A Vegas Confidential Guide

December is finally here — and if you’ve been waiting for the perfect moment to buy new construction in Las Vegas, this is the window. Because let’s be honest:

The best new home deals of the entire year are happening right now — and if you blink, you will absolutely miss them.

Builders are clearing the books, pushing to close out 2025, and quietly preparing for a very different 2026. Incentives that existed last week may not exist next week — and what January brings is anyone’s guess.

But here’s the shift most buyers don’t know is happening behind the scenes:

Builders are gearing up to build fewer homes next year.
Yup — fewer homes.
Fewer releases.
Tighter inventory.
More pressure on pricing.

Which means the deals you’re seeing today?
They are not guaranteed to return.

Let’s break down exactly why the best new construction deals show up in December — and how to know whether you’re getting a great one.

What Buyers Are Asking Right Now — And the Truth About December Deals

If you’ve been wondering:

• “Do builders offer better incentives in December?”

• “Is December actually a good time to buy new construction in Las Vegas?”

You’re asking the right questions — and the answer to both is a very confident yes.

December is historically one of the strongest months for new-construction incentives in Las Vegas because builders want to hit year-end targets.
This is when you’ll see:

• deeper rate buydowns

• larger closing cost credits

• discounted lot premiums

• design and appliance packages

• and negotiability you won’t see again in January

If you’re looking for maximum leverage, maximum incentive dollars, and your pick of the best remaining lots for early 2026 closings…

December is the moment.

1. Builders Are Clearing Their Books — and That Means Deals for You

Every December, builders shift into “close as many homes as possible” mode.
But this year? The motivation is even stronger.

Major builders across Summerlin and the Northwest — including Pulte, Toll Brothers, Tri Pointe, and Richmond American — are:

• reducing 2026 starts

• delaying phase releases

• tightening budgets

• adjusting incentives quietly, community by community

And when builders pull back?

Incentives shrink. Inventory tightens. Choices disappear.

Right now, they’re moving quickly to get 2025 off the books — which is why the best deals tend to pop up in the last 3–4 weeks of the year.

2. Incentives Are the Best They’ve Been All Year (And They Won’t Last)

Yes — December incentives are different.
And yes — they are better.

Across Las Vegas, I’m seeing unadvertised opportunities in:

• Toll Brothers Cordillera (Summerlin West)

• Pulte Monument at Reverence (gated, luxury, limited lots left)

• Tri Pointe Vertex, Edgewood & Carlisle (high design, trending fast)

• Pulte’s brand-new Brantley in Grand Park — incentives already stacking even before full release

• Richmond American’s Primrose Park — with homes closing in December before the models are even open

These are the kinds of deals you won’t see on builder websites.
They aren’t posted.
And you will not know the extent of what’s available unless you know what to ask.

3. The Best Lots Disappear First

Every year, the same thing happens:

The best:

• lots

• elevations

• views

• corners

• orientations

are the first to sell in December.

You can always wait on price.
You cannot wait on the lot that checks all your boxes.

Once it’s gone, it’s gone for the entire phase — sometimes for a full year.

And in communities like Grand Park, Kestrel, and 89138, the premium lots go in hours, not days.

4. Builders Negotiate Differently in December

This is where having a strategist in your corner matters.

And here’s the part buyers never realize:

In December, you can sometimes ask for more — and actually get it.

Not just price or closing costs.
I’m talking about things like:

• washer/dryer

• builder-paid blinds

• smart-home upgrades

• appliance packages

• garage door openers

• soft-close cabinets

• HOA credits

• or even unadvertised incentives the builder reserves for the right moment

None of these show up on a flyer.
Very few appear on a website.

These are the deals that only surface when you know:

• how far behind the builder is

• what lots they want off their books

• which homes must close before year-end

• who on staff has flexibility

• and when to ask

Representation matters.
Not just an agent — a strategist who understands builder psychology, end-of-year pressure, and how to negotiate the pieces buyers never think are negotiable.

5. What January Brings Is Completely Unknown

We already know:

• builders are projecting fewer starts in 2026

• construction costs are trending higher

• incentive budgets will likely tighten

• rates could dip, bringing buyers back

Which means January could feel very different from December:

• less inventory

• less flexibility

• fewer incentives

• more demand

If you’re thinking, “I’ll wait to see what happens in the new year,”
just know that:

The new year is rarely better for deals.

6. So… Are the Best Deals Really Happening Now?

Yes.
And not just by a small margin — by a lot.

The combination of:

• builder urgency

• reduced 2026 starts

• end-of-year discounts

• negotiability

• and buyer hesitation

creates a perfect window.

A window that quietly closes the second the calendar flips.

Communities like:

• Cordillera

• Monument at Reverence

• Vertex, Edgewood, Carlisle

• Brantley at Grand Park

• Primrose Park (Richmond American)

will not have the same flexibility in January.
Several of them are already tightening as inventory moves.

Thinking About a New Home in 2026? Don’t Wait Until 2026.

If you want the strongest deal, the most leverage, and the best lots… the opportunity is sitting in front of you today.

Let’s walk through what’s available this month — before it’s gone.

Download my Lifestyle Guide
Book a consultation with me
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Vegas Confidential is knowing the real story —
and knowing exactly when a “good deal” becomes a great one.

Download my Lifestyle Guide
Book a consultation with me
Subscribe on YouTube for weekly builder updates

Vegas Confidential is all about knowing the real story —
and knowing exactly when a “good deal” quietly becomes a great one.

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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