When you buy a brand-new home from the developer, you go through their builder reps — an outside Realtor like me can't represent you. Here's how new construction actually works here, and how I fit in anyway.
New construction is one of the most common things buyers ask me about — and it comes with a rule that surprises almost everyone: when you buy a brand-new home directly from the developer in The Villages, you go through the developer's own sales team, often called builder reps (you may also see them called VLS agents). An outside Realtor like me can't represent you on a new-construction purchase. That doesn't mean I can't help you, though. Here's how new construction actually works here, and how I fit into it even when I'm not the one writing the contract.
No. New homes built and sold directly by the developer are handled exclusively by the developer's builder reps. As an outside MLS Realtor, I can't represent a buyer on a new-construction purchase — that's simply how the developer structures new-home sales. You can, however, work with me on any resale home in The Villages, and I can still help you think through a new-construction decision before you ever sit down with a builder rep.
A builder rep is a salesperson on the developer's in-house team who handles new-home sales. They'll show you available new homes, explain floor plans and lot options, and write the contract if you buy new. They represent the developer's interests in the transaction. They know the new inventory well — but it's worth remembering whose side of the table they sit on, which is exactly where an honest second opinion helps.
This is the part most people don't expect. Even though I can't represent you on a new-construction purchase, I can still do a lot for you before and around that decision:
I'd rather give you honest guidance and earn your resale business — or your referral down the road — than pretend new construction is something I can sell you. If new construction turns out to be right for you, I'll make sure you're pointed in the right direction.
Yes — and it's usually a full, active bond. New homes are in the newest sections of The Villages, where the CDD bond that financed the roads, utilities, and amenities is brand new and largely unpaid. That means a new-construction home typically carries one of the higher annual bond assessments you'll find in the community, and it transfers with the home. This is one of the biggest cost differences between new and resale, and it's a major reason I walk buyers through the numbers before they commit. You can read more in my bond explained guide.
It depends on what you're comparing, and the sticker price is only part of it. New homes often list at a premium, carry a full bond balance, and are located in the newest southern-area villages farther from the older established town squares. Resale homes may cost less up front, may have partially or fully paid-down bonds, and can be in more established areas with mature landscaping. On the other hand, new construction gives you a never-lived-in home, current designs, and a builder warranty. I help buyers compare the true total cost — not just the list price — using the five costs of ownership. See my new vs. resale guide and my costs and fees guide for the full breakdown.
New construction is concentrated in the southern part of The Villages, around the newest town centers — Sawgrass Grove and Eastport. The newest villages are being built there with current home designs and the latest amenities nearby. Because these are the newest sections, they carry active bonds and are still developing, with some retail and services phasing in. You can browse the village pages to see which areas are newest, or start with my overview of the Southern Area.
The listings below are resale homes currently on the market — the homes I can represent you on directly. New-construction homes from the developer aren't listed here, since those go through builder reps. If you're weighing new versus resale, that's exactly the conversation I'm happy to have before you decide.
If nothing shows here, listing availability changes often — contact me for a current list.
No. New homes sold directly by the developer are handled only by the developer's builder reps (also called VLS agents). An outside Realtor can't represent you on a new-construction purchase, though they can represent you on any resale home and help you compare new versus resale first.
A builder rep is a salesperson on the developer's in-house team who handles new-home sales — showing available homes, explaining floor plans and lots, and writing the contract. They represent the developer's interests in the transaction.
Yes, and it's usually a full, active bond. New homes are in the newest sections where the CDD bond is brand new and largely unpaid, so they typically carry higher annual bond assessments than older resale homes. The bond transfers with the home.
Often, once you account for total cost. New homes may list at a premium and carry a full bond balance, while resale homes may cost less up front with partially or fully paid-down bonds. Comparing the five costs of ownership — not just list price — gives the real picture.
New construction is concentrated in the southern part of The Villages, around the newest town centers Sawgrass Grove and Eastport, where the newest villages are being developed with current home designs.
Thinking about new construction and not sure whether it's the right move versus a resale home? That's one of the most useful conversations I have with buyers — no pressure, just an honest look at the numbers and the trade-offs. And when you're ready to see new homes, I'll connect you with a builder rep I trust.
Scout Eveleth, Licensed Florida Realtor
Realty Executives in The Villages · FL License BK3491000
352-780-1479 · scout@scoutthevillages.com · Contact page
An honest comparison of the true total cost — bond, taxes, amenity fee, and all — before you sit down with a builder rep. No pressure either way.