Henderson and Summerlin New Construction or Resale? What Buyers Regret After Moving In 2025

This isn't about which option is "better." It's about which regrets you're prepared to avoid.

Sarah and Marcus thought they'd done everything right.

They toured model homes in Henderson. Compared prices in older Summerlin neighborhoods. Asked all the right questions—or so they believed.

Six months after closing, Sarah discovered her "move-in ready" home wouldn't be finished for another four months. Marcus learned his HOA fees were just the beginning—a $1,200 annual SID he'd never heard of appeared on his first tax bill.​

Both wished they'd understood one critical truth: the biggest regrets don't surface until after you move in. nar​

The Las Vegas Valley offers two distinct paths for homebuyers in 2025—brand-new construction in master-planned communities like Cadence and Inspirada, or established resale homes in mature neighborhoods like Green Valley Ranch and Anthem. Each choice carries hidden costs, overlooked protections, and long-term consequences that most buyers never see coming until the boxes are unpacked.

What changed for buyers after the NAR settlement?

The rules changed on August 17, 2024, and most buyers walking into model homes still don't know it. nar​

Under the NAR settlement, any real estate professional working with you as a buyer must enter into a written buyer representation agreement before touring homes—including model homes and resale properties. This agreement must clearly specify how your agent will be compensated, whether by you or through negotiation with the seller, and must state that compensation is fully negotiable and not set by law. ​

Here's what many Henderson and Summerlin buyers regret: they walked into builder sales offices alone, unaware that the on-site sales representative works exclusively for the builder—not for them. By the time they realized they needed independent representation, they'd already registered, and bringing an agent afterward often wasn't possible.

The NAR settlement ended the practice of displaying buyer agent compensation on the Multiple Listing Service (MLS). Compensation is now negotiated directly between buyers and their agents, documented in writing, and must be an objective amount—not an open-ended "whatever the seller offers". nar

For resale transactions, this creates clarity. For new construction, it adds complexity, because builders often have their own policies about cooperating with buyer agents.

5 Questions to Ask Before Signing a Buyer's Agreement

1. What specific services will you provide throughout the transaction?
   

2. How will you be compensated, and is that amount negotiable?
   

3. Can I terminate this agreement if I'm not satisfied with your services?
   

4. Do you have experience representing buyers in new construction transactions?
   

5. Will you attend inspections and help me understand warranty coverage?
   

Buyers who skip representation, especially in new construction, consistently report wishing they'd had an advocate who understood builder incentives, SID disclosures, and contract terms before signing. The settlement didn't eliminate buyer representation. It made the terms transparent and the compensation negotiable. nar

Are Vegas builder incentives really a good deal long-term?

Builder incentives in Las Vegas reached levels in 2025 that haven't been seen in years.

Interest rate buydowns as low as 2.99% on select inventory. Closing cost assistance ranging from $5,000 to $15,000. Design upgrades worth $20,000 or more, included at no additional charge. On paper, these offers look irresistible. In reality, they mask higher purchase prices and long-term carrying costs that erode the savings within a few years.

Take a $450,000 new construction home in Cadence with a 2.5-point rate buydown and $10,000 in closing cost coverage. Compare it to a $430,000 resale home in Green Valley Ranch with no incentives but also no SID and lower HOA fees.

Cadence New Build:

• Purchase price: $450,000
  

• Rate buydown: 2.5 points (~$11,250 value)
  

• Closing cost credit: $10,000
  

• Effective price: ~$428,750
  

• Monthly HOA: $50
  

• Annual SID: $0 (Cadence typically has no SID)
  

• Total monthly housing cost (PITI + HOA): ~$2,680
  

Green Valley Resale:

• Purchase price: $430,000
  

• Rate: Market rate (no buydown)
  

• Closing costs: Buyer pays (~$10,000)
  

• Monthly HOA: $45–$75 (varies by neighborhood)
  

• Annual SID: $0
  

• Total monthly housing cost: ~$2,890
  

The new build wins in month one. But buyers regret not asking what happens when the incentive value is exhausted and the long-term costs kick in.

Here's the reality most buyers miss: builder incentives move inventory, not maximize your long-term value. When communities like Inspirada add HOA fees around $85/month plus LID assessments that can reach $1,500 annually for 10–20 years, the math shifts significantly.

10-Year Total Cost Comparison: New Build vs. Resale

The difference over a decade? Minimal—if you account for energy efficiency gains in new construction. But buyers consistently report regretting that they didn't model these numbers before accepting incentives at face value. 

