The Verona at 10245 Cross River Trail in North River Ranch has five bedrooms, four baths and 3,528 square feet. It is listed at $799,990 and marked ready now. Homes by WestBay advertises a 5.25% initial interest rate on it in bold type. Lower on the page, the terms put the APR of the FHA version at 7.24%. On October 29, 2026, Freddie Mac's weekly survey put the national average 30-year fixed rate at 7.24%.
The two 7.24% figures measure different things. Freddie Mac's survey tracks conventional fixed-rate loans for borrowers who put 20% down and have excellent credit. The WestBay offer is an adjustable-rate FHA loan, and its APR includes costs a headline rate leaves out. Still, the match shows what the promotional rate is. It is a discount packaged as a loan feature, and it comes with conditions.
The Rate Belongs to the House and the Lender
Each current Parrish offer carries the same set of conditions. On the WestBay offer, all of them appear in one paragraph of fine print:
- One kind of house. The financing applies only to select quick-move-in homes, which are already built and waiting for a buyer.
- One lender. The buyer has to use the builder's preferred lender.
- One loan structure. The 5.25% is an initial rate on an FHA or VA 5/1 ARM, or a conventional 7/6 ARM. The terms say payments may increase after the initial fixed-rate period.
- One deadline. The purchase agreement must be signed and approved by November 30, 2026, and funds are limited and offered first-come, first-served.
D.R. Horton's offer at Legacy Preserve is built the same way. It is a 4.750% 5/1 FHA or VA ARM through DHI Mortgage, available on certain homes in select Florida communities. Buyers must contract on or after 9/18/26 and close by 12/31/26. The builder's example uses a $354,840 sales price with 3.5% down and shows a total monthly payment of $2,566, including taxes, insurance and HOA dues. The page also lists the loan's later terms. After five years, the rate adjusts every year, by at most 1% at a time. The fully indexed rate today would be 5.610%, and the maximum is 6.400%.
The Parrish rates also sit below the national ARM average. For the week ending October 23, 2026, the Mortgage Bankers Association reported the average 5/1 ARM rate at 6.41%. D.R. Horton's 4.750% and WestBay's 5.25% are well under that, so someone is paying the difference.
Who Pays for the Lower Rate
KB Home's fall promotion has ended, but its published terms show how these offers are paid for. KB advertised rates as low as 4.99% on a 5/1 ARM for buyers who signed a purchase agreement by October 31 and financed through KBHS Home Loans. KB's Parrish communities, Creekside at Rutland Ranch and Sawgrass Lakes I, had pointed buyers to it.
KB's terms say the advertised APR "factor[s] in a $5,000 closing cost credit and additional seller contributions from KB Home." They also cap the builder's total contribution at whatever the lender guidelines allow. Any buydown cost above that limit falls to the buyer. A buyer could use another lender but would then lose the offer.
So the low rate is bought with seller money. A builder could spend the same money cutting the price. On these offers it goes toward the first five years of the loan instead. KB's own example shows when that money runs out:
| KB FHA 5/1 ARM example, $471,797 loan | Rate | Monthly principal & interest |
|---|---|---|
| Payments 1 to 60 | 4.990% | $2,530 |
| Payments 61 to 360, at the example's reset | 6.430% | $2,960 |
In KB's example, the payment rises by $430 a month in month 61, and that is before taxes, insurance or HOA dues. KB based its reset figure on a 2.00% margin and the index rate in effect when it published the terms. The terms also point readers to the Consumer Financial Protection Bureau's guide to adjustable-rate mortgages, which explains how caps and margins work.
