Specific homes with promo rates
Oakwood Homes — Moonlight
Active
3.49%
Rate type
ARM - FHA/VA 5/1 ARM, NOT FIXED. Fixed 5 yrs then adjusts annually
APR
4.379%
Buyer incentive
Move-in Ready Package; requires their preferred lender (not named)
Dates
Close by: October delivery · Rate exp: Not stated
-·46825 W Stellar Dr$439,990
Oakwood Homes — North Copper Canyon
Active
3.49%
Rate type
ARM - FHA/VA 5/1 ARM, NOT FIXED. Fixed 5 yrs then adjusts annually
APR
5.638%
Buyer incentive
$8,000 closing costs + Move-in Ready Package; requires preferred lender (not named)
Dates
Close by: Move-in ready September · Rate exp: Not stated
-·18095 W Calle Lejos$404,990
Taylor Morrison — La Mira - Discovery Collection
Active
4.5%
Rate type
30-yr FIXED per the rep's email - NOTE: no fine print, no disclosure block, no APR in this email. Corroborated by Taylor Morrison's own site, which publishes a verified 4.50% conventional 30-yr fixed for August
APR
Not stated
Buyer incentive
$8,000 toward closing costs; washer, dryer, refrigerator and blinds included
Dates
Close by: Not stated · Rate exp: Not stated
-·(last home - call rep)Not stated in email (locked in an image)
Metro-wide & community programs
Richmond American
Select quick move-in homes, Phoenix area
Active
3.999% (FHA) / 3.999% (VA) / 4.500% (conventional)
Rate type
30-yr FIXED - achieved by a permanent buydown funded with closing cost assistance
APR
4.726% (FHA) / 4.270% (VA) / 4.621% (conv)
Buyer incentive
Closing cost assistance applied toward a permanent interest rate buydown
Window / expiry
Sign 07/01 - 08/05/2026; close on or before 09/30/2026 (an extended-close set runs to 12/31/2026)
Notes
IMPORTANT: their HEADLINE 3.750% and 3.999% offers are 30-yr ADJUSTABLE (ARM). The genuinely fixed ladder is the footnote table, which is what is published here. Requires HomeAmerican Mortgage. FICO 680 FHA/VA, 780 conventional. Campaign id 1795 confirmed still Phoenix (1798 is Tucson)
Taylor Morrison
Select Phoenix-area quick move-in homes
Active
4.50%
Rate type
30-yr FIXED conventional
APR
4.60%
Buyer incentive
Seller pays up to $8,000 toward buydown fund, closing costs, up to 1 yr HOA, pre-paids and/or points
Window / expiry
Contracts entered 08/01 - 08/31/2026; close on or before 09/11/2026
Notes
Based on $500,000 price, 20% down, 780 FICO. Requires Taylor Morrison Home Funding (NMLS 8588) + seller-selected closing agent
Taylor Morrison
Select Phoenix-area quick move-in homes
Active
4.50% (FHA)
Rate type
30-yr FIXED FHA
APR
5.28%
Buyer incentive
Seller pays up to $8,000 toward closing costs
Window / expiry
Contracts entered 08/01 - 08/31/2026; close on or before 09/18/2026
Notes
APR includes upfront MIP. Based on $424,000 price, 3.50% down, 640 FICO
Taylor Morrison
Select Phoenix-area to-be-built homes
Active
4.99%
Rate type
30-yr FIXED conventional, 9-month extended rate lock
APR
5.07%
Buyer incentive
Seller pays up to $8,000 toward closing costs
Window / expiry
Contracts entered 08/01 - 08/31/2026; close on or before 04/30/2027
Notes
Useful for buyers who need to sell first. Requires Taylor Morrison Home Funding
Tri Pointe Homes
Soleo and Terraza (move-in ready and to-be-built)
Active
4.99%
Rate type
PERMANENT BUYDOWN (does not step up - treat as fixed) - 'Conventional 30 Year Fixed Permanent Buydown Financing'
APR
5.463% (conv MIR) / 5.910% (FHA MIR) / 5.981% (FHA TBB) / 5.526% (conv TBB)
Buyer incentive
Up to $40,000 closing credit at select communities; appliances + $10,000 closing costs on the FHA move-in-ready offer
Window / expiry
Dates not published - confirm with builder
Notes
FLAG: the page publishes no contract-by or close-by date at all and is still branded the 'Live Brilliantly Sales Event', the same name as the July event that ended 7/31. Cannot confirm it was refreshed for August - verify before quoting
