How to Buy New Construction in Henderson & Las Vegas: Step by Step (2026)

Buying a brand-new home in Henderson or Las Vegas follows a different path than buying a resale. You'll sign the builder's contract instead of the standard purchase agreement. Nevada's seller-disclosure form doesn't apply to a licensed builder's first sale. Instead, the law gives you copies of the construction-defect statutes, notice of soil reports and, in many cases, a right to rescind after you get them (NRS 113.130; NRS 113.135). Here's the whole process, from your first model visit to the year after closing.

Why the process matters

• Your first visit counts. Most builders require your agent to register you the first time you visit or inquire.
• The builder's contract is written for the builder. It isn't the standard Las Vegas REALTORS® form, so read every page.
• Some deadlines are short. You have 5 days to request soil reports in writing (NRS 113.135). In a new HOA community, you may also have a 5-day window to cancel after signing (NRS 116.4108).
• Inspections still matter on a new home. An independent inspector works for you, not the builder.

I'm Andrew Guiant, a REALTOR® with Simply Vegas. I tour new models across Henderson and Las Vegas on my channel, and I'll walk you through each step.

By Andrew Guiant, REALTOR®, Nevada License S.0183462, Simply Vegas · Updated October 27, 2026 · About an 8-minute read

Thinking about a new build? Call or text me at 702-496-8216 before you visit the model.

Step 1: Call Your Agent Before the First Model Visit

Most builders require your agent to register you the first time you visit or inquire. If you walk in alone, you may lose the chance to have your own representation on that home. The builder's sales team works for the builder.

Buyer-agent compensation is negotiable and set in a written buyer agreement you sign with your agent. Builders may offer to cover some or all of it. See my guides to the buyer brokerage agreement and who pays real estate commission in Las Vegas.

Step 2: Get Preapproved and Compare Lenders

Builders often advertise rate offers or closing-cost help through their affiliated lender. Those offers usually have conditions and deadlines. Get a preapproval from an outside lender too, so you can compare the total cost, not just the rate.

Step 3: Choose Between a Move-In-Ready Home and a To-Be-Built Home

• Move-in-ready or "quick move-in": already built or nearly built. You can see the actual home, and builders often discount these.
• To-be-built: you pick the lot, the plan and the options, then wait for construction.

My Henderson new construction guide compares current communities like Aries, Meriden and Cadence, and explains how to avoid overpaying. For a closer look at one community, see my Pulte Parklane model tour at Aries.

Step 4: Read the Builder's Contract Carefully

Before you sign, I'll go through these with you:

• Deposits: how much, when it's due and when it becomes non-refundable
• Incentives: what's included, which lender is required and the deadlines
• Construction and closing dates, and what happens if the builder is late
• Change orders and design-center deadlines
• Inspections: whether your own inspector is allowed and when
• The builder's warranty: what's covered and how to file a claim
• HOA dues for your specific lot, in writing

Step 5: Use Your Nevada Rights After Signing

Construction-defect statutes and soil reports (NRS 113.135)

When you sign with the builder as the first buyer of a new home, the builder must: - give you copies of NRS 11.202, NRS 11.2055 and NRS 40.600 to 40.695 - tell you about any soil report for the home or subdivision

Request the soil reports in writing within 5 days of signing. The builder must provide them free within 5 days of your request. You can then rescind the contract within 20 days of receiving all the reports, unless you waived that right in a signed writing (NRS 113.135). Read any waiver before you sign it.

HOA public offering statement (NRS 116.4108)

If the home is in a new HOA community, the developer must give you a public offering statement by the time your contract becomes binding. Unless you've personally inspected the unit, you can cancel in writing until midnight of the 5th calendar day after signing, without penalty, and get your payments back (NRS 116.4108).

Step 6: Make Your Design-Center Choices

Structural options, like extra rooms or sliding doors, have to be decided before construction. Paint and some fixtures can often wait until after closing. Price lot premiums and options early so the total doesn't surprise you.

Step 7: Inspect, Even Though It's New

• Use a certified inspector. Nevada's Real Estate Division certifies home inspectors (NRS 645D).
• Before drywall, if the builder allows it, so you can see framing, plumbing and wiring while they're still visible.
• Before closing, so you can add items to the builder's punch list.

