How Do You Buy New Construction in Florida?

Why You Need Your Own Agent Before You Visit a Model Center

The most important step in buying new construction in Florida happens before you ever walk into a model home: register your buyer‘s agent. Builder sales representatives are employed by the builder, trained on the builder’s contract language, and incentivized to close at the builder’s terms. They are not your advocate — no matter how friendly or helpful they seem. Florida builders across Lakewood Ranch, Wellen Park, Parrish, and Palmer Ranch routinely require that your agent accompany you or be registered on your first visit. If you tour a community without representation, many builders will refuse to add an agent later.

Bringing your own buyer’s agent costs you nothing. In virtually all new-construction communities in Sarasota and Manatee counties, the builder pays the buyer’s agent commission separately. Your agent reviews the purchase agreement, flags unfavorable clauses, negotiates incentive packages, and stays with you from contract to closing — all without adding to your purchase price.

Top Builders Active in the Sarasota–Manatee Area in 2026

Florida’s Gulf Coast is home to some of the nation’s largest and most active homebuilders. Lennar operates across multiple Lakewood Ranch villages and North Port with everything from entry-level homes in the mid-$300s to estate series homes over $700,000. Pulte Homes and its luxury arm DiVosta are strong in Parrish and Wellen Park, known for structural quality and flexible floor plans. Neal Communities is a regional builder with a strong local reputation, active in communities from Bradenton to Venice. Toll Brothers serves the move-up and luxury segment with homes in the $600,000–$1.2M range. Cardel Homes, a Canadian-based builder with a strong Florida presence, offers semi-custom options in Lakewood Ranch’s sought-after villages.

Eric was very helpful especially with the internet technical end of the purchase that I made. He did a thorough inventory of all of the condo items to be included in the purchase. He frequently followed up with my wife and myself to make sure that we were satisfied with our purchase. He has my total endorsement.

– bstapes9, Zillow Review

Each builder has its own purchase agreement, design center pricing structure, warranty terms, and preferred lender program. A buyer’s agent who works regularly in these communities will know which builders are negotiating, which communities have CDD debt still in early amortization phases, and which incentive packages are genuinely good versus marketing window dressing.

Reading the Builder Contract: What to Watch For

Builder purchase agreements are not like standard Florida FAR/BAR resale contracts. They are written by the builder’s legal team and heavily favor the builder. Several clauses deserve close attention. First, look at the deposit structure — builders often require 5%–10% down at contract, with additional deposits tied to construction milestones. Understand under what conditions those deposits are refundable. Second, examine the closing date language: most builder contracts give the builder broad discretion to extend the closing date with limited recourse for the buyer if supply or permitting issues arise. Third, read the dispute resolution clause — many builder contracts require binding arbitration rather than litigation, which limits your legal options if something goes wrong.

Also scrutinize the change order and upgrade pricing policy. Any design center selections agreed to during your appointment should be reflected in a written addendum to the contract. Verbal commitments from builder sales staff are not enforceable. Have your agent or a real estate attorney review the contract before you sign — this is not a step to skip on a $400,000+ transaction.

It was great working with Mike Renick & Eric Teoh during the recent purchase of our Sea Place Condo. Always professional, friendly and patient, Eric answered our many questions and helped quickly resolve various issues as they arose. Of the many professionals we dealt with during the past two months, Eric was the most helpful when it came to resolving computer problems & e signing of documents, as the purchase was done virtually from New Jersey. We can’t thank Mike & Eric enough for all their help & are happy to give them our highest recommendation.

– Herma Perez, Google Review

Builder-Preferred Lender: Pros, Cons, and How to Compare

Nearly every major Florida builder offers a preferred or captive lender — Lennar has Lennar Mortgage, Pulte has PulteGroup Mortgage, Toll Brothers has Toll Brothers Mortgage. These lenders are pitched hard at the model center, and for good reason: builder incentives are almost always tied to using the preferred lender. In 2026, those incentives include 2-1 rate buydowns, 3-2-1 buydowns on premium inventory, and closing cost credits of $15,000–$30,000.

The math is not always what it appears. Get a full Loan Estimate from the builder’s lender and a competing quote from an independent lender, then compare total loan costs over your expected hold period — not just the first-year payment. Sometimes the buydown package genuinely wins. Other times, a lower rate from an outside lender saves more money over five or ten years than the builder credit covers. Your agent can help you do that comparison objectively, since they have no stake in which lender you choose.

