The builder contract and deposits
Builder contracts set their own financing deadlines, deposit rules, construction milestones, design payments, and remedies. Verify how every deposit is documented and credited.
Northeast Florida builder mortgage authority
New construction is not simply a longer resale transaction.
Builder contracts, incentives, deposits, rate strategy, final qualification, insurance, property taxes, CDDs, appraisal, completion, and closing must stay aligned for months. I help buyers compare the complete plan.
The complete transaction
Six differences every buyer should understand.
Timeline and interest-rate risk
A months-long build requires a rate strategy built around a realistic completion range, extension terms, lock cost, and any float-down or relock provision.
Qualification must remain current
Income, employment, assets, debts, credit, rate, insurance, and property information may be updated before closing. Avoid material financial changes without discussing them first.
Appraisal and completion
Plans, specifications, options, lot details, comparable sales, final inspection, and completion evidence can all matter before funding.
Builder incentives
Compare the rate, points, lender fees, credits, payment, cash to close, lock protection, program, and execution—not only the advertised incentive.
Finished-home costs
Plan for taxes on a completed home, property-specific insurance, HOA dues, master associations, CDD assessments, and other recurring obligations.
Direct answers
New-construction questions buyers actually ask.
Do I have to use the builder's lender?
You can generally compare financing providers, although a builder may condition a specific incentive on using an affiliated or preferred provider. Read the contract and incentive terms before assuming the credit follows you.
Explore the complete guidance →When should I lock the rate?
Match the lock period to a realistic completion range and confirm expiration, extension cost, delay responsibility, and any float-down terms in writing.
Explore the complete guidance →Why can taxes increase after closing?
Early records may reflect vacant land or an incomplete home. Plan from a reasonable completed-value estimate and verify the parcel with the county.
Explore the complete guidance →What is a one-time-close construction loan?
It coordinates construction and permanent financing through one closing, subject to builder, draw, appraisal, qualification, modification, and conversion requirements.
Explore the complete guidance →Can I build on land I already own?
Potentially. Eligible land equity, title, liens, plans, budget, builder approval, appraisal, reserves, and construction structure all need review.
Explore the complete guidance →Can I buy furniture or a car before closing?
New debt or reduced assets can change qualification, reserves, credit, pricing, and cash to close. Discuss material changes before acting.
Explore the complete guidance →Compare the complete offer
Bring me the contract, incentive, timeline, and goals.
I'll help you compare the financing on consistent assumptions.