Orlando is one of the most active new construction markets in the United States. In 2026, buyers across the metro area have access to over 416 active communities spanning everything from townhomes in the upper $300s to luxury single-family homes north of $1 million. This guide covers the entire process: which builders are operating where, what communities offer the best value by area, what CDD fees actually cost you, how incentives work in today's market, and what to expect from contract to closing. Whether you are relocating, buying your first home, or upgrading, this is the information you need before setting foot in a model home.
Quick Facts: New Construction in Orlando 2026
| Data Point | Figure |
|---|---|
| Active new construction communities (metro) | 416+ |
| New construction entry price (townhome) | From the upper $300s |
| New construction entry price (single-family) | From the low $400s |
| Median new construction listing price (Orlando) | ~$360,000 |
| Typical build timeline (production builder) | 4 to 8 months |
| 30-year fixed mortgage rate (March 2026) | ~6.06% |
| Typical CDD fee range (new construction) | $1,500 to $3,000+ per year |
| Builders offering incentives (nationally, early 2026) | Nearly two-thirds |
| Top builder by Orlando-area permits (Jan 2026) | Lennar (195 permits), D.R. Horton (close second) |
| Orange County effective property tax rate | ~0.75% |
Which Builders Are Building New Homes in Orlando Right Now?
Seven national builders dominate the Orlando new construction market in 2026. Each operates across multiple price points and communities, but they differ meaningfully in build quality, customization options, incentive structure, and warranty coverage. Here is a direct comparison.
| Builder | Market Position | Price Range (Orlando) | Known For | Active Orlando Areas |
|---|---|---|---|---|
| Lennar | Volume / Entry to Move-Up | $305,990 to $650,000+ | "Everything's Included" package, fast builds | Bridgewalk (St. Cloud), Clermont, Kissimmee, Apopka |
| D.R. Horton | Volume / Entry Level | $320,000 to $500,000 | Affordability, America's largest builder by volume | Lake Nona corridor, Osceola County, East Orange |
| Pulte Homes | Move-Up / Premium | $370,000 to $860,000+ | Build Quality Experience, 10-year structural warranty | Bridgewalk (St. Cloud), Parkside Trails, Dr. Phillips, EverBe |
| Taylor Morrison | Move-Up / Lifestyle | $425,000 to $750,000+ | America's Most Trusted Home Builder (2025), resort-style communities | Esplanade at McKinnon Groves, Harvest at Ovation (Horizon West) |
| Meritage Homes | Energy-Efficient / Move-Up | $300,000 to $500,000 | Built-in energy efficiency, spray foam insulation standard | 8 communities in Orange/Osceola, avg $401K |
| Toll Brothers | Luxury / Semi-Custom | $490,000 to $2.3M+ | Luxury finishes, design flexibility, gated communities | Westhaven at Ovation, Bronson Peak, Woodside Preserve, Bella Collina |
| Dream Finders Homes | Move-Up / Custom Feel | $640,000 to $940,000+ | Semi-custom options, Lake Nona presence, smart home tech | Laureate Park (Lake Nona), Avalon Woods (Horizon West) |
Two additional builders worth noting: Ashton Woods is active at Northlake at Ovation in Horizon West starting from the mid-$420s, and M/I Homes builds in the Tribute at Ovation and Lake Star at Ovation communities. Both offer strong design packages and compete directly with Pulte and Taylor Morrison on quality.
What Are the Top New Construction Communities in Orlando by Area?
Location shapes everything in new construction: your school district, your commute, your resale value, and your CDD obligations. Here are the top active communities broken down by area, with current pricing as of early 2026.
