From choosing your builder
to closing day—and beyond.
A new home begins with possibility. Make room for informed decisions about the builder, the homesite, the materials and the details that shape your life in Florida.
Florida lifestyle inspiration · It’s Time for Florida media
Dream beautifully. Choose thoughtfully.
Explore at your own pace. Begin before your first model-home visit, or jump to the decision in front of you. This Florida-focused guide covers production-builder purchases, with notes where custom construction differs.
Before the first visit
Understand representation, registration and the questions worth asking early.
Look past the model
Compare the lot, materials, contract and full cost of your choices.
See what gets covered up
Plan independent inspections at the stages when they can be useful.
01
Why use a Realtor for new construction?
Choose the professional relationship you want before the model-home visit. The builder’s on-site sales team works for the builder. Your own real estate professional can help you compare choices and organize the purchase around your priorities.
Understand the relationship
Florida recognizes single agency and transaction brokerage, and allows a no-brokerage relationship. A transaction broker provides limited representation and is not a fiduciary to either party; a single agent has fiduciary duties to the principal. Florida prohibits dual agency. Ask which relationship is offered and read the disclosures and agreement.
A written agreement makes the services clear
Discuss scope, duration, termination and compensation before signing. Under NAR’s MLS practice changes effective August 17, 2024, an MLS participant working with a buyer must have a written buyer agreement before touring a home with that buyer, in person or live virtually. This is not a blanket Florida statutory mandate. Asking about services or visiting an open house independently does not, by itself, trigger that touring requirement.
Discuss compensation openly
Broker compensation is negotiable, not set by law. Some builders offer buyer-broker compensation, subject to their terms. Confirm any offer in writing, along with your obligations if it does not cover the amount in your buyer agreement. Do not assume every builder pays or that representation is automatically free.
Often overlooked
A sales-center registration and a buyer representation agreement serve different purposes. An educational acknowledgement is not a buyer agreement.
Questions to ask
Who represents whom? What services will I receive? What am I responsible for paying? Must my agent attend the first visit?
Pause and investigate
Pressure to sign before you understand the relationship, compensation, or cancellation terms.
How we can assist
We can discuss our brokerage relationship and agreed services, help confirm builder participation rules, and coordinate your first visit.
Before You Visit a New Construction Community, Know Your Options.
Speak with your real estate professional before an in-person visit, online registration or direct builder inquiry. Some builders require your agent to be identified at first contact or to accompany you on the first visit; later participation or compensation may be limited under their policies.
Already visited? Tell us when, where and how you registered, and whether you identified an agent. We can ask about the builder’s process. A prior visit does not automatically remove your legal right to seek representation, and builder participation or payment cannot be assumed.
Reading this guide or checking a planning item is educational. It does not sign a buyer agreement or record a Builder Guidelines acknowledgement in your Lofty profile.
Plan Your Builder Visit →My next steps
02
How to select a builder
Compare the company, the people building your home, and the written specifications. A beautifully staged model is a starting point, not proof of the construction or service you will receive.
Verify the people and business
Check the contractor and qualifying license through DBPR, the named contracting entity through Sunbiz, and applicable local permit records. A business registration is not a contractor license, and a license is not a quality guarantee.
Look beyond a review score
Tour completed neighborhoods and, with permission, homes in progress. Ask owners about communication, punch-list resolution and warranty service. Look for repeated, specific complaint patterns and how the builder responded. Distinguish sales-center service from construction and warranty service.
Request a comparable package
Obtain specifications, standard features, sample contract, deposit schedule, warranty, inspection-access rules and a realistic timeline. Compare design flexibility, change-order charges, price escalation or substitution clauses, and who will be your point of contact. Review financial exposure and legal terms with the appropriate advisers.
Often overlooked
Two builders using the same material may specify different assemblies, installation details and warranties.
Questions to ask
Who supervises this home? Can my inspector attend each agreed stage? What is included in the base price? How are delayed repairs escalated?
Pause and investigate
An unverifiable license, refusal to provide written specifications, unexplained deposits, or an inspection policy you cannot accept.
