Austin new construction deals
Quick Move-In Deals in Austin
Where the largest builder concessions actually sit
The short answer
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. That pressure is what funds the incentive, and it grows the longer the house stands. The trade is that you take the finishes and the lot someone else chose.
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 Anything shown here is a snapshot, not a quote, and it may already be out of date by the time you read it.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
- Carrying cost. Every month a finished home sits, the builder pays for it, and that number is what makes a concession cheaper than continuing to wait.
- Absorption targets. A standing home counts against how fast the community is selling, which is a number the builder reports upward.
- Quarter and year end. Builders manage to closing counts, so a home that can close inside the period is worth more to them than a slightly higher price next month.
- A plan that is not selling. Builders discount plans, not just houses, and a plan they have overbuilt gets attention before an individual home does.
How to tell a real deal from a marketed one
- Ask the sales office which completed homes have been standing longest. They will usually tell you, and that list is the whole conversation.
- Ask what the home has already been reduced by and when. A home reduced twice is under more pressure than one reduced once.
- Ask what the builder is prepared to add on this specific home beyond the advertised program. The posted offer applies to everyone; what sits on top of it for one address is where the negotiation is.
- Compare the all-in monthly payment against a to-be-built of the same plan. The concession is frequently worth more than the finishes you would have picked.
What to watch for
- You take the finishes as they are. Decide whether that actually matters to you before paying a premium to choose them yourself.
- The lot was chosen by the builder, not by you. Walk it, and look at what backs onto it and what is scheduled to be built nearby.
- A large concession on a home that has stood a long time is sometimes telling you something about the lot rather than about the builder's balance sheet.
- Quick move-in usually means the incentive is tied to closing fast. Make sure your financing can genuinely move at that speed before you commit to it.
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
Are quick move-in homes cheaper in Austin? ▾
Usually yes on an effective basis, though often not on the list price. The discount arrives as a rate buydown or closing cost contribution rather than a price cut, because builders protect the sales price to avoid lowering the comparables for every unsold home in the community. Compare the all-in monthly payment rather than the sticker and quick move-in frequently wins.
How long does a new home sit before a builder discounts it? ▾
There is no fixed rule, but pressure builds steadily and jumps near a quarter end. A home that has been complete and unsold for several months is a materially different conversation from one finished last week. Asking which homes have been standing longest is the single most useful question you can put to a sales office.
Can I still negotiate on a quick move-in home? ▾
Yes, and it is where negotiation actually works. The advertised program applies to everyone; what is negotiable is what sits on top of it for one address. That conversation usually needs the sales manager rather than the agent in the model home, and it generally goes better through your agent than across the desk.
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.