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’s conventional rate held today, after two product switches in two days on September 25 and 26. Read at source today, Toll’s Nevada and Las Vegas pages post exactly one financing offer: 5.25% (5.51% APR) on a 30-year fixed-rate mortgage with as little as 10% down through Toll Brothers Mortgage Company, limited to select quick move-in homes. Both recent versions are gone. On September 25 this page carried 4.99% (5.76% APR) on a 30-year FHA fixed at 3.5% down with a 660 minimum score; the week before, 4.99% (5.24% APR) conventional at 10% down. Neither appears on Toll’s page now. Posted terms, line by line, as read today: new buyers only, sign an Agreement of Sale on or after 9/25/26 and close by 10/30/26. There is still no signing cutoff — only the 10/30/26 closing deadline applies, so if anyone tells you this rate dies on September 30, that is not what Toll publishes. The quote is worked on a $555,556 sales price with a $500,000 loan and a 740 qualifying credit score; primary residences only; FHA and VA loans are not eligible; minimum 10% down, on loan amounts between $250,000 and $832,750; additional costs apply for a credit score under 740 and for condominiums with less than 40% down, either of which may increase the APR; payment factor $5.52 per $1,000 financed; incentives subject to maximum interested-party contribution limits; a Toll Brothers Mortgage rate lock agreement is required; rate subject to limited availability and may expire without notice. Whether this is better or worse than the FHA version it replaced depends entirely on the buyer. The FHA version asked 3.5% down and a 660 score; this one asks 10% down and 740, and shuts FHA and VA borrowers out. Against that, there is no FHA mortgage insurance in the payment and the APR is a quarter-point lower. Ask for an all-in monthly payment and a cost-to-close figure in writing before you decide which one you were better off with. No jumbo product appears anywhere on Toll’s Las Vegas page today; the 3.99% (6.79% APR) first-year Jumbo 5/1 ARM remains withdrawn. Toll’s National Open House has ended — it ran September 19–20 and no replacement event is posted; book through the community instead. The Highrock Collection at Toll Brothers at Ascension still posts no “from” price, a fourth day. The community headline reads “Starting at $1,854,995,” which is the Crestline Collection, not Highrock. Toll has published no explanation, so ask the sales office in writing what Highrock prices from today rather than working from a withdrawn number. Its three Highrock designs — Cliffside, Highcrest and Sky Edge, 3,623–3,940+ sq ft, single-storey — are all still posted, also without prices. Every other posted price held again today: Crestline Collection from $1,854,995, The Loughton from $435,000, Cordillera from $576,995, Raven Crest from $630,000, Reflection Ridge from $1,159,995, Crestwood Ranch from $1,204,995 and Glenrock from $1,398,995; Elkhorn Grove posts its Sentinel Collection from $644,995 and its Regalia Collection from $719,995; Skye Canyon’s Paloma Collection posts from $800,000. Mira Villa is still badged Final Opportunity with no price attached.
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 fourth Fall Super Sale window closes today — Sunday September 27 is the last day to sign. The terms printed on Lennar’s Las Vegas promotion page today require a purchase agreement signed and delivered between 09/21/26 and 09/27/26, closing and fully funding on or before 10/23/26. The page is still titled “Fall Super Sale 2026” and headlined “Limited-Time Deals on Top Inventory.” This is the fourth consecutive Monday-to-Sunday window, and Lennar has not said whether a fifth will open — so treat today as a real deadline and get the specific home and the specific saving in writing before you sign. What Lennar actually quantifies is small and conditional: the posted footnotes work from a $496,142 sample home price, require financing through Lennar Mortgage, LLC, and cap the closing credit at $6,000 as determined on your Loan Estimate, excluding prepaids — and that credit cannot be used to buy the rate down further. Limited funds; rates may change or be unavailable at loan commitment, lock-in or closing if funds are exhausted. Buyer qualification includes a minimum 3.5% down and owner-occupancy requirements. No Summerlin community is in this sale. The eleven Las Vegas-area communities Lennar lists on the promotion page today are unchanged — Sunstone – Alia Pointe, Avery Pointe, The Estates – Grand Canyon, three Lake Las Vegas neighbourhoods at Lago Del Sol (Falls, Hills, Ridges), Inspirada – Lucere Place, Cadence – Midtown Forte, Lake Las Vegas – Vita at Piazza Paradiso, The Fields, and Triad Springs – Paradise Park — all outside Summerlin. Valley-wide Lennar posts 31 communities and 103 available homes today, communities flat and available homes down one. If you are buying in Summerlin, this offer does not reach you; ask Lennar directly what, if anything, applies.
