Current Builder Incentives in Central Florida (November 2026)

Incentive Market Overview

Builder incentives remain aggressive across Central Florida entering mid-November 2026, weighted heavily toward mortgage rate buydowns, closing-cost credits, and price reductions on quick move-in (spec) inventory. The benchmark 30-year fixed rate averaged 7.18 percent for the week ending November 5, 2026 (Freddie Mac Primary Mortgage Market Survey), the third consecutive weekly decline and down from 7.24 percent the prior week, though still about 0.96 percentage points above the year-earlier level of 6.22 percent; the 15-year fixed averaged 6.57 percent. With market rates still near multiyear highs, builders continue spending heavily on below-market financing: industry trackers estimate Central Florida builder incentive spend at roughly 7 to 8 percent of a home's price in 2026, versus a historical norm of 2 to 3 percent (John Burns survey data). D.R. Horton said on its October 29, 2026 fiscal Q4 earnings call that it keeps DHI Mortgage rate buydowns roughly 1.5 percentage points below market, that 73 to 90 percent of its mortgage-financed buyers use them, and that incentives remain in the low double digits of home price and are expected to stay elevated into fiscal 2027.

Market breadth confirms the pressure to move inventory. Move With Momentum's Orlando new-construction tracker (November 4, 2026) put Orlando's median sold price at roughly $395,000, down about 1.2 percent year over year, with about 5.4 months of supply as of November 2, 2026. The September 2026 Census/HUD New Residential Sales report (released October 27, 2026) put the national median new-home price at $400,400, down 3.9 percent year over year, with 476,000 new homes for sale, about 8.4 months of supply at the current sales pace. The Q2 2026 Orlando incentive tracker (Move With Momentum) reported an average closing-cost credit of roughly $22,500 on active inventory, builder-lender buydowns commonly around 5.25 to 5.50 percent on a 30-year fixed, and design-center allowances commonly in the $30,000 to $50,000 range. No newer edition of that tracker has been published, so treat those figures as historical context rather than current guarantees.

Named campaigns dominate this edition. Lennar's Fall Super Sale continues with documented quick move-in reductions and a new zero-closing-costs push, Del Webb Sunbridge's "Fly. Buy. Save." reimburses up to $4,000 in travel through December 31, 2026, K. Hovnanian's 7/6 ARM at 4.99 percent accepts contracts through November 30, Meritage's "Turn Over a New Leaf" event advertises rates from 4.99 percent with a November 15 end date, and M/I Homes and Richmond American anchor year-end terms with closings by December 31. New this edition: Toll Brothers' National Kitchen & Bath Event runs November 7 through 22, Park Square's current campaign requires contracts by November 16 with closings by December 23, Pulte's Orlando rate offer must be locked and closed by December 15, and Beazer is back on the active list with a National Sales Event through November 30. Several other time-sensitive deadlines are highlighted throughout this page.

Most incentives require using the builder's preferred or in-house lender. This is a meaningful tradeoff: the incentive value is often worth tens of thousands of dollars, but the builder's lender may not offer the most competitive rate. The best approach is to compare a loan estimate from the builder's lender against an outside lender, factoring in the incentive value you would lose by going outside.

For the strategy behind these offers, including when builders are most flexible and how to convert an incentive into monthly savings, see our guide on how to negotiate with builders, and the common mistakes buyers make with new construction for the errors that erase incentive savings.

What Changed Since the November 2 Edition

This edition was researched on November 9, 2026. Compared with the prior version, the main updates are:

