New Construction
New Construction Buyer Representation + Buyer Commission Rebate in NJ
ListOneNJ’s New Construction Buyer Commission Rebate Program gives home buyers a modern way to purchase new construction homes while receiving cash back at closing, when buyer-agent compensation is offered by the builder.
Many buyers don’t realize that when purchasing directly from a builder, they can still have their own broker representation—and may still qualify for a buyer commission rebate. ListOneNJ provides virtual buyer representationfor new construction purchases across New Jersey, helping buyers navigate pricing, upgrades, incentives, and contracts while sharing in the commission when available.
How the New Construction Rebate Works
1) Buyers sign a New Jersey Buyer Agency Agreement with Commission Rebate with ListOneNJ before registering with, contacting, or visiting a builder.
2) ListOneNJ provides buyer representation throughout the new construction process, including contract review, builder communication, and transaction guidance.
3) If the builder offers compensation to the buyer’s broker, that compensation is paid to ListOneNJ at closing in accordance with the builder’s policy.
4) The buyer commission rebate is calculated based on the broker compensation actually received and the terms agreed to in writing in the Buyer Agency Agreement.
5) The rebate is issued at closing, typically as a credit on the settlement statement or by business check, subject to lender approval and transaction terms.
Rebate availability depends on the compensation offered by the builder and the terms agreed to in advance.
Why Use a Buyer Broker for New Construction?
Builder sales representatives work for the builder—not the buyer. With ListOneNJ’s virtual buyer representation, buyers gain:
1) Independent guidance on pricing and incentives
2) Review of contracts, upgrade pricing, and timelines
3) Negotiation strategy when applicable
4) Custom market insight to compare new construction pricing to nearby resale homes
5) The opportunity for reduced closing costs when buyer-agent compensation is offered
Example New Construction Savings
1) New construction purchase price: $800,000
2) Buyer-agent commission offered by builder: 2%
3) Total buyer-agent commission: $16,000
With ListOneNJ’s New Construction Buyer Commission Rebate Program:
1) $8,000 credit to buyer by Closing Agent lowers closing costs
2) $8,000 retained by ListOneNJ for representation and transaction support
That’s $8,000 in savings at closing—on a home purchased directly from a builder on eligible New Jersey properties.
Recipients of buyer commission rebates are responsible for applicable taxes and are encouraged to contact a tax professional
New Home Builders We May Work With
ListOneNJ works with many national and regional new home builders, provided buyer-agent compensation is offered in the transaction.
Examples of builders where buyer-agent compensation may be available include (not an endorsement or guarantee):
1) Toll Brothers
2) Lennar
3) Pulte Homes
4) K. Hovnanian Homes
5) Ryan Homes
Builder participation, compensation policies, and community rules vary and are subject to change. Buyers must be represented by ListOneNJ before initial builder contact to preserve rebate eligibility.
Service Areas for New Construction Buyer Rebates
ListOneNJ provides virtual buyer representation for new construction homes throughout New Jersey, including:
1) North Jersey
2) Central Jersey
3) The Jersey Shore
This statewide coverage allows buyers to take advantage of new home opportunities while benefiting from professional representation and potential commission rebates at closing.
Property Types Covered
This program applies to residential new construction, including:
1) Single-family new construction homes
2) Townhomes and condominiums
3) New construction in 55+ and active adult communities
4) New homes in planned developments
The program does not apply to commercial properties, mixed-use developments, or land-only purchases.
Important Buyer Considerations
1) Buyers must sign a Buyer Agency Agreement with ListOneNJ before registering with a builder
2) Rebate availability depends on builder-offered buyer-agent compensation
3) Rebate credits are issued by Closing Agent
4) Builder contracts and incentives vary by community
5) Recipients of buyer commission rebates are responsible for applicable taxes and are encouraged to contact a tax professional
How This Fits Into Our Buyer Rebate Program
The New Construction Buyer Commission Rebate Program is an extension of ListOneNJ’s Buyer Commission Rebate offering.
For a full explanation of how buyer rebates work across resale and new construction properties, visit: