The New Construction Buyer Guide

A shiny new home in a brand-new Vegas neighborhood — who wouldn't want that? New builds are great. But the process is different from buying a resale home, and a few things trip people up. Let's walk through it in plain English so you know exactly what to expect. 🔑

1Bring your own agent to your FIRST builder visit

This is the biggest one, so I'm putting it first. When you walk into a model home, the friendly person at the desk is the builder's sales rep. They're nice — but they work for the builder, not for you. Their job is to get the best deal for the builder.

You get your own agent (like me) on your side. Here's the best part:

• It costs you nothing. The builder pays my side, not you.
• I look out for your money — the price, the upgrades, the lot, the contract.
• I know the local builders and can spot a good deal from a not-so-good one.

2Base price vs. "as shown" price

Here's where a lot of buyers get sticker shock. The price on the flyer is usually the base price — the home with the basic finishes. The gorgeous model you just fell in love with is the "as shown" version, loaded with upgrades.

Those upgrades add up fast. It's common for a decked-out model to run 10–20% over the base price once you add it all in. That's not a trick — it's just how it works. The key is to know it going in, so you can pick the upgrades that matter to you and skip the ones that don't.

3Who builds here — and the HOA

Las Vegas has lots of great builders. Tri Pointe is one you'll see often, along with several others. Each has its own floor plans, style, and incentives, so it pays to compare a few before you fall in love with the first one.

One thing that's almost always true out here: nearly every new-build community has an HOA (a homeowners association). You pay a monthly or yearly fee, and in return the neighborhood keeps its parks, gates, and common areas nice. It also comes with rules about things like paint colors and yards. It's normal — just know the cost and the rules before you sign, and I'll help you read them.

4About that pool 👀

A lot of Vegas buyers assume a new home comes with a pool. Almost always, it does not. The only home with a pool is usually the model — and that's there to make the backyard look amazing.

Good news: you have options.

• Pick a lot big enough to add a pool later, with the right shape and direction.
• Add the pool after you close, on your own timeline and budget.
• Just remember the HOA usually has to approve the plan first — normal, but plan for it.

Want the full game plan on this? Ask me for my Pool-Lot Playbook — it's a free companion guide.

5Incentives, lender credits, and negotiating

Builders often have incentives to help homes sell — like money toward closing costs, free upgrades, or a rate deal if you use their preferred lender (a "lender credit"). These can be real savings.

But here's the thing: the builder's lender isn't always the best deal overall. It's smart to compare their offer against an outside lender. That's another place having your own agent pays off — I'll help you weigh the incentive against the true cost, so you keep more money in your pocket.

6Your simple new-build checklist