Austin new construction deals
Austin New Home Price Reductions
The rarest concession, and why you should ask for it anyway
The short answer
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. It is still worth asking for, because per dollar it is the cleanest thing you can get: it lowers your loan, your monthly payment and your property tax basis, and it keeps working after you refinance.
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 Anything shown here is a snapshot, not a quote, and it may already be out of date by the time you read it.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
- A home that has stood long past the point where incentives stopped moving it.
- The end of a community's buildout, when the builder wants out rather than wanting to protect comparables they no longer have.
- A plan the builder has overbuilt and needs to clear.
- Year end, where a closed sale in the current year can be worth more than a higher price in the next one.
How to tell a real deal from a marketed one
- Ask directly what the home has been reduced by and on what dates. The pattern tells you more than the current number.
- Ask how many homes the builder still has to sell in the community. Fewer remaining means less reason to protect the comparable.
- Ask whether the reduction is a published price change or an unadvertised concession. They are worth different amounts to you at resale.
What to watch for
- A price cut lowers the comparables for your own home too, not just the builder's. That cuts both ways and is worth understanding before you push hard for one.
- A buydown is often worth more than an equivalent price cut if you keep the loan past roughly five years. Run both as a monthly number over your realistic holding period.
- A deep reduction on one home in an otherwise healthy community is worth understanding rather than celebrating. Ask why that 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
Do Austin builders reduce prices? ▾
Rarely, and for a reason that affects you too: a recorded price cut becomes a comparable sale that lowers the value of every unsold home in the community, including yours when you sell. Builders would much rather pay the same money through a rate buydown or closing cost contribution, neither of which shows up in the sales price. Ask for the cut, expect the package.
Is a price reduction better than a rate buydown? ▾
It depends on how long you keep the loan. A price cut lowers your loan balance, your payment and your property tax basis, and it survives a refinance. A permanent buydown usually beats it if you hold the mortgage beyond roughly five years, because the monthly saving compounds. Run both as a total cost over your realistic holding period instead of taking the larger headline number.
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.