New Homes in Las Vegas Under $500K

New construction under $500,000 still exists in Las Vegas and Henderson, mostly townhomes and smaller single-family homes toward the edges of the valley. In September 2026, builders including KB Home, Lennar and Beazer listed communities starting from the low $300s to the mid $400s. Expect SID or LID assessments in many master plans, and bring your own agent. The sales rep at the model home works for the builder.

That last sentence is the whole reason this page exists. The rest is where to look and what to watch.

Where new homes under $500K are right now

NewHomeSource counted 119 Las Vegas area communities with homes listed under $500,000 in September 2026. Here’s a sample across the valley, with base prices as the builders listed them.

Community	Builder	Area	From	Size	Type
Independence	Touchstone Living	East Las Vegas (89122)	$307,990	1,161 to 1,774 sq ft	2 to 4 bedrooms
Chelsea Commons	KB Home	Southwest Las Vegas, W. Oquendo Rd (89148)	$329,990	1,201 to 1,895 sq ft	Townhome-style
Aster Point	Beazer Homes	Southwest Las Vegas (89118)	$395,990	1,330 to 2,314 sq ft	Single-family, solar included
Arete at Kyle Canyon	KB Home	Northwest Las Vegas (89166)	$414,990	1,590 to 2,469 sq ft	Two-story single-family, gated
Midtown Accent at Cadence	Lennar	Henderson (89015)	$432,990	1,445 to 2,218 sq ft	Single-family

Sources: NewHomeSource, KB Home, Redfin and Lennar listings, September 2026. Base prices before lot premiums, options and incentives.

A few more to know about:

Cadence, Henderson. Eight builders were active there in May 2026, per Nevada Real Estate Group. D.R. Horton and KB Home ranged from about $425,000, with Lennar from about $450,000 and Pulte and Richmond American from about $475,000. Lennar’s Midtown Accent (above) had a plan listed lower in September. Our Cadence guide covers the community itself.
Black Mountain Ranch, Henderson. A newer Lennar master plan with single-family homes and townhomes, listed from about $345,000 by Nevada Real Estate Group in May 2026.
Mountain’s Edge. Mostly built out. There’s the occasional infill section, but most of what you’ll see here is resale.

Where this price point usually isn’t: brand-new single-family homes close to the Strip, Summerlin’s newer villages, and most of Lake Las Vegas.

What “from $432,990” actually means

The base price is the start of the conversation, not the end. Here’s what gets added:

Lot premium. Corner lots, bigger lots, lots backing to open space. Every builder listing we pulled said “homesite premiums may apply.”
The design center. Flooring, counters, cabinets, the second-story laundry you assumed was standard. This is where budgets go to get bigger.
Landscaping and window coverings. Ask what’s included in the backyard. Ask about blinds. Nobody wants to discover they didn’t come with the house in July.
SID or LID assessments. More on that below.
HOA fees, often a master plus a sub-association.

Get the full list in writing before you put down a deposit.

Incentives and rate buydowns

Builders are competing for buyers right now, and it shows. Nevada Real Estate Group reported in May 2026 that closing cost credits ran from about $10,000 to $45,000 depending on the builder and community. Rate buydowns, where the builder pays to lower your mortgage rate for the first one to three years or for the life of the loan, typically saved $150 to $350 a month.

A few things to know before you fall in love with the incentive:

Most incentives come with the builder’s lender. That’s fine, as long as you compare. Get a quote from an outside lender too, so you know what the incentive is actually worth.
A temporary buydown ends. A 2/1 buydown means a lower rate in year one, a bit higher in year two, then your real rate from year three on. Qualify on the real rate.
Ask about finished inventory homes. A home that’s already built and needs to close can come with a different incentive than one you’d build from scratch.
Incentives change weekly. What you saw online on Saturday may not be there on Monday.

SID and LID: the fee on your tax bill

Many newer master plans used a Special Improvement District or Local Improvement District to pay for roads, sewers and parks. You repay it as an assessment on your property tax bill, and it transfers to whoever owns the house.

Nevada Real Estate Group puts these at roughly $300 to $3,200 a year per home in newer Las Vegas master plans. In Cadence they reported about $1,400 to $3,200 a year, with 8 to 18 years remaining (May 2026). Inspirada uses an LID too, billed twice a year.

