Question 1

New construction or resale: which is the better buy in Las Vegas?

Accepted Answer

Neither is automatically better. Resale pricing is built from comparable sales and is negotiable, while a new build is a retail sheet with incentives and a longer timeline. The honest answer comes from comparing the same budget both ways: total cost, condition, location, HOA, and what the home will be worth in five years. I run that comparison side by side before you commit.

Question 2

Do I need my own agent to buy a new build in Las Vegas?

Accepted Answer

Yes, bring your own buyer's agent, and register them at your first visit. The agent in the model home works for the builder, not for you, and builder policies usually require your agent to be registered and present at first contact for the builder to pay them. The commission is built into the price either way, so bringing representation does not cost you extra.

Question 3

What are builder incentives really, and what are they actually worth?

Accepted Answer

Incentives are marketing with real money behind them, but they almost always come with conditions: use the builder's lender, use their title company, or close by a certain date. The honest way to value one is to compare the incentive package against what you could get from your own lender and title company. Never accept an incentive without pricing the strings attached.

Question 4

Why is the final price of a new build so much higher than the base price?

Accepted Answer

The base price is the cheapest way the builder sells that floor plan: the least expensive lot, the standard elevation, and the standard finishes. The final price adds the lot premium, structural options, design center upgrades, and fees. The number to budget is the walk-in price of an actual home, not the base price on the sign.

Question 5

What does a new home builder's warranty actually cover?

Accepted Answer

Most builder warranties follow a 1-2-10 structure: one year covering workmanship and materials, two years covering major systems like plumbing, electrical, and HVAC, and ten years covering major structural defects. Nevada law also requires builders to provide a written warranty that lasts at least a year and transfers to the next owner. Coverage is limited, so read it and use it.

Question 6

Are design center upgrades worth the money?

Accepted Answer

Some are, and most are not, at least in resale value. Upgrades that change the structure, like an extra bedroom or a bigger garage, are nearly impossible to add later and can be worth it. Cosmetic upgrades like premium countertops and flooring rarely return dollar for dollar when you sell. Decide with your budget and your resale horizon, not the design center's mood lighting.

Question 7

Which home builders are building in Las Vegas right now?

Accepted Answer

A wide range of national builders are active across the valley: KB Home, DR Horton, Lennar, Pulte (including its Del Webb brand), Taylor Morrison, Richmond American, Toll Brothers, Tri Pointe, and Century Communities, among others. Each has a different approach, price range, and set of communities. The right builder is the one whose product, price, and process fit you, not the biggest name.

Question 8

Which new construction communities should be on my list?

Accepted Answer

It depends on your commute, budget, and lifestyle, but the valley's main new construction corridors are Summerlin and its western districts, Henderson with Cadence, Inspirada, and the Lake Las Vegas area, and the northwest with Skye Canyon, Providence, and North Ranch. Each fits a different life, and none is objectively best.

Question 9

Do new construction homes appreciate in value?

Accepted Answer

On average, yes, though new construction has historically appreciated a bit more slowly than resale in many market studies, because new homes carry a premium at purchase that can soften in the first year or two. Location and market conditions matter more than new versus resale. Buy for the long term and the neighborhood, and appreciation is usually part of the picture.

Question 10

Is it smart to buy early in a brand new community?

Accepted Answer

It can be, and it carries real tradeoffs. Early phases are typically priced lowest, you get the widest choice of lots and plans, and you benefit if the builder raises prices in later phases. You also accept construction noise, unbuilt amenities, community fees that may rise, and a market that is unproven. Early buyers are rewarded for risk, not for certainty.

Question 11

Why do builder prices go up between phases, and what is a lot premium?

Accepted Answer

Builders release new communities in phases and raise prices as each phase sells, because early buyers take the most risk and later phases prove the market. A lot premium is the extra charge on top of the base price for a specific lot, like a view, a larger yard, or a quiet street. Neither is a penalty; both are the builder pricing demand and desirability.

Question 12

How long does it take to close on a new build in Las Vegas?

Accepted Answer

Plan on months, not weeks, from contract to keys, and expect the date to move. A typical build runs several months once construction starts, with design center timelines, permits, inspections, and weather all shifting the schedule. If you have a firm move date, look at move-in-ready inventory or resale; if your timeline is flexible, new construction can be worth the wait.

Question 13

Should I use the builder's preferred lender and accept their rate buydown?

Accepted Answer

Compare, do not assume. Builder lender incentives like closing cost credits and rate buydowns can be genuinely valuable, and they are conditioned on using the builder's lender. Get a Loan Estimate from both the builder's lender and your own, compare the rate, fees, credits, and the buydown structure, and choose the cheaper total loan.

Question 14

Can you negotiate with a new home builder?

Accepted Answer

Yes, though what is negotiable changes with the market. In strong demand phases, builders rarely cut the base price, but they do move on incentives, closing costs, design center credits, and sometimes upgrades or price on completed inventory. Near the end of a phase or a community, and in slower markets, there is genuine room. Ask, with respect and with a real comparison in hand.

