Buyer Guide
The Southwest Florida New Construction Guide
Verdana Village, Kingston, WildBlue, and dozens more — SWFL is one of the hottest new construction markets in the country. Here's everything you need to know before you buy.
Why Southwest Florida?
Southwest Florida is experiencing one of the largest waves of new home construction in the country. The Corkscrew Corridor alone — stretching east of I-75 along Corkscrew Road in Estero — is home to thousands of new homes from some of the nation's top builders. Low property taxes, no state income tax, year-round sunshine, resort-quality amenities, and prices that still compare favorably to markets like New York, New Jersey, and the Northeast are driving demand from buyers across the country.
Who's Building in SWFL Right Now
Southwest Florida attracts both national powerhouses and respected local builders. Here's who's active in the market and what makes each builder distinct.
Lennar
America's Largest Homebuilder
Lennar is the largest homebuilder in the US and the most active in Southwest Florida, with new homes from the $200s to over $1M. Their signature Everything's Included® approach means modern finishes, popular upgrades, and energy-efficient features come standard — at no extra cost. Lennar is currently building in Verdana Village and Kingston in Estero.
Price Range: $200s–$1M+
Active In: Verdana Village, Kingston, and more
Pulte Homes
Life Tested Home Designs®
Pulte is one of America's largest homebuilders with 12+ communities in the Estero area alone. Known for consumer-inspired designs and Smart Home technology, Pulte builds in some of SWFL's most sought-after communities. Their parent company PulteGroup also operates Del Webb (55+ communities) and DiVosta Homes.
Price Range: $400s–$1M+
Active In: Verdana Village, Kingston, Corkscrew Shores, and more
Neal Communities
Southwest Florida's Premier Local Builder
Neal Communities is Southwest Florida's largest and most established locally owned and operated private homebuilder — building here since 1970 with 24,500+ homes across 90+ communities from Tampa to Naples. Named America's Best Builder and Builder of the Year, Neal offers four home series at Kingston — Cruise, Celebration, Cove, and Coastal — with paired villas and single-family homes from 1,433 to 4,443 sq ft.
Price Range: $400s–$800s
Active In: Kingston, Estero Place, Villa Palmeras, and more
Taylor Morrison — Esplanade
Resort Lifestyle Living
Taylor Morrison's Esplanade brand brings a first-of-its-kind hospitality-driven resort experience to Southwest Florida. With spa services, culinary centers, Bahama Bar pools, tennis, pickleball, and concierge-style services, Esplanade communities are for buyers who want more than a house — they want a lifestyle. Esplanade at Kingston opens for sales late 2026. Other Esplanade communities in SWFL include Esplanade Lake Club (Fort Myers) and Esplanade by the Islands (Naples area).
Price Range: $500s–$1M+
Active In: Esplanade at Kingston (2026), Esplanade Lake Club, Esplanade at Rivergrass
D.R. Horton
America's Builder
D.R. Horton is the largest homebuilder in the US by volume and is active throughout Southwest Florida with more affordable entry-level and move-up options. Known for value-driven homes with solid construction, D.R. Horton is a strong choice for first-time buyers and investors.
Price Range: $300s–$600s
Active In: Creekside Preserve (Estero), Magnolia Landing (North Fort Myers), Fiddler's Creek (Naples)
Kolter Homes
Luxury Condos & Attached Villas
Kolter Homes specializes in luxury condominiums and attached villas — bringing a different product type to the SWFL new construction market. They are a confirmed builder at Kingston (Phase details TBA) and are also building The Island at West Bay in Estero.
Price Range: $500s–$1M+
Active In: Kingston (TBA), The Island at West Bay
Where to Buy New Construction in Estero & SWFL
Why You Need a Buyer's Agent for New Construction — And Why It Costs You Nothing
Most buyers don't realize that the builder pays the buyer's agent commission on new construction — meaning Jack's expertise and representation costs you nothing out of pocket. Here's what a buyer's agent does that the builder's sales rep won't:
Negotiates on your behalf
Builder sales reps work for the builder — not you. Jack works exclusively in your interest, negotiating lot premiums, upgrade packages, closing cost contributions, and price reductions on spec homes.
Reviews the contract before you sign
New construction contracts are written by the builder's lawyers to protect the builder. Jack knows what to look for, what's negotiable, and what red flags to watch out for.
Knows which lots are worth the premium
Not all lots are created equal. Jack knows which lots have the best views, privacy, resale value, and long-term upside — and which lot premiums aren't worth paying.
Manages the build process
From foundation pour to final walkthrough, Jack keeps the builder accountable and helps you document issues before closing.
Deep builder relationships
Jack has worked with Lennar, Pulte, Neal, and Taylor Morrison on the Corkscrew Corridor for years. Those relationships mean better communication, faster responses, and sometimes access to inventory before it hits the market.
Understanding Builder Pricing: What's Included and What's Not
One of the most common surprises in new construction is the gap between base price and final price. Here's what to know:
Lennar's Everything's Included® approach bundles most popular upgrades into the base price — stainless appliances, quartz counters, tile flooring, and smart home features come standard. This makes Lennar pricing more transparent and reduces sticker shock at the design center.
Pulte, Neal, and other builders typically offer a base home with a design center process where you select and price upgrades individually. This gives more customization but can add $50,000–$150,000+ to the base price depending on selections.
Key tip: Always ask for the "as built" price of a model home — not just the base price. The model is designed to impress and is often $100,000+ above the base. Jack can help you understand exactly what a realistic final price looks like for any floor plan.
What is a CDD Fee and Why Does It Matter?
Most new construction communities in Southwest Florida carry a Community Development District (CDD) fee on top of HOA fees. This is a government assessment used to pay back bonds issued to fund community infrastructure — roads, utilities, amenity construction. CDDs typically run $1,000–$3,000+ per year and are included in your property tax bill, not your HOA payment. Unlike HOA fees, CDD fees decrease over time as the bonds are paid off. Jack can provide current CDD fee information for any specific community or lot you're considering.
Frequently Asked Questions
New Construction FAQs
Ready to Buy New Construction in SWFL?
Jack knows every builder, every community, and every floor plan on the Corkscrew Corridor — and his representation costs you nothing.