New Construction Closing Costs in Orlando: What to Expect

TL;DR

• Plan for 2% to 5% of the price in closing costs. On a $1 million new construction home in Orlando, that is roughly $20,000 to $50,000, on top of your down payment.
• Builder contracts don't follow resale customs. In an Orange County resale, the seller customarily pays the deed stamps and the owner's title policy. In new construction, the builder's contract decides, and buyers often pay more of the title costs.
• Florida has two buyer-side taxes on the loan. Note stamps run $0.35 per $100 of the mortgage and intangible tax runs $0.002 per dollar, about $4,400 combined on an $800,000 loan.
• Compare the builder's lender incentive against an independent loan estimate over five to seven years, not just on closing day.
• Keep reserves. Lenders want them, and new homes come with day-one costs like blinds, landscaping, and appliances.

You found the floor plan. You love the community. You've run the numbers on the mortgage, and then someone mentions closing costs and the whole budget conversation shifts.

This guide covers what closing costs look like on a new construction home in Orlando, who pays what, and where the builder's incentives help or hurt. I'm Nicole Mickle, a Central Florida relocation and new construction specialist. I've worked in real estate since 1996, including a decade as a mortgage loan officer and 23 years running a title and closing company, so I've seen these numbers from both sides of the closing table.

How much are closing costs on a new construction home in Orlando?

Closing costs on a new construction home in Orlando typically run 2% to 5% of the purchase price, paid in addition to your down payment. On a $1,000,000 home, that is $20,000 to $50,000. On a $750,000 home, plan for $15,000 to $37,500. Where you land depends on your loan, the builder's contract, and the incentives you negotiate.

That number catches buyers off guard because the sales process focuses on the price and the monthly payment. The biggest buyer-side items are:

• Lender fees: origination, underwriting, and processing charges for your mortgage.
• Title insurance: the lender's policy, which the buyer always pays, and often the owner's policy in new construction.
• Florida taxes on the loan: documentary stamps on the note and the intangible tax on the mortgage.
• Appraisal: required by your lender to confirm the home's value.
• Prepaids and escrow: the first year of homeowners insurance plus a cushion of property taxes and insurance for your escrow account.
• Settlement and recording fees: the cost of handling and recording the closing.

To see how these costs and your loan amount shape the monthly payment, run your numbers in the mortgage calculator.

Who pays what at closing on Orlando new construction?

The key difference is the contract. A resale contract in Central Florida usually follows local custom. A builder's contract is written by the builder's attorneys, and it decides who pays the title policy, the deed stamps, and the community fees. Read the closing cost section before you sign, not at the closing table.

What Florida closing costs surprise out-of-state buyers?

Three Florida-specific items show up on almost every relocation buyer's closing disclosure.

Taxes on your mortgage. Florida charges documentary stamp tax on the promissory note at $0.35 per $100 of the loan, plus a nonrecurring intangible tax of $0.002 per dollar of new mortgage debt. Both are customarily paid by the buyer. On an $800,000 loan, that is $2,800 in note stamps and $1,600 in intangible tax.

Deed stamps. Florida's transfer tax on the deed is $0.70 per $100 of the purchase price, or $7,000 on a $1,000,000 home. In an Orange County resale, the seller customarily pays it. In new construction, check the builder's contract, since custom does not bind the builder.

Title insurance. Florida sets title insurance premiums by rule, so the premium itself is the same at any title company. In an Orange County resale, the seller customarily pays for the owner's policy and chooses the title agent. In new construction, the builder usually chooses the title company, and the buyer often pays for the owner's policy. At higher price points, that is not a small line item.

Should you use the builder's preferred lender?

Sometimes, but only after you compare their offer with an independent loan estimate. This is where I see buyers make the most expensive mistakes.

Almost every major builder in Orlando, including Pulte, Toll Brothers, Lennar, Dream Finders, and Meritage, has a preferred lender. They will offer closing cost credits, rate buydowns, or design center upgrades if you use that lender, sometimes $10,000 or more. Those incentives only apply if you finance through their program, and the lender's fees and loan structure may not be the most competitive available.

