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The base price is the smallest number you will see
Every new-construction quote has four layers. Builders lead with the first one. We work through all four before you sign anything.
1 · Base price
The plan with Lennar’s Everything’s Included® package on a standard homesite. This is the number in every advertisement, including ours.
2 · Homesite premium
What the specific lot costs on top. Lake, preserve, corner and cul-de-sac lots carry premiums. On the same plan this is often the single biggest swing.
3 · Structural options
Anything that changes the building — extended lanai, third bay, a bedroom in place of a den. These must be chosen early and cannot be added later.
4 · Carrying costs
Property taxes, association assessments and insurance. This is the layer that decides whether the payment is comfortable, and the layer people research last.
Property taxes
The new-construction tax trap
Here is a thing that catches almost every new-construction buyer in Florida, and almost nobody warns them about it.
The tax figure shown on a brand-new home is often based on an assessment made when the parcel was vacant land. Once the county assesses the finished house, the bill can multiply. Buyers who budget off the number on the listing get a genuinely unpleasant surprise in year two — not because anyone lied, but because they read a real number that was measuring something else.
The correct way to budget is to apply the current millage rate to the expected assessed value of the completed home, then account for homestead exemption if you will qualify, then add non-ad-valorem assessments separately.
We do that calculation with you, in writing, using Charlotte County’s certified rates for the tax district your homesite actually sits in. It takes about ten minutes and it is the most useful ten minutes in the whole process.
Association and assessments
What the monthly and annual charges cover
Willow’s amenity campus — pool, spa, clubhouse, fitness centre, tennis, pickleball, the lawns and the lakes — is funded and maintained through community assessments. So are the gate, the common landscaping and the shared infrastructure.
Charges are not the same across the five collections. Attached and paired products typically carry a different structure from detached ones, because the association maintains a different amount of building — so the only figure worth having is the current one for the specific collection you are buying into.
There is more than one assessment attached to a home at Willow, and the total picture is not something you can piece together from listing sites. We walk every buyer through the complete set — what it is, what it funds, how long it runs and what it is expected to do — before they go under contract. Ask us for it early.
Three documents to demand before you sign.
1. The current assessment schedule for your specific collection, in writing, with what it includes.
2. The association’s budget and reserve position.
3. The full disclosure package for the community, including every assessment that attaches to the parcel — not just the association dues.
Any of these being slow to produce is itself information. We chase them for you.
Financing
Builder lender, or your own?
Lennar Mortgage, Lennar Title and Lennar Insurance Agency are Lennar’s own affiliated companies — that is published on Lennar’s corporate site, and Lennar’s Everything’s Included® material describes mortgage and title services provided “through affiliates.” None of that is hidden and none of it is improper. It is simply a fact you should hold in mind when the incentive is tied to using them.
Builder incentives at Willow currently include closing-cost assistance and a promotional interest rate. Those are real money, and they are usually conditioned on financing through the builder’s affiliate.
The right comparison is not “rate versus rate.” It is the builder’s package including the incentive against an outside lender’s package without it, over the years you will actually hold the loan. Sometimes the builder wins by a wide margin. Sometimes it doesn’t. Run both.
What we do here. We ask for the builder’s Loan Estimate and a competing one, put them side by side, and tell you which is genuinely cheaper for your holding period — including the incentive you would forfeit by going outside.
We are not a lender and we don’t take a referral fee for this. It is just the part of the job that saves people the most money.
Common questions
Costs, in short
Do I pay you anything?
No. In new construction the builder pays the buyer’s agent commission out of its own marketing budget. Your purchase price is the same whether you bring representation or not — which is precisely why not bringing it makes no sense.
Will the builder discount the price if I come alone?
Essentially never. Builders protect base pricing because every price they publish sets the comparable for every other home in the community. What moves instead are incentives — closing costs, rate buy-downs, options credits — and knowing which ones are currently available and negotiable is the whole game.
What deposit does Lennar require?
It varies by collection, by whether the home is inventory or to-be-built, and by how the builder is running its release schedule at that moment. We will get you the current figure for the specific home before you are asked to commit to anything.
Are the base prices on this site the price I will pay?
No, and we would be doing you a disservice to imply it. Base price excludes homesite premium and structural options. Treat every price on this site as the floor, and ask us for the all-in number on a specific homesite.
How much should I budget for insurance?
We won’t invent a figure. Southwest Florida premiums vary enormously by structure, elevation, coverage and carrier, and a new home built to current code prices differently from older stock. Get real quotes on your specific address early — we will tell you when in the process to do it so the answer still leaves you room to act on it.
Get the all-in number
Send us a plan and a homesite and we will come back with base price, premium, the options you actually want, and the carrying costs — one page, no sales pitch.