Whether you're relocating to Cypress or just moving across town, new construction moves faster than people expect. One minute you are browsing; the next, a sales rep is sliding a worksheet across the desk loaded with "limited time" incentives.
Rate buy-downs. Closing cost credits. $20,000 in design center cash.
On paper, these look like massive wins. But in this market, many smart buyers look at those numbers and feel two things instantly:
- Is this actually a good deal, or did they just inflate the price to give me a 'discount'?
- Is this enough? Can I get more?
The Pattern I See
The mistake most buyers make isn't asking for too much—it's asking for the wrong things. I see buyers obsess over a headline number (like "$15k off closing costs") without realizing the builder incentives are often a shell game.
That interest rate buy-down might look great for your monthly payment, but if the builder kept the purchase price artificially high to cover that cost, you are essentially paying for your own discount and starting with less equity.
Why It’s Confusing (By Design)
Builders aren't necessarily hiding information, but they are framing the math to look simple when it is actually complex.
- Some incentives vanish if you refinance.
- Some are tied to lenders with higher fees.
- Some "discounts" are just offsetting a base price hike from last month.
Without a framework, you are just chasing a shiny object. You might feel like you "won" the negotiation, only to realize two years later you bought into a phase with poor resale value.
Enter: The New Construction Deal Audit
I created my "Incentives & Deal Audit Guide" because I was tired of seeing clients stressed by the pressure to "act now."
This isn't a generic checklist. It is a strategic tool designed to help you determine:
- The "Real" Net Price: Stripping away the fluff to see what you are actually paying.
- The Tradeoffs: What rights or flexibility are you giving up to get that rate?
- The Leverage: What is actually worth negotiating (and what the builder will never budge on).
Who This Is For.
If you are just looking for the cheapest house possible, this isn't for you. Master Planned Communities across the Cypress and Katy area, and wants to sign a contract knowing they didn't leave money or protection on the table.
