Request A Private Vivid Shores New‑Construction Tour

Are you weighing lots and floor plans at Vivid Shores and want clear numbers before you decide? You’re not alone. With new construction, small choices can shift the total price, timeline, and day‑to‑day living experience. In this guide, you’ll see exactly how a private concierge tour works, what to compare lot by lot, how to budget upgrades with confidence, why buyer representation matters, and how to get priority‑release alerts before the crowd. Let’s dive in.

What a private tour includes

A concierge tour is buyer‑focused. You are not just walking a model. You are comparing lots, plans, and options side by side so you can choose with confidence.

Here is a typical agenda:

• Arrival and goals, then a quick overview of the community packet.
• Site walk of target lots with orientation, grade, and view notes.
• Model home walkthrough to separate base features from upgrades.
• Options review using the current option sheet and allowances.
• Amenity and HOA preview, including access rules and maintenance.
• Q&A on timelines, deposits, and warranties.
• Next steps for reservations and priority lists.

At the end, you should leave with a clear set of documents and an “all‑in” price scenario for each short‑list option.

Who should attend

• You and your buyer’s agent.
• The builder’s sales representative or options coordinator for pricing.
• If available, a project or lot coordinator for lot‑specific questions.
• Optional, your lender or pre‑approval contact to discuss financing for upgrades.

Compare lots side by side

Lot factors to evaluate

• Orientation and sun exposure for indoor light and outdoor comfort.
• Topography and grade that affect driveway slope and foundation type.
• Views, privacy, and buffers near amenities, roads, or green space.
• Easements and setbacks that limit pools, additions, or landscaping.
• Environmental items to confirm on official maps and records.
• Utility and meter locations that can influence layout and landscaping.
• Lot size and buildable envelope per community rules.
• Distance to amenities and main entrances.
• Adjacent phases that could impact noise, dust, or future views.

Plan factors to weigh

• Net living area versus usable space and storage.
• Standard footprint versus options like covered patios or garage sizes.
• Structural options that change framing or roofline.
• Included features versus upgraded finishes and systems.
• Layout flow, bedroom placement, laundry access, and flex rooms.
• Ceiling heights, window count, and natural light.

How we present comparisons

To make it simple, we prepare a one‑page summary for each lot and plan combo that includes:

• Base price, lot premium, and itemized options total.
• Estimated HOA dues and any known fees or taxes.
• Estimated closing or possession timing.
• Short pros and cons bullets for quick review.

We also request the builder’s “all‑in” pricing for each scenario so you can compare true out‑the‑door costs, not just base numbers.

Preview amenities and HOA

Amenity checklist

During the tour, confirm the scope and status of planned or completed amenities. Ask about:

• Clubhouse, pool, parks, trails, fitness, and pet areas.
• Shoreline or lake access and any guest rules.
• Rental or reservation policies for shared spaces.
• Construction and activation timelines for amenities still in progress.

HOA and governance to review

Request the current HOA budget, dues schedule, and draft rules. Clarify:

• CC&Rs, bylaws, and design review processes.
• Landscaping and exterior guidelines.
• Parking, leasing, and short‑term rental policies.
• Reserve funding, special assessments, and management structure.

Why this matters to you

Amenities and HOA rules shape your monthly costs, lifestyle, and future resale appeal. If amenities are planned for later phases, confirm the expected timelines and any temporary access plans.

Upgrade budgeting that sticks

How builders price options

Most builders use itemized option sheets with both structural and finish upgrades listed. Some choices come with allowances that can shift once you visit the design center. Change orders after contract can add time and cost, so it pays to lock decisions early when possible.

Smart budgeting steps

• Ask for an “all‑in” price for your selected lot and plan with specific upgrades.
• Break out base price, lot premium, options total, estimated closing costs, dues, and taxes.
• Confirm with your lender which upgrades can be financed and which must be paid at closing.
• Set a contingency cushion for allowance overages or last‑minute changes.

