As Americans struggle with high home prices and mortgage rates, an affordable housing option may be hiding in plain sight. In some areas of the country, new home builders have ample inventory, are motivated to negotiate price, and might offer lower mortgage rates.
New construction homes can come in several varieties:
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Brand-new, recently completed (“quick move-in”) homes
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Under-construction homes (you may have an opportunity to make some design choices and buy upgrades)
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Custom construction homes, which are built only to your specifications
In any case, you are the first owner in a home that has not had previous residents.
“New construction continues to play a critical role in expanding housing options and easing affordability challenges for buyers,” said Danielle Hale, Realtor.com chief economist, in a November analysis. “Builders are responding directly to market conditions and the financial barriers buyers face, from high monthly payments to large down payments, and are creating compelling opportunities to shop new homes in today’s market.”
However, Hale noted that new construction benefits vary by region. In the South and West, newly built homes have more incentives and better pricing, while in the Northeast and Midwest, new construction availability is limited and often has premium pricing.
Another recent development that makes buying new appealing: New construction is becoming more affordable.
The difference in cost between new homes and existing homes has narrowed, mostly the result of price reductions on new construction homes, which hit an all-time high in the third quarter of 2025, according to Realtor.com research.
“Builders are more motivated sellers than owners of existing homes and are pricing aggressively to move their relatively limited inventory,” the report added.
In November, the latest data available, 60% of new home communities offered incentives on homes to be built, while 78% offered incentives on quick move-in homes, according to data analytics firm Zonda. The company noted that only publicly advertised incentives were reported, so the number of builders offering incentives may be even greater.
Mortgage rate deals are the most common builder incentive. That can be in the form of a mortgage rate buydown or a below-market adjustable-rate mortgage.
How can builders offer lower rates? Some developers negotiate bulk-rate loan packages with an affiliated mortgage lender or an investor. Instead of pricing each loan separately, the builder has access to favorable financing for an entire project.
A Realtor.com analysis found that new home buyers received a nearly one-percentage-point break on their 30-year mortgage compared to buyers of existing homes. A half-point difference was more likely in the first two quarters of 2025, but more rate promotions may have been in effect later in the year, the report said.
Other common perks being offered include:
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Lower down payments: People buying new construction homes made an average down payment of 15.7%, compared to 17.8% for buyers of existing homes, according to Realtor.com. In the past, new construction homes commonly required higher down payments — but new buyer incentives have flipped the tables.
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Price breaks: New homes are often less expensive on a price-per-foot basis, particularly in the South and West, where there are more newly built homes available.
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Discounts on closing costs: Builders may offer a percentage discount on closing costs, but you’ll likely have to use one of their preferred lenders.
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Upgrades: Builders are throwing in complementary upgrades such as blinds, high-end finishes, and appliances.
Not all builder financing deals are as good as they seem. One builder in Northern California advertises a 3.75% rate for the first seven years. However, when considering fees, it has a 5.224% annual percentage rate (APR). That’s still a good rate, but not as low as it initially seems.
If a finance offer includes a low advertised rate with a much higher APR, that can be a signal that there are up-front costs or future payment adjustments built into the loan.
“Comparing APRs side by side helps buyers avoid being swayed by headline rates alone,” Brian Hurd, senior vice president of the National Builder Division at Cardinal Financial, told Yahoo Finance.
With adjustable-rate mortgages, be aware of how long the initial rate lasts, how often it adjusts, and how high the payment could go over time, he added.
In addition to adjustable rates, another common builder finance incentive is a rate buydown. One example is a 2/1 buydown:
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Your rate is reduced by 2% in the first year.
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Then it’s discounted 1% in the second year.
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Beginning in the third year and for the life of the loan, your interest rate is fixed at the market rate.
“Builder financing incentives can be a powerful affordability tool, but they’re not one-size-fits-all,” Hurd noted. “The key is understanding what’s temporary versus permanent. A lower starting rate doesn’t always mean lower long-term cost, so buyers should evaluate how the loan performs over time, not just the first payment.”
Comparing loan offers from the builder to an outside mortgage lender can also help you make an informed decision.
Hurd said buyers should ask whether the incentive is tied to a specific lender, whether the pricing changes if they shop elsewhere, and whether the incentive is coming from the builder or being offset elsewhere in the loan terms.
“Buyers should look at interest rate, APR, points, total closing costs, and how long any incentive lasts. It’s also important to ask how long the quoted rate is locked and whether there’s flexibility if the home’s completion timeline shifts,” Hurd added. “Getting a second opinion doesn’t mean walking away from the builder’s deal; it simply gives buyers clarity.”
There’s another possible downside to builder finance deals: thin equity.
“Builders’ incentives are giving buyers great deals on mortgage rates, but there are trade-offs,” said Joel Berner, senior economist at Realtor.com. “When buyers pay closer to full price and put less money down, they finance more of the purchase, which raises the risk of ending up underwater if home values fall.”
A final consideration: Some perks offered by the builder may have been paid for by raising the home’s listing price. That’s another good reason to seek a second opinion from an independent mortgage lender concerning your loan offer.
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Possible lower down payment
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Possible lower mortgage rate
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Possible closing costs reductions
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Warranties that cover primary systems, such as plumbing
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Fewer initial repairs and maintenance
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Energy-efficient materials that cut utility costs
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Possible longer commute, as developments are often in the suburbs where land is cheaper
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Closing and getting the keys could be delayed by construction setbacks
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Landscaping may be young and sparse, so your yard could take a while to fill out
It might make sense for you to buy a new construction home, but finding the right house is a combination of lifestyle factors. That can include affordability, location, amenities — even schools your children might attend. The size of the home is a consideration, especially if you have a growing family. Do you want a neighborhood with sidewalks and big yards, or a walkable urban setting with a zero lot line? A new or existing home can meet your criteria.
Both have their pros and cons. It’s probably not as much about the age of the home as it is the amenities you prioritize— and how much house you can afford.
A home inspection can uncover any number of red flags in a newly built home. That can include poor drainage, skimpy insulation, unreliable electrical components, foundation issues, and sloppy construction. An inspection is an important step in the home-buying process that you don’t want to skip.
Laura Grace Tarpley edited this article.
