Builder incentives
The same house. Two very different thirty years.
Every builder in Middle Tennessee is offering something. Almost none of them explain which offer is actually better for your situation. Here's how the major builders typically structure their offers.
Market rate: 7.32% (Freddie Mac 30-year fixed average, as of October 22, 2026). Builder offers change monthly — values shown are typical examples, so ask us for the current incentive before you visit.
D.R. Horton
Ask us for current incentive- Rate buydown
- Below-market rate through DHI Mortgage
- Closing cost credit
- $8,000
- Free upgrades
- None offered
- Typical monthly savings
- $380/mo
Typically the strongest payment relief on quick move-ins. Usually requires their in-house lender.
Lennar
Ask us for current incentive- Rate buydown
- Rate buydown or closing cost credit (your choice)
- Closing cost credit
- $15,000
- Free upgrades
- None offered
- Typical monthly savings
- $240/mo
Often lets you choose between rate and cash. Best when cash to close is the tight spot.
Meritage Homes
Ask us for current incentive- Rate buydown
- Rate buydown on move-in-ready homes
- Closing cost credit
- $7,500
- Free upgrades
- None offered
- Typical monthly savings
- $260/mo
Energy-efficient, move-in-ready focus with design packages already included.
Beazer Homes
Ask us for current incentive- Rate buydown
- Flex dollars toward rate, closing costs or options
- Closing cost credit
- $10,000
- Free upgrades
- $10,000
- Typical monthly savings
- $220/mo
Flexible incentive dollars you can split between rate and upgrades.
Why one incentive beats another
A rate buydown usually beats a price cut
A $15,000 price reduction on a $600k home saves roughly $95 a month. A permanent buydown from today's ~7.3% to 5.5% on the same home saves over $600 a month. Builders offer the buydown because it protects their comps — and it happens to be better for you.
Temporary buydowns expire
A 3-2-1 buydown feels great in year one and then your payment climbs three times. Only take it if you have a specific, funded plan for the higher payment — not a hope that rates fall.
Closing credits are cash, not savings
An $18,000 closing credit is excellent if your obstacle is cash to close. It does nothing for your thirty-year cost. Pick based on which constraint is actually binding for you.
Design center upgrades rarely return their cost
A $22,000 allowance sounds generous, but upgraded backsplash and cabinet hardware typically return 30–50 cents on the dollar at resale. Structural options return far more than finishes.