Temple new construction / BSW resident buyer intercept / Updated May 2026
Temple new construction without losing your buyer agent inside the model home.
Taylor Dasch with EG Realty helps BSW residents protect buyer representation before the first Temple model-home sign-in sheet. The verified 2025-05-08 to 2026-05-08 Temple MLS pull shows 468 new-construction footprint sales, 145 direct-capture events, and about $40M in direct-capture GMV. This page is for the 48-hour window after the first search and before the first model-home visit.
Why do BSW residents need a buyer's agent inside the Temple new-construction funnel?
Because the risk is not that Temple buyers stopped using buyer agents. The risk is that a BSW resident searches, clicks a builder page, schedules a model-home visit, and signs in before representation is documented. The verified MLS pull found 145 direct-capture new-construction events in Temple in 12 months, with about $40M in direct-capture GMV and an 87% leak rate in County View. The practical fix is simple: sign TREC Form 1502 before the first model-home visit and compare the builder's lender offer against outside options.
- 1,484 Temple homes sold in the verified 12-month MLS window.
- 468 were in the new-construction footprint.
- 145 were direct-capture events, equal to about 12 deals per month.
- County View had 13 leaks on 15 sold transactions, an 87% leak rate.
- The 48-hour window is the gap between search intent and unrepresented model-home registration.
Source: ground-truth-pack.md, Central Texas MLS export, 2025-05-08 to 2026-05-08; 48-hour window is the strategic inference documented in the same pack.
The market reality
The buyer-agent business is alive. The leak is concentrated inside the builder funnel.
The verified data does not say "buyers do not use agents." It says 323 of 468 new-construction footprint buyers did use outside buyer representation, while 145 were captured direct by the builder side. That is the lane this page is built to defend.
Top leakage subdivisions
Source: ground-truth-pack.md top leaking subdivisions table.
Builder-office leak rates
| Office | Sold | Leak | Leak rate |
|---|---|---|---|
| First Texas Brokerage-Temple | 27 | 13 | 48% |
| Kiella Homebuilders, LTD | 77 | 36 | 47% |
| Carothers Executive Homes | 32 | 10 | 31% |
| Stylecraft Brokerage, LLC | 69 | 20 | 29% |
| Vista Real Estate Group + locations | ~46 | ~12 | ~26% |
Source: ground-truth-pack.md listing-office and builder-office concentration tables. Vista segmentation is approximate in the source pack.
Why BSW residents specifically
A resident buyer has a compressed timeline, a lender file that needs nuance, and a high chance of touring before choosing representation.
Commute window
Planning ring: Hartrick Ranch and County View are the first 15-minute candidates to verify from the BSW Temple campus. The 25-minute ring likely expands to The Parks at Westfield, Tanglewood, The Terrace, and current Lennar inventory.
PGY income recognition
Resident income, contract start date, and physician-loan underwriting can change the answer. This page keeps the high-level path here and routes loan specifics to the physician-loan sibling page once that page is live.
Legal category correction
RESPA Section 8 + TREC §535.148 + TREC §535.155 + Texas DTPA §17.46 govern lender steering and builder-rep conflicts. Stark Law applies to physician self-referral for Medicare-billable services, not to real estate brokerage. Anyone invoking that statute to justify a required lender relationship for a BSW resident is legally confused.
Builder rep role
The builder's representative sells the builder's inventory. Your buyer agent documents your representation, compares lender options, reviews the lot and contract path, and keeps the first visit from becoming the builder's procuring-cause argument.
The 48-hour intercept
The leak usually happens before the buyer knows there was a fork in the road.
The pattern is not complicated: search, builder website, model-home appointment, sign-in sheet, lender handoff. The fix is also not complicated: sign the buyer representation agreement first, then tour.
Search
Resident searches Temple new construction or homes near Baylor Scott & White Temple.
Builder capture
The builder page asks for a tour, brochure, or inventory update.
Model-home visit
The sign-in sheet asks whether you have an agent. That answer matters.
Representation path
If TREC Form 1502 is signed before the visit, Taylor can document the buyer side up front.
