Buying new construction in Las Vegas

Who the sales office works for

The sales team at a builder’s office represents the builder. They can be helpful and well informed about their own product, but their role is to sell it. Independent representation means someone whose job is your side of the transaction, including price, terms and what happens if the schedule slips.

Bring representation to the first visit

Many builders want a buyer’s agent to be present or registered at the first visit and may not recognize representation that begins later. If you are early in your search, speak with an agent before you tour communities.

Compare builders and available homes

Builders differ in floor plans, standard features, warranty terms and how they handle upgrades. Quick move-in homes and to-be-built homes trade timing against customization, and it helps to see both.

Looking at several builders in the same area often reveals differences in standard finishes and lot premiums that a single sales visit will not.

Understand upgrades and options

Upgrades add up quickly. Separate structural options that cannot be changed later from finishes that can, and compare the builder’s pricing with what the same work would cost after closing. Some options are not worth buying at the builder’s price, and others are worth much more at the start than later.

A sensible order of operations

Speak with an agent and a lender before touring. Visit communities with your representation, compare two or three builders, and review the contract carefully before you sign. Attend the key stages of construction, and complete the final walk with a punch list. Starting in that order keeps the important decisions in your hands.

Read the contract before you sign

• Deposit: the amount, and when it is refundable.
• Completion dates: how estimates are set and what happens when they move.
• Pricing: any adjustments or escalation provisions before closing.
• Lender and title: any incentives tied to the builder’s preferred companies, and what you give up by choosing others.
• Warranty: what is covered, for how long, and how claims are made.
• Selections: when design choices become final and what changes cost after that point.
• Disputes: how disagreements are resolved.

Monitor the build

Important stages, including a pre-drywall review and the final walk, are worth attending with a plan. Independent inspections at key stages can identify issues while they are still easy to correct, which is more useful than relying only on the builder’s own checks.

Higher price points and semi-custom homes

At higher price points, builders offer semi-custom programs and homesites where the buyer has more control over the design. The same questions apply with more at stake, and the contract usually has more moving parts.

Where to go from here

NDA is EGLuxe’s new-construction buyer advisory, and you can learn more at ndalv.com. To see how new construction varies by area, read our comparisons of Summerlin, Henderson, Southwest Las Vegas and Northwest Las Vegas.

Common questions

Do I need an agent to buy a new home from a builder?

You are not required to have one. Without one, the only person guiding you is the builder’s sales team, which represents the builder. Many builders also want your agent present at the first visit.

Can I negotiate with a builder?

Often there is more room in incentives, upgrades or closing costs than in the base price, though it varies by builder and market conditions.

Is a quick move-in home or a to-be-built home better?

It depends on priorities. Quick move-in homes offer timing and certainty. To-be-built homes offer more choice in lot, plan and finishes, with a longer wait and more decisions along the way.