Buying new construction comes with questions. Here are answers to the ones Barrett hears most often. If your question is not here, call (813) 692-9099 or send a message.
Do I need my own agent when buying new construction?
Yes. The agent in the model home works for the builder, not you. Your own buyer's agent reviews contracts, negotiates on your behalf, monitors construction, and coordinates inspections. And it is free — the builder pays the commission.
Does it cost me anything to have a buyer's agent?
No. The builder pays the buyer's agent commission. The price of the home does not change whether you bring an agent or not. You get professional representation at no cost to you.
What happens if I visit a model home without an agent?
Many builders require agent registration on your first visit. If you sign in without an agent, the builder's sales agent may claim you as their client. Contact Barrett at (813) 692-9099 immediately — there may still be a window to register an agent depending on the builder's policy.
Can I negotiate the price of a new-construction home?
Builders rarely lower the base price because it sets a comparable that affects the entire community. However, they will negotiate on upgrades, closing cost credits, lot premiums, and rate buydowns. A buyer's agent knows what to ask for.
What are builder incentives?
Incentives are financial offers builders use to attract buyers — closing cost credits, rate buydowns, upgrade packages, and preferred lender bonuses. They change frequently based on market conditions. Visit the current incentives page for the latest offers.
Should I use the builder's preferred lender?
Sometimes yes, sometimes no. The preferred lender often offers the largest incentives, but their interest rate and fees may not be the most competitive. Always get quotes from 2-3 outside lenders and compare total costs before deciding.
Does a new home really need inspections?
Absolutely. County inspections check for minimum code compliance. An independent inspection checks for quality. Studies show new homes average 100+ defects at delivery. Three inspections are recommended: pre-drywall, final (before closing), and 11-month warranty.
What is a pre-drywall inspection?
A pre-drywall inspection happens after framing, plumbing, electrical, and HVAC are installed but before drywall goes up. It is your only chance to see behind the walls. Cost is typically $300-$500 and catches issues that would be extremely expensive to fix after drywall.
How long does it take to build a new home?
For a to-be-built (presale) home from a production builder in Tampa Bay, expect 6-12 months from contract to closing. Spec homes already under construction can close in 1-4 months. Move-in ready inventory homes can close in 30-45 days.
What is the difference between a spec home and an inventory home?
A spec home is under construction but not yet finished — the builder started it without a buyer under contract. An inventory home (or quick move-in) is finished and ready for immediate occupancy. Both come with pre-selected finishes chosen by the builder.
What upgrades are worth the money?
Focus on structural and systems upgrades that cannot be added later: extra electrical, extended lanai, impact windows, garage extensions, plumbing rough-ins, and upgraded insulation. Skip cosmetic upgrades with heavy markups — lighting, hardware, blinds, and paint are cheaper to do after closing.
What does the builder warranty cover?
Most builders offer a tiered warranty: 1-year workmanship (cosmetic and functional defects), 2-year systems (plumbing, electrical, HVAC), and 10-year structural (foundation, load-bearing walls, roof structure). Read the warranty document before closing.
What is the 11-month warranty walkthrough?
Around month 10-11 after closing, hire an independent inspector to do a thorough inspection. Submit the report to the builder as a formal warranty claim before the 1-year workmanship warranty expires. This is your last chance to have defects fixed under warranty.
How do I finance a new-construction home?
Most buyers use a conventional mortgage, FHA, or VA loan — the same types used for resale homes. True construction loans are only needed for custom builds on your own lot. Extended rate locks may be needed for presale homes with 6-12 month build timelines.
What if the home does not appraise?
If the appraisal comes in below the purchase price, you have options: the builder may reduce the price, you may bring additional cash to closing, or you may be able to challenge the appraisal through a reconsideration of value. Your agent navigates this process.
Are new homes in Tampa Bay in flood zones?
Some are, some are not. It depends on the location. New homes built in flood zones are constructed to current codes and generally perform better than older homes. However, flood insurance is required in high-risk zones and can be significant. Check the flood zone before you sign a contract.
What is an elevation certificate?
An elevation certificate shows the home's elevation relative to the base flood elevation for the area. Builders provide these for homes in flood zones. The certificate directly affects your flood insurance premium — higher elevation means lower cost.
