New Construction in Palm Beach, Martin & St. Lucie: Builder Incentives, Lot Premiums & True Costs

If “new home smell” were a strategy, Southeast Florida would be its HQ. From Palm Beach Gardens & Jupiter to Stuart, Palm City, Port St. Lucie & Tradition, new communities keep popping up—clubhouses, pickleball, dog parks, the works. This guide cuts through the model-home glow to the numbers that matter: incentives, lot premiums, HOA/CDD fees, insurance, timelines, and what’s actually included (and not) in the price tag.

Quick note: Incentives, fees, and timelines change frequently by builder and community. I’ll send a live side-by-side comparison for your short list with real numbers.

1) Builder Incentives 101 (They Change Every Month)

Closing-cost credits & rate buydowns: Great when paired with the right lender. Watch for builder-preferred lender requirements and compare third-party quotes.
Design-center credits & “free” upgrades: Often tied to specific packages. Confirm what’s structural (bed/bath, lanai, 3-car garage) vs cosmetic (cabinets, counters).
Spec vs. to-be-built: Specs (quick move-ins) may carry bigger discounts and clearer timelines. To-be-built gives you customization but adds time/risk.
Small print: Incentives can be offset by lot premiums, mandatory options, or higher base prices. Always do the “all-in” math.

2) Lot Premiums: The Quiet Line Item That Moves the Needle

What drives premiums: Water views, preserve lots, cul-de-sacs, corner lots, depth/width, and exposure (sun on your patio).
Drainage & setbacks: Affect pool potential, fence lines, and future screen enclosures—ask before you fall in love with the lot.
Noise reality check: Proximity to main gates, roadways, or pump stations can lower premiums today but affect resale later.
Tip: Choose the best lot you can afford—you can upgrade a kitchen later, you cannot move a lot.

3) HOAs, CDDs & “All-In” Monthly (No Surprises)

HOA fees: Cover amenities (pool, gym, security), common-area maintenance, sometimes cable/internet/lawn care.
CDD (Community Development District): Common in master-planned communities (especially PSL/Tradition). It’s a separate line on your tax bill for long-term infrastructure—budget for it.
Reserves & rules: Ask for budgets, reserves, rental rules, parking/vehicle rules, fence/pet policies, and approval timelines.
Build the “true monthly” for apples-to-apples: Mortgage + Property Taxes (incl. CDD if any) + Wind + Flood (if applicable) + HOA/Condo + Utilities.

4) Insurance Reality: Wind, Flood & Credits

Wind (homeowners) insurance: Cost is influenced by roof design/age, impact windows/doors, and wind-mitigation features—new builds usually score better.
Flood insurance: Separate policy; lender-driven by FEMA flood zone. Even outside high-risk zones, some owners choose it for peace of mind.
Mitigation reports: Request wind-mit info; credits can materially affect premiums.

5) Timelines & Build Stages (What to Expect)

Specs: Often 30–120 days depending on stage.
To-be-built: 6–12+ months depending on plan, permitting, labor, and materials. Weather can stretch dates—bake in buffer time if you’re selling a current home.
Milestones: Structural cut-off (no more floorplan changes), design selections, pre-drywall walk, final walk, punch list, closing.

6) Inspections on New Homes? Absolutely.

Third-party inspections: Do pre-drywall (structural/rough-ins) and final (mechanicals, appliances, roof, windows, drainage).
Quality checks: Verify window/door labels, sealing, grading/slope away from the home, and GFCI/AFCI where required.
Warranty: Typical 1-2-10 style (workmanship-systems-structural). Learn how to submit claims and response timelines.

7) What’s Included (and Not) in the Base Price

Often included: Basic flooring, standard cabinets/counters, appliance package, basic landscaping, builder-grade paint.
Often extra: Refrigerator upgrades, washer/dryer, window treatments, fans, backsplash, screened lanai, gutters, extra recessed lights, garage flooring, EV outlet.
Budget tip: Set aside 2–5% of purchase price for after-market items the builder charges heavily for (or won’t do).

8) PSL/Tradition vs. Palm Beach & Martin: Where New Builds Cluster

Port St. Lucie / Tradition: The largest pipeline of new homes and most aggressive incentive activity. Great for value + amenities.
Palm Beach Gardens / Jupiter: Fewer communities, more premium pricing; strong lifestyle and resale demand.
Stuart / Palm City: Select pockets—smaller, often closer-in; resale may be your route near water.

9) Offer Strategy with Builders (Yes, It Matters)

Levers besides price: Closing date, deposit terms, lender choice, and upgrade package mix.
Spec inventory: Ask for “end of quarter” or “aged inventory” deals.
Representation: Builder reps work for the builder. Bring your own agent to price, protect, and coordinate inspections.

10) 30/60/90-Day New-Build Plan

Days 1–30: Define budget, must-haves vs nice-to-haves; request a side-by-side of 3–5 communities (base price, incentives, lot premiums, HOA/CDD, wind/flood estimates).
Days 31–60: Tour models + representative specs; hold design previews; get insurance quotes and pre-approval.
Days 61–90: Lock a lot & plan; negotiate incentives/credits; schedule pre-drywall + final inspections; map post-close projects (screens, fans, gutters).

How I Help You Buy New—Without Regrets

Live comparison sheets (base, options, incentives, lot premiums, HOA/CDD, wind/flood).
Lot selection advice (exposure, privacy, drainage, future resale).
Upgrade strategy (what to take now vs. do later) to protect ROI.
Inspection coordination (pre-drywall & final) + punch-list support.
Offer & timeline management so you keep the perk and the schedule.

FAQ

Are builder incentives always the best deal?
Not always. A rate buydown might beat a closing-cost credit—or vice versa—depending on rates and your horizon. We’ll run the math.

Should I use the builder’s lender?
Sometimes. You may need to for max incentives; always compare with an outside quote (APR, fees, lock terms) before you sign.

Do I need a home inspection on a new build?
Yes—pre-drywall and final. Even great builders miss items; it’s cheap insurance.

What’s a CDD and how does it affect me?
A Community Development District funds infrastructure (roads, utilities, amenities). You repay via your property tax bill—budget it into your monthly.

How long will it really take?
Specs can be weeks; to-be-built often runs 6–12+ months. Weather, labor, and supply affect timing—have a buffer plan.