Common categories to clarify

• Kitchen cabinets, countertops, appliance packages, and island options.
• Flooring upgrades and tile details.
• Bath fixtures and shower configurations.
• Exterior materials and entry enhancements.
• Systems such as HVAC, insulation, windows, and water heaters.
• Outdoor living, covered patios, landscaping, and fireplace options.

Negotiation levers and incentives

Depending on inventory and timing, builders may offer incentives. These can include lot premium adjustments, closing cost help, rate buydowns, or nonprice concessions like upgraded appliances or blinds. Always confirm how incentives impact contract price and appraisal.

Documentation and deadlines

Get every selection and concession in writing using addenda or amendments. Ask for the schedule of selection deadlines so you do not miss critical cutoffs that trigger costly change orders.

Buyer representation that protects you

Builder rep versus your agent

The builder’s sales team represents the builder. Your agent represents you and helps clarify contract terms, evaluate resale implications, compare true costs, and coordinate independent inspections. Many builders cooperate with buyer‑agent compensation, which should be confirmed with the sales office and documented in writing.

Contract items we scrutinize

• What is included versus what is considered an upgrade.
• Delivery timing, remedies for delays, and deposit schedules.
• Warranty coverage and dispute resolution processes.
• Appraisal, financing, and inspection provisions.
• Any arbitration or limitation of liability language.

Inspections and warranties

Arrange independent inspections before closing and again near the 11‑month mark to document warranty items. Confirm the punch list process, warranty coverage periods, and who to contact for service after closing.

Priority‑release alerts and early access

How releases usually work

New communities often use staged releases with VIP lists, broker previews, lotteries, or public releases. Early awareness can determine whether you secure a preferred lot or timeline.

How we keep you ahead

We maintain direct contact with the community sales office and subscribe to release and pricing updates. When you opt in, you receive priority alerts for new phases, price changes, and model‑to‑inventory conversions. If the builder prefers certain vendors, we will disclose those relationships and your right to choose.

What to expect on your tour

Before you arrive

• Share your must‑haves, nice‑to‑haves, and budget range.
• Provide a pre‑qualification or pre‑approval letter if the builder requires it for reservations.
• We will confirm which documents will be available on site.

During the visit

• Walk target lots and verify dimensions, exposure, and site lines.
• Tour the model to separate included features from upgrades.
• Review option sheets and request a complete all‑in scenario.
• Confirm selection windows and any early structural deadlines.

After the tour

• Receive a clean comparison packet for each short‑list scenario.
• Review next steps for reservation or contract.
• Decide on inspections, lender engagement, and any follow‑up questions for the builder.

Ready to walk Vivid Shores privately?

If you want clarity on lots, plans, costs, and timing, a private concierge tour will save you hours and help you avoid costly surprises. Request your side‑by‑side comparison, upgrade budgeting support, and priority‑release alerts, all guided by a senior agent. Connect with McGreevy | Comisar to schedule your tour and receive your pre‑tour checklist.

FAQs

How does a private Vivid Shores tour work?

• You meet on site with your agent and the builder rep to walk lots, tour the model, review options and HOA details, and create all‑in pricing for your top scenarios.

Why compare Vivid Shores lots side by side?

• Lot orientation, grade, views, and easements affect comfort, cost, and resale, so a side‑by‑side review helps you see tradeoffs before you commit.

How do I budget upgrades for a Vivid Shores build?

• Ask for itemized option pricing and an all‑in estimate that breaks out base, lot premium, options, dues, fees, and taxes, then add a contingency for allowances.

Do I need a buyer’s agent for Vivid Shores new construction?

• A buyer’s agent represents only your interests, clarifies contract language, compares true costs, negotiates incentives, and coordinates independent inspections.

How do priority‑release alerts at Vivid Shores help me?

• Early alerts can secure access to preferred lots or timelines by notifying you ahead of public releases, price updates, or model‑to‑inventory conversions.