If you’ve been looking at new construction homes in Palm Bay or Viera, you’ve seen it everywhere:
“$10,000 in closing costs”
“Below market interest rates”
“Flex cash incentives”
Looks like a no-brainer, right?
Not always.
Here’s what most people don’t realize
Builder incentives are rarely just “free money.”
They’re structured.
Meaning:
👉 you usually have to use their lender
👉 their timeline
👉 their terms
And sometimes… that changes the deal more than people realize.
This is where people get caught
They focus on:
👉 “What am I getting?”
Instead of:
👉 “What is this costing me long term?”
That’s a big difference.
Real example
I had a deal where a builder offered strong incentives…
But the lender had the rate bumped by 0.5%.
That one change would’ve cost the buyer thousands over time.
We caught it, adjusted it, and still kept the incentives.
When incentives ARE a great deal
To be clear… they can be amazing.
I’ve helped clients:
- get full closing costs covered
- secure lower rates
- get upgrades included
But only when it’s structured correctly.
The move
Don’t just look at the incentive.
Look at the full picture.
Or better yet… have someone break it down for you.
Looking at new construction in Palm Bay, Melbourne, or Viera?
I’ll tell you straight what’s a good deal and what’s not.
No fluff. No sales pitch.
Just real numbers.