• Market rates: the 30-year fixed averaged 7.18 percent for the week ending November 5, 2026, down from 7.24 percent the prior week (third consecutive weekly decline) and up from 6.22 percent a year earlier. The 15-year fixed averaged 6.57 percent.
• D.R. Horton: the National Red Tag Event concluded November 1 and no successor national event was confirmed this run. The Central Florida division's dollar figures from the prior edition's flyer (savings up to about $67,964 and closing-cost credits up to $7,000) could not be re-verified on current pages this run and are not presented as active. The division continues to document move-in-ready savings and closing-cost offers on select inventory, and on its October 29 earnings call the company confirmed DHI Mortgage buydowns about 1.5 points below market with incentives in the low double digits of home price. The Main Street Stars hero credit of up to $1,000 remains documented across Orlando communities.
• Lennar: the Fall Super Sale remains current (FHA 5/1 ARM at 4.5 percent, 7.637 percent APR, up to $5,000 Flex Credit, up to $35,000 in reductions on select move-in-ready homes). A new "Pay Zero Closing Costs" offer covers select move-in-ready homes with FHA financing through Lennar Mortgage, described by Lennar as the first such offer in the market. Re-verified examples include Pine Meadows (Eustis) at $299,950 with $35,000 in savings, Providence (Davenport) at $481,490, and a Bridgewalk (St. Cloud) home of the week at $498,509 marked down from $546,309.
• Pulte / Del Webb: Del Webb Sunbridge's "Fly. Buy. Save." remains active through December 31, 2026, reimbursing eligible travel up to $4,000. Del Webb Sunbridge series pages now document $20,000 in savings on Ellenwood and $30,000 on Mystique, and a kitchen upgrade offer required purchase by November 8 (now closed). Pulte's Orlando page advertises up to a $15,000 seller contribution toward closing costs, prepaids, and/or rate buydown, with its rate offer requiring a lock and close by December 15, 2026. The prior edition's EverBe per-plan savings examples (Mabel, Dylan, Julep) were not re-verified this run.
• Meritage Homes: the "Turn Over a New Leaf" Sales Event is current with rates as low as 4.99 percent (5.621 percent APR) on select move-in-ready homes, and Meritage's national homepage sets the event end for November 15, 2026. The rate requires MTH Mortgage plus Carefree Title.
• Toll Brothers: the National Sales Event remains concluded (October 25). A new National Kitchen & Bath Event runs November 7 through 22, 2026 with limited-time design studio savings on select homes, alongside the advertised 5.49 percent (5.76 percent APR) 30-year fixed on select homes. Alora in Lake Nona re-confirms a 2/1 rate buydown with a 3.99 percent first-year rate (6.04 percent APR) on select homes. Westhaven at Ovation sells in three collections (Retreat from the low $700s, Bungalows from about $504,995, Townes from about $437,995), and Weslyn Park remains in its final phase with only a few quick move-ins from about $819,995 per the builder's last published inventory.
• KB Home: the "Personalized" promotion's buydown terms required a purchase agreement signed by October 31, 2026, so for new November contracts the buydown applies only if the contract was signed by that date. The advertised KBHS rates (5/1 FHA ARM from 4.99 percent, FHA 30-year from 5.99 percent, 7/6 conventional ARM from 5.875 percent) remain on the Orlando pages, with KB Home stating it may discontinue or extend the promotion at any time. Confirm current terms with KBHS.
• M/I Homes: the Orlando incentives page continues to document a 2/1 buydown on a 30-year FHA with a 3.25 percent year-one rate (6.028 percent APR), a 30-year fixed conventional at 5.875 percent (5.962 percent APR), and a 7/6 ARM at 4.875 percent (5.765 percent APR), on select quick move-ins closing by December 31, 2026. The earlier 5.50 percent version with an October 30 closing deadline is no longer current.
• Ashton Woods: the Nationwide Savings Event remains live with a 4.49 percent (5.02 percent APR) 30-year fixed on select quick move-ins plus up to $10,000 toward closing costs, and Weslyn Park in St. Cloud advertises a limited-time 3.99 percent flexible rate (6.921 percent APR) on quick move-ins.
• David Weekley Homes: "Score Big on Your Fantasy Home" (savings up to $75,000) remains listed on current Orlando pages, though a third-party listing showed a September 14 to October 31 window, so confirm the current end date. "Buy Now, Get More" (4.99 percent) is now marked expired on the official promo page, and the 50th Anniversary Savings Event (3.99 percent starting rate) ended September 30. The Hometown Heroes "Salute" program remains active with $2,000 in Flex Dollars for eligible medical, fire, police, military, and teaching professionals.
• Dream Finders Homes: the "Biggest Savings of the Year" event remains active with rates starting at 5.49 percent (6.247 percent APR) on the Orlando event page, savings up to about $91,000 on select homes, and contracts written and closed by November 30, 2026. Community pages document lower starting rates in some areas, including from 3.49 percent in DeLand and from 2.99 percent at Crossroads at Kelly Park in Apopka, and a Bradley floor plan at Cypress Park Estates (Haines City) at $324,990 with $23,000 in savings.
• Mattamy Homes: the to-be-built upgrade offer (up to a $30,000 discount on upgrades when spending $60,000) was valid on new contracts at Orlando communities between October 1 and October 31, 2026, and that window has concluded; confirm whether it was extended. Meridian Parks in the Lake Nona area continues its limited-time 2/1 buydown (3.99 percent year one) on select homes, and Celebration Island Village carries an undated "Hot Deal" with special pricing on to-be-built homes. The Hometown Heroes contract window closed October 24.
• Park Square Homes: a new November campaign (homepage updated November 2) advertises a builder-paid rate buydown to an initial 3.99 percent (5.684 percent APR initial period on an FHA 5/1 ARM via forward commitment) plus up to $20,000 in closing costs on select to-be-built homes, with contracts by November 16 and closings by December 23, 2026. Community examples include The Residences at Emerson Park (Apopka) at 3.99 percent plus all closing costs, Liberty Station (Orange City) at 3.99 percent with a 2/1 buydown, and Tarpon Bay (Haines City) at 3.99 percent plus all closing costs.
• Highland Homes: the current campaign is "Save on Your Home for the Holidays," headlined by "Get ALL Closing Costs PAID" with savings up to $70,000 on select homes (the Florida promotions page cites up to $62,000 to $63,000 depending on the page), plus a new offer of $20,000 in free design upgrades with all closing costs paid including mortgage prepaids on personalized new builds. Closing costs are paid when financing through a Highland Homes Lender Partner.
• LGI Homes: the "Make Your Move" National Sales Event remains active with rates as low as 4.99 percent (5.864 percent APR) on eligible FHA/VA loans, builder-paid closing costs, and included upgrades. A "little to NO MONEY DOWN" offer at select communities runs through December 31, 2026, and Terrata Homes advertises $25,000 in Flex Cash on select homes. Sign-and-close windows are market-specific and were documented around November 14 in some markets and through November 1 in others; verify the current deadline for your community.
• Holiday Builders: the current offer is a Special Financing Offer (updated October 2026) advertising a 4.99 percent fixed rate on select new homes through Coastal Loans, verified current at 41 communities on October 14, 2026 with no published end date. A companion "Low Rate Holiday Offer" documents 4.99 percent fixed FHA on select move-in-ready homes. The prior edition's 3.99 percent figure could not be re-verified this run.
• Maronda Homes: remains current with a 4.99 percent starting rate through a builder-paid forward commitment (example terms: 4.99 percent, 5.740 percent APR, on a 30-year FHA), with buyers using RMC to receive incentives, plus $10,000 closing-cost credits in select communities and up to $30,000 off options in select communities.
• Century Communities: The Reserve at Bradbury Creek (Haines City) runs a "Purple Tag Sales Event" with limited-time savings, special pricing, closing-cost assistance, and financing incentives through Inspire Home Loans. Poinciana Village and Bradbury Creek list "Nter Now" and "Hometown Heroes" offers through December 31, 2026, and Poinciana Village hosts a community event on November 12. The "2026 Homes Worth Moving For" event terms vary by listing, with some showing a December 31 window.
• Richmond American Homes: the "Come home for the holidays!" campaign remains live with special financing on move-in-ready homes or up to $20,000 in Flex Funds on select homes. The campaign page highlights introductory monthly payments based on 4.999 percent (6.749 percent APR) for the first year (a 1-0 buydown on 30-year FHA financing), and the national homepage advertises 4.999 percent (5.737 percent APR) FHA 30-year fixed. Typical loan-promotion terms require a purchase agreement by November 15, 2026 with closings by December 31, 2026, through HomeAmerican Mortgage.
• Ryan Homes: the 3.75 percent year-one rate program remains documented at participating communities with no published end date (a temporary buydown ladder, about 7.137 percent APR over the program), through NVR Mortgage. Current Florida quick move-in examples include Pine Pointe at Astonia (Davenport) townhomes from $269,990, Hammock Oaks Villas (Lady Lake) from $262,990, Touchstone (Lakeland) from $282,990, and Laurel Glen (Haines City) from $299,990.
• Stanley Martin Homes: the Orlando page continues to advertise fixed rates from 5.25 percent FHA/VA plus closing-cost incentives, with a portion conditioned on financing through First Heritage Mortgage (FHM). The documented closing-cost assistance applied to non-contingent contracts fully executed on or before October 31, 2026, and that window has closed; confirm whether it has been reissued. Community examples include Groves at Whitemarsh (Leesburg) with quick move-ins from about $286,415 and Scenic Terrace (Lake Hamilton) from about $264,990.
• Taylor Morrison: the "Save up to $100,000" Orlando-area offer remains documented on the Harvest at Ovation, Waterstone (Groveland), and Esplanade at Westview (Kissimmee) pages, with up to $85,000 in builder incentives available regardless of financing plus up to $15,000 toward closing costs when financing through the affiliated lender. The Florida Fly & Buy program continues with up to $2,000 in design credits when purchasing during a visit.
• Rockwell Homes: Northlake at Ovation in Winter Garden continues from $651,900 with a reduced-rate promo (rates from 3.99 percent, with some pages showing first-year rates from 2.99 percent via a 3/2/1 temporary buydown), and Harvest at Ovation Townhomes lists from $440,900 with a new phase now selling. A Lantana three-story townhome at Northlake at Ovation is listed at $489,140 and ready in November 2026. Note that the rate fine print on Rockwell's site is largely boilerplate and references select homes in Texas, so confirm whether the rate applies to the Florida communities.
• Beazer Homes (returned to the active list): Beazer's National Sales Event runs through November 30, 2026 with Orlando rates as low as 2.99 percent (5.959 percent APR) via a choice lender. The Orlando search page advertises 50 percent off design options and $20,000 toward closing costs on select homes (including Acuera Estates and Estates at Lake Jesup), and The Towns at Creekside advertises up to 6 percent toward closing costs. Earlier Gatherings of Lake Nona offers remain expired, so verify current terms.
• Not verified as active: D.R. Horton's National Red Tag Event (concluded November 1), David Weekley's "Buy Now, Get More" and 50th Anniversary events (expired), Mattamy's to-be-built upgrade offer (October 31 contract window closed), KB Home's "Personalized" buydown for new November contracts (October 31 signature deadline), Stanley Martin's closing-cost contract window (October 31), Park Square's "Move In Before the Holidays" campaign (replaced by the November campaign), Pulte's "Up to $50,000 of Possibilities" (September 30) and Parkview Reserve window (October 18), Toll Brothers' National Sales Event (concluded October 25), Meritage's earlier 4.49 percent offer (ended October 8), M/I's Ovation seasonal event (ended October 11), Holiday Builders' prior named seasonal campaigns (spring, summer, and fall deadlines passed), and Del Webb Sunbridge's kitchen upgrade offer (November 8 deadline passed). The Sunbridge master-developer financing special (Metro Development Group) remains off the active list. Tri Pointe announced its first Central Florida community (Pine Ridge at Sugarloaf Mountain in Minneola, from the $400s) on November 3, 2026, but it is not open and no verified Central Florida promotion was found; its national "Value of Now" event (first-year rate from 3.99 percent) is advertised on its Orlando page. Drees Homes has no verified Central Florida presence.

