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In a market where resale inventory is tight and sellers rarely negotiate, new builds offer something different: builder incentives, rate control, and a home tailored to you.
Builders are spending $15,000–$40,000 per home to buy down your mortgage rate. On a $500K home, a 3.99% vs. 6.99% rate means $900+/month difference. Resale sellers almost never do this.
Every new build comes with Arizona's statutory builder warranty: 1 year workmanship, 8 years mechanical systems, 10 years structural. Zero deferred maintenance from day one.
New Phoenix builds target 2023+ energy codes: spray foam insulation, 16+ SEER HVAC, tankless water heaters, solar-ready wiring. Monthly utility savings of $150–$300 vs. 2000s-era resales.
Select your flooring, cabinets, countertops, and fixtures before the slab is poured. No gut-renovating a resale's 2004 choices. Build to your taste without a contractor.
The price is the price. There's no competing offer to lose to, no unknown seller disclosures, no inspection surprises on mechanical systems. The process is linear and predictable.
Phoenix's new build corridors — TSMC Deer Valley, Verrado/Buckeye, Vistancia/Peoria — are master-planned with retail, schools, parks, and transit access built into the long-term vision.
Builders buy down your rate by paying mortgage "points" to the lender — up front, out of their pocket. Here's what the numbers look like on a $475,000 new build in Phoenix.
| Scenario | Rate | Monthly P&I | vs. Market Rate | Annual Savings |
|---|---|---|---|---|
| Current Market Rate | 6.99% | $3,161 | — | — |
| Builder Buydown (Permanent) | 3.99% | $2,269 | -$892/mo | $10,704/yr |
| Builder Buydown (Mid-Tier) | 4.99% | $2,548 | -$613/mo | $7,356/yr |
| Builder Buydown (Entry) | 5.49% | $2,693 | -$468/mo | $5,616/yr |
| 2-1 Temporary Buydown (Year 1) | 4.99% | $2,548 | -$613/mo | $7,356/yr |
| 2-1 Temporary Buydown (Year 2) | 5.99% | $2,847 | -$314/mo | $3,768/yr |
*Calculations based on $475K purchase price, 10% down ($427,500 loan), 30-year fixed. Actual rates vary by lender and program. Not a guarantee. Consult a licensed mortgage professional.
These are the highest-demand active communities in 2026 — where builder inventory is moving fastest and rate incentives are strongest.
Master-planned community 10 minutes from TSMC Fab 21 in Deer Valley. Taylor Morrison, Meritage, and David Weekley are active here. Walk-to-retail amenities, resort pool, and top-rated Deer Valley USD schools.
View Community Details →Arizona's most awarded master-planned community. 11,000 acres, a downtown Main Street, 78-hole golf, 26+ miles of trails, and A-rated schools. Taylor Morrison, Beazer, K. Hovnanian, and Tri Pointe active.
View Community Details →6,000-acre master plan with two distinct villages — Blackstone Country Club and Vistancia Village. Toll Brothers, Taylor Morrison, and David Weekley. Excellent Peoria USD schools, TSMC commute under 30 minutes.
View Community Details →Backed by the Estrella Mountains with two private lakes, a yacht club, and over 50 miles of trails. Meritage Homes, Taylor Morrison, and Gehan Homes. One of the fastest-growing master plans in Arizona.
View Community Details →San Tan Unified School District's top-rated attendance zone. Pulte Homes and Taylor Morrison active. Farm-themed master plan with community gardens, event barn, resort pool complex, and trail network.
View Queen Creek Details →Gilbert's newest master-planned developments with Toll Brothers and Shea Homes. Gilbert USD school district — consistently ranked among AZ's best. Close to SanTan Village retail and Loop 202.
View Gilbert Details →Each builder has different incentive structures, preferred lenders, and negotiation flexibility. Having Ryan in your corner means knowing which builders will negotiate and which ones won't.
The builder's sales agent works for the builder. Ryan works exclusively for you — at no cost, since the builder pays his commission separately.
Based on your needs, budget, and timeline, Ryan identifies the 3–5 communities with the strongest incentives and best fits for your lifestyle.
Ryan accompanies you on every tour so he can track builder pricing changes, ask the right questions, and negotiate from a position of knowledge.
New build contracts favor the builder. Ryan reviews every clause, negotiates upgrades and incentives, and flags CFD/SID fees before you sign anything.
