Buying New Construction in Haines City, Florida: A Complete Buyer’s Guide

How the New Construction Buying Process Works in Haines City, FL

The new construction process in Florida follows a predictable sequence of steps, but each step has details that catch unprepared buyers off guard. Here is what to expect from the moment you start shopping to the day you pick up your keys.

Step 1: Get Pre-Approved Before You Tour Anything

Builders require proof of financing before they will let you pick a lot or floor plan, so your first move is a lender conversation, not a model home visit. Get a full pre-approval letter, not just a pre-qualification. Pre-approval means the lender has verified your income, assets, and credit. Pre-qualification is just an estimate based on self-reported numbers. Builders in Haines City will ask to see this paperwork before taking your deposit.

If you are planning to use VA, FHA, or USDA financing, confirm upfront that the community and the specific lot you want are eligible. Not every builder in every community accepts all loan types, and finding that out after you fall in love with a floor plan wastes everyone’s time.

Step 2: Register Your Buyer’s Agent at the First Visit

This is the single most important procedural step in the entire process, and most buyers do not know it exists. When you visit a new construction community for the first time, you must register your buyer’s agent by name at sign-in. If you tour without registering an agent and later decide you want representation, most builder contracts will not allow it. The on-site sales agent works for the builder. You deserve someone in your corner who works for you.

Having a buyer’s agent costs you nothing on new construction. The builder pays the commission as a selling expense built into the project budget. There is no discount for waiving representation, only the risk of navigating a complex builder contract alone. Barrett Henry represents buyers in Haines City and knows the communities, the builders, and the contracts.

Step 3: Tour Communities and Narrow Your Options

Haines City sits in Polk County, roughly 30 miles east of Tampa and 30 miles southwest of Orlando, making it one of Central Florida’s fastest-growing new construction markets. Builders active in the area include DR Horton, Lennar, LGI Homes, Maronda Homes, and several regional builders. Each has different standard inclusions, warranty programs, and contract terms.

When you tour model homes, remember that every finish, fixture, and feature in that model is likely an upgrade. The model exists to show you what the home can look like at maximum spend, not what it looks like at the base price. Ask specifically what is standard and what costs extra before you get emotionally attached to granite countertops or wood-look tile floors.

Compare communities on more than price. Look at Haines City’s location relative to your work and schools, check the HOA rules, ask about CDD fees, and drive the neighborhood at different times of day.

Step 4: Choose Your Lot and Floor Plan

Lot selection matters more than most buyers expect. A corner lot may offer more yard space but also more sidewalk maintenance obligations. A lot backing to a retention pond may look peaceful but can affect insurance costs and resale appeal. Lots on cul-de-sacs are often priced at a premium for the reduced traffic, and lots with preserve or lake views carry the highest lot premiums of all.

Lot premiums in Haines City communities typically range from $3,000 to $30,000 or more depending on the community and what the lot backs to. These premiums are added on top of the base price and are not usually negotiable in the same way the base price might be. Floor plan selection comes with its own trade-offs: more square footage means higher base cost, higher property taxes, and higher cooling bills in the Florida heat. Choose what you actually need, not the largest plan that fits your budget.

Step 5: Review and Negotiate the Contract

Builder contracts are long, detailed, and written entirely in the builder’s favor. Plan to spend time reading the full document, not just signing where the sales agent marks. Key items to scrutinize include: what triggers a price escalation, whether the builder can substitute materials, how closing date delays are handled, what happens to your deposit if you must cancel, and what the warranty actually covers versus what it excludes.

Your buyer’s agent can walk through the contract with you and flag anything unusual. In some cases, having a real estate attorney review the contract before you sign is money well spent, especially on contracts above $400,000. The sales agent cannot give you legal advice, and neither can your agent. An attorney can.

Step 6: Make Your Design Center Selections

Shortly after signing the contract, the builder schedules your design center appointment. This is where you choose finishes: flooring, cabinet colors, countertops, fixture packages, appliance packages, and sometimes exterior colors. The design center experience feels exciting, but it is also where buyers consistently overspend.

