What new construction looks like in Seattle today
Most new residential construction in Seattle is townhomes — typically 3-4 story attached homes, often on lots that previously held a single older house. Single-family new construction is rarer in the city and concentrated in pockets like North Seattle, West Seattle, and the Eastside suburbs. Condo new construction has slowed since 2010 but continues in downtown Seattle, South Lake Union, and Bellevue.
Townhome quality varies enormously
The same builder can produce excellent work on one block and rushed work on the next. Some builders consistently deliver well-built homes; others are known for problems within the first few years. The bad ones are usually identifiable — water intrusion issues, settlement cracks, HVAC problems.
Heather knows the Seattle builders by name. She can tell you which ones to seek out and which ones to avoid.
What's different about buying new construction
- Builder contracts. Many new construction sales use the builder's contract, not the standard Northwest MLS form. These contracts often favor the builder. Have your agent review every line.
- Earnest money. Often higher for new construction — 5-10% rather than the typical 1-3%.
- Inspection timing. Even new construction should be inspected. Pre-drywall inspection (if you can get it) is valuable. Final inspection definitely matters.
- Builder warranties. Most builders provide 1-year workmanship warranty, 2-year systems warranty, and 10-year structural warranty. Read the fine print.
- Punch lists. New homes always have small defects. Document them carefully before closing and get them fixed before you take possession.
- HOA setup. Many new townhomes have HOAs. Make sure CC&Rs, fees, and reserves are appropriate.
Negotiating with builders
Builders generally won't budge on price as much as resale sellers — they don't want to set comp precedents for the rest of their development. But they will often negotiate on upgrades, closing costs, and timing. A skilled agent knows what's possible.