The complete Polk County buyer’s guide
The New Construction Buyer’s Guide
This guide walks you through what it takes to buy a new DR Horton home in Polk County, Florida, step by step: why new construction, how DR Horton builds, financing options, the costs beyond the price, the realistic timeline, and a checklist you can use from model home to closing. Michelle Chandler and The MC Collective | Future Home Realty work exclusively with DR Horton, so every section here comes from hands-on work in Polk County communities, not from a sales script.
Written by Michelle Chandler
President | Realtor | US Air Force Veteran
Updated
24+
DR Horton communities we cover across Polk County and Central Florida
25+
years of Central Florida real estate experience
$170M+
in closed sales volume with our team
100%
veteran-owned team
In this guide
Ten sections, ten minutes to skim
Read it start to finish or jump straight to the part you need. Every section ends with a practical next step or a question a good new-construction specialist will answer for you.
Section one · Welcome
A note from Michelle
Welcome to the New Construction Buyer’s Guide. I’m Michelle Chandler, President of The MC Collective | Future Home Realty, a licensed Realtor and US Air Force veteran. My team works exclusively with DR Horton, and that is an unusual commitment, so let me tell you why.
New construction is at its best when you have one expert who knows the builder inside and out. Because we represent one builder and no others, there is no shuffle between developers, no competing sales offices, and no guesswork about who to trust. We know the communities, the floor plans, the phases, and how the incentives actually work, because we work with DR Horton every single year. Backed by 100% veteran-owned leadership, more than 25 years of Central Florida experience, and over $170 million in closed sales volume right here in our region, our team treats every build the way we were trained: with discipline, honesty, and a clear plan.
This guide covers why new construction makes sense, what DR Horton specifically offers, the six-step buying process, financing, the costs beyond the price, a balanced look at new home versus resale, the realistic timeline, and a checklist you can use on your own build. And when you have a question, the closing of this guide shows you exactly how to reach us.
Michelle Chandler, President
The MC Collective team: Michelle Chandler, Kimberly Dupper, and Vanessa Bryant.
Section two · Why buy new construction
The real reasons buyers choose new
There is a reason new construction keeps growing in Polk County: it answers the questions resale buyers learn to live with. Here are the core reasons, and why they tend to matter most.
Everything is new
No deferred maintenance from previous owners, no aging roof or HVAC to budget around, and every system in the home covered by a builder warranty from day one.
Builder pricing protection
New construction is sold at a set price. There is no bidding war, no counter-offer game, and the price you agree on is the price that carries through to closing.
Modern floor plans and energy efficiency
New homes are built to today's building codes with modern layouts, energy-efficient systems, and current materials. That efficiency shows up in your utility bills month after month.
A home you shape
Within the builder's current lineup, you can choose your lot and often your elevation and options, so the finished home reflects how you actually live.
Buying at the right phase
Buying into an early phase of a community, before it builds out, positions you well as the neighborhood fills in. The exact price picture changes by phase; your specialist shares current specifics.
Phase matters more than you think
Prices, available lots, and incentives shift as a community moves from early phases to sell-out. We can tell you exactly where each of the 24+ communities we cover stands today, and what buying now versus six months from now looks like for your budget.
Section three · The DR Horton difference
Why buying DR Horton specifically changes your experience
DR Horton is one of the largest homebuilders in the United States, which means the buyer experience is engineered at scale: proven floor plans, standardized quality, and a full warranty program. Here is what that adds up to for a Polk County buyer.
The scale of America's largest homebuilder
DR Horton is one of the largest homebuilders in the United States by homes closed. That scale means proven construction systems, established suppliers, and new communities continuously open across Polk County.
Standard features, included
New DR Horton homes come with a set of standard features and finishes included in the price, with options available at clearly stated price points. You know what is included before you sign.
Known floor plans
DR Horton floor plans repeat across its portfolio, so we can show you the same plan in multiple towns, compare them side by side, and help you pick the variant that fits your family best.
Builder warranty coverage
Every new DR Horton home is backed by the builder's warranty program, which covers workmanship and major structural systems for a defined period set out in your contract. We walk you through exactly what is covered and for how long.
The exclusive-partner edge
Because we work exclusively with DR Horton, we know the current phases, lots, and incentives across every community we cover. That single-builder focus means no runaround, just one expert who has already done this with hundreds of buyers.
