New construction
Your real competition, corridor by corridor
If you are buying, new construction deserves an honest comparison. If you are selling, it is the offer sitting on the table two miles away. Either way, run the payment rather than the sticker price.
How to read this page
I name communities and cities, never builders. Two reasons. Builder pricing and incentives move weekly and are specific to a lot and a plan, so a builder-attributed number is stale almost immediately. And I am not affiliated with, sponsored by, or endorsed by any builder, so I would rather not write anything that implies otherwise.
Everything below is a snapshot verified on August 2026. Confirm current pricing, incentives and availability with the community sales office before you rely on any of it. I am happy to make those calls with you.
Orange County
Horizon West and Winter Garden
Horizon West is a 23,000-acre planned area designed for more than 200,000 residents at build-out, and it has been the strongest five-year price performer in the metro. That cuts both ways. If you are buying, you have genuine choice and builders willing to compete for you. If you are selling a 2021 or 2022 vintage resale here, your competition is not the house down the street, it is a sales office with a rate buydown.
From the $400s to $950K+
Esplanade at McKinnon Groves
Winter Garden · 34787
From $400,000
Built by a national production builder
- Square feet
- 1,575 to 2,833
- Bedrooms
- 2 to 3
- Home types
- Single family, Single story
- Clubhouse with movement studio
- Resort pool with cabanas
- Pickleball and tennis
- +3 more
Opened in early 2026 and still early in its development. Published sources disagree on both the final home count and whether it carries an age restriction, so confirm both directly with the sales office before you plan around either.
Representative image, not the model at this community.
Oakland Park
Winter Garden · 34787
Pricing on request
Built by a national production builder
- Home types
- Single family
- Trail access
- Community parks
One of only two production communities selling inside Winter Garden city limits proper. Most listings advertised as Winter Garden are actually inside the Horizon West plan.
Representative image, not the model at this community.
Horizon West corridor benchmarks
Horizon West · 34787
$512,990 to $950,000
Built by several builders
- Square feet
- 1,649 to 4,008
- Bedrooms
- 3 to 5
- Home types
- Single family, Townhome
- Community pools
- Parks and trails
- Town center retail
Feeds some of Orange County's strongest-performing schools. Townhomes and condominiums generally start around $450K.
Representative image, not the model at this community.
Lake County
Clermont, Minneola and the Wellness Way corridor
South Lake County has roughly 15,400 approved homes in the Wellness Way area alone, and the new SR-516 expressway collapses the drive from Clermont into Horizon West and the attractions area. Expect this corridor to absorb buyers priced out of 34787. Also expect resale competition here to stay elevated for a decade or more, because that approved pipeline has barely started delivering.
From the $370s to $880K
Parkside Trails
Clermont
$469,990 to $877,990
Built by a national production builder
- Square feet
- 1,715 to 4,272
- Bedrooms
- 3 to 6
- Home types
- Townhome, Bungalow, Single family, Multi-generational
- Resort-style pool
- Eight model homes open
948 homes planned across five collections. Includes a multi-generational plan with a separate living space, full bath and kitchenette, which is worth knowing if you are housing a parent or an adult child.
Representative image, not the model at this community.
55+The 55+ village at Hills of Minneola
Minneola · 34715
$372,990 to $700,000
Built by a national production builder
- Square feet
- 1,405 to 3,453
- Bedrooms
- 2 to 5
- Home types
- Single family, Villa
- Two-story clubhouse
- Zero-entry resort pool and spa
- Two fitness areas
- +4 more
Age-restricted, 55 and over. Built across 130 feet of natural elevation change with views toward Sugarloaf Mountain, which is genuinely unusual in Florida. HOA has been quoted in the $200 to $434 per month range.
Representative image, not the model at this community.
Hills of Minneola
Minneola · 34715
$372,990 to $694,990
Built by several builders
- Square feet
- 1,654 to 4,200
- Bedrooms
- 3 to 6
- Home types
- Single family
- Master-planned amenity package
- Turnpike access
A master plan containing several separate builder communities, which means real architectural variety rather than one repeating streetscape.
Representative image, not the model at this community.
Hartwood Landing
Clermont
Pricing on request
Built by a Florida-based regional builder
- Home types
- Single family
- Community amenity center
Representative image, not the model at this community.
