New Construction Incentives in SWFL: 2026 Guide

Builder incentives in Southwest Florida are unusually large in fall 2026. Nationally, 65% of builders used incentives and 43% cut prices in October 2026 (NAHB, October 19, 2026), and D.R. Horton is advertising a 5.50% fixed rate on select Southwest Florida homes that close by December 15, 2026, against a 7.18% market average (D.R. Horton, accessed November 6, 2026; Freddie Mac, November 5, 2026). The best offer is the one with the lowest total cost over the years you will own the home, not the biggest headline number.

Last updated November 6, 2026.

How big are builder incentives right now?

Incentives are near their largest in years. Lennar said its incentives were about 12.0% of its $372,000 average sales price in the quarter ending August 31, 2026 (Lennar, September 16, 2026).

The national data points the same way. The NAHB/Wells Fargo Housing Market Index fell to 29 in October 2026, the lowest reading since June 2012. That month 43% of builders cut prices, the average cut was 6%, and 65% used some form of incentive, the 19th straight month above 60% (NAHB via Mortgage.news, October 19, 2026). The Census Bureau counted 476,000 new homes for sale at the end of September 2026, an 8.4 month supply, with a median new home price of $400,400 (Census Bureau, New Residential Sales, September 2026).

The reason is the rate. The 30-year fixed averaged 7.18% on November 5, 2026, up from 6.22% a year earlier (Freddie Mac PMMS). Builders often prefer paying down your rate to cutting list prices, which would reset comparable sales for the rest of the community.

What do closed MLS sales show?

Across the eight MLS areas we track, 43.1% of new construction single-family sales over the 12 months to October 2026 recorded a seller concession, with a median $12,000, versus 20.9% of resales (Cameron Smith analysis of MLS data, 12 months to October 2026).

New construction versus resale single-family sales, 12 months to October 2026
City	New sales	New median price	New price per sq ft	New median days to contract	Resale median price	Resale price per sq ft	Resale median days to contract	New sales with a seller concession	Median concession, new	Resale sales with a seller concession
Cape Coral	1,874	$379,025	$219	59	$390,000	$222	49	46.2%	$13,000	27.9%
Fort Myers	39	$540,000	$239	44	$550,000	$259	45	15.4%	$3,488	15.2%
Lehigh Acres	2,140	$317,000	$203	63	$275,000	$179	48	56.0%	$10,000	43.5%
North Fort Myers	264	$338,000	$178	55	$340,500	$203	62	22.7%	$12,398	21.1%
Estero	214	$630,600	$259	62	$660,000	$291	62	23.1%	$18,000	10.2%
Bonita Springs	101	$802,000	$344	59	$725,000	$350	58	25.7%	$15,000	13.1%
Naples	782	$800,215	$367	75	$825,000	$388	60	18.4%	$15,000	14.6%

Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.

In Cape Coral and Lehigh Acres, where most new homes are built, new construction sold at a median $379,025 and $317,000, and 46.2% and 56.0% of those sales recorded a seller concession.

How these numbers were measured. Figures come from closed MLS sales and listings in Southwest Florida MLS, pulled November 6, 2026. Each city follows the MLS City field. Estero includes Miromar Lakes, Fort Myers covers only the city limits and downtown MLS areas (unincorporated Fort Myers mailing addresses are left out), and Naples is the Naples postal city on the Collier mainland, with Marco Island counted separately. Single-family means detached homes and detached villas that are not condo owned. Condo and townhouse covers condo-owned units in low, mid and high rise buildings, attached villas and townhouses. Manufactured homes, co-ops, timeshares, land and rentals are excluded. Sales under $20,000 or below 50% or above 150% of list price were dropped, and sales entered after the fact without MLS marketing count toward prices but not toward days or sale-to-list figures. Days list to contract runs from the listing date to the first pending date. Months of supply is active listings at period end divided by average monthly closed sales over the prior 12 months. Flood zone is not in the MLS export, so any flood zone figures on this page come from FEMA or county sources. New construction means built in 2025 or later, or flagged as builder product. Seller concession shares and amounts were computed from the listing-level MLS file with the same cleaning rules, counting closed sales with a Seller Concession Amount above $0. Builder incentives paid outside the MLS concession field, such as rate buydowns through a builder lender, may not show up there.

What incentives are Southwest Florida builders advertising this month?

The main offers are below-market fixed rates, temporary buydowns, adjustable-rate specials, closing cost credits and design studio credits. Each one comes with a deadline and a lender condition, as the builder pages below show.

