by New construction in Las Vegas usually means a year of waiting, a lot at the back of the community, and a price that only moves one direction. Ashland at Summerlin is the exception right now: five finished, move-in ready single story homes in one gated community, and together they sit about $629,000 below their original prices. I toured every one of them in a single trip, and this page is the whole series in writing: every model, every price as of filming, the HOA, the SID, and the one rule that costs buyers money if they skip it.
Where Ashland at Summerlin Is, and What You Get
Ashland at Summerlin is a gated Taylor Morrison community in Village 25, the part of Summerlin West everyone calls Grand Park, zip code 89138. Every home in it is single story. It is not age restricted. The sales office sits at the end of the Windover Court cul-de-sac, and the five homes I toured are all finished, so there is no build wait and no waiting on a lottery.
The community-wide numbers: HOA is $188 a month total, which is $69 for the Summerlin West master association and $119 for Ashland. Like most new Summerlin villages there is a SID, the special improvement district assessment, with a balance of about $21,021 per home, roughly $1,664 a year. Schools per the MLS are Givens Elementary, Becker Middle and Palo Verde High (verify with CCSD, because boundaries move). Cash, conventional, FHA and VA are all welcome. If the SID is new to you, I wrote a full explainer on how the Summerlin SID works.
The One Rule: Register Your Agent Before Your First Visit
Every builder in Las Vegas has some version of this rule, and Taylor Morrison enforces it: your agent has to be registered with the builder before or on your first visit. Walk in alone, sign the guest sheet, and the builder can refuse to recognize your agent later, which means you negotiate the price, the closing costs and the rate buydown by yourself against a sales office that does this every day. Registering costs you nothing. It takes me about two minutes.
Builder homes require your agent registered before your first visit, and it costs you nothing. Call or text me, 702-292-5904, and I register you with Taylor Morrison, set up your private tour, and negotiate for you as your buyer’s agent. Or comment or DM me ASHLAND on Instagram (@amyarbeli) and the same thing lands in your inbox.
The Five Homes, at a Glance
| Model | Price as of filming | Original price | Size | Beds / Baths | The one thing |
|---|---|---|---|---|---|
| Pioneer | $1,324,900 | $1,449,900 | 3,043 sqft | 3 suites + flex / 3.5 | Every bedroom has its own bath |
| Frontier | $1,179,900 | $1,335,401 | 2,662 sqft | 4 / 4 | $155K cut, no home directly behind it as of filming |
| Colonial | $1,099,990 | $1,099,990 | 2,450 sqft | 3 / 4 | Two primary suites, lowest price of the five |
| Liberty (corner lot) | $1,379,990 | $1,479,990 | 3,027 sqft | 4 / 4.5 | Built-in wet bar, corner homesite |
| Liberty ($249K cut) | $1,399,990 | $1,648,960 | 3,027 sqft | 4 / 4.5 | The biggest cut in the series |
Prices are what the builder quoted on the day I filmed. Builders change pricing at any time, so treat the table as the starting point for a conversation, not a guarantee. Call or text me and I confirm the current number before you drive out.
1. The Pioneer: Every Bedroom Is a Suite
The Pioneer is the series opener because it solves the argument every family has: who gets the bathroom. All three bedrooms are full suites with their own bath and walk-in closet, and a flex room stands in for a fourth bedroom as an office, gym or hobby room. It is 3,043 square feet on one level with a 34-foot great room, a 12-foot slider, an oversized walk-in pantry you walk into, and a 48-inch Monogram range paired with a 48-inch Monogram fridge. The primary bath has a super shower, a makeup vanity and a soaking tub. East and south facing. $1,324,900 as of filming, down from $1,449,900.
2. The Frontier: $155,000 Off, and Nothing Built Directly Behind It Today
The Frontier took a $155,000 cut, the second-largest in the series (only the finale beats it), to $1,179,900 as of filming from an original $1,335,401. It is 2,662 square feet, four bedrooms and four baths, with two secondary suites plus a fourth bedroom that has its own bath. The 12-foot slider opens to an oversized covered patio, and as of filming there is no home built directly behind it. I want to be careful with that sentence: I do not control what gets built on adjacent land and neither does the builder, so I describe what is there today and nothing more. Inside: a 42-inch GE Monogram fridge, a six-burner GE Cafe cooktop, a curbless super shower in the primary, a laundry sink, and a three-car tandem garage behind a paver driveway and a green front door.
The full written tour of this home, room by room with the numbers: New Construction in Summerlin With a $155,000 Price Cut: The Frontier at Ashland.
3. The Colonial: Two Primary Suites, the Most Attainable of the Five
The Colonial is the floor plan every multigenerational family asks me for. There is a full primary suite at the back of the house and a junior primary with its own bath and walk-in closet at the front, and the third bedroom is ensuite too. Parents moving in, a college kid boomeranging home, guests who stay a while: this is the plan for that. It is 2,450 square feet on an 8,100 square foot lot, with GE Cafe appliances, a walk-in pantry, dual sliders at the dining and great room, a covered patio on a north-facing backyard with room for a pool, and a three-car garage that is three cars wide instead of tandem. At $1,099,990 as of filming it is the lowest price of the five, and it is the one price the builder has held, which tells you something about demand for two-suite single stories.
