Buying New Construction in Cadence: Complete Guide for 2026

by Ryan Rose

Cadence is new construction only. No resale homes yet. This means working with builders, navigating design centers, and understanding builder processes.

Here's how to buy new construction in Cadence without getting ripped off.

Step 1: Choose Your Builder

Cadence has seven builders. Each has different floor plans, pricing, build quality, and customer service reputations.

Current builders: Lennar (largest presence, includes solar in many homes, Heritage 55+ community), Woodside Homes (mid-range pricing, flexible floor plans), Richmond American (entry-level and mid-range options), Toll Brothers (luxury focus, higher pricing), Beazer Homes (townhomes and single-family, energy-efficient focus), Century Communities (affordable options), KB Home (customizable floor plans).

How to choose: Visit every builder's model homes. Compare floor plans for your budget. Check online reviews (Google, Yelp, BBB). Ask neighbors in Cadence about their builder experience. Compare base pricing vs fully-loaded pricing. Check what's included vs upgrades. Review builder warranties.

Don't pick based on model home aesthetics. Models have $100K+ in upgrades you won't get in the base price.

Step 2: Understand Base Price vs All-In Price

Advertised "starting at" prices are misleading. Base price excludes lot premiums, required upgrades, and design center selections.

Additional costs beyond base: Lot premium ($5K to $50K+ depending on location, size, corner, cul-de-sac, or view), required neighborhood upgrades (some HOAs mandate specific exterior finishes), design center selections (flooring, countertops, cabinets, appliances, lighting, plumbing fixtures), landscaping upgrades (builder includes minimal front yard), structural options (additional rooms, extended garage, covered patio).

Expect final price to be 10% to 25% above advertised base price. A $400K base home often costs $440K to $500K after lot premium and typical upgrades.

Step 3: Get Pre-Approved Before Visiting

Builders require pre-approval before reserving lots or signing purchase agreements. Don't waste time touring if you don't know your budget.

Pre-approval requirements: Credit score (most builders want 620+ for FHA, 680+ for conventional), income documentation (pay stubs, tax returns, W-2s), down payment verification (bank statements showing funds), debt-to-income ratio under 43% (some builders allow up to 50%).

Bring your own lender OR use builder's preferred lender for incentives. Builder lenders often offer closing cost assistance ($5K to $15K) if you use their financing.

Step 4: Select Your Lot Carefully

Lot selection impacts daily living more than floor plan. Choose wisely.

Avoid lots: Backing to main roads (noise, traffic, pollution), adjacent to parks (parking congestion, noise from events), corner lots without side yard privacy, lots near planned construction phases (years of truck traffic), lowest elevation lots (water drainage issues), lots directly across from community pools or amenities (parking problems).

Premium lots worth paying for: Cul-de-sac lots (less traffic, more privacy), view lots with mountain or Strip views, oversized lots (room for pools, outdoor living), interior lots away from through-traffic streets.

Visit the lot multiple times. Morning, afternoon, evening. Weekday and weekend. Check noise, traffic patterns, and sun exposure before committing.

Step 5: Navigate the Design Center

The design center is where budgets explode. Builders make significant profit on upgrades.

Set your upgrade budget before entering: Conservative: 5% to 8% of base price. Moderate: 10% to 15% of base price. Aggressive: 20%+ of base price. On a $400K home, that's $20K to $80K in upgrades.

Best value upgrades: Upgraded flooring (tile, LVP, hardwood vs carpet), kitchen cabinets (soft-close, pull-outs, extra cabinets), countertops (quartz upgrades), lighting packages (recessed lighting throughout), electrical upgrades (extra outlets, USB outlets, pre-wire for security), plumbing fixtures in primary bath.

Upgrades you can skip: Landscaping (hire outside contractor for 50% less), window coverings (not included anyway, buy from Costco or Home Depot), paint upgrades (builder white is fine, repaint later), appliance upgrades (builder-grade works, upgrade later if needed).

Never skip: Structural changes (can't add later: extra rooms, garage extensions, covered patios, extra windows), pre-wire and rough-ins (electrical, plumbing, gas lines for future additions).

Step 6: Understand Builder Incentives

Builders offer incentives to move inventory and hit sales quotas. Use this to your advantage.

