Do I Need a Realtor to Buy New Construction in Central Florida?
You don't legally need one, but buying a new build without your own agent usually means going it alone against a sales team paid by the builder. In Central Florida, builders typically budget a co-broke commission into the home's price whether or not you bring representation. Skip the agent and that money generally stays with the builder, not you.
Who the Builder's Sales Agent Actually Works For
The person at the model home desk is friendly, knowledgeable, and employed by the builder. Their fiduciary duty runs to the company selling you the house. They can explain floor plans and incentives, but they aren't negotiating on your behalf or telling you when a lot premium is steep for the neighborhood. That's a different job entirely.
What Your Own Agent Does on a New Construction Deal
Before you register at the model home
This part matters more than people expect. Most Central Florida builders require your agent to accompany you or register you on the first visit, and if you tour alone first, the builder can refuse to recognize representation later. One phone call before you walk in protects the option. After that, you can visit on your own freely.
During contract and construction
Builder contracts are written by the builder's attorneys and are rarely the standard Florida forms. An agent who has read dozens of them knows which clauses are actually negotiable, which deposits are at risk, and how delay language works. They also track inspection timing, walkthroughs, and the gap between estimated and actual closing dates.
At negotiation time
Base price is often firm because builders protect comparable sales in the community. Incentives are where movement happens. Closing cost credits through the builder's preferred lender, design center allowances, lot premium reductions, and appliance packages all come up, and knowing which builder is currently flexible on which lever is local knowledge, not something you find online.
Builder Representation vs. Your Own Agent
| Builder's sales agent | Your buyer's agent | |
|---|---|---|
| Works for | The builder | You |
| Who pays them | The builder | Typically the builder's co-broke, per contract |
| Negotiates incentives for you | No | Yes |
| Reviews builder contract on your behalf | No | Yes |
| Compares other communities | Only their own | Across builders and resale |
| Tracks your deposits and deadlines | For the builder | For you |
Representation terms are always disclosed in writing before you sign anything, so you'll know exactly how your agent is compensated on your specific transaction.
What Credit Score Do I Need to Buy a House in Florida?
Most Florida buyers need a 620 FICO score for a conventional loan, 580 for an FHA loan with 3.5% down, and 640 for most Florida Housing down payment assistance programs. FHA allows scores from 500 to 579 with 10% down, though few lenders go that low. VA loans have no federal minimum, but lenders commonly set theirs around 620.
| Loan type | Typical minimum score | Typical minimum down payment |
|---|---|---|
| FHA | 580 | 3.5% |
| Conventional | 620 | 3% to 5% |
| VA | No federal minimum, lenders often 620 | 0% |
| USDA (rural Lake, Osceola areas) | 640 | 0% |
| Florida Housing assistance programs | 640 | Varies by program |
Why the score is only half the story
Lenders look at debt-to-income ratio alongside credit, and in Central Florida that calculation now includes HOA dues, CDD assessments where they apply, and homeowners insurance that has climbed in recent years. A 700 score with heavy car and student loan payments can qualify for less than a 640 score with low monthly obligations. Get the full picture from a lender early.
Builder lenders and your credit
Builder affiliated lenders often attach the best incentives, sometimes several thousand dollars in closing costs or a rate buydown. You're allowed to use an outside lender, but you may forfeit that money. The practical move is getting quotes both ways and comparing total cost, not just the rate. Your agent can line those numbers up side by side.
New Construction Across Orlando, Ocoee, Winter Garden and Clermont
Each of these markets behaves differently. Winter Garden and the Horizon West corridor carry CDD assessments in many communities, which add to your monthly payment and don't show up on the base price sheet. Clermont offers more lot size per dollar with a longer commute east. Ocoee sits between the two, and Orlando proper mixes infill townhomes with larger master planned projects.
Questions worth asking in any community
- Is there a CDD, and what's the annual assessment per home?
- What's the HOA fee, and what does it actually cover?
- How many homes remain to be built on this phase?
- What's the builder's current estimated completion window in writing?
- Which structural options must be chosen before the slab pour?
Working With The Alcime Group
Nineteen years in this market and 190+ homes closed means we've sat across from most of the builders working in Orange and Lake counties. The team ranks in the top 2% of REALTORS® in the greater Orlando area, holds a 5.0 rating across 127 Google reviews, and works in English and Spanish. The office is at 401 S Rosalind Ave in downtown Orlando, under eXp Realty.
What the first conversation looks like
We'll talk through your budget, your timeline, and which communities are realistic for both. If new construction isn't the right fit, we'll say so. Sometimes a resale home in an established neighborhood beats a new build on price per square foot, and sometimes waiting eight months for a build makes more sense than competing on inventory today.
Frequently Asked Questions
Does using a realtor make a new construction home cost more?
Generally no. Builders set base prices by floor plan and community, and those prices hold whether you bring an agent or not. The co-broke commission is usually built into the builder's budget in advance. Walking in unrepresented rarely produces a discount equal to that amount.
Can I get a buyer's agent after I've already toured the model home?
Sometimes, but not reliably. Many Central Florida builders require registration on your first visit, and once you've signed in alone, they may decline to recognize an agent afterward. If you've already visited, tell your agent immediately so they can ask the sales office before anything is signed.
What credit score do I need for a new construction home in Florida?
The same thresholds apply as for resale: roughly 620 for conventional, 580 for FHA with 3.5% down, and 640 for most Florida Housing assistance programs. Builders don't set credit requirements, lenders do. One difference is timing, since a build that closes in nine months means your credit gets re-pulled before funding.
Should I still get a home inspection on a brand new house?
Yes. New homes carry builder warranties, but an independent inspection before the final walkthrough catches issues while they're still the builder's responsibility to fix. Many buyers also schedule a pre-drywall inspection, which is the only chance to see framing, plumbing, and electrical work before it's covered.
What's a CDD fee and will I have one?
A Community Development District assessment funds infrastructure like roads, drainage, and amenities in newer master planned communities, and it's billed annually on your property tax bill. Plenty of Winter Garden, Clermont, and Horizon West communities have them. Ask for the exact figure before you contract, since it changes your real monthly cost.
Do you work with Spanish-speaking buyers?
Yes. The team works in both English and Spanish, including contract explanations and lender conversations, across Orlando, Ocoee, Winter Garden, and Clermont.