Choose Your Savings.
Give each buyer a reason to move.
One proposed incentive budget. Multiple offers tailored to real Golden Ridge and DEZI inventory. Explore how the same dollars can address payment objections, limited closing cash, and competition from an advertised ARM.
Illustrative 3% financing credit · not confirmed in builder price sheets
Same concession. Three ways to address a buyer's objection.
Rather than leading only with an advertised rate, CityMark can show how a defined concession changes the decision.
Buy down the long-term payment
Show an estimated permanent rate and full monthly payment, including HOA, taxes, insurance, and applicable mortgage insurance. Useful for buyers focused on monthly affordability.
Reduce upfront cash needed
Use the proposed credit for eligible settlement costs and prepaids first. A buyer who can afford the monthly payment may still be constrained by closing liquidity.
Present a balanced choice
Make the tradeoff visible in one screen. Sales teams gain a repeatable way to explain options without implying the lowest rate is always the best outcome.
Put a financing strategy on a real residence.
Choose a listed residence, down payment, loan program, and proposed concession to test the actual tradeoffs.
CREST · Residence 21
Golden Ridge · 2 BD · 2.5 BA · 1,427 sq ft
Don't confuse the lowest rate with the lowest payment.
Different loan programs create different mortgage insurance, upfront funding, and eligibility considerations.
| Loan program | No-concession reference | Modeled offer | Monthly change | Buyer cash to close |
|---|
What about a temporary buydown or a price cut?
These are additional internal discussion alternatives, not approved substitutions for a builder financing concession.
2/1 temporary payment buydown
The buyer's note rate stays at the modeled standard rate. An upfront subsidy lowers only the first two years of payments; year three and onward return to the full note-rate payment.
Negotiate the price instead
Illustrates how a price reduction equal to the proposed incentive might compare if the responsible project owner or builder authorizes one separately. A credit does not automatically convert into a price cut.
Chase's 7/6 ARM isn't the same decision as a 30-year fixed.
$900,000 reference townhome · 20% down · Golden Ridge modeling assumptions · proposed $27,000 (3%) credit.
From the comparison provided for this project. Rate can reset after seven years. Reference also mentioned a $5,000 grant; treatment and ability to combine offers are unverified.
Critical apples-to-apples gap: We don't know whether Chase's 6.250% quote already assumes the builder's financing concession, or the conditions attached to its $5,000 grant. The above is a positioning example, not a verified winning-price claim. Confirm Chase's full Loan Estimate, grant conditions, points/APR and lender ARM sheet before publishing a competitive ad.
Three campaign angles worth testing.
Copy below is written as an internal concept for approval, not an approved public claim.
“Your payment, your way.”
Show each buyer how the same proposed incentive changes their rate, monthly payment, or closing funds on a listed Golden Ridge home.
“Keep more cash for move-in.”
Illustrate the difference between rate-first and closing-cost-first for DEZI residences; avoid implying a free closing or guaranteed incentive.
“Know what happens after year seven.”
Explain rate reset risk, fixed-payment certainty, and the difference between nominal rate and actual monthly payment. Use validated lender figures before a direct competitor comparison.
Prove the value before scaling a campaign.
Suggested 30-day pilot
Use one entry-price Golden Ridge residence and one DEZI residence. Give the sales team three scenarios for each: rate-first, cost-first, and mixed. Record how often payment objections, upfront-cash objections, and fixed-vs-ARM questions arise. Compare appointment progression and cancellation reasons against the current approach; do not assume conversion uplift.
Before any public launch
Confirm concession authorization by the respective project owner or builder, unit-level HOA and tax assessments, ARM and fixed-rate lender pricing, buyer eligibility, loan program contribution caps, final cost/prepaid estimates, effective date, APR and ad compliance. Verify whether Chase's quote uses any builder incentive or restrictive grant conditions.
Sources, calculation method, and limitations
Actual source inventory: Golden Ridge available priced residences: ALTA 3 $599,900 (Plan 1, 871 sf, 1 bed + den, 1.5 bath); ALTA 4 $999,900 (Plan 3, 1,527 sf, 3 bed, 2.5 bath); CREST 19 $614,900 (Plan 1, 918 sf, 1 bed + den, 1.5 bath); CREST 21 $899,900 (Plan 2, 1,427 sf, 2 bed, 2.5 bath); DAYBREAK 27 $918,900 (Plan 2, 1,427 sf, 2 bed, 2.5 bath). Golden Ridge HOA approximately $293.09–$353.26/month, modeled at its approximate midpoint of $323/month because an individual-unit breakdown was not provided. Furnished CREST 17/18 have no listed price and are omitted; CREST 22 is marked sold. Solar included, private garage. From Golden Ridge availability sheet attached by user.