Get the builder's inspection rules in writing in Step 4. My due diligence guide explains how inspections work on resale homes for comparison.

Step 8: Walk-Through, Appraisal and Closing

• Final walk-through: go through the punch list with the builder's rep and confirm the fixes before closing.
• Appraisal: if you're financing, your lender will order one. See what happens if it comes in low.
• Closing: review your closing disclosure and confirm incentives are applied as promised.

Step 9: After Closing

• Property taxes: new construction doesn't get Nevada's tax cap in its first fiscal year; the cap starts the next fiscal year. The Assessor mails new owners a postcard; sign and return it to keep your primary-residence cap (Clark County Assessor).
• Warranty requests: submit them in writing, following the builder's process, and keep copies.
• Bigger defects: under Nevada law, before suing over a constructional defect you generally must send the contractor written notice first (NRS 40.645). Claims for construction deficiencies generally must be brought within 10 years after substantial completion, with an exception for fraud (NRS 11.202). Talk to a Nevada attorney about your situation.

FAQ: Buying New Construction in Henderson and Las Vegas

Do I need an agent to buy new construction?

No, but the builder's sales team represents the builder. If you want your own agent, bring them on your first visit, since most builders require registration then.

Can I negotiate with a builder?

Often, yes, especially on move-in-ready homes. Builders may offer incentives such as price reductions or closing-cost help, usually with conditions.

Does the builder give a seller's disclosure?

Nevada's seller-disclosure form doesn't apply to a licensed builder's first sale. Instead, NRS 113.135 requires copies of the construction-defect statutes and notice of soil reports.

Can I back out after signing a builder contract?

Possibly. You may be able to rescind within 20 days of receiving soil reports you requested in time (NRS 113.135). In a new HOA community, you may be able to cancel within 5 calendar days of signing (NRS 116.4108). Your contract's own terms also apply.

Should I use the builder's lender?

Compare it. Builder incentives often require the affiliated lender, so get an outside quote and compare the total cost.

Is new construction better than resale?

It depends on what you want. See my resale vs. new construction guide.

Watch: New-Construction Model Tours

▶ KB Home 1765 model · 3 bed, 3 bath new construction in Henderson	▶ KB Home 1572 model · New construction at Meriden, with builder incentives at filming
▶ My new build had 80 problems · Why inspections matter, even on new homes	▶ Cadence homes being built · New construction going up in Cadence

More videos: see them all on my YouTube channel.

Let's Visit the Models Together

Call me before your first model visit, and I'll register you, compare incentives across builders and be there for every inspection. Moving from out of state? Start with my relocation checklist.

Want something newer that's already finished? Ask me about 1285 Raritan Pl, a 3-bedroom, 2-bath Henderson townhome built in 2019.

Andrew Guiant, REALTOR® | Simply Vegas
📞 702-496-8216
✉️ andrewguiant@gmail.com
🏠 Search homes: www.andrewsellsvegas.com
▶️ Home tours: YouTube @andrewsellsvegas

Tour new-construction models with Andrew

This guide is general information, not legal advice. Builder contracts, incentives and warranties vary; confirm current terms before you sign. Information is deemed reliable but not guaranteed. Andrew Guiant, REALTOR®, Simply Vegas, NV license S.0183462.

Sources

• NRS 113.130 and 113.135: https://www.leg.state.nv.us/nrs/NRS-113.html
• NRS 116.4108: https://www.leg.state.nv.us/nrs/NRS-116.html
• NRS 11.202: https://www.leg.state.nv.us/nrs/NRS-011.html
• NRS 40.645: https://www.leg.state.nv.us/nrs/NRS-040.html
• NRS Chapter 645D (inspectors): https://www.leg.state.nv.us/nrs/NRS-645D.html
• Clark County Assessor, property tax abatement: https://www.clarkcountynv.gov/government/assessor/general_information/tax-abatement
• Andrew Guiant model tours: KB Home 2320 plan, Pulte Camelia and Pulte Hewitt (photos reused from https://www.andrewsellsvegas.com/blog/new-construction-homes-henderson-nv)
• All checked October 27, 2026.