Buyer's guide
Before Your First Builder Visit in Austin: A Checklist
The registration rule, what to bring, and what not to say in the sales office
By William Zhang, Austin Realtor · Updated
The short answer
Contact your buyer's agent before you set foot in a builder's sales office, because most Austin builders only pay a buyer agent who is registered on your first visit. Text your agent the builder and community name, write the agent's name on the registration card, bring a pre-approval but keep your maximum budget to yourself, and leave with the price sheet, the incentive deadline in writing and the tax rate for that phase. Do not put down a deposit on the first visit.
Why the first visit matters more than the rest
Most Austin builders decide on your first visit whether they will pay a buyer agent. If you sign the guest book alone, many will not pay one on that community afterwards, and some treat that as permanent.
Nobody in the sales office is going to tell you this. The decision gets made on a Saturday morning by someone who did not know they were making it.
Before you go
- Choose your agent and sign the buyer representation agreement.
- Text your agent the builder and the community name. Some builders want the agent with you in person on the first visit, others accept a call or an email ahead of time. Your agent will know which.
- Get pre-approved with an outside lender, so you can compare the builder's loan against a real number.
- Look up the community's MUD or PID status, so the tax rate does not surprise you.
In the sales office
- Write your agent's name and brokerage on the registration card. Ask the sales agent to confirm in writing that your agent is registered.
- Talk about the homes, not your budget. Your maximum price and how much you love the house are negotiating information.
- Ask which homes are complete and unsold, and how long each has been standing.
- Ask for the current incentive in writing, with its deadline and whether it requires the builder's lender or title company.
- Ask for the effective tax rate for the exact phase, including MUD or PID.
What to leave with, and what to leave behind
Leave with the price sheet, the incentive terms and deadline in writing, the lot premium for any lot you liked, and the tax rate.
Leave your checkbook behind. A reservation deposit on the first visit locks you into the builder's timeline before your agent has compared it to anything.
I am a licensed Texas real estate agent, not an attorney. Nothing here is legal advice, and I do not interpret builder contracts, addenda or warranty terms — that is a real estate attorney's job, not mine. What I can do is represent you through the negotiation, the inspection and the walkthrough, and tell you when something belongs in front of a lawyer.
Answered
Do I need my realtor with me on my first visit to a builder? ▾
It depends on the builder. Many Austin builders require the agent in person on the first visit, and some accept registration by phone or email beforehand. Text your agent before you go and they will handle it either way.
What happens if I sign the guest book without an agent? ▾
Many builders treat you as an unrepresented buyer for that community and will not pay a buyer agent afterwards. It is sometimes recoverable if you act immediately, before signing anything.
Should I tell the builder my budget? ▾
Not your maximum. The builder's sales agent represents the builder, and your budget is negotiating information. Share your price range and let your agent handle the rest.
Should I put a deposit down on the first visit? ▾
No. Get the price sheet, incentive terms and tax rate first, and let your agent compare them with other communities before you commit.
Keep exploring
Question this guide did not answer?
Tell me what you're looking at and where you are in the process. I'll give you a straight answer.
Reviewed and updated October 5, 2026.