| Community | Area | Builder | Price From | Product Type | Notable |
|---|---|---|---|---|---|
| Harvest at Ovation | Horizon West / Winter Garden | Taylor Morrison | $499,999 | Single-Family | Walkable, near Hamlin Town Center |
| Lake Star at Ovation | Horizon West / Winter Garden | M/I Homes | $469,990 | Single-Family | Waterfront lots, closing out |
| Northlake at Ovation | Horizon West / Winter Garden | Ashton Woods | $424,990 | Single-Family | Strong design options, active selling |
| Westhaven at Ovation | Horizon West / Winter Garden | Toll Brothers | $497,995 (Bungalows) / $524,000 (Townes) | Single-Family, Townhome | Luxury finishes in walkable location |
| Avalon Woods | Horizon West | Dream Finders | Low $400s | Single-Family (40-ft lots) | Early phase, price appreciation potential |
| Laureate Park (multiple builders) | Lake Nona | Dream Finders, Craft Homes, David Weekley | $542,990 to $940,000+ | Single-Family | 40+ miles of trails, Medical City proximity |
| The Estates at Nona Sound | Lake Nona | Pulte Homes | $639,990 | Single-Family (estate) | Larger lots, premium finishes |
| Parkside Trails (Wellness Way) | Clermont / Horizon West edge | Pulte Homes | Low $400s | Single-Family | Early phase pricing, Olympus proximity |
| Wellness Ridge | Clermont | Lennar | $367,990 (townhome) / $424,990 (cottage) | Townhome, Single-Family | Multiple product types, affordable entry |
| Hills of Minneola | Clermont / North Lake County | Multiple | Mid-$400s | Single-Family | AdventHealth Minneola nearby, established |
| Bridgewalk (Sunbridge) | St. Cloud / Lake Nona adjacent | Lennar, Pulte | $399,990 (TH) / $471,490+ (SF) | Townhome, Single-Family | Sunbridge master plan, lakefront |
| Amelia Groves | St. Cloud | Pulte Homes | $372,990 | Single-Family | Osceola County pricing advantage |
| Celebration Island Village | Celebration | Mattamy Homes | $549,990 | Single-Family | Disney-adjacent, established master plan |
| EverBe | East Orlando | Pulte Homes | $750,990+ | Single-Family | Highway access, 417/528 connectivity |
For a detailed breakdown of available homes and communities by neighborhood, visit SERHANT. Orlando's new construction page, which covers active listings and community updates across the metro area.
What Do New Construction Homes Cost in Orlando by Area?
New construction pricing varies significantly depending on the submarket, builder tier, and phase of development. Communities in early build-out phases tend to price below comparable finished communities, and that price gap closes as infrastructure and retail mature around the neighborhood.
Horizon West and Winter Garden ($400,000 to $700,000+): This is Orlando's most active new construction corridor in 2026. Single-family homes start in the mid-$420s at entry communities and climb well past $700,000 for Toll Brothers product. The Horizon West new construction page covers the full range of what is currently selling. Townhomes at communities like Tribute at Ovation have seen price reductions of $50,000 or more, creating strong opportunities for buyers who move quickly. The overall median for Winter Garden new construction sits in the $425,000 to $550,000 range.
Lake Nona ($540,000 to $1M+): Lake Nona commands a premium driven by Medical City employment, top-rated Orange County schools, and one of the most comprehensively planned master communities in Florida. Laureate Park alone has multiple builder collections active, with base prices ranging from $542,990 (David Weekley's Garden Series) to $940,000+ (Dream Finders 50-foot lots). Craft Homes at Laureate Park starts from $545,990 and reaches well into the $900s. The Lake Nona new construction page provides current inventory details.
Clermont ($365,000 to $520,000): Clermont and the broader Wellness Way corridor represent some of the best per-square-foot value in the Orlando metro. Lennar's Wellness Ridge offers townhomes from the upper $360s and single-family cottages from the mid-$420s. The Clermont new construction page covers the Parkside Trails and Hills of Minneola communities, which attract buyers priced out of Horizon West but still wanting newer product near strong infrastructure.
Celebration ($549,000 to $850,000+): Celebration remains one of Central Florida's most distinctive addresses, with Disney's master-planned vision still drawing buyers who want walkable streets, town center amenities, and proximity to the I-4 corridor. Mattamy Homes is active at Island Village from the upper $540s. Toll Brothers also builds near Celebration with luxury collections starting in the low $600s. The Celebration new construction page lists current availability.
St. Cloud ($370,000 to $640,000): St. Cloud's Sunbridge master plan, developed in partnership with Toho Water Authority, is the largest new growth area in Osceola County. Bridgewalk is the flagship community, with Lennar townhomes from $399,990 and estate homes from $558,000 to $625,000. Pulte is also active at Bridgewalk with quick move-in homes anticipated through mid-2026. Amelia Groves by Pulte starts in the $370s, offering some of the most affordable single-family new construction in the metro.
What Are CDD Fees and How Much Do They Cost on New Construction?
CDD stands for Community Development District. In most of Orlando's master-planned new construction communities, a CDD exists to repay the bonds used to build roads, utilities, parks, and amenity infrastructure within the development. Understanding this fee before you buy is essential because it adds directly to your annual ownership cost and appears on your property tax bill.
A CDD assessment has two components. The bond debt portion is fixed and runs for 20 to 30 years until the original infrastructure bonds are retired. The operations and maintenance (O&M) portion is variable, set annually by the district's board, and covers landscaping, utilities, management, and insurance for common areas. Both appear on your county property tax bill as non-ad valorem assessments.
