Dallas–Fort Worth New Construction · Updated August 2026

Every builder in North Texas is holding money for you. Almost nobody spends it correctly.

Flex cash is running $15,000 to $40,000 a home across the Metroplex on select inventory, and it moves week to week. How you split it between the rate, the closing table, and the design gallery changes your payment for thirty years. Run yours below.

Model rate 4.99% vs resale ~6.3% DFW supply ~5.0 months Southwest DFW 52 days on market
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The Flex Cash Allocator

Estimate · not a loan offer
Rate buydown Closing costs Upgrades

What that split buys you

Rate after buydown
5.44%
Principal & interest
$2,489
Monthly saved vs. no buydown$304
Interest saved if held 30 years$109,440
Estimated cash to close$18,225
Est. taxes & insurance monthly$1,046
Total monthly payment$3,535

Illustrative estimate. Not a quote, rate lock, commitment to lend, or guarantee of any builder incentive. Buydown modeled at roughly 0.25% rate reduction per point paid, capped at 1.50%. Closing costs estimated at 2.5% of price; insurance at 0.55% annually. Verify every figure with your lender and the builder's written incentive sheet.

Know this before you tour

The registration rule nobody warns you about

Walk into a model home alone, sign the visitor sheet, and most North Texas builders will treat that community as unrepresented for you from then on. Policies vary by builder, but bringing an agent in later usually does not undo it.

Your agent has to be with you or registered on your first visit. On new construction the builder typically covers buyer representation out of their marketing budget, though that is negotiated per community. Either way, being registered is the difference between negotiating the incentive package and accepting it.

If you have already toured somewhere, tell me which communities before you do anything else. Sometimes it is fixable in the first few days. Usually it is not.

Ask for the total tax rate, not the tax rate

New North Texas communities are frequently inside a MUD or PID. Those assessments sit on top of the county rate and routinely add half a point or more to your effective tax bill.

A home quoted at a 1.8% rate can settle out closer to 2.6% once the district is layered in. On a $500,000 home that is roughly $333 a month nobody mentioned in the sales office.

Move the tax slider above to see what it does to your real payment. Then ask the builder for the rate including all districts, in writing.

What is on the board right now

Verify weekly · changes by community
Rate offers
3.99% – 4.99%

Published fixed-rate promotions on select inventory homes, offered through builder-affiliated lenders. Money under 5% rarely shows up anywhere else in this market.

Closing contributions
$7,500 – $10,000

Commonly attached to homes in the high $300s and low $400s, layered on top of the financing offer rather than instead of it.

Stacked packages
$21,500 – $40,000+

Rate buydown plus closing credit plus design credit on standing inventory. Heaviest where several builders share one master-planned community.

Sourced from publicly published North Texas builder promotions in mid-2026. Incentives move week to week and vary by builder, community, lender, and specific home. I re-pull the standing inventory list every Monday — ask for the current one.

Four kinds of new build, four different negotiations

North Texas · recent construction
Two-story brick and stone new construction home with a covered front porch in North Texas
Finished and standingEvery month a completed spec sits, the builder pays for it. This is where the deepest flex cash lives — and where I start.
Painted brick new construction home with steep gables in North Texas
Quick move-inElevation and finishes already locked. Faster close, no design-center overruns, and usually the stronger financing offer.
New construction home with a three-car garage and stone accents in North Texas
Top of the price bandLarger plans absorb slowest in any community. Longer days on market translates directly into room to ask.
Large white brick model home with turret and formal landscaping in North Texas
The model home itselfSold at the end of build-out with the full upgrade package already in it. Always ask about the leaseback terms.

Photographs show recent North Texas new construction and are for illustration only. They do not represent currently available homes and do not imply that any incentive applies to a specific property.

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Charles Lofton

Charles Lofton

Realtor® · eXp Realty · TX #0728665

I have a bachelor's degree in real estate from Delta State University and started in the business in Tennessee in 2008. I moved to Dallas in 2011 and have been licensed in Texas since 2019 — so I have watched this market through a boom, a rate shock, and now a stretch where builders are the ones competing for buyers.

New construction is where I spend my time because it is the one corner of this market where the math is still negotiable, and where most buyers leave money on the table without ever knowing it. I live here with my wife and our two kids, so the communities on that inventory list are the same ones I drive through every week.

18 years in real estate Dallas since 2011 Licensed in TX since 2019 New construction focus

What buyers have said

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★★★★★
The idea of a new home purchase in a different state was a very daunting one, but with a consummate professional like Charles Lofton, it was easy. He essentially walked us through the entire process.
Mark N. · Google review
★★★★★
Me and my family relocated from California to Texas and Charles was our realtor. He didn’t miss a step. Very professional, on time, NO HICCUPS. It was so smooth and genuine I was shocked the whole time that it could be this smooth.
Dewayne D. · Google review
★★★★★
Mr. Lofton was a true blessing through my entire home-purchasing journey, which lasted well over a year. He was patient, knowledgeable, always available, made sure we looked at locations and properties that met my needs…
T. Wall · Google review

What is actually on the list

  • Community and builder — grouped so you can see who is competing with whom
  • Days since completion — the single best predictor of how much room there is
  • Current stack — rate offer, closing contribution, and design credit, itemised rather than lumped together
  • Quarter-end date — when that builder's fiscal window closes and the offer usually peaks

Tell me your price band and where you are looking. You get back the homes that have been finished and sitting longest, what each builder is currently offering on them, and where the next fiscal-quarter incentive window lands.

No drip campaign. No alerts you did not ask for. If you are six months out, say six months and I will leave you alone until then.

Cell901-262-5024 Office972-729-9077 charles.lofton@exprealty.com charleslofton.exprealty.com