New Construction in St. Johns County? Pick the Right Agent

By Brian Sacks, SRES®, Christie's International Real Estate First Coast · November 4, 2026

Key takeaways

• The builder's sales rep works for the builder, so you need your own agent registered before your first visit.
• Florida Realtors' April 2026 guidance recommends documenting buyer representation before you tour homes.
• CDD and HOA charges vary by community, phase, and lot, so no countywide number should be assumed.
• Quick-move-in homes and to-be-built homes run on very different timelines, and a builder's estimated date is not the same as a contractual deadline.

What should a buyer's agent do before you walk into a builder's sales center?

Your agent should register you with the builder before your first visit and put your representation in writing. That one step shapes everything that comes after it, especially for new construction in St. Johns County. I cover the full process in my guide to buying new construction in a 55+ community.

Why does registering first matter?

The sales rep in the model home is friendly, helpful, and paid by the builder. They work for the builder, not for you. Many buyers I talk to don't realize that until they've already filled out a contact form.

That's why I tell buyers not to fill out builder contact forms on their own. I register my buyers with the builder before they walk in, so I'm at the table from the start. What a builder does when someone shows up unregistered varies by builder and community, so ask me before you visit. I'd rather answer that question than have you find out the hard way.

Should you sign something before touring?

Yes, expect to. Florida Realtors' April 2026 guidance says buyer representation may be documented through a Showing Agreement or an Exclusive Buyer Broker Agreement. It recommends completing that agreement before touring to avoid confusion about the relationship and compensation.

Read the scope, the length, and the compensation terms before you sign anything. Broker fees are fully negotiable and not set by law. I walk you through mine in plain English, in writing, before we tour a single home.

Do you need help if you can't be here in person?

Many of my buyers are moving from the Northeast and Midwest and can't tour every community. Buying sight-unseen makes people nervous, and I take that seriously. I do video walkthroughs, community comparisons, and honest fee breakdowns, and I keep a patient pace. I show homes the way I'd shop with a friend.

How does a buyer's agent compare lots, upgrades, and CDD and HOA costs?

A good agent separates the base price from everything else and compares homesites and community charges line by line. Builder pricing pages rarely make that easy.

Homesite comparison

Two lots in the same community can feel like different purchases. When I compare homesites, I look at:

• Lot premiums and what you actually get for them
• Preserve, lake, pond, wooded, corner, cul-de-sac, or waterfront positions
• Drainage and sun exposure
• Road noise and construction easements
• Proximity to future phases and amenities

That last one catches people off guard. A quiet street today can sit next to a construction zone for a while.

Upgrade comparison

I help you split the structural options from the design-center selections, then sort the rest: appliance packages, flooring, cabinets, countertops, electrical additions, outdoor improvements, window treatments, landscaping, fencing, and post-closing items. Then comes the question that matters most: which upgrades affect appraisal, insurance, maintenance, or resale, and which are mostly aesthetic? Some are worth it. Some are expensive paint.

CDD and HOA comparison

Many St. Johns County communities have a homeowners' association, and some also have a community development district. These charges can vary by neighborhood, lot, home type, and phase. I obtain the fee schedules, payment obligations, amenities, assessment information, and governing documents for the specific community and phase you're considering. Then I lay them side by side so you see the whole monthly and yearly picture. My CDD vs. HOA guide explains the difference.

I've seen buyers fall in love with a model home before they've seen the fee schedule. I'd rather you see both on the same day.

Builders and communities I compare

Buyers I work with are often weighing Pulte, Toll, Dream Finders, ICI, and Lennar. The communities I work in include Nocatee, Silverleaf, Palencia, Reverie at Trailmark, Regency at EverRange, and Del Webb Nocatee, along with the Twenty Mile communities. If you want more detail, I wrote about why buyers here need their own agent for builder sales, and a similar piece on builder sales in the St. Augustine area.

How do contracts, timelines, and inspections work on a new build?

Builder contracts are the builder's paperwork, and your agent should read them closely before you commit. I'm a Realtor, not an attorney, so contract-specific legal questions belong with a real estate attorney. I make sure you know what to ask before you sign.

What I review in a builder contract

• The purchase agreement and its addenda
• Construction-change procedures
• The deposit schedule
• Financing incentives
• Cancellation provisions and delay language
• Inspection rights, warranty process, and closing requirements

Your closing agent can be a title company or a real estate attorney. Both are completely normal in Florida, and the choice is yours. Some builders push their affiliated closing partners, so it's worth knowing you have a say.

My background helps here. Before real estate, I helped run my family's construction company, Liberty General Contracting, so I know what a job site and a schedule look like. Later, as COO of Ocean Avenue Investment Company, I sold 2,500+ homes. Contracts, due diligence, and purchasing were daily work.

What does the timeline look like?

I explain the difference between a quick-move-in home and a to-be-built home, and I identify where the home is in construction. Then we walk through the milestones: homesite release, contract execution, design selections, permitting, foundation, framing, inspections, certificate of occupancy, lender underwriting, and closing.

The key distinction is between the builder's estimated dates and the deadlines written into your contract. They are not the same thing, and I'll show you which is which.

Should you get independent inspections?

I'll discuss independent inspections at the right construction stages and help coordinate access and documentation. I also help you communicate findings to the builder. Just know that the builder's warranty and your contract control the formal remedy process, so we keep everything in writing.

Why does my background matter to you?

I joined Pulte Homes in 2003 and rose to become one of the top sales agents in the nation. I have sold 800+ homes with Pulte Homes and Del Webb. I know how builder sales teams talk, what incentives are built to do, and where the pressure points are. Now I use that knowledge only for the buyer.

What does the market look like for new-build buyers in St. Johns County?

It's a market where you have some room to negotiate but shouldn't expect a fire sale. Countywide, News4JAX reported that St. Johns County had 1,456 active listings in September 2026. For regional trends, realMLS publishes monthly Northeast Florida market data.

Area-level figures don't tell you what a specific lot, floor plan, or upgrade package is worth. That takes a side-by-side comparison, and it's exactly what I do for my buyers who are weighing new construction in St. Johns County against resale homes. For a nearby example, see my post on buying new construction in Ponte Vedra Beach.

If you'd like to see what past clients say, you can read my reviews on Google and Zillow.

Common questions

Keep reading

• New Construction in St. Johns County Buyer's Agent
• Why Saint Augustine Buyers Need Their Own Agent for Builder Sales
• Buying New Construction in Ponte Vedra Beach
• Buying new construction in a 55+ community