Frequently asked

Working with Kaz at Copper Heights

Do I work with you directly, or bring my own REALTOR®?

Either works. If you don't have a REALTOR®, work with Kaz directly — she's the Terrata sales counselor for Copper Heights and represents the seller (Terrata). Buyers without their own agent are welcome to work with her end to end. If you already have a REALTOR®, your agent registers you with Kaz before your first visit, and the builder pays the co-op commission to your agent's brokerage at close.

Does it cost me anything to have Kaz as the on-site counselor?

No. Terrata pays Kaz's compensation as the on-site rep. If you bring your own outside REALTOR®, the builder also pays the published co-op directly to your agent's brokerage at close.

Do I have to register before my first visit?

If you're coming with your own REALTOR®, yes — the builder will only pay co-op if your agent has registered you in writing before your first sales-office visit. If you're coming without an agent, just call Kaz first so she's expecting you and the tour is structured around what you actually need to see.

Can I tour without an appointment?

Yes. The Copper Heights sales office is open 7 days/week, 10 AM to 6 PM. Walk-ins are welcome.

The buying process

How long does it take to build a new home at Copper Heights?

Move-in-ready inventory closes in 30 to 60 days. Build-to-order homes run six to twelve months from contract to close, sometimes longer when weather, permitting, or supply chains slip the schedule. Kaz tracks the timeline against the contract and flags slippage early so close dates and lease end dates can be coordinated.

Do I need a pre-approval before touring?

Not on the first walk. The first tour is a research visit. Before the second visit, when contract conversations start, you'll want a pre-approval from your own lender. The builder will offer the affiliated lender's pre-approval too. Bring both.

I already visited Copper Heights without telling anyone. Is it too late to bring my agent?

It depends. Builder representation rules vary by phase and by recency of contact. Tell Kaz exactly what happened on the first call — she can check whether your outside REALTOR® can still be added to the registration, or whether the only path forward is working with Kaz directly.

About Copper Heights

Is Terrata the same as LGI Homes?

Terrata is LGI's higher-tier brand. Same parent company, larger floor plans, more standard finish content per square foot. Different model-home aesthetic. If you've shopped LGI before, walking Copper Heights will feel familiar with a step-up on the included package.

What's included at Copper Heights?

Quartz countertops, black stainless KitchenAid appliances, 42-inch cabinets with crown molding (the Columbia spec is 48-inch uppers), and luxury vinyl plank flooring as standard at the base price. Terrata calls this their "CompleteHome" approach — generous baseline, less customization at the design center.

What school district is Copper Heights in?

North Clackamas School District (NCSD). Specific elementary assignment depends on the address — NCSD covers a wide geography and assignments vary between Milwaukie, Happy Valley, and surrounding areas. Verify directly with the district before assuming.

What's the HOA at Copper Heights?

There is an HOA covering common areas, the park, and landscape maintenance. Exact monthly dues should be confirmed at contract. Our HOA reality check covers the longer-term dynamics in master-planned communities.

Are there move-in-ready homes at Copper Heights?

Usually yes — the Terrata model favors finished inventory. Ask Kaz what's listed as move-in this week.

Money, financing, and incentives

Should I use Terrata's lender or my own?

Run the math both ways. Terrata's affiliated lender offers an incentive — closing-cost credit, rate buydown, or both — only if you finance with them. Sometimes that incentive is real money; sometimes their rate is high enough the credit washes out over the loan term. Get a Loan Estimate from the builder's lender plus at least one independent lender, then compare APR over your expected hold. Kaz can help with the comparison.

Can I negotiate the price?

Base prices on standing inventory are firm. Lot premiums, design-center upgrades, and incentive packages have room to move, especially late in a phase when remaining inventory is small. Closing-cost credits and rate buydowns are the typical levers — the on-site office doesn't volunteer all of them, but Kaz can ask.

What's a rate buydown and is the advertised rate the real rate?

A rate buydown reduces your interest rate either temporarily (the first one or two years, then it resets upward to the full note rate) or permanently (entire loan term). Builder advertising often features the year-one rate — the lowest number — without prominently noting later resets. Read the full Loan Estimate before signing. Ask Kaz to compare year-one, year-two, and year-three payments side by side.

What's a lot premium and is it worth paying?

A lot premium is the additional charge for a specific lot above the base plan price. The premium reflects what makes that lot more desirable — bigger size, walk-out basement potential, view, privacy, corner location, solar orientation. Some premiums hold value at resale; others are mostly marketing. Walk the actual lot before paying a premium for it.

Warranties, inspections, design center

What is the 1-2-10 warranty?

An industry-standard builder warranty: year one covers workmanship and materials (broadest coverage), year two covers major mechanical systems (plumbing, electrical, HVAC), years three through ten cover major structural defects only. Cosmetic and most non-structural issues drop out after year one. Do the 11-month walkthrough before the workmanship year closes — that's the formal mechanism to capture year-one defects in writing.

What is a pre-drywall inspection and do I need one?

A third-party inspection done after framing and rough-ins but before insulation and drywall. It's the last chance to see what's inside the walls. Catches missing headers, crushed HVAC ducts, vapor barrier gaps, bath fans vented into the attic, electrical issues. Cost: $300 to $600. Worth it on every new build.

What is the design center and what does it cost?

The design center is where build-to-order buyers select cabinet finishes, countertops, flooring, paint, structural options, and pre-wires. Builders make a meaningful share of margin in the design center — many options are priced at 2 to 4 times retail-plus-install cost. Pre-wires and structural changes are usually worth doing at the design center; many cosmetic upgrades are cheaper post-close.

About Kaz

Who is Kaz?

Karena Kaz Arianna-Zhian, licensed Oregon REALTOR® (Oregon Real Estate License #201210282), member of the National Association of REALTORS®. On-site sales counselor at Terrata Homes' Copper Heights community in Milwaukie, Oregon. KAZ is both her middle name and her brand initials (K from Karena, A and Z from Arianna-Zhian).

I'm relocating from out of state. Can Kaz help before I arrive?

Yes. Most first conversations with relocating buyers happen by phone or video while the buyer is still in their current city. By the time you land in Oregon for the house-hunting trip, the floor-plan tour is scheduled and the right inventory is queued up.

For outside REALTORS®

Can outside REALTORS® register their buyers with Kaz?

Yes. Outside REALTORS® whose clients are interested in Copper Heights register their buyer through /agents/register/ before the first sales-office visit. The builder pays the published co-op commission directly to the registering brokerage at close.

Does Kaz take a cut of the co-op commission?

No. Terrata pays both sides. The outside REALTOR® who registers their buyer through Kaz collects the full published co-op from Terrata at close.