Freddie Mac says 7.40% · Toll answers with a 5.49% fixed · Lennar’s 2.625% window reposted to Oct 18 · three homes that close before December 18, from $525,000.
Megan Stephens Real Estate
The Vegas Move
New homes & builder deals
across the Las Vegas valley
Issue #9  ·  October 10, 2026
Illustration of the Las Vegas Strip at dusk above rows of new homes, with the Spring Mountains behind
Hi there,
The market rate on a 30-year mortgage is 7.40% this week. A year ago it was 6.30%. That is the number that just pushed September’s resale sales down and inventory up across the valley — and it is the number every builder offer below is priced against.
The builders went the other way. Toll Brothers dropped its jumbo adjustable and posted a 5.49% thirty-year fixed that, unlike the jumbo, reaches ordinary Summerlin prices. Lennar’s 2.625% window shuts tomorrow. (updated October 13 — that original window closed on 10/11/26, but Lennar reposted the same two buydown ladders the next day under a new signing window of 10/12/26–10/18/26, closing and funding by 11/20/26. Read “tomorrow” as Saturday 10/18/26 — which is today, the last day to sign; and the ladders have since moved up, to FHA 2.750/3.750/4.750 at 5.532% APR and conventional 2.99/3.99/4.99 at 5.089% APR.) Woodside and Richmond American both run to October 18. (updated October 19 — both of those windows have closed; Woodside left its rate table up with the expired date on it, and Richmond American took all nine of its rates down entirely.) (updated October 20 — both of those readings have since reversed: Lennar reposted on 10/19/26 as a Black Friday Sales Event with a new signing window of 10/19/26–10/25/26 (close and fund by 11/20/26), and Richmond American put rates back up — six 30-year fixed cards, all contract by 11/15/2026, with close tiers at 12/31/2026 and 03/31/2027.) Below: every offer with its date, three homes that can close inside Toll’s deadline from $525,000, what the resale market just did, and the two new Henderson and Summerlin neighborhoods worth knowing.
— Megan
 
This month’s builder deals

Rates went to 7.40%.
The builders went the other way.

