Javier Andrade · PSL 2026
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🏠 Complete Buyer's Guide · 2026 Edition

New Construction
in Port St. Lucie

Everything you need to buy smarter
Javier Andrade
⭐ Port St. Lucie Expert Since 2004
📱 (561) 809-1419 📧 javierandradeb@gmail.com 🌐 www.javierandrade.realtor

Table of Contents

Your complete guide to buying new construction in PSL

01
Why Choose PSL?My vision after 20 years here
02
The 4 Budget BucketsThe real cost of building new
03
Communities & LifestylesTradition, 55+, golf & more
04
Types of New ConstructionTo-be-built vs. Spec homes
05
Real Example: Astor CreekComplete price breakdown
06
HOA & CDD FeesWhat's included & what to watch
07
Builder IncentivesHow to save thousands
08
Buying Process & My CommitmentContract to closing — with you
Part 1

Why Choose New Construction
in Port St. Lucie?

After more than two decades watching this city grow, I can tell you: today is one of the best times to invest here.

🏘️
Options for Every Lifestyle

Active 55+ communities, family-focused neighborhoods, luxury golf enclaves, and non-HOA private lots — there is truly something for everyone.

📈
Value & Growth

New commercial infrastructure brings convenience and momentum. Just 50 min from Palm Beach and 1.5 hrs from Orlando — without those price tags.

⛳
Exceptional Quality of Life

Parks, golf, shopping, restaurants, and communities designed for living well — all constantly expanding and improving.

Javier Andrade Realtor PSL

Javier Andrade

⭐ Port St. Lucie Expert Since 2004

With over 20 years of experience in this market, I help buyers — from relocating families to retirees searching for 55+ communities — navigate new construction with confidence and no surprises.

📱 (561) 809-1419 📧 javierandradeb@gmail.com 🌐 www.javierandrade.realtor
Part 2

The Real Cost: The "4 Budget Buckets"

Don't be misled by the "starting from" price you see online. To buy smart, we divide the budget into four key areas:

📋

Base Price

The advertised cost of the floor plan. This is the number in the ads — just the starting point.

1
📍

Lot Premium

Varies by size and location — waterfront views, preserves, cul-de-sacs. In PSL, premiums range from $0 to $400,000.

2
🏗️

Structural Options

Design changes like extended lanais, extra bedrooms, or 3-car garages. Permanent upgrades chosen before construction begins.

3
🎨

Design Selections

The finishing touches — flooring, cabinets, countertops, appliances, and lighting — chosen at the design studio.

4
Part 3

Communities & Lifestyles

Based on my experience touring these neighborhoods daily, here are the best current options across the $300K–$1M range in Port St. Lucie:

📍 Tradition Area Family & All-Ages

Astor Creek Country Club

Kolter · Taylor Morrison

Private golf community with luxury single-family homes and a brand-new championship course. Upper range $700K–$1M+.

Belterra

GHO Homes

Boutique semi-custom community where every home includes a pool. A true "pool home" community.

Seville

Mattamy Homes

Larger single-family homes with upgraded finishes and lifestyle amenities. Strong value in the $500K–$750K range.

Central Park

Taylor Morrison · D.R. Horton · Maronda

Multiple builders, townhomes + single-family, with an upcoming retail plaza. Entry points from the low $300Ks.

Cadence

Mattamy Homes

One of the most affordable entry points in Tradition. Townhomes + single-family with excellent amenities from the $300Ks.

Kenley

Mattamy Homes

Intimate community of 214 homes — pool, fitness center, grill area. Single-family only, similar to Cadence.

🌟 Tradition Area 55+ Active Adult

Riverland

GL Homes

PSL's most amenity-rich 55+ lifestyle. Multiple neighborhoods of ~1,000 homes each, united by master amenities. $400K–$800K.

Telaro

Mattamy Homes

Prime location near shopping and dining. Balanced mix of amenities, activity, and quiet. Great value for 55+ buyers.

Esplanade

Taylor Morrison

Intimate, resort-style 55+ enclave. Perfect for those seeking exclusivity and tranquility.

Del Webb Tradition

Pulte Homes

Established 55+ with vibrant clubhouse and active social programming. One of PSL's most recognized 55+ communities.

LakePark at Tradition

GHO Homes

Smaller 55+ neighborhood with GHO's signature semi-custom feel and intimate atmosphere.

⛳ Outside Tradition — Golf & Luxury

Tesoro Club

WCI · Toll Brothers · GHO · AR Homes

Luxury private golf community with spec and fully custom homes. Custom builders also available on private lots throughout PSL for homes $1M+.

Glynlea Country Club

Perry Homes · Lennar

Newly opened golf community with competitively priced new homes available now.

Bristol at Wylder

Meritage Homes

Energy-efficient homes in the growing Wylder development. Excellent value and modern construction standards.

Mosaic & Rivella

Kolter Homes

Mosaic offers single-family homes with community amenities. Rivella is a gated community with stylish homes and premium amenities.

🏡 Residential Lot Builders (Non-HOA / Small HOA)

Groza Homes · Maronda Homes · Mona Homes · Synergy Homes · Adams Homes · K. Hovnanian Homes · LGI Homes

Part 4

Types of New Construction

There are two main ways to buy new construction in PSL. Depending on your timeline and priorities, one may be significantly better for you.

🏗️

To-Be-Built Homes

You choose the floor plan, lot, and all options from scratch. Fully customized to your preferences. Typical build time: 7–14 months.

