North Shore & Essex County, Massachusetts
New Construction Homes for Sale on Massachusetts' North Shore
Brand-new single-family homes, townhomes, and condominiums across Essex and Middlesex Counties — with a buyer's agent who works for you, not the builder.
Search New Construction Talk With Jim: 978-394-6736Buying New on the North Shore
A new home gives you something a resale home can't: nobody has lived there, the systems are new, and depending on timing, you may get to choose the finishes yourself.
But buying from a builder is a different process from buying a resale home. The contract is usually written by the builder's attorney. The friendly sales associate in the model home represents the builder. And decisions about upgrades, deposits, and timelines can affect your budget long after closing.
That's where we come in. Armstrong Field Group helps buyers compare communities, understand builder contracts, negotiate where there's room to negotiate, and stay on top of every step from signing to final walk-through.
Before you visit a model home
Many builders ask that your agent be registered on your first visit. If you walk in alone and sign the guest book, you may not be able to bring in your own representation later.
Give us a call before you tour — it takes two minutes and protects your options.
Call 978-394-6736Why buyers choose new construction
- Energy efficiency — new homes are built to current Massachusetts energy code, which typically means tighter construction, better insulation, and more efficient heating and cooling.
- Lower near-term maintenance — new roof, new mechanicals, new appliances.
- A builder's warranty — coverage terms vary by builder, so read the warranty document carefully.
- Modern layouts — open living space, larger closets, first-floor primary suites in many designs.
- Personal choices — if you buy early in construction, you may be able to select finishes and options.
What to plan for
- Base price vs. final price — upgrades and lot premiums can add up quickly.
- Timelines — to-be-built homes depend on weather, materials, permits, and inspections.
- Appraisals — some upgrades add more to your cost than to the appraised value.
- First-year property taxes — an early tax bill may not reflect the finished home.
- What's not included — window treatments, landscaping, fencing, and some appliances are often extra.
Search New Construction Homes & Condos
Browse recently built and newly constructed listings below. Click Save Search to get an email when new listings that match your criteria hit the market.
Listing data comes from MLS PIN. Some recently built homes may be resales — we'll confirm builder, warranty, and construction status on any home you're interested in.
Listed by Elizabeth P. Crampton of Coldwell Banker Realty - Lexington
Listed by Julie Gibson of Gibson Sotheby's International Realty
Listed by Michael Becker of Atlantic Coast Homes,Inc
Listed by Michael Becker of Atlantic Coast Homes,Inc
Listed by Michelle Mineo of Coldwell Banker Realty - Beverly
Listed by Ciampa Group of Keller Williams Realty Boston Northwest
Listed by Brian J. Fitzpatrick of Coldwell Banker Realty - Waltham
Listed by Krassi Diehl of William Raveis R.E. & Home Services
Listed by The Laura Baliestiero Team of Coldwell Banker Realty - Concord
Listed by Charlotte Press of Compass
Listed by Michael Buscanera of Atlantic Realty Collective
Listed by Charlotte Press of Compass
Why You Want Your Own Agent When Buying From a Builder
The builder's sales team can be knowledgeable and genuinely helpful — but their job is to represent the builder. Your buyer's agent is the one person in the transaction whose job is to represent you.
Comparing your options
We look at new construction alongside comparable resale homes, so you know how a builder's price, lot, and features stack up against the rest of the market.
Understanding the contract
Builder agreements are written by the builder. We walk you through deposits, timelines, and contingencies, and coordinate with your real estate attorney on the legal review.
Negotiating where it counts
Builders don't always move on base price, but there may be room on upgrades, closing costs, or lender incentives. We know what to ask for and when.
Staying on top of construction
We help you schedule independent inspections at key stages, track progress, and keep communication with the builder clear and in writing.
Making selections with resale in mind
Some upgrades are worth it; others add cost without adding much value. We'll give you an honest read before you commit.
Walk-through to closing
We attend the final walk-through, help document the punch list, and stay with you through closing and the warranty period.
How Buying New Construction Works
Every builder runs things a little differently, but most purchases follow these steps.
01
Consultation & financing
We talk through your budget, timing, and must-haves. Get pre-approved early. If a builder offers incentives through a preferred lender, compare that offer against at least one other lender.
