What we work
NewConstruction
Central Brevard and Central Florida are building fast — master-planned Viera, growing Palm Bay, and the corridors around St. Cloud. Here is the part builders do not advertise: their on-site agent works for the builder. Bringing your own representation costs you nothing, and it means someone reads the builder contract, negotiates the extras, and walks your inspections — pre-drywall to closing — on your side of the table.
How we work it
Builder-contract fluency
Builder paper is not the standard Florida contract — deposits, timelines, and escalation clauses read differently, and we translate before you sign.
Negotiating what actually moves
Base price rarely budges; rate buydowns, closing costs, lot premiums, and upgrade credits often do.
Independent inspections anyway
New does not mean flawless — we schedule pre-drywall and pre-closing inspections with your inspector, not the builder’s.
Resale thinking on day one
Lot choice, elevation, and floor plan decide your resale ceiling years before you list.
Straight talk
The local realities most listings skip — the same honesty we bring to every showing.
The model home is the ceiling
Models show every upgrade in the catalog. We keep the delivered-spec sheet honest against what you toured.
Districts and fees ride along
Master-planned communities often carry CDD or stewardship assessments on top of taxes — real money that belongs in your monthly math.
Timelines are estimates
Build dates slip with weather and supply. We build rate-lock and lease-timing plans around that reality.
Where we see it most
New Builds: quick answers
Does using my own agent cost more on new construction?
No — representation is typically builder-paid and the price is the same either way. Register your agent on the first visit; walking in alone usually signs you up with the builder’s house agent by default.
Do I still need inspections on a brand-new home?
Yes — pre-drywall and pre-closing at minimum. Municipal inspections check code, not quality; an independent inspector catches flashing, ductwork, and grading issues while they are still cheap to fix.
What is a CDD fee?
A community development district assessment that repays a development’s infrastructure — common in master-planned communities like Viera and many Central Florida builds. It appears with your tax bill, so we include it whenever we run your monthly payment.
Talking beats browsing.
Tell us what you're trying to do with new builds — we'll bring the local numbers and an honest read.