Important: The offers listed below were verified through publicly available builder promotions and industry sources as of November 9, 2026. Promotions change frequently. As of this edition, active deadlines include Meritage's event end (November 15), Richmond American's purchase agreement (November 15), Park Square's contracts (November 16), Toll Brothers' Kitchen & Bath Event (November 22), K. Hovnanian's contract window and Dream Finders' contracts-and-closings (November 30), Beazer's National Sales Event (November 30), Pulte Orlando's rate lock-and-close (December 15), Del Webb Sunbridge's Fly. Buy. Save. and Taylor Morrison's offer (December 31), and M/I Homes' and Richmond American's closings (December 31). LGI's sign-and-close windows are market-specific, documented around November 14 in some markets. D.R. Horton's Red Tag Event concluded November 1, David Weekley's "Buy Now, Get More" and 50th Anniversary offers are expired, and the October 31 windows for KB Home, Mattamy, and Stanley Martin have closed. Always confirm current terms with the builder's sales office and review the full fine print before signing.

Beazer Homes

Communities: Active Orlando-area communities including Acuera Estates, Estates at Lake Jesup, and The Towns at Creekside, among others. Beazer is not active at Gatherings of Lake Nona, where its earlier offers expired.

National Sales Event (current): Beazer's National Sales Event runs through November 30, 2026, with Orlando rates advertised as low as 2.99 percent (5.959 percent APR) via a choice lender. Time-sensitive: The event ends November 30, 2026.

Design and closing-cost offers: The Orlando search page advertises 50 percent off design options and $20,000 toward closing costs on select homes (including Acuera Estates and Estates at Lake Jesup), and The Towns at Creekside advertises up to 6 percent toward closing costs on select homes. Terms vary by community and inventory, so confirm the exact package at the sales office.

Preferred lender required? Rates are advertised through a choice lender; confirm the lender requirement and credit terms for the specific community.

D.R. Horton

Communities: Active across all five Central Florida counties, including Waterleigh (Winter Garden), Nona West (Orlando), Harmony West (St. Cloud), and Oak Pointe (Apopka).

National Red Tag Event (concluded): D.R. Horton's National Red Tag Event ran October 9 through November 1, 2026 and is now closed; no successor national event was confirmed this run. Check with the local division for the current national program.

Current division approach: D.R. Horton continues to advertise savings on move-in-ready inventory and closing-cost offers through DHI Mortgage on select homes, with the largest packages on quick move-ins. The prior edition's division flyer figures (savings up to about $67,964 and closing-cost credits up to $7,000) could not be re-verified on current pages this run, so confirm the exact package at the sales office. On its October 29, 2026 fiscal Q4 earnings call, the company confirmed it keeps DHI Mortgage rate buydowns about 1.5 percentage points below market, that 73 to 90 percent of its mortgage-financed buyers use them, and that incentive levels remain in the low double digits of home price, expected to stay elevated into fiscal 2027.

Main Street Stars hero credit: D.R. Horton's Main Street Stars program offers up to $1,000 toward closing costs for military, veterans, law enforcement, fire, healthcare, and education professionals, one incentive per home purchase. It remains documented across D.R. Horton's Orlando communities, including Oak Pointe in Apopka. At Harmony West the credit has been documented as working with any lender, which is still the exception: most other D.R. Horton offers require using DHI Mortgage, the builder's affiliated lender.

Rate buydowns: D.R. Horton leans heavily on below-market mortgage rates through DHI Mortgage, with Orlando buydowns commonly around 5.25 to 5.50 percent on a 30-year fixed per the Q2 2026 Orlando tracker (historical context; confirm current terms). D.R. Horton carries the largest quick move-in inventory in metro Orlando, and quick move-ins typically carry the most aggressive packages.

Preferred lender required? Yes for special rates and the largest incentive amounts through DHI Mortgage; the Harmony West Main Street credit has been documented as working with any lender.

Lennar

Communities: Over 30 active communities across Central Florida including Horizon West, Lake Nona, St. Cloud, Clermont, Winter Garden, Davenport, and Lakeland. Sunbridge is a newly filed 546-home community starting at $410,990 (announced, not yet open).

Fall Super Sale (current): Lennar's Orlando promotions document a promotional FHA 5/1 ARM fixed at 4.5 percent (7.637 percent APR) for the first five years through Lennar Mortgage, up to $5,000 in Flex Credit valid toward closing costs, a homesite premium, or a price reduction, and up to $35,000 in price reductions on select move-in-ready homes. Re-verified examples this run include Pine Meadows (Eustis) at $299,950 with $35,000 in savings, Providence (Davenport) at $481,490, and a Bridgewalk (St. Cloud) home of the week at $498,509 marked down from $546,309. Some promo pages document a 4.25 percent (7.439 percent APR) five-year fixed FHA 5/1 ARM with a zero-closing-cost option on select inventory; figures vary by promo page and community, so confirm the exact terms for the community you are considering.

Pay Zero Closing Costs (new): Lennar Orlando advertises $0 closing costs (excluding discount points) on select move-in-ready homes in select Central Florida communities when using FHA financing through Lennar Mortgage, described by Lennar as the first such offer in the market. Confirm which communities and inventory qualify.

Companion offers: "Rates Are Rising, Lennar Can Help" advertises rates as low as 4.75 percent (4.896 percent APR) via buydowns plus closing-cost incentives, and "Hot Homes of the Week" rotates weekly price reductions and extra incentives on move-in-ready Central Florida homes. Confirm the current inventory and credit amounts at the sales office.

Everything's Included model: Lennar does not operate a traditional design center. Stainless steel appliances, quartz countertops, smart home technology, blinds, and garage door openers are included in the base price, and this package stacks alongside any rate or price promotion.

Preferred lender required? Yes, for promotional rates, flex credits, zero-closing-cost terms, and price reductions through Lennar Mortgage.

Pulte Homes and Del Webb

Communities: Active across Orlando including Lake Nona, St. Cloud, Clermont, and Lakeland, with Del Webb active-adult communities including Del Webb Sunbridge and others.

Fly. Buy. Save. at Del Webb Sunbridge (current): Del Webb Sunbridge's current published offer reimburses eligible travel expenses up to $4,000 when buyers visit the community (6200 Citrus Grove Court, St. Cloud) and purchase a new home by December 31, 2026. The offer requires attending a sales presentation, and eligible travel is reimbursed as a credit at closing. Time-sensitive: Purchase must occur by December 31, 2026.

Del Webb Sunbridge series savings: Current series pages document $20,000 in savings on Ellenwood and $30,000 on Mystique, and a kitchen-upgrade offer required purchase by November 8, 2026 (deadline passed). Confirm current savings and inventory at the sales office.

Pulte Orlando financing: Pulte's Orlando page advertises up to a $15,000 seller contribution toward allowable closing costs, prepaids, and/or an interest-rate buydown, and Pulte Mortgage commonly quotes rate buydowns around 5.25 to 5.50 percent on a 30-year fixed. The Orlando page's rate offer requires a rate lock and closing by December 15, 2026. Time-sensitive: Lock and close by December 15, 2026.

