A clear-eyed guide for out-of-state buyers weighing new construction against resale in Sarasota and Manatee Counties.
Quick take
- New construction offers incentives, warranties, energy efficiency, and predictable finishes. Trade-offs are timeline, construction punch-list, and carrying costs during the build. Incentives remain widespread, including rate buydowns and closing-cost help.
- Resale offers established neighborhoods, mature landscaping, faster closings, and price flexibility. Trade-offs are upgrade costs, older systems/roofs, and less warranty coverage beyond what the seller provides.
Community context that matters
Lakewood Ranch is again among the nation’s top-selling master-planned communities, reflecting durable demand and broad neighborhood choice (age-targeted, family, and maintenance-assisted villages).
Incentives and pricing mechanics
Builders continue to use incentives to “engineer” payments rather than slash base prices outright. Expect mortgage-rate buydowns and closing-cost credits, often with a preferred lender. This can materially reduce the monthly payment versus a same-price resale.
On resale, price discovery is sharper and comps are plentiful. Local stats show sellers rarely achieve list price unless aligned with the market; buyers often have room to negotiate.
Warranty and quality considerations
Most reputable builders (or third-party programs) provide the common “1-2-10” style coverage: workmanship about 1 year, systems about 2 years, and structural up to 10 years. Florida also enacted a statutory new-home warranty framework in 2024 addressing material Florida Building Code violations, complementing private warranties. Net result: new homes typically have better near-term defect protection than resale.
Timelines, interest rates, and appraisal risk
- New builds: If your home completes in 6–12 months, rate conditions at delivery matter. Incentives can cushion rate swings, but plan for a buffer. Appraisals may lean on builder comps in the same phase, which can be smoother than finding recent resales at the same spec level.
- Resales: Faster close, simpler rate lock, and immediate occupancy. Appraisals rely on broader neighborhood comps; pricing realism is key in today’s market.
HOA and CDD: know the full monthly
Many Sarasota/Manatee master-planned communities include an HOA plus a CDD assessment that funds long-term infrastructure. Understand both before comparing to a resale without a CDD. Lakewood Ranch and other districts publish CDD FAQs and assessment details publicly.
Insurance, flood, and total cost of ownership
- Home insurance: Florida premiums are higher than the U.S. average, though 2024–2025 reforms and market shifts have begun to stabilize parts of the market. Quotes depend on age of roof, construction type, and distance from the coast.
- Flood: Not part of a standard homeowners policy. Federally backed lenders require flood coverage in FEMA-mapped Special Flood Hazard Areas; many owners buy it voluntarily outside high-risk zones.
New construction can reduce premiums due to newer codes and roof age, but location still dominates price. Always model insurance, HOA, CDD, and utilities into a true monthly comparison.
When new builds make sense
- You value warranties and energy efficiency.
- You want today’s layouts and finishes without immediate renovation.
- You can accept a delayed move-in and prefer incentive-driven payment options.
When resale makes sense
- You want a mature neighborhood, quicker close, and the option to improve over time.
- You prefer established school, traffic, and amenity patterns.
- You’re targeting a specific micro-location or lot orientation that isn’t currently offered by builders.
How we help you choose
With Rita’s years of experience representing builders and guiding buyers through every step of the new home process, and my background helping clients buy and sell resales across Sarasota and Manatee County, we offer a complete perspective. Whether you’re comparing new construction or an existing home, we help you see the full picture - from community design and lifestyle fit to long-term resale value — so you can make a confident, informed decision.
Bottom line: In Sarasota and Manatee counties, both paths can be smart. Let market data, warranty coverage, and total monthly cost (not headlines) determine the better fit for your move.
