Hi there,

Halfway through September, and the valley has started to turn. The evenings are usable again, Downtown Summerlin has switched over to its fall calendar, and in two weeks the Red Rock scenic drive goes back on its winter reservation system. It is the nicest fortnight of the year to be out looking at houses.

This issue takes apart something that costs Las Vegas buyers real money — the gap between a builder’s headline rate and the rate you can actually get. Every advertised number has a floor, a ceiling and a deadline buried in the fine print, and this month four of the eight builders I track proved the point in four different ways. Also inside — three verified quick move-in homes that do reach a live offer, where every builder stands today, and two reads for the good weather.

This month’s market snapshot

A slower, better-mannered market than the one you remember.

The shape of the valley this autumn is steady rather than dramatic. There is more standing inventory than there was a year ago, homes are taking longer to sell, and prices have eased back from the spring high without anything resembling a collapse. For a buyer that combination is unusually pleasant: you get to look at several houses, think about them overnight, and ask for things.

Financing is still the part that moves the monthly payment more than the sticker does. The 30-year fixed has been sitting in the mid-to-high 6s through the first half of September, a little above where it was this time last year, and that is precisely why builders keep competing on rate, closing costs and credits instead of cutting posted prices. A price cut is public and permanent. A buydown is quiet, and it expires on a date of the builder’s choosing.

Community-level numbers move every month, so rather than print a median here that ages badly, I keep a live report you can pull any time.

This month’s feature

Every headline rate has a floor, a ceiling and a deadline.

A builder’s sign says 3.99%. You do the arithmetic on the drive home and the house suddenly feels affordable. Then you sit down at the sales desk and discover the rate was never available on the home you were standing in. This is the single most common way a Las Vegas new-construction buyer ends up disappointed, and it is entirely avoidable if you know the four questions to ask.

1. What is the floor? Financing offers are usually built around a loan-size band, and the band can exclude whole communities. The rate Toll Brothers is advertising across its Las Vegas pages right now is a jumbo product with a $650,000 minimum loan amount. (updated September 18 — Toll has since added a second, non-jumbo rate: 4.99% (5.24% APR) on a 30-year fixed with as little as 10% down and loan amounts from $250,000, signed 9/15–9/30/26. The floor question below still applies to the jumbo offer, but Toll now posts a rate that does reach those lower-priced homes.) (updated September 19 — the jumbo offer has now ended altogether. Its offer page returns “This Event Has Ended,” and no 3.99% rate and no jumbo product appears anywhere on Toll’s Las Vegas page today. The $650,000 floor, the $2,000,000 ceiling and the 8/12/26 signing date described in this section no longer describe any live Toll offer. The single rate Toll posts now is the 4.99% (5.24% APR) 30-year fixed, loan amounts $250,000–$832,750, signed 9/15–9/30/26 and closing by 10/30/26. The four questions below still apply to every builder offer — only the Toll example has changed.) (updated September 20 — one correction to the note immediately above: Toll has removed the 9/30/26 signing cutoff. Read at source today, the posted terms say an Agreement of Sale signed “on or after 9/15/26” and closed by 10/30/26, with no signing end date. Do not treat September 30 as a deadline on this offer.) At the required 20% down, that means the offer does not reach a home priced much under $812,500 — so a buyer looking at a finished $715,000 home in one of Toll’s own Las Vegas communities is looking at a house the headline rate cannot touch.

2. What is the ceiling? The same offer stops at a $2,000,000 loan. Buyers assume a rate promotion gets better as the price goes up. It usually just stops.

3. When does the contract have to be signed — and when does it have to close? These are two different dates and builders regularly leave one of them stale on the page. This month in this valley: Lennar reopened a signing window that runs only through this Sunday; Woodside’s window closed on September 15 while the rates stayed up on screen (updated September 17 — Woodside has since extended the signing window to September 30 and moved the closing date to 12/31/26); Taylor Morrison replaced its whole offer this morning with three new products and a contract window that shuts on September 30; and Richmond American pulled its rate sheet down altogether (updated September 17 — Richmond has since posted a new offer: a 7/6 ARM at 3.999% (4.589% APR), contract by 9/30/26, close by 10/30/26). Four builders, one fortnight, four different stories.

