Buying New Construction in Brevard County: What a Licensed Contractor Checks That Buyers Miss
The short answer: new doesn't mean perfect. When you buy new construction in Brevard County, bring your own agent on your first visit, read the builder's contract closely, and get independent inspections at key stages, even though the home passed county inspections. Watch for drainage and lot grading, roof and window details, the builder's warranty terms, HOA and CDD fees, and what's included versus upgraded. And schedule an inspection before your first-year warranty runs out.
Pamela Myers Realty is a real estate brokerage on Florida's Space Coast, helping retirees, relocators, and downsizers buy and sell homes in Brevard County, Florida. Pamela Myers is also a state-licensed building contractor. That means when we walk a new home with you, we look at it the way a builder does. That's part of the Property Strategy step in our Florida Freedom Blueprint™.
Why would I need my own agent for a new home?
The friendly person in the model home works for the builder. Their job is to sell the builder's homes on the builder's terms. That's fine. It just means nobody in that sales office is looking out for you.
Your own agent can help you:
- Compare the builder's price, incentives, and lot premiums with resale homes nearby
- Read the builder's contract, which is usually written to protect the builder
- Push for incentives like closing cost help or upgrades
- Line up independent inspections
- Stay on top of construction and closing timelines
One important tip: many builders require your agent to come with you, or be registered, on your very first visit to the community. If you walk in alone and sign in, you may lose the ability to have your own agent represent you. Call us before you tour the models.
What does a licensed contractor look at that buyers miss?
Here's what Pamela Myers watches for on a new build.
Lot, grading, and drainage
In Florida, water has to go somewhere. Look at:
- Whether the ground slopes away from the house
- Where downspouts and gutters send water, if the home has them
- How the lot sits compared with the neighbors and the street
- Where the stormwater ponds are, and how close the home is to them
Poor drainage can lead to standing water, pests, and moisture problems that show up after the first summer.
The roof
- Roof type and the materials used
- How the roof is attached to the walls
- Flashing around vents, chimneys, and valleys
Roof details affect both leaks and your insurance quote. See What Should I Know About Homeowners and Flood Insurance Before Buying on the Space Coast?.
Windows and doors
- Are they impact-rated, or will you need shutters?
- Are they sealed properly around the frames?
Impact windows can lower insurance and save you from putting up shutters every storm.
Construction type
Many Florida homes are concrete block on the first floor. Some newer homes use wood frame. Both can be built well. Know which one you're buying and ask how it affects insurance.
Finish details
Caulking, grout, paint, trim, cabinet alignment, and door swings. These are small, but a punch list of 60 small things is a lot to chase after closing.
Heating and air conditioning
Ask about the size of the system for the home, the efficiency rating, and where the air handler sits. In Florida, your AC runs most of the year.
When should I get inspections on a new home?
Yes, the county inspects new homes. Those inspections check that the home meets code. They aren't a full review of workmanship on your behalf. Independent inspections at these three stages are worth it:
- Pre-drywall inspection. Before the walls close up, an inspector checks framing, wiring, plumbing, and the roof structure. Once the drywall is up, these are hidden for good. Ask whether the builder allows it, and put it in writing.
- Final inspection before closing. Walk the finished home with an inspector and build your punch list. Get the builder to agree in writing to fix items before or after closing.
- Eleven-month warranty inspection. Schedule it before your first-year warranty ends. Settling cracks, drainage issues, and small leaks often show up in the first year.
What should I know about the builder's contract and warranty?
The contract. Builder contracts are different from standard resale contracts, and they usually favor the builder. Read closely for:
- How much your deposit is and when it can be kept by the builder
- What happens if construction is delayed
- Whether the builder can change materials or plans
- Whether you must use the builder's lender or title company to get incentives
The warranty. Many builders offer something like one year on workmanship, two years on major systems, and ten years on structural items. Get the written warranty before you sign, and learn how to file a claim.
For legal questions about a builder contract, talk to a Florida real estate attorney.
What about HOA fees, CDD fees, and upgrades?
- HOA fees. In new communities, the builder usually controls the HOA until enough homes sell. Fees can change after the homeowners take over. Ask for the current budget and any planned increases.
- CDD fees. Many newer Florida communities sit inside a Community Development District. The CDD charge appears on your property tax bill, not your HOA bill, and can be a meaningful yearly amount. Ask about it up front.
- Lot premiums. A lake view or a larger lot often costs extra.
- Upgrades. The model home usually shows lots of upgrades. Ask for the price list and find out what the base home actually includes.
- Lender incentives. Builders often offer incentives if you use their lender. Compare the total cost with an outside lender before you decide.
More in What Does It Really Cost to Own a Home in Brevard County, Florida?.
Where is new construction happening in Brevard County?
New homes are being built across the county, including in Viera, Palm Bay, West Melbourne, and parts of Titusville. Several of these are 55+ communities, such as Del Webb at Viera and The Timbers at Everlands in Palm Bay. Communities and builders change quickly, so ask us for a current list. See our upcoming post, How Do I Compare 55+ Communities in Brevard County?
Step by step: buying new construction in Brevard
- Call your agent before you visit any model home.
- Tour the community together and register your agent.
- Compare the new home with resale homes nearby, including HOA and CDD fees.
- Get the contract, warranty, and upgrade price list before you sign.
- Schedule a pre-drywall inspection if it's a to-be-built home.
- Do a final inspection and agree on a written punch list before closing.
- Book your eleven-month warranty inspection on your calendar the day you close.
What mistakes do people make buying new construction?
- Visiting the model alone and losing the chance to have their own agent.
- Skipping inspections because "it's brand new."
- Falling for the model's upgrades without pricing them.
- Missing the CDD fee on the tax bill.
- Not reading the deposit and delay terms in the contract.
- Letting the one-year warranty expire without an inspection.
- Assuming the builder's lender is always the cheapest.
What does this look like in real life?
These are made-up examples, not client stories.
The pre-drywall catch. A couple buying a new home in a master-planned community ordered a pre-drywall inspection. The inspector found a few missing hurricane straps. The builder fixed them before the walls closed up. After drywall, nobody would have seen them.
The eleven-month walkthrough. A retiree scheduled a warranty inspection just before the first anniversary. It turned up a slow leak under a bathroom sink and a drainage problem along the side of the house. The builder fixed both under warranty.
Frequently asked questions
Do I need an inspection on a brand-new home?
Yes. County inspections check code. An independent inspector checks workmanship for you.
Can I use my own agent with a builder?
Usually, yes. Many builders require your agent to be with you or registered on your first visit, so call your agent before you go.
What is a CDD fee?
A Community Development District charge found in many newer Florida communities. It appears on your property tax bill.
What does a builder warranty cover?
It varies by builder. Many cover workmanship for one year, major systems for two years, and structural items for ten years. Always read the written warranty.
Is new construction cheaper to insure?
Often, because newer homes are built to the current Florida Building Code with newer roofs and wind features. Get a quote for the specific home.
Who can help me with a new-construction purchase?
Pamela Myers Realty is a real estate brokerage on Florida's Space Coast, helping retirees, relocators, and downsizers buy and sell homes in Brevard County, Florida. Pamela Myers is a state-licensed building contractor and walks new homes with a builder's eye.
Your next step
Before you visit a model home, let's talk. In a Next Chapter Planning Session, we'll look at whether new construction fits your plans, compare it with resale, and map out the inspections and questions that protect you.
There's no pressure to be ready now. The goal is clarity.
Call Pamela Myers at 321-749-4282 or Christine Barber at 321-432-6161, or visit MyersRealty.org.
Pamela Myers Realty. Live Where You Play.