The path I walk every buyer through: take the builder's offer as your baseline, get a competing loan estimate from an independent lender, and compare the total cost of both loans over five to seven years. Sometimes the builder's deal wins. Sometimes it doesn't. You won't know until both numbers are in front of you. If you're relocating with a more complex financial picture than a standard W-2 file, I can connect you with loan officers who know how to structure it.

What closing costs does the builder pay?

By default, the builder pays for what it needs to deliver the home, which is usually a short list. The larger value comes from concessions: closing cost contributions, rate buydowns, and design center credits. Those are negotiated, not automatic, and the amount, the form, and whether they're tied to the preferred lender all vary.

Builders negotiate differently than individual sellers. They protect their base price and price per square foot because every sale sets a comparable for the next one, so concessions usually come as credits rather than price cuts. A buyer's agent with builder relationships changes that conversation. Our guide to Orlando home builders and how to vet a builder can help you choose who to negotiate with, and what semi-custom actually means explains how upgrades and options are priced.

How much cash should you keep in reserve after closing?

Plan for two to three months of mortgage payments in reserve, plus a buffer for move-in costs. Lenders often require reserves on top of your down payment and closing costs, and a new home adds its own day-one expenses.

Builder-grade landscaping, window treatments, blinds, and a refrigerator if it wasn't included add up quickly. I suggest a $5,000 to $10,000 buffer for post-closing expenses, scaled up for larger homes. To map out the full payment, see how to plan your monthly mortgage payment. In newer communities, also ask about HOA capital contributions and any community development district (CDD) assessment, which appears on your property tax bill.

Why does the final walkthrough matter on new construction?

The final walkthrough is your last chance to document anything unfinished, installed incorrectly, or different from your design selections before you hand over your funds. The builder is responsible for making it right, but you need to catch it and put it in writing first.

Bring your contract and your design selections, and walk slowly. Check every room, outlet, and door. I've seen buyers find significant issues at this stage that were fixed before closing, and I've seen buyers move in and spend months trying to get the builder back out. My standing recommendation is to hire an independent inspector who specializes in new construction. See our guide on when to schedule inspections on new construction.

When the builder's offer wasn't the right offer: Scott's story

Scott relocated from Montana with a long financial history behind him. He wasn't a first-time buyer. He had an established relationship with his bank and a lender who knew his business and his family.

The builder's preferred lender offer was real: $2,000 in closing cost credits, available only if he financed through their program. Scott walked away from it. Not because the offer was a trap, but because he understood that a lender who knows your full financial picture is worth more than a short-term credit at the closing table.

By staying with his own lender, Scott secured a better rate and more favorable terms than the builder's program offered. The $2,000 he left behind was recovered quickly. The best financial decision isn't always the one with the biggest number attached to it. My job was making sure he had the full picture to confirm it.

What most buyers get wrong about new construction closing costs

The most common mistake is assuming the builder's contract works like a resale contract. It doesn't. Resale customs on title, deed stamps, and who chooses the title company don't apply unless the contract says so, and builder contracts are written to protect the builder. Read the closing cost and deposit sections before you sign, and have your own agent review them.

The second mistake is judging an incentive by its size on closing day. A $10,000 credit tied to a higher rate or higher fees can cost more over the years you actually keep the loan. Our guides to new construction vs existing homes and the real monthly cost of a $1 million home in Orlando walk through the full picture.

The bottom line on new construction closing costs in Orlando

You're going to pay closing costs. What you control is how prepared you are when you sign.

• Know your range: 2% to 5% of the price, or $20,000 to $50,000 on a $1 million home.
• Read the builder's contract for who pays the title policy and deed stamps.
• Budget for Florida's note stamps and intangible tax on your mortgage.
• Compare the builder's lender against an independent loan estimate over five to seven years.
• Keep reserves for your lender and for day-one move-in costs.
• Treat the final walkthrough as a negotiation, with an independent new construction inspector beside you.

Browse current communities on our new construction page, or if you're still choosing an area, start with the luxury buyer's guide to relocating to Orlando.

Want to see the real numbers before you sign?

If you're comparing builders or communities in Orlando, I'll walk you through what closing will actually cost on a specific home, including the builder's incentive against an independent loan estimate. Schedule a conversation with Nicole.