🚨 New Construction: The Costs Builders Don’t Explain (Until It’s Too Late)
If you’re buying new construction in Florida, the home itself can be beautiful… but the process can quietly punish you if you don’t know what to ask 😬
The model home is designed to make you fall in love 💖
The contract is designed to keep you committed ✍️
We’re not here to trash builders — Florida has great ones.
We are here to explain what often isn’t made clear upfront, so you don’t get blindsided by 💸 payments, ⏳ timelines, and 🧾 fine print.
👇 COMMENT “NEW BUILD” if you’ve toured a model and thought:
“Wait… what’s actually included?” 🤔
🏠 What We Cover in This Video
✔️ Base price vs. real price
✔️ Lot premiums (the invisible price tag)
✔️ Construction timelines vs. reality
✔️ Builder contracts & fine print
✔️ Lender incentives (the “free money” trap)
✔️ Insurance surprises
✔️ Year 1 vs. Year 2 tax shock
✔️ Why inspections matter MORE on new builds
✔️ And stay till the end for our Before You Sign New Build Checklist ✅
🎭 The Model Home Illusion
Model homes are marketing tools — packed with upgrades that create emotion 😍
Counters, cabinets, lighting, flooring, trim… even features you can’t actually choose are often baked in.
⚠️ Most buyers don’t learn what’s standard until they’re already attached.
Day 1 question you MUST ask:
👉 “Show me the standard spec sheet — not the brochure.”
💰 The Base Price Isn’t the Real Price
The base price is just the starting line — not the finish 🏁
Surprise costs often include:
• Blinds & window coverings
• Appliances (varies by builder)
• Fans & extra lighting
• Gutters & lanai screening
Real math looks like:
Base + Lot Premium + Structural + Design + Closing Costs + HOA + (possibly) CDD 😳
🌳 Lot Premiums: The Invisible Add-On
Lot premiums can be the biggest cost jump — and the least understood.
You can change design choices later…
You can’t change your lot.
🔥 Hot take: lot premiums are often about scarcity, not just dirt.
👇 Comment: Would you pay $50,000 for a preserve or water view? YES or NO?
⏰ Timelines: “7–9 Months” vs Reality
Construction depends on permits, inspections, crews, weather, and supply.
And most contracts protect the builder’s timeline — not yours.
We’ve seen buyers:
• Paying extra rent
• Extending storage
• Living in limbo
💡 Move-in dates are usually estimates, not guarantees.
Knowing this before you sign prevents delays from becoming financial emergencies.
📑 The Contract: It’s Not Written for You
New construction contracts are very different from resale and often include:
• Timeline extensions
• Material substitutions
• Limited cancellation rights
• Non-refundable deposits
🚨 The builder’s site agent is not your agent.
🏦 Builder Lender Incentives: Free Money?
“Use our lender and get $10K–$30K!” 💸
Sometimes these incentives help.
Sometimes they cost you more long-term through fees or rate structure.
👉 Always compare Loan Estimates — not just the credit amount.
🧾 Taxes & Insurance Shock
📈 Property taxes often jump in Year 2 after reassessment
🏠 “New” doesn’t automatically mean cheap insurance in Florida
Rule of thumb: Don’t guess. Get quotes early.
Same floor plan + different zip code = totally different costs.
🔍 Inspections: You Need MORE, Not Fewer
Biggest myth: “It’s new, so it’s perfect.” ❌
We recommend:
✔️ Phased inspections
✔️ 11-month warranty inspection before coverage expires
Good builders don’t fear inspections — they fix what’s found. 🛠️
📋 COMMENT “CHECKLIST”
And we’ll reply with our exact Before You Sign New Construction Checklist
👇 Tell us your experience:
Did your builder treat you fairly — or did you feel pressured by the lender, design center, or timeline?
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🔁 Share with anyone considering new construction
📞 Team Heather & Danielle
904-297-8294
🌐 https://teamheatheranddanielle.com
#NewConstruction #FloridaRealEstate #HomeBuyingTips #BuilderContracts #RealEstateEducation