4. Which homes qualify? Almost every offer says “select homes.” Ask for the actual list in writing. Lennar’s current valley promotion names twelve communities and not one of them is in Summerlin — which you would never guess from the banner.

None of this means the offers are not worth having. The Toll Brothers buydown is a genuinely large subsidy for the buyer it fits, and Taylor Morrison’s new nine-month extended lock is the most interesting thing posted in the valley this week if your home is months from finished. (updated September 18 — that extended lock is gone. Taylor Morrison has withdrawn the whole three-rate sheet and posts no Las Vegas rate percentage at all; in its place is Buy Build Beyond™, a reduced rate plus no monthly mortgage insurance on as little as 5% down, contracts entered 9/1–9/30/26.) (updated September 19 — Taylor Morrison posts rates again, and a nine-month extended lock is among them, though not the one described above. Its Las Vegas savings page today headlines 4.50% (4.57% APR) on a 30-year conventional fixed for select quick move-in homes, closing by 10/23/26, and 5.49% (5.60% APR) on a 30-year conventional fixed with a 9-month extended rate lock for to-be-built homes, closing by 6/30/27 — both on contracts entered 9/16–9/30/26, minimum loan $225,000. Buy Build Beyond™ still runs alongside them.) It only means the advertised number is the beginning of the conversation, not the end of it.

Quick-delivery new homes on promo

Three Summerlin-area homes that do reach the posted rate

(updated September 19 — this Jumbo 5/1 ARM has ended. Toll’s single posted Las Vegas rate today is 4.99% (5.24% APR) on a 30-year fixed with as little as 10% down and loan amounts from $250,000, signed 9/15–9/30/26 and closing by 10/30/26 — a lower floor than the one described here, so the three homes below still qualify on price. Confirm the current offer and the eligible home with Toll before you rely on any of it.) Toll Brothers is posting a 2/1 buydown on a Jumbo 5/1 ARM — 3.99% in year one, 4.99% in year two, then 5.99% (6.79% APR) for years 3–5, after which it adjusts annually for the remaining 25-year term. Contracts signed on or after 8/12/26, closing by 10/30/26. Because of that $650,000 loan floor, I have picked three verified homes priced where the offer can actually apply — all checked against Toll’s own pages today.*

