New Construction Homes in Orlando and Central Florida

New construction in the Orlando area means two different things and this page covers both. Spec homes are finished or nearly finished houses a builder lists for sale, most of them in the master-planned communities along the growth corridors: Horizon West and Lake Nona in Orange County, the Sanford and Oviedo edges of Seminole, Clermont, Groveland and Leesburg in Lake, and DeLand, Ormond Beach and New Smyrna Beach in Volusia. To-be-built homes are lots in an open phase where you pick the plan and the finishes and close in six to twelve months. Both show up in the search below, which includes builder-direct inventory that never reaches the MLS.

The numbers on this page come from Stellar MLS and refresh weekly. As of September 10, 2026 there are 1,562 active new-construction listings across Orange, Seminole, Lake and Volusia counties, and 623 of them, 39.9%, have already been reduced from their original list price. Lake County carries the largest pool. Orange County is the most expensive by median list price and Volusia County the least. For the full picture of what a new home costs against a resale, see the Central Florida housing market hub.

New construction across the four counties at a glance

County	Active new-construction listings	Median list price	Already below original list	Typical size	Where it clusters
Orange	546	$629,000	182 (33.3%)	2,341 sq ft, 4 bed	Orlando (215), Apopka (125), Winter Garden (104)
Seminole	125	$446,000	66 (52.8%)	1,835 sq ft, 4 bed	Sanford (82), Oviedo (18), Lake Mary (7)
Lake	615	$425,000	246 (40.0%)	2,129 sq ft, 4 bed	Clermont (95), Leesburg (67), Groveland (65)
Volusia	276	$422,000	129 (46.7%)	2,024 sq ft, 3 bed	DeLand (70), Ormond Beach (65), New Smyrna Beach (37)
Four counties	1,562	$477,000	623 (39.9%)	2,129 sq ft, 4 bed

Stellar MLS, active residential listings flagged new construction and cleared for public display, pulled September 10, 2026. Medians rounded to the nearest $1,000. Builder inventory outside the MLS is not counted here but does appear in the search below.

Search every new construction home and builder community

Filter by county, city, price and plan. This search includes builder-direct communities and quick move-in homes that are not in the MLS.

Where new construction is concentrated

Builders follow land, and land in the four counties sits at the edges: west Orange along the 429, the 417 corridor through Sanford, US-27 through south Lake, and the 44 and I-4 corridors in west and southeast Volusia. The cities below carry the most active new-construction listings right now, with zip-level pages where a zip has enough inventory to be worth its own search.

Orange County

Orlando 215; Apopka 125; Winter Garden 104; Winter Park 41; Windermere 12; Oakland 11.

• Winter Garden 34787 new construction (123 active)
• Apopka 32703 new construction (71 active)
• Apopka 32712 new construction (54 active)
• Winter Park 32789 new construction (32 active)
• Orlando 32827 new construction (27 active)
• Orlando 32804 new construction (26 active)
• Orlando 32803 new construction (19 active)
• Orlando 32839 new construction (17 active)
• Orlando 32836 new construction (15 active)
• Orlando 32822 new construction (15 active)
• Orlando 32829 new construction (14 active)
• Orlando 32832 new construction (14 active)
• Windermere 34786 new construction (12 active)
• Orlando 32820 new construction (11 active)
• Ocoee 34761 new construction (11 active)

All Orange County zip codes: Orange County zip code hub.

Seminole County

Sanford 82; Oviedo 18; Lake Mary 7; Casselberry 5; Longwood 5; Altamonte Springs 3.

• Sanford 32771 new construction (63 active)
• Sanford 32773 new construction (19 active)
• Oviedo 32765 new construction (18 active)

All Seminole County zip codes: Seminole County zip code hub.

Lake County

Clermont 95; Leesburg 67; Groveland 65; Lady Lake 63; Mount Dora 49; Tavares 44.

• Mount Dora 32757 new construction (59 active)
• Sorrento 32776 new construction (15 active)

Volusia County

DeLand 70; Ormond Beach 65; New Smyrna Beach 37; Deltona 25; Daytona Beach 24; Edgewater 12.

• DeLand 32724 new construction (43 active)
• Ormond Beach 32176 new construction (36 active)
• Ormond Beach 32174 new construction (31 active)
• DeLand 32720 new construction (29 active)
• New Smyrna Beach 32169 new construction (16 active)
• Deltona 32738 new construction (16 active)
• Daytona Beach 32117 new construction (11 active)
• Edgewater 32141 new construction (10 active)
• Daytona Beach 32124 new construction (10 active)
• Osteen 32764 new construction (10 active)

All Volusia County zip codes: Volusia County zip code hub.