Builders structure incentives to require their preferred lender, limit your ability to shop for better loan terms, and apply only to quick-close inventory homes. The most aggressive deals go to homes that are already built or nearly finished—limiting your customization options and forcing compressed timelines. richmondamerican

Regret #2 isn't about turning down incentives. It's about accepting them without calculating the full 10-year picture. 

The Warranty Illusion: What does Nevada’s 1-2-10 warranty actually cover?

New construction buyers expect peace of mind from the 1-2-10 warranty structure. 2-10​

One year for workmanship and materials. Two years for major systems like HVAC, plumbing, and electrical. Ten years for structural defects. It sounds comprehensive. Until you discover what it actually covers—and more importantly, what it doesn't. ​

Nevada's NRS Chapter 40 governs construction defect claims and establishes a 10-year statute of repose from the date of substantial completion. This gives homeowners a full decade to discover and pursue claims for qualifying defects. But the process isn't automatic, and the coverage has significant limitations. ​

Year 1: Workmanship and Materials
 If the drywall texture is uneven, the paint job is sloppy, or the tile installation is crooked, the builder is responsible—but only for the first year. Cosmetic issues that don't affect function are often disputed. And if you didn't document the defect before your one-year walk-through, getting the builder to address it becomes exponentially harder. 2-10​

Years 1–2: Systems Coverage
 HVAC, electrical, plumbing, and mechanical systems have two years of coverage. This sounds reasonable until you realize that many system failures occur in years three through five, after the warranty expires but long before you'd expect to replace them. ​

Years 1–10: Structural Defects
 This is the cornerstone of the warranty—coverage for foundation cracks, load-bearing wall failures, roof framing issues, and other structural problems. But "structural defect" has a narrow definition. It must materially affect the home's safety or structural integrity. Hairline foundation cracks that don't compromise stability? Often not covered. Minor settling? Considered normal. Buyers consistently report that they expected broader protection than the warranty actually provides. ​

The Chapter 40 process requires homeowners to provide reasonable notice of defects and allows builders the right to inspect and attempt repairs before litigation. Homeowners must also reasonably exhaust applicable warranties—meaning you need to pursue builder warranty claims before escalating to legal action. ​

Here's the regret: most buyers never hire independent inspections during construction.​

Critical Inspection Stages:

• Pre-drywall inspection: $200–$430 (before walls are closed)
  

• Final walk-through inspection: $300–$600 (before closing)​
  
  

These inspections catch issues while they're still easy and inexpensive to fix. Once drywall is installed, structural and mechanical problems become exponentially more costly to address. Buyers who skip these inspections consistently wish they hadn't. 2-10​

Third-party warranty companies like 2-10 Home Buyers Warranty provide insurance-backed coverage that survives even if the builder goes out of business. But many Nevada builders offer only personal warranties, which are only as reliable as the builder's continued solvency and willingness to honor claims. 2-10​

The warranty isn't an illusion—it's just narrower than most buyers expect. Regret #3 is realizing too late that you should have hired independent inspectors and read the warranty exclusions before closing. ​

The Resale Renovation Surprise — Hidden Costs of Older Homes

Resale buyers in established Las Vegas neighborhoods like Anthem and older Summerlin sections often celebrate lower purchase prices and the absence of SID fees.​

Then the first summer utility bill arrives. ​

New construction homes in Nevada typically achieve a HERS (Home Energy Rating System) score around 55, meaning they're 45% more efficient than a standard reference home. Older homes—especially those built before 2010—often score significantly worse, with monthly energy costs running $40–$80 higher during peak summer and winter months. ​

Over a decade, that's $4,800 to $9,600 in additional utility costs simply from inefficient HVAC systems, inadequate insulation, and outdated windows. Energy-efficient upgrades—new HVAC, improved insulation, upgraded windows—can easily cost $15,000 to $30,000 for a typical Las Vegas home. ​

Then there's the landscaping. ​

Nevada law prohibits using Colorado River water to irrigate nonfunctional turf after January 1, 2027. The Southern Nevada Water Authority (SNWA) enforces this mandate and offers rebates for converting grass to desert landscaping—currently up to $3 per square foot for residential properties, though rates have decreased from previous years and funding is limited. ktnv​

For a typical 1,500-square-foot lawn, conversion costs run $7,500 to $15,000 after rebates. Buyers who purchased resale homes with expansive grass lawns consistently report wishing they'd factored this mandatory expense into their purchase decision. ​

