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 is holding its jumbo adjustable-rate offer, and it has scheduled a new National Open House for this weekend, September 19–20. The Nevada and Las Vegas pages still headline a 3.99% (6.79% APR) first-year rate on a Jumbo 5/1 adjustable-rate mortgage with a 2/1 buydown, through Toll Brothers Mortgage Company: 3.99% in year one, 4.99% in year two, then 5.99% for years 3–5, after which the rate adjusts annually for the remaining 25-year term, to a maximum of 10.99%. Posted terms, re-read in full today and unchanged: valid for new buyers who sign an agreement of sale on select quick move-in homes on or after 8/12/26 and close by 10/30/26. Toll’s worked example is a $1,250,000 purchase price with a $1,000,000 loan amount and a 740 credit score, quoting total savings of $22,171.92 over the first two years. Also posted: minimum 20% down, loan amounts between $650,000 and $2,000,000, primary residences only, an APR based on a fully-indexed rate of 7.25% (4.04% index plus 3.25% margin as of 8/11/26), and a rate lock agreement with Toll Brothers Mortgage required. Because this is a jumbo loan with a $650,000 floor, it does not reach Toll’s lower-priced Summerlin-area communities at all — ask the sales office what financing actually applies to the home you are looking at, and get it in writing. A new National Open House is posted for September 19–20 — that is this coming Saturday and Sunday — headlined “Step Inside to Experience the Difference” with an RSVP, and it replaces the September 12–13 event this page previously reported as finished. It is the easiest way to walk several Toll communities in one weekend without an appointment. Every Summerlin-area price held again today: at Toll Brothers at Ascension the Highrock Collection posts from $3,150,000 and the Crestline Collection from $1,854,995. Mira Villa no longer posts a price — the $930,000 this page carried through yesterday has come off Toll’s Las Vegas listing, which now shows the community as Final Opportunity with no figure attached, so ask the sales office what is left and what it costs. The Loughton is from $435,000, Cordillera from $576,995, Raven Crest from $634,995 and Glenrock from $1,398,995. Reflection Ridge is still coming soon with an anticipated price from the $1,200,000s. Across the valley, Toll Brothers at Skye Canyon’s Paloma Collection posts from $800,000, Elkhorn Grove from $644,995 (Sentinel) and $719,995 (Regalia), and Crestwood Ranch from $1,204,995 — all unchanged, across 13 Las Vegas-area communities. Verify the offer, the closing date and the eligible homes with the sales team.
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 has reopened — a new signing window went up and it is open right now, through Sunday. The Las Vegas promotion page has been retitled “Fall Super Sale 2026” and, still headlined “Limited-Time Deals on Top Inventory,” now requires a purchase agreement signed and delivered between 09/14/26 and 09/20/26, closing and fully funding on or before 10/23/26. That replaces the 09/08–09/13 window this page reported as lapsed — the offer is live again today, and the closing date is unchanged. This is the third window Lennar has opened in as many weeks, so if you are close to writing, the calendar matters more here than at any other builder on this page. Summerlin is still not on the participating list. The promotion page names 12 Las Vegas-area communities today, and no Summerlin community is among them: the list is Sunstone (Alia Pointe), Avery Pointe, The Estates (Grand Canyon), Inspirada (Lucere Place), Cadence (Midtown Forte), Triad Springs (Paradise Park), Windriver (Windriver Place), The Fields and four Lake Las Vegas neighborhoods (Falls, Hills and Ridges at Lago Del Sol, and Vita at Piazza Paradiso). So if you are shopping Lennar in Summerlin specifically, this sale does not name your community — ask the sales office directly whether anything applies. Individual listings elsewhere do carry a “Fall Super Sale” badge linking back to this page, but Lennar attaches no separate posted terms to the badge, so it is not by itself proof that the offer applies to that home. Lennar still publishes no headline rate percentage for Las Vegas. The posted terms are built on a $496,142 example home price with a minimum 3.5% down and a closing credit capped at $6,000 as determined on your Loan Estimate, excluding prepaids, with credit funds not usable to buy the rate down further and financing through Lennar Mortgage, LLC. Lennar’s valley-wide inventory turns over quickly and its listing prices are move-in-ready prices, not community base prices, so ask the sales office for a current count rather than relying on a number here. Lennar has now reopened a new window each time one has closed, three weeks running — so ask what is open today, and get the eligible-home list, the financing terms and both dates in writing before you rely on any of it.
Life-tested® floor plans with communities in the Summerlin West area.
