Do I pay Luke Allen to represent me on a year-end builder purchase?

No. Austin builders allocate a buyer-agent commission (typically 2.5 to 3 percent) out of their marketing budget, separate from the sale price. The commission is baked into the home's pricing whether the buyer uses independent representation or not. Walking in unrepresented returns that commission to the builder; it does not reduce the price. Independent representation through Luke costs the buyer $0.

Austin builders are stacking Q4 incentives now

Close an Austin new build before 2027 and leave with a bigger stack of concessions.

Austin production builders hit their biggest annual push in November and December. Standing inventory carries $25K to $60K in built-up incentive room because every month that home sits costs the builder money. We bring that cash to you, not to the builder's bottom line.

Days

Hours

Minutes

See standing inventory Tour with Luke

The mechanics

Why Austin builders move the most in Q4.

Production builders report quarterly to their parent companies on closings and revenue. The annual report is the one that matters. Every home a builder closes in December is a home that lands in the right year; every home that doesn't close is one more unit of standing inventory the builder carries into the next year. That shapes how the sales office negotiates in November and December.

$25K-$60K

Incentive stack size

Standing inventory homes carry stacks of closing cost credits, rate buydowns, design studio dollars, and lot premium waivers. The longer the home has been sitting, the bigger the stack.

21-30 days

Close by year end

Standing inventory is move-in ready, so the only variable is the lender timeline. An executed contract by early December closes by Dec 31 on most lenders.

Buyer-side cost

Builders pay the buyer-agent commission from their marketing budget. Representation costs the buyer nothing and captures a commission that would otherwise stay with the builder.

Standing inventory now

24 Austin new builds sitting 45 plus days.

Homes where the builder has already cut price surface first (that is a builder actively moving), then the longest-sitting homes under one year. Pulled live from the ACTRIS MLS. Click any home to see details, then call Luke to run the year-end negotiation.

