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The Vegas Move
New homes & builder deals
across the Las Vegas valley
Issue #8 · September 2, 2026
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| Hi there, |
| August ended and took a lot of deadlines with it. Pulte’s 1.99% expired and has not been replaced. What is striking is how differently the other builders reacted — Richmond American pulled its offers entirely and then reposted them as 30-year fixed instead of adjustable, Taylor Morrison’s table turned out not to expire at all, and Toll Brothers has now changed its Nevada loan product two days running. |
| So this issue is about who actually has something on the table in September, with the date attached to each one. Below: the deals worth acting on, three verified move-in-ready homes from $445,000 (two of which just dropped in price), what is being built across the valley, and where rates landed. |
| — Megan |
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| This month’s builder deals |
Four offers with a real date
on them |
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Toll Brothers — 3.99% first year, closes 9/30
A 30-year fixed with a 2/1 buydown: 3.99% year one, 4.99% year two, then 5.99% for years 3–30, all 6.04% APR, through Toll Brothers Mortgage. Sign on or after 7/1/26 for a select quick move-in home and close by September 30. Posted terms: minimum 30% down, loan amounts $250,000–$832,750, primary residences only, no FHA or VA. Toll’s own example on a $500,000 loan shows $11,086 saved over the first two years. Their National Open House is September 5–6.
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Taylor Morrison — it did not expire. Contract by 9/15.
Worth correcting, because the August window looked closed: Make Moves actually runs 8/1–9/15/26, closing by 10/23/26. All 30-year fixed through Taylor Morrison Home Funding: 3.99% (4.07% APR) and 4.99% (5.07% APR) conventional, plus 4.50% FHA (5.28% APR). Also posted: Buy Build Flex® (up to 1% below market on a later closing) and a 5%-down option with no monthly mortgage insurance. Lark Hill at Summerlin is now badged final opportunity from $469,990.
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Richmond American — back, and now fixed rather than adjustable
This one matters. Richmond American briefly pulled every Las Vegas offer, then reposted three — and they are 30-year fixed, not the ARMs it was showing in August: FHA 4.999% (5.737% APR) at 3.5% down, conventional 5.375% (5.508% APR) at 10% down, and VA 4.999% (5.287% APR) at zero down. Contract by 9/15/26, close by 12/31/26. The rates are reached by applying closing-cost assistance to a permanent buydown, funds are limited and first-come, and financing runs through HomeAmerican Mortgage.
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Lennar — Labor Day pricing, signing window closes 9/7
Lennar’s Labor Day Sale runs on agreements signed 8/31–9/7/26, closing by 10/23/26. It is now disclosing the structure: a 3/2/1 temporary buydown on a conventional loan, minimum 20% down and a 720 credit score, plus a closing credit up to $6,000, financing through Lennar Mortgage. No headline rate is published. The real story is on the individual homes — today’s check found a Parkside home at $551,740 marked $92K down and a Lake Las Vegas home at $1,029,677 marked $257K down.
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| Also live: Woodside banners 4.999% (5.737% APR) plus its Imagine Happier cash bonus, with no deadline or amount published. Tri Pointe lists two buydowns and no terms at all. KB Home posts no rate. And Pulte has now gone two days with nothing to replace its expired 1.99% — if a Pulte community is on your list, ask what they will do rather than assuming the answer is nothing. |
| All offers above verified against each builder’s official Las Vegas pages on September 2, 2026. Rates, credits, deadlines and availability change weekly and every one carries the builder’s own conditions — verify current terms directly with the builder before you write anything, and get the rate, the amount and the date in writing. |
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| Verified today · quick move-ins |
Three move-in-ready homes,
from $445,000 |
| All three are finished and available now — which is what makes them candidates for Toll’s 3.99% buydown, since that offer needs a September 30 closing. Two of them dropped in price this week. |
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Summerlin · W Charleston
Fitzroy Modern — The Loughton
Condo · 1,003 sq ft · 1 bd / 1 ba · 1 garage · Home Site 5
Move-in ready · 11333 W Charleston Blvd
$445,000 ↓ was $455,000
The lowest-priced new Toll home in Southern Nevada, and a short walk from Downtown Summerlin. Ask what the HOA dues cover and whether the project is warrantable before you fall for the floor plan.
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Summerlin · Raven Crest
Talon Transitional — Raven Crest
Townhome · 2,487 sq ft · 4 bd / 3 ba · 2 garage · Home Site 97
Move-in ready · 1571 Stone Agave Ct
$665,000 ↓ was $680,000
The most house of the three for the money, finished and ready — exactly the kind of standing inventory a builder wants off the books before quarter-end.
