The plan
The market is hard. Your plan was always a home.
Rates moved, prices moved, and the news did not help. The plan did not change. When you buy new, directly from the builder, NDA puts an advisor on your side of the table and returns part of the fee to you at closing.
The first visit
There is a form at the door.
The model is lit like a film set and the person at the desk is friendly. Before the tour there is a card asking whether you have an agent. Most builders here want that answer on the first visit. Say no, and in that community you have usually given up the right to bring an agent later. So before you walk in, send me the community.
nda · New Development Advisory
The sales office works for the builder. NDA works for you.
Production builders across the valley, whether you buy a finished home or start one from dirt. They write their own contracts, set their own incentives and staff their own sales offices. NDA puts someone on your side of that table, from the first model tour to the final walkthrough.
See what changesWhat changes when someone is on your side.
The sales office is friendly, and it works for the builder. NDA sits with you through the four decisions where that costs money.
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Community and lot
Which builder, which phase, which homesite, and why. Quick move-in or built from the ground up. Including the ones the sales office will not bring up.
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Incentives and contract
What the incentive is really worth against the price, and what the builder’s own agreement actually commits you to.
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Inspections
Independent inspections at each stage of the build. Recommended every time, even when the builder says they are not needed.
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Walkthrough and closing
A punch list that is finished before you sign, and a closing that stays on the terms you agreed.
Need to sell first?
EGLuxe has that covered.
Your next home is only half the equation.
Through EGLuxe, we can coordinate the sale of your current property alongside your new-construction purchase, from pricing and presentation to timelines and closing.
And when we handle both transactions, you may qualify for additional savings through a preferred listing fee.
One coordinated strategy. Two transactions. Less friction.
Any preferred listing fee is agreed individually, subject to brokerage approval, and documented in the listing agreement. Real estate commissions are negotiable and not set by law. The NDA buyer credit and a listing-fee arrangement are separate; neither is automatic, and they are not guaranteed to combine.
Illustrative credit, up to potential credit at closing, on top of whatever the builder gives.
Why buy new, now.
Most of the national builders close their fiscal year between September and December, and all of them want standing inventory gone by year end. That is when the incentives are deepest. A home built from the ground up has its own leverage, and NDA negotiates that too: lot premiums, structural options and design-studio credits, settled before the slab is poured.
A rate buy-down from the builder. Builder-paid points or a permanent buy-down, negotiated against the price, not instead of it.
Money off the home. Price reductions and closing costs on standing inventory. Lot premiums, structural options and design-studio credits on a home you start from dirt.
Up to 0.5% back from NDA. On top of whatever the builder gives. Up to half a percent of the price, credited to you at closing.
The builder was always going to pay a commission to someone. On most new-construction purchases the builder pays NDA, not you. NDA returns up to half a percent of the price to you at closing. On a $1.2M home, that is up to $6,000.
If you’re asking how this benefits me, the truth is simple. It’s easier for me to offer you cash back and earn you as a client than to spend that money chasing leads. This market isn’t an easy one for anyone. I would rather give you part of my commission. This way, we both win.Eric Grant
The figure above is an illustration, not a payment. On qualifying purchases where the builder or developer pays buyer-broker compensation, NDA credits up to 0.5% of the purchase price to the buyer at closing. The credit and the compensation are agreed in writing before the first visit and stated in full. The credit is subject to lender and brokerage approval, closing-cost limits, escrow and title requirements and applicable law, and it appears on the closing statement. It is not cash after closing. Broker compensation is fully negotiable and not set by law.
Before the first visit
Start with a conversation, not a registration card.
A short call to sort out goals, timing and the communities worth your weekend. No agreement, no pressure, and you keep the right to bring an agent.
Lic. S.200995 · Brokered by Simply Vegas
I moved here from California and bought here. I have stood in a model home, impressed, with nobody in the room who worked for me.
NDA is the practice I built so the next buyer has someone, and gets some of the money back.
Where the builders are building.
Production communities across the valley, with the most activity in Summerlin, Henderson and the Northwest.
- SummerlinLas Vegas
- Skye CanyonNorthwest
- CadenceHenderson
- InspiradaHenderson
- Southwest ValleyLas Vegas
Questions
Asked constantly. Answered straight.
What is a new development advisor?
A licensed real estate agent who represents the buyer, not the builder, in a new construction purchase. The advisor establishes representation before you register, compares communities and builder terms, negotiates incentives and lot pricing, and stays on the file through inspections and the final walkthrough. The builder’s sales agent works for the builder. The advisor works for you.
Does representation cost me anything?
In most Las Vegas new construction purchases, the builder compensates the buyer’s broker. Compensation is negotiable, never set by law, and confirmed in writing before the first tour. When the builder pays, up to half a percent of the price comes back to you as a credit at closing.
How does the 0.5% back work?
When the builder or developer pays buyer-broker compensation, NDA credits up to half a percent of the purchase price back to you at closing. The amount is agreed in writing before the first visit, shown on your closing statement, and subject to lender approval. On a $1.2M home, that is up to $6,000.
When should you get involved?
Before the first visit. Most builders decide representation at registration, the moment you first walk in. Call before you tour and the question never comes up.
Will the builder lower the price if I skip an agent?
As a rule, no. Builders protect their comparable sales and their appraisals, so the unrepresented buyer usually pays the same price. The difference is who reads the contract before you sign it, and who does the negotiating after that. An advisor who already works with that sales team knows what the builder has been doing recently on incentives, credits, and lot pricing, so the conversation starts from what is actually available rather than from the brochure.
I already visited a community. Is it too late?
Sometimes, for that community. Registration policies vary by builder and by community. Send the communities you have visited and NDA will map out what is still possible, honestly.
Do I still need inspections on a brand new home?
You are not required to. NDA recommends it every time. New means new, not perfect, and the pre-drywall stage is the only chance to see what goes behind the walls. NDA coordinates independent inspections then, and again before your final walkthrough.
I have to sell my current home first. Can you do both sides?
Yes, and it is the common case. NDA prices and prepares the sale around the builder timeline, so your close date and your delivery date are planned against each other instead of colliding.
What is a buyer representation agreement?
A written agreement, required before touring, that defines NDA’s duties to you and how compensation works. The figure in it is a maximum, not a target. In practice the builder pays NDA, and if that is less than the maximum in the agreement, that is the number. NDA does not come back to you for the difference. You will read the agreement and understand it before the first home.
Something else? Ask Eric directly.
Contact
Send the community or the builder.
702.849.9181 eg@egluxe.comWhether you’re five minutes away or a thousand miles away, we’ve dealt with both and we’re here to help. Eric answers the phone himself. Send whatever you have: a link, a lot number, a few photos.