Typical Retrofit Costs for Resale Homes:

• HVAC replacement: $8,000–$15,000
  

• Window upgrades: $6,000–$12,000
  

• Insulation improvements: $2,000–$5,000
  

• Turf-to-xeriscape conversion: $7,500–$15,000 (after SNWA rebate)
  

• Total potential upgrades: $23,500–$47,000
  

New construction homes come with energy-efficient systems, drought-tolerant landscaping, and compliance with current building codes built into the purchase price. Resale homes shift those costs to you—often within the first few years of ownership. ​

The SNWA rebate helps, but the program has limits. Non-functional turf conversions for single-family homes currently receive $3 per square foot, while non-residential properties dropped to $2 per square foot in 2025. Rebate funds are allocated on a first-come, first-served basis, and some categories have annual caps. snwa​

Resale buyers save on the purchase price. But they consistently regret not budgeting for the energy efficiency gap and mandatory landscaping conversion before making an offer. ktnv​

How much do SID/LID fees add in Henderson/Summerlin?

Monthly HOA fees look straightforward in marketing materials. reviewjournal​

Then you discover master HOA fees, sub-association fees, and Special Improvement District (SID) or Limited Improvement District (LID) assessments that can add hundreds of dollars to your monthly payment for 10–20 years. cadencenv​

SIDs and LIDs are infrastructure financing mechanisms that pass the cost of streets, sidewalks, street lighting, water systems, and other community improvements from the developer to homeowners. These fees are attached to the property—not the owner—meaning they transfer to the next buyer if you sell before the assessment period expires.

How SID/LID Assessments Work:

• Fees typically range from $300 to $1,500 annually
  

• Assessment periods last 10–20 years from initial issuance
  

• Fees appear as a separate line item on your property tax bill
  

• They're mandatory and cannot be negotiated
  

• They remain with the property through ownership changes
  
  

Henderson master-planned communities structure fees differently. cadencenv​

For example, in Henderson LID and SID, Inspirada homes carry HOA fees around $85 per month plus LID assessments, reflecting the community's extensive amenities—parks, pools, sports courts, and open space across 85,000 acres. Cadence homes typically have no SID or LID fees but charge HOA assessments around $40–$50 monthly with fewer community amenities. cadencenv​

In Summerlin, HOA fees increased for 2026 across all three master associations. Summerlin North residents now pay $74 monthly (up from $65), Summerlin South pays $76 (up from $67), and Summerlin West pays $69 (up from $60). The Summerlin Council assessment, which funds parks, pools, and recreational programming, rose to $37 per month—already included in the overall HOA dues.​

What You'll Actually Pay Monthly in Summerlin and Henderson HOAs

These fees fund landscaping, security, community events, and maintenance of common areas. But buyers consistently report surprise at the total monthly cost once all assessments are combined. reviewjournal​

Older resale communities like Green Valley Ranch and Anthem typically have no SID assessments because infrastructure was paid off years ago. But they also offer fewer new amenities and may face special assessments for aging infrastructure repairs. ​

Regret #5 isn't about paying HOA and SID fees—it's about not understanding the full long-term cost before signing the purchase agreement. These fees are disclosed, but many buyers don't calculate the 10- or 20-year total until after they've committed.

For a $1,200 annual SID over 15 years, you're paying $18,000 that never builds equity. Buyers wish they'd factored that into their purchase price comparison from day one.

How long does ‘move-in ready’ really take?

Builders advertise "move-in ready" inventory and quick-close timelines.​

Buyers assume that means keys in 30 days. Reality often looks different.​

Spec Homes (Already Built or Nearly Complete):
Timeline: 30–60 days from contract to closing. These are the true quick-close opportunities, often paired with the most aggressive incentives because builders need to clear inventory and free up capital for new phases. richmondamerican​

To-Be-Built Homes:
Timeline: 4–6 months or longer from contract to completion. Timelines stretch when material shortages occur, labor is scarce, or builders prioritize other projects in their pipeline. Delays of 60–90 days beyond the estimated completion date are common, and penalty clauses for builder delays are often weak or absent in purchase contracts.​

Common Delay Causes:

• Supply chain disruptions for materials
  

• Labor shortages or contractor scheduling conflicts
  

• Weather delays (monsoon season impacts grading and foundation work)
  

