Royal LePage Credential
Build New. Done Right.
Whether you're planning to build your dream home or you're a builder looking for expert sales and marketing support — Turner Realty brings specialized new construction knowledge to every project. From buyer representation to builder services, we handle every detail of the new construction process with expertise and care.
Gander's Build Up Gander program offers new home incentives including $5K–$10K grants and up to $40K in forgivable loans for secondary suites. See full incentive details →
Central Newfoundland
Buyer Services & Representation
We guide first-time builders through every stage — from lot selection and floor plan design to construction inspections and closing. Our buyers enjoy peace of mind knowing a CNHS specialist is managing their investment.
Builder Marketing & Sales Support
Our in-house team handles professional photography, cinematic video, 3D virtual tours, qualified buyer management, and strategic market positioning. Focus on building — we'll handle the marketing and sales.
Featured Subdivisions in Gander
Prime new construction opportunities in Central Newfoundland's most desirable developments.
East Gate Landing
Gander's newest prime address. Fully serviced lots in a peaceful, family-friendly setting — steps from shopping, trails, and all of Central Gander's amenities.
Designed for modern living in the heart of Central Newfoundland, East Gate Landing offers the perfect balance of convenience and tranquility.
Cobbs Pond Development
A new subdivision by H. Wareham & Sons in partnership with the Town of Gander. A peaceful, secluded setting near Cobbs Pond with lots from 580m² to over 1,000m².
Experience quiet living with immediate proximity to nature. Each lot carefully positioned to maximize sightlines and privacy in this carefully planned community.
Why New Construction?
Building new offers distinct advantages for modern living, sustainability, and investment protection that resale homes cannot match.
Designed for Your Lifestyle
Choose floor plans and lot locations that match your needs — from walkable communities to quiet retreats. Your home is built to your specifications.
Your Taste Top to Bottom
Customize everything from exterior finishes to interior selections. You pick the colors, materials, appliances, and fixtures that define your home's character.
Modern Efficiency
Benefit from modern building codes, energy-efficient systems, better insulation, and the latest HVAC technology. Lower utility bills and greater comfort year-round.
New Home Warranty
Atlantic Home Warranty protection covers structural defects, materials, and labour. You get a 10-year foundation warranty and professional inspections throughout.
Specialist at Every Stage
As a CNHS-certified specialist, I'm with you through lot selection, design, construction inspections, and final orientation. Expert guidance at every milestone.
Lower Maintenance Years
New systems mean fewer repairs and replacements in your first decade of ownership. Everything is under warranty, and modern designs are built to last.
Two Paths to Your New Home
Whether you sell first or build first, we guide you through the right timing and strategy for your situation.
Path A: Sell, Then Build
List your current home, close the sale, then purchase your new lot and begin construction. This approach eliminates dual carrying costs but requires careful timing and planning.
- 1 List your home with Turner Realty (we handle professional marketing)
- 2 Negotiate and accept an offer from a qualified buyer
- 3 Close the sale and secure financing for your new build
- 4 Purchase lot and lock in builder contract
- 5 Begin construction on your timeline
- 6 Move into your completed new home
Path B: Build First, Sell on Completion
Purchase your lot, start construction immediately, and list your current home during the build. Close your new home while selling the old, maximizing your timing flexibility.
- 1 Purchase lot and lock in builder contract
- 2 Begin construction with clear move-in timeline
- 3 Around month 4–6 of construction, list your current home
- 4 Market your new home (professional photos/video during final stages)
- 5 Coordinate closing dates for seamless transition
- 6 Move directly into new home without temporary housing
Six Critical Decisions in New Construction
Success in new construction depends on informed choices at each stage. Here are the decisions that matter most.
The Right Builder
Choose a builder with proven track record, quality reputation, and strong warranty backing. We connect you with trusted builders and verify their credentials and past projects.
Lot & Location
The location is permanent. Consider proximity to schools, employment, services, and growth patterns. Sun exposure, lot orientation, and street appeal matter for future resale.
Floor Plan & Design
Your floor plan determines daily living. Look beyond aesthetics — consider natural flow, storage, energy efficiency, and whether it suits your lifestyle for the next 10+ years.
Selections & Finishes
Cabinets, countertops, flooring, paint, and fixtures define your home's character. Make choices that are timeless, not trendy, and consider resale appeal.
Budget & Financing
Get pre-approved financing, include contingencies for selections and upgrades, and understand the difference between builder financing and mortgage pre-approval.
Warranty & Closing
Insist on Atlantic Home Warranty coverage. Conduct final walk-throughs, document any issues, and understand your warranty terms before taking possession.
The New Construction Build Process
From groundbreaking to orientation, here's what to expect at each major milestone.
Planning & Permits
Builder obtains lot surveys, permits, and approvals. You finalize floor plan selections and lock in design details. This phase typically takes 4–8 weeks.
Design & Construction Prep
Foundation is poured and structural work begins. You'll make major finishes selections (cabinets, countertops, flooring). This is your opportunity to customize.
Active Construction
Framing, mechanical, electrical, plumbing, and interior finishing. You attend inspections and walk-throughs. Construction typically takes 6–10 months from foundation to completion.
Orientation & Closing
Final inspections, punch list completion, and possession. Builder provides full orientation on systems and maintenance. You take possession of your new home.
Five Walk-Throughs That Protect Your Investment
Professional inspections at critical phases ensure quality and catch issues early, before they become problems.
Pre-Drywall
Inspect framing, electrical, plumbing, and insulation before walls close in. This is the last chance to see structural details.
Preliminary
In-house builder review before finishes are complete. Any issues identified now are caught before final stages.
Orientation
Full walk-through of completed home, develop punch list, review all systems, get demonstration of appliances and warranties.
30–60 Day
Follow-up after move-in to address settling, seasonal adjustments, and any items missed at orientation.
11-Month Final
Comprehensive review before your builder warranty expires. This inspection is critical for warranty claim documentation.
New Construction Costs in Central Newfoundland
Budget ranges for new homes reflect current market conditions, lot costs, and builder selections. All figures include land, construction, and finishing.
Entry Level
$350,000 – $425,000
Floor area: 918–1,100 sq. ft.
Typical format: 2–3 bedroom bungalow or starter home. Standard finishes, efficient layout, energy code compliant.
Mid-Range
$425,000 – $575,000
Floor area: 1,100–1,500 sq. ft.
Typical format: 3–4 bedroom home with main-floor layout options. Upgraded finishes, more customization, varied lot sizes.
Custom / Premium
$575,000+
Floor area: 1,500–3,000+ sq. ft.
Typical format: High-end finishes, custom designs, premium lots, energy-efficient systems, luxury appliances, specialty features.
Typical Cost Breakdown (%)
New construction pricing fluctuates with material costs, labour availability, and market demand. Get multiple builder quotes, clarify what's included in base price vs. upgrades, and factor in closing costs (typically 3–5% of purchase price). Pre-approval with your lender before committing to a builder ensures you understand your true budget.
Permits, Approvals & Inspections
New construction requires multiple municipal and provincial approvals. Your builder handles most of this, but understanding the process helps you stay informed.
Site Plan & Zoning
Town reviews lot location, property lines, setbacks, and compliance with zoning regulations. Typically resolved during lot acquisition.
Building Permit
Issued by the municipality after design review. Required before construction begins. Covers structural, electrical, plumbing compliance.
Environmental & Utilities
Soil testing, septic design (if required), water and sewer connection approvals, environmental assessments if applicable.
Final Approval & Occupancy
Pass-through inspections at framing, mechanical, electrical, and final stages. Certificate of Occupancy issued upon completion.
What You'll Need
Survey: Professional lot survey (builder arranges)
Design Drawings: Architectural/engineering plans (builder provides)
Permits: All permits obtained by builder
Inspections: Municipal inspectors verify code compliance
Key Inspections
Foundation: Before concrete pour
Framing: Before drywall (critical pre-drywall walkthrough)
Mechanical: HVAC, plumbing rough-in
Electrical: Wiring, panel installation
Final: Overall code compliance before occupancy
Attend inspections at each phase, especially pre-drywall. Keep copies of all permits and inspection reports. Ask questions if you don't understand any aspect of the process. Your builder should welcome your involvement and transparency throughout construction.
