Which Builders Are Offering Incentives in Utah County in 2026?

by Dana Johns-Szucs

Which Builders Are Offering Incentives in Utah County in 2026?

If you have been putting off new construction because of where rates sit right now, this is worth reading before you write anyone off. Builders across Utah County are sitting on inventory they need to move, and that has turned into some of the strongest buyer incentives I have seen in years. Here is exactly what is on the table right now, builder by builder.

Why Builders Are Suddenly This Motivated

Builders carry construction loans on every home they build, and every month a finished home sits unsold, it costs them money in interest. That pressure has shifted the entire negotiating dynamic in 2026. Instead of cutting list prices, which makes their whole neighborhood look devalued on paper, builders are offering incentives instead, rate buydowns, closing cost credits, and upgrade packages that get buyers into a home without touching the sticker price.

Perry Homes

Perry Homes is currently offering a $21,000 lender incentive that can go toward a rate buydown or closing costs. Their preferred lender's 30-year fixed rate sits around 6.625 percent as of early 2026, and the incentive supports structures like a 3-2-1 temporary buydown, where your rate starts significantly lower in year one and steps up gradually until it settles at the note rate in year four.

Edge Homes

Edge Homes has some of the most aggressive incentives in the county right now, up to 9 to 10 percent of the home's value. On a $500,000 home, that works out to roughly $50,000 in buyer incentives, which can be applied toward a permanent rate buydown, closing costs, or design upgrades depending on the specific community and inventory home.

Kartchner Homes

Kartchner is offering $10,000 on townhome purchases, plus free appliances included, a strong option for buyers specifically looking at the townhome and duplex product type rather than single family detached homes.

DR Horton

DR Horton has been running promotional financing offers with rates as low as 3.875 percent on select inventory homes, a significant reduction from current market rates, though these offers are typically tied to specific completed homes rather than every floor plan in a community.

Wright Homes

Wright Homes has offered seller-paid credits of 3 percent on single family homes and 2 percent on townhomes when buyers use their preferred lender, usable toward a rate buydown, closing costs, or upgrades. These promotional windows tend to run in limited time blocks, so timing your contract matters if you are considering this builder.

Stacking State Programs on Top of Builder Incentives

This is the part most buyers do not realize. Utah's S.B. 240 First Homebuyer Program offers up to $20,000 in assistance specifically for new construction homes priced at or below $450,000, usable for down payment, closing costs, or a permanent rate buydown. For first time buyers purchasing new construction under that price point, stacking this state program on top of a builder's own incentive can significantly reduce or even eliminate out of pocket cash at closing.

Where the Best Deals Actually Are

Builders are consistently more flexible on quick move-in homes, meaning inventory that is already finished or nearly finished, rather than homes you would design from the ground up. These homes are costing the builder daily interest right now, which gives you real leverage to negotiate beyond the posted incentive.

What to Watch Before You Commit

Not all incentives are created equal. A temporary 2-1 or 3-2-1 rate buydown feels great in year one, but your payment steps back up over the following years, so make sure you can comfortably afford the note rate once the buydown period ends, not just the introductory rate. A permanent rate buydown costs more upfront in incentive dollars but protects your payment for the full life of the loan, which matters more the longer you plan to stay in the home.

Incentives, availability, and specific offers change frequently, sometimes month to month, so the numbers above reflect what builders have been offering recently, not a guaranteed current promotion. If you are seriously considering new construction, I would be glad to check current incentives with specific builders and communities based on your budget and timeline, and help you understand which structure actually saves you the most over the life of your loan.

Frequently Asked Questions

Are builder incentives negotiable or fixed?

Many are negotiable, especially on quick move-in inventory homes. It is worth asking directly rather than assuming the posted incentive is the final offer.

Can I combine a builder incentive with Utah's down payment assistance programs?

Often yes, particularly with new construction under $450,000, where the state's S.B. 240 program can stack with a builder's own closing cost or rate buydown incentive.

Is a rate buydown or a price reduction better for me?

It depends on how long you plan to stay in the home and your monthly budget. A rate buydown lowers your payment, which helps affordability, while a price reduction lowers your total loan amount and long term interest paid.

Do builder incentives expire?

Yes, most are tied to specific contract dates or inventory homes and change frequently, sometimes monthly, so timing matters if a specific promotion is part of your decision.

Should I use the builder's preferred lender to get the incentive?

Many incentives are tied to using the builder's preferred lender specifically. It is worth comparing that offer against your own lender's rate to see which actually saves you more overall.

If you are exploring new construction in Utah County and want help comparing current builder incentives against your specific budget, I would love to walk through it with you. Call or text me at 801-636-3609.