Builder and where	Advertised offer	Conditions stated
D.R. Horton, Bentley Crossing (Fort Myers) and Cape Coral North	5.50% fixed, 6.030% APR, 30-year conventional with 5% down	Contract on or after August 19, 2026 and close by December 15, 2026; must use DHI Mortgage; select homes; points may apply (D.R. Horton, accessed November 6, 2026)
D.R. Horton, Cape Coral North	7/6 adjustable rate at 5.250%, 6.404% APR, fixed for 7 years	Contract on or after September 21, 2026 and close by November 30, 2026; 0.125% discount point; DHI Mortgage required (D.R. Horton, accessed November 6, 2026)
Toll Brothers, Seven Shores (Naples)	Up to $25,000 off kitchen and bath design studio selections; 4.625% first-year rate, 7.33% APR, on a jumbo 5/1 ARM with a 2/1 buydown	Design offer valid November 7 to 22, 2026 on select homes; no end date shown for the rate offer (Toll Brothers, accessed November 6, 2026)
Pulte Homes, Fort Myers area	Choice of an included pool or up to $77,000 toward closing costs, rate buydown, design options or quick move-ins	Listed for November 9 to 30, varies by community; quick move-in savings of $0 to $100,000 in select communities per a footnote dated September 9, 2026 (Pulte, accessed November 6, 2026)
Lennar, Naples and Fort Myers division	Rate buydowns and closing cost assistance on select homes	Requires financing with Lennar Mortgage; amounts not published (Lennar, accessed November 6, 2026)

Offers change weekly and can be withdrawn, so treat this as a snapshot and get the current sheet in writing.

What is a rate buydown, and which kind saves more?

A rate buydown is money the builder pays your lender up front to lower your interest rate. A permanent buydown usually saves more over time; a temporary buydown mostly helps the first two or three years.

Permanent buydown. A permanent buydown means the builder pays discount points so your rate stays lower for the life of the loan, as in the 5.50% fixed offers above.
Temporary buydown. A 2-1 buydown means the rate is 2 points below the note rate in year one and 1 point below in year two, then returns to the note rate for the rest of the loan. Fannie Mae caps temporary buydowns at 3 points and 3 years, and lenders must qualify you at the full note rate (Fannie Mae Selling Guide B2-1.4-04, August 7, 2024).
ARM special. An adjustable-rate offer gives a low fixed rate for an initial period, such as 5 or 7 years, then adjusts with the market.

Here is the difference in dollars on a $350,000 loan (our calculation, principal and interest only). At 7.18% the payment is about $2,371 a month. At a permanent 5.50% it is about $1,987, a savings of roughly $384 a month for as long as you keep the loan. A 2-1 buydown on 7.18% drops the payment to about $1,918 in year one and $2,139 in year two, then back to $2,371, worth about $8,200 in total.

What strings come with builder incentives?

Almost every builder incentive requires the builder's affiliated lender, a contract and closing deadline, and a specific home or lot. Some also limit how much you can borrow.

D.R. Horton requires DHI Mortgage for its advertised rate. Lennar calls its lender optional but ties buydowns to Lennar Mortgage. Pulte notes its offers may affect how much a buyer can borrow.

Loan rules also cap what a builder can pay. On a Fannie Mae loan for a primary or second home, interested party contributions, which include builder-paid buydowns and closing costs, are limited to 3% of the price when you put less than 10% down, 6% with 10% to 25% down, and 9% with more than 25% down; investment properties are capped at 2% (Fannie Mae Selling Guide B3-4.1-02, May 7, 2025). Anything above the cap is treated as a price reduction for loan-to-value purposes, and credits cannot exceed your actual closing costs.

How do I compare builder offers side by side?

Convert every incentive into dollars, then compare the total cost of each home over the years you expect to own it. A bigger credit on a higher base price can lose to a smaller credit on a better-priced home.

Get the incentive sheet in writing. Ask for the expiration date, the eligible homes or lots, and every condition, including lender, closing date and title company.
Get two Loan Estimates the same day. One from the builder's lender with the incentive applied, and one from an outside lender with no incentive, so you can see the real rate and fees.
Price each incentive. A design credit is only worth what those options would cost you, and builder option prices are often higher than outside contractors.
Add the carrying costs. HOA dues, any CDD assessment, homeowners and flood insurance, and property taxes on the finished value.
Compare five-year totals. Payments plus cash to close plus fees, for each home, assuming you keep the loan five years.
Check the base price history. Ask what the same floor plan sold for in the last 90 days and whether lot premiums changed.
Read the purchase agreement. Look at the deposit terms, completion date language, financing contingency, warranty and what happens if the builder misses the closing date that the incentive depends on.

Cameron builds this comparison for buyers on one sheet, using the builders' own written terms, so the decision comes down to the home and the monthly cost.

Can I use my own agent when buying from a builder?

Yes, at most builders, but your agent usually must be registered at your first contact or first visit. Miss that step and many builders will not work with your agent on that home.

Lennar's broker policy, for example, asks that the agent be registered at the buyer's initial contact and join the buyer on the first visit to a Welcome Home Center, in person or virtually (Lennar broker policy, published May 31, 2024). The on-site sales consultant works for the builder. Your own agent works for you.

