New Construction Buyer's Guide

Know What You're Buying

Two Types of
New Construction

Not all new construction is created equal. Understanding the difference between community/production builds and standalone custom builds changes everything about how you approach the purchase.

Planned Communities & Production Builders

Large builders like D.R. Horton, Lennar, Pulte, and Meritage develop entire neighborhoods with pre-designed floor plans, standard finishes, and a structured upgrade process. You're selecting a plan and lot, not designing a home. These communities often include amenities, HOAs, and CDD fees. The sales rep at the model home represents the builder — not you.

Custom & Semi-Custom Standalone Builds

A standalone build on a purchased lot with a custom or semi-custom builder gives you more design control but requires more involvement, more time, and typically more complexity. You're managing a land purchase, a construction loan (or builder financing), and a build contract — three separate transactions that all need to align.

Critical: The Builder's Agent Works for the Builder

When you walk into a model home and the sales representative greets you warmly, shows you around, and hands you paperwork — that person works for the builder. Their legal obligation is to the builder. They are not your advocate. Having your own agent costs you nothing (builder typically pays), and gives you someone legally obligated to protect your interests through every phase of the transaction. Never sign a builder contract without representation.

The Gulf Coast New Construction Market
New construction is everywhere — and not all of it is a good deal.
The Gulf Coast has seen significant new construction activity from Spring Hill through Sarasota. Some communities represent excellent value — modern construction, better insurance outcomes, community amenities, and builder incentives that effectively reduce your cost. Others carry high CDD fees, HOA restrictions, and limited resale comparables that can make them harder to sell later. I evaluate every community from both a lifestyle and investment perspective.

Planned Communities

Buying in a
Community

Production builder communities offer a streamlined process — but streamlined for the builder, not necessarily for you. Here's how to navigate it with your interests protected.

Most builders require your agent to be registered on your first visit to the community in order to pay co-op commission. If you visit a model home without registering your agent first, you may forfeit your right to representation — or your agent may not be compensated. Call me before you walk into any model home so we can handle this correctly from the start.

Understand What You're Actually Choosing

You're selecting a floor plan, a lot, a structural option package, and a design center package. Base prices look appealing — but the finished home with the upgrades most buyers want typically runs 15–30% above the base price. Get a realistic total cost estimate before you fall in love with a base price.

→ Lot premium (corner, preserve view, larger lot) — $5,000–$50,000+

→ Structural options (extra bedroom, 3-car garage, bonus room) — $10,000–$40,000+

→ Design center upgrades (flooring, cabinets, counters) — $15,000–$60,000+

→ CDD fees (Community Development District) — often $1,500–$4,000/year added to tax bill

Negotiate — Yes, You Can

Builders negotiate differently than individual sellers. They rarely move on base price (it affects appraisals on other units in the community), but they frequently offer: closing cost contributions, free upgrades from the design center, rate buy-downs through their preferred lender, appliance packages, or fence/landscaping incentives. I know how to ask for what's actually on the table.

Review the Contract — It's Not Standard

Builder contracts are written by the builder's attorneys to protect the builder. They are not the standard FAR/BAR Florida contract you see in resale transactions. Key areas to scrutinize: change order provisions, closing date flexibility (builders often have 6–12 month windows), what happens if you can't close, and warranty terms. I walk through every builder contract with buyers before they sign.

Get an Independent Inspection — Even on New Construction

New construction has inspections built into the process — municipality framing, MEP, final — but these are minimum code inspections. They are not the same as having a licensed home inspector who is working for you. A new construction inspection before drywall goes up (rough-in inspection) and again before closing can catch issues that pass code but will cause problems later.

Builder's Lender vs. Your Own Lender

Builders offer incentives to use their preferred lender — often 2–3% of purchase price in closing costs or rate buy-downs. These can be significant. But their lender's rates and fees may not be the best available. Compare both options with an independent mortgage professional who can show you the true cost difference before you decide.

Custom & Standalone Builds

Building on
Your Own Lot

Buying land and building a custom or semi-custom home is the most control you'll have over your space — and the most complexity you'll navigate. It's a rewarding process when managed correctly.

The Land Purchase

Before you build, you need a lot. Lot purchases on the Gulf Coast require due diligence that goes beyond a standard home purchase: zoning verification, utility availability (septic vs. sewer, well vs. municipal water), flood zone designation, setback requirements, soil conditions, and deed restrictions. A buildable lot and an ideal lot are not the same thing.

→ Verify zoning allows your intended use

→ Confirm utilities — running sewer/water to a lot can cost $15,000–$40,000+

→ Wetland assessment if near water or low-lying areas

→ Survey and title search before purchase

Choosing a Builder

Vetting a custom builder is critical. Check their Florida state license (search at myfloridalicense.com), verify they carry general liability and workers' compensation insurance, review their warranty terms, read references and review completed projects, and understand their subcontractor relationships. A builder who is great at custom homes in Sarasota may not have the same relationships and suppliers in Hernando County.

Construction Financing

Most custom builds require a construction loan that converts to a permanent mortgage upon completion — called a construction-to-perm loan or one-time close loan. Interest is paid only on drawn funds during construction. This is a specialty product not offered by all lenders. Understanding your financing before you commit to land or a builder is non-negotiable. I can connect you with lenders who specialize in construction lending on the Gulf Coast.

The Build Contract

A custom build contract should include: detailed specifications and material selections, a clear payment draw schedule tied to construction milestones, change order procedures with costs in writing, a completion timeline with penalties for delay, and warranty provisions. Have an attorney review the contract before you sign — the cost is small relative to what's at stake.

During Construction

Visit the site regularly. Document everything with photos. Verify that what's being installed matches your specifications — substitutions happen, sometimes without disclosure. Request and review lien releases before releasing draw payments to ensure subcontractors and suppliers are being paid (mechanics liens in Florida can attach to your property even if you paid the builder).

Final Walkthrough & Punch List

Before closing on a new build, conduct a thorough walkthrough with your builder and create a detailed punch list of every item that needs to be corrected or completed. Get a written commitment on the timeline for punch list completion. Some items may require closing before completion — make sure any holdbacks or escrows protecting you are documented in writing.

Builder's license verified at myfloridalicense.com
Builder insurance certificates reviewed (GL + Workers Comp)
References from completed projects contacted
Construction-to-perm financing pre-approved before land purchase
Lot due diligence complete (zoning, utilities, flood, survey, wetlands)
Build contract reviewed by real estate attorney
Independent inspector engaged for rough-in and pre-close inspections
Payment draw schedule tied to verifiable milestones, not dates
Lien release process established before any draws released
Punch list documented in writing before closing

Planned Communities & Production Builders

Custom & Semi-Custom Standalone Builds

Let's Talk ThroughYour Options.

Let's Talk Through
Your Options.