The latest posted offers, price moves and promos from every major Summerlin & Las Vegas builder — gathered from the builders’ official pages by my daily scan, and delivered to your inbox monthly in The Vegas Move.
The Vegas Move newsletter rounds up new community launches, builder incentives, price drops and current mortgage-rate moves — before most buyers hear about them.
Each card links to the builder’s official live offers so you’re always seeing the source. Posted offers change frequently and are paired with fine print — verify every offer with the builder, and remember the advertised incentive is usually just the starting point of what I can negotiate for you.
Luxury new construction, including Kestrel Commons townhomes in Summerlin West.
Today’s posted offers: Toll Brothers’ rate is unchanged — but Toll’s own page prints two different close-by dates, and that is today’s finding. Re-read at source today in a real browser, the description on Toll’s Nevada rate page says the offer is “limited to select quick move-in homes eligible to close by December 18, 2026,” while the legal fine print on the same page says buyers must “close by 12/28/26.” Both sentences are live on that page today. This site carried 12/18/26 until October 15 and 12/28/26 after it; on today’s read neither was wrong, because Toll publishes both. Plan around 12/18/26 — it is the earlier of the two and the one Toll puts in its own description — and get the close date confirmed in writing before you count on the later one. Read at source today, Toll’s Nevada and Las Vegas landing page banners 5.49% (5.76% APR) — 30-Year Fixed, “Limited Time Only on Select Homes.” Posted terms as read today: valid for new buyers who sign an Agreement of Sale on select homes on or after 10/8/26 and close by 12/28/26 — though Toll’s same page also describes the offer as limited to homes “eligible to close by December 18, 2026,” so its two dates disagree and the earlier one is the safe one to plan around — worked on a $555,556 sales price with a $500,000 loan and a 740 qualifying credit score, minimum 10% down, loan amounts between $250,000 and $832,750, primary residences only, FHA and VA loans are not eligible, payment factor $5.67 per $1,000 financed, financed through Toll Brothers Mortgage Company (NMLS #18154), with a Rate Lock Agreement required to secure the rate. Read the loan band, because it decides who the offer reaches: a floor of $250,000 and a ceiling of $832,750 put this squarely in reach of ordinary Summerlin prices, and the rate is fixed for the full 30 years rather than a buydown that steps up. Toll also prints a note worth taking literally: additional costs apply for a credit score under 740, and for condominiums with less than 40% down, which may increase the APR. Note also that no signing end date is posted — the terms read only “on or after 10/8/26,” leaving a close date as the only deadline on it — and Toll prints two, December 18, 2026 in its description and 12/28/26 in its fine print, and the page adds that the rate is “subject to limited availability on select quick move-in homes and may expire without notice.” The banner’s own link (tollbrothers.com/luxury-homes/Nevada/event/5.49) resolves today. Separately, the Oct 3–18 “Exceptional Savings for a Limited Time Only” event still runs — its fine print requires a deposit between 10/03/2026 and 10/18/2026 (2 days left), an agreement of sale and a close, with savings that “vary by community.” And Cordillera in Redpoint Square still posts the unchanged up to $50,000 flexible incentive plus an included washer, dryer and refrigerator on select homes, townhomes from $576,995, six quick move-ins listed today from $583,000 to $660,000. Changed on 10/15 and unchanged since: the separate 5.49% (6.27% APR) FHA 30-Year Fixed banner Cordillera carried earlier in October is no longer posted on its page — today it shows only a generic “learn more about financing offers available now” link — so do not plan around that rate; the valley-wide 5.49% (5.76% APR) 30-year fixed above is the only Toll rate posted today. Ask in writing which of these, if any, attaches to the specific home you are looking at.
Our Toll Brothers page →
Toll Brothers’s official Las Vegas offers ↗
Everything’s Included® value across the Las Vegas valley and Summerlin area.