What Is a Certified New Home Specialist™?
The CNHS™ designation is the industry's leading credential for REALTORS® who specialize in new construction. It requires rigorous training, passing a comprehensive exam, and maintaining education standards.
CNHS training covers every aspect of new construction: builder evaluation and relationships, market research and pricing strategy, buyer representation and contract negotiation, construction finance and timelines, warranty protection, and inspection protocols.
As your CNHS-designated specialist, I bring expertise you won't find in typical residential agents. Whether you're a first-time builder or an experienced developer, my specialized knowledge protects your interests and accelerates your success.
From lot selection through final orientation, I'm your advocate and expert guide at every stage of new construction.
Mike Turner
Royal LePage Turner Realty
- Designation CNHS™ (Royal LePage)
- Experience 15+ years new construction
- Track Record 50+ new homes sold
- Recognition Top 1% Royal LePage
- Contact 709-256-7999
Builder Services & Marketing Support
Our in-house team handles all marketing and sales support for builders and developers, letting you focus on construction quality.
Professional Photography
High-end architectural photography of completed homes and lots. Optimized for web, print, and social media. Featured in all listing materials and marketing collateral.
Cinematic Video
Professional drone footage, walkthrough videos, and finished home tours. Cinematic editing showcases your development from every angle. Shared across platforms and to qualified buyers.
iGuide 3D Virtual Tours
Interactive 360° virtual tours of homes and lot layouts. Buyers explore at their own pace from anywhere. Dramatically increases engagement and serious inquiries.
MLS & Digital Marketing
Full MLS listing with premium placement, architectural photography, floor plans, and detailed descriptions. Syndication to national portals, social media campaigns, and email marketing to buyers.
Qualified Buyer Management
Lead qualification, scheduling, showing coordination, and follow-up. We connect interested buyers with your homes, track interest, and facilitate negotiations.
Market Research & Pricing
Competitive market analysis, pricing strategy, neighbourhood positioning, and absorption forecasting. Data-driven recommendations ensure optimal positioning and sales velocity.
Track Record: Over 50 New Homes Sold
15 years of expertise across 7 streets in Gander, NL. Every home represents quality, buyer satisfaction, and successful new construction delivery.
Homes Sold
New construction homes successfully delivered and closed 2011–2025
Years Experience
Continuous track record of new construction sales and buyer representation
Streets Represented
Neighbourhood-specific expertise across multiple Gander subdivisions
Street-by-Street Breakdown
Military / 9 Wing Buyers
Special benefits, considerations, and strategies for Canadian Armed Forces members and their families looking to build new in Gander.
Military families relocating to 9 Wing Gander often face unique timing and financing situations. New construction offers distinct advantages — predictable timelines, warranty protection, and customization — compared to resale homes in tight markets.
We specialize in military relocations and understand VIP (Verified Independent Professional) requirements, military spousal employment, and Home Buyers Plan advantages.
- Compare new build vs. resale purchasing timeline and costs
- Understand builder financing vs. regular mortgage pre-approval
- Explore military housing benefits and VIP eligibility
- Lock in financing before accepting posting
- Plan move-in timing to coordinate with posting dates
- Verify Atlantic Home Warranty coverage before closing
- Coordinate temporary housing if needed during construction
New vs. Resale Comparison
Military Move Timeline & Costs
How New Construction Affects Your Resale
If you're selling a resale home in a market with new construction, understanding the competitive landscape helps you position effectively and price strategically.
New Construction Advantages
New homes offer warranties, energy efficiency, modern finishes, and no surprise repairs. Buyers emotionally prefer new, and financing is often simpler. New construction can absorb 15–25% of a market's buyer demand.
Why Resale Homes Win
Established neighbourhoods, mature trees, schools nearby, immediate occupancy, and lower closing costs. Resale homes typically cost 10–20% less than new. Many buyers prefer character, location history, and move-in ready homes.
Position your home's strengths: Price below new construction by 10–15%, emphasize location and neighbourhood character, highlight recent upgrades, and focus on immediate possession. Use professional marketing: High-end photography, virtual tours, and strategic pricing are essential when competing with new construction. Consider timing: Selling during new construction upswings means more total buyers in market but more competition. Selling in slower new construction periods positions your resale home as the more attractive option.
