Florida Custom Home Building Guide
How to Build a New Construction Home with a One-Time Close Loan
Your Complete Roadmap to Building in Florida
Building a custom home in Florida is an exciting journey that combines your vision with smart financial planning and expert guidance. This comprehensive guide walks you through every phase of the process, from securing the perfect lot to receiving your keys.
Whether you're drawn to Florida's coastal lifestyle, year-round sunshine, or growing communities, understanding the One-Time Close construction loan process will save you time, money, and stress. This financing approach streamlines your build by combining land purchase, construction, and permanent mortgage into a single seamless transaction.
What You'll Learn
  • How One-Time Close loans work in Florida
  • Pre-planning essentials and financing requirements
  • Choosing the right lot and avoiding costly mistakes
  • Selecting a qualified Florida builder
  • Navigating design, permitting, and construction phases
  • Move-in procedures and warranty protections
  • Florida-specific best practices and regulations
I'm Here to Guide You Every Step of the Way
Meet Jodenny, Your Florida Realtor & Mortgage Broker
If you're planning to build a custom home in Florida, I offer something unique: comprehensive expertise in both real estate and mortgage financing. This dual perspective ensures your project runs smoothly from land acquisition through final closing.
I specialize in helping Florida homebuyers navigate the complexities of custom home construction, including:
  • Land acquisition guidance — finding and evaluating the perfect building site
  • Builder selection support — connecting you with qualified, licensed Florida contractors
  • One-Time Close construction financing — streamlining your loan process with access to over 60 lenders

Ready to start your custom build journey? Reach out today for a personalized consultation. Together, we'll create a roadmap that turns your dream Florida home into reality.
What Is a One-Time Close Construction Loan?
A One-Time Close (OTC) construction loan revolutionizes the home building process by consolidating what would traditionally require two separate loans into a single, streamlined transaction. This innovative financing solution is particularly advantageous for Florida custom home builders.
One Comprehensive Loan
Covers land purchase, construction costs, and permanent mortgage financing in a single package. No need to juggle multiple lenders or loan products.
Single Closing Process
One approval, one set of closing costs, one appraisal. You'll save thousands compared to traditional two-loan construction financing.
Interest-Only During Build
Make affordable interest-only payments on funds drawn during construction. Your full mortgage payments don't begin until the home is complete.
Rate Lock Protection
Lock your interest rate at the start of the process, protecting you from market fluctuations during your 6-12 month build timeline.
Why One-Time Close Loans Are Ideal for Florida Custom Builds
Financial Benefits
  • Save $5,000-$15,000 in duplicate closing costs
  • Avoid second appraisal fees
  • Single loan origination charge
  • Predictable monthly costs during construction
  • Simplified tax documentation
Process Advantages
  • Less paperwork and documentation
  • Faster approval timeline
  • One relationship with your lender
  • Seamless transition from construction to permanent financing
  • Built-in construction oversight and inspections
"The One-Time Close loan saved us over $12,000 in closing costs and eliminated the stress of refinancing mid-build. It made our Florida custom home dream achievable." — Recent Ogando Group Client
Phase 1: Pre-Planning Your Florida Custom Build
Success in custom home construction starts long before breaking ground. The pre-planning phase establishes your financial foundation and sets realistic expectations for your project timeline and budget.
01
Secure Financing First
Get pre-qualified for your One-Time Close loan before shopping for land or selecting a builder. This establishes your budget and strengthens your negotiating position. Expect the lender to review your income, credit, debt-to-income ratio, and assets. Pre-qualification typically takes 3-5 business days.
02
Understand Down Payment Requirements
OTC construction loans typically require 10-20% down payment of the total project cost (land + construction + contingency). For a $500,000 total project, expect $50,000-$100,000 down. Some programs offer lower down payments for qualified borrowers. Your down payment can come from savings, sale of existing property, or gift funds.
03
Get Your Builder Pre-Approved
Most lenders maintain approved builder lists or require specific qualifications: active Florida general contractor license, liability insurance, builder's risk insurance, financial stability documentation, and references from previous projects. Start vetting builders early — this process can take 2-4 weeks.
04
Budget for 10-15% Contingency
Florida construction often encounters unexpected costs: rock or unsuitable soil conditions, permit delays or requirement changes, material price fluctuations, weather-related delays, and change orders. A proper contingency fund protects your project from financial stress when surprises arise.