Ryan requests pre-drywall inspections and coordinates third-party home inspections at closing — catching issues before they're hidden behind walls.
Ryan walks the home with you at closing, creates a punch list of items the builder must address, and ensures you understand your warranty coverage.
Before you tour a single model home, know the numbers. Phoenix is one of the nation's most active new construction markets — here's what's driving it.
| Metric | Data Point | Significance |
|---|---|---|
| New home starts, Phoenix MSA (2025) | ~22,000 units | 2nd highest nationally; only Dallas builds more |
| TSMC Fab 21 direct jobs | 10,000+ | Average salary $100K–$180K; drives Deer Valley demand |
| Intel Chandler fab jobs | 12,000+ | SE Valley job growth sustaining Gilbert/Chandler demand |
| 2026 conforming loan limit (Maricopa) | $806,500 | Larger homes stay conventional — no jumbo required |
| Arizona flat income tax rate | 2.5% | Lowest flat state income tax in the US; major CA/WA draw |
| Builder rate buydown range (current) | 3.99% – 5.5% | $500–$900+/month savings vs. current market rates |
| Avg. new build close timeline (spec) | 30–60 days | Move-in-ready inventory available now in multiple communities |
| AZ Right to Repair warranty | 10-yr structural | ARS §12-1361 — 10 years structural, 8 years mechanical |
| AZ Assured Water Supply (ARS §45-576) | Required | 100-year water supply required for all new AMAs development |
| Sunny days per year (Phoenix) | 299 | Most of any major US city — drives migration demand year-round |
"Ryan saved us from signing a contract with a $2,800/year CFD fee that the builder's rep 'forgot' to mention. He caught it in the contract review, negotiated a price reduction, and got us $8,000 in design center credits. The builder pays him — he cost us nothing."
"We relocated from Denver and knew nothing about Phoenix builders. Ryan gave us a side-by-side comparison of 6 communities, went to every tour with us, and ultimately helped us lock in a 4.25% rate buydown through the builder. Without him we would have gone with the first community we saw."
"Our pre-drywall inspection caught 14 issues the builder had to fix before close. Ryan's experience with new construction means he knows where builders cut corners. I cannot imagine going through this process without him. He answered texts at 10 PM."
Roughly 60,000 people relocate to the Phoenix metro every year — and new builds are their #1 choice. Here's why buyers from California, Colorado, and the Midwest are overwhelmingly going new.
When you're moving from another state, you often can't physically walk homes before you buy. New construction solves this: the floorplan is known, the finishes are chosen, the builder is accountable, and the process is predictable — even remotely.
Ryan works with dozens of relocation buyers each year — from California, Colorado, Texas, the Midwest, and out-of-country. He coordinates virtual tours, DocuSign contracts, and remote closings so you never have to set foot in Arizona before you own your home.
And the builder rate buydowns are especially powerful for relocation buyers: you're entering a new mortgage in a high-rate environment — locking in 3.99%–5.5% vs. 6.99%+ saves you $700–$900/month from day one.
| Category | California Avg. | Phoenix (New Build) |
|---|---|---|
| Median home price | $820,000 | $465,000 |
| State income tax rate | 9.3%+ | 2.5% flat |
| Property tax rate | ~0.75% | ~0.65% |
| HOA fees (typical) | $350–$600/mo | $75–$200/mo |
| Avg. utility bill (summer) | $150/mo | $200–$280/mo |
| New home warranty | Limited | 10-yr structural (ARS §12-1361) |
| Category | Denver Avg. | Phoenix (New Build) |
|---|---|---|
| Median home price | $560,000 | $465,000 |
| State income tax | 4.4% | 2.5% |
| Average annual snowfall | 57 inches | ~0 inches |
| Job growth rank (2025) | Top 20 | Top 5 |
| Builder rate buydowns | Rare | Common · 3.99%–5.5% |
| New build supply | Tight | 22,000+ starts/yr |
Every community has a different tradeoff. Here's how the top 10 active new build master plans stack up — so you can narrow your search before the first tour.