Common incentives: Closing cost assistance ($5K to $20K toward closing), interest rate buydowns (1% to 2% reduction for 1-2 years), free upgrades (flooring package, appliance package, landscape upgrade), waived HOA transfer fees, design center credits.

When incentives are best: Move-in ready homes (builders discount completed inventory), end of month or quarter (sales teams have quotas), slower selling neighborhoods (builders incentivize difficult lots), new phase launches (first buyers get deals to create momentum).

How to negotiate: Ask directly what incentives are available. Compare incentives across builders. Get everything in writing in the purchase agreement. Don't accept verbal promises.

Step 7: Construction Timeline and Monitoring

New construction in Cadence takes 4 to 8 months depending on home size and builder schedule.

Typical timeline: Lot selection to contract: 1 to 2 weeks. Design center appointment: 2 to 4 weeks after contract. Construction start: 4 to 8 weeks after design center. Build time: 4 to 6 months. Final walkthrough and closing: 1 to 2 weeks after completion.

Construction monitoring: Visit your home weekly during construction. Take photos of framing, plumbing, electrical before drywall. Check for proper installation and quality. Flag issues immediately with builder superintendent. Bring a Realtor or inspector for key stages (framing, rough mechanical, pre-drywall).

Builders won't fix what you don't flag during construction. Once drywall goes up, it's harder to address issues.

Step 8: Final Walkthrough and Closing

Your final walkthrough happens 5 to 10 days before closing. This is your last chance to catch issues.

What to check: All appliances work, all outlets and switches function, HVAC heats and cools properly, plumbing fixtures work (no leaks), doors and windows open/close smoothly, flooring is installed correctly (no gaps, damage), paint is complete and clean, exterior is finished per plans.

Common issues: Drywall cracks, paint touch-ups needed, flooring damage, appliance dents or scratches, missing hardware, landscaping incomplete, grading issues.

Create a punch list. Builder must fix all items before or shortly after closing. Get timeline in writing.

Step 9: Use Your Own Realtor

Builders pay buyer's agent commissions. Using your own Realtor costs you nothing and provides representation.

Why you need representation: Realtors review purchase agreements for unfavorable terms, negotiate incentives and upgrades, attend design center appointments, monitor construction quality, advocate during disputes, coordinate inspections and walkthroughs.

Critical: Bring your Realtor on first visit. If you register with builder before bringing representation, you forfeit the right to use a Realtor later.

Common Mistakes to Avoid

Mistake 1: Maxing out budget on base price, leaving no money for upgrades or closing costs.

Mistake 2: Buying based on model home without understanding what's included in base price.

Mistake 3: Not reading purchase agreement carefully (builders use their contracts, which favor builders).

Mistake 4: Skipping construction monitoring (quality issues are easier to fix during construction).

Mistake 5: Not budgeting for backyard landscaping, window coverings, and initial furnishings.

Mistake 6: Choosing lot based solely on price without considering noise, traffic, or future construction.

The Bottom Line

Buying new construction in Cadence requires understanding builder processes, lot selection, design center navigation, and construction monitoring. Budget 10% to 25% above base price for lot premiums and typical upgrades.

Use builder incentives wisely. Bring your own Realtor for representation. Monitor construction weekly. Complete thorough final walkthrough before closing.

New construction means warranties and zero deferred maintenance, but it also means navigating builder-controlled processes. Educate yourself before signing anything.

Ready to buy new construction in Cadence Henderson? Want representation through the entire process? Let's talk. I work with all Cadence builders and can help you negotiate the best deal.

Frequently Asked Questions About Buying New Construction in Cadence Henderson

Q1: How much more should I budget beyond the base price for a new construction home in Cadence?

Expect to pay 10% to 25% above the advertised base price. This includes lot premiums ($5K to $50K+), design center upgrades, and required neighborhood finishes. A $400K base home typically costs $440K to $500K once all costs are included. Budget conservatively and reserve funds for upgrades, closing costs, and post-move expenses like backyard landscaping and window coverings.

Q2: Which builders are currently building in Cadence in 2026?

Cadence features seven builders: Lennar (largest presence with solar included), Woodside Homes (mid-range with flexible floor plans), Richmond American (entry-level to mid-range), Toll Brothers (luxury focus), Beazer Homes (townhomes and single-family), Century Communities (affordable options), and KB Home (customizable floor plans). Visit all model homes and compare pricing, included features, and customer reviews before choosing.