Toll Brothers — the jumbo ARM is gone. A 5.49% fixed replaced it.
The biggest change on any builder site this month. Through October 9 Toll’s Nevada offer was a jumbo 5/1 ARM that needed a $650,000 loan to qualify — useless for most of Summerlin. As of October 8 it is a 5.49% (5.76% APR) 30-year fixed on select quick move-in homes, loan amounts $250,000–$832,750, minimum 10% down, 740 score, primary residences, no FHA or VA, through Toll Brothers Mortgage. Sign on or after 10/8/26 and close by December 28, 2026 — no signing end date is posted, so the close date is the real deadline. (updated October 15 — re-read at source today, Toll’s fine print reads close by 12/28/26; this issue originally gave December 18, 2026, and the date has been corrected here and site-wide. The rate, the loan band and all other terms are unchanged.) (updated October 16 — the October 15 note above overstated it. Re-read at source today in a real browser, Toll’s page prints both dates: its description says homes must be “eligible to close by December 18, 2026” and its fine print says close by 12/28/26. This issue’s original December 18 was not an error. Plan around 12/18/26 and get the close date in writing.) (updated October 17 — and the October 16 note above no longer holds. Re-read at source today in a real browser, Toll’s Nevada rate page prints one close date: its description now reads “eligible to close by December 28, 2026,” matching the fine print’s close by 12/28/26. The December 18, 2026 date is gone from the page. Work to 12/28/26 — and get it in writing, because Toll has moved this date twice in a fortnight.) Toll’s Exceptional Savings event runs alongside it, deposit by October 18, savings vary by community. (updated October 19 — Toll has extended this one: the deposit window now runs to 10/25/2026 and the banner reads “Extended Through October 25.”) And Cordillera at Redpoint Square now carries its own banner: 5.49% (6.27% APR) FHA fixed plus up to $50,000 in flexible incentive and included washer, dryer and fridge on select townhomes from $576,995. (updated October 26, 2026 — the $50,000 flexible incentive and the included appliances are no longer posted on Cordillera’s page; they came off with Toll’s National Sales Event, which expired 10/25/2026 and was not extended. The $576,995 starting price still stands.) (updated October 14 — that 5.49% (6.27% APR) FHA banner is no longer posted on Cordillera’s page on today’s read; the $50,000 flexible incentive, the included appliances and the $576,995 starting price all still stand, as does Toll’s valley-wide 5.49% (5.76% APR).)
Lennar — 2.625% in year one, and the window closes October 11
Updated October 13 — the window below closed on 10/11/26, but Lennar has since reposted the offer under a new one. Re-read at source today in a real browser, the promo page’s fine print now requires a purchase agreement signed and delivered 10/12/26–10/18/26, closing and fully funding by 11/20/26 — a replacement for the 10/5–10/11/26 window printed below, not an extension. The two buydown ladders described below are posted again unchanged (FHA 2.625% / 3.625% / 4.625%, 5.404% APR; conventional 2.875% / 3.875% / 4.875%, 4.968% APR, through Lennar Mortgage), so read every date below as 10/12–10/18/26, not 10/5–10/11/26. Funds are limited and signing ends Saturday 10/18/26. Get the current window and rate sheet from the community in writing. (The October 12 note here said no replacement had been posted; that was true that day and is no longer true.)
Lennar’s Fall Super Sale is the lowest headline number in the valley and the shortest fuse: purchase agreements signed 10/5–10/11/26, closing and funding by 11/20/26. FHA runs 2.625% year one, 3.625% year two, then 4.625% for the balance (5.404% APR)
Updated October 14 — and Summerlin is now on that reposted offer’s eligible list. Re-read at source today in a real browser: Lennar’s promo page has added Summerlin – Mockingbird and Summerlin – Sandpiper, three eligible quick move-in homes between them, where the list carried no Summerlin community through 10/13. The dates and both buydown ladders below are unchanged — read them as 10/12/26–10/18/26, close and fund by 11/20/26.
; conventional runs 2.875%, 3.875%, then 4.875% (4.968% APR), all through Lennar Mortgage with Lennar-paid points and limited funds. Read the word temporary: the discount is two years, then 28 years at the balance rate. The promo communities are valley-wide — Sunstone, Lake Las Vegas, Inspirada’s Lucere Place, Triad Springs — and none is in Summerlin.
Woodside and Richmond American — the same lender, two separate offers, one date: October 18
(updated October 19, 2026 — that date has passed and the two builders went different ways. Woodside’s rate table is still displayed with its expired “Contract by 10/18/26” label, so none of its three rates is signable today on the posted terms. Richmond American removed its rate table altogether; its campaign page now reads “We’re working on fresh offers” with no rate, figure or deadline on it. Read the rest of this section as the picture on October 18.)
Both finance through HomeAmerican Mortgage and both expire on contracts signed after October 18, but each is its own offer on its own homes. Woodside (Dove Rock at Kestrel) posts three 30-year fixed rates: FHA 4.999% (5.737% APR), VA 4.999% (5.287% APR) and conventional 5.375% (5.508% APR), close by 12/31/26. Richmond American leads with two “introductory payment” tiles at 3.500% and 4.500% (both 6.244% APR — read that APR twice) over nine underlying rates, the best of which match Woodside’s: FHA 4.999%, VA 4.999%, conventional 5.375%. Six of the nine close by 12/31/26; three run to 3/31/27 for homes that are not finished yet. Funds are limited and first-come on both.
Taylor Morrison — contracts through October 31, and a 9-month lock for to-be-builts
