The big score answers one question: is now a good time to be shopping at all? Higher means buyers hold more of the cards. Check it like you check the weather.
Since the last sweep is what changed while you were living your life. If a builder you care about shows up there, that is your cue to look closer today.
The Concession Index is the typical credit builders are advertising right now. When it rises, builders are getting hungrier, and your opening ask should grow with it.
Rate and buying power turns today's mortgage rate into what your monthly budget actually carries, and shows what a builder promo rate would change. This is the number to know before you tour, not after.
How to use it: pick your builders in the watchlist below, and every morning this page opens straight to what changed for them. Five minutes, then go live your day. The deal comes last.
One market-wide index, built transparently from the signals above (v0.1 public-signal model, see methodology). It is a read of buyer leverage, not a prediction or financial advice.
Don't read every builder. Track yours. Pick the builders you're considering, you'll open straight to what changed for them. Selections stay in your browser on this device, no account needed.
Trophy Signature's 1.99% first-year buydown ends Friday, July 24, the single offer forcing a decision in the next seven days. If a Trophy home is on your list, get written terms today. Everything else runs to July 31 or later.
| Structure | Year 1 | Year 2 | Year 3+ |
|---|---|---|---|
| Permanent rate | $2,600 | $2,600 | $2,600 |
| 2-1 buydown | $2,091 | $2,339 | $2,600 |
| 1-0 buydown | $2,339 | $2,600 | $2,600 |
A separate read from the market index above: how much advertised offer pressure each builder is showing right now, from credit size, structure, deadline pressure, and today's movement. It reads advertising behavior on the builder's own site; it does not claim to know internal motivation. Higher = more room to ask. How it's scored ↗ · our transparent read, not an endorsement.
offers verified live today on the builder's own site. These are the ones you can act on.
expired offers still displayed, the deadline has already passed. Treat a dead-but-posted offer as an opening bid: ask, in writing, if they'll still honor it.
Which builders are quietly marking down sub-$300K inventory, from the same entry-level series behind the price floor above. The Friday Scoreboard folded into this page — one surface, not two.
| Builder | Offer | By when |
|---|---|---|
| Trophy Signature | 1.99% first-year FHA buydown (→4.99%) or 2.99% conv. + free appliances | Fri Jul 24 |
| David Weekley | Up to $50K savings OR 2.99% start + $2,500 Heroes allowance | Jul 31 |
| Brohn Homes | Up to $40K off + flex cash (CMG) | Jul 31 |
| Coventry · DRB · Century · GFO · Meritage · AHA · Starlight | Seven more dated windows, closing credits, buydowns, flex cash | Jul 31 |
| Pacesetter | 4.99% FHA/VA/USDA or 5.5% conv. + up to $10K closing | Aug 3 |
Every date above is the builder's advertised deadline, not an independently confirmed one. Some deadlines quietly roll over; we log extensions sweep by sweep, and a per-builder deadline credibility read will publish once enough history accrues to be fair. An expired offer still on display is flagged, never counted as live.
Want the full detail, every offer, filters, history, builder pages? That lives in the Incentive Tracker. This sheet is the five-minute decision; the Tracker is the database behind it.
A story appears here only when it may materially change affordability, financing, supply, taxes, insurance, infrastructure, schools, builder behavior, or buyer timing in Central Texas, and scores at least 70/100 on our published relevance model (locality 30, buyer impact 25, new-construction connection 20, recency 15, source quality 10). Every item links and credits the original publisher.
One 0 to 100 read of buyer leverage, computed from five signals we verify ourselves, never from a builder claim. The weights are published; the tooling that gathers and scores the signals is ours.
The median advertised incentive across every tracked offer, re-verified against each builder's own site four times a day and adjusted for how much value actually reaches the buyer.
Every advertised change is logged with a date the moment a sweep catches it. Stability is reported too, because a market where builders hold steady is information. See it live on the Incentive Tracker.
A running series watching the cheapest advertised new construction in the metro, so first time buyers can see the floor move before headlines do.
The daily 30 year fixed, tracked so every incentive can be judged against what your payment actually buys today.
The methods are published on the methodology page. The pipeline that runs them is proprietary, it runs without days off, and it compounds: every sweep adds history no one can recreate later.
The Buyer Advantage Score answers "is now a good time to be shopping at all?", one market number you check like a rate. The Builder Opportunity Rankings answer "who, specifically, is most motivated?" Market = the weather; builders = which doors to knock on.
Every figure is captured live from each builder's own website four times a day and time-stamped, nothing carried forward, nothing field-verified is claimed that isn't. What's advertised is labeled advertised; what's expired-but-displayed is flagged.
An MLS-derived market layer is in development to sharpen these scores, inventory and days-on-market trends, absorption, and concession trends, all aggregate and derived within MLS rules. You won't see "an MLS section"; you'll see observations like inventory up for three straight weeks, increasing a builder's current inventory burden. Predictive relationships will only be published once enough retained history demonstrates them. Not live until that pipeline is built and authorized.
Goals first. Then area, then community, then builder. The incentive is the final lever in the negotiation, never the first filter, because a bigger number on the sign can just be a bigger markup underneath it. We track deals so you can see the trend and know when your negotiating window opens, not so a discount picks your house.
Why the deal comes last → · and when the numbers tie, the head and heart test →Open it every morning, or have the morning read sent to you, and choose exactly what you want: this Daily Hot Sheet, the Friday Weekly Dispatch, or both.
Choose your updates →Compare the real cost of these offers with an independent buyer representative →