If you’ve been house hunting around Jacksonville, St. Johns, Clay, or Nassau lately, you’ve noticed how much of what’s out there is brand new. There are about 30 percent more new builds on the market than before 2020, so odds are you’ll end up touring at least one model home. Here’s what I tell my buyers about whether it’s worth it.
Three things people get wrong
“New is too expensive.” The sticker price is usually higher, sure. But that’s only part of it. Newer homes are built to tighter energy standards, and the Department of Energy says efficient construction can cut utility bills by up to 30 percent. Meanwhile, roughly 92 percent of people who buy resale hit a surprise repair in year one, averaging around $5,700. New builds have held up well on value too, with median values up about 72 percent from 2015 to 2025.
“I’ll wait a year to move in.” Usually not. About 37 percent of new listings are already finished. Builders call them spec or quick move-in homes, and you can often close in 30 to 90 days. If you build from scratch, plan on around six and a half months.
“They all look the same.” The floor plans repeat, yes. But about 72 percent of buyers customize something, whether that’s the facade, cabinets, flooring, or layout. You won’t get a one-of-a-kind house in a production neighborhood, but you also won’t get a copy of your neighbor’s.
New vs. existing
What you get with new: open layouts, bigger primary suites, walk-in closets, a real pantry, a spot for a home office. Updated electrical and plumbing. A builder warranty, usually one year on fit and finish and seven to ten on structure. Plus the pool and clubhouse in a lot of master-planned communities.
What you give up: yard space, since lots are smaller and houses sit closer together. Mature trees, because landscaping takes years to fill in. And you’ll almost always have HOA rules and dues. If you buy early in a community, expect to live beside construction for a while.
How I’d approach it
- Get preapproved first, before you walk a single model. Talk to at least three lenders, not just the builder’s preferred one, so you know what your real rate looks like.
- Pick the location before the house. Think commute, schools, doctors, and what’s nearby. It’s easy to fall for a kitchen and forget you hate the drive.
- Decide how fast you need to move. Need out soon? Look at finished spec homes. Want to choose the lot and finishes? Give yourself about six months.
- Read the contract and the deposit terms. Deposits often run $1,000 to $5,000 or more and get credited at closing. Know what’s refundable before you write the check.
- Hire your own inspector. The city inspector issues the Certificate of Occupancy, which is not the same thing as someone working for you. Before closing, do a walk-through and make a punch list of paint, scuffs, and fixtures.
Getting more for your money
Builders are far more flexible than resale sellers. Rate buydowns and closing credits are common, especially if you use their lender, and buyers who do often land a rate about half a point lower than a typical resale buyer. Buying early in a community can mean lower pricing and built-in equity as later phases sell.
At the design center, spend money on what’s hard to change later, like windows or a covered patio. Keep the cosmetic stuff near standard so you’re not padding your loan.
What to ask the builder
- What does the warranty cover, and is it third-party or self-insured?
- Is there an escalation clause that lets them raise the price if materials go up?
- How much of my deposit is non-refundable, including design-center upgrades?
- What do HOA fees cover? Are there CDD fees or special assessments on top?
Bring your own agent
The agent in the sales office works for the builder. That’s their job, and there’s nothing wrong with it, but it means nobody in that room is looking out for you. Your own agent negotiates terms, compares incentives, reads the addendums, and stays with you through inspection. In nearly all new construction deals here, the builder pays the buyer’s agent, so it doesn’t cost you anything extra.
Ready to look?
Whether you’re eyeing master-planned communities in St. Johns, something near Jacksonville Beach, or new development in Clay or Nassau, call or text me at (904) 944-9964 or reach out here. I’ll walk you through current incentives and which homes actually fit.
Looking specifically at Nassau? Start with the new construction homes in Nassau County guide, then search current listings.