Build With Someone on Your Side.

The agent at the model home works for the builder. We work for you. Independent buyer representation for new construction homes across Central Florida — honest builder comparisons, the right questions, and real guidance before you sign anything.
Schedule My Consultation Get the Free Buyer's Guide

The builder's agent is very good at their job. Their job is representing the builder.

They are friendly, they know the floor plans, and they will answer your questions honestly. They also work for the seller. That is not a criticism. It is their role. Every price, every incentive, and every contract term they present was written to protect the company that pays them.

You are allowed to have someone in the room who was hired to protect you. On most builder contracts it costs you nothing, because the builder pays the co-broke fee. But there is a catch worth knowing: most builders require your agent to register with you on your first visit. Walk in alone, and you may give up representation in that community for good.

The Aroa Home Build Blueprintâ„¢

Five phases. From before you tour to a year after you close.

Most buyers walk into this process with a floor plan and a hope. You're going to walk in with a plan.

01 Position
02 Compare
03 Contract
04 Build
05 Close
Set your real budget before you fall in love with a floor plan
Get registered so your representation is protected
Compare financing options, including the builder's lender
Know the right questions before you walk into a sales center
Builders compared side by side, not one at a time
What each incentive is actually worth in real dollars
Lot premiums, elevations, and options priced out up front
Which floor plans hold their value and which ones don't
We read the builder's contract with you before you sign it
Completion dates, delay language, and escalation clauses
Deposit terms, and what happens if your plans change
What's negotiable more often than buyers assume
Design center strategy, so selections don't break the budget
Site walks at the slab, the frame, and pre-drywall
An independent inspection before the walls close
Someone tracking the schedule so you don't have to
A final walkthrough with a real punch list
Warranty coverage explained in plain language
The year-one items nobody warns you about
We stay reachable long after you get the keys

Five mistakes that cost new construction buyers the most money.

None of these are obvious. Four of the five happen before anyone signs anything.

01 — Touring the first model home alone. It costs nothing to bring representation. It can cost your representation to go without it.

02 — Treating the base price as the price. Lot premium, elevation, structural options, and the design center are where budgets break. The base price is a starting line.

03 — Taking the builder's lender without comparing. The incentive can be real and the rate can still cost you more over the life of the loan. Run both. It takes an afternoon.

04 — Skipping the independent inspection because the home is new. New does not mean flawless. A pre-drywall inspection catches things no one can see after the walls close.

05 — Signing the contract without reading the delay language. Completion dates, escalation clauses, and deposit terms are all negotiable more often than buyers assume, but only before you sign.

Watch the full New Home Construction Process video library →

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The Central Florida New Construction Buyer's Guide

The questions to ask at the sales center, how to read a builder incentive, and a walkthrough checklist you can print.

Free. No call required. Read it before you tour anything.

Thank You

Your guide is opening now. Read it before you tour anything — and call us with any question it raises.

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Robert Kenneth Morillo in a pink suit jacket, standing before a vine-covered wall.

Meet Robert

I'm Rob Morillo, Broker-Owner of Aroa Real Estate.

I hold the New Home Co-Broker (NHCB) designation, which means I've been trained specifically in how builders price, contract, and close — not just how resale works. Most agents who show new construction have not.

Our approach is simple and it doesn't change: educate first, advise second, sell third. If the honest answer is that you should wait a year, that's the answer you'll get. We've built this business on people who came back, and on the people they sent.

New Home Co-Broker (NHCB) · Licensed Florida Broker · Serving Orlando, St. Cloud, Kissimmee and Tampa

Robert Kenneth Morillo

Broker | Owner
PHONE
(321) 999-8689
EMAIL
[email protected]
LICENSE NUMBER
3373543
ADDRESS
1619 Florida Ave, Saint Cloud, FL 34769

We work with every major builder in Central Florida. We're loyal to none of them.

Lennar, Pulte, D.R. Horton, M/I Homes, Taylor Morrison, Toll Brothers, David Weekley, Dream Finders, Meritage, KB Home, Ryan Homes — plus the custom builders most buyers never hear about.

One advisor. Every builder. Honest comparisons across all of them.

Building from the ground up? We'll connect you with custom builders and preferred lenders offering one-time close construction loans — so you lock your rate and financing once, with no need to requalify when your home is complete.

Let's find out where you are.

A 30-minute conversation. No cost, no pressure, and no obligation to work with us.

Here's exactly what happens. First, we figure out which phase of the Blueprint you're in — sometimes that takes five minutes and the answer is that you're further along than you thought. Second, we answer your actual questions: budget, builders, timing, financing, whatever is keeping you up. Third, you leave with a clear next step, even if that step is to wait six months and here's what to watch. You are not signing anything on this call.

Prefer to talk now? Call (321) 999-8689, Monday to Friday, 7am to 7pm.

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Contact Details

Aroa Real Estate

Phone

(321) 999-8689

Email

[email protected]

Open hours

Monday to Friday - 7 am to 7 pm Saturday - 10 am to 4 pm

Address

Downtown St Cloud (HQ) 1619 Florida Ave St Cloud FL 34769 M - F: 7 AM - 7 PM Downtown Orlando The Melrose Center (Co-work Space) 101 E Central Blvd Orlando FL 32801 M - S: 10 AM - 5 PM for Agents By Appointment Only for Clients Downtown Tampa House of Members (Co-work Space) 512 N Franklin St Suite 200 Tampa FL 33602 24 / 7 for Agents By Appointment Only for Clients

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