All on contracts entered 10/1–10/31/26 through Taylor Morrison Home Funding: FHA 4.875% (5.799% APR) on select quick move-ins closing by 11/13/26; conventional 5.49% (5.60% APR) with a nine-month extended lock on to-be-built homes closing by 6/30/27, the only extended lock any of these builders is posting; and Buy Build Flex, up to 1% below market at select communities. In Summerlin, the community pages add Ashland (up to $50,000 in flex cash, from $1,039,990) and Lark Hill (updated October 29, 2026 — this issue originally reported Lark Hill’s FHA 4.875% with up to $14,000 closing by 11/30/26; Taylor Morrison has since replaced that with a Conventional 7/6 ARM at 3.25% in year one, then 4.25% (5.53% APR) for years two to seven, still with up to $14,000 from the seller, on contracts entered 10/13/26–10/31/26 closing by 12/15/26, from $469,990) — both appear only on the community pages, so get either one in writing before you count on it.
KB Home — 4.99% for five years, then it adjusts
KB posts 4.99% (5.781% APR) on a 5/1 ARM through KBHS Home Loans, purchase agreement by October 31, 2026. KB’s own worked example steps the payment from $2,530 for the first 60 months to $2,960 at 6.430% (7.225% APR) for months 61–360. With Toll now posting a true 30-year fixed at 5.49%, put the two side by side on your own loan amount before you choose the lower number.
Nothing posted: Pulte has now gone twelve straight days with no rate, credit or promotion on its Las Vegas pages (updated October 11 — re-read at source today: still nothing posted, now a thirteenth straight day, and Tri Pointe a fourth. Lennar’s signing window closes today, 10/11/26 — the last day it can be signed into. No other builder changed its posted offer. Only the builder offers were re-checked on this date.) (updated October 12 — re-read at source today: Pulte is now a fourteenth straight day with nothing posted and Tri Pointe a fifth, both re-confirmed in a real browser. Lennar’s signing window closed last night, 10/11/26, and nothing has replaced it — the promo page is still live and still carries “Fall Super Sale” badges, but the only dates in its fine print are the lapsed 10/05–10/11/26 window and the 11/20/26 close that belongs to it, so every Lennar rate and date in this issue is historical. One offer changed: Taylor Morrison’s Esplanade at Red Rock – Villas now posts a conventional 5.49% (5.57% APR) plus up to $10,000 toward closing costs, contracts 10/2/26–11/1/26 closing by 11/30/26 — not the FHA 4.875% / 5.66% APR and $12,000 reported previously. No other builder changed its posted offer. Only the builder offers were re-checked on this date.) (updated October 13 — re-read at source today in a real browser: Lennar has reposted the Fall Super Sale under a new signing window of 10/12/26–10/18/26 (close and fund by 11/20/26), with both buydown ladders unchanged — FHA 2.625% / 3.625% / 4.625% (5.404% APR) and conventional 2.875% / 3.875% / 4.875% (4.968% APR) on a $370,201 price through Lennar Mortgage — so the October 12 note above is reversed and the Lennar rates in this issue are signable again, on the new dates. Pulte is now a fifteenth straight day with nothing posted and Tri Pointe a sixth. No other builder changed its posted offer; Taylor Morrison’s own Las Vegas community list, however, still shows Esplanade at Red Rock – Villas with the older FHA 4.875% / 5.66% APR and $12,000 tile while the community page shows the conventional 5.49% / 5.57% APR and $10,000 — get whichever you are quoted in writing. Only the builder offers were re-checked on this date.) (updated October 14 — re-read at source today in a real browser: Lennar’s Fall Super Sale now lists two Summerlin communities, Mockingbird and Sandpiper, with three eligible quick move-in homes; its terms are otherwise unchanged. Pulte is a sixteenth straight day with nothing posted and Tri Pointe a seventh, though Tri Pointe has added a Value of Now Open House Event, October 17–18, 2026. Toll, Woodside, KB Home, Richmond American and Taylor Morrison are unchanged; four deadlines still land Saturday 10/18/26 — 4 days from today — and KB signs to 10/31/26, 17 days.) (updated October 15 — re-read at source today: Toll Brothers’ posted close-by date is 12/28/26, not the December 18, 2026 this issue first gave — corrected above. Note that the “close before December 18” quick-move-in heading below is about those homes’ own timing, not Toll’s deadline. Pulte is a seventeenth straight day with nothing posted and Tri Pointe an eighth; Tri Pointe’s only dated item is the Value of Now Open House Event, October 17–18, 2026, with no rate, dollar figure or deadline. Lennar still lists Summerlin – Mockingbird and Summerlin – Sandpiper on the Fall Super Sale (10/12/26–10/18/26, close 11/20/26), and Toll, Woodside, Richmond American, KB Home and Taylor Morrison are otherwise unchanged. The four 10/18/26 deadlines are now 3 days out and KB Home’s 10/31/26 is 16 days; the day counts and ordinals in the dated entries above were correct on their own dates. Only the builder offers were re-checked on this date.), and Tri Pointe pulled its 1-1 buydown on October 8 with nothing to replace it — though its Vertex townhomes in Summerlin are now selling from the $500s with move-in-ready homes at $499,663. If either builder is on your list, ask the sales office what is attached to the specific home and get it in writing.
