Your New Construction Guide for Port Orchard Buyers

Thinking about a brand-new home in Port Orchard? New construction can offer modern layouts, energy-efficient systems, and that fresh-home feeling. It also comes with a process that looks different from buying a resale. If you want a smooth build and a solid contract, it pays to know how builders price, what local permits mean, and which protections you should keep. In this guide, you’ll learn how new-build purchases work, what to watch for in builder contracts, and the key Port Orchard and Kitsap County details that matter. Let’s dive in.

New vs. resale: what changes

Buying from a builder is not the same as buying from an individual seller. You will likely sign the builder’s own contract and follow their construction schedule. The pricing, timelines, and warranties are structured differently, and some common resale contingencies may be limited. Here’s how the process shifts.

Pricing structure you’ll see

Builders usually advertise a base price for each floor plan, then add other line items. Expect your final price to include some mix of:

• Base home price plus any lot premium
• Options and upgrades (cabinets, counters, flooring, lighting)
• Sales tax on eligible items
• Impact and permit fees if the contract passes them through
• Closing costs

Ask the builder to show what is included versus what is an upgrade. Get every selection and price in writing before you finalize lending.

Timelines to plan around

• Inventory or spec homes: often 30 to 90 days to close once you go under contract, depending on lender and title.
• Build-to-order: commonly 4 to 12 months from contract to close, depending on permitting, weather, and supply chain.

Most builder contracts include estimated completion dates and language about delays. Build that flexibility into your move-out and rate-lock plans.

Contingencies and inspections

Builders often resist broad contingencies that are common with resales. Still, you should keep a financing contingency where possible and secure the right to independent inspections. Aim for at least a pre-drywall inspection and a final inspection with a written punch list.

Warranties and service

New homes typically come with express builder warranties that often follow a 1-2-10 model: about one year for workmanship and finishes, two years for systems, and ten years for major structural items. Exact terms vary by builder. Get the warranty in writing and note how to submit claims and timelines for service.

Builder contracts: what to review

Builder contracts are written to the builder’s process. Read carefully and ask questions before you sign.

Documents you will sign

• Lot reservation or option agreement
• Purchase and sale or construction contract
• Selections and options confirmation
• Change orders for any post-contract changes
• Earnest money or escrow agreement
• Warranty documents and HOA or CC&R materials, if applicable

Clauses to watch closely

• Deposit and refundability: where funds are held and when they are forfeited or returned
• Completion date and remedies: what happens if construction is delayed
• Inspection rights and punch list procedures
• Change-order pricing and how changes affect timeline and financing
• Arbitration or dispute resolution requirements
• Financing contingency rules and any limits on rate locks
• HOA control by developer and special assessment rights during the transition
• Warranty claim process, notice requirements, and repair timelines

Consider having an experienced buyer’s agent review the terms and, if needed, consult an attorney on unusual clauses like arbitration or liquidated damages.

Negotiation levers that can help

• Closing cost credits or rate buydown incentives, especially with a preferred lender
• Free or discounted upgrades, particularly on inventory homes
• Lot premium adjustments on homesites that are harder to sell

Port Orchard and Kitsap essentials

Local rules, utilities, and site conditions can affect both cost and timeline. Confirm the jurisdiction and ask the builder for documentation up front.

Permits and who governs your lot

Homes inside Port Orchard city limits follow City of Port Orchard permitting. Homes in unincorporated areas follow Kitsap County. The permitting authority sets inspection sign-offs and timelines. Confirm which office governs your address and request the builder’s permit and inspection record as you approach closing.

Utilities, septic, and sewer

Many Kitsap neighborhoods are on public water. Some areas use on-site septic rather than city sewer. Ask the builder:

• Is the home connected to city sewer or an approved on-site septic system?
• Who pays water and sewer connection fees and inspection fees?
• If septic, can I review the approved septic design and health district approvals?

Critical areas and drainage

Port Orchard and nearby communities include shoreline zones, wetlands, steep slopes, and flood-prone areas. New subdivisions often require geotechnical studies, buffers, and engineered drainage. Request copies of any geotechnical reports, critical-area studies, recorded drainage easements, and long-term stormwater maintenance agreements.