*The three homes and the buydown terms were verified against Toll Brothers’ own Las Vegas quick move-in and offer pages on September 16, 2026. Toll posts the offer as valid for new buyers signing an agreement of sale on select quick move-in homes on or after 8/12/26 and closing on or before 10/30/26, with a minimum 20% down payment, loan amounts between $650,000 and $2,000,000, primary residences only, a 740 qualifying credit score, a maximum rate of 10.99% and a rate lock agreement through Toll Brothers Mortgage (NMLS #18154). APR is based on Toll’s own worked example, not on these homes. Quick move-in prices are not a community’s “from” base price. Homes, prices, rates and availability change weekly — verify current terms directly with the builder, and confirm the specific home qualifies, before you write anything. Builder-offer corrections applied September 17, 2026: Woodside’s signing window is no longer closed — it now runs September 1–30 with a 12/31/26 closing date — and Richmond American’s rate sheet is no longer down: it has reposted a single 7/6 ARM at 3.999% (4.589% APR), contract by 9/30/26, close by 10/30/26. A further builder-offer correction was applied September 18, 2026: Taylor Morrison withdrew its three-rate sheet entirely and replaced it with Buy Build Beyond™ (reduced rate plus no monthly mortgage insurance, as little as 5% down, contracts 9/1–9/30/26, conventional only), and Toll Brothers added a second, non-jumbo rate of 4.99% (5.24% APR) 30-year fixed with 10% down on loan amounts of $250,000–$832,750, signed 9/15–9/30/26. Lennar, Pulte, Tri Pointe, KB Home, Woodside and Richmond American were each re-read at source on that date and are unchanged. A further builder-offer correction was applied September 19, 2026: Toll Brothers’ Jumbo 5/1 ARM has ended — no 3.99% rate and no jumbo product is posted on its Las Vegas page, leaving only the 4.99% (5.24% APR) 30-year fixed — and Taylor Morrison has posted rates again: 4.50% (4.57% APR) on select quick move-in homes closing by 10/23/26 and 5.49% (5.60% APR) with a 9-month extended lock on to-be-built homes closing by 6/30/27, both on contracts entered 9/16–9/30/26, with Buy Build Beyond™ still alongside. Lennar’s Fall Super Sale still signs by 9/20/26; Pulte, Tri Pointe, KB Home, Woodside and Richmond American were each re-read at source on that date and are unchanged. A further builder-offer correction was applied September 20, 2026: Toll Brothers has removed the 9/30/26 signing cutoff from its 4.99% (5.24% APR) 30-year fixed — the posted terms now read “on or after 9/15/26,” with only the 10/30/26 closing date remaining — and its National Open House, posted for September 19–20, ends that day. Lennar’s Fall Super Sale reaches its last signing day that day (09/14–09/20/26, close by 10/23/26) across eleven Las Vegas communities, none in Summerlin. Pulte now lists 2 home designs at Hayford Collection against 0 previously, while still showing a Sold Out badge. Taylor Morrison, Tri Pointe, KB Home, Woodside and Richmond American were each re-read at source on that date and are unchanged. A further builder-offer correction was applied September 21, 2026. Lennar’s Fall Super Sale signing window has now closed — its own terms require an agreement signed between 09/14/26 and 09/20/26, and that window ended Sunday; the promotion page is still posted, so treat it as marketing rather than an open offer and ask the sales office whether a fourth window is coming. Toll Brothers’ National Open House has ended — it ran September 19–20 and no replacement event is posted for the coming weekend; the 4.99% (5.24% APR) rate itself is unchanged and still carries no signing cutoff. Tri Pointe does publish full terms after all — earlier issues reported that it posted no rate, amount or deadline. That was wrong: each offer links to a detail page. Its 3-2-1 conventional buydown posts 2.99% in year one, 3.99% in year two, 4.99% in year three and 5.99% for years 4–30, all at 6.275% APR, signing by 9/28/26 and closing by 12/8/26 on a move-in-ready home at list price through Tri Pointe Connect; its 1-1 jumbo posts 4.875% (6.388% APR) then 5.875%, but that one’s signing window closed 9/20/26. Woodside has taken its rate sheet down — the offers page carrying the three rates, the September signing window and the 12/31/26 closing date now returns a “taken down” error, and the banner’s “See Details” link now resolves to an Imagine Happier Bonus page with no rate, amount or dates; only the 4.999% (5.737% APR) banner headline is still posted, so confirm any Woodside number in writing. Pulte, KB Home and Richmond American were each re-read at source on this date and are unchanged, as were Taylor Morrison’s 4.50% (4.57% APR) and 5.49% (5.60% APR) rates. Only the builder offers were re-verified on this date — nothing else in this issue was re-checked. A further builder-offer correction was applied September 22, 2026, and it reverses two of the notes above. Lennar has opened a fourth Fall Super Sale window and it