What Cameron does on a new build is concrete. He compares the contract and incentives across builders, checks the flood zone and elevation of the lot, gets insurance quotes before the contract is final, schedules an independent inspector at pre-drywall and final walk-through, and tracks the completion date against your rate lock. Builder cooperation terms vary, so ask him before your first model visit.

Is a quick move-in home or a to-be-built home the better deal?

Quick move-in homes usually carry the deepest incentives because the builder is already paying to carry them. To-be-built homes let you choose the lot and options but take months and depend on a future rate.

Pulte's Southwest Florida footnote shows quick move-in savings ranging from $0 to $100,000 in select communities, and D.R. Horton's best fixed rate requires closing by December 15, 2026. Timing can matter for taxes too. Buyers who become permanent Florida residents by December 31, 2026 are positioned for the larger Amendment 3 homestead exemption, subject to the property appraiser's residency decision. See the December 31 residency deadline.

For a to-be-built home, ask how long the rate lock lasts and what an extension costs if the home is late.

What costs do builder incentives not cover?

Incentives do not reduce HOA dues, CDD assessments, insurance or the future tax bill. Those recurring costs often decide whether a new home is truly less expensive than a resale.

Florida law requires the first sale contract for a home in a community development district to include a bold disclosure that the CDD may levy assessments on top of county taxes (Florida Statutes 190.048). Ask for the annual CDD amount and whether it includes a bond payment.

New homes often insure for less because Florida requires insurers to offer discounts for wind-resistant construction (Florida Statutes 627.0629), but flood is separate. Starting January 1, 2027, Citizens requires flood coverage on every personal residential policy with wind coverage (Citizens, accessed November 6, 2026). Read the flood insurance guide for buyers before you choose a lot.

Should I get an inspection on a brand-new home?

Yes. City and county inspectors check code minimums at set stages, while a private inspector you hire checks workmanship and finish items before you close and before the warranty runs out.

The most useful visits are pre-drywall, when framing, plumbing, wiring and windows are still visible, and the final walk-through. A second visit shortly before the first year of the builder warranty ends catches settling, roof and drainage items while the builder still has to fix them. Confirm in writing that outside inspectors may attend.

Frequently asked questions

What is a 2-1 buydown?

A 2-1 buydown lowers your mortgage rate by 2 percentage points in the first year and 1 point in the second, then the loan returns to its full note rate. The builder or seller pays the cost up front. Fannie Mae requires lenders to qualify you at the full note rate, so it helps cash flow early but does not raise how much you can borrow.

Do I have to use the builder's lender to get the incentive?

Usually, for the financing incentives. D.R. Horton says buyers must use DHI Mortgage to receive its advertised rate, and Lennar ties its buydowns and closing cost help to Lennar Mortgage while saying outside financing is allowed. Get a Loan Estimate from an outside lender anyway so you can see whether the incentive beats the market without it.

Can builder incentives pay my closing costs?

Yes, within loan limits. On a Fannie Mae loan for a primary or second home, builder contributions are capped at 3%, 6% or 9% of the price depending on your down payment, and at 2% for investment properties. Credits cannot exceed your actual closing costs. Pulte, for example, lets buyers apply some offers to closing costs or a rate buydown.

Is a price cut better than a rate buydown?

It depends on how long you keep the loan. A permanent buydown from 7.18% to 5.50% saves about $384 a month on a $350,000 loan, which adds up fast over five or more years. A price cut lowers your taxes, insurance basis and loan balance permanently and survives a refinance. Compare both in dollars over your expected holding period.

Do I need my own agent to buy new construction?

You are not required to have one, but the builder's sales staff represents the builder. Your own agent can compare contracts and incentives across builders, review lot, flood and fee details, and coordinate independent inspections. Most builders require your agent to be registered at your first contact or visit, so bring the agent in before touring models.

When do builder incentives expire?

Most run for weeks, not months. D.R. Horton's 5.50% offer requires closing by December 15, 2026, Toll Brothers' design credit at Seven Shores runs November 7 to 22, 2026, and Pulte lists a November 9 to 30 promotion. Builders can change or withdraw offers at any time, so confirm the current terms in writing.

Talk to Cameron

Shopping new construction in Lee or Collier County? Call or text Cameron at (239) 940-2101 or use the contact page before your first model visit. He will register with the builders you choose, put their offers side by side in dollars, check flood and fee details on each lot, and line up independent inspections. See new homes in Fort Myers, new homes in Cape Coral and new homes in Naples, or the Fort Myers guide.

Cameron Smith, eXp Realty LLC. Florida Sales Associate, license SL3246540. Builder incentives, prices and rates shown are as advertised on the dates noted and can change or be withdrawn without notice. This page does not recommend any builder and is not lending, tax or legal advice. Confirm all terms with the builder, a licensed loan officer and, where needed, a Florida real estate attorney.

Sources

Southwest Florida area guides

Naples Cape Coral Fort Myers Bonita Springs Marco Island

New Construction Incentives in Southwest Florida: How to Compare Builder Offers