Q3: Do I need my own real estate agent when buying new construction?

Yes, absolutely. Builders pay buyer's agent commissions, so using your own Realtor costs you nothing. Your agent will review purchase agreements, negotiate incentives, attend design center appointments, monitor construction quality, and advocate for you during disputes. Critical: Bring your Realtor on your first visit to the builder's sales office, or you may forfeit the right to representation.

Q4: How long does it take to build a new home in Cadence?

The entire process takes 6 to 10 months from contract to closing. This includes 1-2 weeks for lot selection, 2-4 weeks to design center appointment, 4-8 weeks until construction starts, 4-6 months of actual build time, and 1-2 weeks for final walkthrough and closing. Timelines vary by builder, home size, and construction schedules.

Q5: What upgrades are worth paying for at the design center?

Best value upgrades include flooring (tile, LVP, or hardwood over carpet), upgraded kitchen cabinets with soft-close and pull-outs, quartz countertops, whole-home lighting packages, electrical upgrades (extra outlets, USB ports, security pre-wire), and primary bath plumbing fixtures. Never skip structural changes like extra rooms, garage extensions, or covered patios—these can't be added later. Skip landscaping, window coverings, and paint upgrades, which you can do cheaper after closing.

Q6: Should I use the builder's preferred lender or my own?

Compare both options. Builder's preferred lenders often offer significant incentives like $5K to $15K in closing cost assistance or interest rate buydowns. However, get a competing quote from your own lender to ensure the builder's rates and terms are competitive. The incentives may outweigh slightly higher rates, but always do the math on total loan costs over time.

Q7: What lots should I avoid in Cadence?

Avoid lots backing to main roads (noise and pollution), adjacent to parks (parking and event noise), corner lots without side privacy, lots near active construction phases (years of truck traffic), lowest elevation lots (drainage issues), and lots directly across from pools or amenities (parking problems). Premium lots worth paying for include cul-de-sac locations, view lots with mountain or Strip views, oversized lots, and interior lots away from through-traffic.

Q8: When are builder incentives best in Cadence?

Incentives are strongest for move-in ready homes (completed inventory), at month-end or quarter-end (sales quotas), in slower-selling neighborhoods, and during new phase launches. Common incentives include $5K to $20K closing cost assistance, interest rate buydowns, free upgrade packages, waived HOA fees, and design center credits. Always ask what's available and get everything in writing in your purchase agreement.

Q9: How often should I visit my home during construction?

Visit weekly during the build process. Take photos during critical stages: framing, plumbing rough-in, electrical rough-in, and pre-drywall. This is when you can catch and fix issues most easily. Bring your Realtor or a professional inspector for key milestones. Flag problems immediately with the builder's superintendent. Once drywall goes up, fixing issues becomes much more difficult and expensive.

Q10: What should I check during the final walkthrough?

Test all appliances, outlets, and switches. Verify HVAC heating and cooling. Check all plumbing fixtures for leaks. Open and close all doors and windows. Inspect flooring for damage or gaps. Review paint quality and coverage. Verify exterior finishes match your plans. Check that landscaping is complete per contract. Create a detailed punch list of any issues and get a written timeline from the builder for repairs before or after closing.

Q11: Are there any resale homes available in Cadence?

No, Cadence is currently new construction only. The community is still being developed, so all available homes come directly from builders. This means you'll work with builder sales teams, navigate design centers, and go through new construction processes rather than traditional resale home purchases. This offers benefits like warranties and zero deferred maintenance, but requires understanding builder-specific procedures.

Q12: What are the biggest mistakes buyers make when purchasing new construction in Cadence?

Common mistakes include: maxing out on base price with no budget for upgrades or closing costs, buying based on model homes without understanding what's actually included, not reading the purchase agreement carefully (builder contracts favor builders), skipping construction monitoring visits, not budgeting for backyard landscaping and window coverings, and choosing lots based solely on price without considering noise, traffic, or future construction impacts.

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Ryan Rose

Agent | License ID: S.0185572

+1(702) 747-5921 | ryan@rosehomeslv.com