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 is unchanged on today’s read — same rate, same close date, and still no signing deadline printed at all. Read at source today, by direct fetch and in the underlying markup, the National Sales Event remains gone: “National Sales Event”, “Extended Through October 25” and “10/25” return zero hits anywhere in today’s page source, and the 10/03/2026–10/25/2026 deposit window is still not printed. What remains is a single banner event in the page’s own event data: 5.49% (5.76% APR) — 30-Year Fixed, bylined “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 01/08/27 — the close date Toll extended on October 30 from the 12/28/26 it had printed since October 17, and which holds unchanged today. Worked on a $555,556 sales price with a $500,000 loan and a 740 qualifying credit score, minimum 10% down, payment factor $5.67 per $1,000 financed, loan amounts between $250,000 and $832,750, primary residences only, FHA and VA loans not eligible, through Toll Brothers Mortgage Company (NMLS #18154); the disclosure is dated 10/2026. Toll’s own fine print calls the rate “subject to limited availability on select quick move-in homes” and says it “may expire without notice.” Cordillera in Redpoint Square still posts no dollar figure. The $50,000 flexible incentive and the included washer, dryer and refrigerator that came off with the event have not returned: re-read today both by direct fetch and in a real browser, Cordillera’s page returns zero hits for “incentive”, “$50,000”, “appliance” and even “5.49”. Six quick move-in homes, from $576,995, in three designs up to 2,154 sq ft. Verify every figure with Toll Brothers before you rely on it.
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 Black Friday window is unchanged on today’s read, and tomorrow is the last day it can be signed. The promotion sits at lennar.com/new-homes/nevada/las-vegas/promo/nevlen_bf26, reached again today by following the promo link on Lennar’s own Las Vegas landing page rather than by guessing a URL; Lennar has moved this path three times since September, so it is re-discovered every run. Read at source today in a real browser including the underlying markup, the hero legal copy and the numbered fine print still agree on the same window: a purchase agreement signed and delivered between 10/26/26 and 11/01/26, closing and fully funding on or before 11/20/26. Both temporary-buydown ladders are carried in the page’s own markup rather than as visible copy: a promotional FHA 2/1 buydown at 2.750% / 3.750% / 4.750% (5.532% APR), on a $370,201 sales price with a minimum 3.5% down and a minimum 680 credit score, and a promotional conventional 2/1 buydown at 2.99% / 3.99% / 4.99% (5.089% APR), on the same $370,201 with a minimum 20% down and a minimum 740 score. The APR is achieved by Lennar-paid discount points, funds are limited, the buydown rates “may change or not be available at the time of loan commitment, lock-in, or closing”, and the offer requires financing through Lennar Mortgage, LLC (NMLS #1058). The eligible list holds at fifteen Las Vegas communities, and Summerlin – Sandpiper is still the only Summerlin entry on it. Get the rate and the 11/01/26 signing date in writing before you rely on either.
Life-tested® floor plans with communities in the Summerlin West area.
Today’s posted offers: Pulte posts nothing for a thirty-third straight day, and today’s read closes the question using Pulte’s own markup. Its Las Vegas metro page was re-read at source today in a real browser, and the page source carries the comment “No promotion available.” at the point where its promotions module would render. There is no offer rate anywhere — not in the visible text, and not in the underlying markup either, which is the check that matters on a builder site that renders its offers in script: a search of today’s rendered page turns up no percentage figure of any kind. Every “APR” a text search finds on the page belongs to the community name Caprock at Ascension, not to a rate. There is no dollar incentive and no promotions link, and pulte.com/promotions returns a 404. That is Pulte’s metro page, not Pulte’s communities: ask the community what is attached to the specific home, because community-level and quick-move-in incentives are frequently real on a Pulte home when the metro page is silent. Caprock at Ascension and Glass Canyon are both still listed as coming soon.