02
Choosing a community & home
Move-in-ready, under construction, or to-be-built? Each has trade-offs in price, timing, and how much you can customize. We'll help you weigh them.
03
Contract & attorney review
Expect a builder-drafted purchase agreement and a deposit schedule. Have your own Massachusetts real estate attorney review it before you sign. For condominium communities, review the master deed, bylaws, and budget as well.
04
Selections & upgrades
Get every selection, price, and change order in writing. Keep a running total so your final price doesn't surprise you — or your appraiser.
05
Construction & inspections
Town building inspections are about code compliance. An independent home inspection — ideally pre-drywall and again before closing — is about quality for you.
06
Walk-through, closing & warranty
Confirm the certificate of occupancy, complete the final walk-through and punch list, then close. Keep your warranty paperwork handy and note any deadlines for reporting issues.
Questions to Ask Any Builder
Bring this list to your first model-home visit. The answers tell you a lot about how a builder operates.
Want a printable version? Email us and we'll send it over.
- What's included in the base price, and what are the most common upgrades buyers choose?
- What's the deposit schedule, and under what conditions are deposits refundable?
- What's the estimated completion date, and what happens if it's delayed?
- What does the warranty cover, for how long, and how are claims handled?
- Can I bring my own inspector at the pre-drywall stage and before closing?
- Are there HOA or condo fees, and what do they cover?
- Are there incentives tied to using a preferred lender or closing attorney?
- Who handles landscaping, driveway paving, and final grading — and when?
Local Experience Since 1944
Jim Armstrong has been a licensed Massachusetts real estate professional since 2000 and is a Massachusetts Certified Real Estate Instructor — he literally teaches the subject. His grandmother, Lillienne I. Field, founded Field Real Estate in Salem in 1944, and the same values of knowledge, trust, and integrity guide Armstrong Field Group today.
- GREEN designation — helpful when you're evaluating energy features in a new home
- ABR® — Accredited Buyer's Representative
- SRES® — Seniors Real Estate Specialist, for buyers 50+ who are rightsizing
- A coordinated team, so someone is always available when your builder needs an answer
“From finding a potential home to closing, Jim was right there and just a simple email or phone call away.”
— Armstrong Field Group client
New Construction FAQs
Do I need my own agent to buy a new construction home?
It isn't required, but it's strongly recommended. The builder's sales associate represents the builder. A buyer's agent represents you — helping you compare communities, understand the contract, negotiate, and manage inspections and the final walk-through. Many builders ask that your agent be registered on your first visit, so call us before you tour.
How is a buyer's agent paid on new construction?
Buyer agent compensation is set out in a written buyer agreement that you sign before touring. Some builders offer compensation to buyer's agents and some don't. We'll explain exactly how it works for any community you're considering before you commit to anything.
Should I get a home inspection on a brand-new home?
Yes. Town building inspections confirm code compliance, but they aren't a quality review for the buyer. An independent inspection — ideally before drywall goes up and again before closing — can catch issues while they're still easy to fix.
Can I negotiate with a builder?
Often, yes — though not always on base price. Depending on the market and the stage of the development, there may be room on upgrades, lot premiums, closing costs, or lender incentives. Move-in-ready homes sometimes offer more flexibility than to-be-built homes.
How long does it take to buy a to-be-built home?
It varies by builder, home size, season, and permitting. A to-be-built home commonly takes several months or more from contract to closing. Move-in-ready and nearly complete homes can close on a timeline much closer to a resale purchase.
How are property taxes handled on a new home in Massachusetts?
Massachusetts assesses property based on its condition as of January 1. Depending on when your home was completed, an early tax bill may reflect only the land or partial construction. Budget for taxes on the fully assessed value, and confirm details with the town assessor's office.
What does a builder's warranty cover?
Coverage and length vary by builder, so read the warranty document before you sign the purchase agreement. Ask what's covered, for how long, and how claims are submitted. For questions about your legal rights, consult a Massachusetts real estate attorney.
Thinking About Buying New?
Let's talk through what you're looking for, which communities fit, and how to approach the builder — before you visit a model home. No pressure, just a clear plan.
Call or Text 978-394-6736 Email JimJim Armstrong · Armstrong Field Group · Aluxety Real Estate
228 Cabot St, Beverly, MA 01915