05
Learn the OTC Florida Timeline
From application to move-in, expect 9-15 months total: loan approval (30-45 days), design and permitting (60-90 days), construction (6-9 months), and final conversion (30 days). Florida's hurricane season and permit backlogs can extend timelines, so build in buffer time.

Florida-Specific Tip: Hurricane season runs June through November. Many builders slow or pause exterior work during peak storm months, which can impact your construction timeline. Factor this into your planning if your build overlaps with hurricane season.
Choosing the Perfect Lot in Florida
Your land selection is one of the most critical decisions in the custom home building process. Florida's unique geography, environmental regulations, and climate considerations require careful evaluation of every potential building site.
Flood Zones & Elevation
Check FEMA flood maps before making any offer. Properties in flood zones require expensive flood insurance and may have building restrictions. High-elevation lots (above base flood elevation) offer better insurance rates and fewer construction limitations. Even 1-2 feet of additional elevation can save thousands annually.
Wetlands Regulations
Florida's wetlands are strictly protected. Order an environmental survey to identify wetlands, which are unbuildable and require buffer zones. Wetland mitigation is expensive and time-consuming. Some properties may be partially buildable, reducing your usable land area significantly.
Septic vs. Sewer Access
Confirm utility availability before purchasing. Septic systems require soil percolation tests and adequate space (typically 0.5+ acres). They cost $8,000-$15,000 to install and require ongoing maintenance. Sewer connections are more convenient but may involve impact fees of $3,000-$10,000.
Well vs. Public Water
Rural properties may require well installation ($8,000-$15,000). Wells need water quality testing and adequate flow rates (5+ GPM recommended). Public water connection involves tap fees ($2,000-$8,000) but provides convenience and may improve resale value.
Soil Testing Essentials
Order a geotechnical soil test ($800-$2,000) to identify rock layers, unsuitable fill, high water tables, or contamination. Poor soil conditions can add $10,000-$50,000+ in foundation costs. Never skip this step — it's cheap insurance against expensive surprises.
HOA & Deed Restrictions
Review all covenants, conditions, and restrictions (CC&Rs) carefully. Some communities mandate architectural approval, minimum square footage, specific materials or colors, build timelines, or restrict certain home styles. Violations can result in fines or forced modifications.
Red Flags to Avoid When Buying Land
  • Landlocked parcels without legal access
  • Properties with unclear or clouded titles
  • Lots in the 100-year floodplain (Zone A or V)
  • Land with environmental contamination history
  • Properties requiring expensive utility extensions
  • Lots with protected species habitats
  • Sites requiring extensive fill or grading
  • Parcels with easements crossing building areas
  • Land in areas with permitting moratoriums
  • Properties with unresolved code violations
Choosing the Right Florida Custom Home Builder
Your builder selection will make or break your custom home experience. Florida's unique building requirements — hurricane codes, coastal conditions, and aggressive weather — demand specialized expertise that not all contractors possess.
Hurricane Code Expertise
Your builder must demonstrate deep knowledge of the Florida Building Code, particularly wind load requirements and impact protection standards. Ask for examples of homes they've built that survived major hurricanes. Verify they're current on the latest code updates, which change regularly.
Impact Window Experience
Impact-resistant windows and doors are essential in most Florida coastal areas and increasingly required inland. Your builder should have established relationships with quality impact window suppliers and proper installation training. Improper installation voids warranties and compromises storm protection.
Roof System Knowledge
Florida roofing requires specialized expertise in hip roof designs (most wind-resistant), proper attachment methods, and material selection. Your builder should understand metal vs. tile vs. architectural shingle options, appropriate for your wind zone and budget. Ask about their wind mitigation features.
Essential Builder Qualifications
Licensed & Insured
Verify active Florida general contractor license, comprehensive liability insurance ($1M+ coverage), and builder's risk insurance. Check for complaints with the Florida Department of Business and Professional Regulation and local licensing boards.
Transparent Pricing Structure
Request detailed, line-item construction estimates. Reputable builders provide clear allowances for fixtures, finishes, and materials. Beware of unusually low bids — they often lead to quality shortcuts or excessive change orders. Get everything in writing with specific brand names and model numbers.
Comprehensive Warranties
Quality builders offer structural warranties (10 years), systems warranties (2 years), and workmanship warranties (1 year minimum). Ask about warranty claim processes and response times. Get warranty details in your contract, not just verbal promises.