Set a firm budget for upgrades before you walk in the door, and stick to it. Focus on structural upgrades first (ceiling height, room extensions, pre-wiring for ceiling fans) because those cannot be changed after closing. Surface finishes like countertops and flooring can be upgraded later, often for less money through a contractor than through the builder’s design center. The full buyer’s guide covers budgeting strategies in more detail.

Step 7: Monitor Construction Progress

Once construction starts, your timeline to closing is typically 5 to 8 months for a new build from the ground up, though quick move-in (QMI) homes can close in 30 to 60 days. Most builders provide a construction portal or periodic email updates with photos. Visit the site regularly during construction. Bring your agent. Ask questions.

Your most important visit happens before drywall goes up. This is the pre-drywall inspection window, covered in detail in the questions section below. Do not skip it. It is your only opportunity to see the framing, plumbing, electrical, and HVAC before they are sealed inside the walls.

Step 8: Conduct the Final Walkthrough and Punch List

Before closing, the builder schedules a final walkthrough with you. This is your opportunity to identify items that are incomplete, damaged, or not built to spec. Bring a notepad, a phone to take photos, and take your time. Common punch list items include paint touch-ups, grout gaps, door alignment issues, missing hardware, and appliances not yet installed or tested.

The builder documents the punch list and commits to completing the items either before closing or shortly after. Get the timeline in writing. Do not assume verbal promises will be honored. If an item is significant, your agent can advise on whether it should be resolved before you close or whether an escrow holdback is appropriate.

Step 9: Final Inspection and Closing Day

Florida requires a final municipal building inspection and certificate of occupancy before you can close on a new construction home. Once the CO is issued, the builder sets a closing date. At closing, you will sign a large stack of documents, pay your closing costs (typically 2 to 5 percent of the purchase price), and receive your keys.

Consider hiring an independent home inspector for a final inspection separate from the builder’s own quality control walkthrough. The builder’s inspector works for the builder. An independent inspector works for you and may catch issues the builder’s team missed or minimized. The cost is $350 to $500 and is almost always worth it. After closing, document any warranty issues in writing within the first year while the builder’s warranty is still in full effect. See the full Florida closing costs guide for a detailed breakdown of what to expect at the closing table.

Do I Have to Sell My House First?

No, you do not have to sell your current home before signing a new construction contract, but the timing strategy you choose has real financial and logistical consequences. Here are the four main scenarios buyers face.

Scenario 1: Sell First, Then Buy

Selling your current home before signing a new construction contract gives you the cleanest financial picture. You know exactly how much equity you are bringing in, and you are not carrying two housing payments during construction. The downside is that you need somewhere to live during the build period, which typically runs 5 to 8 months. That means renting a furnished place, staying with family, or negotiating a rent-back arrangement with your buyer after your current home closes.

This approach works best when you have flexible living arrangements and want to eliminate financial risk. If rental costs in Haines City or the surrounding area are reasonable, the peace of mind from selling first often outweighs the inconvenience. Talk to Barrett about selling your current home and planning the timing around your new build.

Scenario 2: Buy First, Sell Later

Signing a new construction contract before listing your current home means you have more time to plan your move, but it also means you are relying on your current home selling within a specific window. If the market softens or your home sits longer than expected, you could be paying a mortgage and rent (or two mortgages) simultaneously during the build period.

This approach works best when your current home is in a strong seller’s market with predictable days on market. If you have strong cash reserves and low debt, the risk is manageable. If your finances are tighter, this strategy adds stress. Most lenders will qualify you for both mortgages only if your debt-to-income ratios support it, so talk to your lender before committing.

Scenario 3: Time the Sale to Align with Closing (Most Common)

The most common approach is to sign the new construction contract, monitor the construction timeline closely, and list your current home about 60 to 90 days before the projected new home closing date. This minimizes the gap between closings and reduces the risk of carrying two payments for an extended period.

The challenge is that builder timelines shift. Weather delays, permit delays, and material shortages can push the closing date back by weeks or months. If your current home goes under contract on the original schedule and the builder pushes the closing date, you may need temporary housing anyway. Build a buffer into your plans and communicate regularly with your builder and your agent. This is one area where having an experienced local agent like Barrett pays off, because he knows how to read builder timelines and advise on when to list.