Today’s posted offers: Pulte is still headlining 1.99% in Las Vegas, and today’s fine print still points at a signing window that closed on 8/31/26. Save On Interest Rates is on Pulte’s Las Vegas page again today, advertising a first-year rate as low as 1.99% (5.891% APR) when you close on a home by October 31, 2026, which Pulte posts as limited-time and available first come, first served. The asterisked terms underneath say something different: that the offer applies to new purchase agreements on select quick move-in homes accepted from 7/3/2026 through 8/31/2026 — a signing window that has now been closed for over two weeks — while the headline still reads as open. Pulte publishes nothing reconciling the two, so treat the 1.99% as unconfirmed for a contract written today and ask the sales office in writing whether a new agreement still qualifies before you count on it. Note too that the APR is not the one Pulte ran in August — 5.891% now, against 5.781% then — so quote today’s number. No dollar incentive and no per-community breakdown are posted alongside the rate, and the Summer Sales Event is still absent. On the Summerlin side nothing moved: Brantley in Summerlin’s Grand Park Village is still posted from $879,990 with 9 home designs available. Caprock at Ascension (89135) remains badged “Coming Soon” with 0 home designs available and no posted price. Glass Canyon (Mountain Run Drive, Las Vegas 89138) is still listed with an interest-list path, 0 designs and no posted price. Elsewhere in the valley, Hayford Collection in the southwest (89141) is still badged Sold Out at $795,990. Pulte’s Las Vegas page loads only a featured subset of its communities, so ask the sales team for the full current list rather than relying on a count. Eligible homes, amounts and terms vary by community and homesite — confirm current offers with the builder before you count on anything.
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 is still running two buydowns it will not put terms on — and the jumbo one is still the smaller 1-1 it switched to earlier this month. Under the Live Brilliantly Sales Event banner, its Las Vegas promotions page today lists “Special Rate — 3-2-1 Buydown Conventional 30 Year Fixed Financing” and “Special Rate — 1-1 Buydown Jumbo 30 Year Fixed Financing”, both unchanged today. A 1-1 buydown discounts the rate for one year instead of two, so it is a smaller subsidy than the 2-1 it replaced — do not assume the old terms carried over. Tri Pointe publishes no rate, no dollar amount, no signing deadline and no closing date for either, only the line that the savings are “available for a short time only.” Its Summerlin pricing is unchanged again today: six communities, all Now Selling — Vertex from the $500s, Aberdeen Collection I from the $600s, Aberdeen Collection II from the $700s, Edgewood from the $900s, and Carlisle Peak and Carlisle Ridge each from the $1 millions, with the masterplan headlined “Priced from $400s.” Valley-wide Tri Pointe shows 16 Las Vegas communities, 54 move-in-ready homes and 53 ready-to-build floor plans, against 16, 55 and 53 at the last check — one move-in-ready home fewer, with the community and plan counts flat. The promotions it ran earlier in the summer are still gone: the up to $100,000 closing credit at Carlisle Peak and Carlisle Ridge, the up to $50,000 credit at Lakeview Ridge in Henderson, and the two rate offers whose 8/9/2026 signing deadline has long since lapsed. Financing on Tri Pointe promotions has run through affiliate Tri Pointe Connect (NMLS ID 1250459). Until Tri Pointe posts terms, ask the sales office what is actually available on the home you are looking at, and get the rate, the amount and the deadline in writing before you rely on any of it.
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 is still posting no Las Vegas rate sheet, and every Summerlin price held again today. Its posted site-wide messages read “The right home. Priced right from the start.” and “Our personalized homes are built at a price that fits your budget” — no rate, buydown or dollar incentive appears anywhere on KB’s Las Vegas metro page, and KB publishes no national special-offers page at all (the address that used to serve one returns Page Not Found today). A spot check of a Summerlin community page found no rate or incentive either. The six Summerlin communities post from: Groves at Caldwell Park $397,990, Landings at Caldwell Park $538,990, Landings at Alton $599,990, Reserves at Alton $684,990, Enclaves at Cloudbreak Ridge $824,990 and Reserves at Cloudbreak Ridge $839,990; a homesite premium may apply at all six. Reserves at Alton at Summerlin is still badged “Final Opportunity To Own.” Nearby, Tobiano holds at $444,990. KB’s valley counts are unchanged on today’s scan — 31 Las Vegas-area communities and 125 personalized homes. Because KB posts no rate and no dollar amount for Las Vegas, ask the sales team directly whether a rate buydown or community-level incentive is available on the home you want.
Dove Rock at Kestrel — townhomes & single-family in Summerlin West.