• Permit or inspection delays from local jurisdictions
  

• Builder prioritization of higher-margin homes in other communities
  

Buyers selecting to-be-built homes consistently report frustration that their "six-month" timeline became eight or nine months, forcing them to extend leases, pay for temporary housing, or move twice. Builders rarely compensate for delays unless the contract includes specific penalty clauses—and most don't.​

Resale Timelines:
Standard closing: 30–45 days from accepted offer to close of escrow. Timelines are predictable because you're buying an existing home, not waiting for construction. Inspection contingencies, appraisal timelines, and loan processing drive the schedule—not lumber availability or subcontractor delays.​

The regret surfaces when buyers who needed to move by a specific date—job relocation, lease expiration, school enrollment—chose new construction and then faced months of uncertainty. Builders control the timeline, and buyers have limited recourse when delays occur.​

Spec homes offer speed. To-be-built homes offer customization but unpredictable timelines. Resale homes offer certainty. Buyers wish they'd prioritized timeline reliability over the allure of "brand new" when life circumstances demanded it.​

Decision Framework — Comparing Your Two Paths

The choice between new construction and resale isn't one-size-fits-all.

Each path carries distinct trade-offs across price, timelines, representation, warranties, energy efficiency, and long-term costs. Understanding which factors matter most to your situation determines which regrets you're most likely to avoid. nar​

New Build vs Resale Snapshot — Las Vegas 2025

The framework clarifies where each path excels and where it creates risk. Buyers who regret their choice most often prioritized one factor—price, or newness, or speed—without weighing the full picture. ​

For buyers prioritizing energy efficiency and modern systems, new construction offers immediate value. For buyers needing cost predictability and no SID fees, established resale communities make sense. For buyers who need to close quickly with certainty, resale or spec inventory are the only reliable options. ​

There's no universally "better" choice. Only the choice that aligns with your financial situation, timeline, and long-term plans. ​

Confidence Checklist

Before you commit to either path, confirm you've addressed these critical steps: ​

• Signed a written buyer representation agreement before touring homes (required as of August 17, 2024) nar
  

• Confirmed your agent's compensation is clearly disclosed and objectively defined in the agreement nar
  

• Reviewed and understood all builder incentives, including lender requirements and timeline restrictions richmondamerican​
  

• Calculated total 10-year ownership costs including HOA, SID/LID, energy, and maintenance
  

• Obtained independent pre-drywall and final inspections for new construction
  

• Read the full 1-2-10 warranty document and understand coverage limitations and exclusions 2-10​
  

• Confirmed whether warranty is builder-backed or third-party insured 2-10
  

• Verified SID/LID assessments, amounts, and payoff timelines for your specific property cadencenv
  

• Reviewed NRS Chapter 40 notice and right-to-repair procedures for construction defects 
  

• Calculated energy efficiency costs and potential SNWA landscaping conversion expenses ktnv
  

• Confirmed realistic construction timelines and reviewed builder delay penalty clauses
  

• Consulted with tax, legal, and financial professionals to confirm the decision aligns with your situation clarkcountynv

This checklist isn't optional. It's the difference between informed confidence and preventable regret. nar​

Note: This information is educational and not intended as financial, legal, or tax advice. Consult licensed professionals for guidance specific to your circumstances.

Turning Regrets into Readiness

Sarah eventually closed on her Henderson home—four months later than promised, but with a clear understanding of her warranty coverage and a third-party inspection report in hand.

Marcus refinanced his Summerlin resale property, upgraded to a high-efficiency HVAC system, and converted his backyard turf using SNWA rebates—turning his initial surprise into long-term savings. ​

Both learned the same lesson: the most expensive mistakes happen before you sign, not after.

New construction and resale homes each offer distinct advantages. New builds deliver modern efficiency, warranty protection, and customization options—at the cost of higher initial prices, SID assessments, and timeline uncertainty. Resale homes provide established neighborhoods, predictable costs, and faster closings—but often require energy retrofits and landscaping conversions to meet 2027 mandates. ktnv​

The buyers who avoid regret aren't the ones who choose "correctly." They're the ones who ask the right questions, hire independent advocates, calculate long-term costs, and understand exactly what they're signing before the ink dries. nar​

Representation matters. Written agreements matter. Inspections matter. Energy efficiency matters. Warranty details matter. SID disclosures matter. ​

The Las Vegas Valley offers extraordinary opportunities in both new construction and resale markets. The difference between regret and confidence is knowing which costs are visible today—and which ones are hiding in plain sight. ​

Curious how these options fit your situation? Let's connect and explore your options.