Scenario 4: First-Time Buyer or Renter

If you are renting or this is your first home purchase, the timing pressure is lower but the financial planning is more important. Your pre-approval needs to account for the full new construction purchase price including any upgrades you add at the design center, since those are typically rolled into the final loan amount. Make sure you have closing cost funds set aside separately from your down payment. Florida new construction closing costs typically run 2 to 5 percent of the purchase price, and some builders cover a portion when you use their preferred lender. The buyer’s guide has a full first-time buyer checklist to walk you through what to prepare.

What to Know About Builder Contracts in Florida

Builder contracts in Florida are not the standard FAR/BAR contract used in traditional home sales. They are custom documents written by the builder’s legal team, and every clause is designed to protect the builder’s interests. That does not make them unfair outright, but it does mean you need to read carefully and understand what you are agreeing to before you sign.

Escalation Clauses and Price Adjustments

Many builder contracts contain language allowing the builder to increase the price of your home if material costs rise significantly during construction. These clauses became more common after supply chain disruptions drove lumber and material prices to record highs. Some clauses cap the escalation at a fixed percentage, others do not. Read this section carefully and ask your agent and potentially an attorney to explain exactly what price protection you have, if any, from contract signing to closing.

Material Substitution Rights

Builder contracts almost universally include a clause allowing the builder to substitute materials, brands, or finishes of equal or comparable value if the specified item is unavailable. In practice, this means the tile you selected at the design center could be swapped for something different if it goes out of stock. “Equal value” is defined by the builder, not you. Ask the builder’s sales agent how substitutions are handled and whether you will be notified before a substitution is made.

Closing Date Flexibility

New construction contracts do not commit the builder to a hard closing date the way a resale contract does. Instead, they specify an estimated completion date with language giving the builder the right to extend that date, often without penalty. Most contracts give the builder 30 to 180 days of extension time beyond the estimated date before the buyer has any right to walk away. Plan for delays in your housing and financial arrangements, not as a pessimistic assumption but as basic preparation.

Earnest Money and Deposit Terms

Earnest money on new construction in Florida typically runs from 1 to 3 percent of the purchase price, though some builders require a flat deposit of $5,000 to $15,000. The critical detail is what happens to that money if you cancel. In a standard resale contract, earnest money is often refundable during an inspection or financing contingency period. Builder contracts may have far fewer refund protections, and some are structured so that any cancellation forfeits the deposit. Read the deposit and cancellation sections word for word.

Change Order Fees

If you want to change a selection after the design center appointment, expect to pay a change order fee. These fees can range from $150 to $500 or more per change, and some builders stop accepting changes entirely once framing begins. Ask upfront what the change order policy is and what the deadlines are for each phase of construction. Trying to change a flooring selection after the slab is poured is usually not possible regardless of cost.

Warranty Scope and Limitations

New construction homes in Florida come with a statutory warranty under Florida Statute 553.84 and typically a builder warranty that covers one year for workmanship, two years for mechanical systems, and ten years for structural defects. However, the builder’s warranty may contain limitations on how warranty claims are reported, what repair method the builder can choose, and which items are excluded as normal settling or maintenance. Read the warranty document as carefully as the purchase contract. Florida law gives you certain warranty rights regardless of what the builder’s contract says, but knowing those rights and exercising them requires knowing they exist.

Questions to Ask Before You Sign a New Construction Contract in Haines City

Asking the right questions before you sign protects you from surprises after you are locked into a contract. Here are the ten most important questions, with direct answers explaining why each one matters.

What Is Included in the Base Price?

The base price is the starting point, and many buyers discover that what they assumed was included costs extra. Get a written spec sheet listing every standard feature: flooring type and grade, cabinet style, countertop material, appliance brands and models, plumbing fixture packages, lighting packages, window types, insulation R-value, and exterior finish materials. Compare spec sheets side by side between builders rather than comparing base prices alone. A $280,000 base price with solid standard features may be a better value than a $265,000 base price where everything is builder-grade minimum.

