New Homes in Florida: How Florida Buyer Broker Puts You First from Model to Move-In
If you’re dreaming of a brand-new home in Florida—the fresh paint, the latest energy-efficient features, and that “no one has lived here before” feeling—you’re not alone. New construction is booming across the state. But here’s the part you might not hear in the model home: the sales team at the community works for the builder. You deserve a professional who works for you. Florida Buyer Broker is a private company and trusted buyer-representation brand that stands solely on your side. When you bring us along from the first visit, you gain an experienced advocate to protect your timeline, your budget, and your peace of mind—so you enjoy the excitement without getting blindsided by fine print or hidden costs.
Your First Visit Matters: Register Your Representation
Builders often require you to declare whether you have a buyer’s agent at your very first visit—sometimes even as you sign in at the model home. If you tour alone and register without Florida Buyer Broker listed as your representative, the builder may refuse to work with us later, or decline to cover our fee. That’s why you’ll want to reach out to us before you go. We’ll register you properly, prepare you with the right questions, and be present (in person or virtually) to ensure your interests are front and center. Our role is to advocate for you. We are not affiliated with any builder; we’re a private company devoted to buyer representation, and our fiduciary duty is to you.
What You’re Really Buying: Base Price, Options, and the Real Bottom Line
Model homes can feel like a dream sequence. But the model is a showcase—usually packed with upgrades. Your final price is made up of several building blocks: the base price (the advertised starting number), a lot premium (extra cost for a lake view, corner lot, or larger homesite), structural options (like extending a lanai or adding a three-car garage), and design center selections (cabinets, counters, flooring, lighting). On top of that, there are community fees, homeowners’ association dues, and in many Florida communities, a Community Development District (CDD) assessment added to your property tax bill.
When you walk a community with Florida Buyer Broker, you’ll see beyond the sizzle. We’ll help you map out the real bottom line before you fall in love with a model’s price tag. For example, if the base price is $500,000, a $30,000 lot premium, $25,000 in structural options, and $28,000 in design selections can put you at $583,000—before closing costs and prepaids. We’ll help you prioritize what adds value (impact windows, structural options) and what could be upgraded later more affordably (ceiling fans or simple lighting changes) so you stay on budget without compromise.
Builder Contracts Are Not Standard—Know What You’re Signing
Most new-home purchases don’t use the standard Florida Realtors/Florida Bar (FAR/BAR) contract you may see in resale. Builder contracts are drafted by the builder’s attorneys to favor the builder. Terms often include arbitration clauses, limitations on damages, strict timelines, escalation language for material costs, and broad delay provisions for weather or supply chain issues.
That doesn’t mean you don’t have leverage—it means you need a skilled advocate to spot the pressure points. Florida Buyer Broker will walk you through each section in plain language so you understand what you’re agreeing to. We’ll flag unusual deposit rules, cancellation windows, warranty limits, and any “gotchas” that could put your money at risk. If a change improves your protection—like clarifying deadlines or ensuring your deposits are held in a true escrow account—we’ll push for that. We encourage attorney review when appropriate, and we’ll coordinate with your counsel to keep everything aligned with your goals.
Important Florida nuance: purchasing a new condominium from a developer generally includes a 15-day right of rescission (a window to cancel after receiving required disclosures). Resale condos typically have a 3-day rescission after receipt of documents. For newly built single-family homes in HOAs, there is usually no automatic statutory cancellation period; your rights depend on the contract. Before you sign, we’ll explain your options clearly so you can act confidently.
Deposits and “Escrow”: Keeping Your Money Safe
Earnest money is the good-faith deposit you put down to show you’re serious. In new construction, there may be multiple deposits at milestones (contract signing, structural lock-in, design selections). “Escrow” means funds are held by a neutral third party—not the builder—until a condition is met. Some builder contracts direct deposits to the builder or a related title company. That can add risk if things go sideways.
