The Complete Guide to Buying New Construction at Edgewater

The Complete Guide to Buying New Construction at Edgewater

Priority: HIGH (Cornerstone)

The Blank Canvas Anxiety Is Real

There's a moment when every new construction buyer experiences it: the moment they sign the contract and realize they've committed to something they can't yet see.

No walls. No cabinets. No finished product. Just a lot, a floor plan, and a promise.

If you've never built before, this can feel terrifying. What if the builder cuts corners? What if the price climbs? What if the timeline slips and you're stuck renting?

These fears are legitimate. But they're also manageable—if you understand the process.

I've walked 100+ buyers through new construction at Edgewater. The anxiety isn't about the process being risky. It's about the process being unfamiliar. Once you understand what's happening at each step, the anxiety dissolves.

Let me walk you through exactly how it works.

Step 1: Understand the Semi-Custom Model

This is critical. Most builders fit into one of three categories:

1. Production Builders

You pick from 3-5 floor plans.

You pick your exterior finish (Brick A, Brick B, or Brick C).

You pick your cabinet color (Espresso or Natural).

Essentially: minimal choice, maximum efficiency.

Advantage: Fast, predictable timeline.

Disadvantage: You're buying someone else's design.

2. Custom Builders

You design everything from scratch.

You control every detail.

Timeline: 18-24 months.

Cost: Often $250+ per square foot.

Advantage: Completely personalized.

Disadvantage: Takes forever, costs a fortune, and requires a designer.

3. Semi-Custom Builders (True Homes Model)

You start with a tested, professional floor plan.

You modify the structural elements (add a sunroom, extend the kitchen, move walls).

You customize the finishes (select from hundreds of options).

Timeline: 6-9 months.

Cost: $120-$200 per square foot (depending on neighborhood and options).

Advantage: Personalization without the custom builder timeline or price tag.

Disadvantage: You can't do anything (some structural changes aren't possible).

This is the sweet spot.

True Homes builds 100+ homes per year at Edgewater. They've perfected the process. They know which structural changes work and which create complications. They have established relationships with trade partners. They have predictable timelines.

Translation: You get customization with the efficiency of a production builder.

Step 2: Choose Your Neighborhood (The Foundation)

Before you pick a floor plan, pick a neighborhood. Because your neighborhood choice affects everything else.

Harbor Pointe: Premium lots, larger homes, high customization budget. The Links: Golf course proximity, mid-range pricing, established neighborhood. The Cottages: Lawn maintenance included, social community, smaller footprint. The Pinery: Newest phase, first lot selection, premium positioning coming. Lakeview Pointe: Value-focused, full amenity access, family-friendly. The Groves: Larger wooded lots, family amenities, privacy priority.

Here's where having a buyer's agent matters:

I'm not getting commission based on which neighborhood you pick (that's not how it works). I'm getting paid to make sure you pick the right neighborhood for your life.

Do you want to be on a golf course fairway? The Links.

Do you want more space and privacy? The Groves.

Do you want low-maintenance living? The Cottages.

This choice is permanent. You can't move your house to a different neighborhood. So let's be intentional about it.

Step 3: Select Your Floor Plan

True Homes offers 20+ floor plans across different series and price points.

Here's what's important to understand:

The floor plan isn't like picking a pre-made cake. It's more like picking the cake recipe. True Homes will bake it, but you can add an extra layer, substitute ingredients, or change the frosting.

Example structural modifications:

Add a sunroom ($15K-$25K)

Extend the master suite ($10K-$20K)

Add a third garage bay ($8K-$12K)

Raise the ceiling (specific rooms, $3K-$8K)

Add a bonus room (depends on where)

These modifications happen before construction starts. You can't add a sunroom halfway through the build.

Pro tip: Think about how you actually live. That guest room that you imagined? Will you actually use it? Or would a dedicated home office serve you better?

I help buyers make these decisions by asking real questions:

"How often does your mother-in-law stay over?" "Do you work from home?"

"Do you have hobbies that need a dedicated space?"

Step 4: The Design Studio Experience

Once you've selected your floor plan (and any structural modifications), you're ready for the Design Studio.

What to expect:

The Design Studio is a showroom featuring thousands of finish options:

Flooring (tile, wood, luxury vinyl)

Countertops (quartz, granite, laminate)

Cabinets (species, color, hardware)

Paint colors (200+ options)

Fixtures (faucets, light switches, hardware)

Appliances (stainless, white, black)

Tile/backsplash

Here's what most buyers don't realize:

You can go insane in the Design Studio. A $200K home can suddenly become a $280K home if you're not paying attention to upgrade costs.

This is where I add value:

We establish your budget before you walk into the showroom.

If your "upgrade budget" is $30,000, then we make sure everything you pick falls within that range. I walk through the studio with you, help you understand which upgrades add long-term value (kitchen, flooring, master bath) versus which are trendy and might feel dated in 10 years (certain tile colors, fixture finishes).

The Rule of Value:

Spend on things that affect daily life and resale value:

✅ Kitchen upgrades (quartz counters, upgraded cabinets) ✅ Flooring (higher-quality wood or tile) ✅ Master bath (spa vibes matter)

✅ Primary bedroom ceiling/windows

Save money on things that are easy/affordable to upgrade later:

✅ Paint color (can change it next year) ✅ Light fixture finishes (can replace for $200)

✅ Cabinet hardware (easy swap)

Step 5: Financing (Before You Sign Anything)

This step happens before you're under contract.

Most builders won't release a lot until you're pre-approved for financing.

Two financing options for new construction:

Option 1: Construction-to-Permanent Loan

Single loan that covers construction AND the permanent mortgage.

You close once, at the end.

Simpler process, fewer closing costs.

