In October 2026, 43% of U.S. home builders cut prices, the highest share since 2020, according to the NAHB/Wells Fargo Housing Market Index. The average cut held at 6% for the seventh month in a row, and 65% of builders offered sales incentives such as rate buydowns or closing-cost help.
For anyone shopping New Construction in Georgetown or Horry County, that is leverage. But the best deal usually is not the sticker price.
Flexibility does not always show up as a lower price
Builders protect their base prices because every recorded sale sets the comparable for the next buyer in the community. So the give often comes somewhere else:
- Mortgage rate buydowns. Lowering the rate can cut the monthly payment more than a price reduction of the same dollar cost.
- Closing-cost help. Cash you keep at the closing table.
- Upgrades included. Flooring, appliances, or lot premiums you would otherwise pay for.
Each one pays you differently. The right choice depends on how long you plan to keep the home and the loan.
Start with homes that are already built
Completed homes that have not sold, often called quick move-in or spec homes, cost the builder money every month they sit. That is where builders tend to have the most room to negotiate, and you can move in on a set date instead of waiting on a build schedule.
Where a local agent changes the outcome
The on-site sales counselor works for the builder. Their job is the builder’s price and the builder’s lender. When we represent you on New Construction, we compare communities and builders across the coast, ask for the incentives that are not on the website, run the numbers on buydown versus price cut, and stay with you through inspections and closing.
Start with our New Construction map of Georgetown and Horry County communities, then call or text Justin Steel at (843) 868-5504 before you visit a sales center.
Frequently asked questions
Are builders negotiating right now?
Nationally, yes. In October 2026, 43% of builders cut prices and 65% used incentives, per the NAHB/Wells Fargo Housing Market Index.
Is a rate buydown better than a price cut?
It depends on how long you keep the loan. A buydown lowers the payment now; a price cut lowers the loan balance for good. Ask us to run both for a specific home.
Does it cost more to bring my own agent to a builder?
In most cases the builder pays the buyer’s agent compensation. Confirm it in writing before you register at the sales center, because some builders require your agent at the first visit.