All offers above verified against each builder’s own official Las Vegas pages on October 10, 2026. A further builder-offer pass ran on October 27, 2026, and only the builder offers were re-checked — the rest of this issue was not re-verified or restamped. The October 26 pass had found Toll Brothers’ National Sales Event expired on 10/25/2026 and not extended (its banner gone from Toll’s Las Vegas page, and Cordillera’s $50,000 flexible incentive and included appliances off with it), Lennar’s Black Friday window closed on 10/25/26, and Taylor Morrison’s “Final opportunity” flag off Lark Hill. Today’s pass reverses two of those readings and retires a third. Lennar reopened its Black Friday window: the page now prints a new signing period — a purchase agreement signed and delivered 10/26/26–11/01/26, closing and funding by 11/20/26 — so Lennar is signable again, and its eligible list is now fifteen communities with Summerlin – Sandpiper the only Summerlin entry. Tri Pointe’s offers came down: tripointehomes.com/promotion/nv/las-vegas is empty today, and the three Value of Now rate cards — 2.99% (6.236% APR), 4.99% (5.729% APR) conventional and 4.99% (5.960% APR) FHA — return zero hits in the rendered page and in its markup, with the “Available Promotions” block also gone from Vertex. Taylor Morrison’s “Buy Build Beyond” tile has come off the metro sheet. Unchanged today: Toll’s 5.49% (5.76% APR) 30-year fixed, with no signing deadline posted and a 12/28/26 close; KB Home at 10/31/26 (four days out); Taylor Morrison’s metro window at 11/1/26 (five days); Woodside and Richmond American both at 11/15/2026 (nineteen days); and Pulte, still posting nothing — a twenty-ninth day, with its own page source now reading “No promotion available.” Corrections for both dates are marked inline above in this colour. Builder-offer corrections have since been applied on October 11, 12, 13, 14 and 15 — the October 15 pass corrected Toll Brothers’ close-by date from December 18 to 12/28/26 and restated the day counts, and the October 16 pass corrected that in turn after finding both dates printed on Toll’s own page (description December 18, 2026; fine print 12/28/26) and restated the countdowns again — a further pass ran on October 17, which found Toll printing a single close date of 12/28/26 (the December 18 date is off its page) and both Lennar buydown ladders moved up to FHA 2.750/3.750/4.750 (5.532% APR) and conventional 2.99/3.99/4.99 (5.089% APR); the four 10/18/26 deadlines then fell the next day and KB Home’s 10/31/26 was 14 days out. A further pass ran on October 18: all eight builders were re-read at source and none of them changed — Toll still prints the single 12/28/26 close date, and both Lennar ladders still read FHA 2.750/3.750/4.750 (5.532% APR) and conventional 2.99/3.99/4.99 (5.089% APR) — but today, Saturday 10/18/26, is the last day for all four of those deadlines: Lennar’s signing window, Toll’s Oct 3–18 event deposit window, Woodside’s three fixed rates and all nine Richmond American rates. Tri Pointe’s Value of Now Open House Event also ends today. KB Home’s 10/31/26 is 13 days out and Taylor Morrison’s 11/1/26 is 14 days; Pulte (a twentieth straight day) and Tri Pointe (an eleventh) still post nothing at all. A further pass ran on October 19: all eight builders were re-read at source and those four deadlines have now lapsed — but not in the same direction. Toll Brothers extended its Exceptional Savings event: the deposit window now runs 10/03/2026–10/25/2026 and the banner reads “Extended Through October 25,” so that one is live for six more days; Toll’s 5.49% (5.76% APR) rate and its single 12/28/26 close are unchanged. Richmond American pulled all nine of its rates rather than extend them — its campaign page now reads “We’re working on fresh offers” and carries no rate, APR, figure or deadline anywhere on it, so every Richmond American number in this issue is now historical. Lennar and Woodside both let their signing windows close and left the old dates and figures displayed, so neither is signable today on its posted terms, though Lennar’s eligible list grew by four communities and Woodside has reposted a fresh monthly window each of the last several months. Tri Pointe’s open house ended on the 18th and is still advertised on its page. Taylor Morrison replaced Lark Hill’s offer: the FHA 4.875% (5.654% APR) with up to $14,000 is gone, and its page now posts a Conventional 7/6 ARM at 3.25% in year one, then 4.25% (5.53% APR) for years two to seven plus up to $14,000 toward closing costs, on contracts 10/13–10/31/26 closing by 12/15/26 — an adjustable loan capped at a 9.25% lifetime rate, not a fixed one. KB Home is unchanged and its 10/31/26 is now 12 days out; Taylor Morrison’s 11/1/26 is 13 days. Pulte is a twenty-first straight day with nothing posted and Tri Pointe a twelfth. Only the builder offers were re-verified on those dates, not the rest of the issue. Corrected again October 20, 2026: all eight builders re-read at source today, and two of them reversed yesterday’s verdict. Lennar reposted: the Fall Super Sale that shut on 10/18/26 is now a Black Friday Sales Event at lennar.com/new-homes/nevada/las-vegas/promo/nevlen_bf26, with hero copy and numbered fine print agreeing on a new signing window of 10/19/26–10/25/26 and a close-and-fully-fund date of 11/20/26 — so Lennar is signable again, with the same two ladders (FHA 2.750 / 3.750 / 4.750 at 5.532% APR, conventional 2.99 / 3.99 / 4.99 at 5.089% APR on a $370,201 price through Lennar Mortgage) carried in the promotion’s own markup and Summerlin – Mockingbird and Sandpiper both still on the eligible list; those ladder figures did not render as on-screen text today, so get the rate in writing. Richmond American restored its rates one day after pulling them: the “We’re working on fresh offers” placeholder is gone and the campaign again posts six 30-year fixed cards, all contract by 11/15/2026 — 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, each offered in a 12/31/2026 close tier and an 03/31/2027 close tier, built by applying closing-cost assistance to a permanent rate buydown through HomeAmerican Mortgage. Those are higher rates than the nine it withdrew, with a far longer deadline: 26 days to contract. Toll’s extension now has five days left (deposit by 10/25/2026); its 5.49% (5.76% APR) rate and single 12/28/26 close are unchanged, and Cordillera still posts up to $50,000 flexible incentive plus an included washer, dryer and refrigerator from $576,995. (updated October 26, 2026 — both of those have since ended. Toll’s National Sales Event expired on 10/25/2026 and was not extended again; its banner is gone from Toll’s Las Vegas page entirely. Cordillera’s $50,000 flexible incentive and