Ashbourne by Woodside Homes
Homes from about 2,020 to 2,586 square feet, priced from the $600Ks.
Active new builds
Buy a new home in Ellis and keep the commission
Ellis builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $750,000 home in Tracy, California, that's about $8,750 back at closing.
Licensed local California Realtors. Free private tours. No obligation.
Your Ellis savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $750,000 home
- +$8,750
- You keep both
- Builder deal + $8,750
What to know before buying in Ellis
Ellis is a master-planned community on the southwest side of Tracy, San Joaquin County. The main entry is at Corral Hollow Road and Ellis Town Drive, between Valpico and Linne roads. The Surland Companies is the master developer under the Ellis Specific Plan, and the current building area, The Avenues, adds about 480 homes on roughly 96 acres.
Several parks are open, including Orchard Park, the Village Green, Western Park with pickleball, and Duke's Dog Park, with Central Park still to come. A Village Center anchored by Sprouts Farmers Market is set to open in fall 2026. A TK-8 school is planned with Jefferson School District, and an August 2026 settlement with the City of Tracy moves the planned aquatic center forward with land and $8 million.
Woodside Homes sells three collections in The Avenues: Ashbourne from the $600Ks, Montrose from the $700Ks, and Kingsley from the $800Ks, while SHAWOOD has new models. Ellis homes also carry CFD special taxes, estimated at about $4,776 a year on a $1M home in 2023, so the monthly cost depends on the tract as much as the price. That is where a local buyer's agent earns their keep.
- 320
- Acres
- 2,250
- Homes planned at build-out
- 2018
- Year homebuilding started
- About $600s to $800s+
- New home prices
- School districts
- Jefferson Elementary School District
- Property tax
- About 1% base plus bonds plus Ellis CFD taxes
- Master developer
- The Surland Companies
Stack your rebate on top of Ellis builder incentives
Most buyers walk into a model home and take the builder's deal as offered. The cheapest house in the neighborhood comes from layering three savings.
The builder's incentive
Ellis builders advertise rate buydowns, closing-cost credits, and design-center allowances. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
Builders pay the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $8,750 on a $750,000 home.
What we negotiate on top
Lot premiums, upgrade pricing, and discounts on finished spec homes. Builders rarely offer these to buyers who don't ask.
- Home price
- $750,000
- Builder-paid commission (2.5%)
- $18,750
- TurboHome flat fee
- $10,000
- Your TurboHome rebate
- $8,750
Example at a 2.5% builder-paid commission. Builders set their own buyer-agent compensation, and your rebate is confirmed in your written buyer agreement and on the closing statement.
Unlock your $8,750 rebate at closing
Plan with 2.5% buyer-agent compensation. We credit you back and take a low flat fee.
$750,000
*Estimate based on 2.5% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$8,750
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $750,000 home price and 2.5% compensation assumption.
- Estimated compensation
- $18,750
- TurboHome flat fee
- $10,000
- Estimated rebate
- $8,750
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $750,000
$8,750
TurboHome
your rebate
$0
Buying without an agent
no rebate
Buying through the builder's sales office alone returns no commission to you. Builders set their own buyer-agent compensation, so confirm it before you sign.
How we negotiate with Ellis builders
TurboHome agents work with new-construction buyers all the time. We know where builders have room to move, and the builder's sales rep works for the builder.
Spec homes priced to move
A finished home that sits costs the builder money every month. We look for inventory that has lingered and push for a lower price or a bigger credit.
Lot premiums and upgrades
Premiums for lake, greenbelt, and cul-de-sac lots are often negotiable, and design-center upgrades carry a markup. We ask for both before you sign.
Incentives without lender lock-in
Many incentives require the builder's preferred lender. We have you get an outside quote so you can see what the incentive is really worth.
Timing the ask
Builders work toward quarter-end and section close-out targets. We time offers to the moments a sales office most needs a contract.
Contract review
Builder contracts are written by the builder. We go through deposits, construction delays, and warranty terms with you before you commit.
Independent inspections
New does not mean flawless. We recommend a third-party inspector at pre-pour, pre-drywall, and the final walkthrough.
Builders selling in Ellis
- Woodside Homes
- SHAWOOD
Builder lineups change as sections open and sell out. Ask us who is selling now and which builders have move-in-ready homes.
Register us before your first model home visit
Many builders only pay a buyer's agent who is with you, or registered, on your first visit to their sales office. Walk into a Ellis model home alone and the builder can decline to pay agent commission. Without it, there is no TurboHome rebate.
Tell us which builders and models you want to see. We register you first, so every incentive and your rebate stay on the table.
Where to buy inside Ellis
Each village has its own age, price point, and school zoning. Here is how they compare.
Montrose by Woodside Homes
Mid-range collection in The Avenues, priced from the $700Ks.
Active new builds
Kingsley by Woodside Homes
The largest Woodside homes at Ellis, priced from the $800Ks.
Active new builds
SHAWOOD
Homes from about 2,503 to 3,901 square feet with new model homes.
Active new builds
Earlier Ellis neighborhoods
Earlier phases include 308 homes by Landsea, now mostly sold as resales.
Mostly resale
What our local agents check in Ellis
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Ask for the CFD amount on your lot
Ellis has a CFD formed in 2017. A 2023 estimate put the yearly special tax at about $4,776 on a $1M home. Get the exact figure for your lot before you compare monthly payments.
Ask about HOA dues for your neighborhood
We did not find a published HOA figure for Ellis. Ask Woodside or SHAWOOD for dues and what they cover in writing.
Treat planned amenities as plans
Sprouts is set for fall 2026, while the aquatic center and the TK-8 school are still planned. Price the home on what is open today.
Check today's school assignment
Until the planned on-site TK-8 opens, Jefferson School District assigns students to existing campuses. Confirm the schools for your address with the district.
Register your agent at the first model visit
Woodside and SHAWOOD typically require your agent to be with you or registered on your first visit. Contact a local TurboHome agent before you tour The Avenues models.
Meet your Agents
Meet your Agents
Experience: 20+
No. of Transactions: 132+
“Seasoned real estate professional serving Greater Sacramento with over 20 years of experience and 120+ transactions.”
Real buyers, real wins
Real stories from real people who saved thousands with TurboHome.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Buying in Ellis: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $750,000 home with 2.5% compensation, that is $18,750 minus a $10,000 flat fee, or a $8,750 TurboHome rebate. Your lender confirms how the credit is applied.
More Central Valley communities with new homes
The same rebate and builder negotiation apply in every community we cover.
Riverstone new homes
Madera, CA
Selling new homes · 640 sold in 2025
River Islands new homes
Lathrop, CA
Selling new homes · 350 sold in 2025
Stanford Crossing new homes
Lathrop, CA
Built out, resale only · 206 sold in 2025
Mountain House new homes
Mountain House, CA
Selling new homes
Tracy Hills new homes
Tracy, CA
Selling new homes
Tesoro Viejo new homes
Madera, CA
Selling new homes
Written by Lucas Beard. Reviewed by Kevin Kretzmer, CalDRE #01997822. Updated October 2026.
Sources
- Ellis: New homes in Tracy
- City of Tracy: Ellis settlement news (2026)
- Tracy Press: Ellis development agreement and CFD bonds (2023)
- City of Tracy: Residential pipeline report, March 2026
Prices, taxes, HOA dues, and builder lineups change. Confirm current figures with the builder and your title company before you sign.
Ready to buy in Ellis?
Talk to a local California agent about builders, incentives, and your TurboHome rebate before your first model home visit.
Talk to a real, licensed local agent. No obligation, no credit check.