Don't Buy in Frisco, Prosper or Celina Until You See These New Home Deals
A brand-new, move-in ready home in Prosper, 4,446 square feet, and the builder just took $182,000 off the price. It isn't the only one. While most buyers wait on the sidelines, builders across Frisco, Prosper and Celina are offering some of the biggest discounts and rate deals I've seen in years.
Below are 5 specific homes with six-figure price cuts, 3 builders running serious financing incentives, and why I don't think this window stays open for long. One honest note up front: these are the deals as of the day I recorded the video, and they change fast. If one catches your eye, reach out and I'll confirm it's still available.
Why Builders Are Cutting Prices Right Now
The market has slowed, and builders don't like carrying finished homes on their books. Every month a home sits empty costs them real money. With mortgage rates in the mid 7s and a lot of buyers waiting to see what happens, builders have more finished inventory than they want heading into the end of the year. They would rather move it now with a big discount or a rate incentive than carry it into next year.
That is where your leverage comes from in this market.
5 Move-In Ready Homes With Six-Figure Price Cuts
5 bedrooms, 4 full and 2 half baths, 4,446 square feet, ready now. Coventry is also offering financing incentives, and with their terms they estimate the payment at about $4,483 a month. That's the builder's math, so we'd want to read the fine print together, but for a home this size in Prosper it's worth a close look.
4 bedrooms, 3.5 baths, a 3-car garage and just under 3,000 square feet, all on one level, which is hard to find in new construction. Britton is also offering a rate reduction, but they only share the details once you register, so if this one interests you, I'm happy to get the specifics for you.
4 bedrooms, 4.5 baths, a 3-car garage and 3,509 square feet on two stories. American Legend is one of the local builders known for quality, and Mosaic sits in south Celina, right on the Prosper border.
5 bedrooms, 4 baths and over 4,000 square feet, finished and move-in ready. With Coventry's financing terms, they estimate a payment of about $2,785 a month. For over 4,000 square feet of brand-new home, that's less than a lot of people are paying for a smaller resale home.
4 bedrooms, 3.5 baths and 3,184 square feet. This is the biggest percentage drop on the list, $179,000 or more than 26%. A new home this size under $500,000, this close to Prosper, is something I honestly didn't expect to see again anytime soon.
If one of these caught your eye, or you want to know what else is out there that fits your situation, book a free call with me. The agent in the builder's sales office works for the builder. Having your own agent costs you nothing as a buyer, and it helps to have someone who knows how to stack these incentives and negotiate past the advertised number.
3 Builders Offering Big Financing Incentives
Price cuts are one kind of deal. For a lot of buyers the other kind matters more, because it goes straight at the monthly payment.
Toll Brothers (Frisco and Prosper): a $140,000 package or a 5.49% fixed rate
Toll Brothers is running two promotions side by side in its Frisco and Prosper communities:
- Option 1: $70,000 in included structural upgrades at no charge (think big options like a rear sliding door that opens the whole back of the house), plus $50,000 to spend in the design center, plus $20,000 toward closing costs, which can include a rate buydown. That's up to $140,000 in total value.
- Option 2: a 30-year fixed rate of 5.49% on select homes.
That second option is powerful, especially since nobody knows when or if rates will get back to 5.49% on their own. Here's an example on an $800,000 home with 20% down:
That's roughly $800 a month, every month, for the life of the loan. Officially it's one option or the other. But in a market where homes are sitting and builders want to move them, there may be room to negotiate some of both, and that's worth asking about before you pick one.
Brookfield Residential, The Grove (Frisco): up to $75,000 in flex cash
Flex is the key word. You decide where the money goes: upgrades, buying down your rate, or closing costs. That flexibility is the real value, because the smartest use depends on your situation, and it's exactly the conversation I'd want to have with you before you sign anything.
Tradition Homes (Prosper and Celina): a 3.75% first-year rate
In all of its Prosper and Celina communities, Tradition is offering a rate that starts low and steps up, on select homes that close by November 30, 2026. Using the same $800,000 example:
This is a temporary buydown, so the payment goes up each year. Don't fall in love with the year-one number. Here's the good news, though: even the year-four rate of 6.75% is below today's rates, and below where the latest forecasts expect rates to be a year from now. That gives you three years of real breathing room to weigh your options before the final rate kicks in. If you want the full explanation of how buydowns work, I covered it in Should You Wait to Buy a Frisco Home Right Now.
Why I Don't Think These Deals Will Last
Whenever I want to know where a market is heading, I watch the development going on around it and where the commercial money is going. Companies and developers don't commit billions of dollars to an area they think is in trouble. Here's what's happening around us right now:
- Fields (Frisco): the developers just announced plans for about 11 million square feet of office space, which would make it one of the largest office hubs in North Texas.
- AT&T (Plano): moving its global headquarters from downtown Dallas to the Legacy area.
- The Mix (Frisco): a $3 billion development on the Tollway, under construction and moving full steam ahead.
- Hall Park (Frisco): adding another new office tower.
- Firefly Park (Frisco): up at 380 and the Tollway, going vertical now with offices and retail.
None of that guarantees what prices do next year or in the next 18 months. But it tells you what the people with the most at stake believe about this area over the next 5 to 10 years. When the jobs and the buyers arrive to go with those projects, builders won't need to cut $180,000 off a home or offer financing like this to sell it.
The Bottom Line
Right now you've got finished homes with six-figure price cuts, rates as low as 5.49% fixed, and builder packages worth up to $140,000, all on the table in Frisco, Prosper and Celina. That combination doesn't come around often, and I don't expect it to stick around.
Want Help Finding the Right Deal?
Book a free 30-minute call. We'll go through your situation, I'll confirm which of these homes and incentives are still available, and I'll share the ones that aren't advertised, so you can make the best decision for you.
â–¶ Watch the full video on YouTube
Prices and incentives are as of October 22, 2026 and are subject to change or prior sale. Confirm current availability and terms with the builder or with me. Payment examples assume an $800,000 home with 20% down on a 30-year loan, principal and interest only, and are for illustration, not a loan quote. Coventry's monthly estimates are the builder's own, based on its financing terms. Rate forecast reference: Fannie Mae's October 2026 outlook.
Categories
Recent Posts
