Up to $75,000 in flex cash on a to-be-built home, or a reduced price on a quick move-in. Here is what each offer actually covers, what the fine print requires, and the questions I would ask before signing.
This offer has ended. Taylor Morrison’s August 2026 quick move-in price reductions ran through August 31, 2026. Builder incentives here change month to month — call me at (239) 877-4646 and I’ll tell you exactly what is on the table this week, including anything not advertised publicly. The background below is still accurate about how these offers are structured.
Taylor Morrison is running two separate offers at Esplanade by the Islands this month. They apply to two different kinds of home, and one of them attaches a lender condition to most of its value. Neither is a reason to buy a house you weren’t already buying. But if you are buying here anyway, the sequencing matters — and one very common mistake forfeits a large chunk of the money before you ever get to the contract.
I am an independent buyer’s agent, not a Taylor Morrison employee. On new construction Taylor Morrison typically covers my compensation as the cooperating broker fee — confirmed in writing before you commit — so having me read this fine print with you usually costs you nothing. Compensation is negotiable and not set by law. Here is the honest version.
Summer price reductions — up to $100,000 off select already-built quick move-in homes. Contract by August 31, 2026; the home must close on or before September 30, 2026. The reduction is already taken in the list price. No financing condition — any lender, or cash.
What is not on the table this month. The July “$75K Your Way” flex cash on to-be-built homes ended July 31 and Taylor Morrison has not advertised a replacement. If you are building rather than buying standing inventory, assume no published incentive right now and ask me to check what is available unadvertised.
Two limits worth reading twice: the reduction does not apply to contracts written before August 1, 2026, and the September 30 closing deadline is four weeks after the contract deadline — which in practice means standing inventory only.
Not currently offered. The $75,000 “$75K Your Way” flex cash ran July 1–31, 2026 and has not been re-advertised for August. It is documented here because Taylor Morrison reruns this structure often, and because the split below is the part buyers consistently misread. Treat the numbers as historical.
The critical thing to understand about a flex-cash offer is that the single pot of money splits into two halves with completely different requirements. Taylor Morrison presents it as one number. It isn’t.
| Put the flex cash toward… | What Taylor Morrison requires |
|---|---|
| Buyer-selected options (an Option Incentive; the amount depends on the stage of construction) | Nothing. Any lender, or cash. |
| The lot premium (a Price Reduction, taken as a discount at the purchase agreement date) | Nothing. Any lender, or cash. |
| A temporary rate buydown | Finance with Taylor Morrison Home Funding |
| Discount points | Finance with Taylor Morrison Home Funding |
| Up to one year of HOA dues | Finance with Taylor Morrison Home Funding |
| Closing costs and/or pre-paids | Finance with Taylor Morrison Home Funding |
For any of the financing uses, the builder’s terms require three things: you must pre-apply with Taylor Morrison Home Funding before you submit your offer; you must finance with them; and you must use the closing agent the seller selects. Maximum seller contributions apply, and the offer can’t be combined with other incentives except as spelled out in an Incentive Addendum.
This is the live offer this month. These are homes already built or well under construction. Taylor Morrison has cut the asking price rather than offering a credit, so the discount is already in the number you see. You are not negotiating it; you are looking at it. Any lender, or cash — the builder’s own terms state the reduction “do[es] not require use of Affiliated Lender… regardless of who you choose to finance with or if you pay cash.”
Four catches worth knowing. Buyer-selected options are not available on these homes: what has been built is what you get. They are subject to prior sale — the good ones move. The reduction does not apply to contracts written before August 1, 2026. And the home must close on or before September 30, 2026, which is the constraint that quietly rules out anything not already finished.
As of August 27, 2026, Taylor Morrison’s weekly broker list showed 4 single-family and 6 coach-home quick move-ins at Esplanade by the Islands. Single-family reductions ran $50,000 to $80,000; coach homes ran $40,000 to $50,000. Two of the coach homes are model leasebacks — you buy it, the builder rents it back, and you do not get the keys on the closing date. Ask me which ones before you fall for a floor plan.
