New construction homes in Gainesville: communities, builders and CDD fees

Where new homes are being built around Gainesville

Most new homes near Gainesville are going up in the southwest, off Parker Road and Archer Road in ZIP 32608, and to the west along State Road 26. Both areas are outside Gainesville city limits, so county millage applies and many lots carry community development district (CDD) assessments. Smaller subdivisions are also being built around Alachua and Newberry, which grew 48.3% between 2010 and 2020.

New construction communities near Gainesville

This list covers communities we could verify from developer, builder or district sources in September 2026. Other builders may be active on scattered lots and in smaller subdivisions around Gainesville, Alachua and Newberry, and releases change often, so ask a local agent for current inventory.

Communities and builders, one by one

Oakmont: ICI Homes and AR Homes

Oakmont covers more than 550 acres in unincorporated Alachua County off Parker Road, with a Gainesville address in ZIP 32608. ICI Homes develops it, and AR Homes also builds there. Homes are listed from the $500s on lots from 50 to 150 feet wide. Amenities include resort-style pools, a fitness center, sports courts, an event lawn and a 46-acre gopher tortoise reserve.

Every lot is in the Parker Road CDD. For fiscal 2027 each lot pays a $2,239.97 operations and maintenance assessment plus a debt assessment that depends on lot width and bond series, for totals of $3,054.29 (50-foot lot, Series 2007) to $4,669.22 (150-foot lot).

Town of Tioga: six local custom builders

Town of Tioga is about three miles west of Gainesville on State Road 26, built around Tioga Town Center, which opened in 2004. Tioga Realty's September 2026 listings showed six new four-bedroom homes from 2,242 to 3,216 heated square feet, priced from $695,500 to $1,310,520, by Tommy Waters Custom Homes, Dibros Design and Construction, Pridgen Homes, Barry Bullard Homes, Warring Homes and Advanced Building Concepts.

We did not find a CDD for Tioga. Ask for the HOA budget, dues and architectural rules for the phase you are considering.

Celebration Pointe: The Vue townhomes

Celebration Pointe is a mixed-use district just west of I-75 at Archer Road. Its for-sale homes are The Vue townhomes; most other housing is rental. Every unit is in Celebration Pointe CDD No. 1, which set a fiscal 2027 assessment of $181.41 O&M plus $650.21 to $1,063.29 debt service per residential unit, depending on the bond series.

Everlee: proposed, not selling

Everlee is a proposed community of about 2,700 homes on 900 acres of a 4,000-acre property between SW Archer Road and Parker Road, announced by The Roberts Companies in January 2026. At that time no formal proposal had been filed with Alachua County, so it is not selling.

How CDD and HOA fees work on a new home

What a CDD is

A community development district is a special taxing district, created under Chapter 190 of Florida Statutes, that borrows through bonds to build roads, drainage, utilities and amenities. Owners repay the bonds through a yearly debt assessment and fund upkeep through an operations and maintenance assessment. Both appear as non-ad valorem lines on the county tax bill, in addition to regular property tax.

The disclosure and what to ask

Florida law requires every sale contract for property in a CDD to include a bold disclosure, placed just above the buyer's signature, that the district may levy taxes or assessments on the property. Before you sign, ask the builder for:

• The current year's O&M and debt assessment for your specific lot.
• How many years remain on the bonds, and whether you can prepay the debt portion.
• Whether the builder is paying any assessment for you in the first year.

Adding it to property tax

Then add the CDD total to property tax. Unincorporated parcels have a preliminary 2026 millage of 18.7624 or 18.6722; see the Alachua County property tax guide.

HOA dues

A CDD is separate from a homeowners association. Many communities have both, so ask for the HOA budget and dues as well as the CDD schedule.

New vs resale: the real cost

Price per square foot

Tioga's September 2026 listings worked out to roughly $310 to $408 per heated square foot. Compare that with resales of similar size in the same area, which Zillow's typical value for ZIP 32608 ($334,077 in August 2026) only hints at.

What a new home leaves out

Landscaping, window treatments, fences and upgraded finishes are often extras on a new build and already in place on a resale. Price them before you compare.

Carrying costs

Add the CDD, HOA and property tax to the mortgage. On an Oakmont lot, the fiscal 2027 CDD alone is $3,054.29 to $4,669.22 a year.

Your first tax bills on a new home

Valued as of January 1

The property appraiser values every parcel as it stood on January 1. If your home was finished after that date, the first bill may reflect only the land or a partly built house, and the next year's bill can jump once the finished home is on the roll. Budget for the full amount from the start.

Homestead timing

File for homestead with the Alachua County Property Appraiser by March 1 of the first year you own and live in the home on January 1. The exemption takes up to $51,411 off assessed value for 2026 and starts the Save Our Homes cap.

Estimating the full bill

As a rough guide, a home with $550,000 of taxable value at the preliminary 2026 unincorporated millage of 18.7624 owes about $10,319 a year in ad valorem tax. On a 50-foot Oakmont lot (Series 2007), the fiscal 2027 CDD adds $3,054.29, for about $13,374 before exemptions. Ask the builder for the parcel's tax estimate and CDD figure in writing.

Inspections, warranties and the builder contract

Deposit terms

Find out when your deposit becomes non-refundable and whether it is held in escrow.

Price changes and delays

Read what happens if construction runs late or the builder raises the price for options.

Your own inspections

Hire an independent inspector at pre-drywall and final stages, even on a new home. The Florida home inspection checklist helps.

Warranty

Get the written warranty and know who handles claims.

Resale comparison

Compare the new-build price with nearby resales, which often include landscaping and finishes you would pay extra for on a new home. See the Gainesville housing market page.

Buying new with your own agent

The builder's sales staff represent the builder. You can bring your own agent to a new-home purchase, but some builders require the agent to register you on your first visit, so bring them or contact the builder before you tour. Ask the builder in writing how it handles agent registration and compensation.

We can introduce you to a local agent who knows the Gainesville communities, or see the Gainesville neighborhoods guide to compare areas first.

Common questions

Sources

• Oakmont: Gainesville new home community
• ICI Homes: Oakmont
• Parker Road CDD: District home page
• Parker Road CDD: Fiscal year 2027 adopted assessment schedule
• Town of Tioga: Community
• Tioga Realty: Town of Tioga new construction
• Wikipedia: Tioga, Florida
• Celebration Pointe: Shopping, dining, entertainment
• Celebration Pointe CDD No. 1: District home page
• Celebration Pointe CDD No. 1: Fiscal year 2027 assessment schedule
• WCJB: Developers announce plans for 2,700-home farmstead community southwest of Gainesville (January 2026)
• Florida Statutes 190.048: Sale of real estate within a district; required disclosure
• Alachua County Property Appraiser: Preliminary 2026 millages (4 August 2026)
• Zillow: Home Value Index and market data (August 2026)
• Florida Department of Revenue: Property Tax Information for Homestead Exemption (PT-113)