Prior campaigns: Pulte's "Up to $50,000 of Possibilities" required homesites purchased by September 30 and is not presented as active, and the Parkview Reserve quick move-in discount window (contracts through October 18) has expired. The prior edition's EverBe per-plan savings examples (Mabel, Dylan, Julep) were not re-verified this run, so confirm per-home figures at the sales office.

Active-adult perks: Del Webb active-adult communities often bundle amenity or lifestyle perks with financing through Pulte Mortgage.

Preferred lender required? Yes, for the largest incentive amounts and promotional rate offers through Pulte Mortgage; the Fly. Buy. Save. travel reimbursement is a purchase offer that does not depend on the lender.

Meritage Homes

Communities: Horizon West, Lake Nona, St. Cloud, Winter Garden, and select Lake County communities, where Meritage lists active communities including Cagan Crossings West in Clermont.

"Turn Over a New Leaf" Sales Event (current): Meritage's Orlando page advertises interest rates as low as 4.99 percent (5.621 percent APR) on select move-in-ready homes through its current "Turn Over a New Leaf" Sales Event, and the national homepage sets the event end for November 15, 2026. The rate is delivered through MTH Mortgage with Carefree Title on 30-year conforming conventional, VA, or FHA owner-occupied loans, with terms varying by market and credit. Time-sensitive: The event ends November 15, 2026. The earlier 4.49 percent offer ended October 8, 2026.

Energy efficiency value: Meritage's standard energy-efficient features (spray foam insulation, energy-efficient HVAC, Low-E windows, tankless water heaters) represent ongoing savings on utility costs in addition to any purchase incentive.

Preferred lender required? Yes, for the advertised rates and closing-cost offers through MTH Mortgage.

Toll Brothers

Communities: Active in Lake Nona (Alora), Sunbridge (Weslyn Park), Winter Garden (Westhaven at Ovation), and the Saint Cloud area, among others.

National Kitchen & Bath Event (current): Toll Brothers' National Kitchen & Bath Event runs November 7 through 22, 2026, offering limited-time savings in the Toll Brothers Design Studio on select homes. Time-sensitive: The event runs through November 22, 2026. The prior National Sales Event (deposits October 3 through 25) remains concluded.

Current Orlando financing: Toll Brothers' Orlando-area pages continue to advertise a 5.49 percent (5.76 percent APR) 30-year fixed, limited time, on select homes. At Alora, its townhome community in Lake Nona, the official page re-confirms a 2/1 rate buydown on a 30-year fixed with a 3.99 percent first-year rate (6.04 percent APR) on select homes; confirm current pricing and inventory at the sales office. Westhaven at Ovation in Winter Garden continues to sell in three collections, with Retreat single-family homes from the low $700s, Bungalows from about $504,995, and Townes from about $437,995.

Weslyn Park in Sunbridge: Toll Brothers' line at Weslyn Park is in its final phase, with the builder's last published inventory showing only a few quick move-ins from about $819,995; third-party sources list the line as sold out. Confirm the current inventory at the sales office before relying on published numbers.

Preferred lender required? Yes, for the advertised rate offers through Toll Brothers Mortgage (TBI).

KB Home

Communities: About 17 Orlando-area communities, including roughly a dozen in the Clermont area, plus communities in Kissimmee and Polk County. Active examples include Silver Lake Estates I (Leesburg), Silver Lake Estates II, Canoe Creek Reserve I, and Naples Village at Verona I, with homesite premiums potentially applying. Confirm current pricing on listing sites.

Personalized promo (qualify the rate): KB Home's "Personalized" promotion's rate-buydown terms required a purchase agreement signed by October 31, 2026, financed through KBHS Home Loans with a rate lock within 30 days. For purchases contracted in November, the buydown applies only if the purchase agreement was signed by that October 31 date. The advertised KBHS rates remain on the Orlando pages (a 5/1 FHA ARM from 4.99 percent at 5.781 percent APR, a 30-year fixed FHA from 5.99 percent at 6.783 percent APR, and a 7/6 conventional ARM from 5.875 percent at 6.321 percent APR), and KB Home states it may discontinue or extend the promotion at any time. Ask KBHS whether the program was extended or replaced before relying on the rates. KB Home also promotes its Rate Float Down program.

Built to Order model: KB Home's Built to Order process lets buyers select finishes before construction, which can help control costs compared to paying for post-construction upgrades.

Preferred lender required? Yes, for the advertised promotional rates through KBHS.

M/I Homes

Communities: Active across the Orlando metro including Weslyn Park (St. Cloud), Solace at Corner Lake (Orlando), Ravencliffe (Winter Garden), Bay Lake Farms (St. Cloud), Hawk's Overlook (Sanford), Lake Star at Ovation (Winter Garden), and Willow Run (Apopka), among others.

Current promotional rates: M/I Homes' Orlando incentives page documents a 5.875 percent rate (5.962 percent APR) on a 30-year fixed conventional loan on select quick move-in homes that close by December 31, 2026, plus a 4.875 percent (5.765 percent APR) 7/6 ARM fixed for the first seven years on select homes. Time-sensitive: Closings must occur by December 31, 2026.

2/1 Buydown rate program: Year-one rates as low as 3.25 percent (6.028 percent APR) on a 30-year fixed FHA loan on select quick move-ins through M/I Financial, with a 4.25 percent year-two rate and a 5.25 percent note rate from year three; a 2/1 buydown on a 30-year VA mortgage is also offered. A long-term rate lock with a float-down bonus is also documented. The "Game Time: Ready. Set. Move." seasonal offer at Ovation ran through October 11, 2026, and has closed.

Preferred lender required? Yes, for the promotional rates and flex cash through M/I Financial, on select quick move-in homes and new contracts only. Flex cash and rate buydowns are subject to seller-contribution caps of roughly 3 to 6 percent.

Ashton Woods

Communities: Horizon West, Winter Garden (including Ovation), St. Cloud (Weslyn Park), and select Lake County communities.

Nationwide Savings Event: Ashton Woods' Nationwide Savings Event landing page remains live with a 4.49 percent (5.02 percent APR) 30-year fixed rate on select quick move-in homes plus up to $10,000 toward closing costs, prepaids, rate buydowns, or HOA dues, for a 30-year FHA/VA fixed with 3.5 percent down and a minimum 640 credit score.

Weslyn Park and quick move-ins: Weslyn Park in St. Cloud advertises a limited-time 3.99 percent flexible rate (6.921 percent APR) on quick move-ins, with plans from about $480,990 to $697,490 across eight floor plans. Community offers should be confirmed at each sales office.

Preferred lender required? Yes, for the advertised rates and closing-cost offers through affiliated lenders under the Ashton Woods Homes Advantage program.

David Weekley Homes

Communities: Select Orlando quick move-in homes and communities including Weslyn Park at Sunbridge, the Lake Nona area, Oakfield at Mount Dora, and Reflections at Olympus.

"Score Big on Your Fantasy Home" savings event (current): David Weekley's Orlando page advertises savings up to $75,000 on select homes through the "Score Big on Your Fantasy Home" event, still listed on current Orlando pages. A third-party listing showed a September 14 to October 31 window, so confirm the current end date at the local studio.

"Buy Now, Get More" (expired): The official "Buy Now, Get More" promo page (starting rate as low as 4.99 percent on select move-in-ready homes) now states "This promotion has expired." Do not treat the 4.99 percent figure as current.