| Plan · address | Price | Reduction | Ready |
|---|---|---|---|
| Marino · 15690 Genova Dr · 3/3, 2,085 sf | $852,018 | $75,000 | Now |
| Lazio II · 15697 Genova Dr · 3/3.5, 2,306 sf | $942,513 | $50,000 | Sept–Oct 2026 |
| Cascata · 15756 Modena St · 3/3.5, 2,573 sf | $952,933 | $80,000 | Now |
| Pallazio II · 15760 Modena St · 3/3.5, 2,833 sf | $1,042,867 | $50,000 | Sept–Oct 2026 |
| Vitale (coach) · 15339 Giardino Dr #103 · 2/2, 1,717 sf | $629,476 | $40,000 | Now · leaseback |
| Marano (coach) · 15339 Giardino Dr #104 · 2/2.5, 1,956 sf | $632,236 | $40,000 | Now · leaseback |
| Marano (coach) · 15352 Giardino Dr #101 · 2/2.5, 1,956 sf | $590,059 | $40,000 | Sept–Oct 2026 |
| Romano (coach) · 15345 Giardino Dr #201 · 3/3, 2,393 sf | $686,491 | $50,000 | Jan–Feb 2027 |
| Bellisimo (coach) · 15345 Giardino Dr #202 · 3/2.5, 2,343 sf | $654,052 | $50,000 | Dec–Jan 2027 |
| Vitale (coach) · 15349 Giardino Dr #103 · 2/2, 1,956 sf | $466,155 | $50,000 | Dec–Jan 2027 |
Read the ready dates against the deadline. The price reduction requires closing on or before September 30, 2026. Six of these ten are not scheduled to be finished by then. Ask the builder, in writing, whether the reduction survives a closing date it cannot physically meet — the answer is not obvious from the marketing, and it is the single most important question on this page.
Worth noticing. The marketing says “up to $100,000.” On the August 27 broker list, the largest reduction at Esplanade by the Islands was $80,000 and the smallest was $40,000 — nobody here is getting the headline number. In July the same “up to $100,000” banner sat above a Marino marked down $160,573, well past the advertised cap. “Up to” does a lot of work in both directions. The only number that matters is the one on the specific home you want, in writing.
This one runs quietly in the background all year and almost nobody asks about it. Taylor Morrison will knock $5,000 off the purchase price if you travelled to see the community — you need proof of a trip, by plane or car, from a home 50 miles or more away, dated inside the promotion period. Contracts entered January 1 through December 31, 2026, at any Taylor Morrison community, Esplanade by the Islands included.
Two mechanical rules decide whether you ever see the money. The voucher must be presented before you enter into the contract — the terms say “no exceptions.” And it cannot be combined with any other Purchase Price Reduction offer, which on its face includes this month’s quick move-in markdown. It can sit alongside financing incentives, but it cannot be spent on closing costs or a rate buydown.
The part I have to tell you, even though it costs me. Taylor Morrison’s own terms state this voucher is “not valid with and may not be combined with any Real Estate Agent/Broker Participation for which a commission applies.” Read plainly: if I represent you and a commission is paid, the $5,000 goes away.
So it is a real trade, and it is yours to make. Bring me in and you give up $5,000 — against which you are weighing everything else on this page: the September 30 closing trap, the leaseback homes, the reductions that come in $20,000 under the advertised cap, and the fine print in an Incentive Addendum written by the builder’s lawyers. Go it alone and you keep the $5,000 and read that addendum yourself. I would rather you saw the choice clearly than found out at the closing table. Ask me and I will tell you honestly which way I think it lands on your specific home.
Single-family base prices come straight from Taylor Morrison’s community pages, last confirmed unchanged by our price check on August 7, 2026. Coach-home figures below are quick move-in prices from the August 27, 2026 broker list, not base prices — see the note under that table. Base prices exclude lot premiums and design-studio selections, so a finished home lands meaningfully higher — see real upgrade costs and the full floor-plan lineup.
| Plan | From | Sq. Ft. | Beds / Baths |
|---|---|---|---|
| Monte | $599,999 | 1,843 | 2 / 2 |
| Sereno | $644,999 | 1,843 | 3 / 2 |
| Marino | $667,999 | 2,085 | 3 / 3 |
| Lazio II | $684,999 | 2,306 | 3–4 / 3 |
| Florence | $735,999 | 2,628 | 3–4 / 3–4 |
| Cresta | $767,999 | 2,475 | 3 / 3 |
| Cascata | $791,999 | 2,573 | 3 / 3 |
| Genoa | $829,999 | 2,903 | 3–4 / 3–4 |
| Pallazio II | $829,999 | 2,833 | 3–4 / 3 |
| Colina | $849,999 | 2,475 | 3 / 3–4 |
| Argenta | $975,999 | 3,745 | 4 / 4–5 |
| Ravenna | $1,110,999 | 4,591 | 5–6 / 5–7 |
| Coach homes — quick move-in prices, August 27, 2026 | |||
| Vitale | $466,155 | 1,717 | 2 / 2 |
| Marano | $590,059 | 1,956 | 2 / 2.5 |
| Bellisimo | $654,052 | 2,343 | 3 / 2.5 |
| Romano | $686,491 | 2,393 | 3 / 3 |
A note on the coach homes: as of this check, Taylor Morrison lists no to-be-built coach-home inventory — only six quick move-ins, two of them model leasebacks. If you want a coach home, you are shopping standing inventory, and the $75K flex cash (a to-be-built offer) does not apply. Confirm with the builder before you count on either.
