Thinking of Buying New Construction in Central Florida? Read This First

There’s something magical about walking into a brand-new home — the fresh paint, sparkling appliances, and that “no one’s lived here before” feeling. But while buying new construction has its perks, it also comes with some lesser-known costs and decisions that can catch buyers off guard.

Whether you're eyeing new builds in Lake Nona, Apopka, Winter Garden, or Davenport — here’s what most buyers don’t find out until it’s too late:

1. Closing Costs Are Higher Than Resale — Even With Incentives

Builders love to advertise things like “$15,000 in closing cost assistance!”... and while that sounds like a major win (and lots of times it is), there’s something they’re not telling you.

New construction closing costs are typically higher than resale homes. Why?

• Builders often shift fees that the seller would normally pay — like the owner’s title policy — to you, the buyer.

• Some “assistance” only applies to specific homes or timelines — so it’s not always a universal benefit.

2. You Can Get a Home Inspection — And You Should

Yes, it’s a brand-new home. But that doesn’t mean it’s perfect. Builders are working fast, and mistakes happen — missing insulation, cracked roof tiles, or improperly wired outlets, are more common than you’d think.

I highly recommend getting a third-party home inspection before closing.

But here’s the catch:
🛑 Some builders don’t allow outside inspections.
If that’s the case, you’ll have to rely solely on your walkthrough, your own eyes, and any issues you discover after moving in.

The good news? Most builders offer a 1-year warranty on the entire home
The bad news? It’s up to you to find those issues and submit warranty claims in time.

That’s why I recommend:

• Doing a full walkthrough the week of closing

• Creating a punch list of issues

• Scheduling a private inspection whenever the builder allows — even if it’s after move-in

3. What You See in the Model Home Isn’t Always What You Get

Those beautiful pendant lights, accent walls, and glass-paneled showers? Often upgrades.

When you build from scratch, it’s easy to go over budget by customizing every little thing. And when buying a quick move-in home, you’ll want to understand exactly what’s included — and what’s not.

Don’t worry — I’ll help you stay within your budget and still get a home that feels like you.

4. Understand the HOA and CDD Fees

Most new communities in Central Florida have HOA fees. Some also have CDD fees (Community Development District) which help pay for infrastructure like roads and sewers.

These monthly or yearly costs can add up, so it’s important to:

• Ask what the fees cover (maintenance, amenities, etc.)

• Know when they’re due

• Understand how long the CDD will last (some are 20+ years)

5. Get Clear on Your Timeline

Some homes are move-in ready. Others may take 6 to 10 months or longer to build — especially if permits or materials are delayed. I’ll help you plan around your lease, financing timelines, and any other life events to make it all feel seamless.

6. Always Bring Your Own Realtor (Hi, that’s me!)

The friendly sales rep in the model home works for the builder — not for you. And if you don’t bring your own agent during your very first visit, some builders won’t let you have one later.

As your buyer’s agent, I’m there to:

• Decode builder contracts (they’re different from resale homes)

• Ask questions you wouldn’t think to ask

• Keep your best interests at the center of the deal

Having your own representation costs, many times, cost you nothing — the builder pays my commission. So why not have someone experienced in your corner?

Bonus: Let’s Tour Smarter, Not Just Harder

Model homes are meant to dazzle you. I’ll help you look past the sparkle and focus on:

• How the layout works for your lifestyle

• Resale potential in that community

• What builder incentives are actually worth it

Ready to Tour New Construction Homes?

If you’re considering buying a brand-new home in Central Florida, don’t go it alone. Builders have professionals looking out for them — you should too.

📲 Email or text me anytime to start your new construction journey.
We’ll make sure you get the best home, the best value, and the best support from day one.