How does buying new construction work in Palm Beach County?

Buying new construction in Palm Beach County means signing the builder's own contract, not the standard Florida resale contract, putting down deposits that are often larger than on a resale home, making design studio selections on a deadline, and waiting months for the home to be built. If you want your own agent, they usually have to be with you, or registered, on your very first visit to the community. Otherwise the builder's sales team represents only the builder.

I know this process from both sides. Steve and I built our own home in L'Ambiance at Avenir in Palm Beach Gardens, and we started that build about two years ago. Here is how it works, step by step.

Why does your first visit to the sales center matter so much?

Most builders have a registration policy: the agent has to come with you, or register you, at your first visit or first contact. If you walk in alone, sign the guest card and come back later with an agent, many builders will not let that agent represent you.

The friendly person in the model is the builder's salesperson. They are paid to sell that builder's homes. Your own agent costs you nothing in most cases (the builder typically pays the buyer's agent commission, though you should confirm that with each builder) and is there to compare, question and negotiate for you.

What I tell clients: before you visit any model, even "just to look," call me so I can register you. It takes a few minutes and keeps your options open.

How is a builder contract different from a resale contract?

On a resale home in Florida, your agent writes the offer on a standard contract and you negotiate price, inspections and closing date. With new construction, the builder writes the contract, and it is written to protect the builder. Common differences:

• Completion dates are estimates. Builders usually reserve the right to extend them for weather, materials, permits and other delays.
• Price changes and change orders are controlled by the builder's rules, and late changes may not be allowed at all.
• Financing terms may require you to apply with a lender by a certain date, even if you plan to use your own lender.
• Inspection rights may be limited or need to be scheduled through the builder.
• Warranty terms are in the contract documents, so read them before you sign, not at closing.

Builders rarely change their contract language, but you should still read every page. I always suggest having a Florida real estate attorney review a builder contract, because I can explain how it works in practice, but legal interpretation is an attorney's job.

How do deposits work on new construction?

Expect larger and more frequent deposits than on a resale home. Many builders ask for an initial deposit at contract and additional deposits at set points, and a separate deposit for design studio upgrades is common. The amounts and schedule vary by builder and by price range, so get the schedule in writing before you sign.

Ask where the deposit is held and under what conditions it is refundable. Florida law gives buyers certain protections on deposits held by developers, and your contract will say how it applies. This is another place an attorney's review is worth it.

How long does it take to build a new home in Palm Beach County?

There are really two kinds of new construction:

• To-be-built: you choose the lot, floor plan and finishes, and the builder starts after permits. This usually takes many months, and in some communities a year or more. Ask each builder for their current estimate and how often they have met it lately.
• Quick move-in or spec homes: the builder has already started or finished the home, and you may be able to close in weeks. You get less choice, but builders sometimes offer stronger incentives on these.

If you are relocating or selling a current home, your timeline should drive which kind you shop for.

What happens at the design studio?

After contract, you meet with the builder's design team to pick finishes and options. This is where budgets grow. A few rules I share with every buyer:

• Prioritize what is hard to change later: structural options, extra outlets and wiring, plumbing rough-ins, ceiling heights, outdoor structural options like a covered lanai or pool prep.
• Be pickier about cosmetic upgrades: some finishes can be updated after closing, sometimes for less.
• Know the deadline. Builders lock selections on a schedule. Changes after that may cost more or may not be possible.
• Ask how upgrades are paid for: some must be paid in cash up front, while others can be added to the price and financed.

At Avenir, my page on negotiating upgrades and incentives goes deeper on this.

How do builder lender incentives work?

Many builders have a preferred or affiliated lender and offer incentives, such as closing cost credits or a rate buydown, if you use that lender. That can be a good deal, but compare the whole package:

• Get a Loan Estimate from the builder's lender and from at least one outside lender.
• Compare the rate, the fees and the incentive together, not the incentive alone.
• Ask how long the rate can be locked, since the home may take months to finish.
• Find out whether the incentive is tied to the lender, to design studio spending, or to a closing deadline.

How do you choose a builder, a community and a lot?

In Palm Beach Gardens, Avenir has several builders, each with different floor plans, price points and included features. My guide to which Avenir builder is right for you compares them, and which Avenir lot premiums are worth it covers water, preserve and corner lots.

Before you commit, also ask about HOA fees and any CDD assessment, which show up on your property tax bill in some newer communities, and compare the total cost to a resale home nearby. If you are weighing both, read Avenir new construction vs Palm Beach Gardens resale.

What happens between drywall and closing?

The build moves through foundation, framing, rough-in, drywall, finishes and final inspection by the city or county, which leads to a certificate of occupancy. Then you have a walkthrough, the builder fixes punch-list items, and you close, often with the builder's title company. I recommend hiring your own independent inspector at key stages. My page on what to inspect before closing on new construction walks through each one.

If you are starting to look at new construction, call me before your first model visit so I can register you. Book a buyer consultation or call 561-352-3056.

Published: August 26, 2026 | Updated: October 16, 2026