10 Questions to Ask Before Buying at Edgewater (That Most Buyers Forget)

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The Buyer's Dilemma

You're excited. You love the community. The sales rep is friendly. The model home is gorgeous.

But you're also nervous. You don't want to ask a "stupid question" and look uninformed.

Here's the truth: There's no such thing as a stupid question when you're spending $300,000.

In fact, the buyers who regret their purchases later are the ones who didn't ask questions upfront.

I've seen buyers who wish they'd asked about HOA fees, or neighborhood restrictions, or lot drainage, or a hundred other things.

Here are the 10 questions that separate smart buyers from regretful ones.

Question 1: What's Included in the Base Price? (What Will I Be Surprised By?)

Why it matters:

The base price looks attractive: $250,000 for a 3,000 sq ft home.

But then you realize:

Landscaping is extra ($5,000)

Garage flooring is extra ($1,500)

Exterior lighting package is extra ($2,000)

Lots have premium charges ($15,000 for a golf-view lot)

Suddenly, your "$250,000 home" is $275,000+.

What to ask:

"What does the $250,000 include, and what will likely be extras?"

Get a detailed breakdown:

✓ Roofing, siding, windows (included) ✓ HVAC, plumbing, electrical (included) ✗ Landscaping (extra) ✗ Premium lot fees (extra)

✗ Garage flooring (extra)

Pro tip: Ask for comparable recent closings. "What did the last 5 homes cost at final closing?" This gives you a real picture.

Question 2: What Are the HOA Fees, and What Happens If They Increase? (What Am I Really Paying?)

Why it matters:

HOA fees start at $300/month. Sounds reasonable.

But in 10 years, will they be $450/month?

And what happens if the community decides to build a new $10M clubhouse? Does your HOA fee jump to $600/month?

What to ask:

"What are the current HOA fees? Broken down by neighborhood?"

"What does the HOA fee cover? Specifically."

"What's the history of HOA fee increases? Average % per year?"

"Are there planned capital improvements coming (that might increase fees)?"

"What happens if the HOA needs a special assessment?"

The Real Scenario:

Your home purchase includes a $350/month HOA fee.

In Year 3, the community decides to build the new Paddle & Racquet Club (coming soon). The HOA fee increases $100/month to cover the debt service.

This isn't a surprise at Edgewater—it's planned. But some buyers think their HOA fee is fixed for life. It's not.

Pro tip: Get the HOA financials. Ask to see the 5-year budget plan. If major improvements are coming, you'll know the fee will increase.

Question 3: Can I Choose My Lot? (Or Does the Builder Pre-Assign?)

Why it matters:

Some builders give you first pick. Some assign lots in order (you get whatever's next).

The difference is huge. A golf-course-adjacent lot might be $20,000 more than a back-lot, but it's worth it to you.

Or maybe you want a wooded lot for privacy, and the builder wants to give you the most exposed lot (easier to build first).

What to ask:

"Do I select my lot, or does the builder assign it?"

"If there are premium lots (water view, golf view), how are those allocated?"

"What are the premium lot fees by location?"

"Can I request a specific orientation (morning sun, privacy, etc.)?"

"Are there any lots you'd recommend avoiding? Why?"

The Real Scenario:

You pick a golf-view lot in The Links. It's $450,000 base + $25,000 lot premium = $475,000 total.

You could have taken the back-lot for $450,000. You paid $25,000 for a view.

Was it worth it? That's your call. But at least you had the choice.

Question 4: What's the Exact Build Timeline? (And What Are the Penalties if It's Late?)

Why it matters:

You're selling your current home. The closing is March 1st. You need your new home by then.

The builder says "4-6 months from contract." But what does that really mean?

Does it mean: 4-6 months from contract signing? 4-6 months from lot clearing? 4-6 months from permit approval?

4-6 months if there are no weather delays?

And what if construction takes 7 months? Are you homeless for a month? Does the builder pay for your temporary housing?

What to ask:

"What's the estimated start date and completion date?"

"What factors could delay the timeline? (weather, supply chain, inspections, etc.)"

"If construction delays exceed 30 days, what's the builder's responsibility? (Temporary housing? Rent payment?)" "What contingencies might push the timeline back?"

"Can I get a fixed completion date in writing?"

Pro tip: Don't rely on the builder's promise. If your timing is tight, have a backup plan (extended rental, staying with family, etc.).

Question 5: What Warranties Are Included? (What Happens if Something Breaks?)

Why it matters:

New construction warranties vary wildly:

Some builders offer 1-year only (you're on your own after that)

True Homes offers 1-year workmanship, 2-year systems, 10-year structural

Some warranties have huge exceptions ("electrical issues after 1 year are not covered")

If the HVAC fails in year 2, is it covered? Or is that your problem?

What to ask:

"What's covered in the 1-year warranty? Specifically. Provide a list."

"What's covered in the 2-year systems warranty? What's NOT covered?"

"What's covered in the 10-year structural warranty? Exactly?"

"Are there exclusions I should know about? (Cosmetic issues, owner-caused damage, etc.)"

"How do I make a warranty claim? What's the process?"

"What if an issue is borderline between 'cosmetic' and 'defective'? Who decides?"

The Real Scenario:

Your HVAC stops working in Month 18. Is it covered?

If it's a manufacturing defect, yes (2-year systems warranty).

If it's a maintenance issue (you didn't change filters), no (your responsibility).

