New Construction vs Resale in Lake Nona

Thinking about buying in Lake Nona and torn between a shiny new build and a well‑kept resale? You are not alone. Each path offers benefits, trade‑offs, and timing considerations that affect your budget and your peace of mind. In this guide, you will learn how new construction and resale compare on timelines, warranties, pricing, and negotiation power, with tips specific to Laureate Park, Eagle Creek, and nearby neighborhoods. Let’s dive in.

Lake Nona at a glance

Lake Nona is a master‑planned community in southeast Orlando with steady demand supported by Medical City, proximity to Orlando International Airport, and ongoing amenity growth. You will find active new‑build villages like Laureate Park alongside established neighborhoods with mature landscaping and completed streetscapes. This mix creates real choices for buyers, whether you want a move‑in ready spec home, a production build, or a turnkey resale.

New construction: what to expect

Timelines and move‑in

• Move‑in ready spec homes often close in about 30 to 60 days once financing is in place, similar to many resales.
• Production builds commonly run 2 to 6 months, depending on builder backlog and subcontractor availability.
• Semi‑custom or custom builds can take 6 to 12 months or more. Permitting, inspections, and material lead times can extend schedules.
• Local variables include inspection scheduling with the City of Orlando or Orange County, HOA or architectural review, seasonal slowdowns, and lot availability in communities like Laureate Park or Eagle Creek.

Warranties and punch lists

• Many builders offer a structured warranty, often referred to as a 1‑2‑10 style package: around 1 year for workmanship and materials, 2 years for major systems, and up to 10 years for structural elements.
• You will typically complete a punch‑list walkthrough before closing and can submit warranty items after move‑in. Responsiveness and coverage vary by builder, so review the program and exclusions.

Pricing: base, lot premiums, and options

• Expect a base price plus line items for a lot premium if you select a site near water, a preserve, a park, or a cul‑de‑sac. In Laureate Park, certain park‑adjacent or lake‑oriented positions can command higher premiums.
• Structural and design options add up. Flooring, cabinets, appliance packages, covered lanais, and screened enclosures can increase your final price well above the base.
• Compare the delivered price, which includes the base, the lot premium, options, and estimated closing costs.

Negotiation and incentives

• Builder flexibility often hinges on sales pace and inventory. If a community is late in its sales cycle or experiencing slower absorption, you may see credits, rate buydowns, or closing cost help rather than a lower base price.
• Preferred lender incentives can be attractive, but compare the full loan costs and terms with independent lenders.

Resale homes: what to expect

Timelines and closing

• In Central Florida, many resale transactions close in about 30 to 60 days, subject to appraisal, inspections, and title.
• Sellers with documents and disclosures organized can sometimes close faster, and you skip the uncertainty of a construction schedule.

Condition, inspections, and warranties

• Resales do not include a new builder warranty. You can manage risk by hiring a thorough home inspector and negotiating repairs or credits during your contingency period.
• You can purchase a one‑year home warranty service plan for basic systems if you want an extra safety net.

Pricing and leverage

• Resale pricing reflects the finished product, including lot position, existing upgrades, and landscaping. You see what you are buying on day one.
• Negotiation depends on motivation, days on market, and local inventory. Longer‑listed homes or sellers facing a deadline often have more flexibility on price or terms.

Side‑by‑side comparison

Inspections, appraisals, and financing

• New construction: Plan for pre‑drywall and final inspections if allowed by the builder. Appraisals may not fully capture high‑end options or some lot premiums, which can require a price adjustment, additional buyer funds, or renegotiation.
• Resales: Standard inspection and appraisal contingencies apply. You can negotiate repairs, request credits, or exit if issues arise within your contingency window.
• Financing: Builders may offer rate buydowns or closing credits through preferred lenders. Resale buyers can shop widely and compare terms. In either case, review appraisal contingencies and lender timelines.

Ongoing costs and lifestyle factors

• New homes often have better initial energy performance and new systems, but plan for maturing landscaping, irrigation setup, and finishing touches like blinds.
• Resales may offer mature trees and established yards, which reduces immediate landscaping costs, though irrigation or roof age can add maintenance risk.
• Always confirm HOA dues, what they cover, any special assessments, and community rules. Check flood zones, insurance quotes, and utility providers, since monthly carrying costs can vary by home and neighborhood.

