New Construction in
Southwest Florida
Modern homes. Master-planned communities. Your own buyer's agent.
Why New Construction
The appeal of new construction is easy to understand.
Modern design, energy-efficient systems, current building codes, the ability to choose finishes and floor plans, and a full builder warranty. In Southwest Florida, new construction also means access to some of the best master-planned communities in the country — with resort-style amenities, A-rated schools, and a lifestyle that matches how you actually want to live.
But buying new construction is not the same as buying an existing home. The process is different. The contract is different. And the person sitting across from you in the sales center — the builder's representative, no matter how friendly or helpful — has one job: to represent the builder's interests, not yours.
Why You Need Your Own Agent
The builder's sales rep works for the builder.
Kim Donahue works for you.
This is the single most important thing to understand about buying new construction. The builder's on-site representative is knowledgeable, professional, and often a pleasure to work with — but they are employed to maximize the builder's profit on every sale. Without your own agent, no one in the room is advocating for your side of the table.
With more than 30 years in real estate, mortgage, and business ownership, Kim brings the experience to review contracts, negotiate upgrades and pricing, coordinate inspections, and guide you through the warranty process — all at no cost to you, because the builder pays the buyer's agent commission.
What You Get
What Kim brings to a new construction purchase.
Market Knowledge
Understanding how each community, builder, and floor plan compares across Sarasota, Manatee, and Charlotte Counties — pricing, CDD fees, build quality, and resale value.
Contract Review
New construction contracts are different from resale. Kim reviews every clause — deposits, price escalations, material substitutions, timelines, and contingency terms — so you understand what you are signing.
Negotiation
From base price to upgrade credits to closing cost assistance, Kim negotiates on your behalf with a data-backed understanding of what is reasonable in the current market.
Coordination with the Builder
Throughout the build process, Kim stays in regular contact with the builder's team — tracking milestones, flagging issues, and making sure the home is delivered on time and to spec.
Inspection & Warranty
Coordinating inspections at key stages — pre-drywall, final walkthrough, and one-year warranty review — to catch issues before they become your problems.
Community Guidance
Helping you choose between 50-plus communities across three counties — weighing commute, schools, amenities, HOA rules, and long-term value against your budget and lifestyle.
Explore by County
New construction communities by county.
Each of the three counties I serve has a distinct new construction market. Select yours below to explore active communities, builders, and what to expect.
Sarasota County
Sarasota County
Sarasota, Venice, North Port, Lakewood Ranch
Wellen Park, Palmer Ranch, and the Sarasota side of Lakewood Ranch — master-planned communities with resort amenities and homes from the mid-$300K range.
Manatee County
Manatee County
Lakewood Ranch, Bradenton, Parrish, Palmetto
The Manatee side of Lakewood Ranch, North River Ranch in Parrish, and new communities across Bradenton — affordable entry points and expanding inventory.
Charlotte County
Charlotte County
Punta Gorda, Port Charlotte, Babcock Ranch
The most affordable new construction in the three-county region. Babcock Ranch, Punta Gorda, and Port Charlotte offer strong value and growing infrastructure.
Learn More
Deeper reading on new construction.
I have written extensively about new construction in the Sarasota area. The guide below covers what every buyer should know before stepping into a model home.
FAQ
Frequently Asked Questions About New Construction
Do I need a buyer's agent for new construction?
Yes, and here's why: the builder's sales representative works for the builder. Their job is to sell the builder's homes at the best possible price and terms for the builder. Your own buyer's agent works exclusively for you — negotiating on your behalf, reviewing the contract, and protecting your interests throughout the transaction. And in most cases, the builder pays the buyer's agent commission, so it costs you nothing out of pocket. A study from the National Association of REALTORS shows that buyers who use an agent typically pay less and have fewer post-closing issues than those who go directly to the builder without representation.
What does a buyer's agent do when buying new construction?
A buyer's agent handles every stage of a new construction purchase: contract review and explanation, price and upgrade negotiations, timing and deposit coordination, inspection and walkthrough guidance, warranty orientation and documentation, and ongoing communication with the builder's team to keep the project on track. More importantly, we spot issues that buyers miss — base-price comparisons across builders, lot premiums, CDD fee structures, and contract nuances that can cost you tens of thousands of dollars over the life of the home.
Can I negotiate the price on a new construction home?
Yes, in many cases you can. While builders publish base prices, there is often room for negotiation — especially on standing inventory (spec homes), in communities with multiple lots remaining, or during slower sales periods. Negotiation can include the base price, closing cost credits, rate buydowns, included upgrades, or lot premium reductions. Having your own agent is essential here, because the builder's sales rep has no incentive to lower their own price. A good buyer's agent knows what comparable homes in the community are actually selling for and can negotiate from a position of real data.
Who pays the buyer's agent on new construction?
In virtually every case, the builder pays the buyer's agent commission as part of the transaction. This means you get professional representation at no additional cost. However, there is a critical timing requirement: you must register with your agent on your FIRST visit to the builder's sales office. If you visit a model home or sales center unaccompanied and later try to bring in an agent, the builder may refuse to recognize the agent or pay their commission. Always bring or register your agent before your first visit to any new construction community.
What should I look for in a new construction contract?
New construction contracts differ significantly from resale purchase agreements. Key items to review include: the deposit and progress payment schedule, what triggers price increases during construction, the builder's right to substitute materials or finishes, the warranty scope and exclusions, the estimated completion date and what happens if it's delayed, who is responsible for HOA and CDD fees during the build period, what happens if you need to back out, and whether the contract includes an arbitration clause. A knowledgeable buyer's agent will walk through every clause with you before you sign.
Ready to explore new construction with someone on your side?
Whether you are just starting to look or have already visited a model home, I can help you compare communities, understand the contracts, and make sure your interests are protected — at no cost to you.
Get in Touch
Have questions about new construction?
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