New construction
vs. resale homes
in Orlando.

It depends on the submarket and the builder. In active master-planned communities like Lake Nona, Horizon West, and Celebration, new construction from national builders (Toll Brothers, Pulte, Meritage) is priced 5–15% above comparable resale in the same community — builders are less willing to negotiate in a supply-constrained market. However, new construction often comes with builder incentives (rate buydowns, closing cost contributions, design center credits) that can close that gap by 3–5%. In established neighborhoods like Dr. Phillips and Windermere, resale is typically the only option — there's no vacant land for new builds in most gated communities.

CDD (Community Development District) fees are a recurring annual charge on your property tax bill — they fund the roads, utilities, stormwater systems, and amenities in master-planned communities. Most new construction in Orlando's master-planned areas (Lake Nona, Horizon West, Celebration, Laureate Park) carries CDD fees ranging from $1,500 to $5,000+ per year. Early phase buyers in a new development pay the highest CDD fees because bonds are freshly issued; late-phase or resale buyers in the same community may have lower or nearly retired bonds. Always ask for the current CDD annual amount and the payoff schedule before closing.

Yes, but differently than resale. Builders rarely budge on list price — cutting their own comp would hurt future lot sales. Instead, they negotiate through incentives: mortgage rate buydowns (often 1–2 points), closing cost contributions ($10,000–$30,000), design center credits (appliance upgrades, flooring upgrades), and lot premium reductions. The best time to negotiate with a builder is end of quarter or end of year when they're trying to close out phase inventory. A buyer's agent experienced with builders can extract more in incentives than most buyers get on their own — and the agent's fee typically comes from the builder, not the buyer.

For spec homes (already under construction or complete), 30–60 days from contract. For to-be-built (you pick the lot and customize), typically 6–14 months depending on the builder and stage of construction. During the build, most builders require periodic inspections — you'll want an independent inspector at framing, pre-drywall, and final walkthrough stages. Resale typically closes in 30–45 days (financed) or 14–21 days (cash).

Key resale advantages: (1) Established neighborhoods with mature trees and known community character — you can see exactly what you're buying. (2) No CDD fees in most established Dr. Phillips, Windermere, and Winter Park communities. (3) Faster closing — 30–45 days vs. 6–14 months for new builds. (4) More negotiation flexibility — motivated sellers will accept inspection requests, price reductions, and credits that builders typically won't. (5) Known resale comps — appraisals are cleaner because there's a deep history of comparable sales. (6) No construction disruption — in an active new-build community, your neighbors may be under construction for years.

Yes — and the builder pays the buyer's agent commission in most cases. The builder's on-site sales agent represents the builder, not you. Having your own agent means someone is in your corner reviewing the contract (builder contracts heavily favor the builder), negotiating incentives you might not know to ask for, coordinating independent inspections, and advocating during the build process. Not bringing your own agent doesn't save money — the builder keeps that commission. Bring representation.