New Construction Deal Scorecard | Texas Buyers
New Construction Deal Scorecard
This scorecard helps you compare builders and incentive packages using the same math, the same timeline lens, and the same hidden cost checks. It is built for San Antonio, Austin, and Keller buyers who want clarity before they sign a contract or design center selections.
Inputs
Planning note: builder incentives can be structured in different ways. Enter the dollar value you expect to benefit from, even if it is applied as closing cost credits or rate support.
True cost view + hidden cost warnings
Enter values and press “Score this deal.”
This scorecard focuses on incentives, upgrades, HOA, taxes, timeline, and warranty risk. For principal and interest, use the Monthly Payment Calculator so the deal and the payment stay aligned.
What “true cost” means here
- Incentives and buydowns are benefits, upgrades and premiums are costs.
- HOA and taxes are recurring and can swing affordability quickly.
- Timeline and warranty change risk, even when price feels similar.
Why incentives are confusing
- Credits can be restricted by lender, cap, or use case.
- Some offers shift money between closing costs and rate support.
- Comparing as a dollar value keeps the math consistent.
Hidden costs to watch
- Upgrade creep at the design center can exceed a “budget” fast.
- Lot premiums can spike when inventory tightens.
- Long timelines can increase overlap costs and rate exposure.
Best use case
- Run this once per builder package you are considering.
- Keep the same horizon so you do not move the goalposts.
- Copy results into your notes before negotiating or signing.
How to compare new construction deals without guessing
This section is about building a clean baseline for builder comparisons. New construction packages rarely differ by only one thing. One builder may advertise a large incentive, another may push a rate buydown, and a third may “include” features that still turn into design center upgrades. If you evaluate the deal by marketing language, you are negotiating blind. If you convert every part of the package into the same units, you can compare options in San Antonio, Austin, and Keller with 100 percent accountability.
- Convert benefits into dollars: Treat credits and rate support as a dollar value you can actually use, then compare packages using the same measurement.
- Separate one time and recurring: Upgrades, premiums, and credits happen once, but HOA and taxes repeat and can outweigh a flashy incentive.
- Keep a fixed horizon: Choose one, three, five, or seven years and run every builder on the same horizon so results remain apples to apples.
- Attach risk to the timeline: Longer builds can create overlap costs and rate exposure, which should be treated as real dollars, not a footnote.
- Score warranty strength: Warranty terms do not show up in a listing price, but they influence repair risk and peace of mind after closing.
Incentives and rate buydowns: what matters operationally
This section is about separating “offered” from “usable.” An incentive is only valuable if you can apply it to your actual transaction. Some credits are limited by lender rules, closing cost totals, or the specific affiliate the builder requires you to use. A rate buydown is similar. The benefit is real, but the structure can be temporary or permanent, and the value depends on your loan details. The scorecard solves this by asking for the estimated dollar value so your comparison stays clean.
- Confirm restrictions early: Ask what the credits can pay for, whether there is a cap, and what happens if costs are lower than the credit amount.
- Translate buydowns into dollars: Use a lender worksheet to estimate the value of the buydown so you can compare against upgrades and premiums.
- Do not double count: If the same pot of money can be used for either closing costs or rate support, compare scenarios separately and pick the best fit.
- Link the deal to affordability: After you score the deal, verify payment comfort using the Monthly Payment Calculator.
Design center budget and the upgrade creep problem
This section is about the most common new construction budget failure. Many buyers walk into the design center with a “budget” and leave with a number that is meaningfully higher, because each upgrade decision feels small in isolation. The scorecard treats your planned design center spend as a cost and compares it against incentives and buydown value. If upgrades consume most of the benefits, your deal may be less competitive than it looks, and your cash plan may tighten.
- Set a hard cap: Decide a maximum design spend before appointments and treat it as a boundary, not a goal you can stretch casually.
- Prioritize structural choices: Spend first on items that are expensive to change later, and treat cosmetic upgrades as optional.
- Compare upgrades to incentives: If upgrades exceed the benefits, the “deal” may be financing your upgrades rather than lowering your cost.
- Keep reserves intact: Even when incentives look strong, do not drain savings. Use the Homebuyer Readiness Calculator to confirm readiness.
HOA and property taxes: why location can beat the headline incentive
This section is about recurring costs that compound. HOA dues and property taxes can vary by community, and the difference can add up quickly over a few years. Buyers often compare the incentive first, but a lower monthly overhead can be more valuable than a one time credit. The scorecard estimates tax cost using a planning tax rate tied to your selected area. Use this as a baseline, then refine once you know the exact property details and final disclosures.
- Compare monthly overhead: HOA plus estimated taxes is a clean recurring total you can compare across builders even before you finalize a loan.
- Use conservative assumptions: If you are uncertain, plan cautiously so you do not overextend and then renegotiate your own budget late.
- Stay consistent across packages: Hold your horizon and assumptions constant so you can see which community is truly cheaper to own.
- Keep the deal and the offer aligned: Once you choose a builder, package your approach with the Offer Strength Builder.
Timeline and warranty terms: hidden risk that shows up later
This section is about risk control. A longer construction timeline can create overlap costs, storage costs, and rate exposure. It can also put pressure on decision making if a closing date moves. Warranty strength is similar. It rarely shows up in the marketing headline, but it changes how protected you are after move in. The scorecard flags these items so you do not accept long tail risk in exchange for a short term credit.
- Account for overlap cost: If you expect to pay rent while you wait, add that monthly number so the timeline is treated as real money.
- Plan for schedule movement: Longer timelines often have more variance, so leave buffer time and budget for small shifts.
- Evaluate warranty process: Strong coverage is useful only if the process is clear, responsive, and documented in writing.
- Pressure test before signing: If the scorecard flags multiple risks, send the summary to an agent through the contact page for a fast review.
Operational reminder: this tool is for planning and comparison. Always verify incentives, warranty language, HOA details, and tax estimates with the actual documents tied to your contract and community.
LRG Realty — Veteran-Owned. Trusted Locally.