| Community | City | Price From | Builders | Schools | TSMC Commute | CFD/SID | Golf |
|---|---|---|---|---|---|---|---|
| Union Park at Norterra | N. Phoenix | $450K | Taylor Morrison, Meritage, David Weekley | Deer Valley USD | 10 min | Yes — verify | No |
| Verrado | Buckeye | $370K | Taylor Morrison, Beazer, K. Hovnanian, Tri Pointe | Verrado Charter | 40 min | Yes — verify | Yes (36 holes) |
| Vistancia | Peoria | $420K | Toll Brothers, Taylor Morrison, David Weekley | Peoria USD | 25 min | Yes — verify | Yes (Blackstone CC) |
| Estrella Mountain Ranch | Goodyear | $360K | Meritage, Taylor Morrison, Gehan | Litchfield ESD | 35 min | Yes — verify | Yes (Nicklaus-design) |
| The Harvest | Queen Creek | $390K | Pulte, Taylor Morrison | San Tan USD | 45 min | Yes — verify | No |
| Waterston North | Gilbert | $500K | Toll Brothers, Shea Homes | Gilbert USD | 30 min | Yes — verify | No |
| Cadence at Gateway | Mesa | $340K | Meritage, Taylor Morrison, Richmond American | Mesa USD | 35 min | Yes — verify | No |
| Marley Park | Surprise | $330K | Taylor Morrison, Beazer | Dysart USD | 30 min | Yes — verify | No |
| PebbleCreek | Goodyear | $390K | Robson Communities | N/A (55+) | 35 min | No | Yes (54 holes) |
| Trilogy at Power Ranch | Gilbert | $450K | Shea Homes | N/A (55+) | 30 min | No | Yes (resort-style) |
* CFD/SID: All new master-planned communities may carry these secondary tax assessments. Always request the full disclosure schedule from the builder. Amounts vary widely. TSMC commute times are approximate from community center to Deer Valley Fab 21 without rush-hour traffic.
TSMC's $65 billion Arizona investment — the largest foreign direct investment in US history — has transformed Deer Valley and north Phoenix into the most sought-after new build corridor in the state.
TSMC Fab 21 in Deer Valley employs 10,000+ direct workers at average salaries of $100,000–$180,000. Each semiconductor job typically creates 4–5 additional indirect jobs in the surrounding economy — suppliers, services, housing, retail.
Apple, NVIDIA, Qualcomm, and AMD are all active TSMC customers. Their Arizona-based engineering and support teams are growing. Microsoft's data centers, Banner Health expansion, and the new Loop 303 commerce corridor add another layer of employer density.
The result: tech workers with household incomes of $200,000–$400,000 competing for the same inventory you're looking at — in communities like Union Park, Norterra, Vistancia, Tatum Ranch, and Happy Valley.
| Phase | Status | Housing Impact |
|---|---|---|
| Fab 21 Phase 1 (4nm/3nm) | Producing 2025 | 10,000+ direct jobs active |
| Fab 21 Phase 2 (2nm) | Under Construction | +5,000 jobs by 2027–28 |
| TSMC AZ Phase 3 | Planned | Potential 3rd fab; site not confirmed |
| Supply chain buildout | Active | 50+ supplier companies relocating to AZ |
| Intel Fab 52/62 (Chandler) | Active/Expanding | 12,000 jobs; SE Valley impact |
| Loop 303 Commerce Corridor | Expanding | West Valley logistics + jobs |
Homes within 15 minutes of TSMC Fab 21 have seen 8–12% appreciation since the $65B investment was announced. As Phase 2 comes online in 2027–2028, demand pressure is expected to increase — not decrease.
Ryan tracks every new phase release in the TSMC corridor and can alert you the moment new inventory opens. Most phases sell 60–80% of units before they break ground — getting on the list early is the only way to access them.
Most agents know how to open a lockbox. Ryan knows which builders leave money on the table, which CFD disclosures are buried in the contract, which communities are about to release a new phase, and which builder's preferred lender has the best buydown program this week.
That's the difference between an agent who walks you through model homes and one who saves you $15,000–$40,000 in the process.
Work With Ryan — Free →"Ryan caught a $2,800/year CFD fee the builder never mentioned, negotiated it into a price reduction, and got us $8,000 in design center credits. All at no cost to us."
— Marcus & Alicia T., Verrado Buckeye
Builder incentives change weekly. The 3.99% buydowns are real — but inventory at those rates is limited. Let Ryan send you a curated list of what's available right now.
Ryan Moxley · My Home Group · ADRE SA643872000 · Gilbert, AZ