Today’s posted offers: Lennar’s Fall Super Sale is unchanged on today’s read — Summerlin is still on the eligible list, a third day. Read at source today in a real browser at lennar.com/new-homes/nevada/las-vegas/promo/nevlen_fss26, the eligible-community list still carries Summerlin – Mockingbird and Summerlin – Sandpiper, with three eligible quick move-in homes between them (two at Mockingbird, one at Sandpiper). Through 10/13 that list ran Sunstone, Lake Las Vegas, Inspirada, The Fields, Triad Springs, Avery Pointe and The Estates and carried no Summerlin community at all. Those two communities first appeared on 10/14 and are still listed today; for a Summerlin buyer that is the part of this promo that matters. The terms themselves are unchanged: the offer requires a purchase agreement signed and delivered between 10/12/26 and 10/18/26, closing and fully funding on or before 11/20/26. Two 2/1 temporary buydown ladders are posted, both worked on a $370,201 sales price and both requiring financing through Lennar Mortgage, LLC (NMLS #1058). The FHA ladder runs 2.625% in year one, 3.625% in year two and 4.625% for the balance of the term, 5.404% APR, and assumes a minimum 3.5% down and a minimum 680 credit score. The conventional ladder runs 2.875%, then 3.875%, then 4.875% for the balance of the term, 4.968% APR, and assumes a minimum 20% down and a minimum 740 credit score. Read what a 2/1 buydown actually is before you plan around it: the headline number is temporary, the payment steps up twice, and from year three onward you are at the note rate for the remaining 28 years — which is why both ladders quote a single APR well above their first-year rate. Lennar’s own page also states that limited funds are available and that the rates may change or not be available at the time of loan commitment, lock-in or closing if those funds are exhausted, so the offer can run out before the date does. Two further things to read carefully: Lennar’s Las Vegas landing page still carries no rate percentage of its own anywhere in the rendered markup, and it still badges individual listings “Fall Super Sale” — those badges stayed up through the day when nothing was signable, so a badge is not evidence of an offer in either direction. One further wrinkle, still true on today’s read: the promo page’s hero prints only “Act Now — Limited-Time Deals on Top Inventory” instead of the two rate ladders. Both ladders are still carried in the page’s own markup and in its numbered fine print, which is where the figures above were read, but you will not see them on screen — so ask Lennar Mortgage to put the ladder you are being quoted in writing rather than relying on what the page displays. The window is short: signing ends Saturday 10/18/26 — 2 days from today. Get the signing window, the rate ladder and written confirmation that funds remain before you count on any of it.
Life-tested® floor plans with communities in the Summerlin West area.
Today’s posted offers: Pulte posts nothing for an eighteenth straight day. Its Las Vegas metro page was re-read at source today in a real browser and contains zero rate percentages anywhere in the rendered page — not merely absent from the visible text but absent from the underlying markup too, which is the check that matters on a builder site that renders its offers in script. No APR, no buydown, no dollar incentive, and no promotions link of any kind; pulte.com/promotions still fails to resolve on today’s read as well. The only promotional fine print still sitting on the page belongs to an offer that has already lapsed — purchase agreements accepted 7/3/2026 through 8/31/2026 and closing by 10/31/2026. That signing window shut six weeks ago, so the close date is the only part of it still in the future and there is nothing left to sign into. Pulte’s own posted language is that an offer, “if any, may vary locally and is not available in all communities” and to “see the Sales team in your desired community for specific details.” Take that literally: ask the community directly what is attached to the specific home, in writing, because nothing is advertised online today.
Our Pulte Homes page →
Pulte Homes’s official Las Vegas offers ↗
Design-forward homes in premium locations around the valley.
Today’s posted offers: Tri Pointe’s buydown is still gone — a ninth straight day with nothing posted. Until October 8 Tri Pointe ran a Special Rate 1-1 Buydown under The Value of Now Sales Event with a last day to sign of 10/8/26; it came off the site before that date arrived, and 10/8/26 has now passed. Re-read at source today in a real browser, tripointehomes.com/promotion/nv/las-vegas still renders no offer — no rate, no dollar figure and no deadline anywhere in its markup — but it is no longer blank. The page now runs a Creative Financing heading under The Value of Now Sales Event and posts a dated event: The Value of Now Open House Event, October 17–18, 2026 — opening tomorrow, self-guided tours of select available homes. The Vertex community page in Summerlin has likewise gained an “Available Promotions → Creative Financing” block, again with no rate, dollar figure or deadline in it; the only percentages anywhere on the page sit in a mortgage-broker compensation disclosure, which is not an offer. Read the pairing for what it is: an event and a financing heading, not a published number. So the rates, the APR and the signing deadline this page carried until October 8 are no longer posted anywhere Tri Pointe publishes, and nothing has replaced them. What Tri Pointe does still post is the community itself: Vertex in Summerlin is Now Selling townhomes priced from the $500s, 2–3 bedrooms, 2.5 baths, 1,790–1,914 sq ft, two-bay garage, two stories, at 837 Infinity Ridge Street, with move-in-ready homes listed today at $499,663, $505,572 and $560,505. If a Tri Pointe community tells you a buydown is still available, ask for it in writing — it is not on their website today.
Our Tri Pointe Homes page →
Tri Pointe Homes’s official Las Vegas offers ↗
Personalized, built-to-order homes with attainable pricing.
