The 55+ New Construction Buyer Guide

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A production builder's purchase agreement is written by the builder's attorneys, for the builder — it is not the standard Florida contract used in resales. Deposits are larger and often non-refundable, completion dates are estimates, and remedies favor the builder. Request a blank copy of the contract and community documents before writing an offer, and have someone on your side read them.

Two identical floor plans in the same community can differ by $40,000 or more on the lot alone — and the lot is the one thing you can never change. Ask for the full site map, not just the available list: where are future phases, retention ponds, road extensions, and the construction entrance? Verify what "preserve" actually means, and weigh every premium against resale value on day one.

The advertised "from" price and the home you actually want are different numbers — design center selections routinely add 10–20% to the base price. Get the included-features list in writing (the plan as built, not the model as decorated), price structural options first, and compare design center pricing against what the same upgrade costs after closing. Watch the deposits: options often require non-refundable money down.

Community Development District (CDD) fees are the most commonly overlooked cost for buyers relocating to Florida. They fund the community's roads and resort-style amenities, appear on your property tax bill on top of HOA dues, and can run from a few hundred to several thousand dollars a year depending on the lot and phase. Before signing, get one line-item annual number: property taxes + CDD + HOA + insurance.

The incentive you're quoted on a Saturday tour is a snapshot, not a policy. Rate buydowns and closing cost credits cluster on inventory ("quick move-in") homes, deepen near quarter-end, and are often tied to the builder's affiliated lender — compare the full loan terms, not just the advertised rate. The same builder frequently offers different deals in different communities a few miles apart. Never treat the first quoted incentive as final.

The on-site sales representative is professional and helpful — and works for the builder. Independent representation typically costs the buyer nothing directly, but most builders only recognize your agent if they're registered at your first visit or first online registration. Show up alone first, and that option usually disappears. It is the single most time-sensitive decision in this guide. Questions? Call Matthew Sodel at 561-504-4798 — an independent Realtor with no contracts with any homebuilder.