Florida Buyer Broker will press for your deposits to be held by an independent escrow agent whenever possible and will make sure you know exactly when deposits become nonrefundable. We’ll also talk about “contingencies”—conditions that must be met for you to proceed, like securing financing or a satisfactory appraisal. Builders often try to limit or eliminate common contingencies. We’ll negotiate for the most protection available in that community and show you how to structure timelines so you’re not stuck if a lender or appraisal issue arises.
Financing a New Home: Locks, Incentives, and Appraisals
Financing a build can be a little different from financing a resale. If you’re buying a quick move-in/spec home, a standard 30–60 day loan process may be fine. If you’re building from dirt, you could be 6–12 months out; that affects interest rate locks. Extended locks usually cost more, and you want a “float-down” option so you can capture a lower rate if the market improves before closing.
Builders often advertise incentives for using their “preferred” lender or title company—rate buydowns, closing cost credits, or design center dollars. Those can be fantastic, but they’re not always the cheapest path overall. We’ll compare the builder’s offer against independent lenders. If the builder’s credit is tied to using their title company, we’ll weigh the trade-offs and make sure you understand the service and fee differences. Our goal is simple: the lowest true cost for you, not the offer that looks best on a flyer.
Appraisals deserve special attention. If upgrades push your price above nearby comps, the appraisal may come in lower than your contract price. Some builder contracts don’t allow you to cancel for appraisal shortfalls. We’ll review that language with you up front, propose strategies to avoid valuation issues, and, when needed, negotiate incentives that help bridge gaps without overpaying.
Inspections on a New Home? Absolutely.
“It’s new—why inspect?” Because even new homes can hide defects. We strongly recommend independent, third-party inspections at key milestones. A “pre-drywall” inspection checks framing, wiring, plumbing, and insulation before walls are closed. The final inspection verifies that the home is complete and working as intended. A good inspector will also provide a wind mitigation report, which can help reduce your insurance costs in Florida.
We’ll help you select qualified inspectors, coordinate access with the builder, and ensure any issues make it onto the builder’s punch list. During your orientation walkthrough, we’ll bring blue tape and a systematic process to make sure cosmetic and functional items are documented before closing. Builders commonly offer a “1-2-10” warranty (one year workmanship, two years mechanical systems, ten years structural). We’ll show you how to use that warranty effectively and how to submit claims if a concern arises after move-in. And if your home is in a wind-borne debris or flood zone, we’ll discuss hurricane protection, elevation, and flood insurance so you understand your long-term exposure and costs.
Florida-Specific Costs: CDDs, Insurance, and Taxes
Many master-planned communities in Florida are financed with Community Development Districts. A CDD is not a fee you pay the HOA—it’s typically added to your property tax bill and can be a few hundred to several thousand dollars per year, depending on the community and lot. It helps fund roads, utilities, and amenities. We’ll request the public reports and calculate the impact on your monthly payment so you’re not surprised later.
Insurance is another major factor in Florida. Premiums vary widely based on location, construction features (such as impact-rated windows and doors), elevation, roof type, and proximity to the coast. New homes can qualify for better wind mitigation credits, which helps. We’ll connect you with independent insurance agents early so you know the real number before you commit. We’ll also talk taxes: a new home’s assessed value is not based on the lower “land only” assessment you might see pre-build. After you take ownership, the county will reassess, and your tax bill may rise. Homestead exemption rules and portability can help if it’s your primary residence; we’ll make sure you’re prepared and know when to file.
Community Rules and Lifestyle: Your Future, Not Just Your Floor Plan
Beyond the house itself, you’re buying into a community. HOAs and condo associations shape your daily experience and your investment flexibility. If you want to rent seasonally in a few years, some communities restrict lease lengths or require waiting periods. If you plan to install solar panels, park a boat, or add a privacy fence, rules matter. We obtain the governing documents for you to review early and translate the jargon so you can make a lifestyle-forward decision without guesswork.
