New build.
New rules.
Clermont, Groveland, Winter Garden, and Davenport are full of brand new communities, and the most common buyer mistake is shopping them without representation. The salesperson in the model home works for the builder, not for you. This guide covers how new construction buying works, how a buyer's agent protects you, and what to watch before you sign.
First visit.
Bring your agent.
In new construction, the agent sitting in the model home is the builder's representative. Their job is to sell the builder's homes, at the builder's prices, with the builder's contracts. That is not a criticism, it is how the industry is set up.
The rule that protects you: register with your own buyer's agent on the first visit. If you visit a builder's sales office on your own and register yourself, most builders will not allow agent representation later. Bring Kelly to that first visit and he becomes your advocate from that moment on, at no cost to you out of pocket.
How the money works
- The builder pays the buyer agent commission
- Representation costs you nothing out of pocket
- Incentives and upgrades are still negotiable
- The 25% Buyer Agent Commission Gift still applies when you sell and buy with Kelly
What a buyer's agent
does for you
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Contract review
Builder contracts are long and written for the builder. Kelly reads the fine print, checks what is actually included, and flags the clauses that matter.
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Incentives and upgrades
Closing cost credits, rate buydowns, and upgrade allowances are all negotiable. Kelly knows what builders in this market are actually offering.
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Community checks
HOA terms, lot premiums, school assignments, and the resale outlook of the community. The model home looks great; Kelly looks at what living there is really like.
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Inspections
Pre-drywall and final inspections catch what the builder's checklist misses. Kelly walks them with you and pushes fixes before closing.
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Timeline watching
Construction dates slip. Kelly tracks the schedule, watches for delays, and keeps your rate lock and lease timing from falling apart.
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Walkthrough and closing
The final walkthrough is where problems get fixed on the builder's dime. Kelly is there with you, item by item.
From model home
to closing
New construction moves on its own timeline. Here is the shape of it, with Kelly involved at every step.
01
Pick the community
Kelly shortlists communities that fit your budget, commute, and life, and explains the real cost of each one, lot premiums included.
02
First visit, registered
You walk the model with Kelly on the first visit so your representation is locked in from the start.
03
Lot and design center
Lot selection, floor plan, and upgrades, with Kelly flagging what adds resale value and what does not.
04
Contract and incentives
Kelly reviews the contract, negotiates incentives, and checks the fine print before you sign.
05
Build and inspections
Pre-drywall and final inspections catch what the builder's own checklist misses, and Kelly pushes fixes.
06
Walkthrough and keys
Final walkthrough item by item, punch list handled, and closing on your new build.
Per-community guides
coming soon
Kelly is building detailed guides for the new construction communities around Clermont, Groveland, Winter Garden, and Davenport: what each builder includes, what the lots cost, how the HOA works, and what the resale outlook looks like.
Until those publish, the fastest way to get the real picture is to ask. Tell Kelly which communities you are looking at and he will give you the honest breakdown, including what incentives are actually on the table in the current market.
- Builder incentives, closing cost credits, and rate buydowns
- HOA terms and lot premiums, explained before you sign
- Schools, commutes, and resale outlook per community
- First-visit registration so you stay protected
Straight answers
Do I need a Realtor when buying new construction?
Yes, and the biggest mistake buyers make is visiting a builder's sales office without one. The salesperson in the model home works for the builder. Bring Kelly to the first visit and you get an advocate who verifies what is included, negotiates incentives, and walks the final inspection, at no cost to you out of pocket.
Does Kelly's representation cost me anything?
No. On new construction, the builder pays the buyer agent commission as part of the sale. You get representation, negotiation, and protection through closing without paying Kelly out of pocket.
What should I watch for when buying new construction?
What is actually included versus what is an upgrade, lot premiums, HOA terms, builder incentives like closing cost credits and rate buydowns, and the resale outlook of the community. Kelly checks all of it before you sign.
If I already visited a builder without an agent, is it too late?
It depends on the builder and how much you signed. If you only toured without registering, Kelly can often still step in. Tell him the builder and community and he will tell you whether representation is still possible.
Deep dive on the blog: Do you need a Realtor when buying new construction?
New construction,
without the catch
Tell Kelly which communities or builders you are looking at. He will tell you what to watch, what incentives are realistic, and the fastest way to lock in your representation.
Book a call
Check My Community
Name the builder or community and Kelly will give you the honest breakdown before you sign anything.
New build. New advocate.
Bring Kelly to the first visit and get representation that costs you nothing, plus incentives, inspections, and the 25% gift on your next move.
Realtor · SL3352000 · eXp Realty · Central Florida