New Construction Design Center Guide: What's Included vs What Costs Extra

What Is the Design Center?

The design center is where you choose the finishes and features for your new construction home. After you sign the purchase contract and select your floor plan and homesite, you will visit the builder's design center to make selections for flooring, countertops, cabinets, paint colors, fixtures, appliances, and more.

For many buyers, this is the most exciting part of the new construction process. It is also where budgets can get stretched quickly. Understanding what is included and what costs extra is essential to staying on budget.

Design center appointments typically last 2 to 4 hours and are guided by a design consultant. Some builders offer multiple sessions for complex projects.

What's Typically Included in the Base Price

The base price of a new construction home includes standard finishes. The specific inclusions vary by builder, but here is a general list of what is typically included:

Flooring: Standard carpet in bedrooms and standard vinyl, tile, or laminate in main living areas. The quality is functional but basic. Some builders like Lennar include upgraded LVP (luxury vinyl plank) in main areas as part of their standard package.

Countertops: Standard laminate or basic solid surface countertops in kitchens and bathrooms. Some builders now include quartz or granite in the base price in higher-price-point communities.

Cabinetry: Standard wood or wood-laminate cabinets in kitchen and bathrooms. Basic hardware included. Sizes and configurations are limited to standard options.

Appliances: Basic kitchen appliances typically included: refrigerator, range/oven, dishwasher, microwave, and sometimes a washer and dryer. Quality is builder-grade.

Fixtures: Standard light fixtures, plumbing fixtures (faucets, toilets, showerheads), and door hardware. These are functional but basic.

Paint: Standard paint colors in flat or eggshell finish on walls, semi-gloss on trim. White ceilings. You can typically choose from a palette of standard colors at no extra charge.

Landscaping: Basic front yard landscaping including sod, small shrubs, and sometimes a tree. Irrigation system in many communities. Backyard typically graded and seeded or sodded depending on the builder.

Smart home features: Increasingly common in 2026. Many builders include a smart thermostat, video doorbell, and smart lock as standard.

What Costs Extra at the Design Center

Upgrades can add significantly to the total cost of your home. Here is what you will typically pay extra for:

Premium flooring: Upgraded carpet (higher density, better padding), hardwood floors, upgraded tile, or luxury vinyl plank throughout. Costs range from $2,000 to $15,000+ depending on the upgrade and home size.

Countertop upgrades: Upgraded quartz, granite, marble, or solid surface countertops. Kitchen island upgrades (larger island, waterfall edge, different material). Costs range from $1,500 to $8,000+.

Cabinetry upgrades: Upgraded cabinet door styles, painted finishes (versus standard stain), soft-close hardware, pull-out shelves, trash can cabinets, and extended cabinet heights. Costs range from $2,000 to $10,000+.

Backsplash: Standard kitchen backsplash is often basic tile or none at all. Upgraded backsplash in tile, stone, or pattern. Costs range from $800 to $4,000.

Lighting upgrades: Chandeliers, pendant lights, upgraded ceiling fans, under-cabinet lighting, and landscape lighting. Costs range from $500 to $5,000+.

Plumbing fixtures: Upgraded faucets, shower systems, rain showerheads, freestanding tubs, and upgraded toilets. Costs range from $500 to $6,000+.

Appliance upgrades: Upgraded refrigerator styles (French door, built-in), upgraded ranges, cooktops, vent hoods, and dishwashers. Package upgrades from $2,000 to $15,000+.

Structural options: Adding a bedroom, bathroom, extended garage, covered lanai, or modifying walls. These are among the most expensive upgrades and typically cost $5,000 to $30,000+.

Lot premium: Choosing a premium lot (water view, preserve view, larger lot, cul-de-sac) costs extra. Lot premiums typically range from $5,000 to $50,000+.

Outdoor upgrades: Screened-in porches, outdoor kitchens, pool (rarely included), landscaping upgrades, irrigation upgrades. Costs vary widely.

