Buying New Construction in Central Florida? 7 Questions to Ask Before You Sign

You pull into the model home. The landscaping is perfect, the kitchen island is the size of a small boat, and it smells like fresh cookies. A friendly sales rep hands you a brochure and says, "We only have three homesites left in this phase."

Before you know it, you're picking cabinet colors.

New construction is one of the most exciting ways to buy a home in Central Florida, from Horizon West and Winter Garden to Clermont, Lake Nona and Kissimmee. But here's what the brochure won't tell you: the contract is written by the builder, for the builder. These seven questions can save you money, stress and regret.

1. "Who represents me?"

That friendly rep in the model works for the builder. Their job is to sell homes at the best price for the builder, and they're good at it.

Here's the catch many buyers learn too late: most builders require your agent to be registered on your very first visit. Walk in alone "just to look," sign the guest card, and you may lose the ability to have your own agent represent you on that home.

Do this: call your agent before you visit any model, or bring them with you.

2. "Is there a CDD, and exactly how much is it?"

Many new Central Florida communities have a Community Development District (CDD) fee, collected on your property tax bill. Florida law requires builders to disclose it, but it's often in the fine print.

Ask for:

• The yearly operations and maintenance amount
• The yearly debt service (bond) amount, and how many years remain
• Whether you can pay off the bond portion, and what that costs

A CDD can add a meaningful amount to your monthly cost, so know the number before you fall in love.

3. "What are the HOA dues, and what do they cover?"

Get the HOA disclosure summary. Ask what's included (pool, gym, lawn care, internet?) and whether dues are expected to change once the builder hands the HOA over to homeowners.

4. "What incentives are available, and what are the strings?"

Builders often advertise closing cost help, free upgrades or other incentives. They can be valuable, but ask:

• Do I have to use the builder's preferred lender or title company to get it?
• Is the incentive worth more than I'd save with an outside lender?
• Can the incentive go toward the price, closing costs or upgrades instead?

Get everything in writing and compare the full picture, not just the headline.

5. "How much is the deposit, and when can I get it back?"

New construction deposits can be much larger than resale deposits, and they're often non-refundable after a short window. Some upgrades require extra deposits too. Read this section twice, and ask what happens if your financing falls through.

6. "Can I bring my own inspector?"

"It's brand new, why inspect it?" Because new homes can have problems too: missing insulation, roof issues, plumbing leaks, grading problems. The best time to catch them is before the drywall goes up (a pre-drywall inspection) and again before closing. Ask the builder's policy in writing.

7. "What does the warranty cover, and how do I use it?"

Most builders offer a warranty covering workmanship, major systems and structure for different lengths of time. Ask for the actual warranty document, how to file a claim and how quickly they typically respond. Mark your calendar for warranty deadlines after you move in.

Bonus: lot location matters more than upgrades

You can change countertops later. You can't move your lot. Think about backing up to a road vs. a pond or preserve, sun direction, distance to the amenity center and future construction nearby. Some lots carry a premium, so ask why.

Common mistakes I see

• Visiting models alone and losing the chance to have your own agent
• Spending big on upgrades that don't add resale value
• Budgeting from the base price instead of the true monthly cost (CDD, HOA, taxes on the full price, insurance)
• Skipping inspections because "it's new"

Why use your own agent?

In most new construction purchases, the builder pays the buyer's agent commission, so having your own representation usually costs you nothing extra. Confirm this with the builder up front. I'll help you compare builders and communities side by side, review the contract, and negotiate beyond just upgrades.

Thinking about a new build? Call me before your first model visit.

Lucas Gonzalez, REALTOR® | LPT Realty, LLC | (917) 295-1916 | thebulldogrealtorfl.com