Sitting 141 days

$1,249,000

Already dropped $546K

1300 Saddlebrook Canyon Ct

Spicewood, 78669 · Ranch At Lakeside Sec 01

4 bd · 4 ba · 4,316 sqft

Ask Luke about Dec 31 incentives →

200 Vista West Ranch Rd, Dripping Springs

Sitting 181 days

$1,000,050

Already dropped $300K

200 Vista West Ranch Rd

Dripping Springs, 78620 · Vista West Ranches Unfiled

3 bd · 2 ba · 2,229 sqft

Ask Luke about Dec 31 incentives →

Sitting 160 days

$959,500

Already dropped $291K

932 E 53rd St

Austin, 78751 · Ridgetop

4 bd · 4 ba · 2,250 sqft

Ask Luke about Dec 31 incentives →

Sitting 120 days

$1,499,000

Already dropped $281K

3725 Salento Cv

Leander, 78641 · Travisso - Verona Collection

4 bd · 5 ba · 4,017 sqft

Ask Luke about Dec 31 incentives →

Sitting 261 days

$1,199,000

Already dropped $276K

3019 Garwood St #1

Austin, 78702 · G M Brass Amd

4 bd · 3 ba · 2,374 sqft

Ask Luke about Dec 31 incentives →

Sitting 177 days

$1,025,000

Already dropped $274K

2308 S 2nd St #2

Austin, 78704 · Loma Linda

3 bd · 3 ba · 1,946 sqft

Ask Luke about Dec 31 incentives →

Sitting 160 days

$899,000

Already dropped $258K

224 Kiser Rd

Liberty Hill, 78642 · Toll Brothers at Santa Rita Ranch

4 bd · 5 ba · 4,556 sqft

Ask Luke about Dec 31 incentives →

Sitting 226 days

$949,000

Already dropped $246K

150 Oswalt Way

Liberty Hill, 78642 · Santa Rita Ranch - Eldorado - Tesoro Collection

5 bd · 6 ba · 4,966 sqft

Ask Luke about Dec 31 incentives →

Sitting 278 days

$604,999

Already dropped $240K

2818 E 22nd St #1

Austin, 78722 · Austin Heights

3 bd · 3 ba · 1,930 sqft

Ask Luke about Dec 31 incentives →

Sitting 309 days

$579,999

Already dropped $235K

2818 E 22nd St #2

Austin, 78722 · Austin Heights

3 bd · 3 ba · 1,930 sqft

Ask Luke about Dec 31 incentives →

Sitting 150 days

Taylor Morrison

$891,035

Already dropped $234K

2312 Vittoria Vw

Leander, 78641 · Travisso

5 bd · 6 ba · 4,611 sqft

Ask Luke about Dec 31 incentives →

Sitting 212 days

$749,000

Already dropped $234K

5005 Colombo Vw

Leander, 78641 · Travisso - Siena Collection

4 bd · 5 ba · 3,571 sqft

Ask Luke about Dec 31 incentives →

Sitting 145 days

Perry Homes

$749,900

Already dropped $226K

109 Golden Righteous Ct

Georgetown, 78628 · Parkside of the River

4 bd · 4 ba · 3,399 sqft

Ask Luke about Dec 31 incentives →

Sitting 225 days

$689,000

Already dropped $207K

221 Maton Way

Liberty Hill, 78642 · Santa Rita Ranch - Eldorado - Sierra Collection

4 bd · 5 ba · 3,819 sqft

Ask Luke about Dec 31 incentives →

Sitting 150 days

Taylor Morrison

$883,733

Already dropped $200K

1517 Novara Trl

Leander, 78641 · Travisso

5 bd · 5 ba · 4,304 sqft

Ask Luke about Dec 31 incentives →

102 days on market

Perry Homes

$999,900

Already dropped $200K

225 Bird Bath Bnd

Austin, 78737 · Parten

4 bd · 4 ba · 3,411 sqft

Ask Luke about Dec 31 incentives →

105 days on market

$1,399,000

Already dropped $196K

8512 Rockwood Ln

Austin, 78757 · Northtowne Sec 01

4 bd · 4 ba · 2,853 sqft

Ask Luke about Dec 31 incentives →

Sitting 225 days

$999,000

Already dropped $194K

136 Dawn Dr

Kyle, 78640 · Clara Vista at Waterridge - Spring Collection

4 bd · 5 ba · 3,956 sqft

Ask Luke about Dec 31 incentives →

Sitting 226 days

$949,000

Already dropped $192K

159 Oswalt Way

Liberty Hill, 78642 · Santa Rita Ranch - Eldorado - Tesoro Collection

4 bd · 5 ba · 4,595 sqft

Ask Luke about Dec 31 incentives →

Sitting 285 days

$899,000

Already dropped $191K

1208 W Oltorf St #A

Austin, 78704 · Southwood

3 bd · 4 ba · 1,904 sqft

Ask Luke about Dec 31 incentives →

Sitting 225 days

$744,000

Already dropped $191K

208 Maton Way

Liberty Hill, 78642 · Santa Rita Ranch - Eldorado - Sierra Collection

4 bd · 5 ba · 3,975 sqft

Ask Luke about Dec 31 incentives →

80 days on market

Perry Homes

$599,900

Already dropped $190K

1429 Snowdrop Dr

Georgetown, 78628 · Parkside on the River - West

4 bd · 4 ba · 2,797 sqft

Ask Luke about Dec 31 incentives →

Sitting 185 days

$659,900

Already dropped $183K

1325 White Daisy Ln

Georgetown, 78628 · Parkside on the River

4 bd · 3 ba · 3,478 sqft

Ask Luke about Dec 31 incentives →

Sitting 248 days

Taylor Morrison

$798,706

Already dropped $181K

1524 Novara Trl

Leander, 78641 · Travisso

5 bd · 5 ba · 4,206 sqft

Ask Luke about Dec 31 incentives →

Who runs the negotiation

Luke Allen

Austin New Construction Realtor · TREC #788149 · 5.0 across 41 Google reviews

Luke represents buyers at all eight major Austin production builders (David Weekley, Taylor Morrison, Pulte, DR Horton, Lennar, Highland, Perry, Meritage). Year-end negotiation is a specific skill: which builders will discount base price, which will only move on incentive, which standing-inventory homes carry the biggest stacks. Luke tracks current incentive postures weekly.

(254) 718-2567 [email protected]

Year-end buyer FAQs

What people ask.

Why are Austin builders more willing to negotiate at year end?

Production builders report quarterly to parent companies on closings and revenue. Q4 numbers get the most scrutiny because they shape the annual report. A home that sits unsold into November costs the builder every month in carrying charges. Incentive stacks run higher in Q4 than any other quarter.

How much can I save on an Austin new construction home before Dec 31?

On standing-inventory homes (60+ days unsold), typical Q4 Austin builder stacks run $25,000 to $50,000 in combined incentives. On homes sitting 120+ days the stack can go higher, sometimes $60,000 or more. The mix varies by builder and by specific home.

What is standing inventory in Austin new construction?

Move-in-ready new builds that have not yet sold. Also called quick-move-in or spec homes. These are where year-end incentive stacks live because the builder is paying carrying costs every month the home sits.

Can I close an Austin new construction home by December 31?

On standing inventory, yes. Standing-inventory new builds are move-in ready. Lender timeline is typically 21 to 30 days from executed contract. Starting the process by early December is realistic for a Dec 31 close.

Which Austin builders offer the best year-end incentives?

DR Horton, Lennar, and PulteGroup run the most aggressive year-end stacks because of their scale. Taylor Morrison, David Weekley, Highland, Perry, and Meritage run targeted incentives on specific communities. Luke tracks current postures across all eight.

Do I pay Luke Allen for year-end buyer representation?

No. Austin builders allocate a 2.5-3% buyer-agent commission from their marketing budget, separate from the sale price. The commission is baked in whether the buyer uses representation or not. Walking in unrepresented returns that commission to the builder.

How do I lock in a year-end new construction deal in Austin?

Call Luke at (254) 718-2567 or submit the form below. First conversation covers target area, budget, timeline, and builder preference. Luke sends back a shortlist of standing-inventory homes with the current year-end incentive posture for each.

Close an Austin new build before 2027 and leave with a bigger stack of concessions.

Why Austin builders move the most in Q4.

Incentive stack size

Close by year end

Buyer-side cost

24 Austin new builds sitting 45 plus days.

Luke Allen

What people ask.

Why are Austin builders more willing to negotiate at year end?

How much can I save on an Austin new construction home before Dec 31?

What is standing inventory in Austin new construction?

Can I close an Austin new construction home by December 31?

Which Austin builders offer the best year-end incentives?

Do I pay Luke Allen for year-end buyer representation?

How do I lock in a year-end new construction deal in Austin?

Ready to run a year-end negotiation?

Tell Luke what you want