How we can assist
We can assemble comparable information, arrange permitted visits and flag unanswered questions. We do not publish unsupported builder quality rankings.
Builder comparison worksheet
Enter up to three choices. Record verified facts and unresolved questions. This worksheet does not rate construction quality or certify a lot.
My next steps
03
Choosing the right community
Choose the setting for your everyday life as carefully as the home. Test your normal routes and distinguish what exists today from what is proposed.
Try an ordinary day
Drive at the times you expect to travel. Locate grocery stores, medical care, transport, recreation and any schools relevant to you. Verify school boundaries and assignment directly with the district; proximity does not establish eligibility.
Read the ownership structure
Request HOA rules, budgets, architectural standards, governance and transfer charges. Identify master and sub-associations, maintenance duties, rental or age restrictions, and any CDD assessments. Ask which amenity access is included and what costs extra.
Look beyond the current phase
Review county or municipal planning records, approved development plans, future land use, adjacent parcels, transportation projects and environmental restrictions. A proposed road is not a funded completion date. Artist renderings and sales descriptions do not guarantee amenities will be built as shown or on schedule.
Often overlooked
A quiet view today may face a later construction phase. A nearby green tract is not necessarily protected conservation land.
Questions to ask
Which amenities are open? What documents support future phases? Who controls the HOA now, and how does turnover work?
Pause and investigate
Important amenities or privacy claims supported only by a rendering or verbal promise.
How we can assist
We can help locate public records and community documents, compare locations, and organize questions for management and planning staff.
My next steps
04
How to choose a Florida homesite
A homesite affects your outdoor comfort, privacy, maintenance and future options. Visit it in person, study the documents, and evaluate the actual plan footprint—not just a pin on a sales map.
Follow the sun, not a rule of thumb
Confirm north on the site plan. An east-facing rear patio usually gets morning sun; a west-facing rear patio can receive stronger afternoon sun. Roof overhangs, trees, neighboring homes, season and latitude change the experience. Visit morning and late afternoon and consider glare, shade, pool use and indoor heat gain. No orientation is best for everyone.
Measure what is actually buildable
Request the recorded plat, current survey or proposed plot plan, setbacks, easements and approved home placement. Lot area is not the same as usable backyard space. Compare width, depth, irregular corners, cul-de-sac shapes, side yards and neighboring windows. Ask whether a corner lot adds setbacks or traffic exposure.
Understand water and the ground beneath you
Ask for grading, drainage, geotechnical and foundation information appropriate to the site. Have qualified professionals address soil conditions and concerns. Identify swales, inlets, outfalls, retaining features, pond maintenance areas and stormwater easements. Do not alter drainage to create a pool or landscape bed without approvals. A pond view does not mean recreational water access or a flood-free lot.
Check flood and environmental records
Use FEMA maps with the local floodplain administrator, elevation information when relevant, and an insurance quote. Flooding can occur outside mapped high-risk zones. Review wetland boundaries, buffers and recorded conservation restrictions with qualified professionals. Verify who owns land behind the home and what legal protection, if any, applies; vacant or wooded land can change.
Stand where you will actually live
Locate transformers, utility cabinets, streetlights, sidewalks, mail kiosks, hydrants and drainage structures. Listen for road, commercial and amenity noise. Check traffic at entrances and sight lines at curves. Ask about future roads and building phases, tree removal, landscape maturity and temporary construction access.
Plan the outdoor living before paying a premium
Have the proposed pool, lanai, fence or outdoor kitchen checked against easements, setbacks, lot coverage, drainage, utility runs and HOA standards. Confirm rough-ins and equipment locations. Get the homesite premium, refund rules, plan compatibility and material representations in writing. A premium is a purchase choice, not a resale guarantee.
Often overlooked
The marketing map is not a boundary survey, an engineering report, or a guarantee of a permanent view.
Questions to ask
Where can water flow? What can be built next door? Can my planned pool and fence actually be approved? What changes if the house footprint shifts?
Pause and investigate
Refusal to provide the plot plan or drainage information, undocumented “permanent preserve” claims, or pressure to choose before site questions are answered.
