Central Florida is booming with new construction—from master-planned communities in Lake Nona and Horizon West, to hidden gems in Clermont, Windermere, and beyond. If you’re thinking about buying a brand-new home, you’re not alone. New builds are especially popular with families, relocators, and buyers looking for modern layouts and low-maintenance living.
But before you sign on the dotted line, there are a few things every buyer should know about navigating the new construction market in the Orlando area.
New Construction Isn’t Always Listed on the MLS
Unlike resale homes, new construction listings often don’t show up online in the same way. Builders may promote only a model or a few inventory homes—but behind the scenes, they may have multiple floor plans, future phases, or incentives that aren’t public.
That’s why working with a local real estate agent like Alexis is so important. She can help you access builder-only deals, compare communities, and negotiate on your behalf.
You Still Need a Realtor (Yes, Even for New Builds)
Many buyers walk into a model home and assume they’re in good hands with the builder’s agent. But it’s important to remember: that person works for the builder, not for you. Their job is to protect the builder’s bottom line—not yours.
When you bring your own Realtor, you have someone who:
-
Advocates for your best interest
-
Reviews contracts carefully
-
Makes sure your upgrades are priced fairly
-
Tracks deadlines, walkthroughs, and closing timelines
-
Helps you compare neighborhoods and builders
In Central Florida, using your own Realtor doesn’t cost you anything—builder commissions are already budgeted in.
Understand What’s Included vs. Upgraded
A beautifully staged model home can be exciting—but remember, what you see may not be what you get. In most new construction communities across Orlando, the base price doesn’t include all the bells and whistles.
Ask for a feature sheet so you know:
-
What finishes are included in the base price
-
What upgrades are optional (and how much they cost)
-
Whether the lot you want has an added premium
-
How HOA and CDD fees factor in
Some communities—especially in Lake Nona and Dr. Phillips—offer luxury packages, while others (like those in Clermont or Winter Garden) may keep things more basic and customizable.
Timelines Can Change — Be Flexible
Buying new means you won’t have to worry about fixer-upper surprises—but it does mean being patient. Delays are not uncommon, especially when it comes to permitting, inspections, supply chain issues, or weather.
Most Central Florida builders estimate 6–10 months for completion, but it’s smart to pad your expectations by a month or two. This is especially important if you’re selling a home or relocating on a timeline.
Ask About Incentives & Builder Financing
Many builders offer limited-time incentives, such as:
-
Rate buy-downs
-
Closing cost assistance
-
Free upgrades or appliance packages
In exchange, they may require you to use their preferred lender. Alexis can help you weigh whether these incentives are worth it—and even bring in a second opinion from a local lender for comparison.
Don’t Skip the Inspection
Just because a home is brand new doesn’t mean it’s perfect. It’s a good idea to get a private home inspection before closing. Your inspector can check the HVAC, plumbing, roofing, and electrical systems to make sure everything was done correctly—and that your builder didn’t cut corners.
Bonus tip: Schedule a blue-tape walkthrough to note cosmetic issues or unfinished details, and make sure they’re corrected before closing.
Ready to Explore New Construction Homes in Central Florida?
Whether you’re dreaming of a brand-new townhome in Horizon West, a luxury property in Windermere, or a smart home near Lake Nona’s Medical City, Alexis and The Lex Group can help you compare all your options.
We’ll guide you through every step of the new construction process—from builder selection to final walkthrough—so you feel confident in your purchase.