January is usually one of the slowest months of the year for real estate — but when it comes to new construction, January can quietly be one of the most strategic times to buy.

What I’m seeing right now on the ground in Frisco and Prosper is not what most people expect. Builder behavior, inventory levels, and incentive structures are creating a unique window for certain buyers — and it’s worth understanding who this applies to and why it matters.

Before you read on: I recorded a full video breaking this down in detail. I recommend watching it first, then using this post as a reference.

▶️ Watch the Video: Why January Matters for New Construction Buyers

What Happened With New Construction in 2025

Local homebuilders — just like builders nationwide — experienced a noticeable slowdown in sales throughout 2025. Even with continued relocation activity into the Frisco and Prosper area, builders were not immune to higher rates and buyer hesitation.

To counter that slowdown, many builders:

• Increased incentives

• Offered aggressive financing programs

• Reduced prices on select quick move-in homes

Not everything sold by the end of the year — and that inventory didn’t disappear on January 1st.

For example, in The Grove, Brookfield Residential currently has 19 quick move-in homes available, which tells us there is still meaningful inventory in certain communities.

What I’m Seeing Right Now in January

January is typically a slow month — but activity this year has been surprisingly strong.

Buyers are showing up earlier than usual, both in resale and new construction. Whether it’s warmer weather, slightly lower mortgage rates, or pent-up demand, the result is the same: momentum is building earlier than expected.

At the same time, builders are motivated to start the year strong. That combination — buyer activity and builder motivation — is where opportunity can exist.

The Incentives Showing Up Right Now

Incentives still exist, but they look different depending on the type of home.

Quick Move-In Homes

• Financing incentives

• Rate buydowns

• Closing cost assistance

These incentives are designed to help builders move existing inventory.

To-Be-Built Homes

• Increased design center allowances

• Free or discounted structural upgrades

Rather than cutting base prices, builders are offering value and flexibility, especially for buyers who want to personalize their home.

A Major Shift Builders Are Making in 2026

One of the most important changes I’m hearing consistently from builders is this:

They plan to build fewer spec homes in 2026.

A spec home is a home a builder starts before it’s under contract — choosing the lot, layout, upgrades, and finishes in advance so there is always inventory available.

Fewer spec homes means:

• Fewer quick move-in options later in the year

• Potentially fewer incentives

• Longer build timelines for buyers who wait

Builders are intentionally trying to carry less finished inventory if sales slow again.

Why January Creates a Unique Window

Right now, two things are true at the same time:

1. Inventory still exists

2. Builders are still motivated

As we move closer to spring — traditionally the busiest season — that combination tends to disappear.

If buyer activity continues to increase:

• Quick move-in options will shrink

• Incentives will become less flexible

• More buyers will need to wait 6–7 months for a home to be built

That’s why January can quietly offer leverage — for the right buyer.

Who January Makes Sense For (and Who It Doesn’t)

January may be a great fit if you:

• Are open to a quick move-in home

• Want the best available incentives

• Prefer clarity before spring competition increases

January may not be ideal if you:

• Want maximum customization

• Are not in a hurry

• Prefer to wait for a longer build timeline

And that’s okay. January is not for everyone.

Want Help Sorting Through Your Options?

If you’re considering new construction this year and want help understanding:

• Builders and communities

• Quick move-in vs. to-be-built options

• Incentives and timelines

I offer a complimentary 30-minute consultation.

We’ll walk through your goals, timing, and must-haves, and I’ll help match you with the builder and community that best fits what you’re looking for.

👉 Schedule your complimentary call here

Even if January isn’t the right time for you, clarity now often leads to better decisions later.

Final Thoughts

January offers some unique opportunities in the Frisco and Prosper new construction market — but it’s not about rushing or trying to time the market perfectly.

It’s about understanding where leverage exists right now and whether it aligns with your personal goals.

If you found this helpful, be sure to watch the video above and feel free to reach out with questions.