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 added a second offer today — its Las Vegas promotions page now renders two cards where it rendered one yesterday. Re-read at source today in a real browser, tripointehomes.com/promotion/nv/las-vegas shows, first, the offer this page has carried since October 29: “Special Rate — 1-0 Buydown Conventional 30 Year Fixed Financing” under The Value of Now Sales Event, unchanged on today’s read for a third straight day. Posted terms: year one 3.99% (5.702% APR) at $2,479.56 a month, then years two through thirty 4.99% (5.702% APR) at $2,788.30, worked on a $650,000 sample price with a $520,000 loan, $130,000 down (20%) and a 740 credit score. The note rate is 4.990% fixed for the whole 30-year term — only the first year’s payment is bought down. Eligible move-in-ready homes must be bought at list price and financed through Tri Pointe Connect, with a purchase agreement by 11/25/26 and a close by 12/29/26. The second card is new today: up to $75,000 in closing credit, usable toward design-studio personalization options, a rate buydown, a purchase-price reduction, some builder-paid non-recurring closing costs, and/or homesite premium costs. Read the fine print before you read the headline, because this one is community-specific and short: it applies only at Lakeview Ridge, which is in Henderson, not Summerlin — Tri Pointe’s own page titles that community “Lakeview Ridge New Home Community in Henderson, NV” — and it runs on purchases made between 10/30/2026 and 11/5/2026, while supplies last, closing and funding by 12/30/2026, financed through Tri Pointe Connect. It does not apply in Summerlin. In Summerlin, Vertex carries the 1-0 buydown and only the buydown: its page lists one “Available Promotions” entry, the 3.99% card, and no closing credit. Vertex is Now Selling, priced from the $500s, 2–3 bedrooms and 1,790–1,914 sq ft, with three move-in-ready homes posted today at $499,663, $505,572 and $620,386. The three cards this site carried through October 26 have not returned and are not quoted here.
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 deadline is today. Its adjustable-rate offer holds unchanged for a thirtieth day, and the purchase agreement has to be signed by the end of today — the last October signing date in the valley, and the only builder deadline on this page that expires before tomorrow. 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 adjustable-rate mortgage (ARM) by signing a purchase agreement by October 31, 2026. 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 from KB Home, capped by lender guidelines; the buyer must finance with KBHS, enter a rate-lock agreement with KBHS within 30 days of the purchase agreement, confirm owner occupancy in writing and close escrow with KBHS as the lender. A buyer who uses another lender is ineligible, certain communities may be excluded, and KB Home reserves the right to discontinue the promotion at any time. Read the worked example before the headline, because this is an ARM and the headline is the introductory rate: it is an FHA 5/1 ARM of $471,797 with 3.5% down, where payments 1–60 are $2,530 at 4.990% (5.781% APR) and payments 61–360 are $2,960 at 6.430% (7.225% APR) — about $430 a month more — with a 1% first adjustment cap, 1% subsequent 12-month caps, a 5% lifetime cap, a 2.00% margin and a current CMT index of 4.30%. If a buyer wants this rate, today is the day to get it in writing; after today, ask KB Home what replaces it.
Dove Rock at Kestrel — townhomes & single-family in Summerlin West.
Today’s posted offers: Woodside’s window is unchanged on today’s read, and with fifteen days to contract it is still the longest signing runway on this page, tied with Richmond American. Read at source today at woodsidehomes.com/special-offers, the rate table prints “Contract by 11/15/26” under all three cards, and the fine print agrees: the purchase agreement must be signed “between October 19, 2026, and Novemeber 15, 2026, inclusive” — Woodside’s own spelling, still uncorrected — and the home must close on or before December 31, 2026. The three rates are 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 through HomeAmerican Mortgage Corporation. These are genuine fixed rates for the full term, not teaser steps that climb after a year — which is what makes them worth comparing against the buydown ladders elsewhere on this page. Posted terms as read today: the rate is not guaranteed and is subject to change without notice, funds are limited and first-come first-served, and the offer can be combined with other national or community-level incentives subject to loan-program limits. The FHA example runs on a $555,000 sales price with 3.5% down, a total loan of $544,947 including upfront MIP, a $2,925.06 monthly principal-and-interest payment, owner-occupants only, a debt-to-income ratio of 43% or less, a maximum 96.5% loan-to-value, a maximum loan amount of $832,750 and a minimum 680 FICO. Taxes, hazard insurance and monthly mortgage insurance are not in that payment, so the real one is higher.
