Fort Myers New Construction Homes for Sale

How Buying New Construction in Fort Myers Works

Buying a new construction home in Fort Myers follows a different path than a resale purchase: you sign the builder’s contract, pick a lot and options, and wait for the home to be built or buy a finished “inventory” home that is ready now. The search above shows both types. Below, The DiBe Group explains the steps, the paperwork, and the costs that surprise first-time new construction buyers in Lee County.

Most new homes in and around Fort Myers fall into two groups. To-be-built homes let you choose a floor plan and finishes, with completion often months away. Inventory or spec homes are already under construction or finished, so you can close sooner, but the options are already chosen.

Step-by-Step: From First Visit to Closing

The typical Fort Myers new construction purchase runs through six stages. Timelines vary by builder, permit volume and weather, so ask each sales office for its current estimate in writing.

1. Get pre-approved. Builders usually want proof of financing or funds before writing a contract. Run your numbers first with our SWFL mortgage calculator.
2. Bring your agent on the first visit. Many builders only recognize an outside agent who registers you on your first trip to the model or sales center.
3. Choose the lot, plan and elevation. Lot premiums for lake, preserve or corner sites are common and are priced separately from the base home.
4. Sign the purchase agreement and pay deposits. New construction deposits are often larger than resale deposits and may be due in stages.
5. Design center selections. Flooring, cabinets, counters and upgrades are picked here; changes after a cutoff date are often not allowed.
6. Inspections, walkthrough and closing. You inspect, list items to fix (the “punch list”), and close once the certificate of occupancy is issued.

Using Your Own Agent With a Builder

Yes, you can use your own real estate agent when buying from a builder, and you should register them at your first visit. The builder’s on-site sales team works for the builder, not for you. An agent who represents you can compare plans across communities, check the contract terms, and push for incentives.

Since August 17, 2024, buyers working with an agent sign a written buyer agreement before touring homes with that agent, per the National Association of REALTORS. Compensation is negotiable and not set by law. Ask each builder how it handles outside agents before you visit, since policies differ.

Sal DiBenedetto is a licensed real estate broker with The DiBe Group, brokered by eXp Realty, and works with buyers across Fort Myers, Estero, Cape Coral and Bonita Springs.

Reading the Builder Contract

Builder contracts are written by the builder’s attorneys and favor the builder. They are not the standard Florida resale forms most buyers expect. Key items to check before you sign:

• Completion dates: Many contracts give an estimated date with broad room for delays.
• Deposit terms: When deposits become non-refundable and where they are held.
• Price changes: Whether the price or option costs can change after signing.
• Lender incentives: Closing-cost credits tied to the builder’s preferred lender. Compare the rate and fees with an outside lender before you accept.
• Dispute terms: Arbitration clauses and limits on remedies.

Have a Florida real estate attorney review any contract you do not fully understand. We can point out business terms, but we do not give legal advice.

CDD Fees and HOA Dues in New Communities

A CDD (Community Development District) is a special taxing district, created under Chapter 190 of the Florida Statutes, that pays for roads, drainage, utilities and amenities in many newer communities. CDD charges usually appear on your annual property tax bill, not your HOA statement.

Florida law requires a boldfaced disclosure in each contract for the initial sale of a home in a CDD, placed right before the buyer’s signature. It states that the district may levy taxes and assessments that are in addition to county taxes (s. 190.048, F.S.). CDD amounts often include a debt portion that runs for years plus a yearly operations portion.

Ask for three numbers before signing: the current annual CDD debt assessment, the CDD operations and maintenance charge, and the HOA dues. Also ask if the CDD debt can be paid off early. Fees change each year, and we confirm current figures for any home you are considering.

Property Taxes on a Brand-New Home

Your first tax bill on a new home can be lower than what you will pay later. The Lee County Property Appraiser values property as of January 1 each year (LEEPA FAQ). If your home was unfinished on January 1, that year’s bill may reflect mostly the land.

The following year the finished home is added. Budget for the full tax amount, not the first bill. If the home is your primary residence, apply for the homestead exemption by March 1 after you own and live there on January 1.

Inspections: Yes, Even on New Homes

Get independent inspections on new construction. The county inspector checks code minimums; a private inspector works for you and looks at workmanship.

Ask the builder in writing whether outside inspectors may access the site and at which stages. Some builders limit access, so this belongs in your contract review. Our directory of licensed contractors in Fort Myers can help after closing.

Builder Warranties and Florida Defect Law

Most Florida builders give a written limited warranty, commonly covering workmanship for about one year, systems for a longer period, and major structural items for longer still. Read the actual warranty document, because terms differ by builder and exclusions matter.

Florida also sets deadlines for construction defect claims. In 2023, HB 85 shortened the statute of repose for these claims from 10 years to 7 years (Florida Senate bill summary). Chapter 558, F.S., requires a pre-suit notice process before most defect lawsuits. If you find a serious defect, talk to a licensed Florida attorney about deadlines.

Questions to Ask Every Builder’s Sales Office

Bring the same list to every Fort Myers model center so you can compare builders on equal terms. Get the answers in writing or in the contract.

• What is included in the base price, and what is an upgrade?
• What are the lot premium, the deposit schedule and the refund terms?
• What is the current estimated completion date, and what happens if it slips?
• Is the community in a CDD, and what are the current CDD and HOA amounts?
• Which flood zone is the lot in, and what is the finished floor elevation?
• What warranty is provided, and who handles warranty requests after closing?
• Can my own inspector visit at pre-drywall and final?

Comparing new builds with resale homes? Browse Fort Myers homes for sale to see what similar finished homes are selling for nearby.

Fort Myers New Construction FAQ

Talk to Sal About New Construction

Want help comparing builders, communities and contracts before you visit a model? Call or text Sal DiBenedetto at 239-256-5005 or send us a message, and register us as your agent before your first builder visit.