Taylor Morrison is one of the largest homebuilders in America. They're good. They're also professional negotiators selling thousands of homes a year — and the on-site rep represents them, not you. This guide explains how to level the field at no cost.
When you buy new construction in Florida, the builder budgets a cooperating broker commission into the price of every home — typically 2–3% of contract value. Whether you bring a buyer's agent or not, that money is already accounted for. If you don't bring one, the builder keeps it.
This is the single most-misunderstood fact in new-construction real estate. Most buyers walk into the model home alone because they think hiring an agent will cost them money. It won't. The builder is the one paying — for representation that's solely yours.
One condition matters: for the builder to honor cooperating broker compensation, the agent must be registered as the buyer's representative at the first visit to the model home. If you walk in alone first, register on a sign-in sheet, and then try to bring an agent later, Taylor Morrison may refuse to pay the commission. This is why the first call matters.
A real buyer's agent doesn't just unlock the door at showings. Here's the work, step by step.
Most buyers assume new-construction pricing is "take it or leave it." It's not. Here's where there's room — and where there isn't.
The leverage rule: the builder negotiates harder near the end of a quarter (revenue recognition), at the end of a phase release, and on quick-move-in inventory that's been sitting more than 90 days. The single best question to ask: "What's the longest-listed inventory home you have?" The answer tells you where you have room.
There are 13 single-family plans, 4 Coach Home plans, and several Twin Villa options. They don't all hold value the same way. Here's the framework.
Look at: Coach Homes (Vitale, Marano, Romano, Bellisimo) or Twin Villas. Lower acquisition cost, lower assessments since exterior maintenance is bundled, lock-and-leave friendly.
Avoid: oversized single-family with 3-car garage — too much house for limited usage, harder to resell at a premium.
Look at: Farnese, Lazio (I or II), Pallazio (I or II), Beacon. Mid-range single-family — right sized for daily living, popular on resale, solid HOA-to-square-footage ratio.
Tip: consider a study/flex room for office, hobbies, or a guest suite. Resale buyers value flexibility.
Look at: Beacon, Humboldt, Lincoln. Larger floor plans with 3-car garages and 4+ bedrooms — fewer competing units, hold appreciation well, attract a specific (and motivated) resale audience.
Tip: water-view or preserve-view lots add 8–15% to long-term appreciation in similar Naples communities. The premium often pays back at resale.
30–90 days from contract to closing. QMI inventory is already built or nearing completion. Best for buyers with a specific move-in date or who want minimal customization. Often the strongest negotiating position.
8–14 months from contract to closing. You select the lot, the floor plan, and design-center options. More choice, longer wait, fewer surprises. Buyers planning around a seasonal move-in typically work on a one-year cycle.
Whether you're 30 days from buying or 12 months from researching, the right first move is the same: a 30-minute call to align on what you actually want and what's actually available. Phone or email — your call.
Nicholas Nolan LLC · Florida License SL3504588
Specializing in Taylor Morrison Esplanade communities and Naples new construction. I work as a transaction broker — limited representation, with honest, fair and skilled dealing to everyone in the transaction. On eligible Taylor Morrison new construction the builder pays the cooperating broker fee at closing (as of 2026); compensation is negotiable and not set by law.
Brokerage. Nicholas Nolan (Florida Real Estate License SL3504588) is a licensed real estate sales associate of Realty ONE Group MVP, 1495 Pine Ridge Rd, Naples, FL 34109. The Nicholas Nolan Team is a team operating under the supervision of Realty ONE Group MVP. All real estate services are performed by Realty ONE Group MVP.
Equal Housing Opportunity. We do business in accordance with the Federal Fair Housing Law and equal opportunity housing standards.
Photography. Photos © Nicholas Nolan LLC unless credited otherwise; some images may be digitally enhanced. Unauthorized use prohibited — see Terms.
Independent resource. This site is not affiliated with, endorsed by, or operated by Esplanade by the Islands Community Association, Inc., or Taylor Morrison. “Esplanade” and “Esplanade by the Islands” are trademarks of Taylor Morrison; all third-party trademarks are the property of their respective owners.
Pricing & floor plans. Subject to change without notice. Verify all current pricing, availability, and specifications with the builder before making purchase decisions.
