Buying a New Construction Home in North Florida? Here’s Why You Still Need a REALTOR® — Get More Value in Clay County, Orange Park, and Lake Asbury

Introduction

Looking at buying a new construction home in North Florida? Buying a brand-new home in North Florida should be exciting — everything is shiny, modern, and move-in ready. But here’s the truth: the builder’s team works for the builder, not for you. Their job is to protect the company’s profits, not your best interests.

That’s where I come in. I’m Mike Schwiebert, REALTOR® since 2007, proudly serving Clay County, Orange Park, Lake Asbury, and all of Northeast Florida. With over 20 years of construction experience, I know how to spot potential issues before they become problems — and I make sure your new home is truly built to last.

When you work with me, you don’t just get representation — you Get More Value.

Why You Still Need a REALTOR® for Buying a New Construction Home in North Florida

Many homebuyers believe that if they’re purchasing a new construction home, they don’t need a REALTOR®. But that’s one of the biggest mistakes buyers can make.

Even in growing communities like Lake Asbury, Orange Park, Middleburg, and throughout Clay County, builders use their own contracts, their own “preferred” lenders, and their own title companies — all designed to protect their bottom line, not yours.

Here’s what most buyers don’t realize:

• Builder contracts are written by attorneys hired by the builder — not by you. They do not use the Florida REALTORS®  approved contracts.

• Construction managers are often stretched thin and can miss critical details.

• The “preferred lender” might not offer you the best rate or terms, but sometimes they may. That is where we can help you check with other lenders and compare.

My role is to review your contract, guide you through inspections, and make sure your investment — and your peace of mind — are fully protected.

A “Fun Fact” That Isn’t So Fun

Here’s something I recently learned that might surprise you:
Some national home builders do not allow their construction managers to go on the roof.

That means they’re relying 100% on subcontractors to install the roof correctly — without ever inspecting the work themselves.

I’ve personally had two new construction homes in Clay County / Lake Asbury where the roofs had exposed and under-driven nails, which can lead to leaks and long-term damage. In Florida’s rainy climate, a few improperly seated nails can cause water intrusion, wood rot, and costly repairs within months.

Without an experienced REALTOR® and a 3rd-party inspection, these issues often go unnoticed until after closing — when they become your problem.

The Importance of a 3rd-Party Home Inspection when buying a new construction home

I always recommend hiring a 3rd-party home inspector for new construction homes — especially here in North Florida, where humidity, rain, and heat test every structure.

You’d be shocked at what inspection reports reveal, even on brand-new builds:

• Roof flashing installed incorrectly

• Missing attic insulation

• Electrical outlets not functioning

• Plumbing leaks or drainage issues

• Windows or doors that don’t seal properly

Once that report comes in, I use my construction background to walk you through each item in plain language. Then I work directly with the builder to make sure every issue gets corrected before closing.

My goal is to make sure you move into a home that’s not just new — but right.

How I Help You Get More Value Buying a New Construction Home in North Florida 

When you buy a new home in Clay County, Orange Park, or Lake Asbury with me, you don’t just get a REALTOR® — you Get More Value every step of the way:
✅ Local Expertise: I live and work in Lake Asbury in Clay County, and I know the local builders and neighborhoods inside and out.
✅ 20+ Years in Construction: I understand what quality looks like — and when corners are being cut.
✅ Builder Advocacy: I hold builders accountable to the standards you deserve.
✅ 3rd-Party Inspection Coordination: I help schedule, review, and verify that all repairs are complete.
✅ Hands-On Support: I personally visit job sites and walk you through each stage — from framing to final walkthrough.

Builders have professionals protecting them. You deserve someone to protect you.

Understanding Florida Property Taxes, Homestead Exemption & Veteran Benefits

One area that catches a lot of new-construction buyers off guard — especially lately — is property taxes.
Across Florida, homeowners have been shocked to see their mortgage payments jump after their first year. Why? Because property taxes are recalculated once the county appraiser updates your home’s value from vacant land to a completed structure.

Another important detail many buyers don’t realize is that Florida property taxes are paid in arrears.
This means:

• The taxes you pay this year are actually based on last year’s value

• Your first tax bill usually reflects raw land

• Your second bill reflects the full structure, which increases your escrow

• This increase is normal — but often unexpected

Many people panic simply because they were never told how Florida taxes actually work.

Some Builders Calculate Escrow Differently

Another thing that confuses buyers is how builders estimate your escrow at closing.
Some builders — especially the larger national ones — actually calculate escrow based on the sales price and the expected tax base of the finished home, not the raw land.

This means:

• Your escrow holdback may be closer to the true future tax amount

• Your monthly payment might already reflect higher taxes

• You may see less of a jump later because the builder estimated correctly

But not all builders do this.
That’s why it’s critical to review your escrow disclosure before closing to see how much your lender is collecting for property taxes and homeowners insurance.

As your new construction REALTOR®, I go through that document with you so you know exactly what to expect — no surprises.

The Importance of Filing Your Homestead Exemption

Florida’s Homestead Exemption is one of the biggest money-savers for homeowners. Filing it:

• Lowers the taxable value of your home

• Saves you hundreds to thousands annually

• Caps future increases to 3% through Save Our Homes

• Must be filed by March 1st of the year after you move in

Many buyers who go directly to a builder’s sales office never hear about this at all — and missing the deadline can become a very expensive mistake.

Additional Benefits for Disabled Veterans

Florida also offers significant property tax savings for disabled veterans:

• Veterans with a service-connected disability of 10% or more qualify for a $5,000 exemption

• Veterans who are 100% permanently and totally disabled due to service-connected conditions may qualify for a full property tax exemption

• Surviving spouses may also qualify

These benefits can dramatically reduce — or even eliminate — property taxes, but they’re often overlooked unless a knowledgeable REALTOR® explains them.

When you work with me, I make sure all veterans and families understand every exemption they qualify for — so they Get More Value and keep more money in their pockets.

Final Thoughts

Buying a new construction home in North Florida — whether in Orange Park, Lake Asbury, Fleming Island, or anywhere in Clay County — is one of the biggest investments you’ll ever make. Don’t go through it alone.

With my construction background and local market knowledge, I’ll make sure you Get More Value from your new home — and peace of mind knowing it’s built right.

📞 Call/Text: (904) 562-9345
📧 Email: [email protected]
🌐 Visit: 904-HomeStore.com

Realtor.com also has a similar story as well. If you want to see how I go the extra mile, check out this latest promotion I have for New Construction Buyers through 2025.