Included Features
Flooring, countertops, cabinetry, appliances, lighting, ceiling heights, exterior finishes and landscaping included in the base price can vary substantially between builders and communities.
Build With Better Guidance
New Construction Homes
From builder comparisons and homesite selection to contracts, inspections and the final walkthrough, we help you understand what you are buying before you build it.
New Does Not Mean Simple
Your interests deserve representation from the beginning.
A builder’s sales representative works for the builder. Our role is to help you evaluate communities, builders, contracts, costs, timelines and options from the buyer’s perspective—ideally before your first model-home visit or registration.
Buyer Representation
The model-home team represents the builder.
Builder representatives can be knowledgeable and helpful, but their responsibility is to sell homes for the builder. They do not provide independent representation to the buyer.
Team Driftmark helps you ask better questions, compare the full transaction—not just the model-home experience—and coordinate with inspectors, lenders, title professionals, attorneys and other qualified specialists when appropriate.
Representation does not guarantee that a builder will negotiate or alter its terms. It gives you an advocate focused on understanding those terms before you commit.
Not All Builders Build the Same Way
Base price, included features and customization vary greatly.
Two homes advertised at similar prices may have very different final costs once the homesite, structure, finishes, appliances, fees and community obligations are included.
Structural Changes
Some builders offer additional bedrooms, expanded lanais, garage extensions, alternate kitchens or structural modifications. Others do not allow structural changes at all.
Design Selections
One builder may include a broad design-center process while another offers only predetermined finish packages. Selection deadlines can arrive quickly after contract.
Upgrade Costs
Model homes commonly display upgraded finishes and options. Flooring, cabinets, counters, fixtures, doors, windows, electrical additions and outdoor features may all cost extra.
Change Policies
Some builders permit changes only during a limited selection period. Others prohibit changes after contract—or offer inventory homes that cannot be modified.
Custom Construction
A custom builder may offer extensive architectural and finish choices, but greater flexibility can also create additional design decisions, allowances, change orders, costs and timing risk.
The advertised price may not include the lot.
A displayed price may represent only the home’s base construction. The homesite, lot purchase, lot premium, site preparation, utility connections, impact fees, elevation requirements and buyer-selected options may be separate. Always request a written breakdown of the complete anticipated cost.
Choose the Right Building Experience
Inventory, production and custom homes are not interchangeable.
The right path depends on timing, budget, preferred location and how much control you want over the final home.
Quick Move-In or Inventory
A completed or nearly completed home selected and constructed by the builder.
- Potentially faster closing
- Few or no change opportunities
- Selections may already be finalized
- Actual finished home can often be inspected sooner
Production or To-Be-Built
A builder floor plan constructed within a planned community, usually with a defined menu of options.
- Predetermined plans and elevations
- Builder-controlled option catalog
- Selection and change deadlines
- Construction timeline subject to builder processes
Custom Home
A home designed or substantially modified for a specific owner and homesite.
- Greater design flexibility
- Separate land or lot considerations
- Allowances and change orders
- More extensive planning and professional coordination
The New Construction Process
Guidance from community search through closing
Define Priorities
Identify location, budget, timing, home type, essential features and the level of customization you want.
Compare Builders
Review communities, floor plans, reputations, included features, incentives, warranties and current inventory.
Evaluate the Full Price
Separate the base home, lot, homesite premium, structural options, finishes, fees and recurring community costs.
Review the Contract
Understand deposits, financing requirements, timelines, cancellation provisions, changes and builder obligations.
Track Construction
Maintain communication, document selections and coordinate permitted construction-stage inspections.
Inspect the Home
Complete independent inspections, review findings and prepare the walkthrough or punch list.
Prepare for Closing
Confirm financing, insurance, title, final numbers, completion status and required documents.
Protect the Warranty
Retain contracts, plans, selections, inspection reports, warranty documents and written repair communications.
Beyond the Base Price
Understand the full cost before comparing homes.
The lowest advertised price is not necessarily the lowest completed price. Comparisons should use similar features, homesites, fees, incentives and financing assumptions.
Lot and Homesite Premium
The land may be priced separately, or certain locations, sizes, views and orientations may carry additional premiums.
Structural Options
Room extensions, garages, lanais, doors, windows and alternate floor-plan configurations can significantly affect cost.
Design and Finish Upgrades
Cabinets, counters, flooring, fixtures, appliances and electrical choices shown in the model may exceed the base specification.
Site and Construction Costs
Site preparation, fill, drainage, utility connections, permitting, impact fees or special foundation needs may be separate.