Lender Approval Status
Most construction lenders maintain approved builder lists based on financial stability, insurance coverage, construction experience, and track record. Working with a pre-approved builder significantly streamlines your loan process. If your preferred builder isn't approved, they may need to provide additional documentation.

Pro Tip: Visit 3-5 of your potential builder's completed homes and speak with those homeowners. Ask about communication, quality, timeline accuracy, budget adherence, and post-construction support. Their experiences reveal more than any sales presentation ever will.
Phase 2: Design & Permitting Your Florida Home
The design and permitting phase transforms your vision into approved construction documents. This critical stage requires attention to Florida-specific building requirements, energy efficiency standards, and local permitting processes that can vary significantly by county and municipality.
Creating Your Floor Plan
Work with your builder or architect to design a functional layout optimized for Florida living. Consider open floor plans for better air circulation, window placement for natural light and cross-ventilation, hurricane-safe rooms or interior bathrooms, and garage positioning relative to prevailing winds.
Block vs. Frame Construction
Florida builders use concrete block (CBS) or wood frame construction. CBS offers superior hurricane resistance, better insulation, termite resistance, and noise reduction but costs 10-15% more. Frame construction is faster and less expensive but requires enhanced hurricane strapping and bracing.
Roof Material Selection
Choose roofing appropriate for your wind zone and budget. Metal roofs (50+ year life, most wind-resistant, expensive), concrete tile (40+ years, heavy, excellent in wind), or architectural shingles (20-30 years, most affordable, adequate with proper installation). Hip roofs outperform gable roofs in hurricanes.
Outdoor Living Spaces
Maximize Florida's climate with covered lanais, screened enclosures for bug-free outdoor dining, outdoor kitchens with weather-resistant materials, pool-friendly layouts, and shade structures. These additions enhance lifestyle and resale value but must be included in initial plans and permitting.
Energy Efficiency Features
Florida's cooling costs demand energy-efficient design: high SEER-rated HVAC systems (16+ SEER), properly sized and sealed ductwork, radiant barrier roof sheathing, Low-E impact windows, spray foam insulation in walls and attic, and Energy Star appliances. These investments pay for themselves through lower utility bills.
Specification Sheets & Permitting
Your builder will create detailed specification sheets covering every aspect of construction: structural components, mechanical systems, plumbing fixtures, electrical layout, finish materials, and exterior elements. Review these carefully before permit submission.
Permit applications include: Architectural plans, structural engineering drawings, site plans, energy calculations, flood elevation certificates (if applicable), and various application forms.
Florida Permit Timeline & Costs: Most counties require 4-8 weeks for permit review and approval. Complex designs or flood zone properties may take 10-12 weeks. Permit fees vary widely by county and home size but typically range from $3,000-$8,000 for a single-family custom home.
Some areas experience significant permit backlogs. Factor potential delays into your construction timeline. Your builder should manage this process but stay involved to address any questions quickly.
Phase 3: The Construction Process
Construction is where your plans become reality. Understanding each stage helps you know what to expect, when to visit the site, and which milestones trigger lender inspections and fund draws. Your One-Time Close loan releases funds in stages as construction progresses.
1
Stage 1: Sitework & Foundation
Timeline: 2-4 weeks • Land clearing and grading • Stormwater management installation • Utility connections (water, sewer, electric) • Foundation excavation and prep • Concrete slab pour or pilings installation • Post-tension cable installation (if applicable) • Foundation inspection
2
Stage 2: Framing & Shell
Timeline: 3-5 weeks • Wall framing or concrete block installation • Roof truss installation • Roof decking and underlayment • Impact window and door installation • Exterior door installation • Rough framing inspection • Hurricane strapping verification
3
Stage 3: Rough-Ins
Timeline: 2-3 weeks • Plumbing lines and fixtures • Electrical wiring and boxes • HVAC ductwork and equipment • Insulation installation (walls and attic) • Rough-in inspections for all systems • Any necessary corrections or adjustments
4
Stage 4: Drywall & Interior
Timeline: 4-6 weeks • Drywall installation and finishing • Interior paint and trim • Flooring installation (tile, wood, carpet) • Cabinet and countertop installation • Interior door hanging • Bathroom and kitchen fixture installation
5
Stage 5: Exterior & Final
Timeline: 2-3 weeks • Exterior finish (stucco, siding, stone) • Roofing completion (shingles or tile) • Driveway and walkways • Landscaping and irrigation • Final electrical and plumbing fixtures • Appliance installation • Final inspections and Certificate of Occupancy
Lender Draw Inspections
Your construction lender releases funds in stages based on completed work. Typical draw schedule includes foundation completion (15-20%), framing and roof dry-in (25-30%), rough-ins complete (20-25%), drywall and interior finishes (20-25%), and final completion (10-15%). An inspector verifies work completion before each draw. Stay on schedule to avoid payment delays to your builder.

