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 pairs its “Everything’s Included” pricing with its rotating “Own Your Dream” sales event and Lennar Mortgage financing incentives on select quick-move-in homes — its current Las Vegas advertising shows a 30-year conventional fixed rate of 4.875% (4.930% APR) plus all Lennar-paid closing costs (excluding discount points) on eligible homes signed 8/3/2026–8/9/2026 that close by 9/25/2026. These rate promos refresh in roughly weekly signing/closing windows (a prior week ran a 7/6 ARM at 3.99%), so the exact rate and offer move — ask me for this week’s current rate, offer and deadline at Sunstone or your target community (verify with the builder).
KB Home pairs transparent, built-to-order pricing with below-market rates through its affiliate KBHS Home Loans — its current advertising shows a builder-bought-down rate as low as 4.75% (5.386% APR) on a 5/1 FHA adjustable-rate mortgage, plus 5.75% (6.410% APR) on a 30-year fixed FHA loan and 5.99% (6.002% APR) on a 30-year fixed conventional loan at select communities (rates as of 7/29/2026; the advertised APRs factor in a $5,000 closing-cost credit plus other seller contributions, and you must sign a purchase agreement by 8/31/2026, finance with KBHS and lock within 30 days to qualify). 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 is running its ‘Imagine Happier Bonus’ — a flexible cash incentive credit you can apply toward premium upgrades and add-ons, closing-cost assistance, or a mortgage rate buydown, on select move-in-ready homes. Woodside quotes the bonus personally rather than posting a fixed dollar figure: availability varies by community and homesite, other restrictions apply, and you get your amount from a Home Advisor (financing through Home American Mortgage). Its Sunstone collections include Lyra at Sunstone (Collection One from $533,990, Collection Two from $669,950) and Capella at Sunstone (from $617,950); ask me for your personalized bonus, any current rate offer and the qualifying homes (verify with the builder).
Richmond American is running a Savings Event on quick move-in homes in Las Vegas, financed through its affiliate HomeAmerican Mortgage: closing-cost assistance is applied toward a permanent interest-rate buydown, and it is currently advertising rates as low as 3.750% (5.756% APR) on a 30-year adjustable-rate FHA loan and 3.999% (5.317% APR) on a 30-year adjustable-rate conventional loan, plus fixed-rate FHA, conventional and VA options. Its current August signing window runs through 8/24/2026 with closings generally required by 9/30/2026 (some options allow closing through 12/31/2026), and these rate windows roll forward roughly month to month. Funds are limited and offered first-come, first-served, so the exact rate and sign-by deadline move each cycle — ask me for this cycle's current figures. Solstice at Sunstone is its Northwest Las Vegas community, selling from the high $500s — ask me for the current offer, rate and deadlines (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 (rate buydowns and closing-cost help) no matter which lender you choose. Its current Las Vegas advertising highlights a starting rate as low as 3.490% with a Choice Lender on select quick-move-in homes, and it quotes its full limited-time savings (rate buydowns and closing-cost or Design Center credits — recent Las Vegas homes have carried up to about $25,000) when you schedule a visit rather than posting a fixed figure. 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). Beazer stays active across roughly 20 Las Vegas communities; its Northwest Rancho Crossing community is now reported sold out, with Rainbow Crossing (near the 89130 area) among its closest active communities — so ask me which Beazer homes are currently selling nearest the area you want, and confirm the current incentive (verify with the builder).
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.
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.