What if you could see the path from contract to keys before you ever step into a Lake Nona sales office? When you know the timeline, you can set realistic expectations, plan your financing, and avoid costly delays. In this guide, you’ll learn the typical phases, time ranges, and local Lake Nona factors that shape your move-in date. You will also get a clear checklist so you feel in control from day one. Let’s dive in.
Lake Nona timeline at a glance
- Production or spec homes: about 6 to 12 months from contract to keys. Quick-delivery inventory can be shorter if construction is already far along.
- Custom builds or complex lots: about 9 to 18 months, and sometimes longer for large, highly customized projects.
These are typical Florida ranges. Your exact schedule depends on your builder’s process, permitting timelines, selections, financing, and inspections.
Phase-by-phase timeline
Contract and deposit
You select a lot and floor plan, confirm pricing, and sign the purchase contract. You also pay the initial deposit per the agreement. This step can take a few days to two weeks. Review any delay clauses and understand what is refundable.
Design options and selections
Plan your design center visits early. Most buyers spend 2 to 8 weeks choosing structural options, finishes, and upgrades. Missing selection deadlines can delay ordering and push your schedule. Ask your builder for a written selections calendar.
Permitting and plan approval
The builder submits plans to either the City of Orlando Building Division or Orange County Permitting Services, depending on your address. Reviews can take 2 to 12 weeks or more. Timelines vary with review backlogs and plan completeness. Confirm which jurisdiction applies to your lot since processes and fees differ.
Sitework and foundation
Once the permit is issued, crews start clearing, grading, utilities stub-ins, and foundation work. This stage often takes 2 to 8 weeks. Heavy rain, soil conditions, or permit holds can add time.
Framing
Your home takes shape as framing goes up and the roof and sheathing are installed. Expect about 2 to 6 weeks, followed by required framing inspections. Weather and labor availability can affect this window.
Mechanical, electrical, plumbing rough-ins
HVAC ductwork, electrical wiring, plumbing, and any gas lines are installed. Plan for 3 to 8 weeks. Lender or municipal inspections often occur before drywall, which can add days if re-inspections are needed.
Insulation, drywall, exterior finishes
Insulation is inspected, then drywall is hung and finished. Exterior cladding and roofing details move forward. This phase usually takes 2 to 6 weeks. Ask your builder how they schedule insulation inspections to keep momentum.
Interior finishes and punch list
This is where you see cabinets, countertops, flooring, paint, and fixtures come together. It often runs 4 to 12 weeks. The builder will create a punch list of remaining items. Keep your availability open for walk-throughs so punch items can be addressed quickly.
Final inspection and Certificate of Occupancy
The local building department completes final inspections. After approval, a Certificate of Occupancy, or sometimes a Temporary CO, is issued. This can take 1 to 4 weeks or more depending on the jurisdiction and inspector schedules. Lenders usually require a final CO, or an accepted TCO, before funding.
Closing and keys
Once the CO is in hand and final funds are received, the title company records documents, and you receive your keys. Many builders hold a homeowner orientation before closing. If there are outstanding permit or lien issues, key delivery can be delayed.
Local Lake Nona factors
City vs. Orange County permits
Lake Nona spans areas within the City of Orlando and parts of unincorporated Orange County. Each has its own plan review process, fees, and inspection schedules. Ask your builder which department will review your plans and the typical turnaround time they see for that office.
HOA and CDD assessments
Many Lake Nona neighborhoods have homeowners’ associations and Community Development Districts. Expect CC&Rs, initiation or transfer fees, and ongoing CDD assessments. Builders usually provide disclosure packages. Review these early since they affect closing costs and monthly obligations.
Utility coordination
Water, sewer, power, gas, and internet connections require coordination with local providers. Scheduling taps and inspections can add days if not planned ahead. Confirm who is responsible for each utility milestone and when those requests are typically made.
Hurricane season and weather
From June through November, heavy storms can slow exterior work and inspection schedules. Builders often buffer timelines during this season. Ask how weather allowances are handled in your contract.
Financing and closing basics
Loan types and timeline impact
- Builder or in-house mortgage: Can streamline approvals but compare rate and fee structures.