The full written tour of this home, room by room with the numbers: New Construction in Summerlin With Two Primary Suites Under $1.1M: The Colonial at Ashland.
4. The Liberty on the Corner: Built for Entertaining
This Liberty sits on a 9,563 square foot corner lot, which in a single story community means windows and light on two sides. It is 3,027 square feet, four bedrooms and four and a half baths with an ensuite bath in every bedroom, and the reason to tour it is a real built-in wet bar right off the great room, with its own sink, cabinets and a spot for a beverage fridge, plus a storage room behind it that is perfect for hosting. A three-panel slider, a six-burner GE Cafe cooktop, 12-foot ceilings and a three-car tandem garage. $1,379,990 as of filming, down $100,000 from $1,479,990.
The full written tour of this home, room by room with the numbers: New Construction in Summerlin With a Built-In Wet Bar on a Corner Lot: The Liberty at Ashland.
5. The Liberty With the $249,000 Cut: the Finale
Same Liberty floor plan, different homesite, and the biggest price move I have filmed: $1,648,960 originally, $1,399,990 as of filming, which is $249,000 off. Four bedrooms, every one ensuite, an extended island with pendant pre-wire and puck lighting, a GE Cafe double oven, a 24-inch wine fridge slot and a 48-inch fridge opening, matte black hardware, insulated interior walls, upgraded countertops and flooring, and a 12-foot slider to a patio that, as of filming, backs to open space with no home directly behind it. Same caveat as the Frontier on that last point.
The full written tour of this home, room by room with the numbers: Summerlin Builder Price Cut: $249,000 Off a New 3,027 Sq Ft Home.
Why the Cuts Are Happening, and What Else Is Negotiable
Las Vegas is sitting at about four and a half months of supply, which is a balanced market, and in a balanced market builders negotiate. That is how a finished home drops $155,000 or $249,000: the builder would rather move a standing inventory home than carry it. But the list price is only the first conversation. Closing costs and rate buydowns through the builder’s preferred lender are on the table too, and corner-lot and entertainer-plan premiums are softer than the flyer suggests. That conversation goes better with your own agent in the room, and it is the whole reason the registration rule matters. My August Las Vegas housing market update has the supply numbers behind this.
Frequently Asked Questions
What is Ashland at Summerlin?
A gated single story community by Taylor Morrison in Village 25 (Grand Park), Summerlin West, Las Vegas, zip code 89138. It is not age restricted.
Are the homes move-in ready?
Yes. The five homes in this series are finished standing inventory, so there is no build wait.
What is the HOA at Ashland at Summerlin?
$188 a month total: $69 for the Summerlin West master association and $119 for Ashland. Confirm current dues with the builder and the association documents.
Is there a SID?
Yes. The balance is about $21,021 per home, roughly $1,664 a year, paid with your property taxes. It is common across Summerlin West and can sometimes be negotiated at closing.
Which home is the least expensive?
The Colonial, at $1,099,990 as of filming. It is also the only one of the five whose price the builder has held.
Which home has the biggest price cut?
The second Liberty, $249,000 below its original price as of filming. The Frontier is next at $155,000 off.
Do I have to register my agent with the builder?
Yes, before or on your first visit. If you walk in alone first, the builder can refuse to recognize your agent afterward. It costs you nothing and I set it up in about two minutes.
Can you negotiate with a builder on a finished home?
Often, yes, especially in a market with about four and a half months of supply. Price, closing costs and rate buydowns through the builder’s lender are all part of the conversation.
What financing is accepted?
Cash, conventional, FHA and VA.
How do I tour these homes?
Call or text Amy Arbeli at 702-292-5904 and I register you with the builder and set up your private tour, or DM ASHLAND on Instagram (@amyarbeli).
Thinking About New Construction in Summerlin?
I spent five years on the builder side before I became a Realtor, so I know what the sales office can and cannot do, and where the room is. Start with my free Summerlin Buyer’s Checklist, 27 things I check on every home before my clients write an offer, including the SID and the builder-registration rule above: https://thearbeliteam.com/summerlin-buyer-checklist/
Builder homes require your agent registered before your first visit, and it costs you nothing. Call or text me, 702-292-5904, and I register you with Taylor Morrison, set up your private tour, and negotiate for you as your buyer’s agent. Or comment or DM me ASHLAND on Instagram (@amyarbeli) and the same thing lands in your inbox.
For the bigger picture on how the villages fit together, summerlin.com has the master plan. New Summerlin videos go up on my YouTube channel every Tuesday, Thursday, and Saturday.
Amy Arbeli, The Arbeli Team, Signature Real Estate Group. Nevada license S.0055419.LLC. Tzahi Arbeli, S.0179386. Call or text 702-292-5904 | [email protected] | thearbeliteam.com
Homes shown are built and sold by Taylor Morrison in Ashland at Summerlin. Listing courtesy of Frank J. Gargano, Real Estate Consultants of NV. We are not the listing agents. Prices and availability as of filming and subject to change without notice. Information deemed reliable but not guaranteed. Adjacent land use and future development are determined by the builder, HOA and local jurisdiction and are not guaranteed by Amy Arbeli or The Arbeli Team. Equal Housing Opportunity.
Join The Discussion