What new homes cost, by price band

List price	Active new-construction listings	Share
Under $400,000	507	32%
$400,000 to $499,999	336	22%
$500,000 to $699,999	296	19%
$700,000 to $999,999	134	9%
$1,000,000 and up	289	19%

Half of the four-county pool lists between about $339,000 and $1,141,000. Townhomes and villas hold down the bottom band; the top band is almost entirely Windermere, Winter Park, Lake Nona and the lakefront lots in south Lake County.

Builder incentives right now, and what they are worth

Builders in the four counties are advertising rate buydowns, temporary 2/1 buydowns and cash credits toward closing costs or upgrades, almost never a lower price. A permanent buydown is worth several hundred dollars a month on a typical loan, which is more than most price cuts would deliver on the payment, and it is why the incentive menu looks the way it does. It also does nothing for your purchase price, loan balance or appraisal. Every offer runs through the builder's own lender, and at least one advertised rate this season is an adjustable loan, not a fixed one. The full offer table and the payment math are in the builder incentives guide, updated as the flyers change.

1. Register your Realtor before you sign in at the model. Builders budget for it and most will not honor it after the fact.
2. Get two loan estimates. One from the builder's lender with every incentive applied, one from an outside lender with none. Compare APR and total closing costs, not the flyer rate.
3. Ask for the three-scenario sheet. Same incentive dollars toward price, toward a permanent buydown, and split.
4. Ask which homes must close this month. Finished spec homes against a quarter-end are where the price moves.
5. Check the phase pricing. If the next phase is priced lower, your incentive is a price cut in disguise.

New construction or resale?

The new-home median in Orange County sits well above the county's all-listing median, so a payment comparison is only fair when location, size and age are held constant. The resale side of the same negotiation is the price-cut inventory: Orange, Seminole, Lake and Volusia. New construction vs resale, the monthly payment math walks the comparison line by line, including the carrying costs a builder incentive does not touch: CDD assessments on top of HOA in many new subdivisions, and a first-year tax bill assessed on land only that jumps in year two.

What to check before you sign a builder contract

• Which items on the flyer are conditioned on the builder's lender, and what the credit becomes without it.
• The loan type behind the advertised rate: 30-year fixed, temporary buydown, or adjustable, and the rate cap if adjustable.
• HOA dues, CDD assessment and the lot premium, none of which the incentive reduces.
• What the same plan resold for in a two- or three-year-old phase of the same community. That is your exit price.
• The close-by date on every incentive, and whether the home can actually close by then.
• An independent inspection at pre-drywall and at final. New does not mean inspected.

Frequently asked questions

How many new construction homes are for sale in the Orlando area?

As of September 10, 2026 there are 1,562 active new-construction residential listings in Stellar MLS across Orange, Seminole, Lake and Volusia counties. Lake County has the most at 615, then Orange at 546, Volusia at 276 and Seminole at 125. Builder inventory that is not entered in the MLS is not counted, so the true number of new homes is higher. The search on this page includes builder-direct inventory.

What does a new construction home cost in Central Florida?

The median list price across the four counties is about $477,000. By county it runs from about $422,000 in Volusia County to about $629,000 in Orange County. The typical new listing is about 2,129 square feet with 4 bedrooms.

Do builders negotiate on price?

Rarely on the list price, often on everything else. 39.9% of active new-construction listings have already taken at least one price cut, and builders routinely add rate buydowns, closing cost credits and design credits instead of lowering the contract price, because a lower price resets the comps for the rest of the phase. Ask for the same incentive dollars written three ways: toward price, toward a permanent rate buydown, and split with closing costs.

Do I need my own Realtor to buy new construction?

The sales office represents the builder. You can bring your own Realtor at no cost to you, and most builders pay that agent's fee, but only if the agent is registered on your first visit, before you sign in at the model. Register first, tour second.

Is a builder rate buydown better than a price cut?

On the monthly payment, usually yes. On equity, usually no. A buydown lowers the payment but leaves the purchase price, the loan balance and the appraisal at the full number, and your neighbors who took the same deal set the resale comps. The math is worked out in the builder incentives guide linked on this page.