Community Obligations
HOA assessments, initiation or capital contributions, CDD assessments and amenity charges should be included in the budget.
Financing and Insurance
Incentive restrictions, rate assumptions, closing costs, flood considerations and homeowners-insurance estimates can change the effective cost.
Independent Inspections
New homes should still be inspected.
Municipal inspections focus on code and permitting requirements. A buyer’s independent inspector evaluates the property on the buyer’s behalf within the access and timing allowed by the contract.
Pre-Drywall Inspection
When permitted, this inspection occurs before walls conceal framing, mechanical systems, plumbing and electrical components.
Final Home Inspection
A completed-home inspection can identify visible deficiencies, incomplete items and systems requiring additional attention.
Warranty Inspection
An inspection before an applicable warranty deadline can help document concerns that should be submitted to the builder in writing.
Inspection rights, access, remedies and deadlines depend on the builder contract. Inspection findings do not automatically require a builder to make every requested repair.
Florida Considerations
Questions that matter beyond the floor plan
Builder and Contractor Licensing
Verify the relevant contractor and qualifying business through Florida’s Department of Business and Professional Regulation.
Building Permits and Completion
Confirm required permits, inspections and the applicable certificate of occupancy or completion before closing.
Flood and Elevation
Review current flood information, elevation requirements, drainage, stormwater conditions and insurance implications for the specific homesite.
Wind and Insurance
Obtain insurance guidance early. Location, construction features, roof information, openings and insurer requirements can affect availability and premiums.
HOA and CDD Costs
Review governing documents, current assessments, proposed amenities, use restrictions and any Community Development District obligations.
Builder Warranty
Obtain and review the written warranty, claim procedures, exclusions, deadlines and transfer terms. Keep repair requests and responses in writing.
Frequently Asked Questions
What new-home buyers commonly ask
Does the builder’s advertised price include the lot?
Not necessarily. The advertised amount may be a base home price. The lot, homesite premium, site work, structural choices, finishes, fees and community costs may be separate. Request a written breakdown for the specific home and homesite.
Will my finished home look like the model?
Only if the same features are selected and available. Models frequently contain structural options, designer finishes, furnishings, landscaping and technology that are not included in the base price.
Can I make changes to the floor plan or finishes?
It depends on the builder, home type and construction stage. Some builders offer extensive structural and design choices; others allow only limited packages or no changes at all. Custom builders generally offer more flexibility, subject to design, engineering, permitting, cost and contract requirements.
Do I need a real estate agent when buying from a builder?
You can purchase without one, but the builder’s representatives work for the builder. Your agent can help you compare options, understand pricing, coordinate due diligence and maintain focus on your interests. Contact your agent before the first visit because builder registration rules vary.
Who pays the buyer’s real estate agent?
Compensation depends on the builder’s current policy and the buyer representation agreement. It should be discussed before visiting or registering with the builder.
Should I use the builder’s preferred lender?
Builder incentives may be tied to an affiliated or preferred lender or title provider. Compare the complete loan terms, interest rate, costs, credits and restrictions—not only the advertised incentive.
Can a construction completion date change?
Yes. Weather, labor, inspections, materials, permitting, utilities and other circumstances can affect timing. Builder contracts often provide flexibility regarding completion dates, so avoid relying on an estimate without contingency planning.
Should a brand-new home receive an independent inspection?
We generally encourage buyers to consider independent inspections. The timing and access available for pre-drywall, final and warranty inspections depend on the builder contract and construction schedule.
What happens if an inspection identifies a problem?
The report should be submitted according to the contract and builder’s procedures. The builder’s obligation to address an item depends on the contract, applicable standards, warranty coverage and other circumstances.
Does a new Florida home include a warranty?
Qualifying newly constructed homes are subject to Florida’s mandatory builder-warranty requirements, and builders may provide their own qualifying written warranties. Coverage, exclusions, procedures and deadlines should be reviewed carefully with an appropriate legal professional when needed.
Talk with us before your first model-home visit.
Tell us where you want to live, what you want to build and how much flexibility you need. We’ll help you compare the full picture—from the lot and base specifications to upgrades, inspections, closing and warranty planning.
Builder offerings, prices, incentives, commissions, availability, specifications, timelines and policies are subject to change. Renderings and model homes may contain upgrades or features not included in the advertised price. Team Driftmark and its agents do not provide legal, engineering, construction, insurance, tax or financial advice. Buyers should consult appropriately qualified professionals and verify all material information before contracting.