Actual source inventory: DEZI available priced residences: Residence 1 $1,049,900 (Plan 4, 1,756 sf, 4 bed, 3.5 bath, Walnut); Residence 3 $1,035,900 (Plan 3, 1,756 sf, 3 bed + den, 2.5 bath, Magnolia); Residence 11 $989,900 (Plan 1, 1,691 sf, 3 bed, 3.5 bath, Magnolia); Residence 14 $949,900 (Plan 2, 1,677 sf, 3 bed + den, 3 bath, Walnut). DEZI HOA approximately $343/month. Solar included and each residence has a two-car garage. Residences 2, 9, 10, 15, 16 marked sold and excluded. From DEZI availability sheet attached by user.
Builder versus sales agent authority: The Golden Ridge sales sheet identifies The Grupe Company and lists sales by CityMark Realty; the DEZI sheet identifies CityMark Development and also lists CityMark Realty for sales. A sales and marketing concept does not establish authority to approve buyer incentives or price reductions across both projects. Obtain authorization from the appropriate project owner/builder.
Illustrative input assumptions (not confirmed market quotes): Standard no-point assumptions: 7.375% for conventional 30-year fixed; 6.990% FHA/VA 30-year fixed. Points modeled at approximately 4.00 discount points per 1.00 percentage point of rate reduction for conventional, and 3.50 for FHA/VA, in discrete 0.125 percentage-point increments. Incentive amount = selected percent of listed home price; 3% is the proposed presentation concept, not a promotion confirmed by the attached sheets. Unspent points money is applied toward modeled eligible closing costs when possible. Unapplied concession is never treated as refundable buyer cash or an automatic price discount.
Payments and costs: Assumed 30-year amortization with full P&I, 1.25% estimated annual property tax and 0.20% annual homeowners insurance, plus monthly HOA. Conventional PMI assumed 0.30%/year of base loan for 10% down; at 20%+ no conventional PMI assumed. FHA includes a modeled financed 1.75% upfront mortgage insurance premium and annual MIP of 0.45% below the illustrated higher-balance threshold / 0.70% for higher balances, based on user-provided illustrative structure rather than verified 2026 FHA loan-specific insurance schedules. VA assumes financed first-use funding fee of 1.25% for 10%+ down or 2.15% for 0% down, with no VA monthly mortgage insurance; fee-exempt VA buyers would have a different payment. Actual premiums, MI quotes, loan limits and other adjustments will vary. Estimated other closing costs and prepaids are roughly 1.9–2.2% of the home price, calibrated to the earlier illustration, not an itemized Loan Estimate. Buyer cash to close includes down payment and estimated other charges net of eligible credit, not reserves or post-closing expenses. Project-specific special tax assessments were not verified.
Important limits: Seller-paid financing concessions are subject to loan-program limits and eligible-use rules; ineligible or excess dollars cannot automatically satisfy the buyer's required investment or be returned as cash. Cash-first or balanced may result in residual unallocated dollars due to 0.125-rate increments and eligible-cost caps. Payment difference over five years is an arithmetic sum of monthly payment differences, not guaranteed wealth creation or a net-present-value comparison. Using discounted note rates for rate-first while simultaneously allocating all proceeds to closing costs would double count the incentive; the calculations do not do that. Standard fixed-rate and ARM results are not directly interchangeable.
Competitive benchmark: $900,000, 20% down reference with Chase advertised 7/6 ARM 6.250% / $5,844 a month versus user-provided illustrative conventional 7/6 ARM 5.625% / $5,555, VA fixed 5.990% / $5,777, conventional fixed 6.500% / $5,961, based on a $27,000 builder incentive. The conventional 7/6 ARM par rate of 6.50% is assumed, not verified. Chase $5,000 grant and the treatment of any builder concession have not been independently verified. No claim is made that the buyer could receive the same credit from Chase or stack grants; lender quotes, points, effective rates, APR and program eligibility must be checked.
Use and compliance: Prepared as an internal strategy concept for CityMark's sales and marketing decision-makers. Not a consumer-facing rate advertisement, lending commitment, Loan Estimate or credit approval. Inventory pricing/availability subject to change. Public materials require lender and CityMark compliance review and all applicable licensing, APR and other advertising disclosures. Prepared by Brandon Goldberg, NMLS 859086, Your Home Loan Surgeons.