Buyers miss this: signing in unrepresented at most builder model homes can void future buyer-agent representation on that property. The sign-in sheet is not a harmless guestbook.
Source: ground-truth-pack.md inferred funnel notes and builder-scorecard-v2-outline.md page 7 workflow.
The three-lender disclosure
No one-lender requirement. Compare the math.
A builder funnel often presents one lender path. Taylor's intake presents three options so the buyer can compare APR, points, rate-lock terms, and the actual value of any builder incentive.
Option 1: physician path
Matt Levant at Acre Mortgage for physician-loan and PGY-1 income-recognition review.
Option 2: VA path
Option 3: conventional path
Conventional with rate-lock options, outside-lender comparison, and normalized monthly-payment math.
RESPA Section 8 anti-kickback compliant. No lender is required to access any pricing or incentive on this page. Borrower's choice. Updated 2026.
The BRA workflow
Hard gate: sign TREC Form 1502 before the model-home visit.
Sign the BRA before you walk in.
TREC Form 1502 - Buyer Representation Agreement - documents Taylor Dasch with EG Realty as your buyer representative before the builder can mark you as unrepresented.
Disclose the BRA on the register.
Write "Represented by Taylor Dasch, EG Realty" on the model-home registration and let the builder rep know before the tour begins.
Run the lender disclosure.
Compare the builder lender, Matt Levant at Acre Mortgage where appropriate, a VA specialist if relevant, and conventional rate-lock options.
Tour, then write with documentation.
After the BRA and lender comparison are documented, Taylor can review the spec sheet, lot, incentive terms, closing date, and contract path before an offer is written.
Source: builder-scorecard-v2-outline.md page 7 buyer-rep playbook.
Builder Scorecard email gate
Get the Temple Builder Scorecard before the first model-home visit.
The scorecard compares builder-office leak concentration, subdivision risk, lender flexibility, BRA workflow, and the questions to ask before a builder rep treats you as unrepresented.
Taylor's Take
The builder visit is not the first step. It is step three.
Most BSW residents I talk to are not trying to beat a builder. They are trying to get settled, keep the payment clean, and avoid making a documentation mistake while they are working a demanding schedule. That is exactly why the first call matters.
If you already know the builder and subdivision, good. Send it over. I want to see the incentive, the lender quote, the lot, the tax stack, and whether the BRA is in place before anyone treats the sign-in sheet as the start of procuring cause.
The market data says this is catchable. Builders still work with outside buyer agents on most Temple new-construction deals. The buyer has to show up represented before the builder's file says otherwise.
FAQ
Questions BSW residents ask before touring Temple new construction.
Does signing the model-home register kill my buyer representation?
Yes, on most builder agreements it can. If you sign in as unrepresented, the builder may treat that visit as the start of its direct buyer file. Sign TREC Form 1502 first and write Taylor Dasch with EG Realty on the model-home register.
Do I need to use the builder's preferred lender to get the incentive?
No lender is required by this page, and the right answer depends on the total math. Compare the builder lender against Matt Levant at Acre Mortgage where the physician/PGY path matters, a VA specialist when relevant, and a conventional rate-lock option.
What is a TREC Form 1502 Buyer Representation Agreement?
TREC Form 1502 is the Texas buyer representation agreement. In this workflow, it is signed before the first model-home visit so the builder knows the buyer is represented before the tour begins.
Which Temple subdivisions are best for BSW residents on a 25-minute commute window?
Does my physician loan or PGY income work for new construction?
It can, but underwriting depends on contract start date, income recognition, reserves, and builder timeline. That is why the page uses a three-lender disclosure instead of pushing one lender path.
How does Taylor compare against the in-house Stylecraft, Kiella, Carothers, or First Texas rep?
The in-house representative sells that builder's inventory. Taylor represents the buyer side, compares lender options, documents the BRA before the visit, and reviews the contract path from the buyer's position.
Before the model-home visit
Taylor Dasch with EG Realty can review the builder path before the sign-in sheet controls the file.
Download the Builder Scorecard, send the subdivision you are considering, and get the BRA workflow in place before the first tour.
Taylor Dasch with EG Realty / Temple, TX / New-construction buyer representation for BSW residents.