Exclusive partner edge
Because we work exclusively with DR Horton, you are never the first to learn a community changed phases. We see the announcements, price sheets, and lot releases as they happen, and we bring them straight to you.
Section four · The buying process, step by step
Six steps from pre-approval to closing
The new-construction purchase follows a rhythm that is different from resale, and almost every question buyers ask sits in one of these six steps. Here they are, in order, with what happens at each.
Get pre-approved and review financing
Before you fall in love with a floor plan, get pre-approved with a lender. You will review FHA, VA, USDA, and conventional options, plus any builder rate or incentive programs that apply, and understand your monthly budget. Pre-approval also signals to the builder that you are a serious, ready buyer.
Choose your community and lot
Pick the DR Horton community that fits your commute, schools, and lifestyle. In Polk County, that spans choices from Lakeland and Winter Haven to Davenport, Haines City, and Lake Wales. We will walk the available lots with you and explain how phase, placement, and orientation affect price and what you will enjoy about the home.
Pick a floor plan and structural options
Choose the model and layout, then the structural options that change how the home is built, like room configurations or garage depth. You will make selections from the builder's current design center or options list, typically before the home enters construction.
Sign the purchase agreement
The purchase agreement sets the price, the deposit, the timeline, and the terms for both sides. You will typically place an earnest-money deposit and be asked to move forward with financing within about a week. Read everything, and bring your specialist: this is where details like incentives and closing-cost credits get written down.
The building stage: framing to finish, with checks along the way
Construction proceeds from foundation through framing, mechanical systems, drywall, and finishes. Along the way you will attend key walkthroughs, most importantly the pre-drywall orientation, where you can review your selections in the walls before insulation and drywall go up. Builders also conduct their own quality inspections through every phase.
Final walkthrough and closing
Before closing, you and your team walk the completed home, verify upgrades and options are installed as chosen, and write up anything that needs correction. After the walkthrough and title work are done, you sign the closing documents, receive the keys, and the home is yours.
What a specialist actually changes
Almost every step above has a version that happens without representation, and a version that happens with someone who has done it hundreds of times. We do the calendars, the comparisons, the contract review, and the asking of questions most buyers do not know to ask, on your side of the table.
Section five · Financing your new home
Loan programs and how they fit your build
Your financing starts before your first model-home tour,and it stays with you through the build. These are the main paths Polk County new-construction buyers use: FHA, VA, USDA, conventional,and builder rate programs. Program details change often; your specialist confirms the exact, current numbers before you settle on a strategy.
FHA
A popular option for first-time buyers: a lower down payment threshold and flexible credit guidelines make FHA a common path into new construction.
VA
Built for veterans, active-duty service members, and eligible surviving spouses, VA loans can require no down payment. The MC Collective is a 100% veteran-owned team, so VA buyers are not a side of our business, they are a specialty.
USDA
For qualifying rural and suburban areas of Polk County, USDA financing offers a no-down-payment option for eligible buyers. Not every community qualifies; we will help you see whether the one you love does.
Conventional
A conventional loan works well when you have a healthy down payment or strong credit, and it is flexible across price and property types.
DR Horton buyer incentives and rate programs
DR Horton buyer incentives vary by community and season, and can include closing-cost credits and rate buydowns on select inventory. These specifics change often, so your specialist always confirms the current program for the community and phase you choose.
When to get pre-approved
Get pre-approved before you tour communities, and plan to move your financing forward within about a week of signing a purchase agreement. Rates and program terms change often, so exact current numbers come from your lender and the builder’s financing team for your specific community and phase.
Section six · Costs beyond the price
The costs that sit outside the sticker price
The advertised price is the starting line, not the finish line. New-construction buyers plan for these costs on top of the home price, and the smart time to understand them is before you sign, not at closing.
Have the team walk the estimate with you
Our standard practice: before you sign, we sit down with the builder’s itemized numbers and walk through every line above, so you know the total cash you need at each milestone. Request an estimate walkthrough via the form below or by calling 863-270-2706.
Earnest money deposit
A good-faith deposit when you sign the purchase agreement, held in escrow and applied toward your closing costs or down payment. The amount and timing vary; we confirm the figure for your contract.
Structural options and upgrades
Beyond the base price, structural options, upgraded finishes, and design selections add to the contract price. The builder's current options sheets list exact costs up front, so the number never sneaks up on you.
Closing costs
Loan origination, title, recording, and other fees come due at closing. New construction can bring substantial closing costs beyond the down payment; the average range varies, so get an itemized estimate written down.
