Huge Discounts on New Construction: Deals Too Good to Believe

The Florida housing market has slowed and shifted over the last few months, but that doesn’t mean the opportunities have dried up. In fact, it’s quite the opposite — builders are offering some of the biggest incentives we’ve seen in years to attract buyers. From large discounts to closing cost credits and even rate buy-downs, now is an excellent time to explore new construction on Florida’s Gulf Coast.

We grabbed our keys, hopped in the car, and toured some of the hottest communities offering incredible deals. Here’s a look at what we found.

Windward by Neal Homes

Tucked off Fruitville and Lorraine, Windward is a favorite among Sarasota buyers for its unbeatable location. Close to downtown, the beaches, Lakewood Ranch, and Waterside, it’s easy to see why this community is in such high demand.

Once complete, Windward will feature 780 homes, with pricing starting in the $500s and reaching up to $1.4 million. Popular floor plans include the Savannah 2 (just under 2,900 sq. ft. with plenty of space for entertaining) and the versatile Applause model with customizable rooms.

What really sets Neal Homes apart is flexibility. Buyers can negotiate across nearly every category: base pricing, lots, structural upgrades, design features, pools, and closing costs. It’s less about one blanket discount and more about tailoring savings where they matter most.

Amenities include two pools, pickleball and tennis courts, walking trails, and a vibrant social calendar hosted by a community director.

Monterey by Toll Brothers

Just three miles from Waterside, Monterey by Toll Brothers brings luxury living to Fruitville Road. The first phase includes 113 homes, with the Ardena collection ranging from 2,500 to 3,400 sq. ft. Prices start in the mid-$800s, but most upgraded homes fall between $1 million and $2 million.

Amenities rival high-end resorts: a fitness center, clubhouse, resort-style pool, dog park, and walking trails. To sweeten the deal, Toll Brothers is offering $50,000–$80,000 in design incentives, closing cost credits, and even rate buy-downs.

Calusa National by Medallion Homes

For golf enthusiasts, Calusa National is a dream come true. With an 18-hole course already open and a 12-hole course on the way, this community blends luxury living with resort-style recreation.

Located near State Road 70 and northeast Lakewood Ranch, Calusa offers amenities like a pool, restaurant, and gathering spaces that appeal to everyone from snowbirds to families.

Builders here are motivated, offering price flexibility, rate buy-downs, and covered fees. Buyers who act now get their master association fee waived for two years, a significant savings.

Star Farms by Homes by WestBay

If you’re looking for big amenities, Star Farms delivers in spades. This golf-cart-friendly community includes four separate amenity centers, pools, workout facilities, and even on-site dining. There’s also a school right outside the gates, making it a great choice for families.

Homes start in the $600–700K range, with luxury options surpassing $1.5 million. Large backyards mean room for expansive pools and outdoor kitchens. HOA fees remain some of the lowest in the area, ranging from $259–$277/month depending on the model.

For those ready to move quickly, WestBay has inventory homes available now — often at even steeper discounts since they’re already built.

Sweetwater by M/I Homes

Sweetwater has something for everyone. Whether you’re a first-time buyer or looking to downsize, the community offers a wide range of floor plans from the spacious two-story Juniper to the efficient Calusa.

Amenities include soccer fields, pickleball and tennis courts, a fitness center, and a resort-style pool. Its location near Uihlein and 44th makes commuting and accessing nearby amenities easy.

The incentives here are particularly eye-catching: M/I Homes is offering a 2-1 rate buy-down (rates as low as 2.875% in year one) along with closing cost credits and upgrade packages.

Final Thoughts

Incentives across Florida’s Gulf Coast are at some of the highest levels we’ve seen in years. From luxury homes to family-friendly neighborhoods and golf course communities, there’s something for every buyer — and deals that make these properties more accessible than ever.

If you’re considering new construction, now may be the perfect time to make your move. Just remember: incentives vary widely, and working with an expert ensures you maximize your savings while finding the home that truly fits your lifestyle.