Also: your first property tax bill on new construction reflects the full taxable value of a brand-new house. There’s no history for the 3% cap to protect. Our Nevada vs California taxes guide explains how the cap works after that.

Ask for the SID or LID amount and remaining term before you sign. It’s a real monthly cost. Treat it like one.

Why bring your own agent

Here’s the thing nobody at the model home will say out loud: the friendly person in the sales office represents the builder. Their job is to sell the builder’s homes at the builder’s price, on the builder’s contract. They’re often very good at it.

A buyer’s agent is on your side of that table. Your agent can compare the incentive to what an outside lender offers, read the builder’s contract (builders use their own, not the standard purchase agreement), push on the lot premium, flag the SID or LID, and give you a straight opinion on which upgrades you’ll get back at resale.

Two practical points:

Register your agent on your very first visit. Many builders require your agent to be with you, or registered, the first time you walk into a model. Sign the guest card alone and you may lose the ability to have representation on that home. Nevada Real Estate Group’s guide says the same: register with an agent on your first model-home visit. Call us before you tour.
Ask who pays the buyer’s agent. Builders in Las Vegas commonly pay the buyer’s agent commission, per Nevada Real Estate Group. Policies vary, so get the builder’s answer in writing.

If you’re house hunting from California, this is even more important, because you’ll be making decisions on a timeline the builder sets.

Yes, inspect a brand-new house

New doesn’t mean perfect. It means nobody has lived in it long enough to find the problems yet. City and county inspectors check that a house meets code, which is the minimum.

Hire your own licensed home inspector for:

A pre-drywall inspection, if you’re building from scratch. It’s your one chance to see the framing, plumbing and wiring before they’re covered.
A final inspection before your walk-through with the builder. Bring the report to the walk-through.
A warranty inspection before your builder’s first-year warranty ends, so anything that showed up after a summer gets fixed on the builder’s dime.

Check the builder’s contract first. Some limit when outside inspectors can be on site, so schedule early.

New vs resale at the same price

At $450,000, new construction usually means a townhome or a smaller single-family home on the edge of the valley, with a warranty and a SID or LID. Resale at $450,000 often means a bigger 2000s home in an established neighborhood like Mountain’s Edge, with mature landscaping, finished backyards and no construction trucks at 6 a.m. Neither is wrong. Our What $500K Buys guide lays out the resale side.

Frequently asked questions about new construction in Las Vegas

Are there new homes in Las Vegas under $500K?

Yes. In September 2026, NewHomeSource listed 119 Las Vegas area communities with homes under $500,000. Examples include KB Home’s Chelsea Commons from $329,990, Beazer’s Aster Point from $395,990 and Lennar’s Midtown Accent at Cadence from $432,990. Most are townhomes or smaller homes toward the edges of the valley.

Do I need a real estate agent to buy new construction in Las Vegas?

You don’t have to have one, but you should. The builder’s sales rep works for the builder. Many builders require your agent to be registered on your first visit to the model, so bring your agent or call first. Builders in Las Vegas commonly pay the buyer’s agent commission.

What is a builder rate buydown?

It’s when the builder pays to lower your mortgage rate, either for the first one to three years or for the life of the loan. Nevada Real Estate Group reported typical savings of $150 to $350 a month in 2026. A temporary buydown ends, so qualify on the rate you’ll pay after it does.

What is a SID or LID on a new home in Las Vegas?

It’s a special or local improvement district assessment that repays bonds used to build roads, sewers and parks in a newer master plan. It’s billed on your property tax bill, not by the HOA, and it transfers with the house. In newer areas it can run about $300 to $3,200 a year.

Should I get an inspection on a new build?

Yes. Hire your own licensed inspector for a pre-drywall inspection if you’re building, a final inspection before your walk-through, and a warranty inspection before your first-year builder warranty ends. City and county inspections only confirm the house meets code minimums.

Before you visit a model home

Call us before your first model-home visit, so you walk in with representation instead of a guest card. If you’re shopping Henderson’s newer master plans, start with our Henderson guide.

Matt: 702-324-8685 · Christina: 702-827-6146 · Send us a note

More guides for Californians moving here are on our resources page.

Builder prices, incentives and policies change weekly. Figures are dated and sourced above. This guide is general information, not legal or financial advice.

New Construction Homes in Las Vegas Under $500K