Perry Homes in New Braunfels: A $439,900 Home and Incentives Explained
By Al Davis | Just Focus Real Estate. Reviewed October 24, 2026. Prices, availability and financing offers can change.
If you are comparing Perry Homes in New Braunfels, this four-bedroom home at Legacy at Lake Dunlap is worth a closer look. The tall windows and open living area catch your attention first. The more useful conversation is whether the layout, location and full monthly payment fit your next move.
Perry currently advertises this home at $439,900 and labels it move-in ready. It is a different price range from the homes under $300,000 in my recent San Antonio guide. If your comfortable budget is lower, tell me that upfront so we can compare options that actually work for you.
Perry Homes in New Braunfels: what this home offers
The builder lists approximately 2,392 square feet, four bedrooms, three full bathrooms, one half bathroom, two stories and a two-car garage. It is in Legacy at Lake Dunlap in New Braunfels, ZIP 78130. It is not in Cibolo Valley Heights or Windborne, the two communities featured in the representative’s October 21 email.
The family room has a 19-foot ceiling. The kitchen sits beside the living and dining areas, with island seating and a walk-in pantry. The primary suite is downstairs; an upstairs game room and guest suite provide additional space. These details come from the builder’s description and should be checked against the home during a tour.
That layout may appeal if you want a downstairs primary bedroom and a separate place upstairs for work, hobbies or guests. The tradeoffs are worth seeing in person too: stairs, sound traveling through the open space, furniture placement and the cost of cooling a tall room. Measure your furniture and consider how you use the home on an ordinary weekday.
Before choosing a New Braunfels home over Converse, Cibolo, Schertz or Universal City, drive your actual commute at the time you normally travel. Confirm school assignments, tax jurisdictions, HOA obligations and any special assessments for the specific lot. A community name or ZIP code alone does not establish those costs.
The builder incentive is a choice, not one combined pot of savings
Perry’s live San Antonio Year End Sales Event terms describe one selected financial incentive plus an eligible move-in package. The financial choice is Flex Cash or promotional financing. Do not assume the advertised maximum cash amount comes with the advertised rate.
Flex Cash: start with the limit for this price
The promotion advertises up to $50,000, but its terms cap combined seller contributions at 6% of the contract sales price, with loan-program rules and eligible costs also limiting use. At this home’s $439,900 asking price, 6% is $26,394. That is a ceiling under the published percentage, not an approved credit or a promise that a buyer can use all of it.
Ask for a written breakdown of the actual incentive for this home, its permitted uses and any unused balance. Do not subtract $50,000 from the asking price or assume Flex Cash pays your down payment. Perry’s stated $5,400 lender incentive is included in the selected promotional incentive, rather than an automatic extra credit.
Promotional financing: the loan program changes the numbers
The live detailed terms reviewed October 24 list a 5.49% interest rate with 6.278% APR for qualifying FHA borrowers; 5.49% with 5.563% APR for qualifying VA borrowers; and 5.99% with 6.053% APR for qualifying conventional borrowers. These are advertised program terms, not a personalized quote. Not all borrowers or homes qualify.
The emailed flyer and some promotional artwork show an older 5.49% rate with 5.555% APR. The live detailed terms differ. Use the lender’s current written terms and Loan Estimate for your specific program instead of relying on the older graphic. Interest rate calculates loan interest; APR reflects certain additional borrowing costs and is not the rate used to calculate principal and interest.
The advertised financing requires qualifying with an affiliated lender, Crestmark Mortgage Company, LTD, NMLS 287961, or Parkstone Mortgage, LLC, NMLS 2065952. You may buy a Perry home using another lender, but the applicable financing promotion requires one of those lenders. Eligibility, credit, down payment, fees, lock terms, property approval and remaining promotional funds must be confirmed. The offer requires presenting the flyer on the initial model-home visit and closing by December 31, 2026. It can change or end earlier.
