Terms of Use

dwellmark.house is an independent information service. It tracks quick move-in new-construction homes that homebuilders advertise publicly on their own websites, and it records how those advertised prices, incentives and availability change over time. It currently covers Phoenix Metro (Arizona), San Francisco Bay Area (California), Austin Metro (Texas), Dallas–Fort Worth Metroplex (Texas), Houston Metro (Texas), Atlanta Metro (Georgia), Charlotte Metro (North Carolina), Orlando Metro (Florida), Tampa Bay (Florida) and Nashville Metro (Tennessee). It is operated by Serenia Labs LLC, a limited liability company formed in Arizona (“we”, “us”). dwellmark.house is a trade name of that company, not a separate business.

To be explicit about what we are not:

• We are not a real estate broker or salesperson, and we are not licensed as one in any state. We do not list, market, show, sell or negotiate for any property.
• We are not a multiple listing service and not an MLS participant. Our information does not come from an MLS.
• We are not a homebuilder, not a lender, not a title or escrow company, and not an appraiser.
• We are not affiliated with, sponsored by or endorsed by any builder named on this site, and no builder reviews or approves what appears here.
• We are not paid by any builder, seller, agent, lender or other party for anything shown on this site. No placement, ordering, badge or ranking on this site has ever been paid for. If that ever changes, we will say so on this page and label the paid material as advertising, on the day it changes.
• We do not represent you. We are not your agent, we owe you no fiduciary duty, and nothing here creates an agency or brokerage relationship.

Nothing on this site is real estate, legal, tax, financial or investment advice, an appraisal, a valuation, an offer to sell, or a solicitation of an offer to buy. The builder is the only party that can tell you what a home actually costs and whether it is actually available, and a signed purchase contract is the only document that binds anyone.

Everything about a home on this site began as information a builder published on its own public website. We read those pages automatically, on a schedule — currently about once a day — and record what we saw and when we saw it. We do not receive a data feed from anyone, and no builder sends us anything.

That method has consequences you should assume are always in play:

• Anything here can be out of date. A price we show may have changed hours ago. A home shown as available may be under contract, sold, or withdrawn.
• Anything here can be wrong. Builder pages change layout, list plan prices in one place and home prices in another, run tests, and publish mistakes. Our software can misread any of it.
• Anything here can be incomplete. We do not cover every builder in every market we track, and we do not claim to. Some builders publish no per-home inventory at all; some we cannot read; some we have chosen not to read. A home’s absence from this site means nothing about the home.
• There are gaps. When a collection attempt fails, or a day’s run does not reach every builder before its time budget ends, that day simply has no observation in it. A flat line in a price history may mean the price did not move, or may mean we could not look.

Verify every price, incentive, fee, availability date and contract term directly with the builder before you rely on it for anything, and certainly before you write an offer.

The numbers this site is built around are our measurements of what we observed, not statements by any builder. Each has a specific meaning, and each has a specific way of being misleading if you assume it means something else.

“Days tracked”

The number of days since we first saw this home, not days on market. If a builder advertised a home for eight months before we began following it, we will say a much smaller number. It is a fact about our records. It is not a measure of how long a home has gone unsold, and it should not be used as one in a negotiation.

“Price change”, “price cut”, and the price history

These describe the difference between two of our observations. That means they can miss a change that happened and reversed between two looks; can compress several changes into one; can reflect a builder’s own website error or test rather than a real decision; and can show a change that is really a comparison between two different things — a base plan price against an as-built price, or a different home at the same address. Where a price history begins is where we started watching, not the original list price.

Incentives and their terms

Incentive figures are reproduced as the builder advertised them. They are nearly always conditional — commonly on using the builder’s affiliated lender, on a closing deadline, on specific homes, or on terms not stated in the headline. They change and expire constantly. The builder’s own terms govern; ours are a pointer to them.

Verification labels

Where this site labels an incentive as publicly stated or verified, that label describes what we found on a builder’s public page — that the offer was published there with terms attached — and nothing more. It does not mean we contacted the builder, that the offer was confirmed by anyone, that it is still available, or that you will qualify for it. We have not independently verified any offer with any builder.

None of these figures is an appraisal, a valuation, a market analysis, or advice about what to offer.

