Mike Turner · Royal LePage Turner Realty · Gander, NL
Build New.
Done Right.
Whether you're planning to build your dream home, need to sell first to make it happen, or you're a builder looking for expert sales and marketing support — Turner Realty brings the only Certified New Home Specialist™ in Central Newfoundland to every project.
Active new builds, available lots, and recently completed homes — updated directly from the NLAR MLS® system.
Building Your Dream Home
You want a home built to your spec — your layout, your finishes, your lifestyle. We guide you through every decision from lot selection and builder choice through construction, warranty, and closing. Nothing falls through the cracks.
Sales & Marketing Subcontractor
Just as you subcontract electrical and carpentry to specialists, we handle sales and marketing with the same discipline — professional photography, drone aerials, iGuide 3D tours, MLS placement, and qualified buyer management. You build; we sell.
Featured Subdivisions
Building Now.
Ready to build? These two active Gander subdivisions have fully serviced lots available now. We can connect you with established local builders who know both sites well.
East Gate Landing
Gander's newest prime address — fully serviced lots in a peaceful, family-friendly setting steps from shopping, trails, and downtown amenities.
East Gate Landing offers a variety of lot sizes in one of Gander's most sought-after new development areas. Close to schools, trails, and the centre of town — with multiple access points and lots available now.
Cobbs Pond Development
A new subdivision by H. Wareham & Sons in partnership with the Town of Gander — a secluded natural setting near Cobbs Pond, Phase 1 now selling.
17+ fully serviced lots from 580m² to over 1,000m² in a quiet natural setting. A collaboration between H. Wareham & Sons and the Town of Gander — Phase 1 lots are available now.
Why Build New
in Gander?
A new home isn't just about having something that hasn't been lived in. It's a home built around how you actually live — from day one, with no compromises inherited from a previous owner.
Designed for Your Lifestyle
Choose your layout, room count, storage, and outdoor spaces before construction begins. Built around how you actually live — not adapted from someone else's plan.
Your Taste, Top to Bottom
Choose your own flooring, cabinets, countertops, fixtures, and colours. No compromising with someone else's decorating decisions or paying to redo choices you never wanted.
Modern Efficiency
Current building codes, better insulation, higher-efficiency heating, and triple-pane windows. Lower energy costs from day one — particularly relevant in Central NL's climate.
New Home Warranty
Atlantic Home Warranty coverage — 1-year builder warranty, 2-year distribution systems, 10-year major structural defect coverage. We walk you through every term before you sign.
Specialist at Every Stage
From lot selection and floor plan design through construction milestones and final orientation — our CNHS™-designated agent is with you at every decision point.
Lower Maintenance for Years
Everything is new — roof, furnace, windows, plumbing, electrical. No inherited problems, no deferred maintenance budget, and lower upkeep costs for the first decade.
Need to Sell Your Home
Before You Can Build?
Most people who want to build new already own a home. Coordinating the sale of your current property with the timeline of a new build is one of the most complex transactions in real estate — and one we've done many times. Here are the two paths, and how each works.
Sell, Then Build
Sell your existing home first, move into short-term accommodations, and use the proceeds to fund your new build. The cleanest financial path — you know exactly what you have to work with before construction starts.
- 1. List and sell your existing home — we target a closing date that aligns with your build timeline
- 2. Secure short-term rental or temporary accommodations during construction (typically 6–12 months)
- 3. Use sale proceeds plus construction financing to fund the build
- 4. Move directly from temporary housing into your completed new home at closing
Build First, Sell on Completion
If your financial position supports it, begin construction while still living in your current home and list it for sale as your new build nears completion. Avoids temporary accommodations but requires bridge financing and careful timing.
- 1. Secure construction financing — your lender will want to know the plan for your existing mortgage
- 2. Begin construction while living in your current home
- 3. List your existing home 60–90 days before your new build's projected completion
- 4. Coordinate closings to minimize the overlap period and associated carrying costs
Because we handle both the sale of your existing home and the new construction purchase, we can coordinate the timelines, pricing strategy, and closing dates from one side of the table. Most sellers working with two separate agents end up with competing priorities. Working with one team means your sale and your build are moving in the same direction. Book a no-obligation planning call →
Decisions You'll Face
When Building New.