Move-in items and the separate 1% email claim
The live promotion describes a move-in package valued at up to $6,000, including a refrigerator, washer, electric dryer and applicable blinds. Models, coverage and availability vary. Confirm the actual items and installation in writing; furnishings shown in promotional photos are not automatically included.
David Crudup’s October 21 email separately mentions a 1% price reduction for veterans and first responders. I have not verified that benefit for this home or its combination with the Year End offer. The public promotion restricts combining other offers unless Perry expressly permits it. Treat the 1% as requiring written confirmation, not as an additional discount already built into this example.
What would the full payment look like?
Here is a planning illustration, not a mortgage offer or a quote for this home. Assume a $439,900 price, 10% down ($43,990), a $395,910 loan, 30-year fixed repayment and a hypothetical 5.99% note rate. No incentive is deducted. Perry advertises 6.053% APR for its representative conventional scenario; this illustration has no calculated APR because the lender’s actual fees and terms are unknown.
Monthly principal and interest: approximately $2,371.14. Property taxes: $916.46 using a planning assumption of 2.5% of the full purchase price annually, without exemptions. Homeowners insurance: $200 as an assumed allowance. Private mortgage insurance: $125 as an assumed allowance. HOA dues: $75 as an unverified placeholder. Total illustrative monthly housing budget: approximately $3,687.60.
The lender must quote PMI for your credit, down payment and program. Obtain the actual tax jurisdictions, assessed value, exemptions, HOA dues, insurance quote and any MUD/PID or other assessments. The tax allowance assumes a completed home, not a vacant-lot bill. Additional flood coverage or special assessments would be extra. Utilities, maintenance, moving expenses, closing costs and prepaid escrow deposits are additional; taxes and insurance may rise.
A VA buyer should request a separate VA comparison, including entitlement, any funding fee or exemption and actual cash to close. An FHA buyer needs a separate calculation for upfront and ongoing mortgage insurance. Neither program should be compared using principal and interest alone.
When the incentive helps, and what to compare
Closing-cost assistance can preserve savings. A lower rate can reduce interest expense. Included appliances can reduce immediate purchases. But a closing deadline, preferred-lender requirement or fee difference can offset part of the benefit. Compare written Loan Estimates for the same program, loan amount and lock period. Look at cash to close, the full payment and borrowing costs over the time you expect to own the home.
The right choice depends on your reserves, timeline and plans. A large incentive does not make an uncomfortable payment comfortable. If you need to sell first or your lease ends after the deadline, we should work through that before selecting a home.
Talk with your own Realtor before the builder visit
The builder’s sales team represents the builder’s homes. Your own Realtor can help compare this property with other new construction and resale choices, review the incentive alternatives, coordinate independent inspections and track deadlines. New construction still deserves an inspection and a careful review of the builder’s contract and warranty.
Contact me before visiting or registering with the builder so we can check the agent-registration requirements. We will discuss the buyer-representation agreement, services and compensation before proceeding. Builder-paid compensation should not be assumed.
Want to see this home?
Want to see this home or find out what the incentives could mean for your payment? Message me and let’s talk.
I’m Al Davis with Just Focus Real Estate. Call or text 210-286-8135, use my Home Survey, or book a Real Estate Snapshot Call. Tell me you saw the Perry home with the tall living-room windows and upstairs game room. I will confirm availability and the property-specific incentive before arranging a tour. You are contacting me for buyer representation, not submitting a request to Perry Homes.
Sources and important details
Researched October 24, 2026 using the official Perry property page, live San Antonio Year End Sales Event terms, and David Crudup’s October 21 email and attached flyer. The specific property source is retained in Al’s research notes; its street address is omitted here. Public financing terms and the email’s additional discount are distinguished above.
All prices, dimensions, completion status, availability and incentives may change. Obtain property-specific written builder and lender confirmation. This article is informational and is not a commitment to lend or a determination of eligibility. Equal Housing Opportunity.
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