When buyers are exploring new construction opportunities along the Grand Strand, many come with assumptions about what a “builder” does. It’s common to hear questions like, “Do builders sell homes directly?” or “Are builders the same as contractors?” These misunderstandings can slow decision-making, create confusion on financing and timelines, and add stress during a major purchase. In this article, we’ll clarify the role of a builder in the homebuying process, explain how that role interacts with other professionals, and share practical steps for buyers to approach new construction with confidence. The goal isn’t to promote any one company, but to help you understand the industry basics so you can make informed decisions in the Myrtle Beach real estate market.
What Buyers Often Get Wrong About “Builders”
Builder vs. Contractor — Not Interchangeable
One of the most common misunderstandings is equating a “builder” with a general contractor. While these terms overlap, they aren’t synonymous:
Builder: Typically develops home plans, manages land acquisition, coordinates with subcontractors, and delivers a finished home for sale.
General Contractor: Often hired to execute construction per a plan — but may not handle design, land procurement, or sales.
In a new-construction sale, the builder coordinates all phases from plan to completion, whereas a contractor may be one participant in that process.
Builders Don’t Always Sell to You Directly
Many buyers assume that builders sell homes directly to the end buyer like a traditional retailer. In reality, the sales process depends on how the builder markets its product:
Some builders offer homes directly in their communities, with in-house sales consultants.
Others partner with independent real estate agents — and you can work with an agent of your choice.
A builder’s role is not to act as your buyer representative. If you want professional advocacy, engaging your own licensed agent can help clarify contracts and negotiations. This distinction is important in ensuring your interests are protected throughout the transaction.
The Builder’s Primary Focus Is Construction and Delivery
Buyers sometimes expect builders to handle every logistics detail — from financing coordination to post-move assistance. While many reputable builders provide resources and referrals, their core responsibility is to deliver the home itself in accordance with agreed-upon plans and specifications. Support like mortgage guidance, warranty information, or upgrades coordination should be clearly outlined upfront to avoid surprises.
What Builders Actually Do
To demystify the role, here’s a breakdown of the typical responsibilities a builder assumes:
1. Planning and Design
Builders create or refine home plans that match market demand and regulatory standards. This includes:
Floor plans, elevations, and structural specifications
Compliance with local codes and permit requirements
Coordination with architects and engineers
Buyers sometimes underestimate the complexity here — each design must balance aesthetics, functionality, materials, and costs.
2. Land Development and Permitting
Before construction begins, builders secure land and ensure it’s ready for building:
Site preparation and grading
Utility connections (water, sewer, electric)
Permits from local authorities
These steps often take months and are fundamental in defining timelines for delivery.
3. Managing Construction
Once permits are secured, the builder:
Hires subcontractors (electricians, plumbers, roofers, etc.)
Schedules inspections and quality checks
Oversees materials ordering and delivery
This project management function is one of the biggest contributions builders make to the final product.
4. Sales and Contractual Obligations
When the home is ready for sale:
Builders present base pricing and optional upgrades
Contracts outline deliverables, timelines, and change order policies
Buyers usually sign a purchase agreement that becomes legally binding
It’s important for buyers to review these agreements carefully, ideally with independent advisory support.
5. Warranty and Post-Completion Support
Most new homes include warranties covering workmanship and structural elements for a period after delivery. Builders coordinate:
Walk-throughs
Punch-list corrections
Warranty claim handling
Understanding what’s covered — and what isn’t — can prevent frustration later.
Why Misunderstandings Happen (And How to Avoid Them)
Assumptions from Past Experiences
Many buyers come from a resale market background and assume that a builder acts like a traditional seller. However, the nature of new construction — with staged communities, customizable options, and phased development — introduces dynamics most buyers haven’t encountered.
Tip: Ask early how the builder structures sales, negotiations, and representation rights.
Lack of Clear Communication
Buyers may receive brochures or online listings that aren’t specific about the process. Without transparent dialogue, misunderstandings flourish.
Tip: Request written materials about timelines, upgrade costs, deposit schedules, and change order processes before signing anything.
Overlooking Regulation and Standards
New construction involves regulatory compliance that’s invisible to many buyers. Agencies like the Federal Trade Commission set standards for marketing and contracts, which builders must follow, but buyers aren’t always aware of their rights. Regulatory guides — such as consumer resources from national housing organizations and federal agencies — help clarify expectations.
How Buyers Can Navigate the New Construction Process Confidently
Work With a Licensed Real Estate Agent
Your own agent can serve as a professional guide throughout negotiations, contract reviews, and understanding of builder obligations. This doesn’t take anything away from the builder’s role, but enhances your confidence and clarity.
Understand Standard Contracts and Options
Ask early for sample contracts, upgrade lists, and timeline projections. Knowing what’s standard versus optional prevents unexpected costs.
Clarify Warranty Coverage
Not all warranties are equal. Confirm:
What structural elements are covered
Timeframes for different components
Who handles repairs and timelines
Communicate Frequently Throughout Construction
Rather than waiting for completion, establish a schedule for updates and site walk-throughs. Regular communication minimizes last-minute issues.
A Realistic Look at Timelines and Expectations
In Myrtle Beach and surrounding communities, new construction often involves:
Pre-construction planning (weeks to months)
Permitting and site prep (variable based on locality)
Active construction (typically several months)
Buyers should be prepared for adjustments due to weather, supply logistics, and inspections. Having a clear contractual timeline with allowances for typical delays can set realistic expectations.
Understanding the role of a builder demystifies much of the new construction experience. Builders bring design expertise, project management, and delivery of the finished home — but they aren’t personal buyer representatives unless structures are in place to support that role. By educating yourself, asking clear questions, and working with professionals you trust, you can approach new construction in the Myrtle Beach area with confidence and clarity.
FAQs
What is the difference between a builder and a general contractor?
A builder typically oversees the entire development process — from design and land preparation to final delivery — while a general contractor may be contracted to complete specific construction tasks under the builder’s direction. Understanding this distinction helps buyers know who is responsible for what throughout the project.
Can I use my own real estate agent when buying from a builder?
Yes. Buyers can work with a licensed real estate agent of their choice when purchasing new construction. An agent can help interpret contracts, negotiate options, and act as your advisor, separate from the builder’s sales team.
What should I expect in a builder’s contract?
Builder contracts outline the base price, optional upgrades, timelines, deposit requirements, and change order procedures. It’s wise to review these details carefully — ideally with professional advice — so there aren’t surprises down the line.
Do builders provide warranties on new homes?
Most new homes include warranties covering workmanship and structural components for a set period after completion. However, coverage varies by builder and region, so confirm what’s included, the duration, and how claims are handled.
How long does new construction typically take?
Timelines vary by location, community design, weather, and permitting. Buyers should plan for pre-construction planning, permitting, and several months of construction. Contracts should include projected timeframes to help set expectations.