Osceola County
St. Cloud and Sunbridge
Sunbridge straddles the Orange and Osceola county line east of Narcoossee Road and is entitled for up to 30,000 homes over a build-out measured in decades. Several distinct communities are selling inside it now. One point buyers routinely miss: homes inside the master plan carry a stewardship fee funding trails, waterways and shared green space, on top of any HOA or CDD obligation. Ask for the full monthly carrying cost in writing before you compare it to anything outside the plan.
From the $300s to $800K
55+The 55+ village at Sunbridge
St. Cloud · 34771
$300,000 to $800,000
Built by a national production builder
- Square feet
- 1,405 to 3,453
- Bedrooms
- 2 to 4
- Home types
- Single family, Attached villa
- 27,000 sq ft clubhouse
- Zero-entry and resistance pools
- Pickleball and tennis
- +2 more
Age-restricted, 55 and over. Attached villas start meaningfully below the detached product. Minutes from Lake Nona.
Representative image, not the model at this community.
Weslyn Park
St. Cloud · 34771
$392,900 to $620,000
Built by several builders
- Square feet
- 1,800 to 2,640
- Bedrooms
- 3 to 6
- Home types
- Single family
- Trails and green space
- Eco-forward design standards
Deliberately built by several different builders so the streetscape varies. That is a genuine resale argument: a street where every third house is identical is harder to differentiate when you sell. Some sections are late-stage with only a few homes remaining.
Representative image, not the model at this community.
Bridgewalk
St. Cloud · 34771
$380,000 to $560,000
Built by several builders
- Home types
- Townhome, Single family, Multi-generational
- Community pool
- Parks
Townhomes start in the upper $300s. Lifestyle flows into Lake Nona for work, retail, dining and healthcare without Lake Nona core pricing.
Representative image, not the model at this community.
Waterlin
St. Cloud · 34772
From $349,990
Built by several builders
- Bedrooms
- 3 to 5
- Home types
- Single family, Townhome
- Resort-style pool and cabana
- Pickleball courts
- Playground
- +3 more
The first neighborhood inside this master plan is planned at 847 homes. One of the lowest entry points for new construction in the metro.
Representative image, not the model at this community.
Orange County
Lake Nona and East Orlando
This corridor has the strongest employment story in Central Florida: Medical City, the airport's multi-billion-dollar capital plan, a Brightline station inside the airport, and a major energy company moving its United States headquarters and about 3,000 jobs into Lake Nona Town Center by 2027. New construction here is priced accordingly, but the range is wider than people assume.
From the low $400s to $1.5M+
EverBe
Orlando · 32832
$400,000 to $862,000
Built by several builders
- Home types
- Single family, Townhome
- Waterfront town center
- Central waterway
- Community pools
- +2 more
Over 3,000 homes planned. Direct access to SR-417 and SR-528, roughly ten minutes to the airport including the Brightline station.
Representative image, not the model at this community.
The Grow
Orlando
From $400,000
Built by a national production builder
- Home types
- Single family
- Working community farm
- Shared green space
- Indoor-outdoor living designs
An agrihood built around a working farm rather than a golf course. Sales launched in early 2026. Genuinely different from anything else in the metro.
Representative image, not the model at this community.
Storey Park
Orlando · 32832
$400,000 to $700,000
Built by a national production builder
- Square feet
- 1,350 to 4,400
- Bedrooms
- 2 to 6
- Home types
- Single family, Townhome
- Clubhouse
- Pool and splash pad
- Fitness center
- +1 more
About 2,700 homes at build-out, with sustainability and eco-design positioning.
Representative image, not the model at this community.
Laureate Park
Lake Nona · 32827
From $550,000
Built by several builders
- Home types
- Single family, Townhome
- Aquatic center
- Fitness center
- Walkable town center
- +1 more
Worth knowing and routinely missed: select home designs here include a garage apartment that can be rented, which can offset a meaningful share of the carrying cost. If you are weighing that, read the property management page first.
Representative image, not the model at this community.
Alora
Orlando
$600,000 to $1,549,000
Built by a national luxury builder
- Square feet
- ? to 3,400
- Bedrooms
- 3 to 5
- Home types
- Single family, Townhome
- Gated
- Resort amenities
- Dog park
- +2 more
Representative image, not the model at this community.
Orange and Seminole Counties
Apopka and Sanford
Apopka has been reshaped by SR-429 access, and it is one of the few places in Orange County where an ordinary buyer can still find real land. Sanford brings SunRail's northern terminus and strong Seminole County schools. This corridor has carried some of the most openly advertised rate buydowns in the region.