- Construction-to-permanent loan: The lender funds draws as milestones are met. Inspections for each draw can add time. You convert to a permanent mortgage at completion.
- Standard mortgage on a completed or near-complete home: The loan funds at closing once title and CO conditions are satisfied.
Ask how long draw inspections typically take and whether your lender accepts a Temporary CO if needed.
Title, surveys, and insurance
Title companies handle the title commitment, closing, and recording. Order the survey and title work early to avoid last-minute issues. Lenders require homeowner’s insurance at closing, including wind coverage, and flood insurance if the property is in a mapped flood zone.
Warranties and post-closing support
Most builders provide written warranties, often 1 year for workmanship, 2 years for systems, and up to 10 years for structural items. Confirm the start date, the claim process, and the contact person. Keep warranty documents with your closing file for easy reference.
Keys and final walkthrough
You generally receive keys when the final CO is issued, funds have been recorded, and punch items meet agreed standards. Plan to attend a homeowner orientation to learn systems, maintenance basics, and warranty procedures. If your builder uses a TCO, confirm your lender’s requirements before scheduling closing.
Avoidable delays and how to stay on track
Common causes of delay
- Permitting backlogs or incomplete plan sets
- Long-lead materials like windows, cabinetry, or HVAC units
- Heavy rain or storm events
- Buyer change orders after construction starts
- Failed inspections and rework
- Utility or HOA/CDD approvals
- Lender draw inspections and funding hiccups
How to reduce risk
- Get a written construction schedule and review any delay clauses.
- Ask for a selections calendar with order-by dates.
- Confirm the permitting jurisdiction and typical review times.
- Identify long-lead items early and lock selections on time.
- Clarify insurance responsibilities at each stage.
- Verify the lender’s draw and inspection process.
- Request HOA, CDD, impact fee, and utility fee disclosures early.
- Keep communication frequent to catch issues before they grow.
Sample timelines
- Inventory home already framed: 2 to 12 weeks to final CO and closing, depending on remaining work and inspections.
- Production home with standard options: about 6 to 10 months from contract.
- Semi-custom with plan tweaks: about 9 to 14 months.
- Full custom on an undeveloped lot: about 12 to 24 months or longer.
These are illustrative. Your builder’s schedule and jurisdictional timeline will set the pace.
Your action checklist
- Signed contract and all addenda, including options and deadlines
- Written construction schedule with milestone dates
- Design selections calendar and change-order policy
- Permitting jurisdiction and expected review path
- Lender type, draw schedule, and inspection turnaround
- Title commitment and preliminary survey ordered
- HOA/CDD disclosure package and fee estimates
- Impact fee and utility connection estimates
- Builder warranty summary with start date and contacts
Work with a hands-on guide
New construction in Lake Nona moves fastest when you have a clear plan, firm deadlines, and consistent communication from contract to keys. If you want an accountable, owner-led team that understands construction timelines and closing logistics, connect with Real Estate Connect. We help you set expectations, organize documents, and keep your build on track.
FAQs
How long does new construction in Lake Nona usually take?
- Many production and spec homes take about 6 to 12 months from contract to keys, while custom builds often range from 9 to 18 months or longer.
Who handles permits for a Lake Nona home?
- The builder or their subcontractors submit plans and obtain permits from either the City of Orlando or Orange County, depending on the property’s location.
When do I get my keys for a Lake Nona build?
- You typically receive keys after the final Certificate of Occupancy is issued and funds are recorded at closing, or when a lender-accepted Temporary CO is in place.
What can delay a Lake Nona construction schedule?
- Common delays include permitting backlogs, long-lead materials, weather, buyer change orders, failed inspections, utility scheduling, and lender draw inspections.
What costs should I expect beyond the home price in Lake Nona?
- Expect HOA and possibly CDD assessments, impact or utility connection fees, lender and title costs, and homeowner’s insurance, with flood insurance if required.
Do builders guarantee a completion date in Lake Nona?
- Builders often provide target dates, but hard guarantees are uncommon and contracts usually include delay clauses, so negotiate expectations up front.