What Upgrades Are Worth the Money?

Structural and layout upgrades are almost always worth the design center cost because they cannot be changed after closing without major renovation. Extended covered lanais, additional windows, tray ceilings, pre-wiring for ceiling fans in every room, and extended garage options are examples of structural upgrades worth paying for at the design center. Surface finishes like countertop edges, cabinet hardware, and faucet finishes can typically be changed later by a homeowner for less money than the builder charges. Flooring is the gray zone: if you want tile in the main living areas, it is usually cheaper to pay for it at the design center than to rip out builder carpet after closing.

Can I Negotiate the Price on New Construction?

Builders rarely reduce the base price because doing so creates a comps problem for the rest of the community. Instead, negotiate for value elsewhere: closing cost credits, free upgrades at the design center, a rate buydown through the preferred lender, or a higher design center allowance. The best time to negotiate is when the builder is trying to close out a phase or meet a quarterly sales goal. Your agent knows when builders in Haines City are motivated to deal. Working with a local buyer’s agent who has existing relationships with builder sales teams gives you information you would not have on your own.

What Happens if the Builder Misses the Completion Date?

Most builder contracts give the builder significant leeway on the completion date without any obligation to compensate the buyer for carrying costs, temporary housing, or other delays. Some contracts allow the buyer to cancel and receive their deposit back if the delay exceeds a stated number of days (often 180 days or more), but only if the buyer has not caused the delay through late design selections or change orders. Ask specifically: what is the outside closing date, what triggers a cancellation right, and what, if anything, does the builder offer as compensation for significant delays? Get the answers in writing, not verbally from the sales agent.

Can I Use VA, FHA, or USDA Financing?

Many new construction communities in Haines City and Polk County accept VA, FHA, and USDA financing, but not all communities or all lot types qualify. USDA financing requires the property to be in a designated rural area, and eligibility maps change periodically, so verify current eligibility directly with a USDA-approved lender. VA loans require the home to meet VA minimum property requirements at appraisal, which newly built homes typically do. FHA loans have appraisal and property condition requirements as well. Confirm loan type eligibility before you get attached to a specific community or lot.

What Is a Pre-Drywall Inspection and Do I Need One?

A pre-drywall inspection happens after the framing, plumbing rough-in, electrical rough-in, and HVAC installation are complete but before drywall goes up and conceals everything inside the walls. A licensed home inspector comes in and visually examines the structural components, looks for framing issues, checks that plumbing and electrical rough-in is properly installed, and documents anything that needs correction. It costs roughly $300 to $500 and takes about two hours. You absolutely need one. Once drywall goes up, issues inside the walls are invisible until they become expensive problems. Most builders will allow a licensed inspector on site during this window; confirm the scheduling process with your sales agent when you sign the contract.

Do I Need a Home Inspection on a Brand New House?

Yes, you should get an independent home inspection on a new construction home even though the house is brand new and has passed municipal inspections. Municipal inspections check for code compliance, not quality. An independent inspector evaluates the home from a buyer’s perspective and may catch installation issues, drainage problems, grading issues, HVAC calibration problems, or incomplete work that passed code but is not up to quality standards. The cost is $350 to $500 and is worth every dollar. Many buyers skip this step assuming a new home cannot have issues. That assumption has cost Florida buyers thousands of dollars in post-closing repairs.

What Are CDD Fees and How Do They Affect My Payment?

A Community Development District (CDD) is a special taxing district that finances the infrastructure of a new community, including roads, utilities, landscaping, amenity centers, and stormwater systems. The cost of that infrastructure is repaid through annual CDD fees assessed to homeowners, typically for 20 to 30 years. CDD fees in Haines City communities typically range from $1,000 to $3,000 or more per year and are collected through your property tax bill, not your HOA payment. They are not included in your mortgage payment unless your lender specifically sets up an escrow for them, so they can catch buyers off guard at tax time. Always ask the sales agent for the current CDD assessment amount and the remaining term before signing.

