Buyer guide · Process & timeline
Building a new home in Delaware, step by step
Buying new construction is different from buying a resale home. There are more decisions, and more chances to get exactly what you want. Here's how it works with Insight Homes, from your first visit to the day you get your keys and beyond.
The steps, in order
Visit and narrow it down
Tour a decorated model and walk the homesites. We'll talk about your budget, timeline, must-haves and the area you want to be in: close to the beach, to family, or to the right schools. Compare every community to start.
Get pre-approved
Talk with a lender early so you know your budget before you choose options. Insight's preferred lender knows the process well; see the payment calculator for his contact details. You're always free to use any lender you like.
Choose your homesite and floor plan
Pick the lot, the plan and the elevation (the look of the front of the home). Structural options, such as a morning room, an extra bedroom or finished space over the garage, are chosen now because they change the plans and permits.
Sign your purchase agreement
Your contract sets the price, the lot, the plan and the structural options. In many cases, your mortgage rate can be locked the day your contract is ratified; ask the lender how that works for your loan.
Make your selections
At Insight's Selections Center you choose finishes: cabinets, countertops, flooring, tile, fixtures and colors. It's the fun part, and it helps to know what's already included.
Pre-construction meeting
You'll meet your construction supervisor to review the plans, your selections and the schedule, and to ask questions before work begins.
Permits and construction
After permits are issued, construction moves through the foundation, framing, roofing, mechanical systems, insulation and air sealing, drywall and finishes. Insight's Customer Care team keeps you, and your Realtor if you have one, updated along the way.
Independent testing
An independent HERS rater inspects the insulation before the walls are closed and tests the finished home for air and duct leaks. That's where your HERS score comes from.
Final walk-through and closing
You'll walk through the finished home, learn how its systems work, and note anything that needs attention. Then it's closing day and you get your keys.
Warranty and Customer Care
After you move in, Insight's in-house Customer Care team handles warranty requests. You deal with the builder directly, not a call center.
How long does it take?
It depends on the community, the plan, your options, permits and the season, so I'll give you a current estimate for the home you're considering rather than a one-size-fits-all number. If you need to move sooner, move-in ready homes are finished or nearly finished and can close much faster.
Building on your own lot?
The process adds a few steps at the start: confirming your lot works (utilities, septic or sewer, access and setbacks), checking that your plan fits, and planning site work. See building on your lot in Delaware or Maryland for the full step-by-step list. Don't have land yet? I can help you find a lot that works.
Tips from the sales office
- Decide your must-haves before selections. It's easy to add up options; set a number first.
- Choose structural options carefully. They're hard or impossible to add later. Finishes can often be updated down the road.
- Bring your agent. Realtors are welcome at every Insight community, and Insight works with your agent all the way through closing.
- Ask about current incentives. Each community may have its own offer.
Have questions about your timeline? Send me a message or call 410-726-4176.
Let's talk
Questions about your new home?
Ask me anything about building or buying new in Southern Delaware. I'll give you a straight answer and help you find the right community and plan.
