New construction homes in South Florida usually involve a builder contract (not the FAR/BAR), an extended construction window (typically 9–14 months for production single-family builds in Broward County), and a separate financing setup; extended rate locks of 60–270 days are common, and builder incentives often tie to using the preferred lender.
You drove the sales center in west Pembroke Pines on a Saturday, walked the model home, and signed paperwork that locked you into a lot, a floor plan, and a deposit schedule. Two weeks later the builder’s preferred lender sent over a Loan Estimate, the sales agent mentioned CDD fees, and your contract had a clause about “permitted construction delays.”
Buying new construction homes in South Florida is a different transaction shape than buying resale. The contract is the builder’s form, the timeline runs longer, and the closing cost picture includes items that the typical resale buyer doesn’t see. A walkthrough of Florida new construction contracts covers how those forms differ from the FAR/BAR contract resale buyers usually sign.
How a New Construction Purchase Actually Works
A new construction purchase starts with the lot reservation or initial deposit, moves through floor plan and option selections, locks in financing with either the builder’s preferred lender or an outside lender, and closes once the certificate of occupancy is issued. The build window varies by builder, lot, and supply chain. A walkthrough of Florida builder incentives in 2026 covers how preferred-lender credits and design-center allowances factor into the cost picture for new construction homes in South Florida.
6 Facts About South Florida New Construction Contracts
Several stable mechanics shape what a new-construction contract in Florida actually obligates:
- Deposit structure: Typically 5–10% at contract, with additional milestone deposits at slab, frame, and drywall depending on the builder.
- Construction window: Builders commonly state a 12–24 month maximum window in the contract (with permitted-delay language for weather, supply, and permitting events), though production single-family builds in Broward County typically run 9–14 months in practice.
- Extended rate lock: Builders’ preferred lenders commonly offer 60-, 90-, 180-, and 270-day locks; longer locks typically cost more on the rate sheet.
- Builder incentives: Closing-cost contributions and design-center allowances are usually tied to using the preferred lender and a defined closing window.
- Change orders: After a defined cutoff, change orders incur additional fees and can push the closing date.
- CDD/HOA disclosures: Community Development District assessments and HOA budgets must be disclosed in the contract; CDD bonds often run 15–30 years.
These are contract mechanics, not legal advice.
Financing New Construction Homes in South Florida
Financing for new construction homes in South Florida usually falls into two buckets: an end-loan (closes once the home is complete with a CO) or a one-time-close construction-to-perm (closes upfront and converts to permanent financing at completion). The end-loan is more common for tract and production builders; construction-to-perm is more common for custom builds. The builder’s preferred lender usually offers incentives, but an outside lender may offer a different program or timeline. A walkthrough of comparing Florida lenders covers how to evaluate both sides without giving up the builder’s incentive package.
Closing Costs That Surprise New-Construction Buyers
New construction adds a few line items that don’t show up on most resale closings. CDD assessments: bond and operations, appear on the closing statement and on the annual tax bill in many South Florida communities. HOA capital contributions and reserve funding can show up as one-time fees at closing. Builder-paid prepaids and rate buydowns can reduce closing costs but tighten lender-choice flexibility. A walkthrough of CDD fees, HOA dues, and property taxes in Florida covers how these items show up on the final closing statement.
For Miramar / Pembroke Pines / Broward County Buyers
For Miramar / Pembroke Pines / Broward County buyers: New construction in Miramar and Pembroke Pines often runs in CDD-financed communities, so confirm the bond and O&M assessments in writing before signing. Broward County builder timelines typically run 9–14 months on production single-family from contract to CO, with weather and permitting delays common during hurricane season. Ask your lender about extended locks of 180 or 270 days if your contract spans that window.
Frequently Asked Questions
How long does new construction take in South Florida?
Production single-family builds in Broward County typically run 9–14 months from contract to certificate of occupancy; custom builds can run 12–24 months or longer.
Do I have to use the builder’s preferred lender?
No, but the incentive package (closing-cost contribution, rate buydown, design-center credits) is usually tied to using the preferred lender. Compare both sides.
What is a CDD fee?
A Community Development District assessment that funds community infrastructure. It appears on the annual property tax bill, and the bond portion often runs 15–30 years.
Can I lock my rate during construction?
Yes. Builders’ preferred lenders commonly offer extended locks of 60–270 days; some include float-down clauses if the market improves before closing.
What happens if construction is delayed past the lock window?
You typically extend the lock, relock at “worse of” current or original, or if available, exercise a float-down clause. Read the lock agreement before signing.
Final Thoughts
Buying new construction homes in South Florida is a different exercise than buying resale: longer timeline, builder-drafted contract, CDD and HOA layers, and a financing setup with extended-lock options. The buyers who navigate it well usually read the contract before signing, confirm the CDD and HOA disclosures, and price out both the builder’s preferred lender and an outside lender before locking the incentive package.
With those habits in place, the surprises shrink. The closing date may still move with permits and weather, but the dollar picture and the contract obligations stay clear from contract to certificate of occupancy.