New Construction Homes

Yes. Many Florida builders offer to cover some or all of your closing costs. The catch is usually that you use the builder's preferred lender and title company and close by the builder's target date. The amount changes by builder and by month, so I check what each one is offering before you visit.

It's often possible, but it's never automatic. The best odds come from stacking a few things: take the builder's incentive with their preferred lender and title company, close by their target date, and look at move-in-ready homes the builder wants to sell this month. Then I negotiate for the rest. Ask your lender for a closing cost estimate first so you know exactly what you're asking the builder to cover.

For the full incentive, usually yes. You can still use your own lender, but the incentive may shrink or change. I'll help you compare the total cost both ways, because sometimes a lower price with your own lender comes out ahead.

A rate buydown is when the builder pays to lower your interest rate through their lender. Some are temporary, for about the first one to two years. Others last for the life of the loan. Always ask whether the incentive is going toward your rate or your closing costs, because many builders let you choose one or split it.

It depends on how long you plan to keep the loan and how much cash you have for closing. Closing cost help lowers what you bring to the table. A buydown lowers your monthly payment. Ask the lender to price both side by side, and I'll help you read the numbers.

No. You always keep the builder's incentives when you use your own realtor. Incentives depend on the lender, the title company and the closing date you choose, not on whether you have an agent. It works this way with big builders like D.R. Horton and Lennar. Read more about realtors and incentives.

The builder pays my fee, so having your own agent doesn't add to your cost. The model home agent works for the builder. I work for you, from the first visit to the final walkthrough.

Usually not, but you can ask: "Since I don't have an agent, will you discount my home by the amount you would have paid one?" If the answer is no, your cost is the same either way, so you might as well have someone on your side.

It depends on your loan. VA: normal closing costs plus up to 4% more in concessions. FHA: up to 6% of the price. Conventional: up to 3% with less than 10% down, up to 6% with 10% to 24.99% down, and up to 9% with 25% or more down. Your lender confirms the exact limit. The help can't be more than your actual closing costs, can't come back to you as cash, and can't be used for your down payment. How seller concessions work.

Yes. VA loans work on new builds, with no down payment for eligible buyers with full entitlement. The builder can pay your normal closing costs, and VA allows extra concessions up to 4% of the home's value. See my VA buying guide.

Yes, often every month, and many have deadlines tied to the contract or closing date. Get the incentive in writing before you sign the purchase agreement.

Sometimes. The builder sets the price, so there's usually no bidding war. Prices drop when nearby homes sell for less, and the last few homes in a community often get reduced. My tip: start with the price you want to pay, not the sticker price. If you're ready, tell the builder you can sign that same day.

Mostly in Crestview, Freeport and Navarre, with more in Laurel Hill, Baker and Niceville, and townhomes in Mary Esther and Destin. Fort Walton Beach itself is mostly built out. On October 17, 2026, the Emerald Coast MLS showed 251 new homes for sale or pending in Freeport, 180 in Crestview and 103 in Navarre. See every community near Fort Walton Beach.

Crestview, Laurel Hill and Baker. As of October 2026, Crestview townhomes started around the mid-$200s, and many single-family communities in and just north of Crestview listed from the high $200s into the $300s. Builder pricing changes often.

D.R. Horton, Lennar, Holiday Builders, Adams Homes, DSLD Homes, Herbst Homes, Phillips Homes, Halifax Homes and Randy Wise Homes, plus local custom builders. Each one has its own incentives, warranty and lender.

Yes, please. Many builders require your agent to be registered at your first visit. If the sign-in sheet asks whether you have an agent, write my name. If you've already toured on your own, text me right away and we'll ask the builder whether I can be added. Policies vary, and it's much harder after you sign a contract.

Yes, I recommend one. You can always bring your own inspector, separate from the builder's team. The best times are before drywall, when framing, wiring and plumbing are visible, and again before closing. Return visits often run about $50. A 4-point inspection usually isn't needed on a new home, and a wind mitigation report is optional.

Many builders offer a 1-2-10 warranty: 1 year on workmanship, 2 years on major systems like plumbing and electrical, and 10 years on the structure. Coverage varies, so ask for each builder's written warranty, and report any issues in writing before each deadline.

A CDD (Community Development District) pays for a neighborhood's roads, water, drainage and sometimes its amenities. You pay it back through a yearly assessment on your property tax bill, from a few hundred to a few thousand dollars a year. The debt part ends when the bonds are paid off, often after 20 to 30 years. The upkeep part continues. On a builder's first sale, Florida law requires a bold CDD notice in the contract. CDD fees, explained.

Most do. The dues usually cover shared spaces and amenities like pools, pickleball courts, playgrounds and walking trails. I'll get the HOA and CDD amounts for you so you can compare your true monthly cost.

Often for the first year. Under Florida Statute 192.042, a home that isn't substantially finished on January 1 gets no value for that year's tax bill, so the first bill may be mostly land. The home is taxed at full value the next January 1. If it's your primary home, file for the homestead exemption by March 1.

Often, yes. New homes meet the current Florida Building Code and have new roofs and wind-resistant features. One Florida insurer said new-construction policies can run about 20% to 30% less. Rates depend on the insurer, location and flood zone, so get a quote early. You don't have to use the builder's recommended insurance company.

A home that hasn't been started can take months. Homes already under construction close sooner, and move-in-ready homes can close the fastest. Buying early in the build gives you more choices on finishes.

Usually, if you buy early in the build. Standard selections like cabinets, countertops and flooring are often included, and upgrades cost extra. Ask for the plans and finish list, and know which model home upgrades actually come with your home.

Builders usually require an earnest money deposit when you sign, and the amount varies by builder. What earnest money is and how it works.

Often, yes. Buying a home that's still being built can give you time to save or sell your current home. Ask the builder whether they accept a home sale contingency. How a home sale contingency works.

The flood zone, which way the lot faces, what backs up to it, how it drains, and the HOA and CDD fees. Lots and trees in new communities are often smaller and younger, too.