From the $340s to $670K
Eden Crest
Apopka
$344,990 to $667,999
Built by a regional builder
- Square feet
- 1,766 to 2,982
- Bedrooms
- 3 to 4
- Home types
- Single family, Townhome
- Resort-style amenities
- Near Wekiwa Springs State Park
Has publicly advertised rates as low as 4.99%, which is among the most aggressive buydowns published in the metro. Verify the current offer and its conditions before relying on it.
Representative image, not the model at this community.
Kelly Park
Apopka
From $379,990
Built by a Florida-based regional builder
- Home types
- Single family
- Near Kelly Park and Rock Springs Run
Representative image, not the model at this community.
Sanford area new construction
Sanford · 32771
From $445,681
Built by several builders
- Square feet
- 1,989+
- Bedrooms
- 4
- Home types
- Single family
- SunRail access
- Seminole County schools
Representative image, not the model at this community.
The outer ring
Lake, Volusia and Polk
This ring is where the metro's affordability pressure goes. Townhome product along the US-27 corridor starts in the mid-$300,000s and is among the best value in the region on a payment basis. Be honest with yourself about the drive before you buy on price alone, and be sceptical of anyone selling Polk County on the strength of a rail line that has no funding and no construction date.
From the mid-$300s to $600K
Seasons at River Ridge
DeLand
From $500,000
Built by a national production builder
- Square feet
- 1,890+
- Bedrooms
- 4
- Home types
- Single family
- Stone accents
- Covered entry
Representative image, not the model at this community.
Towns at Summit
DeLand
Pricing on request
Built by a national production builder
- Bedrooms
- 3
- Home types
- Townhome
- One-car garage
- Two floorplans
Representative image, not the model at this community.
Hidden Ridge
Groveland
Pricing on request
Built by a national production builder
- Home types
- Single family
- Community amenities
Representative image, not the model at this community.
Harrell Oaks
Orlando
$500,000 to $600,000
Built by a national production builder
- Home types
- Single family
- 63 homes
Representative image, not the model at this community.
US-27 corridor townhomes
Davenport
From $350,000
Built by a national production builder
- Home types
- Townhome
- Near ChampionsGate and Reunion
Some of the best value in the metro on a monthly payment basis. Note this corridor overlaps the short-term rental market, so check the rules for the specific parcel before assuming you can rent it nightly.
Representative image, not the model at this community.
Pasco
Wesley Chapel and the SR 56 corridor
Wesley Chapel is what happens when a metro runs out of land inside its own county. Pasco County absorbed most of Tampa Bay's new single family construction over the last decade, and it is concentrated along State Road 56 and the I-75 interchanges either side of it. More than two hundred communities are selling here at any given time, which is the important number: this is the one corridor in the state where a resale seller is competing with dozens of sales offices rather than one. Note that the ZIP codes here do not read the same. Some are strong and some are mixed, because a community that finished in 2015 and a community selling today are different markets on the same road.
Roughly $295,000 to $815,000
The SR 56 corridor
Wesley Chapel · 33543
Pricing on request
Built by several builders
- Home types
- Single family, Townhome, Villa
- Interstate access
- Retail and hospital along SR 56
- District parks
A corridor rather than one community. Pricing spans a very wide range because product runs from townhomes to large single family, and the incentive package differs by sales office and by month.
Representative image, not the model at this community.
North Wesley Chapel
Wesley Chapel · 33545
Pricing on request
Built by several builders
- Home types
- Single family, Townhome
- Newer schools
- Trail networks
- Community development districts
The newer end of the corridor and the more active one. Community development district assessments are the norm here and sit on the tax bill rather than in the association dues, so ask for the total annual figure before comparing a payment to a resale in Hillsborough County.
Representative image, not the model at this community.
St. Johns
Nocatee and the County Road 210 corridor
St. Johns County has been among the fastest-growing counties in Florida for a decade, and County Road 210 is the spine of it. Nocatee anchors the corridor and the newer sections nearby carry a materially lower entry price than the town's median, which is the thing most buyers get wrong here: the headline Nocatee number and the price of a new townhome in an outer village are not the same market. West along 210 toward St. Augustine the price ladder drops again.