For new construction in Orlando in 2026, the typical combined CDD fee ranges from $1,500 to $3,000 or more per year. Translated to a monthly equivalent, that means $125 to $250 added to your monthly housing cost on top of principal, interest, taxes, and any HOA dues. Amenity-rich communities with resort pools, fitness centers, and private parks trend toward the higher end. Some communities along the Wellness Way corridor and certain Clermont locations have no CDD at all, which is a material cost advantage worth identifying before you compare options.
A few practical points buyers frequently overlook. First, most lenders escrow the CDD assessment with your property taxes, so it is automatically folded into your monthly payment. Second, if you are comparing a home with a $2,400 CDD to one without, that is a real cost difference of $200 per month, which affects both your qualification and your monthly budget. Third, when the bond portion of a CDD is fully paid off, that portion of the assessment disappears, which can save $100 to $300 per month for owners in mature communities. You can read a full breakdown of how CDD fees work in our CDD fees explained guide.
What Builder Incentives Are Available in Orlando in 2026?
Builder incentives are meaningfully elevated in 2026. According to data published by Florida Realtors, nearly two-thirds of builders nationwide were offering incentives as of early 2026, and approximately 40% cut base prices in recent months by an average of around 5%. This is a significant shift from the seller's market conditions of 2021 through 2023, and it creates real leverage for prepared buyers.
The most common incentive categories in the Orlando market right now include:
- Mortgage rate buydowns: Builders with in-house financing arms (Lennar Mortgage, Pulte Mortgage, etc.) are offering temporary and permanent rate buydowns. Meritage Homes advertised rates as low as 1.99% (with a 3-2-1 buydown structure) on select Orlando homes in March 2026. These buydowns are most valuable on quick move-in homes the builder is motivated to close.
- Closing cost credits: Builders routinely offer $10,000 to $30,000 or more in closing cost assistance if you use their preferred lender. These credits can cover title fees, lender fees, prepaids, and escrow setup, which directly reduces the cash you need at closing.
- Design center credits: Credits of $15,000 to $50,000 toward upgrades at the design center are common, particularly on homes already under construction. These are most valuable when applied to structural options or finishes that are difficult to change after closing (flooring, cabinetry, countertops).
- Price reductions on spec inventory: Builders with completed or near-complete spec homes that are not selling will discount the base price directly. Winter Garden townhome communities saw reductions exceeding $50,000 on some units in late 2025.
One important nuance: incentives are almost always tied to using the builder's preferred lender. You are not required by law to use that lender, but declining may cost you the credit. Always get a rate quote from both the builder's lender and an independent lender so you can make a genuine comparison. A below-market rate from the builder's lender may outweigh working with your own lender in some scenarios.
Incentives are strongest on homes that are already built or under construction. If you are signing a contract on an empty lot for a future build, expect much smaller concessions. Builders have less motivation to discount on a home they have not yet started building.
New Construction vs. Resale: Which Makes More Sense in 2026?
For the first time in several years, the price gap between new construction and resale homes has narrowed significantly. Builder incentives, smaller floor plans, and community-phase pricing have, in some markets, made new construction competitive with or even cheaper than comparable resale homes. Here is an honest comparison of the trade-offs.
| Factor | New Construction | Resale |
|---|---|---|
| Condition | Everything brand new; no deferred maintenance | Variable; inspection essential |
| Warranty | Builder structural warranty (10 years typical), systems coverage | No warranty unless negotiated |
| Customization | Structural and design options if bought early in build | None unless you renovate post-purchase |
| Insurance costs | Lower; newer systems, modern building codes | Higher for older roofs, older systems |
| Timeline to move in | 4 to 8 months (spec build); longer if built from contract | 30 to 45 days from contract |
| CDD fees | Common and can be $1,500 to $3,000+/year | Less common outside master-planned communities |
| Appreciation pattern | Prices often rise as community matures and builder raises prices | Value is already baked into an established area |
| Neighborhood maturity | Construction may continue for years; schools, retail still developing | Established infrastructure, known school quality |
| Negotiation leverage | Limited on price; stronger on incentives with builder's lender | Direct negotiation with individual seller |
New construction makes the most sense for buyers who have flexibility on timing, want a specific floor plan, value the warranty and lower initial maintenance burden, or are targeting a community early enough in its lifecycle to capture appreciation as the area builds out. Communities along the Wellness Way corridor, the Sunbridge master plan, and early phases in Horizon West fit this profile in 2026.