Building a home means hundreds of decisions made under time pressure. Here are the six major ones — and where a Certified New Home Specialist™ makes the critical difference.
The Right Builder
Not all builders are equal. We evaluate builders on quality, track record, warranty coverage, and fit for your project. Finishing on time and on budget matters as much as price per square foot.
Lot & Location
Orientation, grading, setbacks, servicing — the site shapes everything. Lot selection affects your floor plan options, sun exposure, drainage, and long-term value.
Floor Plan & Design
Standard plan or custom layout? We help organize your design priorities and match them to realistic options within your budget. Changes on paper cost far less than changes mid-construction.
Selections & Finishes
Flooring, cabinets, countertops, fixtures, lighting, paint — endless choices with strict timelines. We keep you organized so nothing gets missed and nothing becomes a change order.
Budget & Financing
Construction financing draws in stages as the build progresses — different from a standard mortgage. We connect you with lenders experienced in new builds and help manage upgrade costs before they compound.
Warranty & Closing
What's covered? For how long? Under what conditions? We walk you through Atlantic Home Warranty terms and the final inspection before you sign — so you know exactly what protection you have.
From Lot Selection
to Turn Key.
Building a home is a dynamic process with hundreds of moving pieces. Here's how we keep it organized and on track at every stage.
Planning
Define your needs, set your budget, select a lot, and identify the right builder. We establish the parameters that will guide every decision that follows.
Design
Floor plans, finishes, fixtures, and features — we organize every decision, keep selections on budget, and make sure nothing gets missed before construction starts.
Construction
We monitor milestones, conduct scheduled walk-throughs at critical stages, and coordinate between you and the builder so issues are caught early — not on closing day.
Orientation & Closing
A thorough walk-through of your completed home — every system, every finish, every warranty item — then a smooth closing process and the keys in your hand.
What Does It Cost to
Build in Gander?
New construction costs in Central Newfoundland are influenced by lot prices, builder rates, material costs, and the scope of your finishes. Here's a realistic breakdown based on current market conditions.
- › 2–3 bedroom bungalow or split-entry
- › Builder-grade finishes and fixtures
- › Standard lot in active subdivision
- › ~$280–$320/sqft all-in
- › 3-bedroom two-storey or large bungalow
- › Upgraded cabinetry, quartz counters, LVP
- › Attached garage, landscaping included
- › ~$320–$360/sqft all-in
- › Custom floor plan, premium lot selection
- › High-end finishes, custom millwork
- › Double garage, full landscaping package
- › ~$360–$420/sqft all-in
Typical Cost Breakdown
Where your money goes when building a new home in Gander. These are approximate ranges — actual costs depend on lot, builder, design, and finish selections.
The median resale home in Gander sells for approximately $280,000–$340,000 — 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 ($40,000–$80,000 over the first 5 years), the true cost gap between new and resale narrows significantly. New builds also come with full Atlantic Home Warranty coverage, eliminating surprise repair costs for the first decade.
The Building Permit
Process in Gander.
Before construction begins, your project needs municipal approval. Here's how the permit process works in the Town of Gander — and how we help you navigate it.
Lot & Zoning Verification
Confirm your lot is zoned residential and verify setback requirements, lot coverage limits, and height restrictions with the Town of Gander's planning department. Your builder or agent can request this information on your behalf.
Submit Building Plans
Prepare and submit architectural drawings, site plans showing the building footprint, lot grading, driveway location, and setback distances. Plans must meet the National Building Code of Canada requirements as adopted by NL.
Permit Review & Approval
The Town reviews your application for code compliance, zoning conformance, and servicing capacity. Typical review takes 2–4 weeks. Permit fees in Gander are based on the estimated construction value of the project.