At least you know going in.

Question 6: Can I Make Changes During Construction? (And What Will It Cost?)

Why it matters:

You're 3 months into construction. You realize you hate the paint color you picked.

Can you change it? Sure. But it might cost $2,000 and delay your move-in by 2 weeks.

Or maybe you realize you want to extend the master bathroom. Structural changes mid-build are expensive (labor, rework, delays).

What to ask:

"Until what date can I make design changes? (Usually Month 2-4)"

"After that date, what changes are possible? And at what cost?"

"Structural changes during construction—what's the cost, timeline, and approval process?"

"Cosmetic changes (paint, fixtures, finishes)—what's the cost?"

"What changes are impossible after a certain point?"

Pro tip: Get your design locked in by Week 6. Changes after that cost exponentially more.

Question 7: What Are the Property Taxes? (What Will I Actually Owe?)

Why it matters:

Lancaster County property taxes are lower than Mecklenburg County (Charlotte), but they still exist.

A $350,000 home might have $3,500-$4,000 annual property taxes.

If you're moving from Charlotte where you paid $5,000/year, you're actually saving $1,000-$1,500 annually.

But you need to budget for it.

What to ask:

"What are the estimated annual property taxes for my price point?"

"How is the assessed value calculated? (On construction cost, or market value?)"

"When do property taxes typically increase after purchase? (Some counties reassess immediately, others wait years)"

"Are there any property tax breaks for new construction? (Some counties offer incentives)"

"What's the tax rate trend? Has it increased historically?"

Pro tip: Talk to your lender about property taxes. They'll include it in your mortgage payment (escrow), so you're aware of the total monthly cost.

Question 8: Is There Boat Slip Access at the Marina? (Or Is There a Waitlist?)

Why it matters:

You're buying at Edgewater because of the lake and the marina.

But what if there's a 2-year waitlist for slips?

What if slips are $3,000/year (on top of your HOA fee)?

What if you can only get 3 months per year because residents rotate?

What to ask:

"How many boat slips are available? How many residents?"

"Is there a waitlist? How long?"

"What's the annual cost for a slip? Is this included in HOA or separate?"

"What are the size restrictions? (Can you fit a 30-foot boat?)"

"What's the access schedule? Can I use it year-round or seasonal?"

"Is there kayak/canoe storage included? Any cost?"

"What about RV/camper storage? (Separate amenity, separate cost)"

The Real Scenario:

You buy a home thinking you'll keep your boat there.

You find out: $400/year HOA + $3,000/year slip rental = $3,400 annually just to keep the boat.

Plus you're on a 18-month waitlist for a slip.

If you'd known this upfront, would you have made a different choice? Maybe not, but at least you would've known.

Question 9: What Are the Neighborhood Restrictions? (What Can't I Do?)

Why it matters:

HOA CC&Rs (Covenants, Conditions & Restrictions) govern what you can and cannot do on your property.

Can you paint your house any color? Not always.

Can you install a hot tub? Probably not.

Can you have chickens? Check the rules.

Can you put up a basketball hoop? Depends on the neighborhood.

These restrictions vary by neighborhood at Edgewater.

What to ask:

"Provide me a copy of the CC&Rs for my neighborhood"

"What are the most common restrictions? (Color, landscaping, structures, pets)"

"What require ARC (Architectural Review Committee) approval?"

"What are the penalties for violations? (Fines? Must remove? Court action?)"

"How strictly are these enforced? (Some neighborhoods are relaxed, others strict)"

Pro tip: Read the entire CC&R document. It's boring but crucial.

Question 10: Who Represents Me in This Transaction? (And What's Their Incentive?)

Why it matters:

The builder's sales rep works for the builder.

The builder's loan officer works for the builder.

The builder's title company might be builder-affiliated.

None of them work for you.

Your mortgage lender wants you to close (they get the loan origination fee).

Your title company wants to close fast (they get the fee).

You need someone whose only interest is protecting your interests.

What to ask:

"Should I have a buyer's agent represent me? (Answer: YES. It's free for you.)"

"Should I have a real estate attorney review my contract? (Answer: YES. Worth $300-$500.)"

"Can I use my own lender or title company? (Answer: Usually yes, though builder might resist.)"

"What are the conflicts of interest I should know about?"

"Who should I call if something goes wrong during construction?"

The Reality:

You're signing a legal contract for $350,000.

You wouldn't go to court without an attorney.

You wouldn't buy an investment property without an advisor.

So why would you buy a home without representation?

Get a buyer's agent and an attorney. It's the best $500 investment you'll make.

The Master Question: Am I Making This Decision for the Right Reasons?

Before you ask the 10 questions above, ask yourself this one:

"Am I buying this home because I love living here? Or because I'm pressured by a salesman, or afraid of missing out, or making an emotional decision?"

If you're buying for love of the community, the amenities, and the lifestyle: These questions ensure you're making a smart decision.

If you're buying for FOMO or pressure: Even good answers to these questions won't help.

Buy Edgewater because you genuinely want to live here. Then use these questions to ensure you're doing it smartly.

The Buyer's Mindset

Smart buyers ask questions. They don't apologize for it. They don't worry about looking uninformed.

They recognize that a $350,000 decision deserves diligence.

Be a smart buyer. Ask the questions. Get the answers in writing. Then make your decision confidently.

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10 Questions to Ask Before Buying at Edgewater (That Most Buyers Forget)