We’ll also walk you through the practicals: commute routes, school options, hospital proximity, evacuation zones, and construction phasing. If your lot is in Phase 1 and the builder is planning five more phases, you may deal with construction traffic for a while. If you love quiet evenings, we’ll steer you away from future amenity hubs that could change your street’s vibe. Your home should fit the life you want—not just the square footage you need.
Timeline, Delays, and Force Majeure: Expectation Management
Builders quote estimated completion windows, not guaranteed dates. Weather, material shortages, trade availability, or permitting can push timelines. Most builder contracts include “force majeure” clauses that allow for delays. That’s normal, but you shouldn’t be in the dark. We’ll set realistic expectations from the outset, request regular updates, and build contingency time into the sale of your current home or your lease end. We’ll also help you plan rate-lock timing to avoid costly extensions and coordinate utilities, movers, and insurance with a sequenced checklist behind the scenes—so your move-in is as smooth as possible.
Negotiation That Goes Beyond Price
With new construction, price is only one lever. Sometimes the smartest win is a closing cost credit, design center allowance, interest rate buydown, or a lot premium reduction. Other times, it’s securing the right to use an independent title company or ensuring deposits remain refundable until a key milestone. Maybe it’s getting the builder to include impact glass or a screened lanai rather than a marginal price cut. Florida Buyer Broker will read the market, the builder’s active incentives, and your priorities to structure the deal that benefits you most—today and long-term.
A Quick Example: How Advocacy Changes the Outcome
Imagine you’re eyeing a $540,000 base-price home in a coastal county. The corner lot you love carries a $25,000 premium. You want an extended lanai and a gourmet kitchen—another $30,000 combined. After design center selections, you’re at roughly $615,000. The builder is advertising $10,000 toward closing costs with the preferred lender.
With Florida Buyer Broker at your side, we evaluate competing lenders and find an independent rate offer that beats the preferred lender—unless the builder increases the incentive. We negotiate a $20,000 total credit, split between closing costs and a permanent rate buydown, plus a $7,500 design center allowance. We ask for your deposits to be held with an independent escrow agent and secure a pre-drywall inspection. Your inspector catches missing hurricane straps in one section and a reversed hot/cold at a tub—both fixed before drywall. Insurance quotes are obtained early; impact windows qualify you for wind mitigation credits that lower your annual premium significantly. Appraisal comes in at contract price, and you close on schedule with a payment you’re comfortable with. That’s the difference a dedicated advocate makes.
When a New Home Makes Sense—and When It Doesn’t
You might choose new construction for energy efficiency, modern layouts, and lower maintenance. Or because you want that perfect cul-de-sac lot and a clubhouse lifestyle. On the other hand, if you need a larger yard, mature trees, or the fastest move-in, a resale could serve you better. Florida Buyer Broker will help you weigh total cost of ownership, timeline, and lifestyle—then compare your best new-build options with top resale candidates so you choose with clarity, not impulse.
Why Work with Florida Buyer Broker on a New Home
Florida Buyer Broker is a private company dedicated exclusively to buyers, and our brand stands for one thing: putting you first. The builder has a representative. You should, too. We help you:
– Understand every dollar and deadline before you commit
– Navigate builder contracts without surprises
– Protect your deposits and your financing plan
– Secure the right inspections and warranty coverage
– Negotiate incentives that truly benefit you, not just the builder’s marketing
In many cases, the builder offers a commission that covers our fee; when that’s available, you gain professional advocacy with no added out-of-pocket cost. If a community structures compensation differently, we’ll explain it transparently before you tour—no pressure, no mystery.
Your Next Step
If a new Florida home is on your horizon, bring Florida Buyer Broker in at the very beginning—before you step into a model or add your name to a sign-in sheet. We’ll register your representation, map your budget to the communities that fit, preview contract terms, and guide you from first tour to final walkthrough with confidence. You deserve the keys without the stress. Let’s build your best outcome, together.
