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 Lennar Mortgage financing incentives and rotating price reductions on select quick-move-in homes across the Las Vegas area (its closest-to-Northwest communities sit near Lone Mountain and the 215 beltway). Lennar's rate promotions run in short signing and closing windows that refresh often — recent weeks have advertised a 30-year conventional fixed in the high-4% to low-5% range with Lennar-paid closing costs on eligible homes — and it periodically marks down individual move-in-ready homes, so the exact rate, savings and dates change week to week. Ask me for this week's current offer at 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 (rates effective as of 8/31/2026) shows a builder-bought-down rate as low as 4.75% (5.386% APR) on a 5/1 FHA adjustable-rate mortgage — with 30-year fixed FHA around 5.75% (6.410% APR) and 30-year fixed conventional around 5.99% (6.002% APR) — at select communities, with the APRs factoring in a $5,000 closing-cost credit plus seller contributions through KBHS Home Loans; the rate buydown is valid when you sign a purchase agreement by 9/30/2026, finance with KBHS and meet lock requirements 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 advertises special below-market financing on select move-in-ready homes (financing through its affiliate Home American Mortgage) alongside its ‘Imagine Happier Bonus’ — a flexible cash credit you can apply toward premium upgrades, closing-cost assistance, or a mortgage rate buydown, quoted personally by a Home Advisor rather than as a fixed figure; availability and amounts vary by community and homesite and other restrictions apply. Its Sunstone collections include Lyra at Sunstone and Capella at Sunstone (recent move-in-ready homes from the mid-$500,000s); ask me for this week's current rate, your personalized bonus and the qualifying homes (verify with the builder).
Richmond American is running special financing on select Las Vegas quick move-in homes, financed through its affiliate HomeAmerican Mortgage: closing-cost assistance you can apply toward a permanent interest-rate buydown. Its current Las Vegas advertising shows rates as low as 3.750% (5.171% APR) on a 30-year adjustable-rate FHA loan and 3.999% (4.589% APR) on a 30-year adjustable-rate conventional loan, with 30-year fixed options from 4.999% (5.737% APR) FHA, 5.375% (5.508% APR) conventional and 4.999% (5.287% APR) VA. Funds are limited and first-come, first-served; the current window asks buyers to sign a purchase agreement by 9/15/2026 and close on or before 12/31/2026 (some fixed-rate offers allow closing through 2/26/2027), and the terms roll forward as each window closes — so ask me for this cycle’s exact rate and deadline. Solstice at Sunstone is its Northwest Las Vegas community, with move-in-ready homes available now (recently in the low-to-mid $600s) — ask me for the current offer and which homes qualify (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 up to $30,000 in Your Choice savings on select quick-move-in homes for a limited time, and it quotes the full savings (rate buydowns and closing-cost or Design Center credits) 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 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.