Resale makes more sense for buyers who need to move quickly, are targeting an established school zone, or want a neighborhood with mature trees, existing retail, and a known community character that a new subdivision cannot yet offer.
What Is the New Construction Buying Process and Timeline?
Buying a new construction home is meaningfully different from buying a resale. The process has distinct phases, and knowing what to expect prevents costly mistakes.
- Pre-approval (before your first model home visit): Get pre-approved before visiting model homes. Builder sales agents will ask for this and it sets the credibility of any negotiation you enter. Note that the builder's preferred lender pre-approval is not required, though it may be offered as the first step on-site.
- Lot reservation and contract: If you are building from scratch, you select a lot and floor plan and sign a purchase agreement. Earnest money for new construction is typically higher than for resale, often $5,000 to $25,000 depending on the builder and price point. This money is usually non-refundable after a brief rescission period.
- Design center selections: For homes not yet built, you will visit the builder's design center to choose structural options, finishes, flooring, cabinetry, and other upgrades. This is where buyers frequently over-spend. Budget carefully and prioritize changes that are expensive or impossible to make after closing, such as structural modifications and electrical upgrades.
- Construction phase (4 to 8 months for production builders): Production builders like Lennar and D.R. Horton typically complete a home in 4 to 6 months. Semi-custom builders like Dream Finders or Toll Brothers may run 6 to 10 months. You will receive periodic construction milestone updates. Most builders allow a walk-through at framing stage and a pre-drywall inspection.
- Third-party inspection: Always hire an independent home inspector, even on a brand-new home. This is one of the most important buyer protections in new construction. Reports of post-closing repair claims are not uncommon, and having a pre-closing inspection gives you documentation to hold the builder accountable.
- Final walkthrough and closing: You will complete a formal orientation walkthrough with the builder's representative. Any punchlist items are documented. Closing on a new construction home follows the same general format as resale: wire funds, sign documents, record the deed. Loan processing runs concurrently with construction, with a formal application and appraisal ordered closer to completion.
For buyers targeting a quick move-in spec home, this timeline compresses significantly. Spec homes are already under construction or complete, and the process from contract to close can run 30 to 60 days, similar to resale.
Do You Need a Realtor to Buy New Construction in Orlando?
Yes, and this is one of the most important decisions a new construction buyer makes. Builder sales agents represent the builder, not the buyer. They are trained to protect the builder's interests, and that is not a criticism of their professionalism. It is simply the nature of the relationship.
An independent buyer's agent representing you costs you nothing in most cases. Builder agreements typically include a co-broke commission structure for buyer's agents. Your agent can help you compare communities objectively, understand what the contract terms actually mean, flag CDD obligations and HOA restrictions that may not be prominently disclosed, negotiate on incentives and upgrades, and coordinate the inspection and closing process.
Register your agent on your first visit to a model home. Most builders require that an agent be present or registered on the first visit to receive commission. If you visit a model home and speak to sales staff without your agent present, you may forfeit representation coverage, depending on the builder's policy. To work with a local expert who specializes in new construction across Horizon West, Lake Nona, Clermont, and the broader Orlando market, contact SERHANT. Orlando before your first model home visit.
What Should You Watch Out For When Buying New Construction?
New construction offers substantial advantages, but informed buyers avoid several common pitfalls that catch unprepared buyers off-guard.
Read the CDD disclosure carefully. The CDD annual assessment is disclosed in the contract and in the community's public records. Know the exact annual amount and how many years remain on the bond before you commit. Some communities have 25 or more years remaining on their bond portion, which is a material long-term cost.
Understand what "base price" actually includes. The price on the sign outside the model home is almost never the price you pay. Lot premiums for corner lots, water views, or conservation views can add $20,000 to $80,000 or more. Design center upgrades on a mid-range home commonly add $40,000 to $120,000 above base. Ask for the all-in cost of recently closed comparable homes, not just the advertised starting price.
Check the builder's preferred lender rate independently. Builder lenders often offer attractive buydowns but may compensate with higher fees or a slightly higher rate on the non-buydown portion. Always compare total loan cost, not just the initial rate.
Confirm school zone assignments before signing. In rapidly developing areas like Horizon West and Sunbridge, school zoning sometimes changes as population grows and new schools open. Verify the specific school zone for the lot you are purchasing with the county school district, not just with the builder's marketing materials.
Understand the HOA separately from the CDD. Most new construction communities have both. The HOA covers neighborhood maintenance, community rules, and often pool and amenity operations. The CDD covers infrastructure bond repayment and district operations. You will typically pay both.