Typical rate: Prime + 1.5% during construction, then adjusts to permanent rate at closing.

Requirement: 10-20% down payment.

Option 2: Construction Loan + Separate Mortgage

You get a construction loan for the build phase.

After construction, you refinance into a permanent mortgage.

More complicated, two closing costs (but sometimes better rates).

Requirement: 20% down payment typical.

Pro tip: True Homes has preferred lenders who specialize in Edgewater. They know the community, they know the builders, and they often offer preferential rates or builder incentives ($5K-$15K in closing cost assistance).

But just because they're "preferred" doesn't mean they're the best deal for you.

I help you compare:

Lender A: 6.5% rate, $10K incentive

Lender B: 6.3% rate, $5K incentive

Lender C: 6.4% rate, no incentive

The lowest rate isn't always the best deal (sometimes a higher rate + bigger incentive is better). I do the math.

Timeline: Pre-approval to signed contract = 1-2 weeks. Get this done early.

Step 6: Sign the Contract (Know What You're Signing)

This is where things get official. You're now under contract with True Homes to build a home on a specific lot with specific specifications.

Key contract elements to understand:

Base Price: The starting price for your floor plan.

Lot Premium: If your lot is premium (water view, golf course-adjacent), you pay extra.

Structural Modifications: Add-ons like sunroom, extended kitchen, etc.

Finish Selections: Total cost of all your Design Studio picks.

Included Items: What comes standard vs. what costs extra?

Timeline: Estimated start date, estimated completion date.

Contingencies: What allows you to back out? (Financing contingency, inspection contingency, etc.)

[Important] Bring a real estate attorney or have your buyer's agent review the contract before you sign. Contracts have nuances that matter.

My role: I'm not a lawyer, but I've seen 100 Edgewater contracts. I know what's standard and what's unusual. If something looks off, I flag it.

Step 7: Monitor Construction (Don't Be a Phantom Visitor)

Once construction starts, there are three formal walkthroughs:

Walkthrough 1: Pre-Drywall (Week 4-6)

This is crucial. You see the bones before they're covered.

Check outlet placement, window positioning, structural elements.

Make note of any issues that need correction.

This is your last chance to catch major problems.

Walkthrough 2: Pre-Finish (Week 10-12)

The home is largely finished, but before final touches.

Check paint, flooring installation, fixture placement.

Walk through with a checklist.

Walkthrough 3: Final Walkthrough (Day Before Closing)

This is the "punch list" walkthrough.

You and the builder walk through together.

You mark down any small issues: paint scuff, door that sticks, fixture that's not quite right.

The builder commits to fixing these before closing.

Pro Tip: Don't visit the site obsessively. Construction is messy. Lumber is stacked. Drywall is in progress. It won't "look like a home" until the very end. If you show up every week, you'll drive yourself (and the builder) crazy. Stick to scheduled walkthroughs.

Step 8: The Final Walkthrough & Closing

48 Hours Before Closing:

You do your final walkthrough. You check that:

All punch list items were fixed.

The home is clean.

Appliances are installed and working.

All fixtures, lights, and finishes are in place.

Counters, flooring, and paint are perfect.

Closing Day:

You sign final documents (yours and the lender's). The builder provides:

1-Year Workmanship Warranty – Covers construction defects, craftsmanship issues. 2-Year Systems Warranty – Covers HVAC, plumbing, electrical systems. 10-Year Structural Warranty – Covers foundation and structural integrity.

You get the keys. You move in.

The Buyer's Agent Advantage (Why You Need One)

Here's the truth: The builder's sales rep works for the builder.

They're not your adversary, but their incentive is to:

Get you to upgrade as much as possible (higher price = bigger commission for the builder).

Close the sale quickly (faster turn-around = higher volume).

Minimize issues and delays.

A buyer's agent works for you.

My role:

Negotiate the best price and incentives.

Review contracts for unfavorable terms.

Conduct thorough walkthroughs and catch defects.

Manage timelines and hold the builder accountable.

Be your advocate if something goes wrong.

Does it cost extra? No. Agents are paid by the seller (the builder) regardless of whether you have representation. Getting a buyer's agent is free.

The Timeline (What to Expect)

Total Timeline: 6-9 months from contract to move-in.

Common Mistakes to Avoid

Mistake 1: Picking a Floor Plan Before Picking a Neighborhood

Neighborhoods have different lot sizes, price points, and vibes.

Pick neighborhood first, then floor plan.

Mistake 2: Overupgrading the Design Studio

You don't need $100K in upgrades.

Prioritize (kitchen, flooring, master bath) and save elsewhere.

Mistake 3: Skipping Walkthroughs

"I'll let the builder handle it."

No. Walkthroughs are your insurance policy. Attend all three.

Mistake 4: Not Having a Buyer's Agent

"The builder's sales rep is nice; I trust them."

They're not on your team. Get your own agent.

Mistake 5: Financing Last-Minute

Pre-approve before you start shopping.

It's one less variable during the process.

Why Buyers Choose New Construction

"I don't want someone's deferred maintenance."

"I want a warranty and confidence that everything is new."

"I want to move in with modern systems and energy efficiency."

"I want to design it the way I want it."

These are all valid. New construction isn't right for everyone, but for the right buyer, it's a much better choice than resale.

Next Steps

Get Pre-Approved – Do this first. Everything else flows from here.

Schedule a Consultation – Let's talk about your specific situation (commute, family, lifestyle).

Visit Edgewater – Experience the neighborhoods, the amenities, the community vibe.

Select Your Lot – We'll work with True Homes to secure the right lot for you.

Design Your Dream Home – Together, we'll make smart choices in the Design Studio.

Build With Confidence – I'll handle the walkthroughs and ensure quality through completion.