included appliances came off its page with the event and are no longer posted — do not rely on that figure. Toll’s valley-wide 5.49% (5.76% APR) 30-year fixed and the 12/28/26 close are still posted, and Cordillera still starts at $576,995.) Taylor Morrison re-dated its whole metro sheet to contracts entered 10/19/26–11/1/26, with the FHA 4.875% (5.799% APR) and conventional 5.49% (5.60% APR) fixeds now closing by 12/31/26, a new up-to-$50,000 closing-cost tile, and the nine-month extended rate lock no longer posted; Lark Hill’s 7/6 ARM is unchanged to 10/31/26 and its “Final opportunity” flag has come off the page, while Esplanade at Red Rock – Villas’ own offer rose to up to $14,000 at 5.49% (5.57% APR) on contracts 10/2/26–11/1/26 closing by 11/30/26. Woodside is still shut — two days past its 10/18/26 contract date, with the expired rate table still displayed. KB Home is unchanged and its 10/31/26 is now 11 days out; Pulte is a twenty-second straight day with nothing posted and Tri Pointe a thirteenth, still advertising an open house that ended on Sunday. Only the builder offers were re-verified on this date. Corrected again October 21, 2026: all eight builders re-read at source today, and Woodside reopened — its rate table now prints “Contract by 11/15/26” and its fine print requires a purchase agreement signed between October 19 and November 15, 2026, inclusive, closing on or before 12/31/26, so the statement above that Woodside is shut is no longer current: its 4.999% (5.737% APR) FHA, 4.999% (5.287% APR) VA and 5.375% (5.508% APR) conventional 30-year fixeds are signable again, through HomeAmerican Mortgage. Tri Pointe still posts nothing — a fourteenth straight day — but it has removed the Value of Now branding, the Creative Financing heading and the October 17–18 open house from its Las Vegas promotions page and the “Available Promotions” block from the Vertex page, so the statement that it is still advertising an ended event is no longer current. Everything else held: Toll’s event deposit window has four days left (10/03–10/25/2026) with the rate at 5.49% (5.76% APR) closing by 12/28/26; Lennar’s Black Friday Sales Event also has four days (sign 10/19/26–10/25/26, close 11/20/26), with its two 2/1 ladders again present only in the page’s markup; KB Home is unchanged and signs to 10/31/26, now 10 days out; Richmond American is unchanged with a 11/15/2026 contract date and close tiers to 12/31/2026 and 03/31/2027; and Taylor Morrison’s metro sheet still runs 10/19/26–11/1/26 closing by 12/31/26 — while Taylor Morrison took down both the mis-attributed $12,000 Verona tile that had been showing on the Esplanade at Red Rock – Villas card and the site-wide “14-Day Sale” banner. Pulte is a twenty-third straight day with nothing posted. Only the builder offers were re-verified on this date. Corrected again October 22, 2026: all eight builders re-read at source today, and two statements in the October 21 note above are no longer current. Taylor Morrison’s site-wide “Big savings. Big possibilities. Our 14-Day Sale is on now!” banner, recorded above as taken down, is posted again today on its Summerlin village page and all three Summerlin-area community pages — still with no rate, figure or deadline attached to it. And Lennar’s two 2/1 buydown ladders, recorded above as present only in the page’s markup, now render as on-screen text on the Black Friday promo page for the first time since that promotion opened: FHA 2.750% / 3.750% / 4.750% (5.532% APR) and conventional 2.99% / 3.99% / 4.99% (5.089% APR) on a $370,201 price through Lennar Mortgage, unchanged in value. The deadline counts have also moved on by a day: Toll’s deposit window and Lennar’s signing window each have three days left (both end 10/25/26), KB Home’s 10/31/26 is 9 days out, and Woodside and Richmond American are 24 days from the 11/15/26 contract date they share at HomeAmerican Mortgage, with Woodside closing by 12/31/26 and Richmond American in tiers to 12/31/2026 and 03/31/2027. Taylor Morrison’s metro sheet still runs 10/19/26–11/1/26 closing by 12/31/26, and the mis-attributed $12,000 Verona tile stays off the Esplanade at Red Rock – Villas card. Pulte is a twenty-fourth straight day with nothing posted and Tri Pointe a fifteenth — though Tri Pointe’s Vertex page in Summerlin now counts six available homes where it counted three, with move-in-ready cards at $499,663, $505,572 and $620,386 and still no published offer. Only the builder offers were re-verified on this date. Corrected again October 23, 2026: all eight builders re-read at source today, and two statements in the notes above are no longer current. Tri Pointe is posting rates again — recorded above as a fifteenth straight day with nothing, its Las Vegas promotions page today renders The Value of Now Sales Event with three cards: 2.99% (6.236% APR) first-year rate on a conventional 3-2-1 buydown 30-year fixed, 4.99% (5.729% APR) conventional 30-year fixed and 4.99% (5.960% APR) FHA 30-year fixed, with the 2.99% buydown also listed on the Vertex community page in Summerlin. No signing deadline, no closing deadline and no dollar figure are posted on it — only “limited-time savings” — so get any Tri Pointe quote in writing. And Richmond American’s campaign no longer presents six 30-year fixed cards: read at source today, richmondamerican.com/campaigns/1805 shows five headline tiles, two of them adjustable-rate — introductory payments based on 3.500% (6.244% APR), 4.500% (6.244% APR) and 4.999% (6.749% APR), plus 4.250% (5.421% APR) 30-year adjustable-rate FHA and 4.999% (5.143% APR) 30-year adjustable-rate conventional — while its fine print sets out nine 30-year fixed promotions, not six: six closing by 12/31/2026 (FHA 4.999% / conventional 5.375% / VA 4.999% on agreements from July 1, and FHA 5.500% / conventional 5.999% / VA 5.500% from September 1) and three closing by 03/31/2027 (FHA 5.500%, conventional 5.999%, VA 5.500%, from October 1). Its 11/15/2026 contract deadline is