Can I negotiate closing costs or rate buydowns with builders right now?

The very short answer....yes!

In today’s market, most builders offer a menu of incentives that can include closing-cost credits, temporary or permanent rate buydowns, and upgraded appliance packages. The key is understanding which incentives help your monthly payment and cash at closing.

Here’s how I approach it.
First, we identify your target budget and timeline. If you want the best negotiation leverage, spec homes (finished or nearly finished) are often your best bet. Builders carry the cost of that inventory, which means I can frequently secure stronger credits or rate buydowns, especially near the end of the builder's fiscal month or quarter. Especially when it comes to mortgage rate incentives since they are cheaper to buy down for quicker closings.
Second, we model a few incentive scenarios: one with a deeper rate buydown, one with more closing costs covered, and one with a modest price reduction. On a real mortgage, a rate improvement can beat a larger price cut on monthly cost; seeing the math side-by-side removes the guesswork.

The fine print matters. Some incentives require using a preferred lender or title company, or closing by a certain date; others can be combined with outside lender options. I’ll lay out the trade-offs, confirm what’s stackable, and run the numbers again after we factor in taxes and HOA so we’re comparing apples to apples across communities.
If you’re selling a nearby resale property, we’ll use the builder’s incentive environment to your advantage by marketing payment comparables and the upgrades you’ve already completed.

Bottom line: Builders are killing it with their incentives. And as we near the end of the year, they're becoming more negotiable than ever as builders want to unload their inventory before year end. With the right strategy and timing, you can lower your payment, reduce the cash needed for closing, and still land the home you actually want.

Thinking about buying new construction homes in Montgomery County?
Let’s get together for a buyer strategy session to find the right communities and builder for your needs.