How I Would Compare Two Georgetown New Construction Offers

An example of looking beyond the advertised price and incentive.

This is a hypothetical educational example. The properties, prices, and offers are fictional and do not represent current builder inventory or financing.

Suppose a buyer is considering two completed new construction homes in Georgetown.

Both meet the buyer’s basic space requirements. One has a larger advertised incentive. The other costs less and includes several items the buyer would otherwise need to purchase.

Here’s how I would begin comparing them.

Start with the written offers

For this example, assume both prices include the selected lot and installed options.

Item	Home A	Home B
Purchase price	$475,000	$465,000
Advertised closing cost assistance	Up to $20,000	Up to $10,000
Preferred lender required for assistance	Yes	Yes
Refrigerator and window coverings	Not included	Included
Completion status	Completed	Completed

The first thing I would explain is that a credit is different from a price reduction.

We should not treat Home A as a $455,000 home simply by subtracting its advertised assistance. We need to determine which expenses the assistance can cover, what conditions apply, and how much the buyer can actually use.

Compare financing on consistent assumptions

I would ask the buyer to work with lenders to obtain written financing information for each option.

We need to compare the same buyer profile, loan type, down payment approach, and comparable rate-lock assumptions. Otherwise, differences may reflect the financing setup rather than the property.

The Consumer Financial Protection Bureau recommends comparing Loan Estimates, including upfront costs and loan terms, rather than choosing solely by a quoted rate or payment.

Questions I would want answered include:

• Is the quoted rate permanent, adjustable, or affected by a temporary buydown?

• Are discount points included?

• Which fees are covered by the incentive?

• Would any assistance go unused?

• What are the estimated cash to close and ongoing payments?

Add the expenses outside the advertisement

Next, I would compare property-specific taxes, insurance quotes, association dues, and any applicable assessments.

I would also obtain estimates for the refrigerator and window coverings missing from Home A. Those purchases require cash even if they aren’t part of the loan comparison.

For new construction taxes, I would ask whether the estimate reflects the completed home.

Review the property and contract details

Both homes being completed makes a walkthrough possible, but I would still want independent inspection arrangements discussed and the contract’s access and correction procedures understood.

I would also compare warranties, included features, closing requirements, and the buyer’s actual possession timeline.

Then we would consider location. How does each address work for the buyer’s regular trips and preferred routines?

My preliminary conclusion

Home B deserves close consideration because of its lower price and included items.

Home A’s larger incentive could still be valuable, depending on the financing terms and eligible costs. The advertisement alone doesn’t establish which is the better purchase.

I would leave the recommendation open until we have the written terms, property expenses, and inspection information.

That’s the purpose of the comparison: give the buyer a clear basis for deciding, rather than letting the biggest incentive choose for them.

Comparing new construction homes in Georgetown? Contact April to discuss your priorities and representation before your builder visits.

April Guerra is a Texas Realtor with Texas Oak Realty Group powered by LPT Realty.