unchanged. The deadline counts have moved on by a day: Toll’s deposit window and Lennar’s signing window each have two days left (both end 10/25/26), KB Home’s 10/31/26 is 8 days out, Taylor Morrison’s metro window runs 9 more days to 11/1/26, and Woodside and Richmond American are 23 days from the 11/15/26 contract date they share at HomeAmerican Mortgage. Lennar’s eligible list also dropped from eighteen communities to seventeen — Inspirada – Lucere Place came off it, while both Summerlin entries, Mockingbird and Sandpiper, stay on. Taylor Morrison’s metro sheet and its “14-Day Sale” banner are both unchanged from yesterday. Pulte is a twenty-fifth straight day with nothing posted. Only the builder offers were re-verified on this date. Corrected again October 24, 2026: all eight builders re-read at source today, and nothing in any builder’s posted offer changed — but the deadline counts in every note above have moved on another day. Toll’s deposit window and Lennar’s signing window each have one day left: both end 10/25/26, which is tomorrow, so after Sunday neither offer can be signed or deposited into. KB Home’s 10/31/26 is 7 days out, Taylor Morrison’s metro window runs 8 more days to 11/1/26 (with Lark Hill’s tighter 10/31/26 window 7 days out), and Woodside and Richmond American are 22 days from the 11/15/26 contract date they share at HomeAmerican Mortgage. Three further points of fact: Lennar’s eligible list is unchanged at seventeen communities today — Inspirada – Lucere Place has not returned, and both Summerlin entries, Mockingbird and Sandpiper, stay on it; (updated October 26, 2026 — that list has since fallen to sixteen, and the community that came off is a Summerlin one: Summerlin – Mockingbird is no longer on it, leaving Sandpiper as the only Summerlin entry. More importantly, Lennar’s Black Friday signing window closed on 10/25/26 and no replacement is posted, so nothing on that page can be signed into today. Toll’s National Sales Event also expired on 10/25/2026 and was not extended; its banner is gone from Toll’s page, and Cordillera’s $50,000 flexible incentive came off with it.) Tri Pointe holds its posted rates for a second day, with the same three Value of Now cards (2.99% / 6.236% APR year-one buydown, 4.99% / 5.729% APR conventional, 4.99% / 5.960% APR FHA) and still no deadline and no dollar figure posted anywhere on the event; and Pulte is a twenty-sixth straight day with nothing posted, its only remaining promotional fine print belonging to a window that closed 8/31/2026. One further correction, to this site rather than to this issue: Richmond American’s 4.999% (5.737% APR) FHA pairing was described on the incentives hub as stale leftover markup. It is not — it renders on screen in the campaign’s rate table as one of the nine 30-year fixed promotions, with its own footnote and full terms, and the hub has been corrected today. Only the builder offers were re-verified on this date. Corrected again October 25, 2026: all eight builders were re-read at source today, and the single most important thing on this page has changed state: Toll Brothers’ deposit window and Lennar’s Black Friday signing window both end today, 10/25/26. Yesterday’s note called them one day out; today is that day. After tonight neither can be deposited into nor signed into, so any note above that reads as though there is still time to act on Toll or Lennar no longer applies. One genuine change on Lennar’s own site: the old Fall Super Sale page at /promo/nevlen_fss26 is gone and now redirects to Lennar’s Las Vegas landing page, so the lapsed 10/12–10/18 and 10/16–10/18 windows it used to print are no longer anywhere on the site; the Black Friday page is the only Las Vegas promotion Lennar posts. Lennar’s eligible list is unchanged at seventeen communities, with Summerlin – Mockingbird and Summerlin – Sandpiper both still on it, and both rate ladders still render on screen (promotional FHA 2.750% / 3.750% / 4.750% at 5.532% APR, promotional conventional 2.99% / 3.99% / 4.99% at 5.089% APR). Every other deadline count above has moved on another day: KB Home’s 10/31/26 is six days out, Taylor Morrison’s metro window runs seven more days to 11/1/26, and Woodside and Richmond American are twenty-one days from the 11/15/26 contract date they share at HomeAmerican Mortgage. Three further points of fact: Taylor Morrison’s Lark Hill at Summerlin is the only Summerlin community whose availability moved today — its own page now counts six available homes where it counted seven yesterday, with the “Final opportunity” flag still posted and its tighter 10/31/26 contract window six days out; (updated October 26, 2026 — as of today Lark Hill’s “Final opportunity” flag is no longer posted, its 10/31/26 window is five days out and its available count holds at six; Tri Pointe is on a fourth day and Pulte on a twenty-eighth.) Tri Pointe holds its posted rates for a third day, with the same three Value of Now cards (2.99% / 6.236% APR year-one buydown, 4.99% / 5.729% APR conventional, 4.99% / 5.960% APR FHA) and still no deadline and no dollar figure posted anywhere on the event; and Pulte is a twenty-seventh straight day with nothing posted, pulte.com/promotions still a 404. One further correction, to this site rather than to this issue: Toll Brothers’ Raven Crest base price reads $629,000 at source today, not the $630,000 this site had been carrying, and that figure has been corrected everywhere it appeared. Only the builder offers were re-verified on this date. 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. A further builder-offer pass ran on October 30, 2026, and only the builder offers were re-checked — the rest of this issue was not re-verified or restamped. That pass found Toll Brothers’ close-by date extended from 12/28/26 to 01/08/27 (its description now reads “eligible to close by January 8, 2027”) and found no other builder changed; the correction is marked inline above in this colour.
See every builder’s current offers →
 