50th Anniversary Savings Event (expired): The 50th Anniversary Savings Event applied to buyers who purchased and closed on a select quick move-in home between July 1 and September 30, 2026, with a starting payment rate as low as 3.99 percent via an FHA 5/1 ARM from Grace Home Lending. That window has closed.

Hometown Heroes: David Weekley's "Salute to Hometown Heroes" provides $2,000 in Flex Dollars (also described as a $2,000 Decorator Allowance) for active medical personnel, firefighters, police, military, and teachers on Orlando-area homes. It is currently listed on the Orlando market pages and is not valid with any other offer or on previously written contracts.

Preferred lender required? Typically yes for advertised rate offers. Flex Dollars availability varies by community.

Dream Finders Homes

Communities: Active across Central Florida including Serenade at Ovation (Winter Garden), Accolades at Ovation (coming soon), Cypress Park Estates (Haines City), and multiple other communities.

"Biggest Savings of the Year" event (current): Dream Finders' Orlando page runs a "Biggest Savings of the Year" national event with interest rates starting at 5.49 percent (6.247 percent APR) on the Orlando event page and savings up to about $91,000 on select homes, valid on select inventory with contracts written and closings by November 30, 2026. Community pages document lower starting rates in some areas, including from 3.49 percent (6.281 percent APR) in DeLand and from 2.99 percent (5.959 percent APR) at Crossroads at Kelly Park in Apopka, and a Bradley floor plan at Cypress Park Estates (Haines City) at $324,990 with $23,000 in savings. Time-sensitive: Contracts must be written and closings completed by November 30, 2026.

Summer Steals & Deals (ended): The prior Summer Steals & Deals event, with loans required to close by September 30, 2026, is no longer active.

Preferred lender required? Yes, for the advertised starting rates.

K. Hovnanian (Khov)

Communities: Including Osprey Ranch in Winter Garden, Aspire at Canter Creek in Davenport, Preserve at Deer Lakes in Sanford, Townes at Northlake in Oviedo, Vdara, and other Central Florida communities.

November limited-time rate: A Conventional 7/6 ARM starts at 4.99 percent (5.883 percent APR), fixed for the first seven years, on select eligible quick move-in homes. Contracts must be entered October 27 through November 30, 2026, with closings on or before December 31, 2026, and financing through K. Hovnanian American Mortgage (KHAM). A Flex Cash Equivalent alternative is available on select homes. Time-sensitive: Contracts must be entered by November 30, 2026.

Community pricing: Aspire at Canter Creek in Davenport advertises single-family homes "starting from the low $300s" (third-party listings show from about $329,990, with plans including the Goldenrod II at $343,990 and the Oleander at about $339,990) plus townhomes from $261,990, with about five move-in-ready homes available and zero CDD fees. Osprey Ranch in Winter Garden continues to advertise reduced pricing and special financing.

Preferred lender required? Yes for the promotional rate, financed through KHAM, on owner-occupied conventional conforming loans.

Mattamy Homes

Communities: Celebration Island Village (Celebration) and Meridian Parks (Lake Nona area), among others.

Hometown Heroes (window closed): Mattamy's Hometown Heroes offer allowed contracts through October 24, 2026 in Orlando, and that window has closed. Confirm with the sales office whether it has been extended.

To Be Built upgrade offer (window closed): On to-be-built homes, Mattamy's offer provided up to a $30,000 discount on upgrades (lot premiums, structural options, or design options) when buyers spent $60,000, meaning the builder contributed half of upgrade spending up to a $30,000 cap. The promotion was valid on new contracts at Orlando communities between October 1 and October 31, 2026, and that window has concluded; confirm with the sales office whether it was extended.

Community offers: Meridian Parks (Lake Nona area) advertises a limited-time 2/1 rate buydown on conventional, FHA, and VA loans when financing with affiliated lender Mattamy Home Funding, with year-one rates of 3.99 percent, year-two 4.99 percent, and years three through thirty 5.99 percent, and a year-one rate of 3.99 percent (6.784 percent APR) on select quick move-ins. Celebration Island Village lists about 29 quick move-ins from roughly $499,990 to $1,424,990 and carries an undated "Hot Deal: To Be Built" with special pricing and financial incentives; confirm current offers at the community sales office.

Preferred lender required? Yes, for advertised rates and buydowns through Mattamy Home Funding.

Park Square Homes

Communities: New construction communities across the Orlando metro area, including Liberty Station (Orange City), Tarpon Bay (Haines City), and The Residences at Emerson Park (Apopka).

November campaign (current): Park Square's homepage and promotion page (updated November 2, 2026) advertise a builder-paid rate buydown to an initial 3.99 percent (5.684 percent APR in the initial period on an FHA 5/1 ARM via a forward commitment) plus up to $20,000 in closing costs on select to-be-built homes, with contracts written by November 16, 2026 and closings by December 23, 2026. Time-sensitive: Contracts by November 16, closings by December 23, 2026.

Community offers: The Residences at Emerson Park (Apopka) advertises an interest rate as low as 3.99 percent (5.769 percent APR) plus all closing costs, with some homesites carrying a 2/1 buydown with first-year rates as low as 2.99 percent (5.753 percent APR) plus up to $15,000 in closing costs on select move-in-ready homes. Liberty Station (Orange City) single-family homes carry the "Fall for Better Living" offer at 3.99 percent (5.684 percent APR) on an FHA 30-year fixed with a 2/1 temporary buydown, and townhomes run 4.99 percent (5.995 percent APR) with special closing costs. Tarpon Bay (Haines City) advertises 3.99 percent (5.769 percent APR) plus all closing costs. Closing-cost credits are capped at actual closing costs and at 6 percent of purchase price under FHA rules, and programs require financing through Park Square Home Mortgage with a minimum 640 FICO for government loans.

"Move In Before the Holidays" (replaced): The prior holiday campaign's October 30 contract window has closed and is replaced by the November campaign above.

Preferred lender required? Yes, for the rate and closing-cost incentives through Park Square Home Mortgage.

Highland Homes

Communities: About 13 Orlando-area communities, including Central Florida locations in Davenport, Groveland, St. Cloud, Auburndale, Haines City, and Lakeland-Winter Haven.

"Save on Your Home for the Holidays" (current): Highland Homes' current campaign is headlined by "Get ALL Closing Costs PAID" plus a low locked-in interest rate, with savings up to $70,000 on select homes on the Greater Orlando page (the Florida promotions page cites up to $62,000 to $63,000 depending on the page). It applies to quick move-in and select inventory across Greater Orlando, Davenport, Haines City, St. Cloud, Auburndale, Wildwood-The Villages, and Lakeland-Winter Haven. A separate offer for personalized new builds in select Florida communities provides $20,000 in free design upgrades plus all closing costs paid including mortgage prepaids, saving up to $22,000. Closing costs are paid when you finance through a Highland Homes Lender Partner, who also offers rate buydowns. Terms vary by community and inventory, so confirm current details at the sales office.

Preferred lender required? Yes, for the closing-cost offer through a Highland Homes Lender Partner.

LGI Homes

Communities: Orlando-area communities including Tula Parc (Astatula, Lake County, from the low $300s), Reunion Village (Kissimmee), Noah Estates at Tuscany Preserve (Poinciana), and the Kissimmee area.

