Should you build new in Westlake or buy a resale home that is ready now? It is a big decision, and the right answer depends on your budget, timeline, and tolerance for construction activity nearby. You want clarity on the true costs and the day-to-day trade-offs, not just a glossy brochure or a pretty listing.
In this guide, you will see how total cost breaks down for both paths, how timelines and warranties really work, what to look for with lots, HOA and CDD fees, taxes and insurance, and how to compare future resale value. You will also get a simple framework to decide with confidence. Let’s dive in.
Westlake options at a glance
Westlake in western Palm Beach County is a master-planned community with a large share of new homes built by Minto Communities. You will also see resale homes throughout the city as phases mature. Both paths can work well. Your choice comes down to cost, timing, and how much customization you want when you move in.
Total cost: what to include
New construction costs
When you build new with a builder like Minto, the price typically includes four buckets:
- Base price. The floor plan and standard features set your starting point.
- Lot premium. Preserve, corner, larger, or preferred-orientation lots usually carry added cost.
- Options and upgrades. Kitchen, baths, flooring, outdoor living, and structural choices can add up fast.
- Closing costs and incentives. Builders sometimes offer rate buydowns or closing credits when you use their preferred lender or title company. Incentives change often, so get the current offer in writing.
Some installed items may carry sales tax, and certain communities include impact or permit fees in the buyer’s costs. Always ask for the full price sheet, lot premium schedule, and a sample contract from the sales office.
Resale costs
With a resale, your price is the negotiated contract price plus typical buyer closing costs, appraisal and lender fees if you finance, and any agreed credits or repairs. You may inherit upgrades that someone else already paid for like landscaping, window treatments, or a screened patio. On the other hand, you could face near-term maintenance on systems that are older.
Compare apples to apples
To compare total cost, build a simple worksheet. For each option, include:
- New build: base price, lot premium, a realistic options budget, estimated closing costs, HOA dues, CDD assessments, property taxes, and insurance.
- Resale: contract price, closing costs, immediate repairs or updates, HOA dues, CDD assessments if applicable, property taxes, and insurance.
Aim to compare at least two new-build scenarios and two resale comps side by side.
Timelines and certainty
New construction timelines
Delivery can range from a quick move-in spec home to many months for a to-be-built lot. Weather, material lead times, and change orders can affect your schedule. Builders typically give a delivery window, not a specific date. If you have a lease ending or a home sale to coordinate, build in buffer time.
Resale timelines
A resale can often close in 30 to 60 days, sometimes faster for cash buyers. You can move in shortly after closing, subject to any agreed repairs or post-occupancy arrangements.
Which suits your move date
- If you need to move soon, resale offers more certainty.
- If you can wait and want to tailor finishes, new construction may fit.
Warranties and inspections
Builder warranties
Many builders provide a 1-year limited workmanship warranty, 2-year systems coverage, and approximately 10-year structural coverage, sometimes through a third-party warranty provider. Terms vary by builder and state, so request the full warranty document and a copy of any third-party certificate.
Even with a new build, plan independent inspections. Consider pre-drywall and final inspections, plus a post-occupancy punch-list review. Confirm in writing when inspections are allowed and what access your inspector will have.
Resale protections
With a resale, your protection comes from seller disclosures and your home inspection. You negotiate repairs or credits based on findings. Some sellers offer a one-year home warranty as an incentive, which can help offset early surprises.
Inspection strategy
- New build: set inspection milestones in advance and keep change orders documented.
- Resale: review disclosures, verify repair receipts, and inspect for roof age, HVAC condition, plumbing, electrical, and pests. If there is a pool, include a pool inspection.
Lot choice and community maturity
New builds: lot selection factors
Lot choice affects your experience and future value. Look closely at:
- Orientation and sun exposure for your backyard and patio.
- Preserve or water views, corner placement, and setbacks.
- Proximity to amenities and main roads.
- Future build-out nearby that could affect noise or privacy.
In a growing phase, expect nearby construction traffic and a younger tree canopy that will mature over time.
Resale: privacy and maturity
A resale in a built-out section can offer mature landscaping, established buffers, and less day-to-day construction activity. Older lot improvements might need maintenance, and stormwater standards may differ from today’s builds. Review surveys, easements, and drainage carefully on both paths.
HOA, CDD, and monthly costs
Many Florida master-planned communities layer fees. You may see:
- A master HOA for amenities and common areas.
- A sub-association in certain neighborhoods.
- Community Development District assessments to pay for infrastructure. These may appear on your property tax bill and can continue for many years.
In Westlake, CDD assessments can materially change your monthly budget. Ask for the current HOA budget, reserve study, and CDD bond disclosure. Review meeting minutes for any special assessments or fee increases under discussion. For public records and tax payment info, the Palm Beach County Tax Collector provides details on billing and assessments. You can explore official guidance through the Palm Beach County Tax Collector site under property taxes.
- Check tax billing and payment information at the Palm Beach County Tax Collector by visiting the official resource for property tax details: Palm Beach County Tax Collector property taxes.
