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Clear steps from pre-approval to keys, without the confusing jargon.
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Sacramento real estate
A smarter path to your next home
Clear guidance for first-time buyers, growing households, and new-construction buyers across the Sacramento area.
Your next chapter starts with a clear plan.
Next Move
A smart strategy for more space, a new location, or your next chapter.
New Construction
Compare builders, incentives, financing, and the true cost.
The process, simplified
Know what happens next.
The goal is not to rush you into a house. It's to help you make the right move with a clear view of the numbers, tradeoffs, and timeline.
- 01
Build the game plan
Start with your timing, budget, must-haves, and the real reason behind your move.
- 02
Know your numbers
Get clear on financing, cash needed, monthly costs, and the range that actually works.
- 03
Shop with a strategy
Compare the right homes and communities instead of wasting time on the wrong options.
- 04
Offer through closing
Understand each decision from negotiations and inspections through appraisal and keys.
Sacramento payment calculator
Start with a payment you can actually plan around.
Adjust the rate, taxes, insurance, HOA, and Mello-Roos to build a more realistic monthly estimate—not just the principal and interest shown in most listings.
Estimated monthly payment
$4,273/mo
Principal & interest$3,355
Property taxes$573
Insurance, MI, HOA & Mello-Roos$345
Estimated loan $530,750
Down payment $19,250
Educational estimate only—not a loan quote or approval. Actual taxes, insurance, mortgage insurance, HOA, Mello-Roos, interest rate, closing costs, and payment may differ. Confirm all figures with a licensed lender and the applicable property records.
New construction guidance
The builder has a sales team. You should have a strategy.
Promotions can look simple until rate terms, closing costs, upgrades, HOA dues, and Mello-Roos enter the picture. I help you compare the full deal—not just the advertised payment.
Compare My OptionsWhat we compare
- 01 Builder incentives and financing promotions
- 02 Monthly cost and cash needed
- 03 Lots, upgrades, HOA, and Mello-Roos
- 04 Resale alternatives and negotiation leverage
Sacramento city · Rancho Cordova · Roseville
Every Sacramento new-build community we can verify publicly.
Last verified September 30, 2026
Sacramento city comes first here—including Delta Shores, Natomas, Vineyard, Wildhawk, and Midtown—followed by nearby Rancho Cordova and Roseville. These are public builder offers, not private sales-office quotes.
D.R. HortonOfficial source ↗
Delta Shores · Ibiza
4.99% FHA or 5.50% conventional fixed
Select homes advertise a 4.99% 30-year fixed FHA mortgage (5.697% APR) with 3.5% down or a 5.50% 30-year fixed conventional mortgage (5.941% APR) with 5% down through DHI Mortgage. The FHA rate is also advertised for eligible VA and USDA programs. Home and borrower eligibility must be confirmed.
Meritage HomesOfficial source ↗
Sacramento region · select sale-eligible homes
3.99% 5-year fixed or 5.50% 30-year fixed
Meritage's Autumn Advantages promotion advertises a 3.99% rate (5.621% APR) fixed for the first five years or a 5.50% 30-year fixed rate (5.606% APR) on select Northern California quick move-in homes financed through MTH Mortgage.
Taylor MorrisonOfficial source ↗
Sacramento area · select quick move-in homes
Published price reductions up to $111,000
Select Sacramento-area quick move-in homes show reduced prices of up to $111,000. The reduction is already reflected in the advertised purchase price and does not require Taylor Morrison financing. The separate 3.875% FHA 5/1 ARM and up to $55,000 flex-cash offers end September 30.
Risewell HomesOfficial source ↗
Natomas Landing · Bungalows, Chateaus & Cottages
Up to $40,000 flex cash
Risewell advertises up to $40,000 in flex cash on select Sacramento-area neighborhoods and homes, plus flexible financing options. The exact eligible homes and permitted uses of the credit must be confirmed with the sales team.
Beazer HomesOfficial source ↗
Greater Sacramento · select quick move-in homes
3.99% FHA/VA 5/1 ARM
Beazer is advertising a 3.99% FHA or VA 5/1 adjustable-rate mortgage (4.736% APR) through a Choice Lender on select quick move-in homes across the Greater Sacramento market. The rate is fixed for the initial five-year period and then may adjust.
