Do You Need a Realtor When Buying New Construction in Florida?

by Tina Veltri

If you're thinking about buying a new construction home in Florida, there's something I want you to know before you call a builder or walk into a model home:

If you're already working with a Realtor, talk to them first.

And if you aren't working with a Realtor yet, consider finding one who understands new construction before you start visiting builders.

I know how that sounds coming from a Realtor. But I say it because I've watched buyers accidentally lose the ability to have their own agent involved simply because they didn't understand a builder's registration process.

They weren't trying to go around their Realtor.

They were just looking at houses.

And sometimes that first contact with the builder matters.

Watch: Do You Need a Realtor When Buying New Construction?

In this video, I explain what happened to two of my buyers, why builder registration rules matter, and what a buyer's Realtor can be looking at that you may not be thinking about when you first walk into a model home.

Call Your Realtor Before You Call the Builder

This is one of the things I wish every new construction buyer knew before beginning their search.

I had a buyer who simply called a builder to ask some questions.

He didn't visit a model home. He wasn't trying to buy without me. He was gathering information.

But he provided his information during that call. Later, when he became interested in purchasing from that builder, we learned that because of the builder's registration rules, I could no longer represent him with that builder.

I've had another buyer do something even more common.

They were out one Saturday, saw a model home and decided to stop.

The builder's representative asked them to sign in, so they did. They didn't identify me as their Realtor because they had no idea that it mattered.

Later, we discovered that I couldn't represent them with that builder either.

Neither buyer intentionally chose to purchase without representation. They simply didn't know the builder's rules.

That's why I tell buyers about this before they start looking.

Every Builder Can Have Different Registration Rules

There isn't one registration policy that applies to every builder or every community.

A builder may have requirements about when your Realtor needs to be identified, whether the Realtor needs to accompany you on your first visit, or how your relationship with the Realtor needs to be documented.

Those policies can also change.

So don't assume that because something worked one way with one builder, it will work the same way with another.

Before contacting or visiting a builder, find out what that particular builder requires.

If you're already working with a Realtor, tell them you're considering new construction and let them help you navigate that first contact.

What Does a Realtor Do When You're Buying From a Builder?

One of the questions buyers sometimes ask is:

Why do I need a Realtor if I'm buying directly from a builder?

The onsite sales representative can be extremely helpful. They know the community, available homes, floor plans, options and builder process.

But they represent the builder.

A buyer's Realtor has a different role.

When I walk into a model home with one of my buyers, I'm looking beyond how beautiful the model is.

I'm thinking about questions such as:

What's actually included in the base price?
Which features in the model are upgrades?
Are there lot premiums?
What will this home realistically cost once the buyer's choices are added?
What incentives is the builder offering?
Are there conditions attached to those incentives?
What financing options should the buyer compare?
Where is the community in its development?
What should we be thinking about during construction?
When should independent inspections take place?

Those aren't reasons not to buy new construction.

They're reasons to understand what you're actually buying and what decisions you're making along the way.

Builder Incentives Can Be Valuable—But Look at the Whole Picture

Builders may offer financing incentives, closing-cost assistance, upgrades or other promotions.

Some of those incentives can be very valuable.

But I don't want a buyer to look at one incentive in isolation.

For example, if an incentive is tied to using the builder's preferred lender, we should understand the complete financing offer—not simply the incentive being advertised.

The same applies to upgrades and pricing.

A model home may contain features that aren't included in the advertised base price. Lot selection can affect price. Design choices can affect price.

The question isn't simply:

“What is the starting price?”

It's:

“What is this particular home going to cost based on the choices I'm actually making?”

New Construction Doesn't Mean Nothing Can Go Wrong

I've represented buyers where things did not go as planned during construction.

One of those buyers tried to resolve an issue himself first. Eventually, I needed to become more directly involved and advocate for him to get the issue addressed.

That's something buyers don't necessarily think about when they're touring a beautiful model home.

You don't know at the beginning of a transaction whether you're going to need someone advocating for you later.

You know when you need that person.

That's also why I encourage buyers to consider independent inspections during new construction.

A brand-new house is still built by people, and issues can happen.

If you want to understand that part of the process more deeply, read my article about why I recommend independent inspections on new construction homes.

Does Using a Realtor Cost More When Buying New Construction?

Builders commonly offer compensation to Realtors who bring and represent buyers, but the details should be confirmed for the particular builder and transaction.

Don't assume either that representation is automatically free or that you'll receive a lower home price simply because you don't use a Realtor.

Ask how compensation is being handled and understand the terms of your representation before moving forward.

What matters most is knowing who represents whom, what services you're receiving and what—if anything—you are responsible for paying.

Start With the Bigger New Construction Picture

Registration is only one part of buying a brand-new home.

You'll also be making decisions about the builder, community, floor plan, homesite, financing, incentives, upgrades, inspections, construction timeline and eventually closing.

I've put my Space Coast new construction resources together in one place so you don't have to hunt through the website for them.

If you're considering a new home in Brevard County, visit my Buying New Construction on Florida's Space Coast resource page for my new construction videos, articles, Guide and other information to help you understand the process.

I created my New Construction Guide to help buyers understand the process before they start making decisions with a builder.

It walks through what to think about before visiting communities, questions to ask, financing and incentives, inspections, construction and other decisions that can come up along the way.

Frequently Asked Questions About Using a Realtor for New Construction

Should I contact a Realtor before visiting a new construction community?

If you plan to have a Realtor represent you, contact them before visiting or registering with a builder. Builders establish their own registration and Realtor-participation policies, so it's important to understand the requirements before your first contact.

Can I use my Realtor if I already visited the builder?

Possibly, but it depends on the builder's policies and what occurred during your initial contact or visit. Tell your Realtor exactly what happened so they can determine what options may still be available.

Does the salesperson at the model home represent me?

The onsite sales representative works on behalf of the builder. A buyer's Realtor represents the buyer subject to the terms of the buyer's representation agreement.

Do I still need an inspection on a brand-new home?

I recommend that buyers consider independent inspections during new construction. The appropriate inspections and timing depend on the type of home and stage of construction.

Can a Realtor help compare builder incentives?

Yes. Part of my role with new construction buyers is helping them look beyond the advertised incentive and understand the larger transaction, including price, upgrades, financing and other terms.

Thinking About Buying New Construction on the Space Coast?

You don't need to know which builder, community or floor plan you want before you contact me.

In fact, I'd rather talk with you before you start visiting model homes.

We'll talk about what you're looking for, your budget and timing, where you want to live and what matters most to you. Then we can look at the builders and communities that may make sense and make sure you understand what to expect before you start making decisions.

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About Tina Veltri

Tina Veltri Brevard County, Florida: The Space Coast Realtor

I'm Tina Veltri, a Florida Space Coast REALTOR® serving Brevard County. I grew up here, moved away for many years, and eventually came back to raise my family.

Today, I help people understand the process, see their options clearly, and make smart real estate decisions—whether they're buying, building, selling, relocating, or navigating a more complex real estate situation. I also specialize in helping families navigate the sale of a parent's home.

My approach is straightforward: understand the decision first, then look at the options.

Tina Veltri
LPT Realty
321-341-6541
🌐 tinaveltri.com
📧 tina@tinaveltri.com