Common Upgrades That Surprise Buyers

Garage door openers: Not always included. Adding one or upgrading to a smart opener costs $300 to $800.
Blinds and window coverings: Some builders include standard blinds, others do not. Custom blinds can cost $2,000 to $5,000 for a typical home.
Pavers for driveway and walkways: Standard is typically concrete. Upgrading to pavers costs $2,000 to $8,000.
Pocket doors and barn doors: Interior door upgrades can cost $500 to $1,500 per door.
Tray ceilings and coffered ceilings: Ceiling treatments cost $1,000 to $5,000+ per room.
Built-in shelving and closets: Standard closets are basic. Custom closet systems cost $1,000 to $5,000.
Door upgrades: Upgraded front door, hurricane-rated doors, or interior door upgrades cost $500 to $3,000+.

How to Set a Realistic Upgrade Budget

Most buyers spend between 5 and 15 percent of the base price on upgrades and lot premium. Here is a realistic approach:

Set a total budget before you walk into the design center. Know the maximum you are willing to spend on upgrades.
Prioritize must-haves versus nice-to-haves. Start with structural options and changes that cannot be changed later.
Account for lot premium separate from design center selections. The lot premium can be substantial, so understand how homesites are priced before you commit to a budget. See our lot premiums guide for typical costs across Greater Orlando.
Get prices in advance. Some builders provide price lists before your design appointment. Ask for them.
Bring your agent. Your agent can help you evaluate whether upgrade prices are reasonable and whether certain upgrades are worth the cost.
Leave room for contingencies. You may find options during the appointment that you want to add. Having budget buffer helps.

What Upgrades Add Real Value vs Cosmetic

Not all upgrades add equal resale value. Some improve enjoyment but do not recover their cost at resale. Others are good investments.

Upgrades that generally add resale value:

Fourth bedroom or flex room conversion (adding a bedroom)
Extended covered lanai or patio
Upgraded flooring (hardwood or quality tile in main areas)
Kitchen countertop upgrades
Energy-efficient windows and systems
Water filtration or softener system
Landscape and irrigation upgrades
Garage extension or third car garage

Upgrades that add enjoyment but may not recover full cost:

Premium appliance packages
Custom backsplash
Upgraded light fixtures and ceiling fans
Custom closet systems
Premium paint colors or accent walls
Decorative ceiling treatments

How Upgrades Affect Appraisal Value

Appraisals on new construction homes use comparable sales from the same or nearby communities. Upgrades do influence the appraisal value, but not dollar-for-dollar. An appraiser will factor in the quality and features of your home compared to similar homes that have sold recently.

If you spend $30,000 on upgrades, the appraisal may increase by $15,000 to $25,000 depending on the type of upgrades and the comparables available. Structural upgrades and additional square footage typically add more value than cosmetic upgrades.

This matters because if the appraisal comes in lower than the contract price, you may need to bring additional cash to closing or negotiate with the builder.

What to Prioritize If Budget Is Limited

If you have a limited upgrade budget, focus on these priorities:

Structural changes that cannot be done later (adding bedrooms, extending rooms, modifying layouts).
Flooring in main living areas because replacing it later means moving furniture and dealing with disruption.
Kitchen countertops and backsplash because the kitchen is a focal point for enjoyment and resale.
Electrical and data infrastructure: Add extra outlets, USB ports, and data lines. Hard to add later.
Plumbing upgrades in the kitchen and primary bath where quality matters most.

Items you can reasonably upgrade later include light fixtures, ceiling fans, paint colors, window coverings, closet systems, and outdoor landscaping.

Frequently Asked Questions

Can I bring my own contractor to do upgrades after closing instead of using the builder's design center?

Yes. After you close, you can hire your own contractor for any upgrades you want. This is often more cost-effective for items like flooring, lighting, and cabinets. However, making changes during construction (through the design center) means everything is completed when you move in and covered by warranty.

Do builders markup design center items?

Yes. Builder design centers typically price upgrades at a markup over retail. The convenience of having everything installed and ready at closing comes at a premium. Getting quotes from outside contractors can help you decide if the builder's price is worth it.

Can I negotiate design center prices?

Design center prices are generally fixed within a builder's system. However, you may be able to negotiate a design center credit or flex cash that reduces your out-of-pocket cost for upgrades.

What happens if I do not choose all my upgrades during the design appointment?

You will receive the standard selections for any items you do not choose. Most builders require you to make all selections before construction begins, so missing the deadline means accepting the standard finishes at no extra charge.