Thinking about buying in Nocatee but torn between a shiny new build and a well-kept resale? You are not alone. The right choice comes down to your timeline, budget, appetite for customization, and comfort with construction risk. In this guide, you will learn how new construction and resales compare in Nocatee, what to watch in contracts and inspections, and how CDD and HOA fees affect your monthly costs. Let’s dive in.
New construction: pros, process, and pitfalls
Why choose new in Nocatee
New construction gives you fresh systems, current building standards, and finishes you pick yourself. Many builders in master-planned communities offer limited warranties that reduce early repair surprises. If you want the latest design and the comfort of warranty coverage, a new build can be a strong fit.
You also have a choice between building from the ground up or selecting a quick move-in spec home. Build-to-order projects take longer but allow more personalization. Spec homes are faster, with finishes already chosen.
Builder incentives and pricing
Builders often use incentives to move inventory and meet sales targets. Common offers include rate buydowns when you use a preferred lender, closing cost credits, design-center allowances, and price reductions on spec homes. Some promotions reduce lot premiums or bundle popular upgrades.
Always ask for an itemized breakdown that shows the base price, lot premium, options, incentives, and the total contract price. Clarify whether incentives require the builder’s preferred lender or title provider. Confirm whether credits are true price reductions or lender credits, since they can affect your loan amount and appraisal differently.
Timeline and what to expect
A ground-up build typically spans 4 to 12 months or more, depending on the builder’s schedule, lot readiness, and materials. Expect potential slippage from supply-chain delays or subcontractor availability. Spec homes shorten the timeline to weeks or a few months, depending on construction stage.
Ask the builder for their current average build time and the percentage of recent closings delivered on schedule. Confirm whether closing can occur before landscaping or minor punch-list items are complete, and how that is handled in the contract. If you need to move within 30 to 60 days, a resale or a true inventory home usually serves you better.
Inspections and warranties on new builds
Independent third-party inspections are still important on new construction. Valuable checkpoints include a pre-drywall inspection, a final inspection before the builder walkthrough, and an 11th-month inspection before the one-year warranty window closes. Confirm that your builder allows third-party inspectors on site and whether advance notice is required.
Most production builders offer a limited warranty package. The typical structure includes workmanship coverage for about one year, systems coverage for one to two years, and structural coverage that can extend up to 10 years through a third-party provider. Review the written warranty for start dates, coverage limits, exclusions, and the claim process, and ask whether the warranty is transferable if you plan to sell within the term.
Questions to ask at model homes
- What is included in the base price versus the lot premium and options? Can I see an itemized contract?
- Which incentives are available now, and do they require the preferred lender or title company?
- What is the current build timeline, and how often do you close on time?
- Will you allow third-party inspections at pre-drywall and final stages? What are the rules?
- What warranties are included, who services warranty repairs, and are warranties transferable?
- Does the contract require arbitration or specify dispute-resolution terms?
- What are the current CDD and HOA assessments for this lot, and are any special assessments planned?
Resale homes: benefits and trade-offs
Why choose resale in Nocatee
Resales in Nocatee’s established villages offer immediate or near-immediate occupancy. You can see the neighborhood fully grown in, understand street traffic patterns, and review real utility costs and maintenance histories. If you are on a tight timeline or want a known quantity, resales can be a smart move.
You may also find more flexibility to negotiate price and concessions, depending on recent comparable sales and days on market. The trade-off is that older homes might need updates and typically do not carry a full builder warranty.
Negotiation and valuation
Resale pricing is anchored by comparable sales within the same village or nearby ones. Your offer strategy should weigh condition, lot position, upgrades, days on market, and any recent price reductions. Sellers can contribute to closing costs or adjust price, especially if demand is soft.
Request recent comps and study list-to-sale price trends to gauge leverage. If a home has lingered or seen multiple reductions, there may be room for concessions. Balance that with the cost of any immediate repairs.
Inspection focus for resales
Order a thorough home inspection and consider specialized reports based on the property’s age and features. For older systems, you may want roof evaluations, HVAC servicing records, and wood-destroying organism reports. Review permits and receipts for any major renovations.
Confirm the most recent CDD and HOA assessments and ask for a summary of typical utility bills. If you are comparing to a new build, include these recurring costs in your monthly affordability check.
