The truth about new construction in Austin, Texas and how we are negotiating deals you never thought possible

If you’ve been scrolling through Zillow lately, feeling like the Austin market is in a total standoff, you aren’t crazy. You see sellers stuck on 2022 prices and buyers terrified of interest rates. It feels like a deadlock.

But while the resale market plays the waiting game, there is a completely different market where the rules have changed, and the "price tag" is just a suggestion.

I’m talking about New Construction. And I’m not talking about the prices you see on the builder’s website.

The "Silent" Correction

Builders in areas like Leander, Kyle, Manor, and Georgetown are sitting on completed inventory. Unlike a regular homeowner who can just decide not to sell, a builder has to answer to lenders and shareholders. They have to move these homes.

Because they can’t slash the sticker price without upsetting the neighbors who bought last month, they are offering "silent incentives"—massive concessions that never make it to the MLS.

What We Are Negotiating Right Now

We are currently securing terms for our clients that I haven't seen in my entire career. These aren't just "free blinds." These are financial game-changers.

When we walk into the sales office, we aren't just asking for the standard package. We are pushing for:

• Interest Rates in the 4s: While the rest of the world is paying 6.5%, our clients are getting into homes with builder-paid rate buydowns that drop the rate significantly for the first few years—or sometimes permanently.
  
  
• Zero Closing Costs: We are seeing builders throw $20,000 to $30,000 in "flex cash" to wipe out your closing costs completely.
  
  
• Erasing "Premiums": That $15,000 premium for a corner lot or a view? We are getting those waived.
  
  
• The "Desk Drawer" Deals: These are incentives that sales reps only pull out when they know they are dealing with an experienced agent who knows their quarterly targets.
  
  

Why You Need a Guide, Not Just a Realtor

Here is the part most people miss, and it’s the most dangerous trap in the Austin market right now: Not all dirt is created equal.

Just because a house is "new" doesn't mean it's a good investment. You can buy a shiny new home in Easton Park, Santa Rita Ranch, Sunfield, Wolf Ranch, Travisso, or Whisper Valley, but if you pick the wrong lot or the wrong floorplan, you could be hurting your resale value for decades.

We have years of experience with builders and construction. We don't just look at the countertops; we look at the grading, the drainage, and the community master plan.

• We know the difference between a "good deal" and a "money pit." We know which subdivisions have skyrocketing MUD taxes that will eat up your monthly budget, and which ones have stable tax rates.
  
  
• We know Lot Selection. We know which lots will eventually back up to a loud arterial road four years from now, and which ones will retain their privacy and value.
  
  
• We know the Builders. We know which builders cut corners on framing and insulation, and which ones stand behind their product.
  
  

We Will Talk You Out of the Wrong House

Our goal isn't just to sell you a house; it's to make sure you don't buy the wrong one. We are honest—sometimes brutally so—because we want you to live in a community that fits your lifestyle and protects your financial future.

If a builder is offering a massive discount, there is usually a reason. We know how to spot when a discount is a genuine opportunity, and when it’s a red flag.

Stop Guessing

The "sticker price" is irrelevant. The real math happens in the negotiation of terms, rates, and upgrades.

We know where the bodies are buried, and we know which builders are desperate to make a deal happen this month. If you are on the fence, let us show you the numbers on the unlisted inventory that isn't being advertised.

Watch this video on neighborhoods offering new construction that will explode in 2026!

These neighborhoods are trending in 2026

Contact us today. Let’s find the right community, pick the perfect lot, and negotiate a deal that sets you up for life. 512-466-5224 or hello@ssgaustin.com