Phase I: Fairgrove and Greenwood
The first Lennar collections, near the Residents' Club pool and The Market.
Mostly resale
Buy a new home in Tracy Hills and keep the commission
Tracy Hills builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $800,000 home in Tracy, California, that's about $10,000 back at closing.
Licensed local California Realtors. Free private tours. No obligation.
Tracy Hills is
developed by
developed by
Your Tracy Hills savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $800,000 home
- +$10,000
- You keep both
- Builder deal + $10,000
What to know before buying in Tracy Hills
Tracy Hills is a master-planned community on about 1,850 acres in the hills along Interstate 580 in Tracy, San Joaquin County. Integral Communities is the master developer, and the plan calls for about 5,980 homes. Ground broke in May 2016. The ACE train station is about 3 miles away, and Lennar describes the community as about 45 minutes east of San Francisco.
About 3,535 acres of protected open space surround the homes, plus 337 acres of greenways. Phase I residents have a clubhouse with a pool and The Market, a small store, while Phase II adds a resort pool, a large outdoor screen, and pickleball. Monticello Elementary and a fire station are inside the community.
Lennar builds the homes for sale today, with collections such as Boulder, Ridgerton, Rockingham, and Slateshire priced from about $695K to $1.14M. With one builder there is little price competition, so the leverage is in lot premiums, upgrades, move-in ready spec homes, and lender incentives. Special taxes are high here too, which changes the real monthly cost. That is where a local buyer's agent earns their keep.
- 1,850
- Acres
- 5,980
- Homes planned at build-out
- 2016
- Year homebuilding started
- About $695K to $1.14M
- New home prices
- School districts
- Jefferson Elementary SD; Kimball High nearby
- Property tax
- About 1% base plus bonds plus CFD taxes
- HOA dues
- About $188 a month in Rockingham, 2026
- Master developer
- Integral Communities
Stack your rebate on top of Tracy Hills 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
Tracy Hills 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 $10,000 on a $800,000 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
- $800,000
- Builder-paid commission (2.5%)
- $20,000
- TurboHome flat fee
- $10,000
- Your TurboHome rebate
- $10,000
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 $10,000 rebate at closing
Plan with 2.5% buyer-agent compensation. We credit you back and take a low flat fee.
$800,000
*Estimate based on 2.5% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$10,000
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $800,000 home price and 2.5% compensation assumption.
- Estimated compensation
- $20,000
- TurboHome flat fee
- $10,000
- Estimated rebate
- $10,000
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $800,000
$10,000
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 Tracy Hills 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 Tracy Hills
- Lennar
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 Tracy Hills 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 Tracy Hills
Each village has its own age, price point, and school zoning. Here is how they compare.
Phase II collections
Boulder, Cairnway, Crestwick, Rangewood, Ridgerton, Rockingham, and Slateshire, from about $695,342 for Boulder to over $1 million in Rockingham.
Active new builds
Phase 2 by Integral
About 1,517 more homes listed in the City of Tracy's March 2026 pipeline.
Coming soon
Phase 5
About 1,390 homes under city review as of March 2026.
Coming soon
What our local agents check in Tracy Hills
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Ask for the special assessment on your lot
Lennar lists approximate special assessments of about $6,497 a year at Rockingham, on top of a 1.05% tax rate. The 2016 Phase 1 CFD ranged from $2,514 to $3,828 a year. Get the figure for your exact lot in writing.
Each phase has its own HOA
Phase I and Phase II have separate HOAs with different amenities. Rockingham dues were about $188 a month in 2026, so confirm the amount and the clubhouse access for your phase.
Ask for spec home pricing
Lennar often lists move-in ready homes with price reductions. Compare those against to-be-built homes before you pay for upgrades and a long build time.
Confirm school assignments by address
Monticello Elementary is on site within Jefferson Elementary School District, and Kimball High is about 2.5 miles away. Check boundaries for your lot with the districts.
Register your agent on the first visit
Lennar typically requires your agent to be with you or registered on your first visit to the Welcome Home Center at 7727 Levant Place. Contact a local TurboHome agent before you go.
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 Tracy Hills: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $800,000 home with 2.5% compensation, that is $20,000 minus a $10,000 flat fee, or a $10,000 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
Tesoro Viejo new homes
Madera, CA
Selling new homes
Loma Vista new homes
Clovis, CA
Selling new homes
Written by Lucas Beard. Reviewed by Kevin Kretzmer, CalDRE #01997822. Updated October 2026.
Sources
- Integral Communities: Tracy Hills
- Tracy Hills: Frequently asked questions
- Lennar: Tracy Hills
- Lennar: Rockingham at Tracy Hills (fees)
- Homes.com: Tracy Hills Rockingham
- Tracy Press: Council OKs Mello-Roos tax for Tracy Hills (2016)
- 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 Tracy Hills?
Talk to a local California agent about builders, incentives, and your TurboHome rebate before your first model home visit.
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