Las Vegas Model Homes: What to Know Before You Tour

By Nate Smith, REALTOR®, RECN Group, eXp Realty · License BS.0144709 · Updated November 2026 · 8 min read

A Las Vegas model home is the builder's best-dressed version of a floor plan, and the friendly person at the sales desk works for the builder, not for you. Walk in knowing what's standard, what's an upgrade, and when to bring your own agent, and a model tour becomes one of the most useful things you can do as a new-construction buyer.

What the model shows vs. what the price includes

Builders furnish and finish their models to sell the plan. That usually means the nicest flooring, cabinets, counters, lighting and landscaping the builder offers, plus decor that doesn't come with any house. The price on the sign is normally for the same plan with standard finishes.

How much comes standard varies by builder. Lennar's Las Vegas page says many of its homes include today's most popular features at no extra cost. KB Home's community fine print says options and upgraded landscaping are available for additional charges. Both approaches are common in the valley, which is why the room-by-room question matters.

Three kinds of extras to price out

• Structural options: extra bedroom, loft, extended patio, larger garage, multigenerational suite. These are usually chosen early, before construction starts.
• Design-studio selections: flooring, cabinets, counters, fixtures, appliances. You pick these at the builder's design center, and they're where budgets most often grow.
• Lot premiums: corner lots, view lots, larger yards or lots backing to open space can cost more than the base lot.

Ask the rep for a printed list of what's included in the base price and a priced options sheet, then compare the model against it. Photos on your phone of the model's tags or option labels help later.

Who the sales rep works for

The on-site sales consultant is employed by, or represents, the builder. Their job is to sell the builder's homes on the builder's terms. Many are knowledgeable and helpful, but they aren't negotiating for you, reviewing the contract for you, or comparing this community with the builder down the road.

Register your agent on visit one

Builders set rules for when an outside agent can be part of the sale. Taylor Morrison's agent page asks for registration on the buyer's first visit to the community, and in all cases before a purchase agreement is signed. Toll Brothers' agent page lays out its own registration terms. Other builders differ, so the safest habit is simple: bring your agent, or have them register you, before your first walk-through.

1. Pick the communities you want to see and tell your agent before you go.
2. Have your agent register you with each builder, or bring them to the first visit.
3. Tour the model and ask what's standard and what's an upgrade.
4. Confirm the registration is on file before you sign anything.

Since the 2024 NAR settlement changes, buyers working with an agent sign a written agreement with that agent, and compensation is negotiable. NAR summarizes the changes here. Builders may or may not offer to pay part of a buyer's agent fee; ask, and put the answer in writing.

12 questions to ask on the tour

1. Which features in this model are standard on the base price?
2. Can I get the priced options list and the base specifications in writing?
3. What lots are left, and which carry premiums?
4. Is this home to-be-built or a quick move-in, and what's the estimated completion date?
5. What incentives are offered now, and what do they require?
6. Is any incentive tied to using the builder's lender or title company?
7. What deposit is required, and when is it refundable?
8. What are the HOA dues, and is the community in a special improvement district (SID or LID)?
9. What does the builder warranty cover, and for how long?
10. Can I bring my own inspector during construction and before closing?
11. What's planned for nearby vacant land?
12. How are price increases handled between contract and completion?

Builder incentives and the lender catch

Builders in Las Vegas and Henderson commonly offer incentives such as closing-cost credits, design-studio credits or interest-rate buydowns. Some of those offers are tied to using the builder's affiliated lender or title company. That can be a good deal, but compare it: get a written loan estimate from the builder's lender and one from an outside lender, and look at the total cost, not just the rate.

Quick move-in vs. to-be-built

Quick move-in (spec) homes are already built or under construction with options the builder chose. They close sooner and sometimes carry the deepest incentives, but you take the finishes as they are.

To-be-built homes let you choose the lot, structural options and finishes, but take longer and expose you to more design-studio spending. Ask for a realistic completion window in writing.

HOA, SID and LID costs to check

Most new communities in the valley have a homeowners association, and some sit inside a special or local improvement district that adds an assessment to the property tax bill to pay for streets, sewers or other infrastructure. These can change your monthly cost more than a few upgrades will.

Nevada's common-interest community law requires the developer to give buyers disclosure documents about the association, often called a public offering statement. Read the budget, the dues and the rules before you commit. For how property taxes work locally, see our Henderson property tax guide.

Inspections on a brand-new home

New doesn't mean flawless. Many buyers hire an independent inspector at two points: before drywall goes up, when framing, plumbing and wiring are still visible, and again before closing. A third look shortly before the builder warranty's first year ends can catch items to submit under warranty. Ask the builder in advance how they schedule outside inspections.

Questions buyers ask

Are model home upgrades included in the price?

Usually not all of them. Lennar says many of its Las Vegas homes include popular features at no extra cost, while KB Home says options and upgraded landscaping cost extra. Ask for the base specifications and the options list.

Does the model home sales agent work for me?

No. The on-site sales consultant represents the builder. Your own agent represents you.

Do I need an agent to buy new construction?

It isn't required, but an agent can compare builders, negotiate, review deadlines and coordinate inspections. Register them on your first visit so the option stays open.

Can I negotiate with a builder?

Often on incentives, design credits or closing costs more than the base price. What's available changes with the builder's inventory and the market.

Where can I see Henderson and Lake Las Vegas new construction?

Start with our new construction page and the Lake Las Vegas builders guide. For local prices, see the Henderson housing market report and the Las Vegas housing market report.

Written by RECN Group with help from AI tools and checked against the builder pages linked above. Builder policies change; confirm current terms with each builder.