New Construction in Lake Nona: A Step-By-Step Buyer Guide
Thinking about building new in Lake Nona but unsure where to start? You are not alone. New construction can deliver the fresh design, smart-home features, and amenity-rich living Lake Nona is known for, but the process feels different than buying resale. This guide walks you step by step through timelines, costs, inspections, and neighborhood specifics so you can plan with confidence. Let’s dive in.
Lake Nona is a master-planned community centered on health, technology, and connected living. It is anchored by Medical City and shaped by mixed-use neighborhoods, trails, and wellness programming highlighted on the Lake Nona official site. The area’s planning vision comes from Tavistock Development Company, which coordinates neighborhoods, parks, and town centers.
Because of its amenities and location, Lake Nona homes often price above the broader Orlando average. You will see steady demand, lot premiums for top locations, and added community fees. For current market context and inventory trends, review resources from the Orlando Regional REALTOR Association.
Most buyers can expect 6 to 12 months from contract to move-in for production or spec homes. Fully custom builds or periods of high demand can take 9 to 18 months or more. Your timeline depends on the builder type, permitting, materials, and whether you choose a pre-built inventory home.
Start by comparing resale versus new construction in your price range. Note HOA fees, amenity access, taxes, and any leasing rules. Get pre-approved and talk with lenders about standard mortgages versus construction-to-permanent options. To understand how construction loans work, see the Consumer Financial Protection Bureau.
Build a realistic budget that includes your deposit, design center selections, upgrades, and lot premium. Plan a cushion for overages and selections that are not covered by your allowance. Decide early which features are must-haves versus nice-to-haves.
Tour model homes, compare floor plans, and ask for references from completed communities. Lot choice affects price and livability. Water views, corner locations, cul-de-sacs, and proximity to amenity centers often carry premiums. Request the latest lot map with pricing and ask how setbacks, easements, and drainage areas affect usable yard space.
Confirm utility connections and pay attention to stormwater or retention placements. For a high-level neighborhood overview and builder presence, review the Lake Nona community site.
Builders use their own contracts. Read them carefully. Look for the base price, included features list, deposit schedule, construction timeline, default remedies, and warranty terms. Confirm whether the builder permits buyer representation and how any commission is handled.
Ask the sales team to attach all exhibits to the contract. That includes the inclusions list, upgrade sheets, lot map, and any design allowances. Clarify how timeline changes are communicated and what happens if materials become unavailable.
Most builders set deadlines for design choices. Missing a deadline can lead to default selections or fees. Expect costs for structural options and premium finishes that go beyond your allowance. Always request a written inclusions list that defines what the base price covers, and ask for a sample spec sheet for your chosen plan and lot.
Organize selections by priority. Structural items and behind-the-walls upgrades are hard to change later. Cosmetic items can sometimes be completed after closing if you prefer to manage costs.
Permitting is handled either by Orange County or the City of Orlando, depending on where your lot sits. You or your agent should confirm the jurisdiction and process with the Orange County Government Building Division or the City of Orlando Building Department. Builders construct to the Florida Building Code overseen by the Florida Building Commission.
You will see work progress through clear phases: site preparation, foundation, framing, rough mechanicals, insulation and drywall, cabinets and trim, paint, flooring, and final mechanical trim. Keep a running list of questions and document updates. Request a schedule of key milestones and inspections.
Builders conduct their own inspections, but you can usually hire an independent inspector. Confirm inspection windows and permissions in your contract. Common checkpoints include pre-pour or foundation (if allowed), framing or pre-drywall, and a final inspection before closing.
At your final walk-through, create a punch list of items to be addressed. Make sure it is documented and tied to the closing or post-closing warranty process. Keep copies of all communications.
Builders often suggest a preferred lender and title company. You can compare these with your own choices. At closing you will receive warranty documentation and home manuals. Understand how to submit claims, response timelines, and what is covered by workmanship versus structural warranties. Many builders use third-party providers such as 2-10 Home Buyers Warranty.
Your final price is usually the base price plus a lot premium and upgrades. Lot premiums typically reflect views, orientation, and proximity to green space or amenities. Upgrades include structural tweaks, flooring, counters, appliances, and electrical or technology packages. Always ask for a complete written estimate that includes every selection.
Lake Nona neighborhoods may have a master association and a sub-association. Fees can be monthly and may include reserves or special assessments. Some wellness or club amenities require separate memberships or dues. Review the Covenants, Conditions, and Restrictions and amenity rules in detail before you sign.
Rules vary by neighborhood. Many planned communities restrict short-term rentals or impose leasing minimums. If you want rental flexibility, read the CCRs and confirm with the association and local ordinances before you buy. Clarify any wait periods or lease application processes.
Lake Nona uses centralized water and sewer. Ask about reclaimed water for irrigation, hookup fees, and when services activate. Verify whether your lot falls under Orange County or the City of Orlando, because the jurisdiction affects permits, inspections, and potential impact fees.
New homes in amenity-rich communities can command strong interest, but market shifts may affect days on market and negotiation power. Think ahead about future resale appeal by choosing a versatile floor plan and a lot type with broad demand. For data trends and comparable sales context, review resources from the Orlando Regional REALTOR Association.
Buying new construction involves many moving parts. A local buyer’s agent who knows Lake Nona can help you compare neighborhoods, review builder contracts, confirm HOA rules, and coordinate inspections at the right times. We also help you weigh builder lender incentives against independent options, and we track key milestones through to closing and warranty handoff.
If you are exploring a new build, you deserve a calm, organized path forward and clear communication at each step. Ready to map your budget, lot options, and timeline in Lake Nona? Connect with Keith Renner to start a personalized plan.
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Expertise isn’t just about knowing the market—it’s about dedication to every client’s unique goals. At Nectar Real Estate, we pride ourselves on our ability to combine deep local knowledge with an unwavering commitment to providing exceptional service.