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The Vegas Move
New homes & builder deals
across the Las Vegas valley
Issue #8 · September 2, 2026 · every offer re-verified September 10
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| Hi there, |
| August ended and took a lot of deadlines with it. Pulte’s 1.99% expired — and as of September 5 it is back, reposted at 1.99% (5.891% APR) on closings through 10/31/26 (updated September 6 — the headline is still posted, but Pulte’s own fine print limits the offer to purchase agreements accepted 7/3–8/31/2026, so ask in writing whether a contract signed now still qualifies). What is striking is how differently the other builders reacted — Richmond American pulled its whole fixed-rate sheet in early September and then (re-checked September 10) still posts no fixed-rate sheet — just one 7/6 ARM at 3.999%, contract by 9/15 (corrected September 10; an earlier pass this morning credited Richmond with nine reposted fixed rates that a full re-check could not find) (updated September 13 — Richmond has now put the full sheet back up: nine fixed-rate offers and two adjustables are posted again on its Las Vegas offers page, all contract by 9/15/26. The section below is accurate again as written.). Lennar let its Labor Day window lapse and opened a new Fall Super Sale behind it. Taylor Morrison’s table turned out not to expire at all, and Toll Brothers has held its 3.99% while moving its open-house dates twice. |
| 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
(updated September 11 — Toll has since replaced this offer. The 30-year fixed 2/1 buydown described here is no longer posted; the deal on Toll’s Nevada and Las Vegas pages today is a Jumbo 5/1 ARM at 3.99% (6.79% APR) first year, minimum 20% down, loan amounts $650,000–$2,000,000, signed on or after 8/12/26 and closing by 10/30/26. The rate, APR, down payment and closing deadline above are all superseded.) 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 next National Open House is September 12–13 — this coming weekend. (updated September 14 — that event has now been and gone. The National Open House ran September 12–13 and has come off Toll’s Nevada and Las Vegas pages entirely; no replacement event is posted.) (Re-checked September 10: the rate, the 9/30 closing deadline and all posted terms above are unchanged. Toll attaches no incentive terms to the new event dates, so ask the sales office what actually comes with it and get it in writing.)
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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. The 4.50% FHA (5.28% APR) rate quoted here came off Taylor Morrison’s table on September 3 and is no longer available — do not go in quoting it. 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 — the fixed-rate sheet is live, on the offers page
Re-verified twice on September 10, 2026, directly on Richmond American’s official Las Vegas offers page — the page this newsletter links. (updated September 11 — Richmond American had at that point withdrawn every offer described here.) (updated September 13 — and has now put all of it back. Re-read at source today on Richmond’s own Las Vegas offers page: the nine fixed rates and both adjustables below are posted again, unchanged, all contract by 9/15/26 — two days away. The September 11 withdrawal note above no longer applies.) Nine fixed-rate offers and two adjustables are posted, all contract by 9/15/26, through HomeAmerican Mortgage. Closing by 12/31/26: FHA 4.999% (5.737% APR) and 5.500% (6.244% APR) at 3.5% down; conventional 5.375% (5.508% APR) and 5.999% (6.140% APR) at 10% down; VA 4.999% (5.287% APR) and 5.500% (5.796% APR) at zero down. Closing by 2/26/27 — a five-month runway, useful on a home still being built — FHA 4.999%, conventional 5.375% and VA 4.999% at the same APRs. The two adjustables are FHA 3.750% (5.171% APR) and conventional 3.999% (4.589% APR); the conventional one is the 7/6 ARM, fixed for 84 months then adjusting every six months to a maximum of 8.999% (6.508% APR). Richmond’s own note says the fixed rates come from applying closing-cost assistance to a permanent buydown, first come, first served.
Why this section moved twice this week: Richmond does not print the rate table on its metro, Summerlin or community pages — those carry a banner only — so a check that stops there sees the ARM alone and concludes the fixed sheet is gone. It is not; it is on the offers page. And the fixed rates match Woodside’s card exactly because both builders fund through the same lender, HomeAmerican Mortgage — not because the two sheets were confused. Verify current terms directly with the builder — offers change weekly — and get the rate, the amount and the date in writing.