Question 15

Can I put contingencies in a new construction contract?

Accepted Answer

Some, but builder contracts are far more fixed than resale contracts. Many are written without financing or appraisal contingencies, and cancellation can cost you part of your deposit. Some builders offer a financing contingency through their own lender or an appraisal clause. Read the cancellation and deposit terms before you sign, and have someone experienced review them.

Question 16

Does a brand new home really need an inspection?

Accepted Answer

Yes. New homes are built by humans under deadlines, and municipal inspections are not the same as an independent review. The high value moments are a pre-drywall inspection while the walls are open, a final walkthrough before closing, and an 11 month inspection before the one year workmanship warranty expires. A few hundred dollars at the right moments can save real money and frustration.

Question 17

What happens at the new build final walkthrough?

Accepted Answer

A few days before closing, the builder walks you through the finished home to confirm it is complete and to document anything still owed, the punch list. You test systems, check finishes, and list every issue in writing. Do not rely on promises alone: make sure the punch list is in writing and agreed, because it is the record of what the builder must finish.

Question 18

Is solar required or included on new homes in Las Vegas?

Accepted Answer

Solar is not required on new homes in Nevada, it is an option you can buy from the builder or add later. If you add it, net metering with NV Energy credits the power you send to the grid, and Nevada law protects rooftop solar rights even in HOAs. Decide with the actual math of your usage, roof, and the system's cost, not with a sales pitch.

Question 19

What do HOA and community fees on a new build actually pay for?

Accepted Answer

Most new Las Vegas homes sit inside an HOA, and large master-planned communities often have two layers of dues: a neighborhood HOA and a master association. The fees cover common areas, parks, landscaping, gates, and amenities, and they can rise as the community builds out. Read the budget, the CC&Rs, and the current fee schedule before you commit.

Question 20

What happens if my new build is delayed past the closing date?

Accepted Answer

Most builder contracts give the builder scheduling room, and delays are common enough to plan for. Your remedies depend on the contract: some builders offer credits or extensions, some contracts allow termination if the delay passes a defined limit, and some leave the buyer waiting. Read the delay and termination clauses before you sign, and communicate in writing.

Question 21

Should I rush closing to lock in builder incentives?

Accepted Answer

Only if the numbers make it genuinely worth it, after you compare the incentive against your own lender's quote. Builders use deadlines to create urgency, and deadlines often extend, but the incentive is real only if it beats what you could get without it. Never let a calendar push you past the terms you are comfortable signing.

Question 22

How do taxes work on a new build in Nevada?

Accepted Answer

Nevada property tax is based on assessed value, not your purchase price, and new construction is often taxed on partial value the first year, then reassessed to full value the year after, which is why the bill can jump. Owner-occupied homes then qualify for Nevada's cap limiting year over year increases to 3 percent once you file the owner occupancy claim. At closing, the real property transfer tax applies and who pays it is set by the contract.

Question 23

How much can I customize a new build floor plan?

Accepted Answer

It depends on the builder and where you are in the process. Some builders let you modify floor plans, move walls, and add rooms for a fee during the design stage, while others sell the plan as drawn, and structural changes lock in early. Buying early in a phase gives you the most flexibility. Ask what can change, what it costs, and what the deadlines are before you assume anything.

Question 24

How much is the deposit on a new build, and can I lose it?

Accepted Answer

Builders require an earnest money deposit, usually at contract signing, and the amount varies by builder, phase, and price. The deposit typically credits toward your purchase at closing, and it can be partially or fully forfeited if you default under the contract. Read the cancellation and default clauses before you write the check.

Question 25

Will a new build appraise at the contract price?

Accepted Answer

Usually, but not always. A new home is priced by the builder's sheet, while an appraiser values it against recent sales of comparable homes, and in a brand new community those comps can trail the loaded-up contract price. If the appraisal comes in low, the gap is your cash to cover, or your negotiation to make. Know the likely gap risk before you sign.

Question 26

Can I use a VA loan to buy new construction in Las Vegas?

Accepted Answer

Yes. VA loans work on new builds, and many builders accept them, but the process has extra steps: VA appraisal, the property must meet VA's minimum requirements, and the builder's timeline must fit VA's timelines and certificate requirements. Work with a lender who does VA new construction regularly and coordinate with the builder from the start.

Question 27

What is a quick move-in or spec home, and is it a good deal?

Accepted Answer

A quick move-in home is a new build the builder has already started or finished without a buyer, usually with preselected upgrades, and you can close in weeks instead of months. They can be genuinely good value, especially when the builder prices them to move or negotiates as the finish date nears. The tradeoff is accepting the lot, the plan, and the selections as they are.

Question 28

Do I need to sell my current home before signing a new build contract?

Accepted Answer

You do not have to, but you should decide the order on purpose, because new build timelines are uncertain and the two closings can collide. Selling first gives you cash and leverage but means housing in between. Buying first locks the new home but can mean two payments or a bridge. Map the calendar and the cash before you commit to either order.

New Construction

All 28 new construction questions, answered straight

A good answer leads to a useful next step

Let's look at your options