Warranties, not repairs
Peace of Mind
Builder warranties commonly cover workmanship for the first year, major systems for two, and structure for ten — your first years are about living, not fixing.
New Construction Guide · EN/ES
Orlando new construction homes, without the guesswork
Orlando is one of the most active new-construction markets in the U.S., with brand-new communities rising across Lake Nona, Horizon West, Winter Garden, St. Cloud, Davenport, and Clermont. Buying from a builder can be an excellent deal — if you walk in with your own representation, because the sales agent in the model home works for the builder, not for you.
Lorena Cabal guides buyers through builders, incentives, contracts, and inspections — in English or Spanish, typically at no cost to you as the buyer.
Why New
Benefits of buying new construction
Insurance-friendly
Money
A brand-new roof, modern wiring, and current hurricane codes usually price meaningfully better with Florida insurers than older resales.
Energy efficiency
Monthly Bills
New windows, insulation, and appliances built to today’s standards — a real difference when the AC runs from May to October.
Builder incentives
Negotiation
Rate buydowns, closing-cost help, and design credits — levers a resale seller simply doesn’t have. More below.
Make it yours
Design
On to-be-built homes, the design center lets you choose finishes once — instead of renovating someone else’s choices later.
Community amenities
Lifestyle
New masterplans bundle pools, gyms, trails, and schools into the plan from day one — factor the HOA and CDD fees that fund them.
The Big Question
Do you need a Realtor when buying from a builder?
You aren’t required to bring one — but understand who is in the room. The model-home agent represents the builder and is paid to protect the builder’s interests. Your own agent typically costs you nothing extra: builder pricing is the same whether or not you have representation, so skipping an agent doesn’t earn you a discount — it just removes your advocate.
What independent representation actually does: negotiates incentives and lot premiums, reviews a contract written entirely by the builder’s attorneys, compares the preferred lender’s offer against outside lenders, tracks construction milestones, and brings independent inspectors at pre-drywall and final — because new does not mean flawless.
One rule matters above all: register your agent on your very first visit — even a casual weekend look. Most builders will not attach representation after you’ve walked in alone.
The Levers
Builder incentives, explained
Builders rarely cut base prices — it would undercut their own comparable sales. Instead they negotiate through incentives, and knowing which lever to pull is the craft:
Rate buydowns
Biggest Lever
Builders often subsidize your mortgage rate through their preferred lender — frequently the most valuable incentive on the table. Always compare the full offer against an outside lender before committing.
Closing-cost credits
Cash at Closing
Contributions toward your closing costs, commonly tied to using the builder’s lender and title company. Read what the credit actually requires.
Design & lot credits
Upgrades
Design-center allowances and reduced or waived lot premiums on to-be-built homes — get every figure in writing before signing.
Inventory-home deals
Timing
Quick move-in (spec) homes the builder wants off the books — especially near quarter-end — carry the deepest effective discounts in the market. Incentives shift month to month.
Where It's Rising
Best areas for new construction
Typical entry points: townhomes from around the $300s, single-family homes commonly $400s–$700s, and luxury builds above — always alongside each community’s HOA and CDD picture. For neighborhood personalities, see Living in Orlando.
Lake Nona & surroundings
Flagship
The metro’s signature masterplan — homes near Medical City jobs, A-rated schools, and a pipeline of new phases and villages still to come.
Horizon West & Hamlin
Family Corridor
One of Florida’s fastest-growing communities, built as connected villages around a town center — the west side’s family magnet.
St. Cloud & Harmony
Growth Path
The southeast growth corridor riding Lake Nona’s momentum — newer communities with some of the metro’s best price-per-square-foot.
Davenport & ChampionsGate
Near the Parks
Resort-style communities — many zoned for short-term rentals — popular with vacation-home buyers and investors alike.
Clermont & Minneola
Hills + Value
Rolling terrain (yes, hills in Florida), new masterplans along the turnpike, and strong value for west-side commuters.
Winter Garden
Charm + New
New communities within reach of the historic Plant Street downtown — new construction with a real town attached.
Two Paths
New construction vs. resale
New wins on warranties, insurance-friendly systems, incentives, and choosing your own finishes. Resale wins on established locations, mature neighborhoods, negotiable pricing, and no construction wait. In Orlando you genuinely get to choose — most family budgets can shop both columns at once.
The deciding factors are usually timeline (can you wait for a build?), location (many close-in neighborhoods have no new inventory), and monthly costs (HOA + CDD on new vs. maintenance and insurance age-penalties on old). The Buying a Home in Orlando guide covers the full comparison inside the broader process.
Before You Sign
New construction buyer checklist
Bring your own agent to the very first visit — and register them with the builder.
Get every incentive in writing, with its conditions spelled out.
Compare the preferred lender's full offer against at least one outside lender.
Ask for the HOA fee and the CDD assessment — and what each actually covers.
Understand lot premiums, and what is planned behind and beside your lot.
Schedule independent inspections at pre-drywall and before closing.
Price design-center upgrades early — finishes are where budgets quietly grow.
Read the build timeline and the contract's delay clauses before signing.
Do a detailed final walkthrough and document every blue-tape item.
Keep all warranty documents — and calendar the 11-month warranty walkthrough.
Good Questions
New construction — good questions
For many buyers, yes — Orlando is one of the most active new-construction markets in the country, and new homes offer warranties, modern energy efficiency, insurance-friendly new roofs, and builder incentives that resales can't match. The trade-offs are build timelines, HOA and CDD fees in new communities, and contracts written by the builder — which is exactly why independent representation matters.
Have a question that isn’t here? Ask Lorena directly — English or Spanish, sin presión.
Sin presión — paso a paso
Thinking about a brand-new home in Orlando?
Before you walk into a builder's model home, make sure you understand incentives, contracts, timelines, inspections — and why having your own representation matters. The consultation is free, in English or Spanish.
English · Español — lorena@lorenacabal.com
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