NEW CONSTRUCTION HOUSTON

Most Houston builders are offering rate buydowns (some as low as 0.99% for the first year), closing cost credits up to $25,000, and design center credits up to $100,000. These change frequently. The best deals are typically on quick move-in homes that have been sitting in inventory.

No. You can always use an outside lender. However, most builders tie their best incentive packages to using their preferred lender. An independent broker like InSync can often beat the builder's rate even without the incentive, saving you more over the life of the loan.

Yes. Builder representation works differently than a resale transaction. You should register with your buyer agent on your very first visit to a model home or you may lose the right to be represented.

Many new construction communities in Houston are in Municipal Utility Districts (MUD). MUD tax rates can be 2 to 3 times higher than non-MUD areas, adding $500 to $800+ per month to your payment. Always check the total tax rate before committing to a new build.

Absolutely. New builds have defects too. A third party inspection during construction (pre-drywall and final) catches issues the builder's own quality control misses. This is one of the most important steps buyers skip.

Line up the three numbers that matter: the flyer payment (what the builder advertises using their preferred lender and the incentive package), the true payment after the buydown resets in years 2 and 3, and the outside lender payment without the incentive. On most Houston homes in the $400K to $700K range, the outside lender comes out ahead by month 25 to 30, because the builder's "free" rate is priced into the home and the preferred lender's margin is fatter. An independent broker can pull both quotes side by side. If you want this run for a specific builder and home, send me the flyer and I will send back the real numbers within a day.

The 17 major Houston builders fall into three tiers. Entry level ($250K to $400K): D.R. Horton, KB Home, Lennar, LGI, Meritage. Mid tier ($400K to $700K): Perry Homes, Chesmar, Highland, Pulte, David Weekley, M/I Homes, Taylor Morrison, Coventry, Plantation, Trendmaker. Luxury ($700K to $2M+): Toll Brothers, Westin Homes. Compare on four axes, not just price: total monthly payment with MUD tax (can swing $600 per month), builder warranty length, quality of standard finishes, and incentive stack. The builder directory above has live pricing, current incentives, and MUD tax rates for every active community.

Builders almost never cut the base price. They negotiate on incentive value: closing cost credits, design center credits, rate buydown points, and appliance packages. The leverage you have depends on three things. One, is it a quick move-in (QMI) or a to-be-built? QMIs have real pressure because the builder is carrying inventory. Two, what is the builder's end-of-quarter closing push? Build pace and sales goals matter. Three, do you have a buyer's agent? Unrepresented buyers get worse deals because the builder's sales rep works for the builder, not you. Bring an agent on the first visit (required to register) and expect to negotiate $10K to $40K in incentive value on a $500K home.

Houston builder incentives change weekly and most are not published on the builder's website. The best sources: sign up for each builder's email list (they push flash incentives on Fridays), follow local buyer agents on social media, or get on a weekly roundup that tracks all 17 majors in one place. InSync publishes a free weekly builder incentive roundup every Monday covering Toll, Lennar, Perry, D.R. Horton, Meritage, Chesmar, Pulte, and the rest of the majors. Subscribe at the top of this page or DM for the current week's list.