Best Practice: Visit your construction site weekly (more often during critical stages). Take photos at each stage, especially before drywall covers plumbing and electrical work. This documentation proves invaluable if issues arise later. Maintain a construction journal noting dates, weather conditions, and any concerns.
Phase 4: Move-In & Warranty Coverage
The final phase of your custom home journey involves careful inspection, documentation of any issues, and understanding your warranty protections. This is your opportunity to ensure everything is completed to your satisfaction before final closing.
Final Walkthrough
Schedule your final walkthrough 5-7 days before closing. Bring your contract, specifications, and a detailed checklist. Test every switch, outlet, appliance, faucet, door, and window. Check paint quality, flooring seams, cabinet alignment, and caulking. Take comprehensive photos and videos.
Punch List Creation
Document every issue, no matter how minor: paint touch-ups, hardware adjustments, cosmetic repairs, functionality problems, and missing items. Your builder should address all punch list items before closing or provide a written agreement with completion timeline. Don't accept verbal promises.
Certificate of Occupancy
Your builder obtains the CO from the local building department after final inspections. This legal document confirms the home meets all building codes and is safe for occupancy. No CO means you cannot legally live in the home or finalize your loan conversion.
Mortgage Conversion
Your construction loan automatically converts to permanent financing upon completion. Final closing involves signing your permanent mortgage documents, transitioning from interest-only to full principal and interest payments, and receiving your house keys and final ownership documents.
Understanding Your Warranty Protection
1-Year Workmanship Warranty
Covers defects in construction quality, materials, and installation. Report issues promptly in writing. Common claims include settling cracks, paint defects, door adjustments, trim gaps, and minor plumbing or electrical issues. Keep detailed records of all communications.
2-Year Systems Warranty
Protects major mechanical, electrical, and plumbing systems. Includes HVAC equipment, water heater, electrical panels and wiring, plumbing lines and fixtures, and built-in appliances. Manufacturer warranties may extend beyond builder warranty for specific equipment.
10-Year Structural Warranty
Covers major structural defects affecting home integrity and safety. Includes foundation problems, structural frame defects, load-bearing wall issues, roof structural failures, and serious water intrusion from construction defects. This warranty is typically transferable to future buyers.

Florida-Specific Recommendation: Purchase a termite bond (treatment and warranty) at closing. Florida's warm, humid climate creates ideal termite conditions. Annual inspections and treatment coverage (typically $300-500/year) protect your investment. Many lenders require termite bonds for wood-frame construction.
Best Practices for a Smooth Florida Build
Successful custom home construction requires attention to detail, proactive planning, and Florida-specific considerations. These best practices, learned from hundreds of Florida custom builds, help you avoid common pitfalls and unnecessary expenses.
Always Verify Flood Zone Status
Order an official FEMA flood map determination and elevation certificate before purchasing land. Even properties outside designated flood zones can experience flooding. Consider future flood risk with climate change — what's safe today may be vulnerable tomorrow. Flood insurance in high-risk zones can cost $2,000-$10,000+ annually.
Never Skip Soil Testing
A $1,500 soil test can save you $50,000+ in foundation problems. Test for load-bearing capacity, water table depth, rock layers, organic material, and contamination. Poor soil conditions may require expensive solutions like deep pilings, extensive fill, or soil stabilization. Get testing done during your due diligence period.
Invest in Quality Impact Windows
Impact-resistant windows and doors are expensive (20-30% more than standard windows) but provide hurricane protection, eliminate need for shutters, reduce insurance premiums (10-30% savings), improve energy efficiency, and increase resale value. They're required in most coastal areas and increasingly popular inland.
Document Everything Before Drywall
Photograph and video all plumbing lines, electrical wiring, HVAC ductwork, structural connections, and hurricane strapping before walls close in. This documentation is invaluable for future repairs, renovations, or if issues arise. Create a digital folder organized by room and system. Take photos with a measuring tape for scale reference.