Today’s posted offers: KB Home’s adjustable-rate offer holds for a fifteenth day, unchanged on today’s read. Read at source today at kbhome.com/special-low-rate: qualified buyers who finance through KBHS Home Loans can get a rate as low as 4.99% (5.781% APR) on a 5/1 FHA adjustable-rate mortgage (ARM) by signing a purchase agreement by October 31, 2026 — now 15 days away. Posted terms as read today: advertised rates are valid as of 9/24/26 and subject to change without notice; the advertised APRs factor in a $5,000 closing cost credit plus additional seller contributions, and KB’s total contribution cannot exceed lender guidelines. Read the structure, because the headline rate is the first five years only: the worked example runs an FHA 5/1 ARM of $471,797 at 3.5% down and steps from $2,530 for payments 1–60 to $2,960 at 6.430% (7.225% APR) for payments 61–360, with adjustment caps of 1/1/5 and a 2.00% margin over a 4.30% CMT index. Eligibility also requires a rate-lock agreement with KBHS within 30 days of the purchase agreement and owner occupancy; Boise is excluded. A 5/1 ARM is not a 30-year fixed — and with Toll, Woodside and Richmond American all posting 30-year fixed rates between 4.999% and 5.499%, that comparison is worth making directly. Ask KBHS in writing for the full disclosure on your own loan amount before you compare this to a fixed rate. In Summerlin itself, KB posts Landings at Alton from $599,990 and Reserves at Alton from $684,990, the latter flagged “Final Opportunity To Own.”
Dove Rock at Kestrel — townhomes & single-family in Summerlin West.
Today’s posted offers: Woodside’s three rates are unchanged on today’s read, with signing open to October 18 — 2 days left. Read at source today at woodsidehomes.com/special-offers, Woodside displays 4.999% (5.737% APR) on a 30-year FHA fixed, 4.999% (5.287% APR) on a 30-year VA fixed and 5.375% (5.508% APR) on a 30-year conventional fixed, all financed through HomeAmerican Mortgage Corporation. Posted terms as read today: the purchase agreement must be signed “between October 1, 2026, and October 18, 2026, inclusive” — the page’s own words — and the home must close on or before December 31, 2026. The FHA example is worked on a $555,000 sales price with 3.5% down, a $544,947 total loan including upfront MIP, a $2,925.06 principal-and-interest payment, a debt-to-income ratio of 43% or less, a maximum 96.5% loan-to-value, a maximum $832,750 loan and a minimum 680 FICO; the VA example is worked at no down payment on a $573,315 loan including the VA funding fee with a 41% or lower debt-to-income ratio. The rate is not guaranteed, is subject to change without notice, and funds are limited and available first-come, first-served. Woodside also states the offer can be combined with other national or community-level incentives, subject to loan-program limits. Unlike the buydowns elsewhere on this page these are fixed for the full 30 years, which makes them easier to compare — but they require Woodside’s own lender, so ask what the rate and total cost look like without that requirement before you decide.
Our Woodside Homes page →
Woodside Homes’s official Las Vegas offers ↗
Resort-style communities and flexible plans across Las Vegas.
Today’s posted offers: Taylor Morrison is unchanged on today’s read — but its own two pages now disagree about this community, so read the community page, not the list. Esplanade at Red Rock – Villas — which Taylor Morrison files under “Las Vegas Valley” rather than under the Summerlin name but which sits at 1660 Indigo Oak Street, Las Vegas 89138 — posts on its own community page, read at source today, a conventional 30-year fixed at 5.49% (5.57% APR) plus up to $10,000 toward a seller-paid temporary buydown fund, closing costs, pre-paids and/or discount points through Taylor Morrison Home Funding, on new home contracts entered 10/2/26–11/1/26 on eligible quick move-in homes closing on or before 11/30/26; the APR is worked on a $706,344 total purchase price with a $565,075 loan, 20% down and a 780 median credit score. The community is still from $624,990. Here is the trap: Taylor Morrison’s own Las Vegas community list still shows this same community with the older FHA tile — 4.875% / 5.66% APR and up to $12,000 — while the community page itself shows the conventional 5.49% / 5.57% APR and up to $10,000. Both pages were read at source today, within minutes of each other. The community page is the more specific of the two and is what is quoted here, but if a sales office quotes you either figure, get that one in writing. What moved when the community page changed, and still stands today: the loan type (FHA to conventional), the rate, the APR, the cash figure and the down payment and credit profile the example assumes. Every other Taylor Morrison offer is unchanged. As read at source today at taylormorrison.com/make-moves/las-vegas, all three metro offers run on new home contracts entered 10/1/26–10/31/26: FHA 4.875% (5.799% APR) on