Pulte Homes
Select quick move-in ready homes
Active
4.99%
Rate type
30-yr FIXED conventional
APR
5.043%
Buyer incentive
Incentives applied toward closing costs including discount points
Window / expiry
Loans must be locked and closed by 01/29/2027
Notes
Rate INCLUDES .75 borrower-paid discount points. 780 FICO, 20% down. Effective 07/21/2026. Pulte Mortgage (NMLS 1791)
Pulte Homes
Select quick move-in ready homes
Active
4.50% (FHA)
Rate type
30-yr FIXED FHA
APR
5.369%
Buyer incentive
Incentives toward closing costs / discount points
Window / expiry
Loans must be locked and closed by 01/29/2027
Notes
Rate INCLUDES 2% borrower-paid discount points - materially raises buyer cost. 700 FICO, 3.5% down
Centex
Select quick move-in homes
Active
4.50% (FHA)
Rate type
30-yr FIXED FHA
APR
5.369%
Buyer incentive
Incentives toward closing costs / discount points
Window / expiry
Loans must be locked and closed by 01/29/2027
Notes
Includes 2% borrower-paid discount points. Also offers 4.99% (5.043% APR) conventional 30-yr fixed with .75 points. Pulte Mortgage (NMLS 1791)
Del Webb
55+ active adult communities
Active
4.99%
Rate type
30-yr FIXED conventional
APR
5.043%
Buyer incentive
Incentives toward closing costs / discount points
Window / expiry
Loans must be locked and closed by 01/29/2027
Notes
Includes .75 borrower-paid discount points. 780 FICO, 20% down. Rate appears only in the sitewide footer disclaimer
Dream Finders Homes
North Copper Canyon (Surprise), Canyon Pointe Village (Mesa), Apache Farms (Buckeye)
Active
4.99%
Rate type
PERMANENT BUYDOWN (does not step up - treat as fixed) - 30-yr FHA fixed via builder-paid forward commitment
APR
5.745%
Buyer incentive
Up to $30,000 savings on select homes; payments advertised from $1,112/mo. Incentives require Jet HomeLoans (NMLS 1660135), though financing there is optional
Window / expiry
Contracts written AND closed by 09/30/2026
Notes
The cleanest genuinely-fixed offer with real runway. Note the window requires written AND closed by 09/30 - tighter than it reads
Lennar
Select new homes, greater Phoenix metro
Active
3.75%
Rate type
FHA, permanent discount-point buydown (does not step up) - but LOAN TERM IS UNSTATED; the page never says 30-year
APR
4.498%
Buyer incentive
Lennar-paid discount points; requires Lennar Mortgage
Window / expiry
Sign purchase agreement 07/27 - 08/02/2026; close and fully fund by 08/31/2026
Notes
Min 3.5% down, 680 FICO, owner-occupied, $450,000 example. The rate is in the page's server-rendered payload only - a text-only scrape wrongly reports 'no rate'
Beazer
Tirreno at IronWing (Litchfield Park), Bethany Grove (Glendale), Montana Vista (Buckeye), Willows at Bella Vista Farms (San Tan Valley)
Active
2.99%
Rate type
ARM - ADJUSTABLE, NOT FIXED - FHA 5/1 ARM, fixed 5 yrs then adjusts annually (SOFR + 1.75 margin), lifetime max 7.99%, floor 2.99%
APR
3.269%
Buyer incentive
Rate only, through one named loan officer
Window / expiry
Contracted between 08/01/2026 and 08/31/2026; close per contract by 09/31/2026 [sic - September has 30 days]
Notes
Lowest headline number on the board and it is an ARM - label clearly. Available only through CCM - Tiffany Taradash (NMLS 208707). Terms live in the page's embedded data, not the visible page, so this one needs a browser pass every week
K. Hovnanian
Select quick move-in homes, Arizona communities
Active
3.75%
Rate type
ARM - ADJUSTABLE, NOT FIXED - conventional 7/6 ARM, fixed 84 months then adjusts every 6 months (SOFR + 2.75 margin), lifetime max 8.75%
APR
5.162%
Buyer incentive
Rate OR a 'Flex Cash Equivalent' (amount not published)
Window / expiry
Extended through 08/31/2026; close on or before 09/30/2026