Frequently Asked Questions
What is the cheapest new construction home in Orlando in 2026?
The most affordable new construction options in the Orlando metro start around $305,990 to $370,000 for townhomes and entry-level single-family homes. Lennar's communities in Kissimmee and Clermont, D.R. Horton in East Orange, and Pulte's Amelia Groves in St. Cloud represent the most accessible price points in 2026. Communities in Osceola and Lake County typically price below Orange County for comparable product.
How long does it take to build a new construction home in Orlando?
Production builders like Lennar and D.R. Horton typically complete a home in 4 to 6 months from permit. Move-up builders like Pulte and Taylor Morrison commonly run 5 to 8 months. Semi-custom and luxury builders like Toll Brothers and Dream Finders may take 8 to 12 months depending on selections and customization level. Buying a spec home already under construction compresses your timeline to 30 to 90 days from contract to closing.
Do new construction homes in Orlando have CDD fees?
Most large master-planned new construction communities in Orlando carry CDD fees. The typical range for new construction is $1,500 to $3,000 or more per year, which translates to $125 to $250 per month added to your housing cost. Some smaller communities along the Wellness Way corridor and in Clermont have no CDD, which is a cost advantage worth specifically asking about before you compare communities.
Are builder incentives worth it in Orlando in 2026?
Builder incentives in 2026 are the most favorable they have been in several years, with nearly two-thirds of builders offering concessions nationally. Rate buydowns, closing cost credits, and design center allowances are all available, but they are almost always tied to using the builder's preferred lender. The key is comparing the total cost of the builder loan against an independent mortgage, not just the advertised rate, to determine whether the incentive package genuinely saves you money.
Which area has the best new construction value in Orlando?
Clermont and the Wellness Way corridor offer among the best per-square-foot value in the Orlando metro in 2026, with single-family homes starting in the low-to-mid $400s and the major Olympus development driving long-term growth. St. Cloud's Sunbridge communities offer affordable entry near Lake Nona amenities without Lake Nona pricing. Horizon West remains strong for buyers who want walkable communities and top-rated schools and can absorb pricing in the $425,000 to $600,000 range.
Can I negotiate the price on a new construction home in Orlando?
Direct price negotiation on new construction is more limited than with resale sellers. Builders maintain price integrity to protect the appraisal values of previously sold homes in the same community. However, incentives, lot premiums, and design credits are more negotiable, particularly on spec homes that are near completion or have been sitting on the market. The best leverage comes from being a ready, pre-approved buyer targeting inventory the builder is motivated to move.
Do I need my own real estate agent to buy new construction in Orlando?
You are not required to bring an agent, but it is strongly advisable. The builder's on-site sales representative works for the builder, not for you. An independent buyer's agent reviews the contract terms, identifies CDD and HOA obligations, helps negotiate incentives, and coordinates the inspection process. In most cases, the builder pays the buyer's agent commission, meaning this representation costs you nothing. Register your agent on your very first model home visit.
What is the best new construction community in Lake Nona?
Laureate Park is Lake Nona's most established and amenity-rich new construction neighborhood, with multiple builders active simultaneously. Dream Finders, Craft Homes, and David Weekley all have current phases selling, with prices ranging from the mid-$540s to well over $900,000. The community offers 40-plus miles of trails, a village center, pools, and direct proximity to Medical City employment. It remains the benchmark for lifestyle-driven new construction in the southeast Orlando corridor.
Ready to Buy New Construction in Orlando?
Orlando's new construction market in 2026 offers more options, more communities, and more buyer-friendly conditions than at any point in the past three years. The combination of builder incentives, narrowing price gaps with resale, and continued population growth into well-planned corridors like Horizon West, Sunbridge, and the Wellness Way creates a legitimate buying window for both primary residents and investors.
The builders are motivated. The inventory exists. What separates buyers who get a good deal from those who don't is preparation: knowing the real all-in cost, understanding CDD obligations, comparing lender options honestly, and having an agent who knows how to work these communities before you walk into a model home.
SERHANT. Orlando specializes in new construction representation across every major corridor in the metro. Whether you are comparing communities in Horizon West, evaluating a Lake Nona build, or trying to understand which Clermont community makes the most sense for your timeline, the team can walk you through it. Contact SERHANT. Orlando to get started, or explore current availability by area on the new construction landing page.
Written by Mark Raumaker, SERHANT. Orlando. Data sourced from Florida Realtors, HBW Reports, NewHomeSource, builder pricing pages, and Zillow market data as of March 2026.
