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Buy a new build home without a realtor

The bot searches builder inventory for homes that fit your list, drafts price negotiation emails for you to approve, and asks the builder to pass on the incentives it would pay a buyer's agent.

Get the prompt

Paid For Itself

What people saved

Served by Grok Bot

First year, 1 case $5,000

1 of 1 case report a saving.

As people report it

  1. Get these ready

    • Your must-haves, budget and target areas
    • An email address the bot can draft from
    • Your loan preapproval, if you have one

    Check first: Check your lease terms and any fees for changing or ending it before you agree to anything.

  2. Give the bot this prompt

    To Grok Bot STARTING PROMPT, ADAPTED

    I'm looking for a new build home with [beds, baths, area, budget, move in date]. Search builders' current inventory homes and list the ones that fit, with price, incentives and HOA. For each one, work out the 5 and 10 year cost with tax, HOA and any rate buydown. Then draft emails to the builder asking for a lower price and for the buyer's agent commission or bonus to be credited to me, since I have no agent. Don't send anything, sign anything or share my financial details without asking me first.

    Written for this site from what the cases below did. It is a starting point, not a prompt anyone posted. Fill in the parts in brackets.

  3. Stay close for these

    • Approve every email before it goes out
    • Tour the home and sign the contract yourself
    • Check that the incentives are written into the contract
    • Handle the lender and closing documents

    Worth watching for

    • Builders may refuse to credit the agent's commission to a buyer with no agent
    • Incentives often depend on using the builder's lender or closing by a deadline
    • With no agent, nobody checks the contract for you
    • The saving isn't real until it shows on the closing statement

What people got

How we label cases

Done

1 case Show