Roughly $300,000 to over $2M
Nocatee
Ponte Vedra · 32081
Pricing on request
Built by several builders
- Home types
- Single family, Townhome, Villa, Condominium
- Water park and amenity centres
- Trail network
- Greenway preserves
Product runs from townhomes in the $300s to estates above $2M inside one community, so a comparable sale here has to be matched to the village, not to the address. Community development district assessments apply across most of it.
Representative image, not the model at this community.
The 210 corridor west
St. Augustine · 32092
Pricing on request
Built by several builders
- Home types
- Single family, Townhome
- Newer schools
- Interstate access
- Retail along 210
The value end of the same corridor. Buyers priced out of Nocatee generally land here, which is why this ZIP reads the way it does.
Representative image, not the model at this community.
Charlotte
Babcock Ranch and inland Charlotte County
Babcock Ranch is planned for 19,500 homes at build-out and is nowhere near finished, which makes inland Charlotte County one of the few Florida markets where new supply genuinely competes with resale at scale. The inland position is the argument: no coastal windstorm exposure and a very different insurance profile from Punta Gorda Isles twenty minutes west. Product runs from multi-family in the $200s through single family and an age-restricted village.
Roughly $200,000 to $1M
Babcock Ranch
Punta Gorda · 33982
Pricing on request
Built by several builders
- Home types
- Single family, Townhome, Villa
- Solar generation
- Town centre and commercial district
- Trails and lakes
- +1 more
Several national production builders are selling here at once and their incentive packages move faster than resale prices do. That package is the real competition for any resale listing in the county, and it never appears as a price cut in any dataset.
Representative image, not the model at this community.
55+The age-restricted village
Punta Gorda · 33982
Pricing on request
Built by a national luxury builder
- Home types
- Single family, Villa
- Age-restricted clubhouse
- Within the wider town
An age-restricted village inside the larger town, which means its own association and amenity structure on top of the town-wide one. Two sets of fees, both mandatory.
Representative image, not the model at this community.
Santa Rosa
Pace, Milton and Santa Rosa County
Santa Rosa County sits immediately east of Escambia and takes the overflow from Pensacola's employment base, including the campus at Beulah. Pace is the newer, more planned side and prices above Milton; Milton runs wider, from modest in-town housing to acreage and river-adjacent parcels. Both are inland enough to change the insurance conversation relative to the beach ZIP codes twenty miles south, which is most of why the price ladder looks the way it does.
Roughly $275,000 to $350,000
Pace
Pace · 32571
Pricing on request
Built by several builders
- Home types
- Single family
- Newer schools
- Commute to the Pensacola employment corridor
The planned side of the county and the higher of the two price ladders. New construction here is mostly conventional single family on standard lots rather than master-planned amenity communities.
Representative image, not the model at this community.
Milton
Milton · 32583
Pricing on request
Built by several builders
- Home types
- Single family
- Blackwater River
- Historic downtown
- Acreage parcels
A wider spread than Pace. Some parcels are on well and septic rather than utilities, and river-adjacent lots carry flood considerations that an inland subdivision lot does not. Establish which before comparing two listings on price alone.
Representative image, not the model at this community.
The incentive game
Builders are not cutting prices. They are doing something smarter.
Understanding why changes how you negotiate, and it explains a market that otherwise looks contradictory.
Why incentives instead of price cuts
Builders discount with incentives rather than base price on purpose. Cutting the sticker price angers everyone who already bought in the same community and drags down the comparable sales every remaining home has to appraise against. Incentives achieve the same monthly payment without damaging the comps. That is why incentive packages stay rich even in months when list prices do not move.
Rate buydowns
1 to 2 percentage points is common on a 30-year fixed.
Closing cost credits
$5,000 to $15,000, with $10,000 to $20,000 on select homes.
Sub-5% permanent buydowns
4.75% to 4.99% on standing inventory a builder wants moved fast.
Design and lot credits
Upgrades and lot premiums discounted or waived.
One genuine advantage nobody mentions
One genuine advantage worth knowing: large builders often place homeowners insurance through affiliated carriers and can guarantee issuance to hold a closing together, including when other carriers suspend new policies as a storm approaches. In Florida that is not a small thing.
Next step
Run new against resale, honestly
A builder's incentive is easy to see and hard to compare. The Offer Line takes the price on a specific resale home in the same ZIP code and shows what the data supports against it, which is the number a builder's package is actually competing with.
A Market Brief on one area costs nothing. No report here values a property.