How we can assist
We can help compare lots, collect documents and coordinate questions with the builder, surveyor, engineer, insurer and local officials. We do not certify drainage, soil or buildability.
Compare your Florida homesites
Enter up to three choices. Record verified facts and unresolved questions. This worksheet does not rate construction quality or certify a lot.
Florida homesite evaluation checklist
05
Selecting the right floor plan
Walk through the plan as if you already live there. Bring furniture measurements and think about the years ahead, not just the model-home furnishings.
Make everyday movement easier
Compare single-story and multistory living, bedroom locations, laundry, entry steps, door clearances, bathrooms and routes from garage to kitchen. Ask about step-free options, shower entries, backing for future grab bars and other accessibility choices. Have a qualified designer verify dimensions for specific mobility needs.
Give each room a job
Check office privacy, guest accommodation, flex rooms, pantry and linen storage, laundry workflow and appliance clearances. Measure the garage with your vehicles, storage, opening height and door swing in mind. A nominal two-car garage may not fit your two cars comfortably.
Think in three dimensions
Mark furniture, walking paths, windows and outlets on the actual plan. Consider kitchen landing space, daylight, patio access, noise between rooms and conditioned space versus garage or porch area. Structural changes are usually harder to add later than paint or hardware; confirm selection deadlines and the effect on energy performance.
Often overlooked
A model can include optional extensions, upgraded lighting and furniture scaled differently from yours.
Questions to ask
Which model features are upgrades? Can I see the exact plan revision? How will a future guest or mobility need work?
Pause and investigate
Unclear dimensions or an assumption that a structural change can be decided after framing.
How we can assist
We can compare plan options and your priorities, document selected features and arrange questions for the builder or design professional.
My floor-plan evaluation
My next steps
06
Building for Florida: materials and systems
In Florida, wind, rain, heat, humidity, salt exposure and termites make the complete assembly and installation as important as the product name. Choose with the builder and qualified design, inspection and insurance professionals.
Roofing: compare the assembly
Architectural asphalt shingles often have a lower initial cost and are widely available; discuss wind ratings, fastening, aging and replacement planning. Standing-seam metal often costs more initially; panel gauge, coatings, clips, seams and corrosion-compatible fasteners matter. Other metal systems have different attachment and maintenance details. Concrete and clay tile usually require a higher budget, suitable structural support and careful handling; the underlayment and flashing still need maintenance. Complex roof geometry adds intersections and water-management details. Ask about deck attachment, roof-to-wall connections, secondary water protection, valleys and penetrations. Neither a material label nor a warranty proves storm resistance or guarantees an insurance discount.
Walls: masonry, framing and alternatives
Concrete masonry can offer a durable wall system but needs engineered reinforcement, connections, insulation and moisture detailing. Engineered wood framing allows flexible assemblies and often a different cost structure; protect it through flashing, water-resistive barriers, air sealing and termite measures. Approved alternative systems require a clear engineering, approval, installer and repair pathway. Price the actual specification, not a generic “block versus wood” claim. Stucco and siding are finishes, not substitutes for a drainage plane and correctly integrated flashings. Ask about control joints, penetrations, wall bases and compatible sealants. Coastal fasteners, connectors and coatings need exposure-appropriate corrosion protection.
Windows, entry doors and garage doors
Compare approved design pressures and the complete opening-protection strategy. Impact-resistant glazing and properly rated shutter systems involve different upfront costs, operation and storage needs. “Impact” is not a promise of no storm damage. Ask for product approval numbers matched to the permitted application, anchorage and opening size. Low-E glass and solar heat-gain performance address comfort and energy, a different issue from impact protection. A lower solar heat-gain coefficient limits solar heat entry; compare it with daylight, shading and orientation. Confirm entry and garage-door wind ratings and maintenance.
Insulation, attic and humidity control
Spray foam generally has a higher installed cost than common fibrous options and can provide air sealing when correctly specified and installed. Open-cell and closed-cell foam behave differently; ask about drying, roof-leak visibility, ventilation, termite inspection and warranty compatibility. Blown-in insulation can cover attic areas efficiently but needs proper depth, baffles and air sealing. Batt insulation needs careful fit around framing and services. A vented attic and an unvented roof assembly need different moisture and ventilation plans. Have the HVAC design address calculated loads, duct leakage, ventilation and humidity—not just equipment tonnage. Ask about commissioning, blower-door or duct testing and any independent energy rating.