Life-tested® floor plans with communities in the Summerlin West area.
Today’s posted offers: Pulte’s rate is unchanged for a seventh straight day, and the three community badges that moved yesterday all held on re-read today. Save On Interest Rates is on Pulte’s Las Vegas page again, 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 first come, first served. The asterisked terms underneath still say something different: the offer applies to new purchase agreements on select quick move-in homes accepted from 7/3/2026 through 8/31/2026 and closing by 10/31/2026 — a signing window that closed nearly four weeks ago. Both statements sit on the page at once, unchanged, and Pulte has not reconciled them. Read that as a reason to get it in writing before you sign: ask Pulte’s sales office to confirm by email that a purchase agreement written today still qualifies for the 1.99% first-year rate, and on which specific quick move-in homes. Do not assume the headline governs the footnote. The badges, re-read at source today, all held where they moved yesterday: Caprock at Ascension is still badged Sold Out — still 0 home designs and no price, so treat it as final homes / sold out and ask Megan what is left or coming back. Glass Canyon is still badged Coming Soon, on Mountain Run Drive in the Summerlin area, still 0 home designs and no price. And Hayford Collection is still not sold out — in the southwest valley it now carries a Model for Sale badge, with 2 home designs and a posted price of $795,990. Pulte has published nothing explaining that reversal, so confirm at the community before you act on it. Pulte’s posted Summerlin price held today: Brantley, off Brantley Hills Lane in Summerlin’s Grand Park Village, from $879,990, nine home designs available, quick move-ins available. Elsewhere in the valley Delamar posts from $642,990 with four designs.
Our Pulte Homes page →
Pulte Homes’s official Las Vegas offers ↗
Design-forward homes in premium locations around the valley.
Today’s posted offers: One day left on the 3-2-1 buydown, and the jumbo is still listed with a deadline that passed seven days ago. Both buydown detail pages were read in full at source today and both are unchanged. 3-2-1 Buydown Conventional 30-Year Fixed — live, sign by 9/28/26, tomorrow, and close by 12/8/26. Worked on a $730,000 sample home price: 2.99% in year one (6.275% APR, $2,459.02 a month), 3.99% in year two (6.275% APR, $2,784.74), 4.99% in year three (6.275% APR, $3,131.47), then 5.99% for years 4–30 (6.275% APR, $3,497.62). Posted terms: an eligible Tri Pointe Nevada move-in-ready home bought at list price and financed through Tri Pointe Connect; $584,000 loan on $146,000 down and a 740 score; rates effective 8/20/26 on a 90-day lock with $33,538.62 in points and fees paid by the builder; not available on existing contracts. For comparison the page also posts its market-rate scenario at 7.000% (7.084% APR), $3,885.37 a month. 1-1 Buydown Jumbo 30-Year Fixed — still posted, signing deadline still lapsed. The page shows 4.875% (6.388% APR) in years one and two, then 5.875% (6.388% APR) for years 3–30, worked on a $1,900,000 sample home; the terms require entering a purchase for an eligible homesite by 9/20/26, closing by 11/30/26. That date is seven days behind us and Tri Pointe has not refreshed it, so do not count on this jumbo — ask in writing whether it has been extended before you plan around it. Summerlin, from Tri Pointe’s own Summerlin page today: seven communities, all unchanged. Aberdeen Collection I from the $600s, Aberdeen Collection II from the $700s, Vertex from the $500s, Edgewood from the $900s, Carlisle Peak from the $1Ms, Carlisle Ridge from the $1Ms, all Now Selling — and Agave Ridge, 3–5 bedrooms, 2.5–5.5 baths, three-bay garages, 2,779–3,842 sq ft, still badged Priority Group Forming and still posted as “Anticipated from Mid $1Ms.” Anticipated is not a quoted price — ask what the released base prices are when the group opens. Tri Pointe posts the Summerlin master as priced from the $400s. Valley-wide it lists 16 Las Vegas communities, 94 available homes and 53 ready-to-build floor plans; available homes unchanged on yesterday.
