One of the most common things I hear from buyers who are seriously considering Ascension Summerlin is some version of the same concern: “I have never built a new construction home before. I do not even know where to start.” That is completely understandable, and it is one of the most important reasons to have an experienced agent by your side from day one. Building a luxury home in Summerlin is an exciting process, but it has distinct steps, timelines, and decisions that are very different from buying a resale home. This walkthrough covers what to expect at every stage, from your first conversation about Ascension to the day you receive the keys.
Step 1: Get Informed Before You Visit a Builder
The first thing I tell every client who is thinking about building in Ascension Summerlin is this: call me before you walk into a builder’s sales office. This is not just a sales pitch. In the state of Nevada, builders and their on-site sales associates are legally required to represent the builder’s interests, not yours. They are friendly, knowledgeable, and helpful in many ways, but they are not your advocate. If you walk in without representation and sign anything, you are doing so without anyone in your corner.
Before visiting the model homes, we will talk through your goals, your timeline, your budget, and which collection and builder makes the most sense for your lifestyle. I will share what I know about current availability, waitlists, lot releases, and anything else that affects your options right now. That conversation saves time and helps you walk into the builder’s office prepared.
Step 2: Lot Selection
Home sites at Ascension Summerlin have been released in limited amounts, and demand has been high. Several subdivisions within the community have already sold out entirely. When a new lot release happens, it can move quickly.
Once you are ready to move forward, lot selection is one of the most consequential decisions in the entire process. The lot determines your views, your relationship to neighboring homes, your backyard orientation, and in some cases how much flexibility you have with the floor plan. Some lots have mountain or city light views. Some back to open space or other features that affect long-term value. I walk through lot selection with every client carefully, because it is easy to focus entirely on the home design and overlook how much the lot itself matters.
Step 3: Choosing Your Floor Plan and Builder
Ascension Summerlin has two builders: Toll Brothers and Pulte Homes. Each brings a different style and approach to the design process.
Toll Brothers offers six single-story floor plans across the Highrock Collection, ranging from approximately 3,623 to 3,940 square feet, and three two-story plans in the Crestline Collection ranging from roughly 4,783 to 4,998 square feet. The Crestline homes include features like a next-generation suite, an elevator option, and upper-level lofts, which makes them a strong fit for multigenerational families.
Pulte Homes offers four single-story plans at The Pointe, starting around 3,475 square feet, and three two-story plans at Caprock, ranging from 3,981 to 4,530 square feet. Pulte’s collections tend to have a semi-custom feel with significant flexibility in how you personalize the home through the design process.
Build timelines at Toll Brothers typically run 12 to 14 months from contract, though my builds in the community have generally come in around 10 to 12 months. Pulte Homes typically quotes 8 to 10 months. Either way, you are making a significant commitment of time, and understanding that timeline upfront helps you plan your relocation accordingly.
Step 4: Writing the Contract
The purchase contract for a new construction home is substantially more complex than a resale transaction. Builder contracts are written to protect the builder. They cover things like change order procedures, construction delays, price escalation clauses, and what happens if certain materials or finishes become unavailable during the build. They are not designed to be easy reading, and they are not designed with the buyer in mind.
I review every contract with my clients before anything is signed. We go through the key provisions together so you understand exactly what you are agreeing to, what your rights are, and where there may be room to negotiate terms or request modifications. This is one of the most valuable parts of having representation during a new build.
At the time of contract, you will typically put down a deposit. The deposit amount varies by builder and floor plan. Make sure you understand the deposit structure and the conditions under which it may or may not be refundable.
Step 5: The Design Center Appointment
This is the stage that most buyers look forward to most, and it is also the stage where costs can escalate quickly if you are not careful. Both Toll Brothers and Pulte Homes have design centers where you will select your structural options, finishes, fixtures, flooring, cabinetry, countertops, appliances, and more. For a home in the $1.8 to $2.6 million range, the design center options are extensive and high-end.
