Taylor Morrison in Summerlin

This week’s Taylor Morrison incentive*

Taylor Morrison is unchanged on today’s read — but its own two pages now disagree about this community, so read the community page, not the list. Esplanade at Red Rock – Villas — which Taylor Morrison files under “Las Vegas Valley” rather than under the Summerlin name but which sits at 1973 Harmony Gardens Street, Las Vegas 89138 — posts on its own community page, read at source today, a conventional 30-year fixed at 5.49% (5.57% APR) plus up to $10,000 toward a seller-paid temporary buydown fund, closing costs, pre-paids and/or discount points through Taylor Morrison Home Funding, on new home contracts entered 10/2/26–11/1/26 on eligible quick move-in homes closing on or before 11/30/26; the APR is worked on a $706,344 total purchase price with a $565,075 loan, 20% down and a 780 median credit score. The community is still from $624,990. Here is the trap: Taylor Morrison’s own Las Vegas community list still shows this same community with the older FHA tile — 4.875% / 5.66% APR and up to $12,000 — while the community page itself shows the conventional 5.49% / 5.57% APR and up to $10,000. Both pages were read at source today, within minutes of each other. The community page is the more specific of the two and is what is quoted here, but if a sales office quotes you either figure, get that one in writing. What moved when the community page changed, and still stands today: the loan type (FHA to conventional), the rate, the APR, the cash figure and the down payment and credit profile the example assumes. Every other Taylor Morrison offer is unchanged. As read at source today at taylormorrison.com/make-moves/las-vegas, all three metro offers run on new home contracts entered 10/1/26–10/31/26: FHA 4.875% (5.799% APR) on select Las Vegas area quick move-in homes closing by 11/13/26; conventional 5.49% (5.60% APR) with a 9-month extended rate lock on to-be-built homes closing by 6/30/27; and Buy Build Flex, which secures a rate up to 1% below current market rates as measured by Mortgage News Daily averages, at select communities. The Ashland at Summerlin flex cash is not on the metro page but remains posted on the Ashland community page itself, read at source today: “Save up to $50K Your Way”, valid on new home contracts entered between 8/1/26 and 10/31/26 on select Las Vegas quick move-in homes closing on or before 11/30/26, with up to $50,000 in flex cash toward options and lot premiums — and Taylor Morrison’s own words are that it is “available to all regardless of who you finance with or if you pay cash”, while the buydown fund, discount points, up to one year of HOA dues, closing costs and pre-paids require Taylor Morrison Home Funding. Ashland is priced from $1,039,990 with 4 available homes listed today, 3–5 bedrooms, single-story. Lark Hill at Summerlin — Taylor Morrison’s entry-priced Summerlin townhomes, from $469,990 at 1,645–2,163 sq ft — still posts an FHA 30-year fixed at 4.875% (5.654% APR) plus up to $14,000 from the seller toward a temporary buydown fund, closing costs, pre-paids and/or discount points, on select Lark Hill quick move-in homes closing on or before 11/30/26. Lark Hill is still flagged “Final opportunity” on Taylor Morrison’s own Las Vegas community list, so treat its remaining inventory as finite. Read its window carefully: the page still prints the promotion period with a malformed start date (“10//26 – 11/1/26”), so the only date you can rely on from the page is the 11/1/26 end of the signing window — get the start date in writing. That APR is worked on a $546,990 purchase price with a $537,082 loan, 3.5% down and a 640 median credit score, includes the upfront mortgage insurance premium, is FHA loan-limit and owner-occupied only, and the rate holds only until the pool of funds is depleted. Taylor Morrison also now runs a site-wide banner reading “It’s the home stretch! Take advantage of savings before the year is over” — a heading, not a term; no rate, figure or date attaches to it. Because every Summerlin-area figure here appears only on its community page and not on the metro page, and because Taylor Morrison’s own two pages currently print different terms for Esplanade at Red Rock – Villas, confirm any one of them in writing before you count on it. Re-read at source today, October 13, 2026.

The posted offer is rarely the best one. Let me register you and negotiate the full picture.