Should You Buy New Construction or an Older Home in Pensacola?

It depends on your budget, your timeline and how much upkeep you want. When you compare new construction vs an older home in Pensacola, new homes usually win on maintenance, insurance and VA-readiness. Older homes often win on lot size, established neighborhoods and location close to town and the base. Neither is right for everyone.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. New construction is one of my specialties. I work directly with D.R. Horton, Adams Homes and Holiday Builders, so I see both sides of this choice every week.

• Lower maintenance. New roof, new systems, fewer surprises in the first years.
• Insurance. A new roof and current building codes often help with Florida insurance costs. Get quotes to compare.
• VA-friendly. A new home is far less likely to hit the roof or termite problems that stop a VA loan.
• Builder warranties. Coverage on workmanship and major systems for set periods.
• Timing options. A home that is already built can close quickly. One still under construction gives you time to plan around a move.

• Location. Many older neighborhoods sit closer to downtown, the water and NAS Pensacola.
• Lot size and trees. Older homes often come with bigger yards and mature landscaping.
• Character. Layouts and details you will not find in a new subdivision.
• Price. Sometimes more home for the money, if the condition is right.

The catch is condition. An older home with an aging roof or an open termite issue can be hard to insure and may not pass a VA appraisal. I check every home against VA standards before my buyers make an offer, so you know up front.

Yes, and most buyers do not realize it. A lot of people assume that with a builder, the price is the price. Builders do sometimes hold firm on the base price, but they often negotiate on incentives, upgrades or closing costs, especially on homes that are already built. I regularly negotiate price, repairs, closing costs or incentives on new construction for my buyers.

Always bring your own agent to a builder's model home on your first visit. The builder's sales team works for the builder. My page on buying new construction explains how I help.

Much of the newer construction is in Pace and Milton, along with the north and west sides of Pensacola. Builders release new phases and lots over time, so what is available changes month to month. Older homes are more common in established Pensacola neighborhoods and closer to the water.

Compare the full monthly cost, not only the price. Insurance, HOA fees, taxes and expected maintenance can make a cheaper older home cost more each month than a new one. Then compare the commute, the lot, and how long you plan to stay. We walk through all of it before you decide anything. First-time buyers can also read my page on buying your first home.

It is a different process from buying a resale home, and it helps to know the steps:

• Choose the community and the lot, or a home that is already built.
• Sign the builder's contract. Builders use their own contracts, and the terms on deposits and delays are worth reading closely.
• Make your selections if the home is not finished yet.
• Inspect along the way, including before the walls are closed up if the builder allows it.
• Do a final walk-through and get any fixes listed in writing before closing.

For military buyers, the big risk is timing. If a build date slips past your report date, your deposit and your housing plan are both on the line. I know how each builder's contract handles that, and I plan the purchase around your orders from the start.

• Visiting a builder's model home without their own agent
• Assuming a new home's price cannot be negotiated
• Buying an older home without checking the roof and termite history
• Comparing prices without comparing insurance and monthly costs
• Skipping a home inspection on new construction

Do I need an inspection on a brand-new home?

Yes. Builders make mistakes too, and an independent inspection before closing can catch them while the builder can still fix them.

Can I use a VA loan on new construction?

Yes. Many of my VA buyers choose new construction. The appraisal and VA's standards still apply.

Are new homes cheaper to insure?

Often, because of the new roof and current building codes. Get quotes on each home to compare.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. Let's talk about your goals and your timeline, and I will help you compare new construction and older homes side by side.

Schedule a time to talk with Vivian.