Many builder incentives are financing offers, and we show them the same way we show everything else: as what a builder published, with the date we last looked. Because these concern credit rather than a house, several things need saying exactly.

A rate shown here is the builder’s advertisement, reproduced from the builder’s own published disclaimer as it read when we last checked. It is theirs, not ours, and it is subject to everything their terms say. Assume in every case that it is conditional — advertised financing is nearly always tied to the builder’s affiliated lender, to a specific loan program, to credit qualification and underwriting, to a contract or closing deadline, and to a limited pool of funds. Rates move daily, and an offer can end at any time without notice.

Where we summarise a financing offer in a single line, that line states the rate and the annual percentage rate the builder stated, and says so where the builder’s terms show the rate can rise after closing — an adjustable-rate loan, or a rate that applies only to the first year. It is a pointer to the builder’s disclosure, never a substitute for it. The full terms are reproduced below every such offer, and they govern.

Where a builder’s terms name a lender, a loan originator or an NMLS identification number, that is the builder’s published text reproduced as published and attributed to them. It does not mean that person or company has any relationship with us, has reviewed anything here, or has offered you anything.

Nothing here is a Loan Estimate, a rate quote, a pre-qualification, or advice about which loan to take. Only a lender can tell you your actual rate and terms, in the disclosures the law requires them to give you.

You are welcome to read this site, search it, and use what you find to inform your own house hunt, including commercially — if you are an agent or a buyer’s representative using it to serve a client, that is a use we intend to support. We ask only that you not do the following:

• Present our observations as a builder’s statement, as an MLS record, or as verified fact about a property.
• Use the site in a way that damages or overloads it, or that interferes with anyone else’s use of it.
• Use it to do anything unlawful, including anything that discriminates in housing (see fair housing, below).
• Attempt to gain access to any part of the site, or any account or system, that is not open to you — including the operations portal.

We may change, suspend or discontinue any part of the site at any time, and we may stop covering any builder or any market at any time, without notice. This is a free service, and we do not promise it will keep existing.

We may also block or restrict access — by address, by network, or by any other technical means — where we reasonably believe someone is doing one of the things above. We would rather write to you first, and usually will.

We collect from other people’s websites, so we will be plain about the rules for collecting from ours rather than pretending to a standard we do not keep.

You may:

• Crawl this site with a search engine or archiver that identifies itself and respects our robots.txt, which is published at /robots.txt and is the authoritative version of these access rules for software.
• Read, quote and cite individual pages and figures, with attribution and a link, for journalism, research or commentary.
• Ask us for bulk or research access. Write to support@serenialabs.space and tell us what you want and why. We would rather give it to you than have you take it awkwardly.

Please do not:

• Send automated requests at a rate that burdens the site, or in a way designed to avoid a rate limit.
• Access the site other than through the interfaces we publish, or use an internal endpoint outside its published purpose.
• Evade, disable or interfere with any rate limit, access control or other technical measure we put in place.
• Do anything that impairs or degrades the site’s infrastructure.

These are restrictions on how the site is accessed, not a claim to own the facts on it. We do not claim that a price, an address or a square footage is our property, and we do not ask anyone to pretend otherwise — see what we claim in our own work.

Builder names, community names, logos and trademarks belong to their owners. We use them only to identify whose homes and whose offers we are describing — which is the only way to describe them at all. Their use here does not indicate any affiliation, sponsorship, endorsement or approval.

Photographs of homes belong to the builder or its photographer. We do not copy, store or host builder photographs: where a photograph appears, your browser is loading it directly from the builder’s own servers, and what we keep is the address of the image rather than the image.

We will be exact about the permission position rather than imply one we do not have. Photography is displayed by default and withheld on request. Our system carries a per-builder switch, it starts on, and no builder has opted in to anything. One email turns it off for every home that builder sells, permanently and without argument. An earlier version of this document said we displayed photography “only where that builder’s use has been approved”, which described the switch’s original default and stopped being true when the default changed. It is opt-out, and saying otherwise would claim a consent nobody gave.

Where we reproduce a builder’s own wording — most often the terms and disclaimers attached to an incentive — we reproduce it as the builder published it and attribute it to them, so that you read their terms rather than our paraphrase of their terms. That text is theirs, not ours, and we do not adopt it.

