LIVING IN JACKSONVILLE, FL -JACKONVILLE REAL ESTATE

Almost every phone call I get starts the same way. Someone watched one of my videos, and they ask me the same big question: “What does the new construction process actually look like? How long will it take?”

It's a great question, and it's one every new construction buyer should ask before they sign anything. Northeast Florida has more new home communities and builders than almost anywhere else in the state, which is great news for buyers — but it also means the process can feel confusing fast. So let's break it down step by step, from the day you pick a lot to the day you get your keys.

A quick note before we start: every builder, community, and home size is a little different. The steps below reflect what I typically see across Northeast Florida new construction, but your own timeline can move faster or slower depending on your builder, the size of your home, permitting in your specific county, and the weather. Always confirm exact timing with your builder's sales team.

1. Know What You're Actually Buying: Pre-Sale, Spec, or Quick Move-In

Before you can talk timeline, you need to know which type of new home you're looking at. Builders usually sell three kinds of homes, and each one comes with a very different wait time.

• Pre-sale: You pick the lot, the floor plan, and every finish yourself. This is the most personal option, but it also takes the longest — typically 6 to 12 months.

• Spec home: The builder already chose the finishes and started construction, guessing at what buyers will want. It's already permitted and underway, so it might only take 1 to 5 months to finish.

• Quick move-in home: This home is done, or almost done. You could close in a month or less.

This guide is about the pre-sale process — picking your own lot and building from scratch — since that's where buyers have the most decisions to make and the most questions.

2. Hire Your Own Real Estate Agent Before You Do Anything Else

This is the step people skip most often, and it's the one I'd argue matters most. The sales rep sitting in the builder's model home works for the builder. That's their job, and there's nothing wrong with that — but it means their first loyalty is to their employer, not to you.

An independent buyer's agent works for you instead. And here's the part that surprises a lot of people: most national production builders already build a real estate commission into their marketing budget. That means using a buyer's agent typically costs you nothing out of pocket, and it doesn't change the price of the home. Builders can't lower your price for using an agent (or raise it for not using one) because of something called comparables — the recent sale prices in that neighborhood that set the value for every home around yours.

Before you pick an agent, ask a few simple questions:

• How many new construction builds do you have going on right now?

• How many homes have you personally closed this year?

• How well do you know this specific builder and community?

Research from the National Association of Realtors has found that many buyers work with the first agent they talk to. Interviewing more than one can be worth the extra hour.

3. Pick Your Lot, Floor Plan, and Structural Options (1–2 Weeks)

Once you've narrowed down a community, it's time to talk lots and floor plans. Here's something I tell every client: the floor plan matters, but so does the lot. A pie-shaped lot on a cul-de-sac, a lake view, or a preserve view can make a huge difference in how much you enjoy — and how much you can eventually sell — your home.

Your agent should help you see the “lot fit” — how the actual floor plan sits on that specific lot — so you know your setbacks, side yard space, and where things like your AC condenser will end up. A good pro tip: try to get your AC unit placed on the side of the house instead of directly behind it, if the community allows it.

During this same window, you'll also choose:

• Structural options, like an extended lanai, pocket doors, or open stair railings instead of solid half-walls

• Your home's elevation, which is just a fancy word for the front-facing design

• Your exterior color scheme

Builders move fast here. Once you've chosen a lot, expect the sales team to push for a signed contract and deposit within about one to two weeks — they don't want to hold that lot off the market any longer than necessary.

4. Sign the Contract and Head to the Design Center (30–45 Days)

After you sign, most builders ask for a deposit within three to five days. Then, about 30 to 45 days later, you'll be scheduled for your Design Center visit — usually a one- to two-day appointment where you pick every finish in the home: flooring, countertops, cabinet hardware, grout color, paint, and more.

I won't sugarcoat this one: it's overwhelming. The Design Center is also where builders make a large part of their profit margin, so it pays to walk in with a budget and a plan. Bringing someone with design experience — whether that's your agent's team or your own designer — can help you get the look you want without blowing your budget, while also thinking ahead to resale value.

Change fees are real. Once your selections go to permitting, most builders charge extra for any changes — so try to finalize everything you want before this step is done.

5. Permitting: Waiting on the County (1–3 Months)

With your contract signed and your selections locked in, your builder submits everything to the county for permitting. This step is completely out of your builder's hands — it depends on your local building department's workload, and it typically runs 30 to 45 days, though it can take up to three months on larger or more custom homes.

If you're building in St. Johns County, you can check current permit review timelines and requirements directly through the St. Johns County Building Department.

6. Meet Your Builder and Pour the Foundation

Somewhere around month two or three, you'll have your preconstruction meeting. This is where you meet the person actually in charge of building your home — your construction manager, sometimes called your builder. This person is often juggling 7 to 20 homes at once, so a good working relationship matters.