FAQ's

1) What changed for buyers after the NAR settlement?
You must sign a written buyer representation agreement with your agent before touring homes (model or resale). The agreement must clearly state services and how your agent is compensated; compensation is negotiable and not set by law.

2) Can I bring my agent to a builder after I already registered alone?
Often no. Many Las Vegas builders require your agent to be present and registered on your first visit. Ask the sales office about their policy before you go and have your agreement signed in advance.

3) Do builders still pay buyer agents in Las Vegas?
Sometimes. Builder policies vary and can change by community or inventory. Your agreement should explain how your agent is paid (by you, by the seller/builder, or via negotiation).

4) Are builder incentives (rate buydowns, closing credits, upgrades) actually a good deal?
They can be—but compare the 10-year total cost. Incentives may be tied to a preferred lender, quick-close timelines, or higher list prices. Model both options (new build vs resale) including HOA, SID/LID, energy, and maintenance.

5) What’s the difference between SID and LID—do I have one?
SIDs/LIDs are special assessments for community infrastructure, billed on your property tax statement for 10–20 years. Some Henderson/Summerlin villages have them, others don’t. Verify the actual parcel via title report and the county treasurer/assessor sites.

6) Can I pay off my SID/LID early?
Sometimes, yes. Some districts allow a payoff of the remaining principal during specific windows; others only permit annual installments. Check payoff procedures and any fees with the managing district and your title company.

7) Does Cadence have a SID/LID? What about Inspirada?
Cadence generally markets no SID/LID but has standard HOA dues. Inspirada typically has HOA plus a LID/SID in many sections. Always confirm for the specific address—assessments can vary by phase/parcel.

8) How long does “move-in ready” really take?
Spec/quick-move-in homes are commonly 30–60 days from contract to close. To-be-built homes often run 4–6+ months, and delays of 60–90 days can happen due to materials, labor, permits, or weather.

9) What does the 1-2-10 new-home warranty actually cover?
Typically: 1 year workmanship/materials, 2 years on major systems (HVAC, plumbing, electrical), and 10 years structural (narrowly defined). Coverage and exclusions vary—read the warranty and note whether it’s builder-backed or third-party insured.

10) Should I hire inspections on new construction?
Yes. Do a pre-drywall inspection and a final inspection before closing. Issues are easier and cheaper to address before walls close and before you sign.

11) How energy-efficient are new homes vs resale in Las Vegas?
New builds often achieve HERS scores near ~55 (about 45% more efficient than a standard reference home). Older resales can be higher (less efficient), which can add $40–$80/month during peak seasons until you upgrade HVAC, insulation, and windows.

12) Do I have to remove grass because of SNWA rules?
Nonfunctional turf has phase-out requirements; rebates exist but change over time. If you’re buying a resale with lawn, budget for a potential turf-to-xeriscape conversion and check current SNWA program terms and reservation steps.

13) What HOA fees should I expect in Summerlin/Henderson?
Expect a master HOA plus, in some neighborhoods, a sub-association—and in certain areas, a SID/LID. Dues and assessments update periodically; confirm the current amounts and any planned increases for the community you’re buying in.

14) Where do SID/LID charges appear and how do I verify them?
Look for a separate line on your Clark County property tax bill. Cross-check the amount and payoff terms with the county treasurer/assessor pages and your title company before you remove contingencies.

Note: This FAQ is general information for Nevada and isn’t legal, tax, or financial advice. Verify current program terms, fees, and timelines for the specific property you’re considering.

About the Author

Gavin Brenkus | Lead Agent & Director of Lead Generation

A three-time recipient of the prestigious "Who's Who Under 40" award from Las Vegas REALTORS®, Gavin Brenkus has firmly established himself as one of the most accomplished real estate professionals in Southern Nevada. As a Lead Agent and the Director of Lead Generation for The Brenkus Team, he is an integral part of a family-owned legacy that has achieved nearly $2 billion in sales volume and successfully closed over 8,000 transactions.

For Gavin, real estate is more than a profession—it's a lifelong passion. Immersed in the industry from the age of 16 and licensed before graduating high school, he offers a rare depth of market knowledge that combines youthful energy with decades of absorbed expertise.

His professional philosophy is built on a foundation of listening. Gavin is dedicated to fully understanding the unique wants and concerns of his clients, allowing him to curate a tailored and seamless experience from start to finish. This client-first approach ensures that everyone he works with feels heard, valued, and expertly guided.

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