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Lennar — new Fall Super Sale, and the signing window shuts 9/13
Rewritten September 10 — the Labor Day window this section originally described closed on 9/7. Lennar has replaced it. The Fall Super Sale requires a purchase agreement signed on a select new home in the greater Las Vegas area between 9/8/26 and 9/13/26, closing and fully funding by 10/23/26 — so this one is a six-day window that ends this Sunday. (updated September 14 — that window has now closed. It ended 9/13/26 and Lennar has posted no replacement: the promotion page is still live with the lapsed 9/8–9/13/26 dates on it, so a contract written today does not meet the terms as posted. Ask the sales office in writing what is open now.) Financing runs through Lennar Mortgage, with a closing credit not to exceed $6,000; the posted example is built on a $496,142 home price and a minimum 3.5% down, a materially easier bar than the 20%-down, 720-score structure Lennar attached to the Labor Day offer. No headline rate percentage is published for Las Vegas. 14 communities are named (updated September 14 — now 13, and Summerlin — Mockingbird has come off the list), including Summerlin — Mockingbird, Inspirada — Lucere Place, Cadence — Midtown Forte, Sunstone, Avery Pointe, Triad Springs, The Fields, Windriver and four at Lake Las Vegas. The real story is still on the individual homes — today’s check shows 112 available homes across 31 Las Vegas-area communities (updated September 14 — 108 homes today, across the same 31 communities), with reductions posted on the listings themselves: a Lake Las Vegas home at $1,021,477 marked $265K down, another at $904,169 marked $173K down, and a Parkside home at $535,190 marked $108K down. Those are move-in-ready listing prices, not community base prices.
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| Also live: Woodside has turned its bare banner number into a real sheet — three 30-year fixed options through HomeAmerican Mortgage, FHA 4.999% (5.737% APR), VA 4.999% (5.287% APR) and conventional 5.375% (5.508% APR), all contract by 9/15/26 and close by 2/26/27 (added September 10; a correction later the same day — the Imagine Happier cash bonus is still published by Woodside on its own page and linked site-wide, with no amount, rate or deadline attached. It is simply not on the special-offers rate page, which is what the earlier note read as a withdrawal.). Tri Pointe lists two buydowns and no terms at all. KB Home posts no rate. And Pulte has reposted its rate: Save On Interest Rates is live again at a first-year 1.99% (5.891% APR) on homes closing by 10/31/26, first come, first served (updated September 5 — this issue originally reported no Pulte offer). Note the APR is not the one August quoted — 5.891% now, 5.781% then. |
| All offers above verified against each builder’s official Las Vegas pages on September 2, 2026, with builder-offer corrections applied September 11 (Toll Brothers switched to a Jumbo 5/1 ARM; Richmond American withdrew all offers) and September 5 (Pulte reposted; Taylor Morrison FHA withdrawn), September 6–7 (Richmond American’s fixed offers withdrawn; Toll’s open-house dates moved; Woodside’s cash bonus read as withdrawn — corrected September 10, it is still posted) and a full re-verification of every builder on September 10, 2026, when the Richmond American and Lennar sections were rewritten. A second pass later on September 10 corrected the Richmond section: an earlier version of it credited Richmond with nine reposted fixed rates, but a re-check of ten of Richmond’s own Las Vegas pages found only the 7/6 ARM, and the withdrawn figures matched Woodside’s sheet. The same pass corrected the note that Woodside’s Imagine Happier bonus had been withdrawn — it is still published. Lennar’s expired Labor Day window was replaced by the new 9/8–9/13/26 sale. Toll, Taylor Morrison, Pulte and Woodside were each re-read at source the same day. A further builder-offer correction was applied on September 13, 2026: Richmond American reposted its complete Las Vegas rate sheet — nine fixed offers and two adjustables, all contract by 9/15/26 — so the September 11 note saying every Richmond offer had been withdrawn is no longer true and has been marked as reversed above. Lennar’s signing window closes on September 13, the day of this correction. A further builder-offer correction was applied on September 14, 2026: Lennar’s 9/8–9/13/26 signing window has now closed with no replacement posted, and Summerlin — Mockingbird has been dropped from its participating-community list; Toll Brothers’ September 12–13 National Open House has ended and is gone from its pages. Richmond American, Woodside and Taylor Morrison were each re-read at source and are unchanged, with all three contract deadlines falling on September 15. Only the builder offers were re-verified on this date — nothing else in this issue was re-checked. Only the builder offers were re-verified on those dates. 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, and that is now three weeks out. Two of them took a price cut earlier this month. |
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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 move-in-ready Toll home in Southern Nevada, and a short walk from Downtown Summerlin. (Re-checked September 10: a Fitzroy Contemporary in the same building is posted lower at $435,000, but it does not deliver until January 2027 — too late for Toll’s 9/30 closing.) 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 re-verified September 10, 2026 — all three are still listed, still move-in-ready and still at the prices shown. Toll now shows 49 quick move-ins valley-wide, down from 51 on September 2 and 56 the week before that, so this inventory is thinning steadily. 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, refreshed the morning it went out: 30-year fixed 6.76% · 15-year fixed 6.09% — Freddie Mac’s weekly average released September 10, 2026. Both rose again, from 6.71% and 6.04% the week before, and the 30-year is now up from 6.35% a year ago. The market rate has drifted up while the builder buydowns below have held — which is the whole reason those offers keep getting richer. |
| Hold that next to the offers above. Toll’s first year starts 2.77 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 |
Toll Brothers Summerlin homes: every community compared →
Newest on the blog — and the natural companion to this issue, since Toll is the builder holding the deepest posted buydown right now. 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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| 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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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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