Design Center Decisions: Prioritize What You Can’t Change Later

The design center appointment typically happens within 30 days of contract and can last several hours. Builders mark up design center options 20%–40% above what you would pay after closing for equivalent materials from a tile shop, lighting retailer, or appliance store. The key rule: spend builder dollars on structural upgrades and items that are expensive or disruptive to change later. An extended covered lanai, a larger primary shower with frameless glass, upgraded electrical capacity, tile flooring throughout main living areas, or an additional bedroom add lasting value and are difficult to retrofit. Skip the decorative light fixtures, window blinds, smart home hub packages, and landscaping upgrades — all can be sourced independently at significantly lower cost after closing.

Walk-Throughs, Warranties, and the Punch List

Florida law requires builders to honor the 1-2-10 warranty: one year on workmanship defects, two years on major mechanical systems including plumbing, electrical, and HVAC, and ten years on structural defects. Review the warranty documentation before you sign the purchase agreement — specifically what actions void coverage and how claims must be submitted in writing.

Do not rely on the builder’s own inspectors. Hire an independent third-party inspector for a pre-drywall inspection (before insulation and drywall go up, when framing, plumbing rough-in, and electrical are visible) and again for a final walk-through inspection before closing. New homes are not automatically defect-free — independent inspections on new construction in the Sarasota–Manatee area regularly identify issues that builder inspectors missed. Your inspector works for you; the builder’s inspector does not.

At the final walk-through, document every incomplete item or defect on the builder’s punch list form and get written confirmation of resolution timelines. The punch list is a contractual document — follow up in writing, not by phone. Most builders provide a 30- to 60-day post-closing service window; anything discovered after that window may fall outside warranty coverage for workmanship items.

HOA and CDD: The Costs That Surprise New-Construction Buyers

Nearly every master-planned community in the Sarasota–Manatee region — Lakewood Ranch, Wellen Park, Parrish, North Port — carries both a homeowner’s association (HOA) and a Community Development District (CDD). The CDD is a government financing mechanism that funded roads, utilities, and amenity centers, and it appears as a non-negotiable line item on your annual property tax bill. CDD assessments in these communities typically run $1,500–$4,000 per year. Ask whether the CDD debt is fully amortized or still in early phases — new phases of Lakewood Ranch, for example, carry higher CDD balances than established neighborhoods. Add the HOA fee, CDD assessment, property taxes, homeowner’s insurance (budget $4,000–$6,000 annually in 2026), and flood insurance if applicable to get a realistic picture of your total monthly housing cost before you contract.

Michael Renick and Team Renick have worked extensively in Lakewood Ranch, Wellen Park, Parrish, and surrounding new-construction communities. They know the builder contracts, local CDD structures, and how to negotiate the incentive packages available to buyers in 2026’s market. Reach out before your first model center visit — that is when representation matters most.

Frequently Asked Questions

Why do I need my own buyer’s agent before visiting a model center in Lakewood Ranch?

Builder sales reps work for the builder and push their contract terms, not yours. Florida builders in Lakewood Ranch, Wellen Park, Parrish, and Palmer Ranch require your agent to accompany you or be registered on the first visit, or they may refuse to add one later. Your agent reviews the one-sided contract, negotiates incentives like 2-1 rate buydowns, and costs you nothing since builders pay the commission.

What warranties do all Florida builders provide on new homes?

Florida law mandates a 1-2-10 warranty: one year on workmanship, two years on systems like plumbing, electrical, and HVAC, and ten years on structural defects. Review the warranty docs before signing to know what voids coverage and how to file claims in writing. Independent inspections catch issues builder inspectors miss in Sarasota-Manatee new construction.

What should I watch for in a Florida builder’s purchase agreement?

Deposits run 5%-10% at contract plus milestone payments—check refund conditions closely. Closing dates give builders broad extension rights for supply or permitting delays with little buyer recourse. Contracts favor arbitration over litigation and require written addendums for design center changes; verbal promises from sales staff aren’t enforceable.

What are CDD and HOA costs in Sarasota-Manatee new construction communities?

Nearly every community like Lakewood Ranch, Wellen Park, Parrish, and North Port has HOA fees plus CDD assessments of $1,500-$4,000 yearly on your tax bill for roads and amenities. New phases in Lakewood Ranch carry higher CDD than established areas. Factor in property taxes, $4,000-$6,000 insurance, and flood coverage for true monthly costs.

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