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 message reads “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 (checked programmatically today: zero rate percentages on the page), and KB publishes no national special-offers page. 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 (still badged Final Opportunity To Own), Enclaves at Cloudbreak Ridge $824,990 and Reserves at Cloudbreak Ridge $839,990 — all unchanged, and all carrying KB’s standing “homesite premium may apply” note, so the lot is extra. KB’s posted counts held today at 35 Las Vegas-area communities and 141 personalized homes, unchanged from yesterday, with no new Summerlin community among them. Because KB advertises nothing, the saving here is negotiated at the community, not published: ask the sales office in writing what it will contribute on your specific homesite — rate buydown, closing costs or design-studio dollars — and get the answer before you write an offer.
Dove Rock at Kestrel — townhomes & single-family in Summerlin West.
Today’s posted offers: Woodside’s three-rate sheet held again today, with three days left to sign. All three options were read in full at source at woodsidehomes.com/special-offers, where the site-wide banner’s “See Details” link points. The three posted options, all through HomeAmerican Mortgage Corporation: 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 three require a signed purchase agreement between September 1 and September 30, 2026 inclusive, and closing on or before December 31, 2026 — the table and all three footnotes agree on that closing date. Funds are limited and first come, first served, and the rates are not guaranteed. Worked examples are all on a $555,000 sales price: FHA at 3.5% down, $544,947 total loan including upfront MIP, $2,925.06 principal and interest, 43% maximum DTI, 96.5% maximum LTV, 680 minimum FICO; VA at no money down, $573,315 total loan including the funding fee, $3,077.33 principal and interest, 41% maximum DTI, 680 minimum FICO, with veterans lacking full entitlement possibly owing a down payment; conventional at 10% down, $499,500 loan, $2,797.06 principal and interest, 90% maximum LTV and a 780 minimum FICO, which is the one to watch — it is the highest score requirement of the three. All three cap the loan at $832,750, require full documentation and owner occupancy, and are void on loans already locked with HomeAmerican. The offer can be stacked with national or community-level incentives, subject to loan-program limits. Taxes, insurance and mortgage insurance are excluded from those payments, so the real monthly number is higher. No Las Vegas price moved today: Capella at Sunstone from $599,950 (8 floor plans), Lyra at Sunstone Collection One from $536,990 (11 plans), Dove Rock in Summerlin at $519,990 (15 plans) and Lyra at Sunstone Collection Two at $669,950 (5 plans).; the old /current-offers address is still dead, and the plain /las-vegas address is a soft 404 — the Las Vegas communities are under /findmyhome/nevada/las-vegas, linked below.