What Questions Should I Ask at the Model Home?

The model home visit is your primary information-gathering session, and most buyers spend it admiring the finishes rather than asking the hard questions. Come prepared with a list: What is the base price for this floor plan on a standard lot? What am I looking at that is not standard? What are the current incentives? What is the HOA fee and what does it cover? Is there a CDD? What lenders do you work with and what is the incentive for using your preferred lender? What is the estimated build timeline right now? What is the cancellation and deposit policy? What warranty comes with the home? Write the answers down or record them with the agent’s permission. The answers will differ between builders, and having them documented helps you compare.

Is It Better to Buy Early or Late in a New Community?

Buying early in a new community, when the first phase is just opening, often means lower prices and more lot selection. It also means living in a construction zone for potentially two to three years while later phases are built, and the promised amenities (pool, clubhouse, walking trails) may not be completed for years. Buying in a later phase means the community is more established, amenities are likely open, and you can see how the finished product actually looks. However, prices will be higher as the community proves itself in the market. Neither timing is universally better. It depends on your tolerance for construction disruption and your price sensitivity.

New Construction vs. Resale Homes in Haines City

Neither new construction nor resale is the right answer for every buyer. The right choice depends on your timeline, your budget flexibility, your tolerance for uncertainty, and what you value most in a home. The table below compares the two across the factors that matter most.

Factor	New Construction	Resale Home
Customization	Choose finishes, upgrades, and sometimes floor plan options within the builder’s menu	Buy what exists; any changes are your renovation project and expense after closing
Warranty	Builder warranty: 1 year workmanship, 2 years mechanical, 10 years structural; manufacturer warranties on appliances	No builder warranty; optional home warranty plan available for ~$500-$700/year; existing appliances as-is
Energy Efficiency	Built to current Florida energy code; spray foam insulation and high-SEER HVAC common; lower utility bills	Efficiency varies widely by age and prior upgrades; older homes may have higher utility costs
Timeline to Move In	5 to 8 months for ground-up build; 30 to 60 days for QMI (quick move-in) homes	Typically 30 to 45 days from accepted offer to closing
Near-Term Maintenance	Very low in years 1 to 5; systems and appliances are new; warranty covers most issues	Higher; HVAC, roof, water heater, and appliances are older and may need repair or replacement sooner
Landscaping and Yard	Minimal at closing; sod is typically installed but trees, shrubs, and privacy plantings take years to establish	Established trees and landscaping; mature yard from day one
Negotiation Style	Negotiate incentives, credits, and upgrades rather than price; builder controls terms	Negotiate price, repairs, closing costs, and timeline; more flexibility on terms
Contract Type	Custom builder contract written by builder’s attorney; fewer standard consumer protections	FAR/BAR standard contract; more balanced protections for both buyer and seller
Insurance Costs	Generally lower due to newer construction standards, impact-resistant windows, and modern roof systems; Florida insurers increasingly favor newer homes	Higher for older homes; roof age and construction standards significantly affect Florida homeowners insurance premiums

The right choice comes down to your priorities. If you want certainty, speed, and the charm of an established neighborhood with mature trees, a resale home may suit you better. If you want a warranty, modern energy efficiency, and the ability to choose your own finishes, new construction is worth the longer timeline. Many buyers in Haines City find that the lower near-term maintenance costs of new construction offset the premium price over time, especially when factoring in lower utility bills and no immediate capital expenditures on aging systems.

Common Mistakes Buyers Make With New Construction

Most new construction mistakes are avoidable, but they require knowing what to watch for before you walk into the model home. Here are the six most costly errors buyers make in the Haines City market and throughout Florida.

Not Bringing Your Own Buyer’s Agent

Walking into a new construction community without registering a buyer’s agent is the single most common and most costly mistake. The on-site sales agent is a licensed real estate agent who works exclusively for the builder. Their job is to sell homes at or above the builder’s target price with the builder’s preferred terms. They are not your advocate. Your buyer’s agent reviews the contract for buyer-unfavorable language, negotiates incentives, coordinates inspections, and is in your corner from contract to closing. The builder pays the commission, so this protection costs you nothing to have. Contact Barrett before your first community visit to get registered properly.

