The builder's sales representative works for the builder
This is the most important thing to understand before you walk into a model home. The sales representative at a builder's sales center is employed by the builder. Their job is to sell the builder's homes. They are not representing your interests in the transaction.
This does not mean they are adversarial — most builder sales reps are professional and knowledgeable. But it does mean that having your own representation — someone whose job is to represent your interests — is worth understanding before you decide whether you want it. In many cases, buyer representation in a new construction transaction costs the buyer nothing, as the builder pays the commission. The specifics vary by builder and community.
HOAs and CDDs: the true cost of community living
Most new construction communities in the Sarasota area have HOA fees, CDD assessments, or both. These are part of the true cost of ownership and can be significant.
HOA fees typically cover community maintenance, amenities, and sometimes exterior upkeep. They are paid monthly or quarterly and are ongoing for as long as you own the property.
CDD (Community Development District) assessments are a separate mechanism used to finance community infrastructure — roads, utilities, amenities — that was built as part of the development. They appear as a line item on your annual property tax bill. CDDs have a principal balance that is paid down over time, and they also have ongoing operations and maintenance fees. The total CDD cost can be substantial in some communities.
Lot premiums
In most new construction communities, lots are not priced equally. Lots with water views, preserve views, larger footprints, or desirable positions within the community carry lot premiums — additional costs added to the base home price. Lot premiums can range from modest to very significant depending on the community and the specific lot. Understanding the lot premium structure before you fall in love with a specific homesite is useful.
Upgrades and the design center
The base price of a new construction home typically reflects a base specification — standard finishes, standard fixtures, standard features. The model home you tour is usually not the base specification. It is a fully upgraded version designed to show the home at its best.
Upgrades are selected at the builder's design center after you sign a contract. The upgrade process can add significantly to the final price. It is worth asking the sales representative what the average buyer spends on upgrades, and what the most common upgrade selections are, before you sign a contract based on the base price.
Construction timelines
New construction timelines are estimates. Supply chain issues, weather, permitting delays, and labor availability can all affect when a home is actually completed. If you are coordinating a move from another location, understand what the contract says about timeline changes and what your options are if the completion date shifts significantly.
Inspections
New construction homes can and do have defects. Having an independent home inspection — separate from the builder's own quality control process — is a reasonable step for most buyers. Some builders allow independent inspections at specific stages of construction (pre-drywall, for example) as well as at completion. Ask about the inspection process before you sign.
Builder warranties typically cover structural defects for a longer period and workmanship and materials for a shorter period. Understand what the warranty covers, what it excludes, and what the process is for making a warranty claim.
Future development
New construction communities are often still being built out when you purchase. The community around your home may look different in two or three years than it does when you move in. Understanding what is planned for adjacent land, future phases of the community, and the overall buildout timeline is useful context before you commit to a specific homesite.
Questions to ask before signing
- 1What are the total HOA fees and CDD assessments for this community, and what do they cover?
- 2What is the current construction timeline, and what happens if it changes?
- 3What is included in the base price, and what are the most common upgrades buyers add?
- 4What are the lot premium options, and what do they affect?
- 5What is the builder's warranty, and what does it cover?
- 6What is the inspection process, and can I bring my own inspector?
- 7What future development is planned for this community or adjacent land?
- 8What is the cancellation policy if my circumstances change?
- 9Are there any incentives currently being offered, and are they tied to using the builder's preferred lender?
- 10What is the process for addressing construction defects after closing?
Nina's Smart Move
The model home visit is designed to be an emotional experience. The lighting, the staging, the finishes — all of it is intended to help you picture your life there. That is not a criticism; it is just how model homes work. The most useful thing you can do is separate the emotional experience of the model from the practical questions about the contract, the fees, the timeline, and the total cost of ownership. Both matter — but they require different parts of your brain.