Who do you represent in this transaction?

Ask it first and ask for the answer in writing. In North Carolina agency has a specific legal meaning, and the onsite agent at Annandale is paid to sell Annandale.

What is the due diligence fee here, and is any of it credited at closing?

The due diligence fee is nonrefundable and goes to the seller. Get the number, and get it before you fall for the plan.

Is the lot premium inside the base price or on top of it?

On a corner, a cul-de-sac, or anything backing to trees, assume it is on top of the base price until you are told otherwise in writing.

What is standard at this price and what is an upgrade?

Ask specifically about flooring, cabinets, countertops, trim, and the garage. The model home is built to sell, not to spec.

What is the build timeline, and what happens if it slips past my rate lock?

Put the builder's answer next to your lender's lock expiry and see whether the two agree. A due diligence contract has no financing contingency.

What do I give up by not using your preferred lender?

Builder incentives are often tied to financing. That is legal and common — you just need the number so you can compare it against a better rate elsewhere.

Can I bring my own inspector, and at which stages?

Pre-drywall and final are the two that matter. A yes here tells you something about the builder.

What are the HOA dues, what do they cover, and what is still to be built?

In an actively building community, the amenity you are buying for may be three phases out.

What is the warranty, and who honors it?

One year, two, ten — and whether it is the builder or a third-party administrator answering the phone in year three.

Garner new construction

New Homes in Annandale, Garner NC

Annandale is a new-construction community in Garner, Wake County, North Carolina, built by Adams Homes and Lennar. Active homes run from $424,990 to $587,895, with 11 homes selling now. It is one of 11 production new-construction communities we track in Garner. Tim M. Clarke represents the buyer here, never the builder.

Annandale at a glance
Town	Garner
County	Wake County
Community type	New construction
Builders	Adams Homes and Lennar
Price band	$424,990 to $587,895
Status	11 active homes

Touring Annandale? The model-home agent represents the builder.

The agent in the sales office at Annandale, Garner is paid to sell that builder's homes and to protect that builder's contract. Tim M. Clarke represents the buyer instead: he reads the contract, the lot premium and the upgrade list with you, and stands in on the walkthroughs. Bring him on your first visit, before you sign a registration card.

Talk to Tim M. Clarke before you tour, or start with New construction in Garner.

Tim M. Clarke is a licensed North Carolina real estate broker, NCREC license #261118.

Homes for sale now in Annandale

$444,99055 E Stanton Street, Garner, NC 27529, Garner NC 27529

4 beds · 3 baths · 2,472 sq ft

Listed by Lennar Carolinas LLC

$454,99037 E Stanton Street, Garner, NC 27529, Garner NC 27529

5 beds · 3 baths · 2,619 sq ft

Listed by Lennar Carolinas LLC

$459,900595 Ravensworth Drive, Garner, NC 27529, Garner NC 27529

4 beds · 3 baths · 2,316 sq ft

Listed by Adams Homes Realty, Inc

$489,90060 Newport Landing, Garner, NC 27529, Garner NC 27529

5 beds · 4 baths · 2,989 sq ft

Listed by eXp Realty, LLC - C

$534,990172 Fairbanks Avenue, Garner, NC 27529, Garner NC 27529

4 beds · 3 baths · 3,209 sq ft

Listed by Lennar Carolinas LLC

$529,990181 Stoddard Lane, Garner, NC 27529, Garner NC 27529

5 beds · 4 baths · 3,006 sq ft

Listed by Lennar Carolinas LLC

$454,99044 Stoddard Lane, Garner, NC 27529, Garner NC 27529

4 beds · 3 baths · 2,472 sq ft

Listed by Lennar Carolinas LLC

$470,99018 Stoddard Lane, Garner, NC 27529, Garner NC 27529

5 beds · 3 baths · 2,619 sq ft

Listed by Lennar Carolinas LLC

$576,895163 Stoddard Lane, Garner, NC 27529, Garner NC 27529

5 beds · 4 baths · 3,507 sq ft

Listed by Lennar Carolinas LLC

$593,895205 Stoddard Lane, Garner, NC 27529, Garner NC 27529

5 beds · 4 baths · 3,507 sq ft

Listed by Lennar Carolinas LLC

$469,99090 Stoddard Lane, Garner, NC 27529, Garner NC 27529

5 beds · 3 baths · 2,619 sq ft

Listed by Lennar Carolinas LLC

$424,99068 Stoddard Lane, Garner, NC 27529, Garner NC 27529

3 beds · 2 baths · 1,814 sq ft

Listed by Lennar Carolinas LLC

What Adams Homes and Lennar are building in Annandale

Adams Homes and Lennar are both building in Annandale, 11 homes between them from $424,990 to $587,895. Two builders in one community means two contracts, two warranties, and two sets of standard inclusions — comparing them is the whole job. That is above the $418,800 midpoint for Garner new construction. At this end the base price buys more, and so does the upgrade list — structural options, lot premiums, and design-center selections move a contract by six figures. The higher the number, the more a second set of eyes on the contract pays for itself. At 11 homes available, Adams Homes is carrying real standing inventory in Annandale — the one condition where a builder will move, and usually on closing costs and incentives before base price.

Before you register at the model home

No builder can stop you from bringing your own agent — that choice is yours and it stays yours. Lennar's published Broker Participation Policy is specific: your agent must be registered at your FIRST contact and must accompany you on your first visit. Registration lasts 60 days. Miss that window and the recognition is gone for this purchase. The person in the model home has no reason to raise it.

What to ask before you sign in Annandale

Take these to the model home. The answers are all reasonable to ask for in writing.

Who do you represent in this transaction? Ask it first and ask for the answer in writing. In North Carolina agency has a specific legal meaning, and the onsite agent at Annandale is paid to sell Annandale.
What is the due diligence fee here, and is any of it credited at closing? The due diligence fee is nonrefundable and goes to the seller. Get the number, and get it before you fall for the plan.
Is the lot premium inside the base price or on top of it? On a corner, a cul-de-sac, or anything backing to trees, assume it is on top of the base price until you are told otherwise in writing.
What is standard at this price and what is an upgrade? Ask specifically about flooring, cabinets, countertops, trim, and the garage. The model home is built to sell, not to spec.
What is the build timeline, and what happens if it slips past my rate lock? Put the builder's answer next to your lender's lock expiry and see whether the two agree. A due diligence contract has no financing contingency.
What do I give up by not using your preferred lender? Builder incentives are often tied to financing. That is legal and common — you just need the number so you can compare it against a better rate elsewhere.
Can I bring my own inspector, and at which stages? Pre-drywall and final are the two that matter. A yes here tells you something about the builder.
What are the HOA dues, what do they cover, and what is still to be built? In an actively building community, the amenity you are buying for may be three phases out.
What is the warranty, and who honors it? One year, two, ten — and whether it is the builder or a third-party administrator answering the phone in year three.

How Garner new construction compares

We track 11 production new-construction communities in Garner. Across them the middle of the market sits at $418,800, with active inventory from $260,000 to $587,895. Annandale sits above that middle.

That spread is the argument for touring more than one. The onsite agent at Annandale is paid to sell Annandale, and will not walk you through the three others in Garner where your money buys a different lot, a different plan, or a shorter build. We will.

Talk to Tim's team before your first visit

Get a buyer-side plan in place before you register, tour the model, or sign the builder's paperwork.

Schedule a home consultation