Falling for the Model Home

The model home is the builder’s best advertisement. Everything in it, from the designer furniture to the custom built-ins to the premium tile work, is there to make you feel like you are buying a luxury home at an entry-level price. Most of what you see in a model is an upgrade, and some of it (like built-in shelving and staging furniture) is not available through the builder at all. Always ask the sales agent to walk you through the model room by room and identify what is standard versus what costs extra. Then run the math on what the home would actually cost with your selections.

Skipping the Pre-Drywall Inspection

Once the drywall goes up, everything inside those walls is invisible until it fails. Skipping the pre-drywall inspection is a false economy. Inspectors catch issues like missing blocking, improper HVAC duct routing, plumbing rough-in that is not level, and electrical that is technically code-compliant but poorly executed. Finding and fixing these issues before drywall costs the builder a few hundred dollars in materials and labor. Finding them after closing costs the homeowner thousands of dollars in drywall demolition, repair, and restoration. Spend the $350 to $500 on the pre-drywall inspection. It is not optional if you are being a diligent buyer.

Not Budgeting for CDD Fees, HOA Dues, and Lot Premiums

New construction buyers routinely underestimate the true cost of ownership because they focus on the base price and mortgage payment. The full picture includes HOA dues (often $100 to $300 per month), CDD fees ($1,000 to $3,000 or more per year), lot premiums (added to the purchase price at contract), and property tax rates that reflect the new assessed value of the home. In Polk County, property tax rates vary by municipality. Ask the builder’s sales agent for a written breakdown of all recurring costs: HOA monthly dues, CDD annual amount, and the current millage rate for property taxes in that specific community. Then do the math on your total monthly housing cost, not just principal and interest.

Overspending at the Design Center

The design center is a carefully designed retail experience. The selections are beautiful, the sales process is low-pressure but persistent, and it is very easy to spend $30,000 to $60,000 more than you planned. Every upgrade rolls into your loan, which means you are financing it at mortgage rates for 30 years. A $10,000 design center upgrade costs you roughly $18,000 to $20,000 over the life of the loan when you factor in interest. Set a firm upgrade budget before you arrive, prioritize structural changes first, and table the rest for after closing when you can shop contractors and get competitive bids on flooring, countertops, and fixtures.

Not Reading the Entire Contract

Builder contracts run 20 to 50 pages and contain provisions that buyers routinely discover only when something goes wrong. The earnest money forfeiture clause, the arbitration clause (which limits your right to sue), the material substitution language, the price escalation provision, and the closing date extension rights are all in that document. “I didn’t know that was in the contract” is not a legal defense and will not get your deposit back. Read every page before you sign. If you do not understand a clause, ask your agent to explain it. If the clause is significant and potentially costly, get a real estate attorney’s opinion before you sign. The attorney’s fee for a contract review is $300 to $600. That is a bargain compared to losing a $10,000 deposit or being locked into terms you did not understand.

Financing New Construction in Haines City

Financing a new construction home works differently from financing a resale, and understanding your options before you start shopping helps you make faster, smarter decisions when you find the right community.

Conventional Loans

Conventional loans (Fannie Mae and Freddie Mac) are the most commonly used financing for new construction in Florida. Down payment requirements start at 3 percent for first-time buyers and 5 percent for repeat buyers, though putting down 20 percent eliminates private mortgage insurance. Conventional loans work for most new construction purchases in Haines City communities without restrictions on the community type or lot configuration.

FHA Loans

FHA loans require a minimum 3.5 percent down payment and are backed by the Federal Housing Administration. They are a popular option for first-time buyers and buyers with credit scores in the 580 to 680 range where conventional pricing becomes less favorable. New construction homes easily meet FHA appraisal and property condition requirements since they are built to current code. The trade-off is mortgage insurance premium (MIP), which adds to your monthly payment for the life of the loan unless you refinance.