Tri Pointe HomesOfficial source ↗
Sacramento region · Bloom, Independence, Mountaingate, Riverblossom & Sendero
Up to $30,000 closing credit
Select homes at the listed Sacramento-area communities advertise up to $30,000 in closing credit. The credit may be subject to loan-program and contribution limits, is applied at closing, and cannot be exchanged for cash or combined with other offers.
Tri Pointe HomesOfficial source ↗
Folsom · Sendero
4.99% fixed conventional
Select Sendero homesites advertise a 4.99% 30-year fixed conventional mortgage (5.683% APR). The published example includes $29,696 in builder-paid points and fees and requires an eligible home and qualifying financing.
Next Generation CapitalOfficial source ↗
Natomas · Northpointe Reserve · South Sacramento · Ventris Place
Up to $20,000 flex cash
Select quick move-in homes offer up to $20,000 in flex cash. Current inventory includes a Northpointe Reserve home in Natomas reduced to $456,900, plus Ventris Place homes with published grants, reductions, or included backyard landscaping.
Taylor MorrisonOfficial source ↗
Wildhawk North & South
Published price cuts up to $33,706
Current inventory shows reductions up to $25,000 at Wildhawk North and $33,706 at Wildhawk South. Active communities include Bluestone, Oakbridge, and Trailhead in Wildhawk North, plus Anchor, Latitude, and Meridian in Wildhawk South.
Taylor MorrisonOfficial source ↗
Willow Vista · Flora, Orchid & Wisteria
Up to $25,000 flex cash
Willow Vista advertises up to $25,000 in flex cash toward options and lot premiums regardless of lender choice or a cash purchase. Current inventory also shows home-specific price reductions, including more than $28,000 on select Orchid homes.
Sacramento-city deal coverage includes Delta Shores communities Ibiza, Lucia, Balboa, Catalina, Riva, Edgewater, Dockside, and Willowbend; Natomas communities Northlake, Waters Edge, Natomas Landing, Terrace Park, Northpointe Reserve, Enclave at Airport, Asheville and Bridgeport at East Village, Harvest, and Bloomfield; plus Ventris Place, Skylar, Vineyard Parke, Vineyard Glen, Wildhawk North, Wildhawk South, Flora, Orchid, Wisteria, Brookmere, Sagestone, Woodhaven, Archer Estates, Valley Vista, Pinecrest Village, Westcott Station, R21, and Contemporary Commons elsewhere in the city. Sold-out and age-restricted communities are not included.
Sacramento city — no public deal posted
Still active, still tracked, and never guessed.
- Delta Shores · KB Home — Riva (from $489,990); no public numeric incentive
- Delta Shores · KB Home — Edgewater (from $585,990); no public numeric incentive
- Delta Shores · Meritage — Dockside (from $711,500); no public numeric incentive
- Delta Shores · D.R. Horton — Lucia final opportunities; confirm whether the current regional financing applies
- Delta Shores · Risewell — Willowbend coming in 2027; interest list only
- Natomas · Beazer — Harvest and Bloomfield; interest lists, no public numeric incentive
- Natomas · Next Generation Capital — Enclave at Airport coming soon; interest list only
- Natomas · Meritage — Asheville and Bridgeport at East Village; confirm which homes qualify for the current All For Fall rate
- North Sacramento · KB Home — Archer Estates (from $471,990); no public numeric incentive
- North Sacramento · Keusder Homes — Valley Vista; first phase selling, no public numeric incentive
- North Sacramento · Riverland Homes — Pinecrest Village; owned solar and no HOA, no separate numeric incentive
- Sacramento · KB Home — Westcott Station; active, no public numeric incentive
- Midtown · Beazer — R21; active, no public numeric incentive
- Campus Commons · Reynen & Bardis — Contemporary Commons; coming soon, no public incentive
- Sacramento / Rancho Cordova / Roseville · Lennar — Labor Day promotion expired September 6; awaiting refreshed public terms
- Natomas · Tri Pointe — Terrace Park; current regional promotion eligibility is not shown publicly
- Rancho Cordova · Richmond American — September financing terms end September 30; awaiting refreshed October terms
Rancho Cordova builder spotlight
Nearby Rancho Cordova offers.
Fresh, official offers kept separate from Sacramento city so it is easy to compare locations without missing Natomas or Delta Shores.