Make Your Move National Sales Event (current): LGI's "Make Your Move" National Sales Event remains active with builder-paid closing costs, included upgrades, and special interest rate options, with interest rates advertised as low as 4.99 percent (5.864 percent APR) on eligible FHA/VA loans through LGI Mortgage Solutions. A "little to NO MONEY DOWN" offer at select communities runs through December 31, 2026, and through its luxury brand Terrata Homes, $25,000 in Flex Cash is advertised on select homes. Sign-and-close windows are market-specific and were documented around November 14 in some markets and through November 1 in others; verify the current deadline for your community at the sales office.

Preferred lender required? Yes, for the advertised rate through the builder's lending program.

Holiday Builders

Communities: Select move-in-ready homes across Florida, including Poinciana and Haines City communities in the Central Florida footprint.

Special Financing Offer (current): Holiday Builders' Special Financing Offer (updated October 2026) advertises a 4.99 percent fixed rate on select new homes and low rates on conventional loans for qualified buyers, financed through its lending partner Coastal Loans. The offer was verified current at 41 communities on October 14, 2026 with no published end date. A companion "Low Rate Holiday Offer" documents 4.99 percent fixed FHA on select move-in-ready homes. The 3.99 percent figure from an earlier edition could not be re-verified this run. Confirm the participating community, inventory, and current terms at the sales office.

Preferred lender required? Yes, for the advertised rate through Coastal Loans.

Maronda Homes

Communities: New home communities across Florida, including Stillwater Cove (Astatula), Andover Ridge (DeLand), Magnolia Estates (Lakeland), plus Osceola County and Lake County homes, and communities in the Clermont and Davenport areas.

Below-market rates and credits: Maronda's Central Florida promotions page advertises special financing with rates as low as 4.99 percent through a builder-paid forward commitment to buy down the market rate (example terms: 4.99 percent, 5.740 percent APR, on a 30-year FHA). Buyers are not required to finance through Maronda's lender (RMC) but must use RMC to receive the incentives. Some communities pair the rate with $10,000 in closing costs, and select communities advertise up to $30,000 off options (for example, Mount Plymouth Greens). Confirm current availability, participating communities, and any deadline at the sales office.

Preferred lender required? Yes, to receive the advertised rates and credits through the builder's affiliated lender (RMC).

Century Communities / Century Complete

Communities: Central Florida division communities including Poinciana Village (Poinciana), Bradbury Creek (Haines City), The Reserve at Bradbury Creek (Haines City), and Eagle Lake, plus Century Complete product lines.

Purple Tag Sales Event (current): The Reserve at Bradbury Creek in Haines City runs a "Purple Tag Sales Event" with limited-time savings, special pricing, closing-cost assistance, and rate-lock and financing incentives through affiliate lender Inspire Home Loans, with savings on homes from about $269,888. Time-sensitive: Poinciana Village and Bradbury Creek list "Nter Now" and "Hometown Heroes" offers through December 31, 2026, and Poinciana Village hosts a community event on November 12, 2026. The "2026 Homes Worth Moving For" event terms vary by listing, with some showing a December 31 window and others an October 31 window that has passed, so confirm the current deadline.

Hometown Heroes: A standing "A Home For Every Hero" offer thanks military members, first responders, teachers, and healthcare workers with savings on select homes across the Bradbury Creek and Poinciana communities.

Preferred lender required? Confirm at the sales office; credits and financing typically flow through affiliate lender Inspire Home Loans.

Richmond American Homes

Communities: Multiple Orlando-area communities, including Pine Grove Reserve in Saint Cloud, with move-in-ready and to-be-built inventory across the area per listing sources.

"Come home for the holidays!" (current): Richmond American's Orlando campaign advertises special financing on move-in-ready homes or up to $20,000 in Flex Funds on select homes. Flex Funds can be applied to closing costs, a permanent rate buydown, or design-center options and upgrades. The campaign page highlights introductory monthly payments based on 4.999 percent (6.749 percent APR) for the first year (a 1-0 buydown on 30-year FHA financing), and the national homepage advertises 4.999 percent (5.737 percent APR) FHA 30-year fixed financing. Typical loan-promotion terms require a purchase agreement by November 15, 2026, with closings by December 31, 2026, financed through HomeAmerican Mortgage, on a first-come, first-served basis. Time-sensitive: Purchase agreement by November 15, 2026, closing by December 31, 2026 (typical terms; confirm at the sales office).

Preferred lender required? Confirm at the sales office; promotional financing typically requires the builder's affiliated lender (HomeAmerican Mortgage).

Ryan Homes

Communities: Central Florida new-home communities including Pine Pointe at Astonia (Davenport), The Crossings (St. Cloud), Hammock Oaks Villas (Lady Lake), Touchstone (Lakeland), Laurel Glen (Haines City), and others.

Rate program and quick move-in pricing: An incentive listing documents a rate program locking in a 3.75 percent year-one interest rate at participating communities (a temporary buydown ladder, about 7.137 percent APR over the program), with no published end date, financed through the builder's preferred lender NVR Mortgage. Current Florida quick move-in examples include Pine Pointe at Astonia (Davenport) townhomes from $269,990, Hammock Oaks Villas (Lady Lake) villas from $262,990, Touchstone (Lakeland) single-family homes from $282,990, and Laurel Glen (Haines City) single-family homes from $299,990. Confirm current inventory and any incentives at the sales office.

Preferred lender required? Confirm at the sales office; rate offers typically require the builder's preferred lender.

Stanley Martin Homes

Communities: Communities across the Orlando region including Avalon Park Tavares (Eustis), Cypress Bluff II (Groveland), Bimini Bay (Davenport), Scenic Terrace (Lake Hamilton), and Groves at Whitemarsh (Leesburg).

Fixed-rate and closing-cost incentives (window closed): Stanley Martin's Orlando page advertises "Fixed Rates as low as 5.25% for FHA/VA plus Closing Cost Incentives," with closing-cost contributions varying by homesite and house type, capped at total closing costs, and a portion (up to about $24,500) conditioned on financing through First Heritage Mortgage (FHM), which also offers a 2-1 interest-rate buydown. The documented closing-cost assistance applied to non-contingent contracts fully executed on or before October 31, 2026, and that window has closed; confirm whether it has been reissued. Community examples this run include Groves at Whitemarsh (Leesburg) with quick move-ins from about $286,415 and Scenic Terrace (Lake Hamilton) from about $264,990.

Preferred lender required? Partially; closing-cost incentives are conditioned in part on using First Heritage Mortgage.

Taylor Morrison

Communities: Active in Horizon West, Winter Garden (including Harvest at Ovation), Groveland (Waterstone), and the Kissimmee / Poinciana area (Westview and Esplanade at Westview), among others.

"Save up to $100,000" Orlando offer (current): Taylor Morrison's Orlando-area offer documents up to $85,000 in builder incentives available regardless of financing (including cash) plus up to $15,000 toward closing costs when financing through the affiliated lender, verified on the Harvest at Ovation, Waterstone (Groveland), and Esplanade at Westview (Kissimmee) community pages. Harvest at Ovation in Winter Garden lists homes from about $503,999, and Waterstone in Groveland lists floor plans from about $329,999. The offer runs for a limited time and terms change monthly; confirm participation and current terms at the community sales office.

Fly & Buy: Florida buyers who travel to an Orlando-area sales office and sign a contract during their visit receive up to $2,000 in design credits. Time-sensitive: Confirm the current contract deadline at the sales office. The larger $5,000 voucher figure cited in earlier editions could not be verified for the Orlando market and should not be treated as current.

Location note: Westview and Esplanade at Westview are in the Kissimmee / Poinciana area, not Davenport.

Preferred lender required? The up to $85,000 buyer incentive is documented as available regardless of financing, which is unusual; closing-cost credits toward the additional $15,000 require financing through the builder's affiliated lender.