VA Loans

VA loans are available to eligible veterans, active-duty service members, and surviving spouses with zero down payment and no private mortgage insurance. New construction in Haines City that meets VA minimum property requirements can be purchased with a VA loan. The VA appraisal process is somewhat different from a conventional appraisal and must be ordered through the VA system. If you are using VA financing, confirm with the builder that they have experience with VA transactions, as the VA appraisal timeline can affect the construction closing schedule.

USDA Rural Development Loans

USDA loans offer zero-down-payment financing for homes in designated rural areas. Parts of Polk County and the Haines City area may qualify for USDA financing, but eligibility is property-specific and area maps are updated periodically. Verify current USDA eligibility for any specific community or lot before counting on this option. Income limits also apply. USDA loans have a funding fee and an annual guarantee fee similar to FHA’s MIP, but the combination of no down payment and competitive interest rates makes them worth exploring if you qualify.

Builder’s Preferred Lender

Every major builder in Haines City has a preferred or affiliated lender and will offer incentives to use them: closing cost credits, rate buydowns, design center allowances, or free appliance packages. These incentives are real and can be worth $5,000 to $15,000 or more. However, the preferred lender’s rate and fees are not always the most competitive in the market. The right approach is to get a full loan estimate from the builder’s preferred lender AND from at least one outside lender, then compare the total cost of each option over 5 and 10 years accounting for the incentives. Sometimes the preferred lender wins. Sometimes an outside lender with a better rate saves you more money over time than the incentive is worth. Your buyer’s agent can help you do this math. See the Florida closing costs guide for a full breakdown of what appears on a loan estimate.

Construction-to-Permanent Loans

Most buyers financing new construction through a national production builder do not need a construction-to-permanent loan because the builder finances the construction itself and you get a standard mortgage at closing. Construction-to-permanent loans (also called one-time close or OTC loans) are primarily used when you are hiring a custom builder or building on your own land. With a C-to-P loan, you borrow money during construction (typically paying interest only) and then the loan converts to a standard mortgage at closing. If you are doing a fully custom build or building on a lot you already own, ask lenders about their one-time close programs.

Frequently Asked Questions About New Construction in Haines City

Do I have to sell my house before buying new construction?

No. Most buyers sign a new construction contract while still living in their current home and time the sale to align with the new home’s completion date. The build timeline of 5 to 8 months for a ground-up new home gives you a meaningful window to plan and execute the sale of your current home. Start here to understand your selling options and how to coordinate the timing.

Do I need a buyer’s agent to buy new construction in Florida?

You do not legally need one, but you absolutely should have one. The builder’s on-site sales agent works for the builder, not you. Your own buyer’s agent reviews the contract, negotiates incentives, coordinates inspections, and represents your interests from contract to closing. The builder pays the buyer’s agent commission as a selling expense built into the project, so this protection costs you nothing. Register your agent at your very first community visit or the builder may not honor the representation later.

Can I negotiate the price on a new construction home?

Builders rarely discount the base price because reducing it sets a precedent that affects appraisals for every other home in the community. Instead, negotiate for value in other forms: closing cost credits, rate buydowns through the preferred lender, free design center upgrades, appliance packages, or lot premium waivers. The best leverage you have is timing: builders are more motivated to negotiate when a phase is closing out, when quarterly sales targets are approaching, or when market conditions have softened inventory.

What is a QMI or quick move-in home?

QMI stands for Quick Move-In. These are new construction homes that are already under construction or fully completed, available for closing in approximately 30 to 60 days rather than the 5 to 8 months required for a ground-up build. Builders often sell QMI homes at slight discounts to move inventory quickly, and the design center selections are already made, which means you cannot change finishes. QMI homes are a good option if you need to move faster than a standard build timeline allows. Check current Haines City new construction listings for available QMI inventory.

How much are closing costs on new construction in Florida?

Closing costs typically range from 2 to 5 percent of the purchase price on new construction in Florida. On a $300,000 home, expect roughly $6,000 to $15,000 in closing costs. Costs include lender fees, title insurance, documentary stamp taxes, recording fees, prepaid property taxes and homeowners insurance, and any HOA setup fees. Builders frequently offer closing cost credits when you use their preferred lender, which can offset a significant portion of these costs. See the Florida closing costs guide for a line-by-line breakdown of what to expect.

