You will definitely get the best deals for what the builders call "standing inventory", meaning the home is already built or nearly built.
If you don't mind building and the 5 months it takes to complete, you won't get quite as good a deal but you get to choose all the amenities, carpets, cabinet colors and types of wood, wood flooring, and upgrades.
Don't try negotiating without a very experienced Realtor to help you. There is almost no home that you cannot get a better price on or receive more incentives. However, unless you're a very skilled negotiator don't expect to get much.
New Home Builders will tell me Up Front how much they have to play with in the price. They want to sell homes!
Here is how the conversation goes. Hey Mary, I have a buyer. On Plan XXX how much do you have to play with? Well Lloyd, I have 5% but we could also offer XYZ if you can get the Buyer to close by the xx/xx/xxxx. Thanks Mary, What about Closing Costs, will you pay those. Well we could do this or that.
The Point here is that they tell ME all these things Up Front!
Why, because I am such a great negotiator that they just lay all their cards on the table.
Would you like someone like me on your side? I sure would..
In your life, if you have felt you have done a great job in negotiating, that means that you didn't because the trick is to Always make the other party think They Won.
Call me 817-471-0221