Most Tampa Bay builders require your real estate agent to be registered with you on your very first visit to the community or model. If you walk in alone and sign the guest card, many builders won't work with your agent later. The builder typically pays the buyer's agent under its own co-op terms, so having your own agent usually doesn't add cost to you.
New construction is booming in Pasco and Hillsborough, in places like Wesley Chapel, Land O' Lakes and Riverview. Here's what I want every buyer to know before that first visit.
What is the builder registration rule?
When you visit a model, the sales office asks you to sign in. That registration often decides who represents you for the life of that sale. Each builder sets its own policy, but common versions include:
- Your agent must be with you in person on the first visit.
- Or your agent must register you online or by email before you arrive.
- Registration may expire after a set time or apply only to one community.
Once you've registered without an agent, most builders won't change it. That's why I ask clients to text me before they tour any model, even just to look.
Who does the builder's sales rep work for?
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, but it means nobody in that office is looking out only for you. Your own agent can compare communities, check resale values nearby, review the contract and keep track of deadlines.
Are builder incentives worth it?
Builders often offer incentives such as closing cost help, design center credits or financing offers. Many are tied to using the builder's preferred lender or title company. They can be valuable, but compare the full picture:
- Get a Loan Estimate from the builder's lender and from at least one outside licensed lender.
- Ask whether the incentive changes if you use your own lender.
- Compare the incentive to the price of similar resale homes nearby.
I keep a list of current builder incentives on my new construction page.
Do I need an inspection on a brand-new home?
Yes, I strongly recommend it. City or county inspections check code minimums, not workmanship. Many buyers order:
- A pre-drywall inspection while walls are still open.
- A final inspection before closing.
- An 11-month warranty inspection before the builder's one-year warranty ends.
Check the builder contract for rules about when outside inspectors can visit.
What fees come with new communities?
Many new Pasco and Hillsborough communities have an HOA, and many also have a CDD (community development district) that shows up as an assessment on your property tax bill. Ask for both amounts and what they cover. Also confirm the flood zone and get insurance quotes, just like a resale home. My guide on flood zones and homeowners insurance explains how.
How do builder contracts differ from resale contracts?
Builders use their own contracts, and they're written to protect the builder. Deposits may be larger and non-refundable, completion dates may be estimates, and the builder may be able to change materials. Read everything, and talk to a real estate attorney if anything is unclear. If you're comparing new builds to resale in other counties, see Pinellas vs Hillsborough vs Pasco.
Quick move-in or build from scratch?
Builders usually offer two paths:
- Quick move-in (spec) homes are already built or nearly finished. You'll close sooner and can see exactly what you're getting, but you have fewer choices. Builders sometimes save their best incentives for these homes, because they want them sold.
- To-be-built homes let you choose the lot, floor plan and finishes. Timelines are longer, and design center upgrades can add up quickly. Ask which upgrades add resale value and which are just nice to have.
Lot choice matters too. Ask about the flood zone for that specific lot, what's planned behind it, which direction the back of the home faces and whether there are lot premiums.
How do I compare a new build to a resale home?
New homes often come with builder warranties, modern energy features and newer roofs, which can help with insurance. Resale homes may offer bigger lots, mature trees, established areas and room to negotiate. I like to show buyers both so they can compare. My New Homes Florida directory of builder communities makes this easier.
Quick checklist
- Contact your agent before your first model visit
- Have your agent register you per the builder's policy
- Get pre-approved with a licensed lender
- Compare builder lender and outside lender Loan Estimates
- Ask for HOA and CDD amounts in writing
- Schedule pre-drywall, final and 11-month inspections
- Read the builder contract's deposit and delay terms
FAQ
Does it cost more to use my own agent on new construction?
Usually not. Builders typically pay the buyer's agent under their own co-op terms, and the home price is generally the same either way. Confirm the builder's policy before you visit.
Can I add my agent after I've already visited the model?
Many builders won't allow it once you've registered without an agent. Each builder sets its own rules, so contact your agent before any first visit.
Do I have to use the builder's lender?
Usually not, but some incentives depend on it. Compare offers from the builder's lender and an outside licensed lender.
What is a CDD fee?
A community development district is a special district that funds community infrastructure. Its assessment usually appears on your property tax bill.
Should I inspect a new home?
Yes. Pre-drywall, final and 11-month warranty inspections can catch issues the builder can fix while you're still covered.
See current builder incentives and register the right way at my New Construction page. Text (727) 291-7001 before your first model visit.
Sources
Krystal Crichlow | eXp Realty · Palm Harbor, FL · (727) 291-7001 · Equal Housing Opportunity
Builder incentives, co-op terms and registration policies are set by each builder and can change. Krystal Crichlow is not a lender. This is not legal advice; talk to an attorney about contract terms.