select Las Vegas area quick move-in homes closing by 11/13/26; conventional 5.49% (5.60% APR) with a 9-month extended rate lock on to-be-built homes closing by 6/30/27; and Buy Build Flex, which secures a rate up to 1% below current market rates as measured by Mortgage News Daily averages, at select communities. The Ashland at Summerlin flex cash is not on the metro page but remains posted on the Ashland community page itself, read at source today: “Save up to $50K Your Way”, valid on new home contracts entered between 8/1/26 and 10/31/26 on select Las Vegas quick move-in homes closing on or before 11/30/26, with up to $50,000 in flex cash toward options and lot premiums — and Taylor Morrison’s own words are that it is “available to all regardless of who you finance with or if you pay cash”, while the buydown fund, discount points, up to one year of HOA dues, closing costs and pre-paids require Taylor Morrison Home Funding. Ashland is priced from $1,039,990 with 4 available homes listed today, 3–5 bedrooms, single-story. Lark Hill at Summerlin — Taylor Morrison’s entry-priced Summerlin townhomes, from $469,990 at 1,645–2,163 sq ft — still posts an FHA 30-year fixed at 4.875% (5.654% APR) plus up to $14,000 from the seller toward a temporary buydown fund, closing costs, pre-paids and/or discount points, on select Lark Hill quick move-in homes closing on or before 11/30/26. Lark Hill is still flagged “Final opportunity” on Taylor Morrison’s own Las Vegas community list, so treat its remaining inventory as finite. Read its window carefully: the page still prints the promotion period with a malformed start date (“10//26 – 11/1/26”), so the only date you can rely on from the page is the 11/1/26 end of the signing window — get the start date in writing. That APR is worked on a $546,990 purchase price with a $537,082 loan, 3.5% down and a 640 median credit score, includes the upfront mortgage insurance premium, is FHA loan-limit and owner-occupied only, and the rate holds only until the pool of funds is depleted. Taylor Morrison also now runs a site-wide banner reading “It’s the home stretch! Take advantage of savings before the year is over” — a heading, not a term; no rate, figure or date attaches to it. Because every Summerlin-area figure here appears only on its community page and not on the metro page, and because Taylor Morrison’s own two pages currently print different terms for Esplanade at Red Rock – Villas, confirm any one of them in writing before you count on it.
Our Taylor Morrison page →
Taylor Morrison’s official Las Vegas offers ↗
Summerlin communities from the $500s (verify).
Today’s posted offers: Richmond American’s campaign is unchanged on today’s read — the same two headline tiles, the same nine underlying rates and the same shared deadline, now 2 days out. Read at source today in a real browser, richmondamerican.com/campaigns/1805 still runs as a “Come home for the holidays!” Las Vegas campaign, and it leads with two headline tiles rather than a rate table: “Introductory monthly payments based on 3.500% (6.244% APR)” and “Introductory monthly payments based on 4.500% (6.244% APR) for a year”, with the page’s own explanation that you “apply closing cost assistance toward a permanent interest rate buydown to get the rates above.” Read those two carefully: they describe an introductory payment, and both quote the same 6.244% APR. Underneath, the nine rate promotions are unchanged in the fine print and every one of them must be contracted by October 18, 2026 — 2 days left. Six close on or before 12/31/2026: FHA 4.999% (5.737% APR) and FHA 5.500% (6.244% APR) at 3.5% down; conventional 5.375% (5.508% APR) and conventional 5.999% (6.140% APR) at 10% down; and VA 4.999% (5.287% APR) and VA 5.500% (5.796% APR) at 0% down. Three close on or before 03/31/2027 for homes not finished yet: FHA 5.500% (6.244% APR), conventional 5.999% (6.140% APR) and VA 5.500% (5.796% APR). Every example is worked on a $555,000 sales price, all require financing through HomeAmerican Mortgage Corporation, funds are limited and first-come first-served, and the assistance cannot exceed your actual closing costs. Richmond American’s Summerlin communities on today’s list are Cactus Bloom at Summerlin and Camden, both 3,479–4,019 sq ft, 4–5 bedrooms, with personalization available.
Our Richmond American page →
Richmond American’s official Las Vegas offers ↗
Pricing, incentives and availability are provided for general information, change without notice, and are not guaranteed — confirm all terms directly with each builder. This page is checked and refreshed automatically; offers shown reflect what builders have publicly posted.
Builders negotiate more than their websites admit — rate buydowns, closing costs, design dollars and lot premiums all move depending on the community and the week. I know which builders are most flexible right now. Pre-approval is step one: Kayla Strunk at Rate — call/text (415) 377-0411.