HOAs and impact fees

Many new neighborhoods form an HOA that the developer controls until a set percentage of homes sell. Review CC&Rs, bylaws, budget, and reserve plans. Also confirm how school, transportation, and park impact fees are handled in your contract. Sometimes the builder pays them, sometimes the buyer does. Make sure the contract spells it out.

Inspections and approvals

Even a new home benefits from third-party eyes. Plan for independent inspections and make sure you receive final municipal approvals before closing.

Independent inspections that matter

• Pre-drywall inspection: review framing, electrical, plumbing, and HVAC before walls are closed
• Final inspection: test systems and fixtures, note defects in a written punch list
• Warranty inspection: near the end of your first-year coverage to document items while coverage is active

Municipal sign-offs you should receive

Your builder must pass required inspections for building, electrical, plumbing, mechanical, and more. Before closing, request proof of final approvals and a Certificate of Occupancy or equivalent. Keep copies with your homeowner records.

Punch lists and warranty claims

Do a thorough walk-through before closing. List items that need attention in writing and agree on completion expectations. Learn the warranty claim process and timelines so you can submit notices promptly if issues arise.

Financing your new build

Financing depends on whether you are buying a completed spec home or a build-to-order home.

• Spec or inventory homes: mortgage process looks similar to a resale. The appraiser values the finished home.
• Build-to-order: you may use construction-to-permanent financing that converts to a mortgage at completion, or a construction-only loan followed by a permanent loan. Lenders fund construction in draws after inspections.

FHA, VA, and USDA options may be available in some situations. Builders sometimes offer incentives for using a preferred lender. Compare those offers with quotes from independent lenders to confirm the total math on rate, credits, and price.

How your agent protects you

An experienced buyer’s agent adds value from contract to keys. Your agent can:

• Clarify inclusions, exclusions, and upgrade pricing
• Negotiate incentives, timelines, and inspection access
• Coordinate independent inspections and track punch list items
• Review HOA documents, plats, and recorded easements
• Confirm permit sign-offs and help you collect final approvals and warranty paperwork

Checklist before you sign

Ask your builder for these items in writing. Keep them organized from day one.

• Fully executed purchase contract with all addenda
• Itemized selections and options list with pricing and where taxes apply
• Anticipated completion date and written delay policy
• Earnest money terms, where funds are held, and refund triggers
• Financing contingency details and your rate-lock timeline
• Right of access for independent inspections at key stages
• Written builder warranty and claim instructions
• Recorded CC&Rs, plat map, and utility or drainage easements
• Copies of permit sign-offs and final Certificate of Occupancy before closing
• HOA governing documents, dues schedule, and developer control timeline

Timeline at a glance

Every project is different, but most new builds follow this flow:

1. Lot reservation and contract signing
2. Selections and upgrade period
3. Permitting and construction start
4. Pre-drywall inspection
5. Finishes, systems testing, and final walk-through
6. Final municipal inspections and Certificate of Occupancy
7. Closing and move-in

Ready to tour new communities?

If you are weighing new construction in Port Orchard, Manchester, or greater Kitsap, we can help you compare builders, review contracts, and coordinate inspections so you close with confidence. Reach out to Christopher Threet and the local team you can trust at Christopher Threet | Greater Peninsula Properties.

FAQs

Can I hire an inspector for a brand-new Port Orchard home?

• Yes. Independent inspections at pre-drywall and final stages are recommended to catch issues early and create a documented punch list.

How long does a build-to-order home usually take in Kitsap County?

• Many projects run 4 to 12 months from contract to close, depending on permitting timelines, weather, and supply chain conditions.

What warranties do new homes typically include?

• Many builders offer a structure similar to 1 year for workmanship, 2 years for systems, and 10 years for major structural items. Always read the written warranty for exact terms and exclusions.

Who pays impact fees for a new home in Port Orchard?

• It depends on your contract. Some builders include impact fees in the price and others pass them to the buyer. Confirm how they are handled before you sign.

Do I still need title insurance on new construction?

• Yes. Title insurance helps protect you against liens or title defects, even on newly built homes.

Are builder lender incentives always the best deal?

• Not always. Compare any incentive with independent lender quotes to make sure the total cost and rate are competitive.

What is the difference between Port Orchard city permits and Kitsap County permits?

• Homes inside city limits follow City of Port Orchard rules. Homes in unincorporated areas follow Kitsap County rules. The governing office sets inspection steps and timelines, so confirm which one applies to your lot.