Providence is an established ~1,200-acre master plan begun in 2006, high in the NW valley off the 215 Beltway near Floyd Lamb Park, with a distinctive New-England theme — tree-lined streets, 27 neighborhoods, Huckleberry and Knickerbocker Parks, and ~10 miles of trails. It's largely built out, so most opportunities here are resale, with occasional new-construction releases on the community's edges — ask me what's actually available now.
Largely built out — mostly resale, with occasional new-build releases.
I’ll walk the models and the actual homesites live on FaceTime, or film them and send you the videos. Then we pick the lot and negotiate.
Book a FaceTime tour This week’s incentivesNevada has no state income tax. Property tax is relatively low — an effective rate roughly in the 0.5–0.75% range — and owner-occupied homes are protected by a 3% annual cap on the taxable-value increase (non-primary residences are capped at 8%). Verify current figures with the Clark County Assessor.
HOA & master association: most NW master plans carry a community/master assessment plus any sub-HOA — budget for both. SID/LID: some newer areas carry a Special/Local Improvement District bond for infrastructure that shows up on the tax bill; ask me to pull the exact SID/LID balance on any home before you write an offer.
Heads-up on “from” pricing: a builder’s base price excludes lot premiums and design-center upgrades, which commonly add ~20% or more. I’ll always walk you to the true all-in number.
Builders happily share base prices and floor plans — and so do I, right here. What you can’t get from a website is lot-level intel: which homesites actually have the view, how a lot sits on the street, what’s going in behind it, the true lot premium, and the real all-in cost once premiums and finishes (often ~20%) are added. That’s where I earn my keep on Providence.
And it costs you nothing. The builder pays my commission — but only if I register you as my client before your first visit and I’m on that first tour (in person or by FaceTime). Loop me in first and you keep full representation at no cost to you.
Lennar is running “Everything's Included” pricing plus limited-time savings and rate programs at its Las Vegas communities — confirm the current offer per community.
KB Home promotes special low rates and “built-to-order” pricing — confirm the nearest currently-selling NW community and any Skye Summit timing.
Woodside regularly offers rate and closing-cost programs at its Sunstone collections — confirm the current incentive per collection.
Richmond American frequently runs rate buydowns and “your way” design incentives — confirm the current Solstice at Sunstone offer.
Beazer offers its Mortgage Choice / rate programs — confirm any current Northwest release and incentive.
Browse every actively-selling new-build floor plan and quick-move-in home in Providence.
Search new homes →Sometimes a lightly-used resale beats waiting on a build. Search resale on my live MLS map.
Search resale on my MLS →Independent, third-party sources scoped to ZIP 89166. I never post made-up ratings — check these and verify current data with CCSD and each provider.
Ratings, boundaries & reviews by ZIP on GreatSchools — then confirm assignment with CCSD.
Search schools →Neighborhood crime indices and demographics for the ZIP on City-Data.
View safety data →Nearest hospitals and urgent care — Centennial Hills & MountainView are closest to most NW homes.
Map hospitals →Builders move fast and the best homesites go to buyers who are ready. My preferred lender can pre-approve you in days — and yes, out-of-state and remote buyers are welcome. You can still book a tour with me without one.
Equal Housing Lender. Pre-approval is not a commitment to lend; terms subject to credit approval.