SmartNewBuilds
Real-time research on builders, prices, and risks.
Powered by live data, grounded in calm.
Launching April 2026
Limited Early Access
You've found a home you love. Let's make sure it loves you back.
Buying a home should feel exciting, not overwhelming. We are 100% on your side, giving you the unbiased intelligence that commissioned sales agents won't. Sunny, your personal AI expert, gently guides you through every detail—HOA documents, builder contracts, market comparables, school districts—so you can breathe easy and move forward with confidence.
Upload your builder contract.
Get 3 red flags in 30 seconds.
Builder contracts bury risks in 50+ pages of fine print. Sunny spots them instantly.
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Born from personal experience.
When I bought my first new construction home, I was overwhelmed. The builder's contract was 47 pages of legal jargon. The HOA documents referenced bylaws I couldn't find. I had no idea if the $425,000 asking price was fair—were comparable homes really selling for that much?
I spent weeks trying to research everything myself. I paid a lawyer $800 to review the contract. I drove around the neighborhood on weekends looking at other new builds. I called the school district office. I read through hundreds of pages of documents, highlighting terms I didn't understand to Google later.
Even after all that work, I still felt uncertain. Did I miss something important in the HOA docs? Was I overpaying? Should I have negotiated harder for upgrades? The builder's sales rep was friendly but clearly working for them, not me.
I realized: first-time buyers need Sunny. An AI agent who works for you, not the builder. Someone who can instantly analyze documents, compare market data, evaluate builders, and provide unbiased insights—without the 3% commission that doesn't make sense for new construction where the builder handles everything.
That's why I built Smart New Builds. So you can make the biggest purchase of your life with confidence, clarity, and complete information.
— Chris, Founder | Austin, Texas
Smart New Builds
Document Intelligence
Our AI agents read and analyze complex legal documents so you don't have to.
- HOA document analysis with fee breakdowns
- Builder contract review and risk identification
- Automatic extraction of key terms and restrictions
- Plain-language summaries of legal jargon
- Red flag detection in fine print and special assessments
Market Intelligence
Know if you're getting a fair deal with comprehensive market analysis.
- Comparable sales analysis for your specific property
- Price per square foot benchmarking against similar homes
- Historical price trend analysis for the community
- Future appreciation predictions using ML models
- Builder pricing patterns and discount history
Location Intelligence
Deep neighborhood insights for the property you're considering.
- School district ratings and performance data
- Commute time analysis from your property
- Walkability and transit scores for the address
- Crime statistics and safety ratings
- Planned developments and infrastructure changes
Builder Analysis
Know who you're buying from with comprehensive builder intelligence.
- Builder reputation and quality scoring
- Historical defect and warranty claim rates
- Construction timeline reliability
- Customer satisfaction ratings
- Financial stability assessment
School Analysis
Comprehensive education insights for your specific address.
- Assigned school ratings and test scores
- Teacher-to-student ratios and class sizes
- Extracurricular programs and facilities
- School boundary verification for your address
- Future enrollment and capacity projections
Negotiation Assistant
AI-powered negotiation strategies based on this specific builder and property.
- Optimal offer price for this specific property
- Builder-specific incentive negotiation tactics
- Closing cost reduction strategies
- Contingency clause recommendations
- Upgrade negotiation leverage points
Your Journey to Closing
Smart Analysis
Sunny analyzes the property, builder reputation, and real comparable sales (Comps).
Document Radar
Sunny scans HOA docs and 50+ page contracts to find risks others miss.
Negotiation Strategy
Get a data-backed plan to lower the price or secure free upgrades.
Closing & Inspection
We guide you through inspection scheduling and the final closing timeline.
Who needs Sunny?
Whether you're buying your first home or your fiftieth, the risks are hiding in plain sight.
First-Time Buyers
Decoding the jargon. You've never seen an "escalation clause" before—we tell you if it's fair or if you should walk away.
Real Estate Agents
Supercharge your value. Don't just open the door—give your clients a 50-page legal audit instantly. Look like a genius.
Investors
Protecting ROI. We spot rental restrictions, hidden HOA caps, and delays that kill your cash flow before you sign.
"Can't I just ask
ChatGPT?"
Generic AI is like asking a poet to check your plumbing. It reads the words, but misses the danger.
Sunny is a specialized legal engine. We cross-reference clauses across documents, detect predatory patterns, and provide state-specific alerts that generic bots simply miss.
Be the first to find clarity.
The future of home buying arrives April 2026.