Toll Brothers — the jumbo ARM is gone. A 5.49% fixed replaced it.

The biggest change on any builder site this month. Through October 9 Toll’s Nevada offer was a jumbo 5/1 ARM that needed a $650,000 loan to qualify — useless for most of Summerlin. As of October 8 it is a 5.49% (5.76% APR) 30-year fixed on select quick move-in homes, loan amounts $250,000–$832,750, minimum 10% down, 740 score, primary residences, no FHA or VA, through Toll Brothers Mortgage. Sign on or after 10/8/26 and close by December 18, 2026 — no signing end date is posted, so the close date is the real deadline. Toll’s Exceptional Savings event runs alongside it, deposit by October 18, savings vary by community. And Cordillera at Redpoint Square now carries its own banner: 5.49% (6.27% APR) FHA fixed plus up to $50,000 in flexible incentive and included washer, dryer and fridge on select townhomes from $576,995.

Lennar — 2.625% in year one, and the window closes October 11

Lennar’s Fall Super Sale is the lowest headline number in the valley and the shortest fuse: purchase agreements signed 10/5–10/11/26, closing and funding by 11/20/26. FHA runs 2.625% year one, 3.625% year two, then 4.625% for the balance (5.404% APR); conventional runs 2.875%, 3.875%, then 4.875% (4.968% APR), all through Lennar Mortgage with Lennar-paid points and limited funds. Read the word temporary: the discount is two years, then 28 years at the balance rate. The promo communities are valley-wide — Sunstone, Lake Las Vegas, Inspirada’s Lucere Place, Triad Springs — and none is in Summerlin.

Woodside and Richmond American — the same lender, two separate offers, one date: October 18

Both finance through HomeAmerican Mortgage and both expire on contracts signed after October 18, but each is its own offer on its own homes. Woodside (Dove Rock at Kestrel) posts three 30-year fixed rates: FHA 4.999% (5.737% APR), VA 4.999% (5.287% APR) and conventional 5.375% (5.508% APR), close by 12/31/26. Richmond American leads with two “introductory payment” tiles at 3.500% and 4.500% (both 6.244% APR — read that APR twice) over nine underlying rates, the best of which match Woodside’s: FHA 4.999%, VA 4.999%, conventional 5.375%. Six of the nine close by 12/31/26; three run to 3/31/27 for homes that are not finished yet. Funds are limited and first-come on both.

Taylor Morrison — contracts through October 31, and a 9-month lock for to-be-builts

All on contracts entered 10/1–10/31/26 through Taylor Morrison Home Funding: FHA 4.875% (5.799% APR) on select quick move-ins closing by 11/13/26; conventional 5.49% (5.60% APR) with a nine-month extended lock on to-be-built homes closing by 6/30/27, the only extended lock any of these builders is posting; and Buy Build Flex, up to 1% below market at select communities. In Summerlin, the community pages add Ashland (up to $50,000 in flex cash, from $1,039,990) and Lark Hill (FHA 4.875% plus up to $14,000 from the seller, closing by 11/30/26, from $469,990) — both appear only on the community pages, so get either one in writing before you count on it.

KB Home — 4.99% for five years, then it adjusts

KB posts 4.99% (5.781% APR) on a 5/1 ARM through KBHS Home Loans, purchase agreement by October 31, 2026. KB’s own worked example steps the payment from $2,530 for the first 60 months to $2,960 at 6.430% (7.225% APR) for months 61–360. With Toll now posting a true 30-year fixed at 5.49%, put the two side by side on your own loan amount before you choose the lower number.

Henderson · Inspirada · Amiata Collection

Lustro Vista — Toll Brothers at Inspirada

Townhome · three stories · 2,154 sq ft · 4 bd / 3 ba · 2 garage · Home Site 38

Finishing now · October 2026 move-in · 2504 Indigo Mountain St

$525,000

The entry price for a Toll home in Henderson right now — a three-story townhome in Inspirada’s Amiata Collection. With 10% down the loan lands near $472,500, comfortably inside the 5.49% band — ask whether this specific home is one of the “select” ones.

Summerlin · Raven Crest

Highridge Mid-Century Modern — Raven Crest

Townhome · 2,300 sq ft · 4 bd / 3 ba · 2 garage · Home Site 128

Move-in ready · 11519 Morning Leap Ct

$640,000

Finished and standing — the kind of inventory a builder wants closed before year-end, which is exactly when the 5.49% deadline falls. Four bedrooms inside the master plan at this price is hard to find.

Northwest · Skye Canyon · Paloma Collection

Nola Spanish Contemporary — Toll Brothers at Skye Canyon

Single-family · 2,543 sq ft · 4 bd / 3 ba · 2 garage · Home Site 158

Move-in ready · 9020 Cielo Canyon St

$795,000

Toll’s only Skye Canyon home on the list today, on some of the valley’s highest new ground. A 10% down loan here is about $715,500 — still under the $832,750 cap.

Want the resale side too?

The Vegas Move is new construction only. For resale market trends, neighbourhoods and Las Vegas living, my other newsletter In the Know goes out twice a month.

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Megan Stephens, REALTOR®
Realty ONE Group · Las Vegas, Nevada
702-430-2626

 

 

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