1st time home buyers missing their opportunity.

I have several 1st time home buyers that are watching the market and are scared to make an offer. I need to be able to show them that the time is now. That there is too much inventory and that sellers need to sell and are more negotiable than ever. Just a few minutes ago I received an email from a builder offering $20,000 incentives if you are under contract by September 30th. The homes are only $180,000 brand new great location with $20,000 incentives. Why would you rent when the builder is giving you $20,000, and you can move in by Thanksgiving. In my 6 years of Real Estate I have not seen these kind of incentives.