Notes
July's 'Fixed for First 7 Years' banner is gone; the rate now appears only in the footer legal block. Their date string is malformed ('as of /26-7/31/26 - 8/31/26') and a second disclaimer on the page still says 'close by 4/30/26'. Requires KHAM
Mattamy Homes
13 Phoenix communities incl. Baker Farms, Bella Vista Farms, Empire Pointe, Soleo, Tyler Ranch, White Tank Vistas
Active
3.375%
Rate type
ARM - ADJUSTABLE, NOT FIXED - FHA 5/1 ARM, 5-yr fixed period then adjusts
APR
5.584%
Buyer incentive
Seller pays up to 6% of purchase price toward temporary buydown fund and/or settlement costs
Window / expiry
Contracts entered 07/01/2026 - 08/30/2026; close on or before 09/30/2026
Notes
ARM stacked with a seller-funded buydown - do not present as 30-yr fixed. Requires Mattamy Home Funding (NMLS 64022) + seller-selected closing agent. 680 FICO, 3.5% down
Shea Homes
Medley at Avalon Crossing
Active
2.99% year 1 (note rate 4.99%)
Rate type
TEMPORARY BUYDOWN (stepped teaser - NOT a fixed rate) - 2-1 buydown: yr1 2.99%, yr2 3.99%, yrs 3-30 4.99% fixed
APR
5.283%
Buyer incentive
Up to $20,399 in buydown funds held in custodial escrow + up to $10,000 closing costs with Shea Mortgage
Window / expiry
Contracts executed after 07/23/2026; close on or before 10/12/2026
Shea Homes
Acclaim at Jorde Farms
Active
2.99% year 1 (note rate 4.99%)
Rate type
TEMPORARY BUYDOWN (stepped teaser - NOT a fixed rate) - 2-1 buydown: yr1 2.99%, yr2 3.99%, yrs 3-30 4.99% fixed
APR
5.282%
Buyer incentive
Up to $19,927 in buydown funds + up to $10,000 closing costs with Shea Mortgage
Window / expiry
Contracts executed after 06/15/2026; close on or before 09/10/2026
Toll Brothers
Select quick move-in homes, Arizona
Active
3.99% year 1 (note rate 5.99%)
Rate type
TEMPORARY BUYDOWN (stepped teaser - NOT a fixed rate) - 2/1 buydown: yr1 3.99%, yr2 4.99%, yrs 3-30 5.99%
APR
6.04%
Buyer incentive
Toll-paid 2/1 buydown
Window / expiry
Sign Sales Agreement on or after 07/01/2026; close by 08/31/2026
Notes
Very narrow eligibility: minimum 30% down, loan $250,000-$832,750, 740+ FICO, primary residence only, EXCLUDES FHA/VA, new buyers only. Toll Brothers Mortgage (NMLS 18154)
Risewell
Elara at Moonlight (Maricopa), Rialta (Mesa), Bella Vista Farms and Wildera (San Tan Valley), Windstone Ranch and Frontera and Sunrise Canyon (Surprise), Bentridge (Buckeye)
Active
2.99% year 1 (note rate 3.99%)
Rate type
TEMPORARY BUYDOWN (stepped teaser - NOT a fixed rate) - 1-0 buydown on a 30-yr fixed FHA: yr1 2.99%, yrs 2-30 3.99%
APR
4.834%
Buyer incentive
Flex Cash incentives on other communities
Window / expiry
Limited time, until the funds pool runs out - no dated window published
Notes
Quote includes 0.5% in borrower-paid discount points. 680 min FICO, $359,990 example. Requires Universal Lending (NMLS 2996). FLAG: their sitewide disclaimer page simultaneously advertises a WORSE Arizona buydown (3.99% yr1 / 4.99% after) - two conflicting AZ rates are live at once. Their sitewide Flex Cash banner also still carries a lapsed 7/31/26 deadline
Brookfield Residential
Alamar (Avondale) and Blossom Rock (Apache Junction)
Active
2.99% / 3.99% (as low as)
Rate type
UNSTATED - builder publishes no loan term or rate type
APR
Not stated
Buyer incentive
3.99% + up to $8,000; 2.99% + up to $8,500 / $10,000 / $15,000 closing money
Window / expiry
None stated - 'limited time' only
Notes
August added no terms. The words ARM, fixed, buydown and lender appear zero times on the page. Entire fine print: 'Pricing, terms, availability, and incentives are subject to change. APR subject to purchase price and loan amount. Incentive available on select homes for a limited time. See a Brookfield Residential Sales Representative for details.'
