Thinking about a brand-new home in Clay County but not sure where to start? You are not alone. New construction can be exciting, but the process, contracts, options, and fees can feel overwhelming. In this local guide, you will learn the step by step path to buying new construction in Clay County, how long builds usually take, what inspections and warranties to expect, how CDD and HOA fees work, and how to compare new builds with resale homes. Let’s dive in.
Clay County new-build snapshot
You will find a steady mix of national and regional builders active across Middleburg, Fleming Island, and Green Cove Springs. Floor plans range from townhomes to single-family homes on 50–60 foot lots, with some communities advertising modest HOA dues and, in some cases, no CDD fees. Openings and pricing change as phases sell, so plan to verify current offerings directly with each community’s sales office.
Where you are seeing activity
- Middleburg and the Green Cove Springs area often host larger master-planned neighborhoods and quick-move inventory.
- Fleming Island blends established resale neighborhoods with newer pockets of construction, which gives you more choices if you need to move sooner or want a mature community setting.
- For permits and local building guidance, the county’s authority is the Clay County Building Division.
Your step by step path to a new build
1) Choose your community, lot, and plan
Start with your must-haves: commute, lot size, bedroom count, and budget. Visit model homes and ask for the community map that shows available lots, lot premiums, and any view or cul-de-sac choices. If timing matters, ask about spec or quick-move homes that are already under construction.
2) Reserve and sign the builder contract
Builders may allow a short reservation period while you finalize selections. Read the reservation form carefully and confirm all deadlines in writing. When you move to contract, expect a builder-drafted agreement that sets deposits, timelines, remedies for delay, dispute resolution, and what is included versus what is an allowance. The Florida Bar’s consumer guide recommends having an agent or attorney review builder contracts and confirming the builder’s license.
3) Make your selections
You will choose structural options first, then design finishes. Each builder sets deadlines, and once those pass, the base specification goes in. Ask for an itemized selections sheet that clearly separates standard features from paid upgrades and shows the final price impact. Keep digital copies for your records.
4) Construction, inspections, and updates
Production homes commonly take several months to build. Plan for a few key walkthroughs and schedule independent inspections at major stages. Your local municipal inspectors check for code, but your inspector focuses on workmanship and performance details that can affect you after closing. More on inspections below.
5) Final walkthrough, punch list, and closing
You will complete a final walkthrough to build a punch list of items the builder must finish or correct. Before you can occupy the home, the builder must obtain a Certificate of Occupancy from the county. You can confirm permit and inspection steps with the Clay County Building Division. Bring your contract, selections sheet, and inspection reports to closing, and make sure any unfinished work is documented.
How long does it take to build?
For a typical production single-family home, plan for about 9 to 10 months from start to finish, depending on permitting, weather, supply chains, and builder backlog. Quick-move or spec homes can close much faster. The most common slowdowns are material delays, trade scheduling, weather, and change orders. Review the builder’s written schedule and remedies for delay, and build in a buffer for move-out or lease planning. See the overview of common new construction delays and timelines for what to expect.
Inspections that protect you
Independent, third-party inspections are one of the best ways to protect your investment. Municipal inspections focus on code, not overall quality. A buyer-hired inspector looks for workmanship and performance items you want fixed before you own the home. Many experts recommend the following schedule, which aligns with new construction inspection best practices:
- Pre-pour or foundation inspection, if applicable
- Pre-drywall or rough-in inspection when framing, plumbing, electrical, and HVAC are visible
- Final inspection 2 to 7 days before your builder walkthrough so items make it onto the punch list
- Optional 11-month warranty inspection before your one-year warranty expires
Tip: Ask your builder about site access and inspection scheduling at each stage. Share your inspector’s report early so items can be addressed before closing.
What is included vs. upgrades
Every builder publishes a standard features list for each community. Typical inclusions often cover a basic appliance package, standard cabinetry and counters, builder-grade flooring in main areas, HVAC sized to code, basic lighting and hardware, and entry-level landscaping. Upgrades can include quartz counters, premium flooring, higher-end appliances, screened patios, extended lanais, fencing, and lot premiums for water or cul-de-sac locations. Miss an option deadline, and the standard spec usually goes in.
Action step: Get the full selections sheet that shows every included feature and every upgrade with pricing. Confirm whether changes after contract carry a change-order fee.
Contracts, warranties, and consumer protections
Builder contracts: read before you sign
Large builders use standard forms that usually favor the seller on timing, change orders, and damages. You can still ask for clarity on milestones, selection allowances, and a written punch list process. The Florida Bar’s guide also advises you to verify licensure and understand how deposits and escrow are handled.
Warranties: what to expect
Many builders offer a version of the “1-2-10” warranty structure: one year on workmanship items, two years on major systems, and up to ten years on structural components. Coverage limits and claim rules vary, so request the actual warranty policy, not just a brochure. Third-party structural warranty providers are common in the industry, and you can learn how these programs are typically set up from builder warranty providers. Keep all claim deadlines on your calendar.