Inspections & Occupancy
Mandatory inspections at key milestones — foundation, framing, insulation, plumbing, and electrical rough-in. Final inspection and occupancy permit required before you can move in. We coordinate timing with your builder.
What You'll Need
- ✓ Completed building permit application form
- ✓ Architectural plans (two sets minimum)
- ✓ Site plan showing lot boundaries and setbacks
- ✓ Lot grading and drainage plan
- ✓ Proof of lot ownership or purchase agreement
- ✓ Atlantic Home Warranty enrollment
Key Inspections Required
- 1 Foundation inspection — before backfill
- 2 Framing inspection — structural integrity
- 3 Insulation & vapour barrier inspection
- 4 Plumbing & electrical rough-in inspection
- 5 Pre-drywall walkthrough with builder
- 6 Final inspection & occupancy permit
Most buyers never deal with the permit process directly — your builder handles the application and inspections. But understanding the process protects you. As your CNHS™-designated agent, we verify that all required permits are in place, inspections are scheduled and passed, and your occupancy permit is issued before closing. It's one more layer of protection that comes standard with our service.
Five Walk-Throughs That
Protect Your Investment.
We don't wait until closing day to check on your build. Our scheduled walk-through system catches issues while they're still inexpensive to fix.
Pre-Drywall
Inspect framing, electrical rough-in, plumbing, and insulation before the walls close. Last chance to correct structural and mechanical issues before they're hidden.
Preliminary
In-house review before finishes are complete. Catch paint, trim, and fixture issues while trades are still on site and corrections are fast.
Orientation
Full walk-through of the completed home. Review all systems, develop the punch list, and verify every finish against your selections before closing.
30–60 Day
Follow-up after move-in to address any settling, seasonal, or operational issues that only surface once the home is being lived in.
11-Month Final
Comprehensive review before your builder warranty expires. The last opportunity to document and claim any deficiencies under your warranty coverage.
What Is a Certified
New Home Specialist™?
The CNHS™ designation is the industry's leading credential for REALTORS® who specialize in new construction — advanced training in market research, builder relations, buyer representation, and construction management.
When you work with a CNHS™-designated agent, you're working with someone who understands the builder's business model, the buyer's decision stack, the construction timeline, and how to navigate all three to a successful outcome.
Mike Turner holds the CNHS™ designation, making him the only Certified New Home Specialist™ operating in Central Newfoundland. Whether you're a buyer evaluating your first build or a contractor bringing new inventory to market, that specialization is the difference between guidance and guesswork.
Talk to Mike — 709-424-6517Mike Turner
Broker of Record · Royal LePage Turner Realty · Gander, NL
- DesignationCertified New Home Specialist™ — advanced new construction training
- Also HoldsCCGR · RLP Commercial · InvestorsEdge™ certified
- ExperienceLicensed 2009 · Broker of Record 2014 · 168 deals in 2020, 231 in 2021
- RecognitionChairman's Club 9 consecutive years · Globe & Mail feature 2021
- CoverageOnly CNHS™-designated agent in Central Newfoundland
- Contact709-424-6517 · miketurner@royallepage.ca
Marketing That
Sells Your Builds.
Every new construction listing with Turner Realty gets the same premium marketing package that earned us the Best in Tech™ Award — produced entirely in-house, at no extra cost per listing.
Professional Photography
HDR interior photography and drone aerials that showcase your craftsmanship at its best — produced by our in-house team from our studio at 204 Airport Blvd.
Cinematic Video Tours
Property video with aerial footage produced in-house. Reaches buyers who scroll past photos and keeps them engaged longer than any static asset can.
iGuide 3D & Floor Plans
Interactive 360° virtual tours with accurate floor plans on every listing. Out-of-province buyers — a significant share of the Gander market — can fully evaluate your build without travelling.
MLS® & Digital Placement
Strategic MLS® listing, realestategander.com placement, social media campaigns, and the full Royal LePage national network — maximizing exposure to qualified buyers across Canada.
Qualified Buyer Management
We pre-qualify prospects, manage showings, handle negotiations, and see every transaction through closing — so you stay focused on building, not selling.
