See your listing as your buyer does
A buyer touring your home this month has likely also toured a model. There, they were quoted a payment built on a bought-down rate and offered five figures toward closing. Published reporting this year puts corridor flex cash commonly at $15K–$40K and advertised buydown rates in the high 4s — against a resale market financing in the low-to-mid 6s. On identical prices, the builder's monthly payment can undercut yours by hundreds. That's the real comp sheet.
The incentive-adjusted framework
- Translate incentives to price. Roughly what would the nearby builder's package be worth as a price cut? That incentive-adjusted figure — not the sticker — is the new-construction comp your pricing conversation should reference.
- Then price your absences. No MUD/PID on your street? That's a permanent monthly advantage a buydown can't match — put a number on it. Finished yard, fence, sprinklers, window coverings, mature trees: builders charge for every one of those; your listing includes them.
- Know your regime. In established pockets with no active phases nearby, classic comps still rule. Within sight of a model-home flag, the incentive-adjusted math dominates. The pocket profiles tell you which regime you're in.
Timing note
Incentives are inventory management — they swell when builders have standing inventory and shrink when phases sell through. A month when the Ledger shows rich incentives is a month your pricing needs the full framework above; a leaner month is a genuinely different market. Educational context compiled from published sources, August 2026 — not a valuation. Verify current conditions independently.
Selling into a builder's market takes timing.
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