Property taxes and insurance
Polk County property taxes and Florida homeowners insurance are part of every month and every closing. Your lender will estimate them for your situation; we can also connect you to local providers who work with new construction.
HOA fees, when they apply
Many Polk County communities, including most DR Horton communities, have an HOA that maintains common areas and enforces the neighborhood standard. Monthly or annual fees vary by community and amenities; we share the exact fee for the community you choose.
Section seven · New construction vs resale
A balanced look at both sides of the market
There is no universal right answer, only the right answer for your timeline, your budget, and your tolerance for decisions. Here is the honest comparison across the areas that matter most.
New construction
A set price locked at agreement, with the completion timeline defined by the builder.
Resale
A negotiable price and a closing that can happen in weeks, since the home already exists.
Price and timeline
New construction
Choose your lot, floor plan, and options for a home that fits you from day one.
Resale
You take what the previous owners built, for better or for worse, and personalize over time.
Customization
New construction
Everything is new under a builder warranty, with no deferred maintenance to catch up on.
Resale
The home is sold as-is; older systems and roofs may need attention you can budget for.
Condition and warranty
New construction
A fresh lot in a community still building out, with the mature trees you may not get on a raw, growing lot.
Resale
Established landscaping, mature trees, and a settled street, but buying into a neighborhood that already exists.
Landscaping and neighborhood
If you are weighing both, we can help you compare what is actually available in the resale market against what a new DR Horton build would deliver for your budget. Read more in our DR Horton vs. resale guide.
Compare communitiesSection eight · Timeline & what to expect
A realistic sense of the build, phase by phase
A ground-up DR Horton home in Polk County typically takes several months from agreement to closing, roughly five to seven months for the build itself, depending on the home, community, and season. Quick-move-in homes already in progress can cut that to around 90 days. We confirm the current estimate for every lot you consider so you can plan the move.
Before the build
After you sign, financing is confirmed and the builder secures permits and confirms your clearing, foundation, and engineering work. This is the quietest stretch of the timeline, and the right moment to lock down your financing and insurance.
Foundation through framing
Once the lot is ready, the builder pours the foundation, and then the frame goes for you: floors, walls, and the roof structure. You may drive by and see your home take shape.
Mechanicals and the pre-drywall walkthrough
Wiring, plumbing, and HVAC rough-ins go in, and framing is inspected. This is your pre-drywall orientation, the key milestone: ask questions, verify your selections, and get the answers before the walls close.
Finishes and final details
Insulation, drywall, flooring, cabinets, countertops, paint, and fixtures are installed. The builder runs its quality walkthroughs and the home moves toward completion.
Final walkthrough and closing day
You review the finished home, settle any items needing attention, close with title, and take the keys. Plan for closing day by reviewing your numbers in advance and arranging utilities before move-in.
Section nine · Checklist for new-construction buyers
Your practical checklist, by stage
Save it, print it, or ask us for it at your first walkthrough. This is the exact list we use with buyers across Polk County tracks, grouped by where you are in the process.
Before you make an offer
- Compare FHA, VA, USDA, and conventional options and get pre-approved
- Set your total budget, including costs beyond the purchase price
- Shortlist three to five communities and the floor plans you want to compare side by side
- Confirm the current phase, lot availability, and timing for each
- Write down the questions you want answered at the model home
During the build
- Stay in touch with your site team; save the site manager contact
- Attend the pre-drywall orientation and bring your list of questions
- Keep a photo log of construction as it progresses
- Track every option and upgrade selection in writing
- Avoid major credit changes or new debt while the build is underway
Before closing
- Do the final walkthrough with a checklist and verify every option
- Review the closing disclosure and the final numbers line by line
- Confirm your homeowners insurance is in place before closing
- Set up utilities and internet for move-in day
- Bring a photo ID and know the exact closing balance and payment method
The exact deposit, timing, and cost figures for each stage come from your community’s current price sheet. We share them and summarize them together before you review any documents with the builder.
Section ten · Ready to start?
Your next step is a conversation
Whether you are ready to tour model homes this weekend or still a year from buying, we are here for the straight version: which communities fit you, what current incentives apply, and what the real timeline looks like. Call, book a consultation, or send a message and we will take it from there.
Talk to a specialist
Request Your New Construction Buyer’s Guide
Tell us about your move and we will connect you with a DR Horton specialist in Polk County. No pressure, just a straight conversation.