Flooring: choose for the room and substrate
Porcelain tile is a durable, moisture-tolerant finish, commonly with higher installation cost and a harder feel; discuss slip resistance, grout and movement joints. Engineered wood brings a natural finish but needs controlled indoor conditions and a compatible slab-moisture and adhesive system. Luxury vinyl plank often offers a lower or middle price point and a softer feel; compare wear layer, heat exposure, indentation, transitions and replacement options. A water-resistant product does not make the entire floor assembly waterproof. Require substrate preparation and manufacturer-specified slab-moisture testing, then keep the installation and warranty records.
The details that are hard to see
Request the termite-treatment plan and renewal terms, shower waterproofing details, bathroom exhaust discharge, exterior coating schedule and drainage maintenance instructions. Ask how irrigation avoids wetting the building. Plan generator siting and safe transfer equipment with licensed professionals; portable generators belong outdoors away from openings. Discuss engineered solar readiness, EV electrical capacity, data cabling, outdoor-kitchen gas/electrical rough-ins and pool routes before walls and slabs conceal access. Confirm permits, utility capacity, HOA approval and manufacturer requirements.
Often overlooked
A cheap upgrade can become expensive if it conflicts with the moisture design or hides a maintenance item. Relative costs vary by builder, assembly and market; request installed, itemized quotes.
Questions to ask
What is the exact product and assembly? Who installs it? What permit-date code and local requirements apply? What maintenance and insurance documentation will I receive?
Pause and investigate
“Hurricane-proof,” “maintenance-free,” or universal savings claims without product approvals, engineering and written terms.
How we can assist
We can help compare written specifications and upgrade quotes and coordinate specialist questions. Engineering, code compliance and installation acceptance belong to qualified professionals.
Where to spend your upgrade dollars first
Start with site suitability and safety, then difficult-to-retrofit performance and structural work. Compare long-term comfort and maintenance before decorative finishes. This is a planning sequence, not an engineering specification or resale forecast.
My next steps
07
The true cost of new construction
Build a complete budget before the design appointment. The base price is only one line of the purchase and ownership picture.
Separate purchase price from later projects
Add the homesite premium, structural choices, design selections, appliances and any other contracted items. Then budget separately for fencing, landscaping, window treatments, pool, outdoor kitchen and moving. Identify what is financed, paid from savings, or deferred.
Read every incentive condition
A price reduction, design allowance, closing credit and rate buydown do different things. Ask for eligibility, expiration, approved lender or title requirements, closing deadlines and limits on unused credits. Compare the home and financing together; do not subtract the same credit twice.
Budget to own the completed home
Include closing and prepaid costs, taxes based on the completed property, homeowners and flood insurance, mortgage insurance if applicable, HOA and CDD charges, utilities and maintenance reserves. Ask whether a quoted tax payment reflects vacant land or a partly built home. Keep a contingency for changing costs and timing.
Often overlooked
CDD amounts may already be on a tax bill. Separate ad valorem taxes from non-ad valorem assessments before adding costs.
Questions to ask
What is the itemized final price? What is excluded? What cash is due now, at selections and at closing? What will the full monthly cost become?
Pause and investigate
Only a promotional monthly payment is shown, with no total price or post-incentive payment.
How we can assist
We can organize the price sheet and help you compare written estimates with your lender, insurer and property appraiser.
Total new-construction cost calculator
Start with your own written estimates, or load the clearly illustrative example. Blank amounts are treated as zero. This model assumes a fully amortizing fixed-rate purchase loan, with options included in the contract price. It does not model adjustable rates, buydowns, loan-program limits or construction draws.
Estimates only—not a lender quote, loan approval, appraisal, insurance quote or tax calculation. Enter completed-home taxes; exclude any CDD amount already included elsewhere. Price reductions reduce the modeled loan price. Closing credits only offset entered closing/prepaid costs and are capped there; unused credits are not cash back. Deposits reduce remaining closing funds, not the total purchase cost. Later projects and the contingency stay outside the mortgage. Actual lender calculations and credit eligibility can differ.