Taxes, insurance, and flood risk
Property taxes and exemptions
New construction is assessed after completion. Florida offers homestead and other exemptions that can reduce taxes for qualifying owners. Verify deadlines and eligibility and review current assessed values with the Palm Beach County Property Appraiser.
- Look up parcels and exemptions with the Palm Beach County Property Appraiser.
Wind and flood insurance
Insurance is a major budget item in Florida. Premiums depend on location, elevation, roof age and type, and building codes. Newer homes often meet more recent codes, which can help. Always get quotes for both homeowner’s and flood insurance before you commit.
- Check your lot’s FEMA flood zone using the FEMA Flood Map Service Center. Ask for an elevation certificate for new builds.
- Confirm contractor licensing or warranty administrators, if needed, through the Florida DBPR.
Resale value and liquidity
New build pros and cons
Pros:
- Fresh finishes, modern floor plans, and energy-minded construction are attractive to many buyers.
- Lower immediate maintenance needs.
Cons:
- You may pay a premium for newness, lot, and upgrades.
- Ongoing nearby construction can affect showings until the area matures.
- Fewer comparables early on can make pricing trickier if you need to sell soon.
Resale pros and cons
Pros:
- Established comparable sales help set value.
- Mature landscaping and larger or unique lots can boost appeal.
Cons:
- Deferred maintenance can impact net cost.
- Older layouts may need updates to match current tastes.
Data to watch
Track price per square foot, days on market, and closed sales for similar floor plans and lot types. Ask your agent for MLS comps specific to Westlake and nearby areas to stay grounded in real data.
A simple decision framework
- Define priorities and constraints
- Must-haves: timing, budget ceiling, lot size, amenity access, community rules you can live with.
- Nice-to-haves: specific upgrades, energy efficiency, view preferences.
- Deal-breakers: ongoing construction nearby for years, strict rental rules, or limited yard space.
- Collect apples-to-apples cost data
- New build: base price, lot premium, realistic upgrades, builder incentives, estimated closing costs, HOA and CDD, property taxes, homeowner’s and flood insurance.
- Resale: price, repairs and updates, closing costs, HOA and CDD, property taxes, homeowner’s and flood insurance.
- Evaluate non-financial trade-offs
- Time to move, certainty of closing date, customization desires, privacy, neighborhood maturity, and proximity to completed amenities.
- Assess risk
- Builder reputation and warranty track record, HOA financial health and reserves, flood risk and elevation, and your flexibility if delays occur.
- Decide with a clear rule of thumb
- If you need immediate occupancy, resale likely wins.
- If you want customization and can wait, a new build can be the better fit.
- If near-term resale value is key, compare price per square foot and recent appreciation trends closely.
Touring both paths: next steps
- Schedule tours. Book a builder model visit and ask to see a comparable spec home. Tour a resale the same week for a back-to-back comparison.
- Build your worksheet. Capture base price, lot premium, options budget, closing costs, HOA and CDD, taxes, insurance, and timeline for each property.
- Order preliminary checks. Pull a FEMA flood map, request insurance quotes for a representative new build and a resale, and ask for an elevation certificate on a new lot.
- Get documents early. Ask the builder for a sample contract, HOA covenants, a warranty summary, and the CDD disclosure. For resales, request seller disclosures, recent utility bills, and the HOA resale package.
- Bring in local expertise. Work with a Westlake-savvy agent to gather current comps, builder incentive details, and to negotiate terms that protect your timeline.
How we can help
We live and work in western Palm Beach County, and we know Westlake, Royal Palm Beach, and The Acreage inside and out. We help you price out real numbers for both paths, line up tours, and assemble a clean comparison so you can choose with confidence. If you want senior-level guidance, clear communication, and quick responses, we are ready to help.
If you are weighing new construction against a resale in Westlake, let’s talk through your timing, budget, and must-haves, then build your side-by-side plan. Reach out to Chris Latchmansingh to schedule a free consultation.
FAQs
What are the main cost differences between new and resale in Westlake?
- New builds add lot premiums and option costs to the base price, while resales may include existing upgrades but can require near-term maintenance.
How long does a new construction home in Westlake usually take?
- Timelines vary from a quick move-in spec to many months for to-be-built lots, with potential delays from weather and material lead times.
Do I still need an inspection on a brand-new home?
- Yes. Plan independent pre-drywall and final inspections, and confirm inspection timing and access with the builder in writing.
What should I review for HOA and CDD costs?
- Ask for the HOA budget, reserve study, meeting minutes, and the CDD bond disclosure to understand current and potential future assessments.
How do property taxes work on new construction in Palm Beach County?
- New homes are assessed after completion, and exemptions can reduce taxes. Verify details with the Palm Beach County Property Appraiser and billing with the Palm Beach County Tax Collector.
How can I check flood risk for a specific Westlake lot?
- Use the FEMA Flood Map Service Center and request an elevation certificate for the property before you commit.
Are builder warranties all the same in Florida?
- No. Many include 1-year workmanship, 2-year systems, and about 10-year structural coverage, but terms and claim processes vary, so get the full documents and read exclusions.