A few things to keep in mind going into your design center appointment:
- Structural upgrades, such as adding a loft, expanding a room, or modifying a floor plan, must typically be selected before or at the design center appointment. These cannot be added later.
- Some upgrades have meaningful resale value and are worth the investment. Others are highly personal and may not add value in the future. I can help you think through which options make sense from a value standpoint.
- It is easy to add $100,000 or more in design center upgrades. Going in with a budget and a priority list helps keep things in check.
- Photos and notes from your appointment will be invaluable later. Take detailed records of everything you select.
Step 6: The Build Phase
Once your contract is signed and your design selections are finalized, construction begins. For most buyers, this is a period of relative waiting, but it is also a phase where staying engaged matters.
During the build, I stay in regular contact with the builder’s superintendent, sales associates, and any other relevant contacts on the project. I provide my clients with weekly updates, whether by phone, video call, in-person site visits, or whatever format works best. If issues come up during construction, whether it is a material substitution, a framing question, or something that does not look right, having someone actively monitoring the process is invaluable.
New construction builds are not always perfect. Issues come up. The key is catching them early, before they are buried behind drywall or finished with flooring. Regular site visits and open communication with the builder’s team help ensure your home is built to the standards you paid for.
Step 7: Pre-Drywall Inspection
Before the walls are closed up, there is a window to inspect the framing, plumbing rough-in, electrical rough-in, and HVAC layout. This is called the pre-drywall or frame stage walkthrough, and it is one of the most important opportunities in the entire build process. Problems that would cost thousands to fix after the walls are closed can often be corrected quickly and inexpensively at this stage.
I strongly recommend hiring a third-party home inspector for this walkthrough. The inspector works for you, not the builder, and brings an objective eye to the construction at a stage when corrections are still easy to make.
Step 8: The Final Walkthrough and Blue Tape
As the build nears completion, you will conduct a final walkthrough with the builder’s representative to identify any items that need to be addressed before closing. This is commonly called the blue tape walkthrough because blue painter’s tape is used to mark defects, incomplete items, or anything that needs attention.
This walkthrough requires a careful eye. You are looking at paint quality, trim alignment, cabinet installation, flooring, appliances, fixtures, doors and windows, grout lines, and dozens of other details in a home that is thousands of square feet. I walk through with my clients and take a systematic approach to the inspection to make sure nothing is missed.
Any items identified during the blue tape walkthrough should be remedied before you close, or documented in writing with a commitment from the builder to address them within a specific timeframe after closing.
Step 9: Closing and Move-In
Once the build is complete and all outstanding items are resolved, you will close on the property. New construction closings involve reviewing a final set of documents, confirming that the home matches the contract specifications, and completing the financial transaction. Your lender will need to be actively involved throughout the build, as some financing structures for new construction differ from standard mortgage processes.
After closing, the builder’s warranty coverage begins. Both Toll Brothers and Pulte Homes offer structural warranties and coverage for workmanship and systems. Understanding what is covered, for how long, and how to submit warranty claims is something I review with every client before we reach closing.
Why Having a Realtor Matters in This Process
Every step I described above is something I handle alongside my clients. The builders pay my commission, which means my representation costs you nothing out of pocket. You get someone with over 22 years of Summerlin real estate experience in your corner, at no additional cost to you, throughout what is typically a 10 to 14-month process. There is genuinely no reason to go through this without representation.
I have already helped multiple clients build their homes in Ascension Summerlin. I know the builders, the superintendents, the process, and the community. If you are thinking about building here, I would love to be the person who walks you through it.
Ready to Get Started? Contact Michael Bondi
Whether you are in the early research phase or ready to move forward, reach out and let’s talk. I can give you the most current information on lot availability, pricing, timelines, and everything else you need to make a confident decision about building in Ascension Summerlin. Almost 90% of Ascension Summerlin is built out and the final opportunities to build will be done in the next year or less, so it’s important you contact me right away.
Michael Bondi, Summerlin Realtor
Phone: 702-768-2552
Email: michael@lvrealty4sale.com
Website: michaelbondi.realtor