Neighborhood notes: Laureate Park and Eagle Creek

• Laureate Park: Known for newer product types, walkable design, and village events. These lifestyle features often support premiums on certain lots and influence comps for both new builds and resales.
• Eagle Creek: A gated, established area bordering Lake Nona with multiple phases. Be clear about which section you are targeting, since amenities, product age, and rules can differ by phase.
• School zoning and rental policies can vary by community and can change. Confirm current school assignments with Orange County Public Schools and check each HOA’s rules if you plan to rent.

Which path fits your goals?

• You need to move soon: Consider resale or a move‑in ready spec home that can close in about 30 to 60 days.
• You want to tailor finishes and layout: New construction gives you choice, but build times add risk and costs can rise with options.
• You value mature landscaping and a finished streetscape: Resale offers an immediate, lived‑in feel and fewer start‑up costs outdoors.
• You prefer structured post‑closing support: Builder warranties provide defined coverage windows, while resale relies on inspections and negotiated repairs.
• You want to negotiate price: Resales can offer more direct price flexibility. Builders often lean on incentives, credits, or upgrades.

Smart questions to ask

If you are buying new

• What warranty program is included, how long is each coverage period, and who administers claims?
• Is this a premium lot, how is the premium calculated, and are there comparable non‑premium options nearby?
• What is the expected build and closing timeline, and how are delays handled in the contract?
• What lender incentives are offered, and how do they compare with independent lenders on total cost?
• Which inspections are allowed pre‑closing, including pre‑drywall and final, and can I use third‑party inspectors?
• What are current HOA dues, projected increases, and any anticipated special assessments?

If you are buying resale

• How long has the home been on the market, have there been price reductions, and why is the seller moving?
• What recent inspections, repairs, or upgrades are documented, and are any warranties transferable?
• What are typical utility, insurance, and tax costs, and are there known neighborhood concerns like drainage?
• Which comparable sales support the list price in Laureate Park or nearby Lake Nona areas?

Due diligence for both

• Schedule a comprehensive home inspection, and add specialty inspections for roof, HVAC, pool, or sewer as needed.
• Confirm flood zone status and obtain insurance quotes early.
• Review title, survey, and HOA covenants, conditions, and restrictions.
• Compare all‑in costs, including lot premiums and options for new builds versus immediate repairs and upgrades for resales.

Ready to compare homes in person?

Whether you want the convenience of a move‑in ready resale in Eagle Creek or the customization of a new home in Laureate Park, you deserve a clear, data‑driven plan. Our team can help you evaluate timelines, incentives, and all‑in costs so you choose with confidence. Reach out to SERHANT. Orlando to tour options, review comps, and map your next step.

FAQs

How long does a new home build take in Lake Nona?

• Move‑in ready spec homes can close in about 30 to 60 days, production builds commonly take 2 to 6 months, and semi‑custom or custom timelines often run 6 to 12 months or more.

What is a lot premium in Laureate Park or Eagle Creek?

• A lot premium is an added cost for a more desirable site, such as water views, preserve adjacency, a corner, or a cul‑de‑sac, and it is usually listed separately from the base house price.

Do new homes include warranties?

• Many builders offer a structured program with about 1 year of workmanship coverage, 2 years for major systems, and up to 10 years for structural elements, with exact terms varying by builder.

Can I negotiate more on a resale than a new build?

• Often yes, because resale pricing depends on seller motivation and days on market, while builders may prefer incentives like credits or rate buydowns instead of base price reductions.

How do appraisals handle upgrades and lot premiums on new homes?

• Appraisals rely on comparable sales, so heavy upgrades or high premiums may not be fully captured, which can require concessions, extra buyer funds, or contract adjustments.

Are school zones guaranteed for Lake Nona homes?

• No, boundaries can change. Confirm current assignments directly with Orange County Public Schools and verify any magnet, charter, or private options independently.