance" is often hidden cost. |
| Total monthly payment | Often competitive once you factor in builder rate buy-downs and closing credits. | Market-rate financing only. No equivalent incentive stack. |
| Move-in timeline | 6 to 18 months for to-be-built. 30 to 90 days for a spec. | 30 to 45 days from contract to close. |
| Customization | Full layout and finish control on most build types. | You inherit decisions someone else made. Renovations are post-close. |
| Warranty | 1 year workmanship, 2 year systems, 10 year structural on most reputable builders. | Sold as-is. Inspection issues are negotiated in. |
| Lot and view | You can pick before they sell out. Lot premium adds up fast. | Mature trees, established landscaping, settled-in feel. |
| Energy efficiency | Current code, modern HVAC, better envelope. Lower utility cost out of the gate. | Older codes. Utility costs vary widely by vintage. |
| Negotiation lever | Price is mostly fixed. Incentives, upgrades, and closing credits are the real levers. | Price is the lever. Inspection findings are the follow-up. |
| Representation cost | Builder pays your agent. Zero added cost to you. | Buyer-broker fees are negotiated per post-2024 NAR settlement. |
- ✓ You want specific layout, finish, or lot control
- ✓ Builder is offering a meaningful rate buy-down right now
- ✓ You're not in a hurry to move in
- ✓ Resale inventory in your target area is thin or aged
- ✓ You need to be moved in within 60 days
- ✓ You want established neighborhood and landscaping
- ✓ You're carrying a 3 to 4 percent locked-in rate and want minimum disruption
- ✓ Specific historic, character, or in-town location matters more than newness
Nine guides.
One specialty.
Strategy pages, city-specific market reads, and the deep dive on the community I built. Start where your questions are loudest.
Start here.
Why build now in Southern Utah
Builder incentives, rate buy-downs, and what NAHB inventory data is telling sellers and buyers in 2026.
Old Sorrel Heights, Cedar City
18 lots. Four floor plans, 3,000 to 4,263 sqft. The community I built with AJ Caplin Custom Homes.
Working with builders the right way
Contracts, lot premiums, change orders, walk-throughs, holdbacks, and the questions sales offices hope you don't ask.
Six markets, six different builds.
New construction in Cedar City
Iron County. SUU, Old Sorrel Ranch, four real seasons. Custom builds and a more measured pace than the desert south.
New construction in St. George
Largest builder pool in the region. Production options from Cole West, Visionary, Ence, plus semi-custom and red-rock luxury.
New construction in Washington
Fastest-growing city in Washington County. Production-heavy. Subdivision launches happen constantly. Inventory math matters.
New construction in Hurricane
Sand Hollow, Zion gateway, STR-friendly pockets. A different buy entirely if you're targeting nightly rental zoning.
New construction in Ivins
Kayenta and the benches. Premium custom only. Lot scarcity is the story, not floor plan selection.
New construction in Santa Clara
Entrada at the high end, family-suburb pricing below. Tight buildable inventory means moves happen fast when they open.
Most new builds have a home to sell first.
The hardest part of buying new construction in Southern Utah is not the build itself. It's coordinating the sale of your current home with a closing date that keeps moving. I solve that.
I'm your listing agent on your current home.
Full marketing playbook, Coming Soon launch, MLS network. Same playbook as my /sell/ hub.
A referred trusted partner represents you on the new build.
Utah law prohibits one person from holding both the buyer's agent and lender role on the same transaction. The referred partner is hand-picked, fully briefed, and reports into the same group thread.
I'm your mortgage lender on the new build.
Construction-permanent options, lock strategies, rate float-downs. Mortgage detail lives at DidYouKnow.Mortgage.
One person quarterbacks. Nothing falls between people.
Builder timeline slips, sale contingency shifts, lock expires. The fix happens once, not three times in three different group chats.
Before you tour a model home, know your number.
Most builders ask "are you pre-approved?" The smarter question is what your current home will actually net. That number sets your build budget, your down payment, and how aggressive you can be about lot premiums. Start there.
Questions I get every week.
The honest answers. Not the builder-friendly version, not the agent-friendly version. What I'd tell my own family.
Do I need a REALTOR if I'm buying new construction directly from a builder?
Yes, and bringing your own representation costs you nothing extra. The builder has already priced the buyer-agent commission into the home. Walking in alone means that money stays with the builder. It does not get rebated to you. Having a REALTOR who knows the builder, the contract, the construction process, and how to read a build addendum protects the largest purchase of your life. I represent buyers, not builders, on every transaction outside of Old Sorrel Heights.
What is the Old Sorrel Heights partnership?
Old Sorrel Heights is Phase 5 of Old Sorrel Ranch in Cedar City, an 18-lot new construction community I am building in partnership with AJ Caplin Custom Homes. I handle the sales side, Alan Caplin handles the building. On lots inside this specific community, I represent the community, not the buyer. Bring your own REALTOR if you want one. For new construction anywhere else in Southern Utah, I represent buyers.
Can Scott act as both my REALTOR and my mortgage lender on a new build?
Not on the same purchase transaction. Utah law prohibits one person from holding both the buyer's agent role and the lender role on the same deal. What I can do is sell your current home as your listing agent, then act as your mortgage lender on the new build, with a trusted partner agent representing you on the build side. One person coordinates the entire move. That is the coordinator model.
Which builders do you work with in Southern Utah?
I have worked with or referred to Visionary Homes, Ence Homes, Cole West Home, Holmes Homes, Sullivan Homes, McArthur Homes, and AJ Caplin Custom Homes. The right builder depends on the city, the price band, and what kind of home you want. Production, semi-custom, and full custom all play differently in this region.
Is new construction more expensive than buying resale in Southern Utah?
Per square foot, usually yes. New construction in Southern Utah typically runs higher than comparable resale on a strict price-per-foot basis. But that comparison is incomplete. Builders here are offering meaningful rate buy-downs, closing cost credits, and design center incentives that often more than offset the premium when you measure the full monthly payment. The right answer depends on the specific home, the specific builder, and the specific incentive package on the table the week you are deciding.
How long does it take to build a new home in Southern Utah?
Most production builders are running 6 to 9 months from contract to closing right now. Semi-custom runs 9 to 12. Full custom is 12 to 18, sometimes longer. Spec inventory closes in 30 to 60 days once it is past a certain build stage. The timeline matters because it sets when you list your current home and when you lock your rate. Get the build timeline wrong and either your lock expires or you carry two payments. That is exactly the coordination problem I solve.
No bots. Call me directly and we'll talk it through.