K. Hovnanian HomesOfficial source ↗
Rancho Cordova · select quick move-in homes
3.75% conventional 7/6 ARM
A 3.75% starting rate (5.224% APR) is advertised on a conventional 7/6 adjustable-rate mortgage for select eligible quick move-in homes. The initial rate lasts seven years, then may adjust every six months. Financing through K. Hovnanian American Mortgage is required.
Beazer HomesOfficial source ↗
Rancho Cordova · Arista
3.99% FHA/VA 5/1 ARM
Beazer is advertising a 3.99% FHA or VA 5/1 adjustable-rate mortgage (4.736% APR) through a Choice Lender on select quick move-in homes, including eligible Greater Sacramento inventory.
Roseville builder spotlight
Current offers in Roseville.
A closer look at publicly advertised incentives and included value in Roseville's active new-home communities.
JMC HomesOfficial source ↗
Roseville · select move-in-ready homes
Up to $75,000 incentive
JMC advertises up to $75,000 toward eligible options, closing costs, or a rate buydown on select move-in-ready homes. Published financing examples include a 4.375% 10/6 ARM (5.228% APR) or a 5.250% 30-year fixed loan (5.336% APR) through participating lenders.
Beazer HomesOfficial source ↗
Roseville · Willow at Winding Creek & Pinnacle at Solaire
3.99% FHA/VA 5/1 ARM
Beazer is advertising a 3.99% FHA or VA 5/1 adjustable-rate mortgage (4.736% APR) through a Choice Lender on select quick move-in homes. Participating home and borrower eligibility must be confirmed before relying on the rate.
Roseville incentives can vary by community and individual home. Confirm the eligible inventory, lender requirements, and final credit before relying on an advertised rate or savings amount.
Before you visit a model home
Let me register and represent you from visit one.
Many builders require your agent to be registered on your first visit. I'll confirm the live incentive, compare lender terms, and calculate the payment, cash to close, HOA, and Mello-Roos.
Offers can change, expire, or run out without notice and may apply only to select inventory and qualified borrowers using an affiliated or preferred lender. Rates, APRs, credits, closing dates, loan limits, down payments, occupancy rules, and credit requirements vary. Johnny Ngo is a real-estate salesperson, not a lender. Verify all financing terms with the builder and lender before relying on an offer.
Sacramento area
Local strategy, not generic advice.
From Sacramento and Natomas to Elk Grove, Rancho Cordova, Folsom, Antelope, and surrounding communities, every move has different tradeoffs. We'll compare the homes, commute, taxes, fees, and long-term fit that matter to your decision.
Tell me where you're looking
Meet Johnny
Family is the reason. Home is the goal.
I'm Johnny Ngo—a husband, dad, and Sacramento real-estate agent. My family is the reason I understand that buying a home is about more than bedrooms, rates, or square footage. It's about creating stability, building a future, and finding the place where everyday life happens.
I help first-time buyers, growing families, and new-construction buyers understand the process, prepare early, and make confident decisions. Whether you're ready now or planning a year or two ahead, we can build a realistic game plan and move when the timing is right for your family.
California real-estate salesperson · DRE #02193461
Meet the Team
Eternity Real Estate Group
Real estate is more than a transaction. It's a major milestone, and the people guiding you through it matter.
Experience that stays personal
A full team behind your next move.
At Eternity Real Estate Group, we understand that buying or selling a home is a significant moment in your life. Our team is committed to making the experience clear, smooth, and rewarding from the first conversation through closing.
What sets us apart is the combination of market expertise and personal attention. We take time to understand your goals, explain your options, and help you make informed decisions—with your needs at the center of every step.
Local expertiseClear communicationPersonalized guidance
Build My Game PlanOur Team
The people behind your real estate experience.
- 01
Brian Jang
Team Lead / Owner
- 02
Tomas Garcia
Owner
- 03
John Lanting
Owner
- 04
Cici Munoz-Soto
Director of Operations
- 05
Johnny Ngo
Realtor Partner
- 06
Angelina Gutierrez Landin
Realtor Partner
A comfortable first step
Let's Build Your Homebuying Game Plan.
Ready to buy your first home? Whether you're ready now or just starting to plan, fill out this quick form so I can learn more about your goals and help you take the next step.
About 2 minutesOnly 3 required fieldsPersonal reply from Johnny
Your next step
Let's turn “maybe someday” into a real plan.
Tell me what you're working toward. We'll talk through the numbers, timing, and next best step—whether you're ready now or just getting organized.