New construction,
represented properly.
The builder’s sales rep works for the builder. We work for you. Anthony Cruz is a Florida licensed real estate broker representing buyers only across Horizon West, Minneola, St. Cloud and Sunbridge.
Consent is not a condition of purchase; message and data rates may apply; reply STOP to opt out.
Every model home has a professional negotiator in it. He is paid by the builder. The only question is whether you brought one of your own.
Most builders only honor free buyer representation if your agent is registered on your first visit. Text me the community before you go, and representation costs you nothing.
What representation looks like
Registration before your first visit
We contact the sales office and register as your representation before you set foot on site, so the builder honors buyer-side representation at no cost to you.
Community shortlisting
We narrow 90+ tracked communities to the handful that fit your price, commute and monthly-cost tolerance — including which ones carry no CDD.
Homesite and floor plan review
Lot orientation, retention pond and road adjacency, structural options that cannot be added later, and which plans hold value in that phase.
Incentive negotiation
Standing inventory and quarter-end timing are where builder leverage lives. We work out what stacks, what the lender tie-in actually costs, and what is negotiable beyond price.
Upgrade strategy
Buy structural from the builder; take cosmetic to your own trades after closing. We map which line items carry the heaviest markup.
Contract through closing
Builder contracts are written by the builder's counsel. We track deadlines, inspections at pre-drywall and final, and walk every item to the punch list.
Communities we cover
The coverage grid →Images are renderings illustrative of each builder’s product, not photographs of the community.
Waterleigh
HOA ~$225–250/mo incl. lawn care · CDD applies
Parkview at Hamlin
HOA ~$248/mo · No CDD
Lake Star at Ovation
Verify with builder
Silverleaf Oaks
No CDD
Hills of Minneola
CDD applies
Sunbridge
Weslyn Park · Del Webb
The base price is not
the payment.
In Central Florida, CDD assessments, HOA dues and Florida insurance can add several hundred dollars a month on top of principal and interest. Change any figure and watch the real number move — then we verify it against the actual parcel before you write an offer.
An estimate for comparison only, not a loan estimate, quote or commitment to lend. It excludes PMI, closing costs and any special assessment. Figures recorded as “Verify” are not included until you enter a confirmed number.
Estimate only — not a loan estimate, pre-approval, or financial advice. Defaults are illustrative, not a quoted rate. Actual taxes, insurance, HOA and CDD vary by parcel; verify with the builder, your lender and county records.
The library
Do you need your own agent for a new build?
Read →CDD fees explained, and how to verify them
Read →How builder incentives actually get negotiated
Read →Spec homes vs. build-to-order
Read →Where upgrade markups hide
Read →New construction vs. resale in Florida
Read →Builder incentives change every week
Every Monday we publish what actually moved: rate buydowns, price adjustments and new releases across the Central Florida corridors. Dated claims only.
Common questions
Who pays my agent on a new construction home?
In most Central Florida new-home transactions the builder pays buyer-side compensation out of its own marketing budget, which is why representation typically costs a buyer nothing. Terms differ by builder and change over time, so we confirm compensation in writing before you tour and put it in your brokerage agreement.
What is the registration trap?
Most builders only honor free buyer representation if your agent is registered on your first visit. If you tour or fill out a sign-in card alone, the builder may refuse to recognize an agent for you later at that community — sometimes for the entire subdivision.
Does the builder's sales rep represent me?
No. The on-site rep is employed or contracted by the builder and owes their duty to the builder. Anything you share about budget, timeline or motivation is information held by the other side of the table.
What is a CDD and how much should I expect?
A Community Development District repays infrastructure bonds through an annual assessment on the tax roll, commonly $100 to $300 or more per month in Central Florida. We verify the amount on county records for the specific parcel rather than relying on the sales center.
Are builder prices negotiable?
Base price is often the last thing a builder will move, because recorded comps affect the whole community. Incentives, rate buydowns, closing cost credits and design-center allowances move more readily, and standing inventory near quarter-end is where the leverage concentrates.
One text can save you
thousands on a new build.
Consent is not a condition of purchase; message and data rates may apply; reply STOP to opt out.
93 communities tracked across fifteen corridors