Shopping new construction in Land O’ Lakes can feel exciting and a little overwhelming. You want the latest floor plans, modern amenities, and a smooth build process, but there are real costs and rules that affect your day‑to‑day life and long‑term value. The good news is you can get clarity by asking the right questions on your model home tours. This guide gives you a practical checklist tailored to master‑planned communities in Land O’ Lakes, so you can compare builders with confidence and avoid surprises. Let’s dive in.
Start smart: what to bring
Show up prepared so you can take solid notes and verify details later.
- Your preapproval and budget range.
- Phone and charger for photos and video.
- A notebook with this checklist and space for answers.
- Measuring tape for key rooms and furniture.
- A list of must‑have features and deal breakers.
CDD costs to confirm
Many Land O’ Lakes master‑planned communities use Community Development Districts (CDDs) to finance roads, lakes, and amenities. CDD assessments are separate from HOA dues and regular property taxes.
Ask these questions:
- Is this home within a CDD and are assessments mandatory for all lots?
- What is the current annual CDD assessment per home and how is it billed?
- How long will assessments last and are there sunset provisions on bonds?
- What did the CDD bonds fund and are more bonds or special assessments planned?
- Are annual increases capped or tied to an index?
- Who is the CDD manager and how do I get the official budget and latest audit?
What to request:
- CDD budget, bond amortization schedule, engineer’s report, and the latest tax bill showing assessments.
How to verify later:
- Confirm assessments and bond terms with Pasco County Property Appraiser and Tax Collector records and the district manager’s documents.
HOA rules to review
HOA covenants shape your daily living and the financial health of the community. Understand what dues cover and what rules apply before you sign.
Ask these questions:
- What are current HOA dues and what do they cover versus the CDD?
- When will the developer turn control over to homeowners and what triggers turnover?
- Is there a reserve study and what are current reserve levels?
- What are the architectural review rules and approval timelines for exterior changes?
- Are there rental restrictions or occupancy rules? What are pet and parking policies?
- What does the HOA insurance master policy cover versus what I must insure?
- Are there any recent or pending special assessments or litigation?
What to request:
- Declaration/CC&Rs, bylaws, budget, reserve study, rules and regulations, meeting minutes, and management company contacts.
Warranties and service
Builder warranties vary. Get the terms in writing and know exactly how to submit and track claims.
Ask these questions:
- What are the written warranty coverages and durations for workmanship, systems, appliances, and structural components?
- Is any coverage backed by a third‑party warranty company? Which one?
- What is the pre‑closing walkthrough process and the 1‑year or 11‑month inspection process?
- Who handles repairs and how are claims submitted, tracked, and escalated? Is there an online portal and stated response times?
- Are warranties transferable to a future buyer and is there a transfer fee?
- Will the builder allow independent inspections at pre‑settlement and at 11 months?
What to request:
- Warranty booklet, sample claim form, workmanship standards, and a stamped final permit or Certificate of Occupancy for inventory homes.
How to verify later:
- Confirm the builder’s license and any complaint history with the Florida Department of Business and Professional Regulation.
Incentives and pricing
Incentives can be valuable, but they must be documented and aligned with your financing.
Ask these questions:
- What incentives are available now, such as closing credits, rate buydowns, or upgrade allowances? Are they time‑limited or tied to a preferred lender?
- Will incentives be price reductions, seller credits, or reimbursements? How will they appear on the contract and closing statement?
- Do incentives apply to all buyers or only inventory homes or quick‑close timelines?
- Could incentives affect the appraisal or my loan underwriting? I will confirm with my lender.
- How are upgrades priced and when are change order costs due?
What to request:
- A fully executed sales contract and addenda that list all incentives, deadlines, and any lender conditions.
Taxes, insurance, flood
Plan for ongoing costs beyond your mortgage. In Florida, wind and flood risk also matter.
Ask these questions:
- What is the current property tax estimate for similar completed homes in this phase?
- Are there any non‑ad valorem assessments beyond the CDD?
- Is the lot in a FEMA flood zone or local floodplain? Is an elevation certificate available?
- What flood mitigation features exist and who maintains them?
- What is the expected range for homeowners and windstorm insurance? Can the builder share insurers that write policies in this area?
How to verify later:
- Check the Pasco County Property Appraiser and Tax Collector for tax and assessment details. Review FEMA flood maps and speak with a licensed insurance agent for premium estimates.
Amenities and phasing
Master‑planned communities in Land O’ Lakes often build in phases over several years. Early buyers may experience ongoing construction and later amenity openings.
Ask these questions:
- Which amenities will be complete by my closing and which are planned later?