Rockwell Homes

Communities: Northlake at Ovation and Harvest at Ovation Townhomes (Winter Garden).

Northlake at Ovation (current): Northlake at Ovation lists homes from $651,900 with a "Reduced Rate Promo": promotional rates starting as low as 3.99 percent on select homes, with some pages showing first-year rates starting at 2.99 percent via a 3/2/1 temporary buydown. Quick move-in examples listed under the rate promo range roughly $781,000 to $850,000, and a Lantana three-story townhome at 15207 Groveside Road is listed at $489,140 and ready in November 2026. Time-sensitive: The rate fine print on Rockwell's site is largely boilerplate and references select homes in Texas with various close-by deadlines, so confirm whether the rate applies to the Florida communities.

Harvest at Ovation Townhomes: From $440,900, with a new phase now selling and rates advertised from as low as 3.99 percent on select homes; the Newton plan lists fixed rates as low as 4.99 percent (5.546 percent APR). Harvest at Ovation single-family (50s) listings advertise final opportunities near Walt Disney World from $615,900 with select homes at fixed rates as low as 5.25 percent (5.036 percent APR). Confirm current terms, including whether the buydown applies, at the sales office.

Preferred lender required? Typically yes for advertised buydown rates.

Community-Specific Spotlight

Sunbridge (St. Cloud, Osceola County)

Del Webb Sunbridge's current published offer is "Fly. Buy. Save.", reimbursing up to $4,000 in travel when buyers visit and purchase by December 31, 2026, and current series pages document $20,000 in savings on Ellenwood and $30,000 on Mystique. Weslyn Park remains a multi-builder hotspot: Ashton Woods advertises a limited-time 3.99 percent flexible rate (6.921 percent APR) on quick move-ins, David Weekley advertises savings up to $75,000 under "Score Big on Your Fantasy Home," and Toll Brothers' line is in its final phase with only a few quick move-ins from about $819,995. Taylor Morrison's Heron Bay at Sunbridge, a 526-home community from the mid-$500s, is scheduled to open with presales expected before the end of 2026 (groundbreaking was May 2026), and Lennar filed on October 14, 2026 to join the lineup with a 546-home community starting at $410,990, but that is an announced filing, not an open community. Pulte also filed plans in September for a second, 1,055-home gated Del Webb community in the Orlando portion of Sunbridge. The master developer's own financing special (Metro Development Group) is not presented as active.

Lake Nona (Orange County)

One of the heaviest incentive concentrations in the metro, with national builders including Lennar, Pulte, Toll Brothers, and Mattamy competing for buyers. Toll Brothers' Alora re-confirms a 2/1 rate buydown with a 3.99 percent first-year rate (6.04 percent APR) on select homes. Mattamy's Meridian Parks lists homes and advertises a limited-time 2/1 buydown with a 3.99 percent year-one rate, while its to-be-built upgrade offer closed its October 31 contract window. David Weekley's savings event (up to $75,000) remains listed, and Laureate Park is in final-phase selling with David Weekley, Dream Finders, Craft, and ICI Homes, with Dream Finders flagging an upcoming new phase. Beazer's earlier Gatherings of Lake Nona offers remain expired. Rate buydowns and closing-cost credits are standard; luxury segments typically see smaller percentage incentives but potentially higher dollar amounts.

Horizon West / Winter Garden / Ovation (Orange County)

One of the most competitive areas for incentives. D.R. Horton's Waterleigh documents the Main Street Stars credit of up to $1,000 for eligible heroes, with Waterleigh single-family homes from about $435,000. Toll Brothers' Westhaven at Ovation is actively selling in three collections (Retreat from the low $700s, Bungalows from about $504,995, Townes from about $437,995) under the National Kitchen & Bath Event (through November 22) with a 5.49 percent limited-time rate advertised, and M/I Homes is active at Lake Star at Ovation under its 5.875 percent program with closings by December 31. Rockwell Homes' Northlake at Ovation lists homes from $651,900 with rates as low as 3.99 percent, and its Harvest at Ovation Townhomes list from $440,900 with a new phase now selling. K. Hovnanian's Osprey Ranch advertises reduced pricing and special financing with its 4.99 percent 7/6 ARM through November 30. Dream Finders' Serenade at Ovation falls under the "Biggest Savings of the Year" event, and its Accolades at Ovation community is in Phase 2 construction with a coming-soon status. Meritage's current "Turn Over a New Leaf" event advertises rates from 4.99 percent through November 15. A Tavistock and Dream Finders 182-home community at 5859 Avalon Road near Hamlin is announced. CDD fees are a factor in several villages.

St. Cloud / Sunbridge / Harmony (Osceola County)

D.R. Horton (Harmony West), M/I Homes, Pulte, Lennar, KB Home, and David Weekley are active. D.R. Horton's Harmony West Main Street program offers up to $1,000 toward closing costs through any lender. M/I Homes is active at Weslyn Park and Bay Lake Farms, where its current 5.875 percent rate plus 2/1 buydown apply to quick move-ins closing by December 31, 2026. Del Webb Sunbridge runs "Fly. Buy. Save." through December 31, and Lennar's Fall Super Sale documents a Bridgewalk home of the week in St. Cloud at $498,509, down from $546,309. Richmond American's Pine Grove Reserve in Saint Cloud falls under the "Come home for the holidays!" campaign, and Lennar has proposed a 221-home subdivision in St. Cloud (announced, not yet built). Trinity Family Builders' Trinity Place lists quick move-ins ready in November 2026.

Clermont / Lake County corridor

Lennar, Meritage (including Cagan Crossings West in Clermont), KB Home (about a dozen Clermont-area communities), Maronda (Stillwater Cove in Astatula), Highland Homes (all closing costs paid with savings up to $70,000 on select homes), and Ryan Homes are active across the Clermont, Groveland, Mount Dora, Eustis, and Astatula corridor. Lennar's Fall Super Sale features Pine Meadows in Eustis at $299,950 with $35,000 in reductions. Stanley Martin's Avalon Park Tavares lists in Eustis and Cypress Bluff II in Groveland, and LGI's Tula Parc lists from the low $300s in Astatula. Tri Pointe announced Pine Ridge at Sugarloaf Mountain in Minneola on November 3, 2026, from the $400s, but it is announced rather than open. Specific per-home offers vary by community and inventory, so confirm current terms at each sales office.

Davenport / ChampionsGate (Osceola / Polk)

Lennar, KB Home, D.R. Horton, K. Hovnanian, M/I Homes, Highland Homes, Maronda, Taylor Morrison, and Stanley Martin are active across the Davenport and ChampionsGate corridor. K. Hovnanian's Aspire at Canter Creek in Davenport documents the November 7/6 ARM program at 4.99 percent (5.883 percent APR) on quick move-ins, with contracts through November 30, and lists single-family homes from about $329,990 plus townhomes from $261,990 with zero CDD fees. Lennar's Fall Super Sale features Providence in Davenport (documented example at $481,490 with $35,000 in savings) and is active at ChampionsGate with up to $25,000 in reductions on select move-in-ready homes and a zero-closing-cost option on some promo pages. Highland Homes' Davenport page advertises "Get ALL Closing Costs PAID" with savings around $70,000. Maronda's Osceola County homes run from $264,990, Ryan Homes' Pine Pointe at Astonia lists townhomes from $269,990 in Davenport, Dream Finders' Cypress Park Estates shows a Bradley plan at $324,990 with $23,000 in savings in Haines City, and Stanley Martin's Bimini Bay is in Davenport. Builder financing specials and closing-cost credits are common when using the builder's preferred lender; verify each community's offer directly.