Ashton Woods
Participating AW Phoenix communities
Active
None published (down-payment program, not a rate)
Rate type
$0 down / up to 100% financing via 3.5% FHA Down Payment Assistance
APR
n/a
Buyer incentive
$0 out of pocket; no income limit and no first-time-buyer requirement; 640 min FICO
Window / expiry
No contract-by date stated; contracts must CLOSE by 08/30/2026
Notes
The 3.5% is the down payment being covered, NOT an interest rate. Requires Velocio Mortgage. Cannot be combined with other offers. See Follow-ups - their rate programs all lapsed 07/31
Meritage Homes
Mesquite Mountain Ranch, Allure Vista, Anthem at Merrill Ranch, Wildera, White Tank Foothills, Rancho Mirage
Active
None quoted
Rate type
PRICE DISCOUNT - not a rate offer
APR
n/a
Buyer incentive
Up to $96,000 off select quick move-in homes (National Sales Event)
Window / expiry
Contracts entered 08/01 - 08/16/2026
Notes
No financing or rate incentive exists. Their own T&C link (new.meritagehomes.com/promotion/9221661) now 404s, so the terms behind the $96,000 claim cannot be verified. Headline said 'through July 31' but fine print sets the contract window at Aug 1-16
KB Home
National page - no Phoenix attribution
Active
None published for Phoenix
Rate type
National rates are 4.75% FHA 5/1 ARM, 5.75% FHA 30-yr fixed, 5.99% conventional 30-yr fixed - but none are tied to a metro
APR
5.386% / 6.410% / 6.002%
Buyer incentive
APRs factor in a $5,000 closing cost credit and additional seller contributions
Window / expiry
Sign purchase agreement by 08/31/2026; lock within 30 days
Notes
The words Phoenix and Arizona appear ZERO times in the page's visible text. Page says 'certain communities may be excluded'. Not publishing as Phoenix rates without community-level confirmation. KBHS Home Loans (NMLS 1542802)
D.R. Horton
Phoenix metro communities
Active
None published
Rate type
n/a
APR
—
Buyer incentive
—
Window / expiry
n/a
Notes
GOOD NEWS: the stale rate sheet stamped 'REV: 05/08/26' that was still rendering on 07/28 has been REMOVED. Nothing replaced it - Avance, Zanjero Pass, Del Rio Ranch and Upper Canyon all carry zero rate figures
Century Communities
Phoenix metro
Active
None published
Rate type
n/a
APR
—
Buyer incentive
Unspecified 'limited time incentives'
Window / expiry
None published
Notes
July's 'Wish to Wow' promo is gone; the current 'WOW Doesn't Wait' page carries no rate, no APR and no dates. DO NOT publish the 3.375% that search caches still return for their retired Stars-and-Stripes URL - that page now 301s to the homepage, and the rate was a 5-year stepped product anyway
Elliott Homes
Phoenix-area communities
Active
None published
Rate type
n/a
APR
—
Buyer incentive
'Financing incentives on move-in ready homes' - no rate attached
Window / expiry
n/a
Notes
Their 4.375% at Valencia at Granite Vista was pulled on schedule when its 07/31/2026 window closed - a clean removal. The old 4.25% badge vs 4.375% fine-print conflict is resolved by removal
LGI Homes
Phoenix
Active
None published
Rate type
n/a
APR
—
Buyer incentive
—
Window / expiry
n/a
Notes
A 5.5% figure in the footer is a sample payment illustration ('this is not an offer to lend'), not an incentive. Their dormant 3.99% alert (alertExpiration 2026-04-27) remains correctly suppressed - do not resurrect it
DRB Homes
17 Arizona communities
Active
None published
Rate type
n/a
APR
—
Buyer incentive
—
Window / expiry
n/a
Notes
Zero hits for rate, APR, ARM, buydown, incentive or promotion on both the AZ communities and quick-move-in pages. Their 2025 promo page now 302s to /not-found
William Ryan Homes
Phoenix
Active
None published
Rate type
