New Construction Homes in Central Florida
Choosing a builder, a community, and a contract is a different skill than buying resale. This is the part of the market Jenny works in every week.
Why New Construction?
Builder Incentives Are Negotiable
Closing cost credits, rate buydowns, design center allowances, and included upgrades change month to month. Knowing what a builder is currently offering, and what they will still move on, is where most of the savings live.
The Sales Agent Works for the Builder
The friendly person in the model home represents the builder, not you. Having your own agent costs you nothing on a new build and puts someone on your side of the table.
Everything Is Under Warranty
A new home typically comes with a builder warranty covering workmanship, systems, and structure, so your first years of ownership carry far fewer surprise repair bills.
You Pick the Finishes
Floor plan, lot, cabinets, flooring, and elevation are yours to choose, instead of inheriting decisions somebody else made years ago.
Preferred Lender Leverage
Builders often reserve their biggest incentives for buyers who use their in-house lender. We compare that package against outside financing so the trade-off is a decision, not an assumption.
Central Florida Is Building
Orlando, Kissimmee, St. Cloud, Davenport, Clermont, Winter Haven, and Ocala all have active communities at a wide range of price points, which means genuine choice and real competition between builders.
How a New Build Goes
Five stages, from the first community tour to the day you get the keys.
Register Before You Tour
One phone call before your first model home visit protects your representation. From there we shortlist communities that actually fit your budget, commute, and timeline.
Compare Builders and Incentives
Base price is only part of it. We line up what each builder includes, what they are crediting this month, and what the lot premiums and design center prices really add.
Structure the Financing
Builder lender versus outside lender, rate buydowns, and how the incentive package changes your monthly payment. We run both and pick the one that costs you less.
Contract and Selections
Builder contracts are written by the builder. We go through the terms, the deposit schedule, the delivery window, and your design center choices before anything is signed.
Inspection, Walkthrough, Keys
An independent inspection, a punch list the builder commits to, a final walkthrough, and then closing day, which is the photo everybody actually remembers.
How Jenny Works New Construction
Fifteen years in Central Florida, and a specialty in builder deals.
Builder Relationships
Active working relationships with the national and regional builders across Central Florida, and a read on which ones deliver.
Incentives Tracked Monthly
What each community is offering right now, and what they will still negotiate beyond the printed sheet.
Lot and Floor Plan Strategy
Which lots hold value, which premiums are worth paying, and which floor plans resell well later.
Contract Review
Deposit terms, delivery windows, and change-order language explained before you sign, not after.
Bilingual Service
The whole process in English or Spanish, including at the design center and the closing table.
Present at Every Milestone
Pre-drywall, inspection, and final walkthrough, with someone there who is looking out for you.
Common Questions
Does it cost me more to bring my own agent to a new build?
No. The builder budgets for buyer-side representation, so having Jenny with you does not raise your price. What it changes is that someone is reviewing the contract, tracking the incentives, and negotiating on your behalf.
Do I have to register Jenny on my first visit?
Yes, and this matters. Most builders require your agent to be registered the first time you walk into the sales office. Tour once without her and you can lose representation on that community entirely, so call before you go.
Do I have to use the builder lender?
It is almost never a requirement, but the incentive package is often tied to it. We compare the builder lender rate and credits against outside offers and choose whichever nets you more, not whichever sounds better in the sales office.
How long does a new construction home take?
Move-in-ready inventory homes can close in weeks. A to-be-built home usually runs several months to about a year depending on the builder and the community. We plan your lease or current-home sale around a realistic date.
Should I still get a home inspection on a brand-new home?
Yes. New does not mean flawless. An independent inspection before your final walkthrough catches issues while the builder is still obligated to fix them at no cost to you.