1
🏠

Spec Homes (Quick Move-In)

Already under construction or completed. Less control over finishes, but much faster move-in — and sometimes at a better price than building from scratch.

2
📩 Want a monthly list of available Spec homes in PSL? Email me at javierandradeb@gmail.com or call (561) 809-1419.
Part 5 — Real Example

Astor Creek Country Club

Here's an actual price breakdown so you can see exactly how the total cost of a luxury home is built up:

Victoria Model · Waterfront & golf-view lot

Base Price$821,990
Lot Premium (water + golf)$190,000
Structural Options$84,370
Design Selections$271,070
Total Investment$1,367,430
💡 What this example teaches us:The base price was only 60% of the total cost. The lot premium, structural options, and design selections together added over $545,000.

That's why planning your full budget from the start matters so much — not just the "starting from" price in the ad.
📋 Want the full line-by-line breakdown? Email me at javierandradeb@gmail.com
Part 6

HOA Fees & CDD

In most new construction communities, HOA fees range from $40 to $900/month depending on amenities. Here's what they typically cover:

🌿

Lawn & Landscaping

Front and/or back yard maintenance included in many communities

📡

Internet & Cable

Included in Tradition master HOA for most communities within Tradition

🏊

Amenity Access

Pools, fitness centers, pickleball courts, clubhouses & more

What is a CDD?A Community Development District is a separate annual charge — common in Tradition — that repays the loan builders take out to fund infrastructure and amenities. Typical range: $500–$2,500 per year.
Lifestyle Options in PSLFamily-focused, 55+ active adult, boutique/luxury, and non-HOA custom builds on private lots throughout the city. There is a match for every preference and budget.

💡 HOA fees and inclusions vary widely. I'll send you up-to-date HOA details before or during your community tour.

Part 7

Builder Incentives

Many builders in PSL offer incentives that can save you thousands. They generally require using the builder's preferred lender — and are available to cash buyers as well.

💵

Closing Cost Credits

The builder covers part of your closing costs, reducing your out-of-pocket expenses at the closing table significantly.

📉

Interest Rate Buy-Downs

Below-market rates through the builder's preferred lender. Can reduce your monthly payment considerably versus current market rates.

💳

Flex Cash

Flexible credit you can apply toward purchase price, interest rate, closing costs, or design studio upgrades — your choice.

🎨

Design Studio Credits

Common in Kolter Homes communities — direct credit toward finishing upgrades: flooring, cabinets, countertops, and more.

🏊

Free Pool

Available at communities including Belterra, Seville, and Tesoro. A complete pool included in your purchase price.

⚡

Quick Move-In Home Incentives

Upgraded appliances, landscaping packages, memberships, closing cost help — and sometimes even a free pool on spec homes.

⚠️ Important: Incentives change month to month based on each builder's sales goals. Always verify what's currently available when you're ready to buy — I'll get you the most up-to-date numbers.
Part 8

The Buying Process

From start to finish, here is exactly how a new construction purchase works — and where my 20 years of experience make the difference:

1

Free Representation — No Cost to You

Builders always cover the agent's commission and it never affects your incentives. The biggest mistake is walking into a model home without representation. The builder's sales agent works for the builder — I work exclusively for you.

2

Explore Communities

We narrow down options based on your lifestyle preferences, HOA requirements, location, and budget. I'll tour communities with you and provide unbiased comparisons based on your priorities.

3

Select Homesite, Floor Plan & Structural Options

Choose the lot and floor plan that best fits your needs, and decide on any structural changes — extra rooms, garage upgrades, extended lanai, etc.

4

Sign Contract & Negotiate Incentives

Sign the agreement securing your homesite, floor plan, and structural options. Initial deposit: 3%–20% of the combined total (base price + lot + structural options). I negotiate the best incentives available.

5

Design Studio — ~6 Weeks After Contract

Choose all your finishes. Design deposit: 15%–25% of chosen upgrades. If adding a pool, most builders have affiliated contractors available during construction.

6

Construction — 7 to 14 Months

Construction begins. I keep you updated throughout. If you can't be present in person, I attend walkthroughs on your behalf and connect you via Zoom.

7

Inspections & Walkthroughs

Pre-Drywall: Review framing, wiring, and plumbing before walls are closed. Pre-Closing: Third-party inspector recommended + punch list creation. Closing Day: Final walkthrough to confirm all items completed.

8

Closing, Warranty & Welcome Home!

You receive the builder's warranty and meet the warranty manager. I remain available to you even after closing — my commitment doesn't end at the closing table.

My Commitment

Free Representation.
20 Years of Experience.

The builder pays my commission — so you have an expert in your corner at no additional cost. Here's how I work for you:

🛡️

Why going in alone is a mistake

The builder's sales agent works for the builder, not for you. I work exclusively to protect your interests — on price, incentives, deposits, and every clause of the contract.

🏘️

I Find the Right Community

I analyze your budget and lifestyle to find the community that genuinely fits — not the one that looks best in the ad.

📱

Virtual & In-Person Tours

I accompany you in person or via Zoom. Including Pre-Drywall inspections so you see what's behind the walls before they close.

💼

Incentive & Deposit Negotiation

I know which incentives are available each month and how to negotiate deposits (typically 3%–20%) in the best terms for you.

✅

With You Start to Finish

From the first signature to closing day — and beyond. My commitment doesn't end when you close. I'm still available for any post-move-in questions.