Celebration (Osceola County)

Mattamy Homes is the primary builder at Celebration Island Village, where new construction is essentially limited to that community, with about 29 quick move-ins listed from roughly $499,990 to $1,424,990 and an undated "Hot Deal: To Be Built" with special pricing and financial incentives. Mattamy's to-be-built upgrade offer (up to a $30,000 discount on upgrades when spending $60,000) closed its October 31 contract window, and its Hometown Heroes window closed October 24. Check current offers at the community sales office before relying on published numbers.

Kissimmee / Poinciana (Osceola / Polk)

Taylor Morrison's Westview and Esplanade at Westview are in the Kissimmee / Poinciana area and fall under the "Save up to $100,000" Orlando offer. Century Communities' Poinciana Village lists homes with "Nter Now" and "Hometown Heroes" offers through December 31 and a community event on November 12, Maronda's Osceola County homes run from $264,990, LGI's Reunion Village and Noah Estates at Tuscany Preserve fall under the "Make Your Move" event, and Lennar's Fall Super Sale features Tohoqua and Knightsbridge in Kissimmee. KB Home's Hilliard Ridge remains an active Kissimmee community. Confirm each community's current offer at its sales office.

How Incentives Work With Financing

Builder incentives are structured as seller credits, which are handled through the closing process. Here is how they work with your mortgage:

• The lender must be told about all incentives. They affect the net price of the home and may require adjustments to the loan amount.
• Closing cost credits are applied at closing through the settlement statement.
• Rate buydowns are paid to the lender as prepaid mortgage interest.
• Design center credits are typically applied when you order your upgrades and are included in the final purchase agreement.
• There are limits on how much the builder can contribute based on your loan type. Conventional loans typically allow up to 3 percent of the purchase price in seller credits. FHA loans allow up to 6 percent.

Work with your lender early in the process to understand how the incentive structure affects your loan approval and closing costs.

Builder Lender vs Outside Lender Tradeoffs

Builders strongly prefer that you use their preferred or in-house lender. This is because they control the process more tightly and can offer incentives that are tied to using their lender.

Using the builder's lender:

• You typically qualify for the full incentive package, including rate buydowns and closing cost credits.
• The process is more streamlined because the lender and builder are already connected.
• The lender is familiar with the builder's construction timeline and can manage rate locks accordingly.
• Rates and fees may not be as competitive as what you can find from an outside lender.
• You may be able to negotiate with the builder to keep the incentives while using an outside lender, but this is not guaranteed.

Using an outside lender:

• You can shop for the best rate and lowest fees.
• You may lose some or all of the builder's incentive package.
• In some cases, the builder may require the outside lender to sign a cooperation agreement.

The best approach is to get a loan estimate from both the builder's lender and an outside lender. Compare the total cost including rates, fees, and lost incentives. Sometimes the builder's lender is the better deal because of the incentive value. Other times, an outside lender with a lower rate saves you more money.

How to Negotiate Beyond the Published Incentive

The published incentive is not the final offer. Here is how to negotiate for more:

• Ask for a different incentive type. If the builder offers a rate buydown but you would prefer closing cost credits, ask if they can restructure the package.
• Combine incentives. Some builders will offer both a rate buydown and design center credits if you ask.
• Use competition. If another builder in the same community offers a better package, tell the builder. They may match or beat it.
• Timing matters. End of month, end of quarter, and end of year are typically when builders are most flexible on incentives. Several offers on this page carry mid-November deadlines, including Meritage's event end (November 15), Richmond American's purchase agreement (November 15), Park Square's contracts (November 16), Toll Brothers' Kitchen & Bath Event (November 22), K. Hovnanian's contract window and Dream Finders' contracts-and-closings (November 30), and Beazer's National Sales Event (November 30), followed by Pulte Orlando's lock-and-close (December 15), Del Webb Sunbridge's Fly. Buy. Save. (December 31), and M/I Homes' and Richmond American's closings (December 31), which is exactly the kind of deadline that can work in your favor when negotiating.
• Inventory homes. Quick move-in homes almost always have more room for negotiation because the builder wants to close them quickly.
• Work with your agent. Your agent can handle the negotiation and knows what is realistic in the current market.
• Get it in writing. All incentive promises should be included in the purchase agreement, not just communicated verbally.

To track incentives and pricing across the builders you are considering, the free Central Florida New Construction & Builder Secrets Guide includes a 31-page guide and a comparison workbook in Excel and Google Sheets designed for exactly this kind of side-by-side research.

Between editions of this page, the GPG Team's Central Florida New Construction builders hub keeps a current directory of which builders are active across the metro and what is new in their communities.

Frequently Asked Questions About Builder Incentives

What kinds of incentives do builders offer in Central Florida?

Common incentives include closing cost assistance, rate buydowns, design center credits, travel reimbursements, and free upgrades. The mix varies by builder, community, and market conditions, and incentive amounts change frequently. As of mid-November 2026, documented offers include Lennar's Fall Super Sale plus a zero-closing-costs option on select FHA-financed move-in-ready homes, Del Webb Sunbridge's "Fly. Buy. Save." travel reimbursement up to $4,000 through December 31, K. Hovnanian's 7/6 ARM at 4.99 percent on contracts through November 30, M/I Homes' 5.875 percent rate with closings by December 31, Dream Finders' "Biggest Savings of the Year" with contracts and closings by November 30, Park Square's 3.99 percent buydown with contracts by November 16, Beazer's National Sales Event through November 30 with Orlando rates from 2.99 percent, and Taylor Morrison's "Save up to $100,000" offer, among others.

Do I have to use the builder's lender to qualify for incentives?

Most builders tie their full incentive package to using their preferred or in-house lender. Exceptions exist but are rare, such as D.R. Horton's Harmony West Main Street credit of up to $1,000 through any lender and Taylor Morrison's up to $85,000 buyer incentive documented as available regardless of financing. You may be able to negotiate keeping some incentives with an outside lender, but this is not guaranteed. Compare a loan estimate from both before deciding.

How are builder incentives applied?

Incentives are structured as seller credits handled through closing. Closing cost credits appear on the settlement statement, rate buydowns are paid as prepaid mortgage interest, and design center credits are applied when you order upgrades. Loan-type limits apply, such as roughly 3 percent of the purchase price for conventional loans and up to 6 percent for FHA loans.

Can I negotiate beyond the published incentive?

Yes. Ask for a different incentive type, combine incentives, use competing offers, time your purchase around end of month, quarter, or year, and negotiate more on inventory homes. Work with your agent and get every promise in writing.

Which builders are offering incentives right now?

Most national builders active in Central Florida are offering some combination of rate buydowns, closing cost credits, and other incentives. As of this edition, documented programs include Beazer, D.R. Horton, Lennar, Pulte/Del Webb, Meritage, Toll Brothers, M/I Homes, Ashton Woods, David Weekley, Dream Finders, K. Hovnanian, Mattamy, Park Square, Highland Homes, LGI Homes, Holiday Builders, Maronda, Century Communities, Richmond American, Ryan Homes, Stanley Martin, Taylor Morrison, and Rockwell Homes. KB Home's October 31 "Personalized" signature deadline has passed, so its advertised KBHS rates should be confirmed as current before relying on them. Tri Pointe announced its first Central Florida community but has no verified Central Florida offer, and Drees Homes has no verified Central Florida presence. Offers change frequently and vary by community, so verify current terms with each builder's sales office.