Work With Turner Realty's New Construction Team
Are you an agent looking to specialize in new construction? Join a team with 15+ years of expertise, in-house marketing support, proven builder relationships, and CNHS credentials.
We support agents with training, marketing collateral, builder connections, and MLS coordination. Build your new construction business with partners who understand the market.
Our Work
New Construction in Gander
Professional photography, aerial drone, and iGuide 3D included on every new construction listing — at no extra cost.
Every listing includes professional interior photography, aerial drone, cinematic video, and iGuide 3D — produced in-house by Mike Turner. Royal LePage Best in Tech 2024.
Financing Your New Build
How Construction Mortgages Work
Building a new home requires different financing than buying resale. Here's what you need to know before you commit.
Construction Draw Mortgage
Unlike a standard mortgage, a construction mortgage releases funds in stages (draws) as your build progresses — typically at foundation, framing, lock-up, drywall, and completion. You only pay interest on funds drawn, not the full mortgage amount.
Completion Mortgage
Once construction is complete and you have an occupancy permit, your construction mortgage converts to a standard residential mortgage. This is when your regular principal + interest payments begin. Pre-approval locks in your rate before construction starts.
Down Payment Requirements
New construction typically requires 5-10% down for CMHC-insured builds under $500K. Custom builds may require 20%+ depending on the lender. We connect you with mortgage brokers who specialize in construction financing in the Gander area.
Key Advantage
Because Turner Realty handles both your lot purchase and construction oversight, we coordinate directly with your lender on draw schedules and inspection milestones — ensuring your financing stays on track with your build timeline.
Frequently Asked Questions
New Construction FAQ
How long does it take to build a new home in Gander?
Most new builds in Gander take 8-14 months from breaking ground to possession, depending on the size, complexity, and time of year. Custom homes with extensive finishes may take longer. Weather can add 2-4 weeks during winter months. We help you set realistic expectations and monitor progress against your timeline.
What deposit is required to start building?
Builders typically require a deposit of 5-15% of the total build cost to begin construction. This is separate from your mortgage down payment. The deposit structure varies by builder — some require staged deposits at contract signing, foundation, and framing milestones. We review all builder contracts before you sign.
Can I make changes during construction?
Yes, but changes after construction begins (change orders) typically cost more than pre-construction selections. Structural changes after framing are the most expensive. We encourage finalizing your floor plan, finishes, and fixtures before breaking ground — our CNHS™ training includes helping buyers make these decisions early to avoid costly mid-build changes.
What does Atlantic Home Warranty cover?
AHW provides: 1-year builder warranty on materials and labour, 2-year coverage on distribution systems (electrical and plumbing), and 10-year major structural defect coverage. AHW also includes engineering coverage up to $70,000 per home. We always recommend insisting on AHW coverage for any new construction purchase.
Is it cheaper to build new or buy resale in Gander?
New construction in Gander typically ranges from $350K-$600K+ depending on size and finishes. Most resale homes in Gander sell in the $340K–$420K range depending on size, age, and location — but many of those homes are 20-40 years old with aging roofs, furnaces, and windows. When you factor in the cost of replacing major systems on an older home ($40K-$80K over the first 5 years), the gap narrows significantly. New builds also come with full warranty coverage.
What makes a CNHS™ agent different?
The Certified New Home Specialist™ designation is the industry's leading credential for agents who specialize in new construction. It requires 22+ hours of specialized training in construction management, builder relations, buyer representation, and market analysis. Mike Turner is the only CNHS™-designated agent operating in Central Newfoundland — meaning you get an agent who understands the builder's business, the buyer's decision process, and the construction timeline simultaneously.
"Danielle was wonderful during the selling and buying process. She had lots of patience and dedication to stick with us for nearly a year to find the right home. She always had time to answer questions and talk to the kids about moving. We are very happy in our new home, thank you Danielle!"
— William M.
Ready to Build Your Dream Home?
Start your new construction journey today. Whether you're buying, building, or developing — Turner Realty is your expert partner every step of the way.
Based in Gander, serving Central Newfoundland since 1998