Austin new construction deals
The Best Time to Buy New Construction in Austin
Timing is the cheapest leverage you will ever have
The short answer
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. If your move-in timing is flexible by even two or three weeks, aligning it to a builder's quarter end costs you nothing and is worth more than almost anything you could say in the sales office.
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 Anything shown here is a snapshot, not a quote, and it may already be out of date by the time you read it.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?
Current inventory with pricing, updated by the builders themselves. Incentives change constantly, so ask me what applies to a specific home.
Where the discount actually comes from
- Closing counts are reported, and a sale that lands inside the period counts. One that lands three days later does not.
- Year end compounds it: a closed home in the current year is worth more to a builder than a marginally higher price in the next.
- Slower months mean standing inventory accumulates, which is the other half of the same pressure.
- A community approaching the end of its buildout has less reason to protect its comparables.
How to tell a real deal from a marketed one
- Ask when the builder's quarter actually ends. It is not always the calendar quarter, and the answer is free.
- Ask which homes can physically close inside that window. That list is much shorter than the inventory list and is where the concessions concentrate.
- Start the conversation two to three weeks before the deadline, not on the last day. By the final week the homes that could close are already spoken for.
What to watch for
- A deadline-driven incentive is tied to closing by a specific date. Confirm your lender can hit it comfortably rather than exactly, because builders hold that date firmly.
- Do not let the calendar push you into the wrong house. The discount on a home you did not want is not a discount.
- Rates move independently of builder calendars. A great concession in a bad rate month can still be worse than a normal concession in a good 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.
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)
Answered
When do Austin builders offer the biggest incentives? ▾
At the end of a quarter, and at the calendar year end most of all, because builders manage to closing counts and a sale inside the period is worth more to them than a higher price outside it. The second reliable signal is any completed home that has been standing unsold for several months, since carrying cost is what funds a concession.
Is it better to buy new construction in winter? ▾
December is genuinely strong because it combines year end with a slow selling season, so both sources of pressure line up. The caveat is that inventory able to close by 31 December is limited and gets spoken for, so the conversation needs to start in November rather than the week of Christmas.
Should I wait for prices to drop in Austin? ▾
Timing the market is a different bet from timing a builder, and only the second one is reliably in your control. Waiting for a general price drop means carrying rate risk and missing the quarter-end pressure that is available every three months. If your timeline is flexible, use it on the builder calendar rather than on a forecast.
Keep exploring
Want to know what is actually discounted this week?
Tell me your budget and the areas you are considering. I will call the builders, find out which homes are under real pressure, and send you the short list.
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.
Reviewed and updated September 23, 2026. Builder incentives change constantly — contact me for current terms.