If you are a builder or a rights holder

Write to support@serenialabs.space. We will acknowledge within two business days and act within ten. You can ask us to:

• Correct something that is wrong about your homes;
• Stop displaying your photography, or specific text;
• Raise a trademark concern; or
• Stop collecting from your website altogether — we will honour that.

Copyright complaints may be sent to the same address with the material identified, your contact details, and a statement that you hold the rights or act for the person who does. We do not host user-generated content and we do not claim a hosting safe harbour; what we offer instead is that a complaint reaches a person and gets acted on inside the window above.

We want to be precise about this, because overclaiming would be easy and wrong.

We do not claim to own facts. A price, an address, a square footage, a lot number, a completion date — these are facts about the world. Facts are not ours, no matter how much work it took to gather them, and we assert no proprietary right in any individual data point on this site.

We do claim our own expression and our own compilation: which builders and submarkets we chose to follow, how the collection is selected and arranged, the analytical fields we compute, our written text, our charts, our design and our code. Those are ours, and the time series we have built by observing over months is the thing this product actually is.

We separately ask, as a matter of the access rules above rather than of ownership, that you not extract the dataset in bulk without asking us first.

A site whose whole premise is other people’s public data owes an account of how it takes it. This is ours, stated as what we actually do.

• Public pages only. We fetch pages and data endpoints that a builder’s own website serves to ordinary visitors without logging in.
• We do not break in. We do not bypass or attempt to bypass any login, paywall, CAPTCHA or web application firewall. Where a builder’s site is protected by a managed firewall that blocks automated clients, we do not attempt to defeat it — we leave that builder out, or a person looks at the page in an ordinary browser.
• We stop when told no. A response of 401, 403 or 404 ends the request. We do not retry it, we do not rotate addresses, and we do not try another route in.
• We identify ourselves. Every request carries a user agent naming this site and linking to a page that explains what the crawler is and how to stop it.
• We go slowly. Requests to any one site are spaced out, capped in size, and backed off further when a site signals it is under load. We run about once a day, not continuously.
• We read robots.txt. Before writing a collector for a builder we read that builder’s robots.txt and build the collector to stay inside it, including any crawl delay it sets. To be accurate about the limits of that: this review happens when a collector is written or revised, and is recorded in the collector itself — the software does not currently re-read robots.txt on every run. If you have changed yours, tell us and we will act on it immediately rather than waiting to notice.
• We do not copy whole pages. We keep the specific fields we describe — price, status, specifications, incentive terms — not archives of builder web pages.

Any builder can ask us to stop, in one email to support@serenialabs.space, with no explanation owed and no argument from us.

This site links out — to a builder’s own listing for a home, to the page a builder’s disclaimer points at, and occasionally elsewhere. Those sites are not ours. We do not control them, we do not review them, and their content, their offers, their terms and their privacy practices are their own.

A link is not an endorsement or a recommendation, and it is not a statement that anything on the other end is accurate or current. When you follow one you have left this site, and what happens there is between you and them.

All housing described on this site is subject to the federal Fair Housing Act, which makes it illegal to advertise any preference, limitation or discrimination based on race, colour, religion, sex, handicap or disability, familial status, or national origin — or any intention to make such a preference, limitation or discrimination.

It is also subject to the fair housing law of the state and the locality where the home is, and those lists are longer than the federal one and differ between the markets we cover — Arizona, California and Texas each have their own, and California’s adds characteristics including sexual orientation, gender identity and expression, marital status, ancestry, source of income, immigration status, primary language, genetic information and military or veteran status. Rather than apply a different standard in each market, we apply the widest one everywhere: we will not knowingly publish material that discriminates on any of those bases anywhere on this site.

All dwellings described here are advertised as available on an equal opportunity basis.

Where descriptive text about a home or community came from a builder, it is the builder’s statement, reproduced as published and attributed to them. We do not adopt or endorse it. We will not knowingly publish builder material that violates fair housing law, and we will remove it when we learn of it.

If you see anything on this site that looks discriminatory, tell us at support@serenialabs.space. We will review it promptly. This is a request we take seriously and act on, not a formality.

Some jurisdictions do not allow the exclusion of certain warranties, so parts of this may not apply to you.