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New Construction

Thinking of Buying a BRAND NEW Home?

Thinking of buying a BRAND new home? There are some GREAT points I would like to share with you as well as some cautions.

This is Judy Hamilton with Homes by Judy. New Paint inside and outside. Brand new flooring. Appliances with warranties. Modern and current kitchens and bathrooms. Brand NEW roof and an air condition that meets the new standards in efficiency! Why WOULDN’T you buy a brand new home? I will be talking about why some buyers choose a resale home – a home they purchase from a seller rather than a builder. But today we are going to REJOICE in the beauty and freshness of NEW CONSTRUCTION!

Home builders today understand the airiness and appeal of high ceilings and lots of windows. We live in Florida, right, so let that beautiful sunshine in through your double paned efficient windows. Any home built prior to the year 2000 will often have a vaulted ceiling and 8 ft ceilings in the bedrooms and… older than 1990 sometimes the entire home has 8 foot ceilings. Often with a sunken living room which my father fell into when he entered our home for the first time in his 70’s.

Your first visit to a home builder needs to be with your Realtor. There are details that would take you years to figure out on your own so take the Realtor that has a new construction background. I have worked for 5 home builders and have built homes myself. I am happy to help. My services are free to home buyers.

Some of the things you need to be aware of:

  • HOA and CDD fees
  • Lot sizes
  • Promotions the home builder is offering
  • How to make sure you don’t lose the promotion the home builder is offering
  • What to expect in the home building process and what your rights are
  • What you should do to protect yourself prior to the closing.

Stay tuned for more info from Homes by Judy. And remember: do not visit a new home community without your Realtor.

Want to Buy New Construction? Buyer Beware!

Are you thinking about buying new construction? There are a few things you need to know about.  Hi, I am Judy Hamilton, Realtor with Homes by Judy and if you’re looking to buy new construction you need to make sure you have ALL your ducks in a row BEFORE you visit that home builder model in a brand-new community.  Contrary to what you might have heard, you still need a real estate agent when buying a brand-new home. You’re not saving yourself any money by not having one. The builder has already planned to pay real estate agents to bring them customers so the good news for you is, my services are free to home buyers. Remember, when buying new home construction, the salesperson  in the Model represents the home builder and they are hired to protect the builder’s interests, not yours.   I have worked for 5 home builders and have sold close to 200 brand new homes and I know all of the ins and outs of the sales process as well as details you want to be aware of so you don’t have regrets once you move into your home. For example – do you need a floor plug? Do you know why you might want a floor plug? How about how to plan your kitchen so that the electrical outlets do not drive you CRAZY after you move in because you didn’t know one particular tip I could help you with? And outdoor lighting? Want to find out what you SHOULD have done when you try to hang your Christmas lights outside the first time? It’s too late then. So be sure to have representation to protect you and advise you. And representation with a real estate agent with a New Construction background is invaluable.  Call me at Homes by Judy. I’ve been able to negotiate upgrades and save my customers thousands of dollars while buying new construction.  And remember, using me as your agent cost you NOTHING. The builder pays our fees, but I’m here to protect YOU! This is Judy with Homes By Judy. Reach out to me BEFORE you visit that brand-new community. I'm happy to help.

New construction in Northeast Florida

Buying a New Home can offer great rewards, We talked about having new everything; new roof, new appliances, modern kitchens and bathrooms. As well as sprinkler systems, better energy efficiency and even warranties from the home builder. This is Judy with Homes by Judy

Well, let’s talk about what happens as you walk into the home builders model….remember I have worked for 5 home builders and have the inside scoop. Hopefully the sales person will get out of his chair and welcome you. If he or she is busy with other customer – they should also welcome you and offer to get to you shortly.

As you look around the model, it will probably be beautiful, if the home builder has done the job right, and you will probably fall in love pretty quickly. Savvy home builders are adding all of the latest trends and furnishings that are popular across the country. They are particularly impressive if some of the newest ideas from places like California and Denver have been added to the home.

Hopefully the sales person or site agent can get to you relatively quickly, though being gracious to all customers is a good sign. They will ask you to fill out a registration card .

At his point, hopefully you have your Realtor with you. A Realtor who knows the new construction trade is worth her weight in gold to you as you try to navigate through ALL of the intricacies in the new construction choices and process.  I have a new construction background and would be happy to help-. My services are free to home buyers. This is important! If you sign that reg card and do not write down your Realtor there is a good chance the homebuilder will not let her be involved with the process – so don’t make that mistake.

From here – very BIG decisions will begin to be made. Don’t think for a minute the sales price is all that you decide here. For one thing…..is this the only home builder selling in this community? Let me assure you that if that isn’t the case this sales agent is not going to offer up the info that the other home builder might offer  different promotions, better included features, and even larger lot sizes. That is why you HAVE to do your homework.

Once you have filtered through every choice of home builders, you have the job of understanding the INCLUDED features as opposed to what is in that model that does not come without additional spending. Ever wondered what a Floor plug is for? How about know what the builder means by elevation? Is one builder home higher than another? How about lot premiums….if you don’t have one do you not have a premium lot? And…. I have to tell you. This is the tip of the iceberg.

There are some WONDERFUL home builders out there as well as some EXCELLENT sales agents. But their job is to get you to purchase what they are selling. Not to educate you on all of your options and opportunities.

Let me know how I can help! This is Judy with Homes By Judy HAVE an awesome DAY!

How to choose You Upgrades when buying a NEW Home


Are you thinking of buying a new construction home but don’t know what upgrades will get you the most return for your money? Hi, I’m Judy with Homes By Judy and I’m here to help! Today I’ll go over  5 new construction upgrades that are worth the money. And remember, when purchasing new construction, take your Realtor. Don’t forget, the people in the sales office represent the builder and are looking out for their best interest, not yours.  When you’re building new construction, you’re tasked with making a lot of decisions. The base price of your home is the cost of the structure plus all the standard finishes. If you’re planning to customize (and if you’re building a new home, you probably are), then you have to also factor in the cost of upgrades. Staying in your budget when there are so many options to choose from can be difficult so it’s important to know which upgrades give you the most bang for your buck. Let’s talk about what upgrades are important.  1. The kitchen. The kitchen is the focal point of your home and one of the rooms you’ll spend the most time in. When you decide to sell it’s one of the first places potential buyers will look when determining whether your home is worth what you’re asking for it. 2. More lighting. You can never have too much light. It adds not just brightness but also warmth to a space. Make your money count and focus on rooms where lighting is most necessary such as the kitchen and bathrooms. 3. Bigger garage. This will depend on your lot size and layout but if you can extend your garage, then do it. This is both a functional upgrade but a wise investment 4. Carpet padding. Upgraded carpet padding will make your carpet more pleasant to walk on even if you don’t splurge on upgraded carpet itself. 5. Additional outlets – want a stop and drop right as you enter from the garage? How about additional outlets in the garage? Think about your lifestyle and needs in each room and you will see some inexpensive additional outlets that could make your life easier. So, as you can see, any time you could spend thinking, and planning and talking to your real estate agent (hopefully one that has sold TONS of New Construction), can save you money and inconvenience. I am happy to help. I have sold close to 200 new homes. I have so much more to tell you. Stay tuned.  This is Judy with Homes By Judy.

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Florida Homes Realty & Mortgage | Judy A Hamilton PA., Realtor, LMC, CDPE
9191 R G Skinner Parkway Ste 102
Jacksonville, FL 32256

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