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 National Open House is on its final day today, Sunday September 27, with $1,000 attached to it — and the gift-card registration window closes with it. The site-wide banner across taylormorrison.com still reads “Get a new home in September with semi-annual savings,” not the open-house line; the event itself is posted one click in, on Taylor Morrison’s Las Vegas savings page, where the headline card now reads “Join us for our National Open House Sept. 26 & 27.” Do not read the banner wording as the event being cancelled — it is not. The posted terms: qualified buyers who attend the event and then sign a new home contract between 9/19/26 and 9/30/26, closing on or before 12/31/26, receive a one-time $1,000 applied as a purchase-price reduction or toward design options, on either a quick move-in or a to-be-built home. One per purchase agreement; proof of attendance may be required; it must be disclosed and applied at contract execution and cannot be applied retroactively; it has no cash value and cannot be combined with other design incentives, vouchers or Design Event and Webinar incentives. Taylor Morrison separately runs a drawing for one $500 VISA gift card — register in person at a participating community during the event window, 9/26/26–9/27/26, which closes today, with the draw made on or before 10/15/26. No purchase is necessary, you need not be present to win, and you must be a US legal resident aged 18 or over. That is a sweepstakes, not a saving; do not price it in. One caution worth raising with the sales office: the event dates read September 26 and 27, but the fine print still states the event period as “9/19/26 – 9/27/27,” which is plainly a typo on Taylor Morrison’s page and has not been corrected. Get the qualifying visit date confirmed in writing before you rely on it. Both posted rates held, unchanged, with three days left on the contract windows: 4.50% (4.57% APR) on a 30-year conventional fixed for select Las Vegas-area quick move-in homes, contracts entered 9/16/26 through 9/30/26, closing on or before 10/23/26, worked on a $550,000 total purchase price with a $440,000 loan, 20% down and a 780 median credit score, APR calculated using seller incentives — and on that one the seller also agrees to pay up to $8,000 toward the seller-paid temporary buydown fund, closing costs, up to one year of HOA dues, pre-paids and/or discount points. And 5.49% (5.60% APR) on a 30-year conventional fixed with a 9-month extended rate lock for to-be-built homes, same 9/16/26–9/30/26 contract window but closing as late as 6/30/27 — that is the one for a home that has not been started; it is worked on a $500,000 purchase price with a $400,000 loan. Both require Taylor Morrison Home Funding, Inc., carry a $225,000 minimum loan amount and are limited to select communities while the pool of funds lasts. Community-level terms can differ: Esplanade at Red Rock – Villas, from $624,990, still posts its own 4.50% (4.59% APR) conventional fixed rate plus up to $10,000 toward closing costs through the same lender — a different APR and a different structure from the metro-wide sheet, so ask which one applies to the exact home you are looking at. Taylor Morrison also advertises as little as 5% down with no monthly mortgage insurance and a reduced rate through its own lender. Las Vegas today: 17 communities, 82 available homes, and 40 homes flagged as eligible for the limited-time offers. In Summerlin, Ashland at Summerlin is Now Selling from $1,039,990 with 6 available homes and Lark Hill at Summerlin stays badged Final opportunity, from $469,990; the individual Ashland quick-move-in prices shown on the savings page are listing prices on specific finished homes, not a community base price, so do not read one as the other.
Our Taylor Morrison page →
Taylor Morrison’s official Las Vegas offers ↗
Summerlin communities from the $500s (verify).
Today’s posted offers: Richmond American is holding the single rate it brought back — an eleventh straight day unchanged, with three days left on its signing window. It is still one adjustable-rate offer, not the nine fixed rates the sheet carried earlier in the month. The campaign page was re-read in full at source today. It posts a single offer: a 30-year conventional 7/6 ARM at 3.999% (4.589% APR) through HomeAmerican Mortgage Corporation, fixed for the first seven years (84 months) and then adjusting every six months to a maximum of 8.999% (6.508% APR) for the remaining life of the loan. Posted terms: contract on select homes between 9/1/26 and 9/30/26 and close by 10/30/26. Worked on a $555,000 sales price with a $499,500 loan and 10% down: $2,384.40 principal and interest for the first seven years, with a maximum payment of $3,693.34 thereafter. After month 84 the rate is the 30-day SOFR index plus a 2.75% margin, with a 5% cap on the first adjustment, 1% on each later one and 5% over the life of the loan; the fully indexed rate was 6.396% as of September 1, 2026, on an index value of 3.646%. Owner occupants only, 43% maximum DTI, 90% maximum LTV, $832,750 maximum loan, full documentation and a 780 minimum FICO. Funds are limited and first come, first served, and the rate is not guaranteed. This is an ARM, and the page says so plainly. If you would not be comfortable at 8.999% in year eight, it is the wrong product, however good the first seven years look — ask for the fixed-rate alternative in writing and compare the two side by side. The offer runs in Arizona, California, Colorado, Nevada, New Mexico, Utah and Washington.
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.