New Construction Homes in Orlando

Why so little of Orlando is new

Census data shows the median Orlando home was built in 1992. Only 31.6% of housing units in the city are single-family detached houses, and 39.6% are in buildings with ten or more units. The city is mostly built out, so new subdivisions inside city limits are found where large tracts were annexed and planned, chiefly on the southeast side near the airport and Lake Nona.

That shapes how I search for clients. Someone who wants a new single-family house with an Orlando address often ends up comparing a city community, an unincorporated Orange County community with an Orlando mailing address, and a suburb such as Ocoee or Winter Garden. All three can look similar on a builder's website, and they differ in taxes, CDD structure and commute.

New vs resale: the price comparison that matters

Resale gives you the benchmark. Zillow's Orlando numbers by bedrooms:

• Three-bedroom: about $357,392
• Four-bedroom: about $480,255
• Five-bedroom or more: about $680,788

New-build floor plans in the metro are heavily four-bedroom, so the $480,255 figure is the one to hold a builder quote against. The suburbs set the other side of the range: Ocoee at $414,035, Apopka at $394,805, Winter Garden at $568,910 and Windermere at $709,948 for all homes.

A base price is rarely the final price. Elevation choices, a larger lot, a lot backing to a pond, upgraded flooring, a covered lanai and appliance packages are each priced separately. The signed contract price commonly ends up tens of thousands of dollars above the advertised base. Price the house you actually want, then compare that number with a resale of the same size a few years old.

Builder incentives and the preferred-lender catch

Large national builders active across metro Orlando, including Lennar, D.R. Horton, Pulte and Taylor Morrison, regularly advertise closing-cost credits, rate buydowns or option credits. With resale prices flat over the last year, incentives are a normal part of the conversation.

Most incentives come with a condition: you use the builder's affiliated or preferred lender and sometimes its title company. You are free to use any lender you like, but you usually give up the incentive if you do. Get a full loan estimate from the preferred lender and one from an outside lender, then compare the total cost over the years you expect to keep the loan. A buydown that looks generous can be offset by higher fees or a higher sales price.

CDDs, HOAs and the tax bill

Many new communities around Orlando are financed in part through a Community Development District. The CDD pays for roads, drainage and amenities with bonds, and owners repay them through an annual assessment on the property tax bill. The CDD line can include a debt portion for a set number of years plus an ongoing operations portion.

Ask the sales office for the exact CDD amount for your lot and whether any payoff option exists. Add the HOA dues on top. Then estimate property tax at the full purchase price: on new construction you will often get the first bill based on a partially completed or vacant lot, and the next year's bill jumps once the finished house is assessed. If you are moving here permanently, file for homestead, which can take up to $51,411 off assessed value in 2026 and caps future assessment increases at 3% or CPI.

Contracts, deposits, warranties and timelines

• Contract. The builder's contract is written by the builder. It usually allows date changes on their side and limits your remedies. Read the deposit and default clauses carefully.
• Deposits. Expect an initial deposit plus option deposits, which are often non-refundable once the options are ordered.
• Timeline. A to-be-built home commonly takes many months from contract to closing. Spec homes already under construction close faster and often carry the biggest incentives.
• Warranty. Most builders offer a 1-2-10 structure: one year on workmanship, two on systems, ten on structural elements. Read what is excluded.

Inspections and insurance on a new house

A new house still needs an independent inspector. I recommend two visits: a pre-drywall inspection while framing, wiring and plumbing are visible, and a final inspection before the walk-through. Then a third before the one-year warranty runs out, so anything found is the builder's to fix.

Insurance is one place new construction usually wins in Florida. A new roof, current wind code, impact-rated openings in many cases and modern electrical systems tend to produce lower windstorm premiums than an older resale. Get a quote on the actual address and ask for the wind mitigation features in writing. Check the FEMA flood zone too, because new subdivisions are often built around retention ponds and low ground.

Bring your own agent to the sales office

The person at the model home works for the builder. Most builders pay the buyer's agent from their side if the agent is registered on the first visit, so bring your agent the first time you walk in. My job there is to compare communities on total monthly cost, flag contract terms, and keep the option sheet honest against resale values. If you want to see which new communities fit a budget next to resale homes in the same area, a shortlist is the fastest way to line them up.