08
Understanding builder contracts
Builder agreements are specific to the company and transaction. Read the entire contract and attachments before paying deposits or committing to selections.
Know your money and exit provisions
Ask a licensed Florida real estate attorney to explain earnest money, construction and design deposits, refundability, financing and appraisal protections, cancellation, default and remedies. Do not assume a resale-contract contingency or cancellation period exists.
Understand what can change
Review completion windows, delay extensions, substitutions, price-adjustment provisions, site changes, selection deadlines and written change orders. Establish what happens if the appraised value differs from the price or a loan commitment expires.
Preserve access and written records
Discuss independent inspection rights, scheduling notice, final orientation, punch lists, closing obligations, warranty limits and dispute-resolution provisions before signing. Record important specifications and negotiated terms in the appropriate signed documents rather than relying on a conversation.
Often overlooked
A sales brochure, email or verbal assurance may not become a binding contract term simply because you kept it.
Questions to ask
Which deposits can be lost? Who can extend closing? What access is permitted? Must I close with open repair items?
Pause and investigate
Pressure to sign without reviewing attachments or unanswered questions about deposits and cancellation.
How we can assist
We can organize questions, track communications and coordinate with your attorney and builder within our agreed services. We do not provide legal advice or interpret your legal rights.
My next steps
09
The construction process
Use milestones to keep communication useful. The sequence below is illustrative; design, weather, inspections, trades and supply conditions can change the order and timing.
Site and structure
Preparation and grading lead to underground services and the foundation system. Framing, roof structure, enclosure and rough systems follow as appropriate to the home. Plan any foundation-stage inspection before work becomes inaccessible.
Before walls close
Rough plumbing, electrical and HVAC are coordinated with structural and enclosure work. The pre-drywall stage is an opportunity to review accessible work before insulation or finishes conceal it. Ask the builder for enough notice to arrange permitted inspections.
Finishes and completion
Insulation, drywall, interior and exterior finishes, equipment, landscaping and final site work follow. Required governmental inspections and occupancy approval are separate from your independent inspection, builder orientation and closing. Confirm certificate-of-occupancy status and any conditions with the responsible authority.
Often overlooked
A target construction date is not permission to schedule an irrevocable move or assume a rate lock will last.
Questions to ask
Who sends milestone updates? How much inspection notice is available? How will changes and open concerns be tracked?
Pause and investigate
Work is concealed before an agreed inspection or a schedule change is communicated only after a deadline passes.
How we can assist
We can help track milestones, coordinate permitted visits and follow up on documented questions. The builder manages construction.
- Site preparation & foundation
Review site work and any permitted foundation-stage inspection. - Framing, roof & enclosure
Confirm weather protection and document permitted visits. - Rough systems & pre-drywall
Coordinate accessible framing, plumbing, electrical and HVAC reviews before concealment. - Insulation, drywall & finishes
Track signed selections and approved changes. - Exterior, landscape & final site work
Review drainage and installed exterior features. - Final approvals, orientation & closing
Arrange independent pre-closing review, verify responses, and confirm occupancy and lender requirements.
My next steps
10
Why multiple independent inspections matter
New does not mean every component is free of defects. Consider independent reviews at stages when different parts of the home are accessible.
Choose the appropriate professional
Ask a properly licensed and qualified inspector what each stage covers and excludes. Some structural, soil, roof or system concerns need an engineer or specialist. Agree on access, notice, insurance requirements and how reports will be handled before signing the builder contract.
Use four opportunities, when available
Consider a pre-pour/foundation review, pre-drywall review, comprehensive pre-closing inspection, and a warranty-deadline inspection. These are recommendations, not universally required inspections. A completed inventory home may no longer offer access to early stages; ask about records and limitations.
Turn findings into follow-up
Get written reports, submit concerns through the builder’s required channels, identify responses and deadlines, and ask your inspector about reinspection. Municipal inspections serve code-enforcement purposes and do not replace a comprehensive independent buyer inspection. A Realtor is not an inspector, engineer or construction supervisor.
