Before visiting a model home, decide who will represent you, set a complete budget and confirm the builder’s registration rules. Then compare the homes, lots and timelines that fit your life. A beautiful model is a starting point, but the details behind it deserve just as much attention.
I’m Syndi Askew, a REALTOR® with O.N.E. Florida Group at REAL Broker, LLC. I help buyers explore new construction and relocation options across Northeast Florida. If you’re considering Jacksonville, St. Johns County or St. Augustine, here are the questions I’d put at the top of your list.
1. Talk with your agent before your first builder visit
If you want your own agent involved, connect before you register online, book a tour or walk into a sales office. Ask the specific builder how it handles buyer-agent registration and whether your agent needs to accompany you.
Policies vary. For example, Ashton Woods’ published FAQ requires buyers using a REALTOR® to register that agent on their first community sales-office visit. That is one builder’s policy, not a rule to assume applies identically everywhere.
Before we tour together, we’ll discuss representation, the services you need and the compensation terms in your buyer agreement. Ask who each person in the sales process represents. Don’t assume that going without your own agent guarantees a lower price.
2. Build a budget for the finished home
Ask for a written breakdown of the home you would actually purchase. Start with the base price, then add the lot premium, structural changes, design selections and anything the model includes that your home would not.
Look beyond the purchase price, too:
Property taxes, homeowners insurance and any flood coverage you may need
HOA dues, applicable CDD assessments and any separate amenity or association charges
Closing costs, prepaid expenses and the lender’s cash-to-close estimate
Blinds, appliances, fencing, a screened lanai or other items you may want after closing
Request the current fee schedule for the specific property. Avoid counting an assessment twice if it is already included in the tax estimate.
For a St. Johns County purchase, use the Property Appraiser’s homebuyer guidance and tax estimator rather than assuming an existing tax bill will be your future bill. Ask how the completed home, purchase and any applicable exemptions affect the estimate. For another county, use that county’s property appraiser.
3. Compare the financing behind the incentive
A closing-cost contribution or special rate can be helpful. Get the offer in writing and ask which homes qualify, when it expires and whether it requires a particular lender or closing provider.
Then compare the same loan type and assumptions with another lender. Review the rate, points, lender fees, credits, monthly payment and cash needed to close. If a temporary buydown is involved, ask for the payment during each stage and after it ends.
The CFPB’s Loan Estimate comparison guide is useful here. A lower tax or insurance estimate on one lender’s paperwork does not necessarily make that loan cheaper. Ask why the estimates differ.
4. Choose the neighborhood and lot with everyday life in mind
Before comparing countertops, think about your commute, outdoor space, hobbies and the places you visit most. If schools matter to your move, verify current attendance zones for the exact address with the school district.
You can begin with my guides to Nocatee, SilverLeaf and RiverTown, or browse all the featured Northeast Florida communities. Use them to narrow your questions, then verify availability and property-specific details.
At the lot, look at afternoon sun on the lanai, neighboring home placement, nearby roads and what is planned for the land behind you. Ask for the site plan, easements and relevant restrictions. A wooded view today is not, by itself, a promise that the land will remain unchanged.
5. Match the construction timeline to your move
If you have a lease ending, a home to sell or a relocation date, start with those constraints. Ask what stage the home has reached and which selections can still be changed. A home already underway may suit a tighter schedule better than starting from an empty lot, but the current construction status needs to be confirmed.
Review the contract’s completion provisions, deposits, cancellation terms and financing deadlines before signing. An estimated completion month should not be treated as a guaranteed moving date. If you need legal interpretation of the builder’s contract, consult a Florida real estate attorney.
For an out-of-state purchase, discuss how you’ll receive updates and which appointments require you to be present. Leave room in the plan for inspections, walkthroughs and possible changes.
6. Plan inspections and the final walkthrough early
Ask about independent inspections before signing, including permitted stages, access rules and notice requirements. Choose a qualified inspector and confirm the scope of the inspection. Florida’s Home Inspections 101 guide explains what an inspection is designed to examine.
For the final walkthrough, bring your documented questions and any agreed repair list. Ask how unfinished items will be recorded, who handles them and what the warranty process requires. Keep the final paperwork, warranty information and service contacts together.
Let’s plan your new-home search
Send me your preferred area, comfortable budget, must-haves and moving timeline. We can use those details to decide which communities and homes are worth a closer look before you spend a weekend touring models.
Talk with Syndi about your move or learn more about my new-construction services.
By Syndi Askew, REALTOR® | O.N.E. Florida Group | REAL Broker, LLC. Information reviewed November 1, 2026. Builder policies, availability, fees and financing offers can change. This guide is general information, not legal, tax or lending advice.
