Greater Las Vegas · New construction
I track builder-advertised incentives across the valley, check each one at the source, and represent you so the incentive you were promised is the one on your closing statement.
This week's incentives
Only publicly advertised offers I've verified and approved appear here. Each shows the builder's wording verbatim, the date I last checked it, and a link to the original. Offers that aren't re-verified within two days come down automatically.
Source of information: Offers shown are compiled from builders' publicly available websites and promotional materials as of the 'Last Verified' date for each listing. This information is provided for general informational purposes only and has not been independently verified by Shane Judge or C21 1st Priority. Shane Judge and C21 1st Priority make no representations or warranties as to its accuracy, completeness, or current availability and are not responsible for errors, omissions, or changes made by builders or lenders. Incentives, pricing, availability, and financing terms are set solely by each builder and its lender, may change or end without notice, and may be subject to eligibility requirements, use of a preferred lender, and credit qualification. Buyers should confirm all details directly with the builder and lender before relying on them.
Why work with Shane
The builder's representation costs you nothing extra. In most new-construction sales the builder pays your agent's commission, and the advertised price is the same either way. The only question is whether someone is on your side of the table.
I register you on your first visit so you keep representation, attend the walkthroughs, and track every date in the builder's contract.
I keep a standing line open with 50+ builder sales contacts so I hear early when a contract falls through. I sold three of those homes in 2026.
Builder contracts are written by the builder's attorneys, not the standard GLVAR forms. I walk you through deposit terms, completion-date language, lender conditions, warranty limits and dispute clauses before you sign. Legal questions go to a Nevada attorney.
I also read the solar paperwork, where 25-year lease terms and annual escalators can quietly change your monthly cost.
My private research tracks 21+ builders and their advertised incentives across Las Vegas, Henderson, North Las Vegas, Boulder City, Mesquite and Pahrump.
I convert each offer to the same yardstick: cash to close, monthly payment and five-year cost, so a $20,000 credit and a 4.99% rate can be compared honestly.
Macro: GLVAR and published data, cross-verified before I use it, and taught weekly on my YouTube channel and Friday live show.
Micro: lot premiums, special assessments, HOA structures, utility and permitting realities from Summerlin to Pahrump land.
“I tell you when the numbers say push, and when they say move fast.”
Shane Judge, Broker AssociateBuyer education
The fastest way to lose an incentive's value is to evaluate it on the headline number. Here's how I evaluate it instead.
The same incentive dollars can lower your cash to close or your monthly payment. Which wins depends on how long you'll keep the loan.
| Use of the $20,000 | Monthly P&I | What it means |
|---|---|---|
| Closing costs | $3,160 | $20,000 less cash at closing. Payment unchanged. |
| Permanent buydown to ~5.75% | $2,918 | Saves ~$242/mo. Breakeven ~82 months. |
| Permanent buydown to ~5.50% | $2,839 | Saves ~$321/mo. Breakeven ~62 months. |
| 2-1 temporary buydown | $2,533 → $2,839 → $3,160 | Costs ~$11,380. Leftover ~$8,600 can go to closing costs. |
If you're likely to refinance or sell within five years, a permanent buydown may never pay for itself. Buydown pricing varies by lender and day.
Know the cap. Lenders limit how much a seller can contribute. Conventional loans on a primary or second home: 3% of price above 90% loan-to-value, 6% from 75.01–90%, 9% at 75% or less; 2% on investment property. Contributions can't fund your down payment, and excess must be deducted from the sales price.
Payment math is principal and interest only, for illustration; not a loan quote or commitment to lend. Concession limits: Fannie Mae Selling Guide B3-4.1-02. FHA, VA and USDA have their own limits. Confirm with your lender.
Most builders require your agent to be with you, or registered in advance, on your very first visit to a community. Walk in alone and sign the guest card, and many builders will treat you as unrepresented for that community.
A city inspection confirms minimum code compliance at specific stages. It is not a quality inspection for you. New homes have defects too: missed flashing, grading that drains toward the slab, HVAC and plumbing issues.
Some builder contracts restrict inspector access or timing. I check those terms before you sign. Nevada's pre-litigation process for construction defects is in NRS Chapter 40.
Base price is the starting line. I compare communities on what you'll actually pay:
Every verified offer on one printable letter page, with the date it was checked.
Start here
A 30-minute call to review your budget, timeline and the communities that fit, before you visit a model.