Often overlooked
Inspection access and repair remedies depend on the contract and applicable rules. An inspection does not guarantee a defect-free home or warranty coverage.
Questions to ask
Can I schedule each stage? What will be inaccessible? How are serious findings handled before closing? Who verifies repairs?
Pause and investigate
An inspection is discouraged because the home is new, or access arrangements are left until the day concrete is poured.
How we can assist
We can help coordinate permitted inspection appointments, collect reports and organize follow-up with the builder and qualified professionals.
Four inspection opportunities
Foundation / pre-pour
Before concrete or components conceal the work
Ask the qualified professional about accessible site preparation, reinforcement, underground plumbing and foundation components appropriate to this project. Drainage and soils may need engineering review. Arrange access and notice in advance.
Pre-drywall
Before insulation or finishes conceal systems
Review accessible framing, roof connections, enclosure and flashing details, plumbing, electrical and HVAC within the inspector’s scope. Confirm what can be seen at the scheduled stage and any specialist needs.
Pre-closing
When the home is substantially complete
Arrange a comprehensive independent inspection and ask about follow-up verification of reported concerns. Compare the home with the agreed selections and obtain written builder responses.
Warranty review
Before the actual coverage deadline
When a one-year workmanship period applies, consider scheduling around months 10–11, allowing time for a written claim. Check the exact start dates, notice rules, exclusions and component-specific coverage first.
11
Walkthrough and closing
Treat orientation as a chance to learn the home and verify the details. An independent inspection and a builder orientation have different purposes.
Check the home against the agreement
Bring the signed selection list and reports. Document room-by-room concerns and missing items with dated photos where permitted. Review drainage, doors, windows, appliances, outlets, finishes and operating instructions with the appropriate professionals.
Track the punch list
Ask who owns each item, the expected response and whether reinspection is available. Get outstanding work and any promises in writing. Ask your attorney about unresolved items and your contract obligations; do not assume you can delay closing or create an escrow holdback.
Prepare the handover
Coordinate lender conditions, final figures and insurance effective dates. Review the Closing Disclosure with your lender. Verify wire instructions by calling a trusted number obtained independently. Arrange utilities, keys, access codes, community registration, warranties, manuals and emergency contacts.
Often overlooked
A signed orientation form may have consequences under your contract. Read it before signing.
Questions to ask
Which repairs are complete? Who follows up on remaining work? What documents and keys will I receive?
Pause and investigate
New wire instructions by email, missing written repair commitments, or pressure to acknowledge work you have not verified.
How we can assist
We can help prepare your walkthrough list, track communications and coordinate relevant deadlines within the agreed scope.
My next steps
12
Your first year in your new home
Start a home file at handover. Clear records and timely reporting make maintenance and warranty follow-up easier.
First weeks
Register products where required, keep warranty terms and emergency contacts, and learn shutoffs, filters, drainage and storm-protection operation. Save the inspection reports, selections, approvals and completion records.
Through Florida’s seasons
Follow the builder and manufacturer maintenance schedules. Observe drainage during rainfall from a safe location. Monitor indoor humidity, service HVAC, maintain exterior sealants and coatings, check irrigation direction, and keep termite protection and pest-management records. Report unexpected changes promptly rather than diagnosing them yourself.
Before coverage deadlines
Read each warranty’s start date, covered components, exclusions and claim process. If there is a one-year workmanship period, consider a qualified inspection around months 10–11, early enough to submit concerns before the actual deadline. Different items can have different terms; coverage and repairs are not guaranteed.
Often overlooked
A verbal report may not satisfy the warranty’s notice requirements. Keep copies of submissions and responses.
Questions to ask
What maintenance is my responsibility? Which deadlines apply? How do I request urgent service versus a routine repair?
Pause and investigate
Repeated unresolved concerns, unsafe conditions or advice to wait until after a deadline to report a problem.
How we can assist
We can provide organizational checklists and help with appropriate follow-up within our agreed services. Use qualified professionals for diagnosis and repairs.