is open now — this issue originally reported the sale closed. Lennar’s posted terms now require an agreement signed and delivered between 09/21/26 and 09/27/26, closing by 10/23/26, so the current window ends Sunday, September 27; the $6,000 credit cap, the $496,142 example and the eleven participating communities, still none in Summerlin, are unchanged. Woodside’s three-rate sheet is back at a new address — this issue originally reported it taken down. It is live today at woodsidehomes.com/special-offers: 4.999% (5.737% APR) 30-year FHA, 4.999% (5.287% APR) 30-year VA and 5.375% (5.508% APR) 30-year conventional, all contract by 09/30/26 and close by 12/31/26, with the VA footnote once again reading “December, 31 2027” against the table’s 12/31/26 — ask which governs. Two Toll Brothers prices moved — the Highrock Collection at Toll Brothers at Ascension is up $200,000 to from $3,350,000, and Raven Crest is down $4,995 to from $630,000. Toll’s 4.99% (5.24% APR) rate, Pulte, Tri Pointe, KB Home and Richmond American were each re-read at source on this date and are otherwise unchanged. Only the builder offers were re-verified on these dates; nothing else in this issue was re-checked. A further builder-offer correction was applied September 23, 2026. Toll Brothers has taken the Highrock Collection’s price down — this issue reported it yesterday as up $200,000 to from $3,350,000. Read at source today, neither Toll’s Las Vegas listing nor the Ascension community page posts a “from” price for Highrock at all; the community headline now reads “Starting at $1,854,995,” which is the Crestline Collection. Ask the sales office in writing what Highrock prices from. Raven Crest holds at from $630,000. Woodside’s VA date contradiction has been fixed — this issue said the VA footnote read “December, 31 2027” against the table’s 12/31/26 and told you to ask which governed. Today the table and all three footnotes agree on 12/31/26; the three rates, the September 1–30 signing window and the worked examples are otherwise unchanged. Tri Pointe’s 1-1 jumbo is listed again, but its signing date has still passed — it reappears today on Tri Pointe’s Las Vegas promotions page and its Summerlin page, posting 4.875% (6.388% APR) for years one and two then 5.875% for years 3–30 on a $1,900,000 sample, yet the same page still requires entering a purchase by 9/20/26. Being listed is not the same as being open — ask in writing whether it has been extended. Its 3-2-1 conventional is unchanged and signs by 9/28/26. Tri Pointe has added a seventh Summerlin community — Agave Ridge, badged Coming Soon: single-storey, 2,779–3,842 sq ft, anticipated from the mid $1Ms. Lennar’s fourth Fall Super Sale window closes this Sunday, September 27, unchanged in terms. Toll’s 4.99% (5.24% APR) rate, Pulte, KB Home, Taylor Morrison and Richmond American were each re-read at source on this date and are otherwise unchanged. Only the builder offers were re-verified on this date; nothing else in this issue was re-checked. A further builder-offer correction was applied September 24, 2026. Taylor Morrison has posted a National Open House for September 26–27 — this issue reported its banner as “Get a new home in September with semi-annual savings.” That wording is gone. Buyers who attend the event and then sign a contract between 9/19/26 and 9/30/26, closing by 12/31/26, receive a one-time $1,000 applied as a price reduction or toward design options; one per purchase agreement, proof of attendance may be required, not combinable with other design incentives. A $500 gift-card sweepstakes is also advertised — that is a prize draw, not a saving. Note that Taylor Morrison’s own fine print gives the event period as “9/19/26 – 9/27/27,” plainly a typo against the banner’s September 26 and 27, so confirm the qualifying visit date in writing. Its 4.50% (4.57% APR) and 5.49% (5.60% APR) rates are unchanged. Tri Pointe’s Agave Ridge has moved from Coming Soon to Priority Group Forming — this issue reported it as badged Coming Soon. Its community page now carries a “Join Priority Group” call to action and posts three floorplan prices: Plan 1 from $1,550,000, Plan 2 from $1,645,000 and Plan 3 from $1,725,000, against a community range still posted only as “Anticipated from Mid $1Ms.” Sales hours still read Coming Soon. Its 3-2-1 conventional still signs by 9/28/26 and its 1-1 jumbo is still listed with the lapsed 9/20/26 signing date. Toll Brothers’ Highrock Collection still posts no “from” price, a second day. Lennar, Pulte, KB Home, Woodside and Richmond American were each re-read at source on this date and are unchanged. Only the builder offers were re-verified on this date; nothing else in this issue was re-checked. A further builder-offer correction was applied September 25, 2026. Toll Brothers has replaced its conventional rate with an FHA one — every reference in this issue to a 4.99% (5.24% APR) 30-year fixed with as little as 10% down, loan amounts $250,000–$832,750 and a 740 qualifying score describes