Toll Brothers in Summerlin

This week’s Toll Brothers incentive*

Toll’s conventional rate held today, after changing on two consecutive days (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 of the earlier offers are gone. On September 25 Toll posted 4.99% (5.76% APR) on a 30-year FHA fixed at 3.5% down with a 660 minimum score; the week before that it was 4.99% (5.24% APR) conventional at 10% down. Neither is on the page now. If you were quoted either one, ask for the current terms in writing before you plan around it. The posted terms, line by line: valid for new buyers only who 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 amount 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; the payment factor is $5.52 per $1,000 financed; incentives are subject to maximum interested-party contribution limits; a Toll Brothers Mortgage rate lock agreement is required; and the rate is subject to limited availability on select quick move-in homes and may expire without notice. What that swap costs a buyer depends entirely on who you are. The FHA version that stood yesterday asked only 3.5% down and a 660 score; this one asks 10% down and 740, and shuts FHA and VA borrowers out altogether. Against that, there is no FHA mortgage insurance in the payment, and the APR is a quarter-point lower. Do not assume the better headline is the better loan for you — ask for both an all-in monthly payment and a cost-to-close figure in writing. No jumbo product appears anywhere on Toll’s Las Vegas page today; the 3.99% (6.79% APR) first-year Jumbo 5/1 ARM this page carried earlier in the year remains withdrawn, and its offer page still returns “This Event Has Ended.” 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 fifth day. The community headline reads “Starting at $1,854,995,” which is the Crestline Collection, not Highrock, and 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: at Toll Brothers at Ascension the 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 from $644,995 (Sentinel Collection) and $719,995 (Regalia Collection); and Skye Canyon’s Paloma Collection from $800,000. Mira Villa is still badged Final Opportunity with no price attached. Verify the offer, the closing date and the eligible homes with the sales team before you rely on any of it.

The posted offer is rarely the best one. Let me register you and negotiate the full picture.