How do I compare builders?
Look at build quality (tour completed homes, not just models), warranty complaint history, online reviews, construction timeline reliability, and standard included features. Your buyer's agent knows the builders' reputations and can give you honest assessments.
What is a lot premium?
A lot premium is an extra charge for desirable lot features — water view, conservation backing, corner position, cul-de-sac, or oversized lot. Premiums can range from a few thousand to tens of thousands of dollars. They are sometimes negotiable, especially on lots that have sat unsold.
Can I back out after signing a builder contract?
It depends on the contract terms and where you are in the process. Most builder contracts have specific contingency periods for financing and inspection. After contingencies expire, your deposits may be non-refundable. Read the cancellation terms carefully before signing — this is another reason to have your own agent review the contract.
What is the design center?
The design center is where you choose finishes for your home — cabinets, countertops, flooring, fixtures, paint colors, and more. It is also a profit center for the builder with significant markups. Go in with a firm budget and a plan for which upgrades to prioritize.
How does Barrett help with new construction specifically?
Barrett researches builders and communities, registers as your agent before your first visit, reviews builder contracts, negotiates upgrades and incentives, monitors construction, coordinates inspections, attends walkthroughs, and represents you at closing. He continues helping with warranty issues after closing. All free to you.
Who are the best home builders in Tampa Bay, Florida?
Tampa Bay has over 40 active new-construction builders. The largest national builders include Lennar, D.R. Horton, Pulte Homes, Taylor Morrison, Meritage Homes, Toll Brothers, and KB Home. Top regional builders include Homes by WestBay, Neal Communities, Dream Finders Homes, and Highland Homes. The 'best' builder depends on your budget, home type, and preferred location. Barrett can help you compare builders based on quality, price, and reputation — browse all builders at buildtb.com/builders.
What should I do if a builder ignores me after signing the contract?
This is exactly why having your own buyer's agent matters. If a builder stops communicating, your agent escalates the issue through the builder's management chain, documents the lack of communication, and uses the contract terms to hold the builder accountable. Without an agent, you're on your own. If you're in this situation now, contact Barrett — he can help you get the builder's attention and protect your interests.
What if a builder won't return my phone calls?
Unresponsive builders are unfortunately common during busy construction periods. Your buyer's agent has direct contacts at the builder — construction managers, sales managers, and regional directors — and can get answers when you can't. This is one of the most practical benefits of having independent representation.
Can builders change the floor plan after I've signed?
Builders generally resist major floor plan changes after the contract is signed, especially with production homes. Minor modifications may be possible during the pre-construction phase depending on the builder. Custom and semi-custom builders like AR Homes and Inland Homes offer more flexibility. Your buyer's agent should review what modifications are allowed before you sign.
What will my new construction home really cost?
The base price is just the starting point. Final costs include lot premiums, structural upgrades, design center selections, closing costs, HOA fees, CDD assessments, and potential price escalation clauses. A typical Tampa Bay new-construction home ends up 10-20% above the advertised base price after selections and fees. Barrett helps you calculate the true all-in cost before you commit.
Should I sell my current home before building a new one?
It depends on your financial situation. If you need the equity from your current home for a down payment, you may need to sell first or arrange bridge financing. Many builders in Tampa Bay offer extended closing timelines and some accept contingent contracts. Barrett can help you coordinate the timing of your sale and build so you're not stuck without a place to live or paying two mortgages.
Can I buy a new construction home while selling my current one?
Yes, and it's more common than you think. Options include bridge loans, HELOCs, contingent offers (some builders accept them), and coordinating your closing dates. Lennar has even partnered with Opendoor to offer cash offers on your existing home. Barrett handles both sides — selling your current home through The NOW Team and buying your new construction home — so the timing works.
Dig Deeper
Do I Need an Agent?
Full guide on buyer representation
Buyer Process
Step-by-step from research to closing
Negotiation Tips
What builders will and won't budge on
Inspections Guide
Pre-drywall, final, and 11-month
Incentives Explained
How builder incentives actually work
Browse Builders
Every builder across 8 Tampa Bay counties
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