an offer Toll no longer posts. What Toll posts on its Nevada and Las Vegas pages today is 4.99% (5.76% APR) on a 30-year FHA fixed with as little as 3.5% down and a 660 minimum qualifying credit score, quoted on a $509,224 sales price with a $491,401 base loan amount, signed on an Agreement of Sale on or after 9/4/26 and closing by 10/30/26, still with no signing cutoff. Same headline rate, different APR, different down payment, different loan type — and FHA mortgage insurance applies, so ask for the all-in monthly payment before comparing it with a conventional quote. Taylor Morrison’s site-wide banner has swung back to “Get a new home in September with semi-annual savings”; the National Open House for September 26–27 is still posted one click in, on its Las Vegas savings page, and its terms are unchanged. The gift-card draw is for one $500 VISA card, registered in person 9/26/26–27/26 with the draw made 10/15/26. Tri Pointe’s 1-1 jumbo is still listed with the lapsed 9/20/26 signing date, now five days past. Lennar, Pulte, KB Home, Woodside and Richmond American were each re-read at source on this date and are unchanged. Only the builder offers were re-verified on this date; nothing else in this issue was re-checked. A further builder-offer correction was applied September 26, 2026. Toll Brothers has changed its rate again, and it is a conventional loan once more — the FHA offer reported in yesterday’s correction is no longer posted either. What Toll posts on its Nevada and Las Vegas pages today is 5.25% (5.51% APR) on a 30-year fixed-rate mortgage with as little as 10% down through Toll Brothers Mortgage, quoted on a $555,556 sales price with a $500,000 loan and a 740 qualifying credit score, primary residences only, FHA and VA loans not eligible, loan amounts $250,000–$832,750, payment factor $5.52 per $1,000 financed, signed on an Agreement of Sale on or after 9/25/26 and closing by 10/30/26, still with no signing cutoff. That is two product switches in two days: ignore every earlier rate, APR, down payment and credit-score figure for Toll in this issue. Three Pulte community badges moved — Caprock at Ascension is now badged Sold Out (it read Coming Soon), Glass Canyon is now badged Coming Soon, and Hayford Collection’s Sold Out badge has come off, leaving it posting two home designs from $795,990. Pulte’s 1.99% (5.891% APR) headline and its lapsed 7/3–8/31/26 signing footnote are both unchanged. Taylor Morrison’s National Open House is running today and tomorrow, September 26–27, and the $500 VISA gift-card registration window (9/26/26–9/27/26, draw on or before 10/15/26) is now open; its 4.50% quick-move-in rate also posts that the seller pays up to $8,000 toward the temporary buydown fund, closing costs, up to one year of HOA dues, pre-paids and/or discount points. Lennar’s fourth Fall Super Sale window closes tomorrow, Sunday September 27. Tri Pointe’s 1-1 jumbo is still listed with the lapsed 9/20/26 signing date, now six days past, while its 3-2-1 conventional signs by 9/28/26. KB Home, Woodside and Richmond American were each re-read at source on this date and their rates and prices are unchanged. Only the builder offers were re-verified on this date; nothing else in this issue was re-checked. A further builder-offer correction was applied September 27, 2026. Two deadlines reported above as still ahead of us have now arrived. Lennar’s fourth Fall Super Sale window closes TODAY, Sunday September 27 — the September 26 note above said it closed “tomorrow,” which was correct on that date; today is the last day to sign and deliver, with closing and full funding by 10/23/26. Taylor Morrison’s National Open House is on its final day today, not “today and tomorrow” as the September 26 note has it, and the $500 VISA gift-card registration window (9/26/26–9/27/26) closes with it tonight; the $1,000 still attaches to contracts signed through 9/30/26. Toll Brothers did not change its rate a third time — re-read at source today, the 5.25% (5.51% APR) 30-year conventional fixed described in the September 26 note is unchanged in every particular, so that correction stands as written. The three Pulte badges held: Caprock at Ascension is still Sold Out, Glass Canyon still Coming Soon, and Hayford Collection is still not sold out — it now carries a Model for Sale badge with two designs from $795,990. Pulte’s 1.99% (5.891% APR) headline and its lapsed 7/3–8/31/26 signing footnote are both unchanged for a seventh straight day. Tri Pointe’s 1-1 jumbo is still posted with the lapsed 9/20/26 signing date, now seven days past, while its 3-2-1 conventional signs tomorrow, 9/28/26. Woodside, Taylor Morrison and Richmond American all contract by 9/30/26 — three days left; Richmond’s single 7/6 ARM at 3.999% (4.589% APR) is unchanged for an eleventh straight day. KB Home posts no Las Vegas rate and its counts held at 35 communities and 141 personalized homes. Only the builder offers were re-verified on this date; nothing else in this issue was re-checked.