Schedule Independent Pre-Drywall Inspection
Hire an independent inspector ($400-700) to review framing, rough-ins, and systems before drywall installation. They often identify issues your builder's team missed. Addressing problems before walls close is exponentially cheaper than after. This inspection typically pays for itself many times over.
Shop Insurance Early & Thoroughly
Florida homeowners insurance is complex and expensive. Start shopping 60-90 days before completion. Get quotes from multiple carriers. Consider separate wind/hurricane coverage, appropriate dwelling coverage (replacement cost, not market value), and adequate liability protection. Wind mitigation inspections can reduce premiums significantly.
Avoiding Costly Change Orders
Change orders are the biggest budget killer in custom home construction. Every change after permitting costs significantly more than including it originally. Changes also delay construction and can require permit amendments.
To minimize change orders: Finalize all selections before construction starts, visit design centers early to see actual materials, understand your allowances and what they cover, and create a contingency budget for unexpected needs.
If change orders are necessary: Get written quotes before approving, understand timeline impact, review cost breakdowns carefully, and confirm they won't affect structural integrity or warranties.
Remember that some changes are impossible after certain construction stages. Plumbing and electrical relocations must happen before rough-in. Structural changes become extremely expensive after framing.
Ready to Build Your Dream Florida Home?
Let's Make It Happen Together
If you're thinking about building a custom home in Florida, I offer a unique advantage: expertise in both real estate and mortgage financing. This comprehensive approach means you have one trusted advisor guiding you through the entire process, from finding the perfect lot to receiving your keys.
Here's How I Help:
  • Real Estate Expertise: I help you find and evaluate building lots, negotiate purchases, and navigate Florida's complex property regulations.
  • Builder Connections: Access my network of licensed, insured, and lender-approved Florida custom home builders with proven track records.
  • Financing Solutions: I shop over 60 lenders to find you the best One-Time Close construction loan rates and terms for your specific situation.
  • End-to-End Guidance: From your first consultation through final closing, I'm with you every step, ensuring nothing falls through the cracks.
Access to 60+ Lenders
I compare programs from dozens of lenders to secure the most competitive rates and terms for your construction loan. More options mean better pricing and terms for you.
One-Time Close Specialists
I focus specifically on One-Time Close construction loans, understanding the nuances and requirements that save you thousands in closing costs and streamline your build.
Florida Building Expertise
Deep knowledge of Florida's unique requirements — hurricane codes, flood regulations, permitting processes, and insurance considerations — ensures you avoid costly mistakes.
Let's Build Your Dream Home

Start Your Custom Home Journey Today
Whether you're just beginning to explore the idea of building or you're ready to start the process, I'm here to help. Schedule a complimentary consultation to discuss your vision, budget, and timeline. Together, we'll create a clear roadmap from land selection through move-in.
Contact Jodenny at Ogando Group — Your trusted partner for Florida custom home building, combining real estate expertise with mortgage solutions that work.
Your Florida Custom Home Awaits
Building a custom home in Florida is an exciting journey that combines architectural vision, financial planning, and expert guidance. With the right preparation, qualified builder, and One-Time Close construction financing, you can create the home of your dreams while avoiding common pitfalls and unnecessary expenses.
1
Single Loan Solution
One-Time Close financing covers land, construction, and permanent mortgage in one streamlined package
60+
Lender Options
Access to diverse financing solutions ensures competitive rates and terms for your unique situation
9-15
Months to Build
Typical timeline from loan approval through move-in, including design, permitting, and construction phases
"The custom home building process felt overwhelming until we found the right guidance. Having someone who understood both the real estate side and the financing side made all the difference. Our Florida home turned out even better than we imagined." — Satisfied Ogando Group Client
Your Next Steps
Ready to start your custom home journey? The process begins with a conversation about your vision, budget, and timeline. From there, we'll develop a comprehensive plan that addresses land selection, builder choice, financing options, and construction oversight.
Remember: Building a custom home is a significant investment of time and resources, but with proper planning and expert guidance, it's one of the most rewarding experiences you'll ever have. Your dream Florida home — designed exactly as you want it, built to withstand hurricanes, and optimized for Florida's unique lifestyle — is within reach.
Let's turn your vision into reality.
Contact the Ogando Group today to schedule your consultation and take the first step toward your custom Florida home.