Market Research & Pricing
We identify target buyers, analyze comparable sales, and develop pricing strategies that position your product competitively — protecting your margins while moving inventory efficiently.
Over 50 New Homes Sold.
Gander, NL · 2011–2025.
Over 50 new construction homes sold across Gander since 2011 — across multiple builders, seven streets, and every size and price point. When builders in this market need their product sold, they call Turner Realty.
New Build or Resale?
We'll Tell You Honestly.
Military families and government employees posting to Gander face a real question: resale home or new build? Both options exist in this market, and each has distinct trade-offs depending on your posting date and HHT timeline.
A new build means no inherited problems, full warranty protection, and a home built to your spec — but it requires lead time that resale doesn't. If your timeline allows it, Gander's two active subdivisions have lots and builders ready to work within military timelines.
Our team includes HHT and BGRS-certified agents who've guided military buyers through both paths. We can tell you honestly which makes sense given your posting date, your entitlements, and what's actually available right now.
- New builds avoid inherited maintenance common in older Gander housing stock
- Atlantic Home Warranty provides 10-year structural coverage from day one
- Active lots at East Gate Landing and Cobbs Pond allow planning ahead of a posting
- iGuide 3D tours on every Turner Realty listing — evaluate properties fully before you arrive
- We connect you with builders who understand military timelines and BGRS requirements
New Build vs. Resale
for HHT Buyers
Honest comparison for buyers arriving on a military posting to 9 Wing Gander.
- Timeline Resale closes in 30–90 days. New builds need 6–18 months lead time depending on construction stage
- Warranty New builds include AHW coverage. Resale carries no warranty unless specifically negotiated
- Condition New builds have zero deferred maintenance. Older Gander resale homes vary significantly
- Customize New builds allow finish selection. Resale means inheriting prior owner choices
- Price New construction typically carries a premium — evaluate net cost against warranty and maintenance savings
- Best for Buyers with advance notice of posting or flexible arrival dates — contact us before your dates are firm
How New Construction
Affects Your Resale.
If you're thinking about selling your existing Gander home, understanding the new construction market matters — buyers are directly comparing your property against new builds at East Gate Landing and Cobbs Pond.
Your Home Competes with New Builds
When a buyer compares your resale home to a new build down the road, price and condition are your primary levers. A well-maintained, correctly-priced resale home has real advantages — move-in ready, established neighbourhood, mature lot, no construction wait, and typically a lower cost per square foot.
The homes that lose to new construction are the ones that are overpriced or under-maintained relative to what a buyer could build for the same money. Correct pricing from day one is how you win that comparison — and it starts with an honest, data-driven market evaluation.
What Resale Has That New Builds Don't
Established lots with mature trees and landscaping. Known neighbours. Proximity to existing schools, trails, and services — without waiting for a new area to develop around you. Fully finished yards. And critically: immediate availability with no construction timeline uncertainty.
For buyers with firm timelines — military postings, school-year moves, spring occupancy — a resale home ready to close in 60 days is often the practical choice, regardless of new build appeal. We can help position your home to win that comparison.
New construction adds competition, but doesn't eliminate the resale market. Price correctly, present well, and market with the same professional tools new builds use — iGuide 3D tours, professional photography, drone aerials, cinematic video — and your home competes effectively. That's exactly what Turner Realty provides on every resale listing, included at no extra cost. Get a free market evaluation →
Builder Relationships. In-House Marketing. One Team.
New construction is a specialized market most agents never access — because they don't have the credential, the builder relationships, or the in-house marketing production to serve it properly. At Turner Realty, agents have all three from day one.
Our studio at 204 Airport Blvd produces photography, drone aerials, video, and iGuide for every listing — new construction included. Builder clients get the same production quality that earned us the Best in Tech™ Award in 2021/22 and 2024. That's a listing presentation most agents in this market simply can't replicate independently.
Ready to Build?
Whether you're a buyer planning a custom home, need to sell first to make it happen, a builder looking for sales support, or an agent looking for a better platform — one conversation is where it starts.