Questions to ask on showings
- What major repairs or renovations have been completed, and are permits and receipts available?
- Are there any known defects or active claims related to structure, roof, plumbing, or pools?
- How long has the home been on the market, and were there price reductions?
- What are the current CDD and HOA charges, and have there been recent special assessments?
- Is the seller offering a short-term home warranty, and are there any pre-listing inspection reports?
CDD and HOA: know your carrying costs
CDD assessments are common in master-planned communities like Nocatee and typically appear on your annual tax bill. They fund infrastructure and operations, and often include a debt service portion. These charges are separate from HOA dues and continue until bonds are paid.
Your monthly carrying cost should include mortgage, taxes, insurance, CDD, and HOA dues. Before making an offer, verify the current annual CDD assessment for the specific parcel, whether any special assessments are planned, how the assessments are collected, and whether any unpaid amounts will be due at closing. Review HOA dues, what they cover, any upcoming capital projects, and rule restrictions.
What to verify on any Nocatee home
- Current annual CDD assessment, billing schedule, and any planned increases or special assessments
- Current HOA dues, inclusions, and recent or pending changes
- Master association rules that affect your use of the property, such as architectural and rental guidelines
Compare apples to apples
5-step side-by-side method
- Define your priorities. Rank timeline, customization, budget certainty, warranty importance, and risk tolerance.
- Gather recurring costs. Collect written CDD and HOA disclosures for each property you are considering.
- Build a true monthly number. Add mortgage, insurance, taxes, CDD, and HOA for a full carrying-cost picture.
- Normalize the price. For new builds, include lot premiums and options, then subtract any confirmed credits. For resales, factor in expected near-term repairs or upgrades.
- Plan inspections. Schedule third-party inspections for both new and resale properties, and add an 11th-month check for new homes.
Quick decision framework
- Timeline to move:
- Immediate or within 1 to 2 months, favor a resale or a completed spec home.
- Can wait 4 to 12 months or more, consider new construction.
- Desire to customize:
- High, choose a new build or early-phase model.
- Low, a resale or spec home works.
- Pricing and negotiation:
- Prefer predictable pricing and warranties, lean new construction.
- Want maximum negotiation flexibility, lean resale.
- Risk tolerance:
- Low tolerance for delays and punch lists, favor resale or finished inventory.
- Comfortable managing the build process, choose new construction.
- Monthly costs:
- Compare actual CDD and HOA for each address before deciding.
- Resale horizon:
- If you may sell soon, check warranty transferability and village-level comps.
How I guide your choice
You deserve a calm, informed process and a home that fits your life. With a concierge, buyer-first approach, I help you map your priorities, confirm CDD and HOA details, and compare true monthly costs across both paths. You get coordinated showings in established villages and curated model-home tours, plus a side-by-side comparison that includes incentives, options, and likely timelines.
When you choose a new build, I coordinate third-party inspections and keep the build on your radar with milestone check-ins. When you choose a resale, I source village-level comps, spot condition red flags early, and craft a negotiation plan tied to market data. If a builder contract includes items like preferred lender requirements, arbitration clauses, or change-order fees, I flag them for your review so you can consult with the right professionals.
Ready to explore your best fit?
Whether you want the freedom to customize or the certainty of a quick move, you can make this decision with confidence. Let’s outline your priorities, compare real numbers, and preview the right Nocatee options together. Schedule a Free Consultation with Meredith Rowe.
FAQs
What are common builder incentives in Nocatee new construction?
- Builders often offer rate buydowns with preferred lenders, closing cost credits, design-center allowances, and price reductions on spec homes, all subject to inventory and demand.
How long does a new construction build usually take in Nocatee?
- A ground-up build commonly spans 4 to 12 months or more, while true inventory or spec homes can close in weeks to a few months depending on stage.
Should I get inspections on a brand-new home in Nocatee?
- Yes, consider pre-drywall and final inspections, and plan an 11th-month inspection to document any warranty items before the first-year window ends.
What is a CDD in Nocatee and how does it affect costs?
- CDD assessments fund community infrastructure and appear on your annual tax bill, so you should include them along with HOA dues when calculating monthly carrying costs.
Do builder warranties transfer if I buy a resale in Nocatee?
- Some components may transfer if the original warranty allows it and the term has not expired, so you should review the written warranty documents for specific transfer rules.