Where the deals stand this week

Two builders opened, two closed, and one walked away.

Open right now. Taylor Morrison replaced its Las Vegas offer this morning with three products through its own lending arm, all taking contracts from 9/16 to 9/30/26 — two for quick move-in homes closing by 10/23, and a third carrying a nine-month extended rate lock for a home still being built, closing out to 6/30/27. That long lock is the one to ask about if your house is months away. Worth knowing: the “up to $12,000” seller contribution the page carried until yesterday is gone, so do not walk in quoting it. Lennar’s Fall Super Sale is open too, but only for agreements signed through this Sunday, and its twelve participating communities do not include Summerlin. Toll Brothers is holding the jumbo buydown above, and has a National Open House posted for September 19–20. (updated September 20 — both of those have run down. Lennar reopened the sale twice since this issue; the current window signs 09/14–09/20/26 and closes 10/23/26, so that Sunday was the last signing day, and the participating list is now eleven communities, not twelve, still with no Summerlin community on it. Toll’s jumbo buydown has ended entirely — see the correction above. Updated September 21 — the Lennar signing window has now closed and Toll’s National Open House has ended. Updated September 22 — Lennar has opened a fourth window and it is open now: agreements signed 09/21–09/27/26, same 10/23/26 closing date, so the sale runs again through Sunday, September 27. The participating list is still eleven communities and still has no Summerlin community on it. Toll’s open house has not been replaced.)

Closed, but still on the page. Woodside’s three fixed-rate options ran on contracts signed September 1–15, and that window shut the day before this issue went out. (updated September 17 — no longer closed: Woodside has extended the window to contracts signed September 1–30, 2026, with homes closing by 12/31/26 rather than 2/26/27. The same three rates apply. This issue originally reported the window as shut. Updated September 22 — after briefly returning a “taken down” error, the same three-rate sheet is verifiable again at woodsidehomes.com/special-offers: 4.999% (5.737% APR) FHA, 4.999% (5.287% APR) VA and 5.375% (5.508% APR) conventional, contract by 09/30/26, close by 12/31/26. The banner’s See Details link points back at that sheet rather than at the Imagine Happier bonus page.) Its unquantified Imagine Happier cash bonus is still live. Pulte is still headlining a first-year rate as low as 1.99%, but the fine print underneath points at a signing window that closed on 8/31/26, and Pulte publishes nothing reconciling the two. Treat it as unconfirmed for a contract written today and get the answer in writing.

Gone. Richmond American has taken its Las Vegas rate sheet down entirely — the page now reads only that fresh offers are coming. Do not quote last week’s figures. Richmond rewrites that sheet more often than any other builder here, in both directions, so it may well be back within days. (updated September 17 — it is back, and within days as this issue predicted, but with one offer rather than nine: a 30-year conventional 7/6 ARM at 3.999% (4.589% APR) fixed for 84 months, then adjusting to a maximum of 8.999% (6.508% APR). Contract by 9/30/26, close by 10/30/26. The nine fixed-rate offers have not returned.) Tri Pointe is advertising two buydowns with no rate, no amount and no deadline attached to either (updated September 22 — that was wrong: each offer links to a detail page carrying full terms. The 3-2-1 conventional posts 2.99% in year one rising to 5.99% for years 4–30, all at 6.275% APR, sign by 9/28/26 and close by 12/8/26; the 1-1 jumbo posts 4.875% (6.388% APR) then 5.875%, but its signing window closed 9/20/26), and KB Home is posting no Las Vegas rate or incentive at all.

My scan re-reads all eight builders’ own pages every morning, which is the only way to catch a window that opens on a Monday and closes on a Sunday. If you are close to ready, get the pre-approval squared away now so you can move the day the right number posts.

Around the valley

Downtown Summerlin has turned its fall calendar on

The outdoor season here is short and worth using. Downtown Summerlin has the New Vista Wine Walk on the evening of Saturday, September 26, the Sunday Stroll market the following morning, and the Parade of Mischief — the Halloween parade with the enormous witch balloon — coming down the street on the evening of Friday, October 2.

The one to put in the calendar properly is the Festival of Arts, opening Friday, October 9 and marking its thirtieth year. It is the closest thing this end of the valley has to a civic tradition. And the Las Vegas Farmers Market runs every Saturday morning on The Lawn, year round.

One practical note for anyone planning a desert morning: timed-entry reservations come back to the Red Rock scenic drive on October 1 and run through the end of May. More on that below. Reply and tell me your favourite fall spot in the valley — I share reader picks in future issues.

Good reads & good living

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Redpoint and Redpoint Square are not the same village

Two Summerlin West villages, one confusing name, and about half the buyers who call me about one are actually looking at the other. Which is which in ZIP 89138, who builds in each, and why the attached homes in Redpoint Square price differently.

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