At this meeting, you'll walk through every detail: electrical outlet placement, light switches, hose bibs, and anything else that isn't obvious from a floor plan on paper. Once this meeting wraps up, the lot is graded, plumbing is roughed in below the slab, and the concrete foundation is poured.

Florida rain can genuinely delay this step. A hard rain right before the pour can wash out the graded soil inside the form boards, forcing the crew to redo the prep work. It's one of the most common reasons builders won't commit to an exact completion date early on.

7. Framing and the Home's “Guts”: Plumbing, Electrical, and HVAC (2–4 Months)

After the slab cures, framing goes up — and it happens fast. A 2,400 to 3,000 square foot home can be framed by an experienced crew in just a few days. This stage typically takes one to two months from start to finish, including the roof, windows, and exterior doors.

Next comes what I consider the single most important phase of the entire build: the mechanicals. This is when plumbing, electrical, and HVAC all go in, generally over another one to two months. Once this is done and inspected, the walls get closed up with drywall — which means this is your last real window to verify everything is correct.

8. The Pre-Drywall Inspection (Don't Skip This)

Before drywall goes up, schedule an independent, third-party pre-drywall inspection. Your builder may be managing 10 or 20 homes at once, and mistakes happen — a missed outlet, an HVAC run in the wrong spot, plumbing that doesn't match the plan. Once the walls are closed, fixing any of that means cutting into drywall.

A good inspector documents everything in a written report, which becomes historical proof of what's behind your walls. Your builder should walk through that report with you at a pre-drywall orientation meeting and confirm, in writing, what will be corrected before the walls close up.

Keep this inspection report. If a problem shows up years later — water intrusion or an HVAC issue are common ones in Florida's climate — this report can help you and your builder figure out whether it was there from the start.

9. Drywall, Finishes, and the Final Walk-Throughs to Closing (2–3 Months)

Drywall and insulation typically take three to four weeks. From there, your home moves into interior and exterior finishes: cabinets, countertops, flooring, paint, and siding. In Northeast Florida, many builders now use fiber cement siding instead of traditional stucco, since it tends to hold up better against our humidity and rain over the long run.

Once cabinets go in, most builders send what's known as a “cabinet letter” — a rough estimate, usually 30 to 45 days out, of when your home will close. About one to two weeks before closing, you'll have your New Home Orientation walk-through with your builder, followed by a final inspection walk (ideally the day before closing, not the day of) to confirm everything on your list has been addressed.

• Minor items your builder can't finish in time (like a special-order cabinet door) are typically documented in writing and completed after closing.

• Bigger issues should be resolved before you close — you have far less leverage once the sale is final.

• Your new home also comes with a builder's warranty, often with a 10- to 11-month inspection window before it expires — worth using.

All told, most Northeast Florida pre-sale new construction homes run about 8 to 12 months from signed contract to closing day, though I've seen it move faster on simpler homes and slower during rainy stretches, busy permitting seasons, or larger custom builds.

Local Spotlight: Where This Process Plays Out in Northeast Florida

Northeast Florida is home to some of the most active new construction markets in the state. If you're touring model homes while you weigh your options, a couple of master-planned communities are worth putting on your list:

• Nocatee, in Ponte Vedra — One of the best-selling master-planned communities in the country, with dozens of neighborhoods, multiple builders, and amenities ranging from waterparks to trail systems. nocatee.com

• RiverTown, in St. Johns County — A riverfront community along the St. Johns River built primarily by Mattamy Homes, with several neighborhoods at different price points and a resort-style amenity center. rivertownflorida.com

SilverLeaf and communities closer to Ponte Vedra Beach and St. Augustine are also worth a look, depending on your commute, school zone priorities, and budget. This is exactly the kind of comparison an independent buyer's agent can walk you through before you fall in love with a single model home.

Frequently Asked Questions (FAQs)

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Call/Text: (904) 599-2125

Email: greg@livinginjacksonvillefl.com

Website: https://www.livinginjacksonvillefl.com/

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About Greg DeTullio, Broker/Owner, Living in Jacksonville FL Team

Greg DeTullio is a Florida-licensed Real Estate Broker and the founder of the Living in Jacksonville FL Team. With a decade of industry expertise, he has successfully managed over 200 closed transactions and earned five-star Google reviews. Greg specializes in Jacksonville relocation services and new construction within St. Johns County, proudly serving Nocatee, SilverLeaf, RiverTown, St. Johns, EverRange, Ponte Vedra Beach, and the surrounding Northeast Florida communities.

Living in Jacksonville FL Team | Phone: (904) 599-2125

Equal Housing Opportunity. Greg DeTullio, FL Real Estate Broker License #BK3332620, is a member of the Northeast Florida Association of Realtors (NEFAR). This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific costs, tax obligations, and transaction details with your attorney, tax advisor, lender, or closing officer.

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