The brief
You are not worried about the market. You are worried about being handled.
At this level the sales process is smoother, the design studio is nicer, and more people are managing you. NDA Luxe puts one advisor in the room who is not paid to sell you anything. His job is to read the contract, hold the allowances, and keep the build on the terms you signed.
The design studio
The plans are theirs. The selections are yours. The price is set in the selections.
Blue Heron, Christopher Homes, LIVV and the valley’s other high-end builders sell finished spec residences, homes still under construction that you can personalize, and custom programs on their own lots. The agreement, the allowances and the schedule were written before you sat down with the designer. That is where a $3M residence becomes a $3.6M residence.
nda luxe · Luxury construction, from about $1M
The community sets the range. The contract sets the cost.
Semi-custom to fully custom spec residences from the valley’s high-end builders: finished inventory, architecturally significant spec homes, builder-led custom programs, and residences you can still personalize during construction. In The Ridges, Ascaya, MacDonald Highlands, Lake Las Vegas and Summerlin. The same work as NDA, with bigger numbers, longer builds and more places for the cost to move.
See what changesWhere a luxury build gains or loses money.
The builder’s program is good, and it is built to sell upgrades. Finished or still under construction, NDA Luxe sits with you through the four decisions where the price is set.
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Builder and residence
Finished spec, under construction, or a custom program on the builder’s lot. Which one fits the budget and the way you live, and which homesite still has its view when the neighbors finish.
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Design and selections
What the architecture and the base specification include, what counts as an upgrade, where the allowances run out, and what you can still change while the house is under construction.
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Contract and schedule
The builder’s agreement read line by line: deposits, change orders, delays, and what happens to the price when materials move.
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Oversight and inspections
Construction oversight through each stage, independent inspections at the points that matter, and a walkthrough that is finished before you sign.
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 a luxury builder, now.
High-end builders carry finished and near-finished residences too, and at year end they are motivated to move them. On a home started from the lot, the allowances, the design-studio credit and the schedule are all negotiable before you sign, and NDA Luxe negotiates them.
A rate buy-down from the builder. Builder-paid points on the construction or permanent loan, negotiated against the price.
Credits in the design studio. Allowances raised, upgrades included, and a schedule with teeth.
Up to 0.5% back from NDA Luxe. On top of whatever the builder gives. Up to half a percent of the price, credited to you at closing.
The builder’s co-op is in the price of every residence at this level, whether or not anyone represents you. The builder pays NDA Luxe from it, and NDA Luxe returns up to half a percent to you at closing. On a $2.5M residence, that is up to $12,500.
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 design studio
One conversation before the contract, and the rest is on your terms.
Send the residence you are circling, finished or still framing, or the program you have been shown. Eric will tell you what the allowances, the lot and the schedule are really going to cost.
Lic. S.200995 · Brokered by Simply Vegas
High-end builders are where careful buyers get talked into a great builder’s worst lot. The residence is excellent. The lot was still available for a reason.
NDA Luxe is the same work, with more at stake.
Where the high-end builders are.
Blue Heron, Christopher Homes and LIVV, and the upper end of Toll Brothers, Tri Pointe, Pulte and Shawood, in the hillside and guard-gated communities.
- The RidgesSummerlin
- AscayaHenderson
- MacDonald HighlandsHenderson
- Lake Las VegasHenderson
- SummerlinLas 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.
Production, semi-custom, or custom spec: what am I actually buying?
How much you get to change is a function of price, not logo. Toll, Tri Pointe and Pulte all open a design studio above a certain number. Christopher sells a plan collection in language that sounds fully custom. There is no hard and fast rule. Finished spec residence, a home you can still personalize, or a builder’s custom program: NDA reads the plan, the allowances and the agreement, and tells you which one you are actually buying.
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.
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.
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.
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.
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 builder or the community.
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.