What's Advertised in Parrish This Month
The offers change on the builders' schedules. At Oakfield, the developer lists incentives at both of its neighborhoods. Oakfield Lakes is priced from the low $300s to the $400s+. Oakfield Trails runs from the mid $300s to $1M+, depending on the builder. Here is what those pages and the builders' own pages showed as of late October 2026, with the end date each one printed:
| Community | Builder | Advertised incentive | Printed end date |
|---|---|---|---|
| Oakfield Trails | Stanley Martin | Rates as low as 2.99% plus up to $18,000 in closing costs | None; advertised as limited-time |
| Oakfield Trails | Ashton Woods | $0 closing costs on select quick-move-in homes, Fall Savings Event | None; advertised as limited-time |
| Oakfield Trails and North River Ranch | Homes by WestBay | 5.25% initial rate on select quick-move-in homes | Purchase agreement by Nov. 30, 2026 |
| Oakfield Lakes | Starlight Homes | Extra $1,500 toward closing costs for healthcare professionals and first responders | None printed |
| Oakfield Lakes and Trails | D.R. Horton | Red Tag event with closing costs paid, special rates and $5,000 toward upgrades | Through Nov. 1, now past |
| Legacy Preserve | D.R. Horton | 4.750% FHA/VA 5/1 ARM | Close by Dec. 31, 2026 |
| Longmeadow at North River Ranch | Pulte | "Below-Market Rates" on the Pinecrest Home of the Week, $439,390 | None printed on the listing |
Oakfield also lists Centex at Oakfield Lakes and Meritage and Pulte at Oakfield Trails with quick-move-in homes available now. Every offer in the table is tied to finished inventory, a dated deadline, or both. At Legacy Preserve, D.R. Horton's community page listed 22 homes for sale, with sample listings priced from about $309,000 to $412,000.
Parrish's newer communities are also still adding amenities. The Business Observer reported on October 5 that PulteGroup had broken ground on an $18 million clubhouse and wellness campus at Explore by Del Webb North River Ranch, with completion expected in 2028.
Resale Sellers Compete on Price
A resale homeowner in Parrish has no in-house lender, no buydown program and no year-end deadline. Even so, the resale market across the county has firmed up as rates climbed. Freddie Mac's 30-year average was 6.17% a year ago and 7.24% at the end of October 2026. Over the same stretch, the September 2026 Manatee County single-family report from Florida Realtors and the REALTOR® Association of Sarasota and Manatee showed sellers in a stronger position.
| Manatee County single-family | September 2025 | September 2026 |
|---|---|---|
| Median sale price | $470,000 | $485,000 |
| Median % of original list price received | 93.3% | 95.7% |
| Median time to contract | 60 days | 53 days |
| Active listings | 2,656 | 2,610 |
| Months' supply | 4.2 | 3.9 |
| New listings | 681 | 741 |
These are countywide figures, not Parrish-only numbers. Over the full third quarter of 2026, RASM reported a Manatee single-family median of $490,000. Sellers received a median 95.6% of their original list price, and homes went under contract in a median 49 days.
At 95.7% of original list, the typical resale discount in September came to about 4.3% off the first asking price. It shows up in the sale price. A builder's discount on a quick-move-in home can show up instead as a lower payment for the first five years of the loan. Both kinds of seller are competing for the same buyers in the same ZIP code. A resale seller competes on price and condition. A builder competes on the monthly payment, and only until its deadline passes. The next county report, covering October, is scheduled for November 16, 2026.
Comparing a Builder Offer With a Resale Listing
A Parrish buyer this fall may be choosing between a resale home at a negotiated price and a finished new home with a promotional rate. The builders' own disclosures contain most of what's needed to compare them:
- The APR next to the rate. WestBay prints 7.24% for FHA, 6.69% for VA and 6.494% for its conventional 7/6 ARM, all on the same 5.25% starting rate.
- The payment after the fixed period. D.R. Horton publishes its fully indexed rate and its maximum rate. KB's example showed the dollar payment at month 61.
- The date on the offer. WestBay's purchase agreement deadline and D.R. Horton's closing deadline fall on November 30 and December 31, 2026, before the year ends.
- What the payment example includes. D.R. Horton's $2,566 includes taxes, insurance and HOA dues. KB's $2,530 was principal and interest only.
FAQ
Can I use my own lender and keep the builder's rate? Under the terms published for these Parrish offers, no. WestBay ties its rate to its preferred lender. KB's terms said buyers could use another lender but would not get the offer.
Do these rates apply to homes that haven't been built yet? The WestBay and Ashton Woods offers are limited to select quick-move-in homes. D.R. Horton's applies to certain homes in select communities that close by December 31.
When will October resale numbers come out? The October report for Manatee County is scheduled for release on November 16, 2026.
This post describes loan terms that builders have published. It is general information, not financial or legal advice, so please confirm the details of any offer with a licensed loan officer and the right professionals before you sign.
If you're comparing a Parrish quick-move-in offer with a resale home, or selling a home that competes with builder incentives this season, The Suarez Group can set the builder's terms and the resale numbers side by side for you. Start with a free home valuation and we'll show you where your home stands next to the new-construction offers down the road.
