One conversation to understand what you're after — spec home or custom build, move-in timeline, budget, and which communities or builders are on your radar. New construction has its own pace and its own traps. This call sets the foundation.

I map the active new construction options in Sarasota that match your criteria — pricing tiers, builder reputation, community amenities, HOA structure, and realistic delivery timelines. Not every builder is equal, and not every community will still be standing in five years financially. You'll get an honest read.

This is critical: if you walk into a builder's sales office without representation, you give up your right to have an agent on your side — permanently, for that community. We formalize our relationship before any site visits so I can legally advocate for you at every step.

Builder contracts are written by the builder's attorneys, for the builder's benefit. Before you sign anything, I walk you through every term — deposit structure, change order process, upgrade pricing, cancellation clauses, and what happens if the builder misses the delivery date. You'll know exactly what you're agreeing to.

This is where buyers routinely overspend. I help you prioritize structural upgrades (hard to change later) over cosmetic ones (easy to do after closing, often cheaper). A clear upgrade strategy protects your budget and your resale value.

You're entitled to monitor your build. I coordinate walkthroughs at key construction phases — pre-drywall especially — and strongly recommend an independent home inspector before closing. Builders don't build perfectly. Catching issues mid-build is far better than post-closing.

Before closing, we do a detailed walkthrough together. Every defect, incomplete item, and cosmetic issue gets documented and submitted to the builder as a formal punch list. Nothing gets waived. Nothing gets assumed.

You close. I make sure your builder warranty is properly registered, your punch list is in writing, and you know exactly how to use the warranty process in the first 12 months — because that's when most issues surface.