New construction is appealing for obvious reasons. Everything is brand new. You get to choose your finishes. There are no previous owners, no deferred maintenance, and the home comes with a builder warranty. In Central Florida, new construction communities have expanded dramatically over the past decade, giving buyers more options than ever.
But buying new construction is not the same as buying a resale home, and there are things the builder’s sales team will not necessarily volunteer. Here is what you should know before you sign anything.
The builder’s agent works for the builder
When you walk into a new construction sales office, the agent sitting across from you represents the builder, not you. They are there to sell homes and protect the builder’s interests. They are friendly and helpful, but their job is not to advocate for you.
This is why having your own real estate agent when buying new construction is so important. A good buyer’s agent can review contracts, negotiate on your behalf, identify red flags in the fine print, and make sure you understand what you are actually agreeing to. In most cases, the builder pays the buyer’s agent commission, so this representation costs you nothing.
Builder contracts heavily favor the builder
New construction contracts are written by the builder’s legal team and they are designed to protect the builder. Timelines, price increases, deposit terms, and cancellation policies are often structured in ways that are less favorable to buyers than a standard resale contract.
Read everything carefully. Pay particular attention to what happens if the builder delays your closing, what your options are if you need to back out, and whether the price is locked or subject to change. Your agent can help you understand what is negotiable and what is standard.
The base price is rarely the final price
The price advertised for a new construction home is typically the base price, which is the home with standard finishes and no upgrades. By the time most buyers finish selecting flooring, cabinets, countertops, fixtures, and options, the price has increased significantly.
Go into the design center process with a clear budget in mind and try to stick to it. Some upgrades add real value to the home. Others are things you could do yourself after closing for less money. Your agent can help you think through which selections are worth the premium.
New construction does not mean no inspection
Many buyers skip the home inspection on new construction because they assume a brand new home has no issues. This is a mistake.
New construction homes can have construction defects, code violations, and quality control issues. A pre-closing inspection by an independent inspector gives you the opportunity to identify any problems before you take possession and while the builder is still responsible for fixing them. It is one of the best investments you can make in the new construction process.
Build timelines are estimates
When a builder tells you your home will be ready in a certain number of months, treat that as an estimate, not a guarantee. Supply chain issues, weather, labor availability, and permitting delays can all push timelines back.
If you are selling a home or ending a lease in coordination with your new construction closing, build flexibility into your plans. Have a backup option for temporary housing if your closing is delayed.
Understand the community before you commit
New construction communities in Central Florida are often still being built when you purchase. The community you move into may look and feel different from the one you were shown in the sales office when all the homes around you are finished and the landscaping has matured.
Ask about the total number of homes planned, how long construction is expected to continue, and what commercial development is planned nearby. Understanding the full picture of what the community will become helps you make a more informed decision.
Builder incentives come with conditions
Builders often offer incentives like closing cost contributions, free upgrades, or rate buydowns, particularly toward the end of a sales phase. These incentives can be genuinely valuable, but they often come with conditions attached, including requirements to use the builder’s preferred lender.
Using a builder’s preferred lender is not always a bad choice, but compare their rates and terms against the market before you commit. Your agent can help you evaluate whether the incentive is worth the condition attached to it.
Florida-specific considerations
New construction in Florida comes with specific considerations including homestead exemption eligibility, CDD fees in many communities, and the importance of understanding your HOA documents before you close. Community Development District fees can add significantly to your annual costs and are not always prominently disclosed in the initial sales conversation.
Ask about CDD fees directly and make sure you understand the full cost of ownership before you fall in love with a floor plan.
Thinking about buying new construction in Central Florida? We can help you navigate the process, review your contract, and make sure you are protected every step of the way.
