Trying to decide between a brand-new build or a move-in-ready resale in Clermont? You are not alone. Both paths can work well, but they come with very different costs, timelines, and protections to consider. This guide walks you through price per square foot, ongoing fees like CDD and HOA dues, builder incentives, inspections, warranties, and how buyer representation helps you protect your interests. Let’s dive in.
New vs resale at a glance
Price per square foot basics
Price per square foot is the sale price divided by the gross living area. For a fair comparison, use the same definition for both properties and exclude garages and porches if that is how the data is reported. When you compare homes, focus on like-for-like: same neighborhood or phase, similar lot position, elevation, and finish level.
New construction often carries a premium for modern layouts, energy features, and a builder warranty. Lot premiums, waterfront positions, and high-end finishes can increase that price. Resales can have their own premiums, such as larger lots, mature landscaping, and established locations close to services.
Total cost beyond list price
List price is only part of the picture. For new builds, add upgrade packages, lot premiums, and any change orders. For resales, factor in expected renovation or system updates. Your best apples-to-apples view combines purchase price, expected improvements, and ongoing carrying costs.
Ongoing fees to compare
CDD assessments
Many newer Clermont communities are governed by a Community Development District that finances infrastructure like roads, utilities, and parks. CDD costs typically show up on your annual property tax bill as non-ad valorem assessments and can include both debt service and operations. Review the CDD budget, bond schedules, and meeting minutes to understand what you are paying for and whether changes are likely.
HOA dues
HOA dues vary widely depending on amenities. Review the HOA budget, reserve study, covenants, and recent assessment history. Low reserves can indicate higher risk of future special assessments, so ask for current financials before you commit.
Taxes and homestead
Confirm taxable value, current millage rates, and whether a homestead exemption applies for your primary residence. New construction can be assessed differently the first year, so consult the county property appraiser for estimates and timing. If you plan to homestead, understand how it may reduce your future tax liability under Florida rules.
Insurance factors
Insurance costs can vary based on wind exposure, roof type, flood zone, and proximity to water. Get quotes early for both new and resale options. Ask about deductible structures and any requirements tied to the property’s age and systems.
Builder incentives and timelines
Incentives you may see
Builders in Central Florida often offer incentives, especially on spec homes or model closeouts. You may see rate buydowns, closing cost credits, appliance or tech packages, upgrade credits, lot premium credits, or promotional price reductions. Incentives may be tied to using the builder’s preferred lender and title company, so confirm the terms in writing and compare the net outcome to independent lenders.
Closing timelines
Resale homes with conventional financing typically close in about 30 to 45 days after contract. Spec homes that are complete or near completion can often close in 30 to 60 days, depending on lender and final inspections. Build-to-order timelines commonly run 6 to 12 months from contract to completion, and delays can happen with permitting, weather, or supply chain issues.
Financing differences
If a builder offers incentives for using a preferred lender, compare the total package against outside lenders. Look at rate, fees, and the structure and duration of any buydown. VA and FHA loans for new construction can include additional requirements, so coordinate early with your lender. Aim to lock your rate on a timeline that matches the builder’s projected completion, and plan for potential extensions.
Inspections and warranties
Resale inspections
Schedule a comprehensive home inspection that covers structure and roof, HVAC, plumbing, electrical, windows and doors, and appliances. For older homes, consider termite or WDO, sewer-scope, pool and spa inspections, and roof certifications. Use findings to negotiate repairs or credits and to plan future maintenance.
New construction inspections
Even new homes benefit from independent inspections. Common checkpoints include pre-slab (if applicable), pre-drywall to review framing, electrical, and plumbing, and a final inspection before closing to set a punch list. A third-party inspector helps ensure quality and documentation beyond the builder’s internal checks.
Warranty coverage
Many builders follow a 1-2-10 style structure: one year for workmanship and materials, two years for major systems, and ten years for structural elements. Always confirm the exact terms, claim process, and any dispute resolution steps. For resales, ask about transferable builder or manufacturer warranties and review seller disclosures on past repairs.
Why buyer representation matters
What your agent does
Your agent helps you compare price per square foot correctly, verify CDD and HOA obligations, and evaluate insurance and tax impacts. With new construction, your agent can request the full contract package, negotiate incentives, and coordinate independent inspections at the right stages. With resales, your agent manages contingencies, timelines, and negotiations to keep the deal on track.
Contract points to watch
Builder contracts can include arbitration clauses, strict selection deadlines, limits on remedies, and liquidated damages terms. Confirm how lot premiums and upgrade pricing are disclosed and whether you can perform third-party inspections. In Florida, establish buyer representation in writing and confirm with the builder how broker compensation is handled.
How to compare homes step by step
- Define your must-haves. List bedrooms, baths, commute time, yard size, and any accessibility or workspace needs.
- Calculate price per square foot the same way for each home. Note which finishes and upgrades are included.
- Add ongoing costs. Request CDD and HOA documents, estimate property taxes, and obtain insurance quotes.
- Consider near-term expenses. For new builds, include lot premiums and upgrades. For resales, estimate renovation needs and system ages.
- Map the timeline to your move. Decide if a 30 to 45 day resale closing, a 30 to 60 day spec closing, or a 6 to 12 month build-to-order best fits your plans.
- Set your inspection plan. Schedule a full inspection for resales or phased inspections for new construction.
- Review contracts with your agent. Confirm incentives, lender terms, appraisal and inspection rights, and any deadlines.
- Recheck the numbers before you sign. Compare the net monthly cost with and without incentives and confirm funds to close.
When you have a clear view of total cost, timeline, and protections, your Clermont decision becomes much easier. If you want a calm, step-by-step process with local insight on CDDs, HOAs, and builder contracts, let’s talk. Our team is bilingual and ready to help you compare options and negotiate confidently. Connect with Millan Astray Realty to get started.
FAQs
In Clermont, will I always pay more per square foot for a new home?
- Not necessarily; new builds often carry a premium for features and warranties, but spec homes priced to move can compete with resales once you account for renovation needs in older homes.
How do CDD fees affect my monthly budget in Clermont?
- CDD assessments are typically billed on your property tax statement and can materially change monthly affordability, so include them in your payment estimate.
How long does a new build take in Central Florida?
- Spec homes often close in 30 to 60 days, while build-to-order homes commonly take 6 to 12 months, with potential delays for weather, permitting, or materials.
Do I still need inspections for a brand-new Clermont home?
- Yes; independent pre-drywall and final inspections help catch issues early and create a clear punch list before closing.
Should I use a builder’s preferred lender to get incentives?
- Compare the net outcome; incentives can be valuable, but you should weigh rate, fees, and buydown terms against independent lender options.
What protections do builder warranties usually include?
- Many follow a 1-2-10 pattern for workmanship, systems, and structure, but you should verify exact coverage, claim procedures, and timelines in the contract.
