New Construction Homes

Two kinds of homes land on this page. The first is anything the listing marks as new construction, which covers homes still being built and lots where the builder hasn't broken ground yet. The second is any home finished this year or last, whether or not it carries that mark. That second group includes a few homes that already sold once and came back on the market. They're still new by any practical measure, and we'd rather show them to you than hide them.

Yes, every city in the greater Las Vegas area, not just one part of town.

You get to choose. Floor plan, finishes, lot, and often which way the house faces are decisions you make instead of compromises you inherit. Everything is under warranty on day one, the roof and water heater are brand new, and the home was built to the current energy code. Builders also run incentives, usually closing cost help through their preferred lender, that a resale seller can't match. Now, the trade-off is time. Unless you buy a home the builder already finished, plan on several months between contract and keys.

Resale homes come with things a builder can't sell you: mature trees, a settled street, and no construction traffic. The neighbors already know which HOA rules get enforced. The price usually includes what a new build charges extra for, like the backyard, the window coverings, and the finished garage. Lots tend to be larger in older neighborhoods, and the locations sit closer in. You can also negotiate on price and repairs in a way builders rarely allow. And you move in at closing, not next spring.

Yes, and property taxes are the one that surprises people. Nevada caps how fast the tax bill can rise on an existing home. A brand new home starts at full assessed value, so the first bill often runs higher than a similar resale down the street. Some newer communities also carry a special improvement district assessment. That's a bond repayment, and it shows up on the tax bill for years. Add HOA dues and any design center balance due at closing. The numbers vary by home and by community, so have your agent pull them before you sign.

That depends on the builder, and the model home is not the answer key. Appliances vary: some builders include the full kitchen package, others include only the range and dishwasher and sell the refrigerator, washer, and dryer as options. Window coverings are usually not included, so budget for blinds before move-in day. Front yard landscaping is normally part of the price. The backyard almost never is. You'll get dirt and a block wall, and the landscaping, patio cover, and pool are yours to plan and pay for. Ask for the standard features sheet in writing.

Treat the advertised price as a starting point. It's the base price for the plan on a standard lot with standard finishes. Two things move it up. Lot premiums often add $10,000 or more for a corner, a view, or a larger yard. Design center upgrades can add far more, because flooring, cabinets, counters, and electrical choices add up faster than you'd expect. One thing can move it down: builder incentives tied to their lender or to homes they want closed soon. Your final number is the base plus the lot plus the upgrades minus any incentive.

The on-site rep works for the builder. They're often helpful and knowledgeable, but their job is to sell you that builder's home on that builder's terms. Bringing your own agent typically costs you nothing extra. The builder pays the agent's compensation from its marketing budget, and the base price doesn't change either way. One detail matters: most builders require your agent to be with you, or registered, on your first visit. Walk in alone and you may lose the right to representation in that community. Call us before that first tour, not after.

Most builder warranties come in three layers. The first year covers workmanship and materials: paint, drywall, doors, and trim. The first two years cover the systems: plumbing, electrical, heating, and cooling. Structural coverage on the foundation and framing usually runs 10 years. Appliances carry their own manufacturer warranties, separate from the builder. What's excluded matters as much as what's covered. Each builder writes its own document, so read it before you sign rather than after something cracks. We're happy to walk through it with you, and an attorney can weigh in on the fine print.

Probably, if you buy in an early phase. Master-planned communities build out over years. Expect construction traffic, dust, and early morning noise on the streets around you until the last phase closes. What's going on the empty parcels nearby? Ask the builder, and ask for the phasing map. Another builder, a park, a shopping center, and an apartment complex each change your daily life differently. Buying late in a phase costs more, but you move onto a finished street. Buying early means better lot selection and lower pricing, with the noise as the trade-off.

Usually, yes. A new home is built to the current energy code: thicker insulation, sealed ducts, dual-pane low-e windows, and a higher-efficiency air conditioner. In Las Vegas, that last item is the one you feel in August. Many builders also publish an energy rating for each plan, so ask for it. Now, a resale with a newer roof, newer windows, and paid-off solar can hold its own. And a larger new home can still cost more to cool than a smaller older one. Compare the actual utility history, not the label. That's the number you'll live with.