Cape Coral & Southwest Florida
New Construction Homes
Southwest Florida is one of the fastest-growing new construction markets in the country. Whether you're looking for a move-in ready home or want to build from the ground up, Patty can help you navigate the process — and make sure your interests are protected every step of the way.
Something Most Buyers Don't Know
Why You Need Your Own Agent for New Construction
The on-site sales agent at any new construction community works for the builder — not for you. Their job is to get the best deal for the builder. Having Patty in your corner costs you nothing (the builder pays her commission) and gives you a genuine advocate who reviews contracts, negotiates upgrades, and watches out for your interests.
Always bring your agent on your very first visit — some builders require agent registration at that initial appointment and won't honor it afterward.
Contract Review
New construction contracts are written by the builder's lawyers and heavily favor the builder. Patty reviews every detail and flags anything that doesn't protect your interests before you sign.
Upgrade Negotiation
Builders have more flexibility on upgrades, closing costs, and incentives than they let on. Patty knows how to negotiate — and when to push — to get you the best possible deal.
Independent Inspection
New doesn't mean perfect. Patty recommends getting an independent home inspection before closing on any new construction — she'll connect you with trusted local inspectors who know what to look for.
Lender Comparison
Builders push their own preferred lenders hard. Patty helps you compare the builder's rate offer against what her trusted local lenders can provide — sometimes the builder wins, sometimes they don't.
Timeline Management
New construction timelines slip. Patty monitors your build timeline, communicates with the builder on your behalf, and makes sure your financing stays on track through any delays.
It Costs You Nothing
The builder pays Patty's commission — not you. There is no downside to having experienced representation. The only question is whether you want an advocate or not.
What Builders Won't Always Tell You
Builder Incentives & Rate Buydowns
New construction builders regularly offer incentives to attract buyers — and in a competitive market, these can be significant. Knowing how to evaluate and negotiate these offers is where having an experienced agent makes a real difference.
Rate Buydowns
Builders pay to temporarily or permanently reduce your mortgage rate below market. This can save you hundreds per month — but always compare it against what an independent lender can offer before committing to the builder's preferred lender.
Closing Cost Credits
Many builders offer to cover some or all of your closing costs — typically tied to using their preferred lender. Patty helps you evaluate whether the tradeoff makes financial sense for your specific situation.
Free Upgrades
Appliance packages, flooring upgrades, and design center credits are common incentives — especially on spec homes builders want to move quickly. These are almost always negotiable with the right representation.
⚠️ A word of caution: Builder incentives are often contingent on using their in-house lender. Before accepting any incentive package, have Patty help you run the numbers — sometimes the incentive is genuinely a great deal, and sometimes an independent lender still comes out ahead even without the credits.
Featured Builder
LGI Homes in Southwest Florida
LGI Homes is one of the most active new construction builders in Cape Coral and Southwest Florida, with communities designed to make homeownership accessible — especially for first-time and move-up buyers.
LGI currently has homes available in Cape Coral with $25,000 in incentives — available whether you use LGI's lender or bring your own. That kind of flexibility is rare and worth paying attention to.
LGI also frequently runs promotional FHA financing offers, with rates currently as low as 3.99% on select loans — making a brand-new home surprisingly affordable for qualified buyers.
Promotional rates and incentives are subject to change and qualification requirements apply. Contact Patty for current availability and terms.
Ask Patty About LGI CommunitiesCurrent Incentives
Promo FHA Rate
Lender Accepted
Cost to Use Patty
How It Works
Buying New Construction With Patty
The process is simpler than you might think — and having Patty involved from the start makes it even smoother.
Tell Patty What You're Looking For
Budget, location, timeline, must-haves. Patty identifies communities and builders that match your criteria and sets up tours.
Tour Communities Together
Patty accompanies you to every community visit — making sure you're registered as her client and that your interests are represented from day one.
Evaluate the Deal
Patty reviews the contract, compares lender offers, negotiates incentives, and makes sure you understand exactly what you're agreeing to before you sign.
Monitor Your Build
For homes under construction, Patty stays in communication with the builder and keeps you updated on progress and any timeline changes.
Pre-Closing Inspection
Before you close, Patty recommends an independent inspection to catch any issues — and works with the builder to get them resolved before you take ownership.
Close & Move In
Patty guides you through the closing process and makes sure everything is in order — so you can focus on the exciting part: moving into your brand-new home.
Interested in New Construction?
Let Patty help you find the right community, negotiate the best deal, and protect your interests through the entire process — at no cost to you.
© 2026 Patty Orchard | Orchid Home Team | Epique Realty | Cape Coral, FL