Markets a 'limited-time rate buydown program' with no rate
APR
—
Buyer incentive
—
Window / expiry
None published
Notes
Unchanged from 07/28: still no rate, no APR and no end date behind the buydown claim
David Weekley Homes
Phoenix-area communities
Active
None published
Rate type
n/a
APR
—
Buyer incentive
Up to $30,000 flex dollars (may be applied to a rate buydown); $10,000 travel voucher; up to $75,000 toward a pool at Overlook at Verrado Regent Hills
Window / expiry
Flex dollars 04/01 - 08/16/2026, close by 09/15/2026; pool offer to 08/31/2026
Notes
Flex dollars MAY be applied to a rate buydown but no rate is stated - do not quote one. Two of their old Phoenix rate promo pages still sit live showing 'This promotion has expired' while their TITLES still advertise 4.99% and 2.99% in search results
Woodside Homes
Arizona
Active
None published
Rate type
Cash credit usable toward a rate buydown - amount personalized, no rate
APR
—
Buyer incentive
—
Window / expiry
None published
Shea Homes
Ascent at Legacy Place
Offer may have passed
2.99% year 1 (note rate 4.99%)
Rate type
TEMPORARY BUYDOWN (stepped teaser - NOT a fixed rate) - 2-1 buydown
APR
5.361%
Buyer incentive
Incentive up to $20,871
Window / expiry
Contracts after 06/02/2026; close on or before 07/31/2026
Shea Homes
Ascent at Avalon Crossing
Offer may have passed
4.99%
Rate type
30-yr FIXED conventional, 9-month extended lock
APR
5.415%
Buyer incentive
Up to $10,000 closing costs
Window / expiry
Purchased between 04/10/2026 and 07/31/2026; close no later than 12/31/2026
Ashton Woods
Select AW Phoenix communities
Offer may have passed
3.25%
Rate type
30-yr FIXED (FHA/VA required)
APR
4.284%
Buyer incentive
Up to 100% closing costs (max $12,000); appliance pkg + blinds
Window / expiry
Contracts 07/21 - 07/31/2026
Notes
Their website still shows a '3.25% Fixed Rate' banner, but its fine print is an unfilled 2023 CMS template (placeholder tokens, a window of 10/31/2023-11/15/2023, and a stated special rate of 5.99%). DO NOT publish from the website. The dated 07/27 email is what supported this row, and it has now lapsed
Ashton Woods
To-be-built, AW Collections communities
Offer may have passed
3.99%
Rate type
30-yr FIXED (FHA/VA), locked through construction
APR
4.50%
Buyer incentive
Up to 75% off homesite premiums; up to 75% off design options (max $30,000)
Window / expiry
Contracts written by 07/31/2026; close by 01/30/2027
Notes
The 07/29 re-send moved the deadline only one day, to 07/31/2026. Was also capped at the next two home sales per community. Email carries two conflicting Velocio NMLS numbers (1529234 and 2106646)
Starlight Homes
Starlight Phoenix communities
Offer may have passed
3.25%
Rate type
ARM - ADJUSTABLE, NOT FIXED - FHA 5/1 ARM, fixed 60 months then adjusts annually, lifetime max 8.25%
APR
3.67%
Buyer incentive
Starlight Homes Advantage program
Window / expiry
Contracts written between 07/01/2026 and 07/31/2026; rate expired 07/31/2026
Notes
Second consecutive check where the rate stamp failed to refresh - still reads 'effective as of 11/20/2025' with a CMT index 'as of 11/19'. Now 8+ months stale against a dead window
Fulton Homes
Select inventory homes
Offer may have passed
1.99% year 1 (note rate 4.99%)
Rate type
TEMPORARY BUYDOWN (stepped teaser - NOT a fixed rate) STACKED ON A 7-YEAR ARM - yr1 1.99%, yr2 2.99%, yr3 3.99%, yrs 4-7 4.99%, then the ARM adjusts
APR
5.532%
Buyer incentive
Total seller contribution $16,196.34 + $9,175 rate buydown = $25,371.34
Window / expiry
No contract window published at all
Notes
Second consecutive check with no refresh. Lender is Acrisure Mortgage (RateReduce), not Fulton-affiliated. Re-verify before quoting