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 add up quickly. 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 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 pairs its "Everything's Included" pricing with Lennar Mortgage financing incentives (financing with Lennar Mortgage is optional, but required for its promotional rates). Its Las Vegas Fall Super Sale has rolled into a new promotional-financing window: 2/1 temporary buydowns on select greater-Las Vegas homes — FHA at 2.625% in year 1, 3.625% in year 2 and 4.625% after (5.404% APR), or conventional at 2.875%, 3.875% and 4.875% (4.968% APR) — when you sign and deliver a purchase agreement between 10/5/2026 and 10/11/2026 and close and fully fund by 11/20/2026 (limited funds; financing through Lennar Mortgage required for the promotional rate). Lennar's Las Vegas move-in-ready homes are also listed with per-home price cuts (currently about $13,000 to $306,000 off move-in-ready homes), and its Northwest-area Sunstone master plan (Alia Pointe) remains among the featured sale communities, with closest-to-Northwest inventory also at Orion Heights from the high $300,000s. The signing window closes Sunday, 10/11, so ask me which homes carry the buydown and the biggest cuts today (verify with the builder).
KB Home pairs transparent, built-to-order pricing with below-market rates through its affiliate KBHS Home Loans. Its current special-rate offer (rates valid as of 9/24/2026) advertises a rate as low as 4.99% (5.781% APR) on a 5/1 FHA adjustable-rate mortgage at select communities when you sign a purchase agreement by 10/31/2026 and finance through KBHS Home Loans — the APR factors in a $5,000 closing-cost credit plus additional KB seller contributions. Its rate float-down also lets you lock a rate while the home is built with a one-time option to float down if rates drop before closing. Its Vertice at Skye Summit (299 homesites) is in land development with sales expected to open later — ask me which currently-selling KB community is closest to the northwest in the meantime (verify with the builder).
Woodside's new special financing through its affiliate HomeAmerican Mortgage offers 4.999% (5.737% APR) 30-year fixed FHA, 4.999% (5.287% APR) 30-year fixed VA or 5.375% (5.508% APR) 30-year fixed conventional on select homes when you sign a purchase agreement between 10/1/2026 and 10/18/2026 and close by 12/31/2026 — funds are limited and first-come, first-served, so ask me which homes qualify. Its ‘Imagine Happier Bonus’ of flexible savings (upgrades, closing costs or a rate buydown) is still quoted per homesite by a Home Advisor. Its Northwest Las Vegas homes are in the Sunstone master plan — Lyra at Sunstone (Collection One from $536,990, Collection Two from $669,950) and Capella at Sunstone (from $599,950) (verify with the builder).
Richmond American's holiday special financing through its affiliate HomeAmerican Mortgage now posts six rates on select Las Vegas-area homes: FHA 30-year fixed at 4.999% (5.737% APR) or 5.500% (6.244% APR), conventional 30-year fixed (10% down) at 5.375% (5.508% APR) or 5.999% (6.140% APR), and VA 30-year fixed at 4.999% (5.287% APR) or 5.500% (5.796% APR) — contract by 10/18/2026 and close by 12/31/2026 (the higher FHA 5.500%, conventional 5.999% and VA 5.500% rates are also offered on select homes closing by 3/31/2027). The rates come from applying the closing-cost assistance to a permanent rate buydown; funds are limited and offered first-come, first-served, and which rate a home carries varies by home. Solstice at Sunstone is its Northwest Las Vegas community, with several homes ready for move-in now and more ready in November 2026 — ask me for current pricing and which homes qualify for the lowest rates today (verify with the builder).
Beazer’s flagship Mortgage Choice program lets multiple vetted lenders compete for your loan while you still receive Beazer’s builder incentives no matter which lender you choose. Its Las Vegas community listings now carry its ‘Spend It Here. Save It There.’ flexible savings, advertised by community — in Las Vegas, up to $20,000 at its Rosa Point, Raven Point and Aster Point townhome communities (Raven Point now adds a washer, dryer, fridge and blinds) and up to $25,000 at single-family Wisteria (other valley communities range up to $30,000–$100,000); how the dollars can be used, and the terms and deadlines, are quoted per home rather than posted. It also highlights the monthly savings of its ENERGY STAR® certified homes (rated up to 44% more efficient than the average HERS-rated new home); its Northwest Rancho Crossing community is reported sold out, so ask me which Beazer homes are selling nearest the area you want and the exact incentive on each (verify with the builder).
Browse every actively-selling new-build floor plan and quick-move-in home in Providence.
Search new construction on my MLS →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.
Same honest, free new-construction help — just pick the area you’re looking in and I’ll guide you there. Near or far, we can tour any community by live video anytime.
Skye Canyon, Skye Hills, Providence, Centennial Hills & the valley’s newest approved master plan, Skye Summit — lower entry prices from federal land released to ease affordability.
New construction across Cadence, Inspirada, Lake Las Vegas, Green Valley, Anthem & more.
New construction across Summerlin and Grand Park — same builder info, incentives and free representation.