Austin New Construction Deals
What is actually discounted, and how to tell that from what is advertised
The short answer
A real deal on Austin new construction is almost never a lower sticker price. It is a builder under pressure on one specific home, paying you through a rate buydown, closing cost contribution or design allowance because a recorded price cut would lower the comparable sales for every other home they still have to sell. That pressure is predictable: it builds on completed homes that have been standing, and it peaks at quarter end and at the calendar year end.
Builder incentives can change at any moment.
Builders add, cut and pull offers without notice, and what applies varies by community and by individual home. Anything shown here is a snapshot, not a quote, and it may already be out of date by the time you read it. Reach out to me for the latest and I will confirm what is actually on the table this week, including offers that are never advertised.
Offers below last reviewed October 14, 2026.
Ready to see actual homes?
Move-in ready homes are where the largest concessions usually are. Ask me what applies to a specific one.
What is on the table right now
5 percent toward closing costs, with an owner's title policy included.
On eligible homes. Lennar states that incentives are subject to change and vary by home, and that its offers may require using its designated lender or closing agent. Ask me which homes qualify.
Confirmed 2026-10-02 · Email from a Lennar Austin new home consultant
Rates as low as 3.99 percent (5.362 percent APR) on a 7/6 ARM, fixed for the first seven years.
Through Pulte Mortgage. Their published example assumes a 780 FICO, a primary residence and 20 percent down, with all incentives applied toward closing costs; the rate adjusts every six months from year eight. Pulte states the rate was effective 9/17/2026, that loans must be locked and closed by 12/31/2026, and that it is offered first come first served. An ARM is not the right product for everyone — ask me to price it against a fixed rate before you decide.
Confirmed 2026-09-18 · Pulte Homes Central Texas email
4.99 percent (5.76 percent APR) FHA 30-year fixed rate with as little as 3.5 percent down on select quick move-in homes.
Through Toll Brothers Mortgage Company, for buyers who sign on a select quick move-in home on or after 9/4/2026 and close by 10/30/2026. Toll's published example assumes a $509,224 price and a 660 minimum credit score; limited availability and subject to change. Toll is also running a National Sales Event for deposits 10/3 to 10/18 with savings that vary by home.
Confirmed 2026-10-13 · Toll Brothers emails, 10/3 and 10/13/2026
Year End Sales Event: choose up to $50,000 in flex cash or a 5.49 percent rate (6.278 percent APR, 30-year fixed), plus a move-in package.
On qualifying inventory homes, which must close by 12/31/2026. Perry has also cut prices on inventory homes near Georgetown.
Where: Parmer Ranch, Georgetown, Parkside on the River, Georgetown
Confirmed 2026-10-03 · Email from a Perry Homes Austin new home sales counselor
Up to $60,000 in flex cash plus a 1-0 rate buydown on to-be-built homes, or a 4.99 percent first-year rate on quick move-in homes.
To-be-built: contracts from 10/8 to 10/31/2026 that can close by 5/31/2027; flex cash goes to design options or closing costs. Quick move-in: 4.99 percent in year one, then 5.99 percent fixed for years 2 to 30 (6.032 percent APR, conventional), on homes that can close by 12/4/2026; an FHA/VA rate is also offered, so ask me for that number. Both require financing through Highland HomeLoans, funds are limited, and they cannot be combined with other offers.
Confirmed 2026-10-14 · Highland Homes email, 10/14/2026
Red Tag Event, 10/9 to 11/1/2026: special pricing on select homes, plus up to $10,000 in closing costs with DHI Mortgage.
Contracts during the event must close by 12/27/2026; first come, first served. The closing cost credit cannot exceed 2 percent of the final sales price and requires DHI Mortgage. Incentives vary by community and home.
Confirmed 2026-10-02 · D.R. Horton Austin Division email
Below-market rates and up to $10,000 in closing costs on select quick move-in homes, contracts through 10/15/2026.
Requires financing through MTH Mortgage and using Carefree Title. The closing cost credit cannot exceed 3 percent of the base price. Meritage does not publish a single rate; ask me for the number on a specific home.
Confirmed 2026-10-01 · Meritage Homes email
National Sales Event extended through 10/18/2026: savings on select quick move-in homes.
Applies to select inventory homes with contracts from 9/3 to 10/18/2026. Savings vary by home; in Coventry's own examples they ranged from $8,000 to $80,000.
Confirmed 2026-10-01 · Coventry Homes email
Up to 6 percent flex cash on qualifying homes, usable for a promotional rate as low as 4.5 percent (6.480 percent APR, FHA 5/1 ARM).