Verified today · quick move-ins

Three homes that can close before
December 18, from $525,000

One in each part of the valley, all from Toll’s own inventory, all finished or finishing this month — which is what makes them candidates for the 5.49% fixed, since that offer needs a December 18 closing and a loan between $250,000 and $832,750. (updated October 17 — Toll’s posted close-by date now reads 12/28/26 in both its description and its fine print, ten days later than this issue assumed, so the closing test these homes had to pass is looser than described here; the loan band is unchanged.) (updated October 27, 2026 — two of the builder readings above have reversed since this issue and its October 26 note. Lennar is signable again: its Black Friday page now prints a new window — a purchase agreement signed and delivered 10/26/26–11/01/26, closing and funding by 11/20/26 — where yesterday the only window on it had lapsed on 10/25; the eligible list is fifteen communities and Summerlin – Sandpiper is the only Summerlin entry. Tri Pointe has withdrawn its rates: its Las Vegas promotions page is empty today, the three Value of Now cards (2.99% / 6.236% APR year-one buydown, 4.99% / 5.729% APR conventional, 4.99% / 5.960% APR FHA) return zero hits in both the rendered page and the markup, and Vertex has lost its “Available Promotions” block — so any Tri Pointe rate quoted above is no longer posted anywhere on Tri Pointe’s own site. Also today: Taylor Morrison’s “Buy Build Beyond” tile has come off the metro sheet; KB Home’s 10/31/26 deadline is four days out and Taylor Morrison’s 11/1/26 metro window five; Woodside and Richmond American hold at 11/15/2026, nineteen days; Pulte is on a twenty-ninth day with nothing posted; and Toll’s 5.49% (5.76% APR) 30-year fixed, closing by 12/28/26 with no signing deadline posted, is unchanged. Only the builder offers were re-checked on this date.) (updated October 29, 2026 — two further builder readings have changed since the note above. Tri Pointe is posting again: after two days with an empty Las Vegas promotions page it has reposted The Value of Now Sales Event as a single card — Special Rate, 1-0 Buydown Conventional 30 Year Fixed Financing, at 3.99% (5.702% APR) in year one and 4.99% (5.702% APR) for years two through thirty on a $650,000 / $520,000 example at 20% down and a 740 score, on an eligible move-in-ready home bought at list price through Tri Pointe Connect, purchased by 11/25/26 and closed by 12/29/26; Vertex has its “Available Promotions” block back. The three cards this issue quoted earlier have not returned, so do not read this as their restoration. And Taylor Morrison has extended Ashland’s window: “Save up to $50K Your Way” flex cash now runs on contracts entered 8/1/26–11/30/26 closing by 12/31/26, where it previously ran to 10/31/26 closing 11/30/26. Lark Hill’s offer is corrected inline above. Only the builder offers were re-verified on this date, and corrections were applied to the Lark Hill figure and these two readings — not to the rest of the issue.) (updated October 30, 2026 — Toll Brothers extended this close date today. Re-read at source, Toll’s fine print now reads close by 01/08/27 and its description limits the offer to homes “eligible to close by January 8, 2027” — eleven days later than the 12/28/26 every note above gives, so every 12/28/26 on this page is superseded. The 5.49% (5.76% APR) 30-year fixed, the $250,000–$832,750 loan band and the rest of the posted terms are unchanged, and no signing deadline is posted. All eight builders were re-read at source today and nothing else changed: Lennar’s Black Friday window still signs 10/26/26–11/01/26 closing 11/20/26; Tri Pointe holds its 1-0 buydown at 3.99% then 4.99% (5.702% APR), purchase by 11/25/26 and close by 12/29/26, with Vertex still carrying it; KB Home’s 10/31/26 signing deadline is tomorrow, as is Lark Hill’s 10/13–10/31/26 window; Taylor Morrison’s metro sheet runs to 11/1/26 and Ashland to 11/30/26; Woodside and Richmond American both contract by 11/15/26; and Pulte posts nothing on a thirty-second straight day. Only the builder offers were re-checked on this date.) Every one of the three homes in last month’s issue has since left the list.
Henderson · Inspirada · Amiata Collection
Lustro Vista — Toll Brothers at Inspirada
Townhome · three stories · 2,154 sq ft · 4 bd / 3 ba · 2 garage · Home Site 38
Finishing now · October 2026 move-in · 2504 Indigo Mountain St
$525,000
The entry price for a Toll home in Henderson right now — a three-story townhome in Inspirada’s Amiata Collection. With 10% down the loan lands near $472,500, comfortably inside the 5.49% band — ask whether this specific home is one of the “select” ones.
Summerlin · Raven Crest
Highridge Mid-Century Modern — Raven Crest
Townhome · 2,300 sq ft · 4 bd / 3 ba · 2 garage · Home Site 128
Move-in ready · 11519 Morning Leap Ct
$640,000
Finished and standing — the kind of inventory a builder wants closed before year-end, which is exactly when the 5.49% deadline falls. Four bedrooms inside the master plan at this price is hard to find.
Northwest · Skye Canyon · Paloma Collection
Nola Spanish Contemporary — Toll Brothers at Skye Canyon
Single-family · 2,543 sq ft · 4 bd / 3 ba · 2 garage · Home Site 158
Move-in ready · 9020 Cielo Canyon St
$795,000
Toll’s only Skye Canyon home on the list today, on some of the valley’s highest new ground. A 10% down loan here is about $715,500 — still under the $832,750 cap.
All three pulled from Toll Brothers’ official Las Vegas quick move-in inventory and verified October 10, 2026, when 50 Toll quick move-ins were showing valley-wide (49 on September 10, 51 on September 2). The lowest-priced new Toll home in Southern Nevada is still at The Loughton on W Charleston: a one-bedroom Fitzroy Modern, home site 97, move-in ready at $450,000. These are prices for specific homes with specific finishes and homesites — they are not a community’s base “from” price, and the 5.49% applies only to homes Toll designates. Availability changes daily; ask me for today’s list before you fall for one.
 
