How to Buy New Construction in Henderson Nevada – 10-Step Complete Guide

Buying new construction in Henderson involves different steps than resale homes. The following 10-step process takes you from initial interest through closing on your custom-built Henderson home.

1. Get Pre-Approved for Mortgage – New Construction Specific
   

   Obtain pre-approval from mortgage lender specifying new construction intent. New construction financing has different timelines and requirements than resale. Lender must understand 6-12 month construction timeline and will hold funding until closing. Builder-preferred lenders often have pre-approval for builder-financed incentive programs. Pre-approval letter typically takes 3-7 days. Have copy ready when visiting builder model homes.

2. Hire Henderson New Home Realtor – Critical Decision
   

   BEFORE visiting builder models, hire experienced new construction realtor. Builder sales agents work for builder, not you. Your realtor advocates for you, negotiates incentives, and typically receives commission from builder (2.5-3.5%). Most builders prefer represented buyers because your agent ensures professional purchasing process. Without agent representation, you lose leverage for better incentives. Choose realtor with new construction specialization and builder relationships in Henderson.

3. Visit Builder Model Homes & Communities – Strategic Exploration
   

   Explore Cadence (222+ communities), Inspirada, Green Valley Ranch, or other communities. Visit with your realtor, not alone. Walk multiple builders' models to compare quality, finishes, pricing. Phase selection impacts pricing: early phases often $20K-$40K cheaper than late phases due to demand. Ask builder about current incentives in each phase. Take notes on floor plans, upgrades, and timeline. Don't commit to anything yet – just gather information.

4. Negotiate Incentives & Terms – Leverage Agent Relationship
   

   Once you identify preferred builder/community/floor plan, your realtor negotiates incentive package with builder sales manager. Negotiable items: interest rate buydown (1-3 points), closing cost assistance ($5K-$20K), upgraded appliances/flooring ($10K-$50K value), extended rate lock (180 days), HOA fee credits, smart home packages, extended warranty. Builders have incentive budgets per phase. Early phases with lower demand offer 40-60% more negotiating flexibility than late phases. Most negotiations occur in first 48 hours after inquiry.

5. Sign Purchase Agreement – Protect Your Interests
   

   Builder presents standard purchase agreement heavily favoring builder. Your realtor reviews and negotiates amendments: inspection contingency (phase inspections at key milestones), financing contingency (rate lock protection), warranty terms, timeline flexibility (construction delays), design selections included/excluded, and closing date flexibility. Standard new construction timelines 6-9 months from contract to closing. Ensure agreement clearly itemizes all builder incentives and upgrade packages included.

6. Design Studio Customization – Create Your Perfect Home
   

   After purchase agreement signed, participate in builder's design studio to customize home. Select: kitchen/bathroom cabinet finishes, countertop materials (quartz vs granite), flooring (tile, wood, vinyl), paint colors, lighting fixtures, window coverings, outdoor hardscape options. Upgrades beyond base package cost extra (paid at closing). Budget $5K-$30K for preferred upgrade packages. Work with builder's design consultants. Many builders offer "included" design packages (leveraged from builder incentives negotiated earlier). Timeline: 2-4 weeks for design selections.

7. Phase Inspections & Construction Milestones – Protect Quality
   

   New construction includes phase inspections: pre-slab (foundation/lot grading), pre-drywall (framing/electrical/plumbing), pre-paint (HVAC systems), and final (all systems operational, clean, ready for occupancy). Request inspection reports from builder. Hire independent home inspector ($200-$400) for final phase inspection before closing. Builders warrant homes for 1-10 years depending on component (structural vs cosmetic). New homes often have remaining warranty from builder, unlike resale homes.

8. Final Walkthrough – Confirm Completion & Quality
   

   3-7 days before closing, final walkthrough to confirm: all upgrades installed and functioning, all finishes match design selections, property clean and ready, landscaping complete, all appliances operational, home address number visible. Create list of any "punch list" items (minor cosmetic repairs needed). Builder typically completes punch list items before closing or agrees to post-closing completion. Don't skip final walkthrough – this is your last chance to confirm quality before funding large purchase.

9. Final Loan Approval & Rate Lock – Protect Your Financing
   

   As closing approaches, lender conducts final approval review: employment verification, credit recheck, appraisal (builder may cover), title review. Ensure rate lock is confirmed and timeline matches closing date. If builder offered interest rate buydown, confirm credit applied to loan. Ask about any remaining closing costs or lender fees due at closing. New construction loans often close faster than resale (3-5 days vs 7-10 days for resale) because property condition is known/verified.

10. Closing & Recording – Finalize Your New Home Purchase
    

    Closing occurs at title company office. Review closing disclosure showing final numbers, confirm all incentives applied (rate buydown reduction, closing cost credits), verify loan amount and APR. Sign deed of trust, promissory note, closing disclosure, Nevada-specific disclosures, HOA documents, and builder warranty documentation. Bring identification and certified funds for down payment + any remaining closing costs (typically $2K-$8K depending on incentives applied). After signing, title company records deed with Clark County. You receive keys and take possession of your brand-new home.

11. Post-Closing – Warranty & New Home Care
    

    Receive builder warranty documentation (1-10 year coverage depending on component). Schedule any remaining punch list work. Meet with builder representative for new home orientation (HVAC operation, smart home features, appliance use, warranty claim procedures). New homes require break-in period: allow HVAC systems to stabilize, monitor for any settling/cracking (normal in first year), and document any warranty issues for builder correction. Most builders offer 12-month walkthrough to address any defects before warranty expires.

Timeline Summary: Pre-approval (3-7 days) → Community exploration (1-2 weeks) → Negotiation & agreement (1-2 days) → Design selections (2-4 weeks) → Construction (6-9 months typical) → Phase inspections (ongoing during construction) → Final walkthrough and closing (5-7 days) = Total 7-11 months typical new construction timeline.