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’s metro offer sheet is unchanged on today’s read, and tomorrow is its last signing day — but two of its Summerlin communities run on their own windows, and one of those also ends today. Start with the metro sheet. Read at source today at taylormorrison.com/make-moves/las-vegas, every Las Vegas offer still runs on new home contracts entered 10/19/26 – 11/1/26, with the close dates holding too; the page now flies a “Big savings. Big possibilities. Our 14-Day Sale is on now!” banner, which is a name for that same fourteen-day window rather than a new offer — it links back to this same sheet and carries no separate terms. The FHA 30-year fixed is 4.875% (5.799% APR) closing by 12/31/26, worked on a $363,494 price, a $356,910 loan, 3.5% down and a 640 median credit score with upfront MIP included. The conventional 30-year fixed is 5.49% (5.60% APR), also closing by 12/31/26, worked on $500,000 / $400,000 at 20% down and a 780 median score. A conventional 7/6 ARM with a temporary buydown runs 3.25% in year one, then 4.25% for years two through seven (5.49% APR), on the same $500,000 / $400,000 at 20% down and a 780 score, closing by 12/31/26 — after year seven it adjusts every six months, so it is not a fixed rate. There is also up to $50,000 toward closing costs on to-be-built or inventory contracts in select Las Vegas communities, and a Buy Build Flex option advertised as up to 1% below the current market rate for a later close. All of them require Taylor Morrison Home Funding and pre-application before an offer is submitted. Now the two Summerlin communities, which are where this matters locally. Lark Hill at Summerlin has its own community offer, and its window ends today: a conventional 7/6 ARM temporary buydown at 3.25% in year one, then 4.25% for years two through seven (5.53% APR — a different APR from the metro sheet’s 5.49%), plus up to $14,000 in closing costs, on contracts entered 10/13/26 – 10/31/26 for Lark Hill quick move-in homes closing by 12/15/26, worked on a $536,323 price and a $429,058 loan at 20% down and a 780 score, with the 4.25% running 84 months before it begins adjusting. Lark Hill is badged Final Opportunity, from $469,990. Ashland at Summerlin is the long one: “Save up to $50K Your Way” flex cash on contracts entered 8/1/26 – 11/30/26 closing by 12/31/26, which is thirty more days to sign. Read how that one splits: applied to seller-selected options or a lot premium it is a price reduction on the purchase agreement and is available to every buyer regardless of lender, cash included; applied to a buydown, discount points, up to a year of HOA dues, closing costs or prepaids it requires Taylor Morrison Home Funding. Ashland is all single-story, from $1,039,990, with three available homes posted today.
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, and it prints its APRs and required down payments on screen, so read the tiles and the table together. Re-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 every offer on it still shares one contract deadline: a purchase agreement signed on or before November 15, 2026 — fifteen days away, tied with Woodside for the longest runway on this page. Five headline tiles sit at the top, and two of them are adjustable rather than fixed: “Introductory monthly payments based on 3.500% (6.244% APR)”, “4.500% (6.244% APR) for a year”, “4.999% (6.749% APR) for a year”, a 4.250% (5.421% APR) 30-year adjustable-rate FHA and a 4.999% (5.143% APR) 30-year adjustable-rate conventional. Note the gap between the headline rate and the APR on the first three — those are introductory payments, not the rate for the term. Beneath them a nine-row table prints the fixed-rate options, each with its own close date, and all of them contract by 11/15/2026. Closing by 12/31/2026: FHA 4.999% (5.737% APR) at 3.5% down, FHA 5.500% (6.244% APR) at 3.5% down, conventional 5.375% (5.508% APR) at 10% down, conventional 5.999% (6.140% APR) at 10% down, VA 4.999% (5.287% APR) at 0% down and VA 5.500% (5.796% APR) at 0% down. Closing as late as 03/31/2027 — a five-month runway, the longest close on this page: FHA 5.500% (6.244% APR) at 3.5% down, conventional 5.999% (6.140% APR) at 10% down and VA 5.500% (5.796% APR) at 0% down. All are 30-year fixed rates. The page is explicit about the mechanism: “Apply closing cost assistance toward a permanent interest rate buydown to get the rates above” — so the rate is bought with the incentive rather than being additional to it — offers are first-come, first-served, and financing runs through HomeAmerican Mortgage Corporation.
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.