What’s happening in Las Vegas

The resale market blinked first,
and the jobs numbers did not

September resale: fewer sales, more listings, five months of supply. Las Vegas Realtors’ report out October 6 put the median existing single-family home at $470,000 — down 1.1% from August and exactly flat on a year ago — with 7,995 houses listed and waiting for an offer, up 6.6% from last year, and home sales down 7.4%. The pace works out to about five months of supply, against four a year ago. Why it matters: that is a market tilting toward buyers, and it explains the builder offers above — when resale competition rises, builders protect their prices and compete on the loan instead.
Nevada’s unemployment rate fell to 4.8% in August — the first reading under 5% since February 2020, per the state’s DETR report on September 18. The Las Vegas area added 7,000 jobs in the month and 14,200 over the year. Why it matters: steady hiring is what keeps demand under the entry-priced new homes at Inspirada, Skye Canyon and Meriden even while rates rise. The softness in September’s sales is a rate story, not a jobs story.
Brightline’s Florida railroad filed for Chapter 11 in late September to restructure its debt. Brightline West — the planned Las Vegas-to-Southern-California line, a separate company under the same parent — says its plans are not affected; it is still waiting on a $6 billion federal loan decision expected around the end of October, with service targeted for late 2029. Why it matters: the south-Strip station is real on paper and nowhere near built. If a listing in the south valley is being priced off “the train is coming,” do not pay for it yet.
 
Coming soon & new communities
Meriden by KB Home is the Henderson launch to watch: a 900-plus-home master plan at Galleria and Stephanie near I-11, and all five of its first neighborhoods are now active on KB’s site — Meadows townhomes from $316,990, Avenues from $338,990, Liberty from $348,990, Peaks from $381,990 and Glades from $436,990. A new-build townhome starting under $320,000 is worth a look on its own. At the other end, Fairview by Lennar is open in Summerlin’s Grand Park village: single-story homes of 3,793–3,972 sq ft with Lennar’s Next Gen multi-generational suite, from about $1.9 million. Toll’s Reflection Ridge, “coming soon” last month, is now listing priced homes from $1,279,000 for September 2027 completion, and Vertex by Tri Pointe at Redpoint Square is selling townhomes from the $500s. Interest lists cost nothing and usually decide who gets the first release — reply and I will add you to the right ones.
 
Mortgage rate snapshot

Where rates actually are

This issue’s benchmark: 30-year fixed 7.40% · 15-year fixed 6.73% — Freddie Mac’s weekly average for the week of October 8, 2026. Both jumped from 7.28% and 6.60% the week before, and a year ago the 30-year sat at 6.30%. Since the last issue the benchmark has moved up by roughly three-quarters of a point.
Hold that next to the offers above. Toll’s 5.49% is a fixed rate 1.91 points under the market average; Woodside’s and Richmond’s 4.999% FHA fixed rates are about 2.4 points under; Lennar’s first year starts 4.78 points below the benchmark, but only for two years. That gap is the entire argument for buying new this fall. On any buydown, run the balance-of-term 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.
 
From the blog
What a builder warranty actually covers →
The 1-2-10 tiers, what year one leaves out, the dates to put on your calendar, and what Nevada law adds on top.

Toll Brothers in Summerlin: every community compared →
Which Toll neighborhoods are selling and what each one starts at — updated October 10 for the new fixed rate.  All articles →
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 →
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.
Megan Stephens, REALTOR® Reply to this and it reaches me directly — I read every one.
Megan Stephens, REALTOR®
Realty ONE Group · Las Vegas, Nevada
702-430-2626
grandparknewhomes.com   /   megansellslv.com   /   Search the MLS
 
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
REALTOR® and Equal Housing Opportunity Realty ONE Group
 
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