My next steps
13
Financing your new build
Compare the whole loan and the purchase together. The builder’s lender can be convenient, but an independent written comparison helps you understand the tradeoffs.
Match financing to the purchase
Ask lenders about conventional, FHA, VA or other eligible programs for your circumstances. A builder-owned inventory or to-be-built home commonly uses a purchase mortgage at closing; a custom build on your own land may require construction-to-permanent or separate construction financing. Confirm eligibility, deposits, draws and conversion terms with the lender.
Understand the payment over time
A temporary buydown subsidizes early payments for a limited period; a permanent buydown generally uses upfront points to reduce the note rate. Ask for the payment schedule, note rate, APR, fees, mortgage insurance and cash to close. Compare consistent loan amounts, terms, dates and assumptions. Do not make affordability depend on a hoped-for refinance.
Plan for a moving completion date
Confirm rate-lock expiration, extension costs, financing deadlines, appraisal requirements, final approval and cash reserves. Ask what happens if construction delays closing or your employment, credit or funds change. Keep the lender updated before making new credit commitments.
Often overlooked
A low quoted tax or insurance estimate does not make a lender cheaper; those costs need independent verification.
Questions to ask
What payment follows the temporary incentive? What do points cost? Who pays a lock extension? Can unused builder credits be applied?
Pause and investigate
Only the first-year payment is emphasized, or a credit is described as cash back without written eligibility terms.
How we can assist
We can help gather current builder offers and coordinate comparisons with licensed lenders; loan advice and approval come from the lender.
My next steps
14
Florida ownership: prepare for the long term
A new home is the start of ongoing ownership. Plan for taxes, coverage, storms, water and maintenance alongside the lifestyle you want.
Taxes and homestead
Request a completed-home tax estimate from the county property appraiser. A current bill can reflect land, incomplete construction or a prior owner’s exemptions. Homestead eligibility generally depends on ownership and permanent residency as of January 1, with a March 1 application deadline for that tax year; ask the appraiser about your circumstances, portability and any late-filing provisions. Do not assume the current tax bill will continue.
Insurance, assessments and storm planning
Obtain homeowners and flood quotes early, review wind/hurricane deductibles, exclusions and replacement-cost assumptions, and ask what mitigation documents the insurer needs. Standard homeowners coverage generally excludes flood. Flood risk exists outside mapped high-risk zones. Review HOA budgets and CDD assessments separately, noting charges already included on the tax bill. Make an evacuation, communication and opening-protection plan.
Care for a hot, humid setting
Manage humidity and ventilation, keep drainage paths clear, maintain termite protection, and follow landscape and irrigation rules. Coastal salt exposure can increase maintenance needs for metal equipment and finishes. Keep records of improvements and maintenance for future buyers, and revisit insurance, reserves and service needs over time.
Often overlooked
Low maintenance does not mean no maintenance. Covered components still have homeowner-care requirements.
Questions to ask
What will taxes be on the finished home? What flood coverage fits the risk? Which HOA and CDD costs may change?
Pause and investigate
Insurance or tax estimates based only on the current vacant-land bill or an assumption that a new home cannot flood.
How we can assist
We can help identify the right public offices and ownership resources and keep your questions organized. Tax, insurance and legal decisions require the relevant professional.
My next steps
Support for the whole journey.
We will agree on the services and brokerage relationship before you begin. Our new-construction support can include:
Before choosing a builder
Compare locations, builders, communities, plans, budgets and homesites around your priorities.
Before signing
Compare written pricing and incentives, organize questions, and coordinate with appropriate legal, inspection, financing and insurance professionals.
During construction
Help track milestones, coordinate permitted visits and inspections, maintain communication and organize documented concerns.
Before closing
Prepare walkthrough questions, track open items and coordinate relevant communications and deadlines.
After move-in
Provide ownership and warranty checklists and assist with appropriate follow-up within the agreed scope.
Actual services depend on our written brokerage agreement and available services. Construction supervision, engineering, inspections, code certification, lending, insurance and legal advice require the appropriate professionals. We cannot guarantee negotiation outcomes, repairs or defect-free construction.