Vicinity - New Construction Authority
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    Buyer Guide

    Are New Construction Homes Cheaper in {city}, {stateCode}?

    In Orlando, new construction often wins on 5-year total cost, builder incentives and energy savings typically offset the price premium.

    Written and reviewed by Carla Goddard, Founder & CEO, Vicinity. Last reviewed September 12, 2026.

    Orlando median price snapshot

    Median new construction
    $445,000
    $215/sqft
    Median resale (comparable)
    $395,000
    $235/sqft

    Sticker price difference: New is $50,000 more (13%). On a per-sqft basis, new is 9% lower than resale.

    The Orlando market take

    Lake Nona and Horizon West dominate new construction. CDD assessments are heavy ($2K to $4K/year) but the rate buy-downs frequently outweigh the cost over 5 years.

    Current builder incentives in Orlando

    Typical 2026 offer: $10K to $20K closing credit + 5.99% rate

    Run the 24-hour Loan Estimate test with the builder's preferred lender and one outside lender. In Orlando right now, the builder buy-down typically saves $30K to $50K over 5 years vs market rate, large enough to flip the price math in favor of new construction.

    Most active builders in Orlando

    PulteLennarToll BrothersDream FindersKB Home

    Hot new construction submarkets near Orlando

    Lake Nona
    High new construction volume in 2026.
    Horizon West
    High new construction volume in 2026.
    Winter Garden
    High new construction volume in 2026.

    Explore all Orlando-area neighborhoods →

    ⚠️ CDD alert for Orlando

    Most master-planned communities in the Orlando area carry CDD bonds, typically $1,000 to $3,500/year on top of HOA dues. Always get the bond payoff and annual O&M assessment in writing before signing. Read the full CDD guide →

    Get the real numbers for a specific Orlando community

    Vicinity shows HOA, CDD, lot premiums, and builder incentives for every community in the Orlando area. A local new-construction specialist will run a side-by-side cost comparison for the homes you're considering.

    Explore Orlando Neighborhoods →Find a Orlando Specialist

    Related

    National guide: cheaper than resale?
    The full national framework this page applies locally.
    Closing costs on new construction
    How builder incentives actually work, line by line.

    Orlando New vs Resale FAQ

    What's the typical CDD bond payoff on a Lake Nona or Horizon West new build?
    Most Lake Nona and Horizon West communities carry CDD bond balances of $20,000 to $45,000 per home, with annual debt assessments of $1,800 to $3,200 plus $600 to $1,200/year in O&M. The bond can be paid off early, but most buyers roll it into the monthly carrying cost. → See community fees on local neighborhoods
    How do Orlando property taxes on new construction compare to resale?
    Orange County's millage runs about 1.0 - 1.2% of assessed value, but new construction is assessed at full sale price on day one, so a $445K new build pays roughly $4,500 to $5,400/year before homestead exemption ($50K off assessed value once you file). → See community fees on local neighborhoods
    Which Orlando-area schools serve the major new construction corridors?
    Horizon West feeds Windermere HS and Horizon HS (Orange County); Lake Nona feeds Lake Nona HS; Winter Garden feeds West Orange HS. All three corridors have opened new K-8 schools since 2022 to keep up with rooftop growth. → Browse neighborhoods by school zone
    What's the median price difference between new construction and resale in Orlando?
    In Orlando, the median new construction home is $445,000 vs $395,000 for a comparable resale, about a 13% premium. On a per-square-foot basis, new construction is 9% less expensive than resale. → Browse new construction here
    What builder incentives are common in Orlando right now?
    Most national builders in Orlando are offering $10K to $20K closing credit + 5.99% rate when you finance with their preferred lender. That's typically worth $30K to $50K over 5 years vs taking an outside lender at market rate, large enough to flip the price math. → Compare builders in this market
    Are there CDD or special assessments in Orlando?
    Yes. Orlando is in Florida, where most master-planned new construction communities carry CDD (Community Development District) bonds, typically $1,000 to $3,500/year on top of HOA dues. Always ask for the CDD bond payoff and annual O&M assessment before signing. → See community fees on local neighborhoods
    Who are the most active new construction builders in Orlando?
    The most active builders in the Orlando market are Pulte, Lennar, Toll Brothers, Dream Finders, and KB Home. Each runs different incentive programs, always shop 2 - 3 against each other before signing. → Compare builders in this market
    Which Orlando-area neighborhoods have the most new construction?
    Lake Nona, Horizon West, Winter Garden are currently the highest-volume new construction submarkets in the Orlando area. Phase 1 releases in newly-opened communities tend to offer the best lot pricing. → Browse new construction here