| Contract signed (price reduction) | August 1 – August 31, 2026 · earlier contracts do not qualify |
|---|---|
| Contracts written before Aug 1, 2026 | Do not qualify for the reduction |
| Lender requirement | None for the price reduction — any lender, or cash |
| Home must close | On or before September 30, 2026 · subject to prior sale |
The incentive is written by the builder’s lawyers and presented by the builder’s sales team. It is worth having someone independent in the room who reads it with you. The sales-center rep is paid by the builder. I’m not — I’m an independent agent working as a transaction broker. On new construction at Esplanade, Taylor Morrison pays the cooperating broker fee (builder policy as of 2026; compensation is negotiable and not set by law) — so that typically costs you nothing, provided I’m with you on your first visit to the sales center. Register with the builder before that and it can be too late.
No. The builder’s own August terms say the reduction is “unrelated to and distinct from any financing incentive,” does not require the affiliated lender, and is available to all “regardless of who you choose to finance with or if you pay cash.” It is already taken in the advertised price. That is a genuine difference from July’s flex cash, where part of the money did carry lender conditions — if someone tells you the price cut depends on using Taylor Morrison Home Funding, they are describing last month’s offer.
Possibly — the August terms call the reduction “unrelated to and distinct from any financing incentive,” which does not by itself exclude one. But Taylor Morrison reserves the right to modify pricing and incentives at any time before contract, so anything you are counting on belongs in the Incentive Addendum to your purchase agreement, in writing, on your specific home.
No. It’s collected on resales (subsequent conveyances), not on original Taylor Morrison sales. Full explanation here.
No. They reduce your purchase price, your options, or your closing-table costs. Your carrying costs are unchanged — with the one narrow exception that flex cash can pay up to a year of HOA dues if you use the builder’s lender. That pays the bill once; it doesn’t lower it.
I re-check Taylor Morrison’s published offers and rebuild this page when the terms move. This page was last verified August 27, 2026, against Taylor Morrison’s own campaign email of August 17 and its broker inventory list of August 27. Between July 8 and August 27 this page sat on July’s figures — the expiry switch correctly showed “this offer has ended” for that whole stretch, so nothing false was published, but the current offer was not shown either. Anything time-sensitive here still disappears automatically the day after the offer period ends, so you will never see a dead offer presented as live.
About these incentive terms. The offers described on this page are Taylor Morrison’s, not mine, and are summarized in good faith from the builder’s own marketing materials and community pages on the dates noted. Eligibility, dollar amounts, home availability, deadlines, and pricing are set by the builder and may change or end at any time without notice, including before you reach contract. Base prices exclude lot premiums, options, and upgrades. Quick move-in homes are subject to prior sale.
Not a commitment to lend, and not tax or legal advice. Nothing here is an offer of credit or a representation about loan terms. Taylor Morrison Home Funding, Inc. is the builder’s affiliated lender (NMLS #8588); you are never required to finance through them to purchase a home. Verify all current terms directly with Taylor Morrison and its lender, and consult your own CPA or attorney about the tax consequences of taking an incentive as an options credit versus a price reduction.
Realty ONE Group MVP · The Nicholas Nolan Team
Nicholas Nolan LLC · Florida Real Estate License SL3504588 · 
I track Taylor Morrison’s pricing, inventory, and incentives at Esplanade every week — and I read the Incentive Addendum before you sign it. On eligible new construction the builder pays the cooperating broker fee (builder policy as of 2026; compensation is negotiable and not set by law), so bring me to your first visit.
Brokerage. Nicholas Nolan (Florida Real Estate License SL3504588) is a licensed real estate sales associate of Realty ONE Group MVP, 1495 Pine Ridge Rd, Naples, FL 34109. The Nicholas Nolan Team is a team operating under the supervision of Realty ONE Group MVP. All real estate services are performed by Realty ONE Group MVP.
Equal Housing Opportunity. We do business in accordance with the Federal Fair Housing Law and equal opportunity housing standards.
Not tax, legal, or insurance advice. Information on this page is for general educational purposes and reflects publicly available sources as of the date noted. Florida tax, residency, homestead, insurance, and Medicare rules change. Consult a licensed Florida CPA, attorney, or insurance professional for advice specific to your situation. We are not a tax, legal, or insurance advisor.
Independent resource. This site is not affiliated with, endorsed by, or operated by Esplanade by the Islands Community Association, Inc., or Taylor Morrison. “Esplanade” and “Esplanade by the Islands” are trademarks of Taylor Morrison; all third-party trademarks are the property of their respective owners.
