No surprises. Three sets of rules.
Ours, the builder's and the community's. The short version of each.
Numbers now. Details after the agreement.
Screen opportunities by the numbers.
About a minute: goals, budget, timeline.
Your goals and which path fits.
Signed before we share details.
Community, builder, availability, pricing, incentives. Then tours.
- What it is
- A written agreement between you and us
- When
- Usually after the first call
- Cost to you as a buyer
- $0
- What it unlocks
- Names, availability, pricing, incentives
Since August 2024, MLS rules also require a written agreement before an agent tours homes with a buyer.
- Bring us in before you register with a builder or visit a sales center. Many builders won't recognize your agent after the fact.
- Ready-now homes move fastest. Have a pre-approval or proof of funds before you ask for details.
Their contract, their rules.
New construction works differently from resale. Here's what's typical.
| Contract | The builder's own forms |
| Incentives | Usually for owner-occupants who use the builder's lender |
| Investor limits | Some builders cap investor purchases or restrict resale in the first year |
| Ready-now homes | Close in 30–60 days |
| Built to order | Often 6–12 months |
| Deposits | Vary by builder; often higher on to-be-built homes |
| Leasebacks | Typically a 12-month minimum, 6-month extensions, rent of 8% of the price a year. How they work |
The HOA beats the city.
A city may allow nightly rentals while the HOA requires 30 days, 6 months, or no rentals. The documents win.
| Typical minimum here | 30 days to 6 months+ |
| Leases per year | Often capped (4 to 12) |
| Tenant paperwork | Registration, approval, sometimes fees |
| New rental rules | New limits on rentals shorter than 6 months, or more than 3 a year, can apply to every owner, including current ones (F.S. 720.306) |
| New communities | The builder controls the board until turnover |
| HOA dues, new communities | Per month |
|---|---|
| Entry-level | $100–$250 |
| Mid-range | $250–$500 |
| Premium, amenity-rich | $400–$700+ |
| Villas and townhomes | $400–$800+ |
| Golf included in dues | $685–$1,115 |
The second number on your tax bill.
A Community Development District is a small local government (Chapter 190, Florida Statutes). It funds roads, utilities and amenities with bonds, then bills owners through the property tax bill.
- Debt portion
- Fixed for the bond, often 20–30 yrs
- Maintenance portion
- Can change every year
- Paid-off bonds
- Maintenance only, ~$400–$700/yr
- In your contract
- Disclosed in bold above your signature
No association. A few other checks.
North Port, Port Charlotte, South Venice, Englewood, Punta Gorda.
| Check every lot for | Why |
|---|---|
| Well and septic | Common. Some new septic systems must be nitrogen-reducing (since July 2023). |
| Future hookups | North Port's $12,300 mandatory water hookup is paused. Charlotte County sewer expansion: $575/yr for 20 years. |
| Assessments | Road, drainage, fire and trash still show on the tax bill. |
| Flood zone | Zone X isn't a guarantee. Get an elevation certificate and a quote. |
| Neighbors | No one enforces yards, and empty lots can be built on any time. |
We find the homes. Your team runs the numbers.
We're real estate agents, not accountants, lenders or financial advisors. The rent and return estimates we show come from builders, rental listings and market data and aren't guaranteed. We don't prepare cash flow analysis for your purchase, give tax or lending advice, or manage rentals. Please talk with these people before you buy.