Condo purchases: special rescission rights
If you are buying a condominium from a developer, Florida law gives you a specific rescission window once required disclosures are received. Learn more about the 15-day condo voidability period under Chapter 718. This rescission right is not the same for single-family purchases, so confirm what applies to your property type.
Florida Homeowners’ Construction Recovery Fund
If a licensed contractor violates the law and cannot satisfy a judgment, Florida maintains a limited recovery fund that may help eligible homeowners after other remedies. For recent statutory changes and caps, review the state’s updates on the Construction Recovery Fund. Speak with a construction attorney for guidance on complex claims.
CDDs, HOAs, and property taxes
Many new master-planned communities in Florida use Community Development Districts to finance roads, utilities, and amenities. CDD assessments appear as non-ad valorem charges on your annual tax bill and can add to your monthly cost beyond principal, interest, taxes, and insurance. For a clear explainer on how CDDs work, see this overview of Florida CDD assessments and bonds.
Before you buy, review the HOA budget and rules, the CDD budget and assessment schedule, and the expected property taxes for your specific lot. You can check parcel-level tax details and payment information on the Clay County Tax Collector’s site. Ask for any planned special assessments in writing.
Builder incentives and financing
Builders often advertise closing cost help, rate buydowns, or appliance packages. Many incentives require you to use the builder’s preferred lender or title company. These offers can save money, but always compare numbers. Request official Loan Estimates from at least two lenders and compare interest rate, APR, fees, and credits. The CFPB provides a helpful guide on how to compare Loan Estimates and Closing Disclosures. Make sure every incentive is documented in the purchase agreement.
New construction vs. resale in Clay County
New construction gives you modern building codes, warranty coverage, and the chance to choose your finishes. The tradeoffs are a longer timeline and the need to manage inspections and punch lists. Resale homes can close faster and show you how a neighborhood lives day to day, but systems and finishes may be older.
In Clay County, buyers often compare newer communities in Middleburg and Green Cove Springs with established options in Fleming Island. Your best choice depends on timeline, budget, lot preference, and whether you value newer systems or a more established neighborhood. If you want to move sooner, a quick-move new build or a well-kept resale can both work. If you want the latest layouts and finishes, a to-be-built plan may be worth the wait.
Buyer checklist: what to verify before you commit
Use this quick list to stay organized:
- Full builder purchase agreement and all addenda. Have your agent or an attorney review, as the Florida Bar recommends.
- Written construction schedule with remedies for missed dates. See common timelines and risks in the new construction delays overview.
- Itemized selections and upgrades with pricing and deadlines. Keep digital copies of every signed change order.
- Independent inspections scheduled at pre-drywall and final at minimum, per recommended phased inspections. Consider an 11-month warranty inspection.
- HOA and CDD documents and budgets, plus any planned special assessments. Review how CDDs work with this Florida CDD explainer.
- Expected taxes and any non-ad valorem assessments on the Clay County Tax Collector site.
- Warranty policy details, claim process, and any third-party backing. An overview of typical structural warranties is available from industry providers.
- Escrow procedures for deposits and written receipts. If buying a condo from a developer, understand the 15-day rescission right.
- Flood zone status, permit status, and Certificate of Occupancy requirements with the Clay County Building Division.
- Any builder incentives, the required lender or title company, and competing Loan Estimates for comparison.
How a local agent helps you win
The on-site sales associates represent the builder. Your agent represents you. A local buyer’s agent can register you with the builder, help you understand the contract, preserve incentives, schedule third-party inspections, and manage punch lists. You get an advocate who knows which communities are offering value today, how CDD and HOA fees affect your monthly budget, and how long it really takes to go from dirt to keys in Clay County.
If you want a hands-on guide through every step, from virtual model tours to final walkthrough, schedule your free neighborhood consultation with Leslie Smith. With 30+ years in the Jacksonville and Clay County market, you will get clear answers, steady communication, and a plan that fits your timeline and budget.
FAQs
Do I need a home inspection for new construction in Clay County?
- Yes. Schedule at least a pre-drywall and a final inspection with a new-construction-savvy inspector. Municipal inspections do not replace buyer-focused inspections.
How long does a typical new build take in Clay County?
- Many production homes take about 9 to 10 months. Quick-move inventory can be much faster. Always confirm the builder’s written schedule and plan a buffer.
What are CDD fees in Florida new communities?
- CDD fees are non-ad valorem assessments that fund community infrastructure and often appear on your annual tax bill. Review the CDD budget and assessment schedule before you buy.
Are builder incentives worth it if I must use the preferred lender?
- Often, but compare numbers. Get Loan Estimates from at least two lenders and weigh the rate, APR, fees, and any credits before you decide.
What warranties do Florida new homes usually include?
- Many builders offer a “1-2-10” style warranty. Confirm the coverage, exclusions, claim steps, and whether a third party backs the structural warranty.
Do I need my own agent when buying directly from a builder?
- Yes, it helps. The on-site sales team serves the builder. A local buyer’s agent advocates for your interests, from contract terms to inspections and punch-list follow up.