Flex cash can buy down the rate when you finance with Brohn's preferred lender, CMG Financial. Brohn's "hot homes" get an extra 3 percent flex cash toward closing costs. At Cross Creek (Cedar Park), the final homes get the choice of up to 6 percent flex cash or a reduced rate. The 4.5 percent rate is an adjustable-rate loan fixed for five years: ask me to price it against a fixed rate before you decide.
Confirmed 2026-10-10 · Brohn Homes Austin email (10/8/2026) and a Brohn sales executive (10/10/2026)
Where the deals are
Builder Rate Buydowns in Austin
The biggest incentive in the market, and the easiest one to misread
A rate buydown is the builder paying your lender to lower your mortgage rate, and it is the largest single incentive in Austin new construction. There are two kinds that are advertised in nearly the same words: a permanent buydown lowers your rate for the life of the loan, while a temporary 2-1 buydown lowers it for the first two years and then steps back up.
Quick Move-In Deals in Austin
Where the largest builder concessions actually sit
Quick move-in homes are already built or nearly finished, and they carry the largest concessions in Austin new construction. A completed unsold home is capital the builder cannot recycle, it costs them carrying cost every month, and it counts against the community's absorption rate.
Austin New Home Price Reductions
The rarest concession, and why you should ask for it anyway
A straight price reduction is the rarest builder concession in Austin, because a recorded cut becomes a comparable sale that lowers the value of every unsold home in the community. Builders will almost always pay you the same money through a buydown or closing cost credit instead.
The Best Time to Buy New Construction in Austin
Timing is the cheapest leverage you will ever have
The end of a quarter, and the end of the calendar year most of all. Builders manage to closing counts, so a home that closes inside the period is worth materially more to them than one closing a week later at a slightly higher price.
On your side of the table
What I actually do on a deal
- Find out which completed homes have been standing longest in the communities you like, and what each has already been reduced by. That list is not published anywhere.
- Push for what the builder will add on your specific home beyond the advertised program, which is the part that is never published and needs the sales manager rather than the model-home agent.
- Work out whether the buydown on offer is permanent or temporary, and price the builder's tied loan against an outside quote on all-in cost rather than the advertised rate.
- Get the effective tax rate for the specific phase, including any MUD or PID, so a "cheaper" home is not actually the more expensive one every month.
- Time the conversation to the builder's quarter end rather than to your weekend, which is the cheapest leverage available and costs you nothing.
On new construction the builder pays my fee in most cases, disclosed in writing before we tour, so none of this costs you anything. Register me before your first visit to a sales office — walking in alone can cost you representation at that community entirely.
Deals by area
Builders, communities, schools and the tax reality in each suburb I cover.
Austin new construction deals, answered
How do I find the best deal on a new construction home in Austin? ▾
Look for a specific home under pressure rather than a community with a good advertised offer. The three reliable signals are a completed home that has been standing unsold for months, a builder approaching a quarter or year end, and a plan the builder has overbuilt. Ask the sales office which finished homes have been standing longest — they will usually tell you, and that is the whole conversation.
Why do builders give incentives instead of lowering the price? ▾
Because a recorded price cut becomes a comparable sale that lowers the value of every unsold home in the community, and of yours when you sell. An incentive does not appear in the sales price. That is why a builder who will not take $15,000 off will often find $15,000 in a buydown, closing cost contribution and design allowance. The money is the same to you and it is not the same to them.
Are advertised builder deals real? ▾
The advertised program is real and it applies to everyone, which is exactly why it is not where your advantage is. What is negotiable is what sits on top of it for one specific address, and that is rarely advertised at all. A home that has been standing for months is a different conversation from the community's posted offer, and that conversation happens with the sales manager rather than the agent in the model home.
How much can you actually save on Austin new construction? ▾
It varies enormously by builder, by community and by how long a specific home has been standing, which is why any page quoting a single number is guessing. The honest answer is that the range is wide enough to be worth a conversation about the specific home you are considering rather than a general figure.
Tell me your budget. I'll find what's actually discounted.
I call the builders, find the homes under real pressure, and send you the short list — including the concessions that are never advertised.
Find out what is actually discounted
Pick a time. Tell me your budget and the areas you are considering, and I will come to the call with the homes that are genuinely under pressure right now.
What are you looking for?
Budget, areas, and roughly when you need to be in. I'll send you the homes that are actually discounted rather than the ones that are advertised.