- Can I see a phasing plan and construction schedule with target completion dates?
- What happens if promised amenities are delayed or not built? What remedies are in the contract?
- Who maintains roads and landscaping before and after turnover?
- Are amenity parcels recorded with easements or deed restrictions I should know about?
What to request:
- A community brochure with a phasing map and an amenity timeline, plus any recorded plats or development agreements.
Resale and appraisal
Understanding absorption, competition, and comparables helps you protect resale value.
Ask these questions:
- How many lots are approved versus sold or built? What is the buildout timeline?
- Are there other builders or phases with competing products or pricing?
- Can you provide recent comparable sales in this community or nearby?
- Does the builder offer any buyback or relocation assistance program? If so, what are the terms?
How to verify later:
- Review local comparable sales with your agent and coordinate with your lender to address any appraisal considerations related to incentives.
Documents to request
Collect these items from the builder sales office and keep them organized:
- Sales contract and all addenda showing incentives and deadlines.
- Written warranty booklet and a sample warranty claim form.
- Community brochure, phasing map, and amenity timeline.
- HOA documents: CC&Rs, bylaws, budget, reserve study, rules, and recent minutes.
- CDD budget, engineer’s report, and bond disclosures.
- Certificate of Occupancy for finished homes, plus copies of permits and recent builder inspection reports.
Who to verify with
Independent confirmation helps you avoid costly misses.
- Pasco County Planning and Development for plats, permits, and entitlements.
- Pasco County Property Appraiser and Tax Collector for assessed values and CDD line items.
- CDD district manager for official budgets, audits, and bond schedules.
- HOA management company for financials, reserves, and enforcement policies.
- Your lender for incentive treatment and allowable seller credits.
- A licensed home inspector who knows new construction.
- Your insurance agent for homeowners, windstorm, and flood quotes.
- Title company for easements, covenants, and recorded developer obligations.
Tour‑day checklist
Use this quick sequence during your visit:
- Confirm the lot and plan.
- Walk the lot, note orientation, setbacks, utilities, and any easements.
- Ask about soil, drainage, and any elevation requirements.
- Review costs and fees.
- Note the base price, lot premium, and standard features.
- List HOA dues and CDD assessment estimates and how they are billed.
- Pin down timelines.
- Ask for the construction schedule, amenity completion dates, and any deadlines for design choices.
- Lock in protections.
- Request the warranty booklet, claim process, and pre‑close walkthrough schedule.
- Confirm the right to independent inspections and the process for punch‑list items.
- Document incentives.
- Get all concessions and lender conditions in writing on the contract and addenda.
- Take photos and notes.
- Record finishes, model options, and any items the rep promises to include.
Red flags to escalate
Pause and dig deeper if you encounter any of the following:
- No written warranty or vague warranty language.
- CDD assessments not disclosed or estimates that seem unusually low.
- HOA reserves appear weak or meeting minutes show recurring special assessments.
- Promised amenities are missing from recorded plats or development agreements.
- The builder has a significant litigation history or unresolved defect claims.
- No Certificate of Occupancy or final permits available for a finished home.
Work with a local pro
When you are comparing several builders and phases, a clear plan saves time and money. You get the most leverage when incentives, timelines, inspections, and association rules are organized up front. A local advisor who knows Pasco County records, CDDs, and HOA structures can help you verify every item and keep your contract clean.
If you are touring new builds in Land O’ Lakes, connect for a step‑by‑step plan, pricing guidance, and independent verification of fees, warranties, and timelines. Ask about a new‑build buyer rebate program that can add value at closing. Start the conversation with Unknown Company today.
FAQs
What is a CDD in Land O’ Lakes?
- A Community Development District funds infrastructure like roads, stormwater systems, and amenities. Homeowners repay bonds through annual assessments that are separate from HOA dues.
How do HOA dues differ from CDD fees?
- HOA dues fund association operations and rules enforcement, while CDD assessments repay public‑style infrastructure bonds. Confirm what each covers in your community.
What builder warranty should I expect on a new home?
- You should see written terms for workmanship, mechanical systems, appliances, and structural elements, each with specific durations and claim procedures.
How do builder incentives affect my mortgage?
- Lenders treat credits and buydowns differently. Always give your lender the contract and addenda so they can confirm allowable concessions and appraisal treatment.
How can I check flood risk for a specific lot?
- Review FEMA flood maps for the address and request any available elevation certificate. Your insurance agent can estimate flood and windstorm premiums.
What should I do if amenities are delayed after closing?
- Refer to the contract for remedies tied to amenity completion. Ask for a phasing plan and construction schedule before you sign, and keep copies in your file.