Today’s posted offers: Woodside’s signing window closed yesterday, but the rate page is still up with the lapsed date on it — so read it carefully before you rely on it. The site-wide banner still reads “4.999% (5.737% APR) Special Financing on Select Woodside Homes,” and the offers page behind it still shows three 30-year fixed options through HomeAmerican Mortgage Corporation: 4.999% (5.737% APR) FHA, 4.999% (5.287% APR) VA and 5.375% (5.508% APR) conventional. All three still post the same window, re-read in full today and unchanged: sign a purchase agreement on a select Woodside home between September 1 and September 15, 2026 inclusive — that window ended yesterday — and close on or before February 26, 2027. Woodside has posted no new window and no new dates, so a contract written today does not meet the terms as they are currently written, even though the rates are still on screen. The February closing runway is unusually long for a rate offer and would suit a home still being built, which makes it worth asking whether Woodside intends to reopen the window — ask the sales office in writing what is actually available today rather than assuming the banner still applies. Woodside posts that funds are limited and first come, first served, that the rate is not guaranteed and may change without notice, and that the offer can be combined with other national or community-level incentives. Its worked FHA example runs on a $555,000 sales price with 3.5% down, a $544,947 total loan including the upfront mortgage insurance premium and a $2,925.06 monthly 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 amount and a minimum 680 FICO score; taxes, hazard insurance and monthly mortgage insurance are extra. The conventional option is quoted on the same $555,000 price with 10% down, a $499,500 loan and a minimum 780 FICO score. The Imagine Happier Bonus is still live and still unquantified. It is absent from the special-offers rate page, but Woodside publishes it on its own page, describing it as a flexible cash incentive credit usable toward upgrades, closing-cost assistance or a rate buydown. Woodside posts no amount, rate or deadline for it — the page asks you to contact the team for a personalised figure — so treat it as real but unquantified and ask the sales office what it is worth on your home. All four Las Vegas prices held on today’s check: Dove Rock in Summerlin (from $519,990 — Woodside labels it “in Summerlin,” not “at Kestrel,” and still shows 15 floor plans), Capella at Sunstone (from $614,950), Lyra at Sunstone Collection One (from $533,990) and Lyra at Sunstone Collection Two (from $669,950). Vireo in Summerlin is still not listed on Woodside’s Las Vegas or Nevada pages — final homes / sold out, ask Megan about resales there.
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 replaced its Las Vegas offer this morning — there are now three rates, all opening today and all closing the contract window on 9/30/26. The previous 3.99% offer expired yesterday; a new set went up in its place, and the new terms are broader than the old one in two ways worth knowing. First, the rates are no longer scoped to a single community: the fine print now reads “select Las Vegas area” homes rather than naming Lark Hill at Summerlin, as it did through yesterday. Second, there are three products instead of one. All three are through Taylor Morrison Home Funding, Inc., and all three take contracts entered 9/16/26 through 9/30/26. On quick move-in homes closing on or before 10/23/26: a 30-year fixed conventional at 3.99% (4.07% APR), quoted on a $599,999 purchase price with a $479,992 loan, 20% down and a 780 median credit score; and a 30-year fixed FHA at 4.00% (4.76% APR), quoted on a $478,990 purchase price with a $470,313 loan including upfront mortgage insurance, 3.5% down and a 640 median credit score. Separately, for a home still to be built, a conventional 30-year fixed at 4.99% (5.07% APR) with a 9-month extended rate lock, closing on or before 6/30/27 — quoted on a $500,000 purchase price with a $400,000 loan, 20% down, a 780 median credit score and a $225,000 minimum loan amount. That long lock is the one to ask about if your home is months from finished. Taylor Morrison posts that all three APRs are calculated using seller incentives, that it has locked a fixed rate against a limited pool of funds which may be depleted before the window closes, and that buyers must pre-apply with the affiliated lender before submitting an offer and use the seller’s closing agent to receive the promotion. Maximum seller contributions apply. The “up to $12,000” seller contribution toward buydown, closing costs, prepaids and discount points that this page quoted through yesterday is no longer posted — it does not appear in any of the three new offers, so do not go in quoting it. Summerlin and Red Rock pricing all held today: Esplanade at Red Rock Villas from $624,990, Classics from $869,990, Premiers from $1,144,990 and Estates from $1,574,990, with Lark Hill at Summerlin from $469,990, badged Final opportunity, and Ashland at Summerlin from $1,039,990 with 6 available homes. Verify the rate, the eligible home and both dates in writing.
Our Taylor Morrison page →
Taylor Morrison’s official Las Vegas offers ↗
Summerlin communities from the $500s (verify).
Today’s posted offers: Richmond American has withdrawn its Las Vegas rate sheet — there are no posted rates today. The campaign page that carried the full table was re-read directly at source this morning, and it now reads only “We’re working on fresh offers to unlock your buying power — check back soon.” No rate, APR, contract date or closing date appears anywhere on it. That is consistent with the terms the sheet carried until yesterday: all nine fixed-rate offers and both adjustables required a signed contract by 09/15/2026, and that date has now passed. Do not go in quoting the 4.999%, 5.375% or 3.999% figures this page carried through last week — they have come down, and a contract written today has nothing posted to attach to. Richmond rewrites this sheet more often than any other builder on this page, in both directions, so a replacement may appear within days; the link below goes straight to the page it would appear on, and this page is re-checked daily. Richmond’s three Summerlin communities are unchanged: Cactus Bloom, Iris Glen and Primrose Park, all still posting move-in-ready homes and homes under construction. Richmond publishes no separate Las Vegas-wide home count — the figures on its Las Vegas page resolve to Nevada-wide totals — so ask the sales office how many are actually available rather than relying on a number. In the meantime, ask the sales team what closing-cost assistance or financing is attached to the specific home you are looking at, and get it in writing.
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.