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Northwest Las Vegas · Elkhorn Grove
Porto Modern Craftsman — Sentinel Collection
Single-family · 2,733 sq ft · 4 bd / 3 ba · 2 garage · Home Site 15
Move-in ready · 7121 Serene Creek St
$715,000
A detached home on the valley’s newest ground, north-west of Summerlin, where you get noticeably more square footage per dollar than inside the master plan.
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| All three pulled from Toll Brothers’ official Las Vegas quick move-in inventory and verified September 2, 2026, when 51 Toll quick move-ins were showing valley-wide (down from 56 last week). These are prices for specific homes with specific finishes and homesites — they are not a community’s base “from” price. Availability changes daily; ask me for today’s list before you fall for one. |
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| What’s happening in Las Vegas |
What’s being built, and why it
touches your offer |
| The A’s ballpark has passed $600 million spent on the old Tropicana site, about fourteen months into a $2 billion build, heading toward a peak workforce near 2,200. Why it matters: a construction workforce that size competes for the same trades that frame houses — it is part of why builders are protecting posted prices and competing on financing instead. |
| Data-center construction has grown into roughly a $5 billion pipeline across the region. Why it matters: these are long-horizon employers that do not rise and fall with tourism, and they cluster demand in the north and west. |
| The Raiders are putting about $158 million into a new entrance for Allegiant Stadium. Why it matters: less about housing directly, more a reminder that the stadium district keeps drawing investment — which is what has been reshaping the south-east valley’s desirability. |
| Job growth is real but uneven — healthcare, professional services and construction are adding the most roles, though many are at the lower end of the wage range, and Las Vegas still carries one of the higher big-city jobless rates. Why it matters: it is the honest counterweight to the megaproject headlines, and part of why rates matter here more than they do in a tighter market. |
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| Coming soon & new communities |
| Two Taylor Morrison communities are on interest lists now — Skyline Ridge (from the mid $700s) and Wild Sage Estates in the northwest (from the $1 millions). Toll’s Reflection Ridge is still coming soon from the $1,200,000s. Pulte’s Caprock at Ascension has flipped from sold out to coming soon with no price posted, and Glass Canyon remains interest-list only. Toll’s Mira Villa is flagged final opportunity. Interest lists cost nothing and usually decide who gets the first release — reply and I will add you to the right ones. |
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| Mortgage rate snapshot |
Where rates actually are |
| This issue’s benchmark: 30-year fixed 6.66% · 15-year fixed 5.98% — Freddie Mac’s weekly average for the week of August 27, 2026. Both ticked up a hair from 6.65% and 5.95% the week before. A year ago the 30-year sat at 6.56%, so the long rate is close to flat year over year. |
| Hold that next to the offers above. Toll’s first year starts 2.67 points below the market average; Taylor Morrison’s conventional 3.99% is a fixed 30-year, not a teaser. That gap is the entire argument for buying new right now. But on a buydown the low number is temporary — run the year-three payment before you sign, not after. |
| Freddie Mac’s survey covers conventional, conforming purchase loans with 20% down and strong credit. Your actual rate depends on credit, down payment and the specific builder incentive. |
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| From the blog |
The Summerlin West new-homes guide →
Which villages are actually building right now, who builds where, and what separates Grand Park from Kestrel from Stonebridge. All articles → |
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Want the resale side too?
The Vegas Move is new construction only. For resale market trends, neighbourhoods and Las Vegas living, my other newsletter In the Know goes out twice a month.
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This week’s builder incentives →
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The Las Vegas market report →
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| Before your first model-home visit: loop me in first. Builders credit the agent named on that first sign-in sheet, and on new construction the builder pays your agent — so it costs you nothing. Out of state? I tour on FaceTime and walk the actual homesite on video. |
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Reply to this and it reaches me directly — I read every one.Megan Stephens, REALTOR®
Realty ONE Group · Las Vegas, Nevada
702-430-2626
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grandparknewhomes.com
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meganerealty.com
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Megan Stephens, REALTOR®
NV License S.0175452 · Realty ONE Group
· Broker License B.0037100.CORP
10750 W Charleston Blvd #180, Las Vegas, NV 89135 · 702-430-2626
Equal Housing Opportunity
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Builder pricing, incentives and availability change frequently and are not guaranteed — verify all terms directly with the builder before relying on them. Independently operated; not affiliated with, sponsored by, or endorsed by any homebuilder.
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