What is a pre-drywall inspection?

A pre-drywall inspection happens after framing, plumbing rough-in, electrical rough-in, and HVAC installation are complete but before drywall covers those systems. A licensed independent home inspector examines the structural framing, checks plumbing and electrical installations, looks at HVAC duct routing, and documents anything that needs correction while it is still accessible. The inspection costs $300 to $500 and takes about two hours. It is your only opportunity to see inside the walls of your new home before closing. Schedule it as soon as the builder notifies you that framing and rough-in are complete.

What happens if I need to cancel a new construction contract?

Cancellation terms vary by builder and by contract, but most new construction contracts in Florida are significantly less flexible than standard resale contracts. During a defined contingency period (if one exists), you may be able to cancel and recover your deposit. After that window closes, cancellation typically results in forfeiture of your earnest money deposit. Some contracts allow cancellation for financing failure if you cannot secure a loan after good-faith effort, but the terms and proof requirements are specific. Read the cancellation clause in your contract carefully before signing, and ask your agent to explain the exact conditions under which you can and cannot recover your deposit.

Should I use the builder’s preferred lender?

Compare before you decide. Builder preferred lenders often offer meaningful incentives worth $5,000 to $15,000 in closing cost credits, rate buydowns, or design center allowances. In some cases, those incentives make the preferred lender the clear winner even if their rate is slightly higher. In other cases, an outside lender with a meaningfully better interest rate saves more money over the life of the loan than the incentive is worth. Get a full Loan Estimate (the three-page standardized document lenders are required to provide) from both the preferred lender and at least one outside lender and compare total costs, not just the interest rate or monthly payment.

Are there any hidden costs in new construction?

Several costs catch buyers off guard in new construction communities. Lot premiums add $3,000 to $30,000 or more to the purchase price for desirable lots. CDD fees add $1,000 to $3,000 or more per year through your property tax bill. HOA fees cover community amenities and common area maintenance and are on top of the CDD. Design center upgrades roll into your mortgage if you finance them. Landscaping beyond the builder’s basic sod installation is your expense after closing. And post-closing items like window treatments, garage storage, and patio furniture add up quickly in a new home where nothing is decorated or furnished yet. Budget realistically for all of these before you sign.

How do I compare two different builders?

Comparing builders accurately requires more than looking at base prices. Get written spec sheets from both builders and compare standard inclusions line by line. Visit both model homes with a specific list of questions. Compare warranty programs side by side, including the length of each warranty tier and how warranty claims are submitted and resolved. Read Google reviews and check the Florida Department of Business and Professional Regulation for any complaints or license issues. Talk to homeowners in completed phases of each community if you can find them. Your buyer’s agent may have direct experience with both builders and can give you an honest assessment.

What does “included” actually mean in builder advertising?

“Included” means the feature comes with the base price of the home, but the quality level and brand of the included item varies significantly between builders. One builder’s included countertop may be granite at a basic 3 cm thickness with a standard edge. Another builder’s included countertop may be a lower-grade quartz or laminate. “Stainless steel appliances included” could mean a builder-grade appliance package from a mid-tier brand or a premium package from a nationally recognized name. Always ask to see the specific brand names, model numbers, and grades of included items, and compare those spec sheets side by side rather than comparing the word “included.”

What questions should I ask at the model home?

Walk into the model home with a written list of questions and take notes on the answers. Ask: What is the base price for this floor plan on a standard interior lot? What in this model is not standard? What are the current builder incentives? What is the HOA monthly fee and what does it cover? Is there a CDD fee, and if so how much per year and how many years remain? What lenders do you offer incentives to use? What is the estimated build timeline right now? What is your cancellation and deposit forfeiture policy? What does the builder warranty cover and for how long? Are there lot premiums on any available lots? The sales agent is required to answer these questions honestly. If you get vague answers, that tells you something too. Bring Barrett to the model home and let him ask the questions that buyers typically forget.

Last updated March 2026