If you have been watching Las Vegas prices climb and wondering if you “missed it,” year-end is the moment you need to pay attention to.

Right now, builders are offering the strongest new construction incentives of the entire year, and it is happening because 2025 turned into one of the weakest new-home buying seasons in years. Builders expected to be lighter on inventory by now, but many are still sitting on homes they want off their books before December ends.

That creates a rare window where buyers can get:

• Price reductions
  
  
• Rate buydowns
  
  
• Closing cost credits
  
  
• Upgrades included (blinds, appliances, washer/dryer, etc.)
  
  

In this video, I walk you through where the best deals are happening, why incentives are unusually strong right now, and what may change in 2026.

👉 Watch the full video here:

Why the Best Deals Happen at Year-End

Builders care about one thing in December:

Closing their books.

If they are holding inventory, they will often offer incentives that you will not see at other points in the year. In a slower market, those incentives can get even more aggressive.

That is exactly what is happening right now, and that is why year-end 2025 is such a strong buying opportunity for new construction.

Stop 1: Toll Brothers at Cordillera (Summerlin)

We kicked off this tour with a big one: Toll Brothers.

We are in Cordillera, a lock-and-leave community that is especially popular with 50+ buyers because:

• Maintenance is minimal
  
  
• You get a private courtyard space
  
  
• There is a pool for residents
  
  
• It is move-in ready
  
  

And here is the part that matters.

Toll Brothers typically does not carry standing inventory, which makes this opportunity unusual.

The home featured in the video:

• Move-in ready standing inventory
  
  
• Priced at $620,000
  
  
• Originally priced at $729,000
  
  
• That is $109,000 off the original price
  
  
• Just over 2,100 sq ft
  
  
• Flexible space downstairs (gym/office/optional bedroom)
  
  
• End-unit location
  
  

This is exactly why I tell buyers to keep an open mind about inventory homes. Yes, building from dirt lets you pick finishes. But when a home is discounted this aggressively, the math changes fast.

Stop 2: Tri Pointe Vertex (Townhomes with Backyards)

Next stop: Tri Pointe Vertex, one of my favorite townhome communities in Summerlin.

Why? Because these townhomes have something most do not:

Backyards.

If you have a dog, want private outdoor space, or just do not want to feel stacked on top of neighbors, Vertex is worth a look.

Here is a real example from this community:

A couple closing by year-end was able to secure approximately $65,000 in incentives, including:

• Rate buydown
  
  
• Money off the price
  
  
• Refrigerator, washer, and dryer included
  
  
• Blinds added (we requested them and got them included)
  
  

At the time of filming, there was also a finished home around:

• About 1,700+ sq ft plan shown
  
  
• Another priced around $551,000 completely done
  
  
• Incentives still ranging roughly $50,000–$65,000 when you combine price reductions and closing cost credits
  
  

Key note: These types of incentives are typically tied to closing by year-end, which is why timing matters.

What Else Is Heating Up in Summerlin Right Now

Summerlin is loaded with new construction momentum, and incentives are not limited to one builder.

We also highlight:

• Brantley (new community selling even before models open)
  
  
• Richmond American communities in Grand Park with opportunities they may not be publicly advertising yet
  
  
• Strong year-end motivation across multiple builders
  
  

In other words: there is a deal to be found across several price points right now.

What Changes in 2026

Here is the reality:

Next year may not look like this.

Builders have already signaled:

• Lower housing starts
  
  
• Less standing inventory
  
  
• Expectations that rates may ease
  
  

That combination usually means fewer incentives. When builders feel demand strengthening, they do not need to “buy down” your rate or throw in upgrades at the same level.

So if year-end 2025 can work for your timeline, it is worth exploring.

Want Help Finding the Best Deal for Your Situation?

If you want to take advantage of builder incentives without making a costly mistake on lot, location, or layout, that is exactly what I help with.

📹 Watch the full video here:

If you would like to talk through your options, you can book a call at jennifergraphrealtor.com.

Subscribe and hit the notification bell over on The New Home Experts Las Vegas YouTube Channel so you don’t miss it.

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