Dawn Spencer REALTOR® · Hi Real Estate

New Construction

Building new? Have someone in your corner.

From Nocatee to Wildlight to the newest communities in St. Johns and Clay, I know the builders, the floor plans, and the incentives. I'll make sure you get every upgrade and concession on the table, and I'll be with you from contract to final walkthrough.

By Dawn Spencer · Last updated

My Action Plan

How I Help You Build

Your advocate from model home to final walkthrough.

What my experience brings

  • Knowing the builders. The floor plans, the incentives, and how each builder's process works.
  • Reading builder contracts. Builder contracts favor the builder; I make sure you understand every term.
  • Protecting you through construction. Inspections, change orders, and a detailed punch list before closing.
Start With a Conversation

  1. Before your first model visit

    Give the builder my details on your first visit, or contact me first for more details. Many builders only work with your agent if they're registered at that first contact, and I'm glad to come with you.

  2. Community and builder comparison

    We compare locations, HOA and CDD fees, schools, amenities, builder reputation, warranties, and resale potential side by side.

  3. Negotiating the deal

    I ask for incentives, closing-cost help, rate buydowns, lot premium adjustments, and upgrades, and confirm in writing how I'm compensated.

  4. Contract review

    Builder contracts favor the builder. I walk you through deposits, deadlines, change orders, and completion dates, and recommend an attorney review when it's warranted.

  5. Design selections

    I help you spend on upgrades that add value and resale appeal, and skip the ones that don't.

  6. Construction checkpoints

    I help arrange pre-drywall and final inspections by your own inspector and stay in touch with the builder through construction.

  7. Final walkthrough and warranty

    A detailed punch list before closing, and a reminder to schedule an inspection before your one-year builder warranty ends.

Good to Know First

New construction questions, answered

Before your first model-home visit: give the builder your agent's details on that first visit or first contact: Dawn Spencer, REALTOR®, Hi Real Estate, 904-608-0016, dawnspencerhomes@gmail.com. Many builders only work with your agent if they're registered at the first contact. Questions first? Contact me for more details.

Do I need my own agent to buy from a builder?

The builder's sales team represents the builder. Having your own agent means someone is looking out for you on price, incentives, upgrades, contract terms, inspections, and deadlines.

Should I bring my agent on my first visit to a new community?

Yes, or give the builder your agent's details on that first visit. Many builders only work with your agent if they're registered at your first contact. Contact me before you tour for more details.

Who pays my agent on a new construction purchase?

In many cases the builder pays the buyer's agent, but compensation is negotiated and varies by builder. We will confirm it in writing in a buyer agreement before you sign anything.

Should I get an inspection on a brand-new home?

Yes. New homes can have defects that are much easier to fix before closing. Many buyers order a pre-drywall inspection and a final inspection, and a check before the one-year builder warranty ends.

Know the True Cost

HOA fees, CDDs, and other new-community costs

See the real monthly number: the Florida True Cost Calculator adds HOA dues, the CDD assessment, taxes, and insurance to the mortgage payment, so a builder's "from $X/month" can be checked before you tour.

  • HOA dues: cover common areas and amenities. Ask what's included, how often dues have changed, and whether there's a one-time capital contribution at closing.
  • CDD (Community Development District): many newer communities in St. Johns, Clay, and Nassau counties are financed through a CDD. Its assessment appears on your property tax bill, often as a debt portion (paying off community infrastructure, sometimes for decades) plus an operations and maintenance portion.
  • Ask for the numbers in writing: the annual CDD assessment, whether the debt portion can be paid off early, and how many years remain.
  • Lot premiums: water, preserve, and corner lots usually cost more. Make sure the premium fits the resale value.
  • Upgrades at the design center add up fast and are financed into your price.

Want the numbers for a specific community? Run them in the True Cost Calculator, or ask me.

Search New Homes

New construction available now

The MLS search shows every new-construction home listed for sale right now. Each community and builder page shows what they're currently selling.

Search New Construction Listings Plan Your Community Tour

Master-planned communities

Builders in Northeast Florida

Builder and community links were last checked on November 4, 2026; links that stop working, sell out, or move are removed automatically when the site is updated. Listing data comes from the MLS. I'm not affiliated with any builder listed.

Free Packet

Want this as a PDF? Email me the new construction packet.

Builders, fees, contracts, and communities: 5 guides from this site in one branded PDF, sent personally with a short note. No drip campaign, no spam.

Email me the new construction packet

Next Step

Search new constructionBuilder inventory and quick move-ins on the MLS.True cost calculatorHOA, CDD, taxes, and insurance on a new build.New-listing alertsNew communities and spec homes as they hit.Nocatee guideThe region's largest master-planned community.

Let's talk about where you're headed.

Buying, selling, building, or just exploring your options, call or text me any time.

Call 904-608-0016 Text Me Send a Message Book a Call

Dawn Spencer, REALTOR® · Hi Real Estate