by New construction in Summerlin does not usually come with a $155,000 price cut, and when it does, it is worth a careful look. This is the Frontier at Ashland at Summerlin, video two in my five-home series, and it carries the largest cut of the series so far: $1,179,900 as of filming, down from an original $1,335,401. It is 2,662 square feet on one story, four bedrooms and four baths, with a paver driveway, a green front door, and an 8,100 square foot lot where, as of filming, the lot directly behind it is vacant. Here is the whole tour in writing, with the numbers, the room-by-room, and the one rule that protects your money with any builder.
The Frontier at a Glance
| Detail | The Frontier |
|---|---|
| Community | Ashland at Summerlin (Grand Park), Summerlin West, Las Vegas 89138 |
| Builder | Taylor Morrison, gated, all single story, not age restricted |
| Price as of filming | $1,179,900 (originally $1,335,401, a $155,000 cut) |
| Size | 2,662 square feet, one story |
| Bedrooms / Baths | 4 / 4 (two secondary bedrooms with their own baths, one shared with guests) |
| Lot | 8,100 square feet, backyard faces north, room for a pool |
| Garage | Three-car tandem, tankless water heater, soft-water loop |
| HOA | $188 a month total ($69 Summerlin West master, $119 Ashland) |
| SID | About $21,021 balance, roughly $1,664 a year with property taxes |
| Status | Finished and move-in ready |
Prices are what the builder quoted on the day I filmed and change without notice, so treat the table as the starting point for a conversation. Every model and price in the series lives on one page: New Construction Las Vegas: 5 Move-In Ready Summerlin Homes.
Register Your Agent Before Your First Visit
Taylor Morrison, like every builder in Las Vegas, requires your agent to be registered with them before or on your first visit. Walk in alone, sign the guest sheet, and the builder can decline to recognize your agent later, which leaves you negotiating the price, the closing costs and the rate buydown by yourself against a sales office that does this every day. Registering costs you nothing and takes me about two minutes.
Call or text me, 702-292-5904, and I register you with Taylor Morrison, set up your private tour of the Frontier, 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 Kitchen: Extended Island, GE Cafe, and a Real Walk-In Pantry
The front door opens to 12-foot ceilings, recessed lighting and luxury vinyl plank flooring that reads as wood without the way real wood behaves in Las Vegas heat. The plan is open from the entry through the great room, and the kitchen island is the anchor: deep storage underneath, an electrical outlet in the end panel, and enough counter between the sink and the seating side for four or five bar stools. The dishwasher is GE Cafe with the rose gold hardware, which plays well against the stainless Moen faucet, and every cabinet has hardware and soft-close hinges.
Along the back wall there is a wall oven with a microwave that looks like a second oven above it, a six-burner GE Cafe cooktop with a vented hood, and a patterned backsplash that wipes clean. The refrigerator is a matching built-in GE Cafe fridge and freezer, with outlets on both sides of it for a coffee bar or a blender station. A cooktop instead of a range means the cabinets below it become storage, and there is a lot of it.
Off the kitchen: a storage closet sized for a vacuum, a coat closet with shelf and rod, and a walk-in pantry that is deep enough to build out to the 12-foot ceiling. Because this hallway is the path in from the garage, the built-in cabinetry there works as a drop zone. The laundry room has a sink, cabinets and space for front-load machines on pedestals.
Great Room, Primary Suite and the Super Shower
The great room is one open space with black-trimmed windows, a pre-wire for a ceiling fan over the sofa, and a TV pre-wire set high on the wall with a feed down to a media cabinet so the cords stay hidden. The space to the right of the kitchen takes a dining table; the rest takes a sectional. Two sliders open to the patio, a two-panel slider and a larger three-panel one.
The primary bedroom sits at the back of the house, which faces north, so it gets soft light rather than direct afternoon sun. It has a ceiling-fan pre-wire and carpet, with a linen cabinet in the hallway on the way in. The bath has double sinks, a medicine cabinet, deep drawers, a separate water closet with real depth, a storage closet for towels and supplies, and a super shower with two heads and two temperature controls, tiled to the ceiling with a window for natural light. The walk-in closet has tiered rods at different heights and carpet underfoot.
Four Bedrooms, Four Baths: Who Gets Which
Bedrooms two and three each have a bath of their own with a single sink, storage and a tub-shower combination, so nobody argues about who left it a mess. The fourth bedroom sits near the entry and shares a full bath with guests. Its windows face south toward the mountains, over homes that are already built, which is why I would use it as the home office: a mountain view from the desk. All bedrooms have carpet, recessed lighting and taller-than-standard windows.
The Backyard: 8,100 Square Feet and What Is Behind It Today
The lot is 8,100 square feet, which is real pool space in a new Summerlin community. The covered patio is already pavered, with a ceiling-fan pre-wire and recessed lights, and the backyard faces north, so it is in shade by the afternoon, which makes the sliders off the great room usable in summer. The retaining wall to the west is built, and every home in Ashland is single story, so no two-story neighbor looks down into the yard.
As of filming, the lot directly behind this home is vacant. I want to be precise about that: 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. If open space behind you matters, ask me for the current plat and the builder’s lot map before you decide.
Why the $155,000 Cut Is Happening
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. A finished home costs the builder money every month it stands empty, so a price cut is how a standing-inventory home moves. The list price is only the first conversation, though. Closing costs and rate buydowns through the builder’s preferred lender are on the table too, and that conversation goes better with your own agent in the room. My August Las Vegas housing market update has the supply numbers behind this. If the SID line in the table is new to you, I wrote a full explainer on how the Summerlin SID works.
Frequently Asked Questions
How much is the Frontier at Ashland at Summerlin?
$1,179,900 as of filming, down $155,000 from an original price of $1,335,401. Builder pricing changes at any time, so call or text me to confirm the current number.
Where is Ashland at Summerlin?
In Village 25, the Grand Park area of Summerlin West, Las Vegas, zip code 89138. It is a gated, all single story Taylor Morrison community and it is not age restricted.
Is the Frontier move-in ready?
Yes. It is finished standing inventory, so there is no build wait.
Does every bedroom have its own bath?
Three of the four do. Bedrooms two and three are ensuite; the fourth bedroom shares a full bath with guests.
Is there a home behind it?
As of filming, the lot directly behind the home is vacant. Future use of adjacent land is decided by the builder, the HOA and the local jurisdiction and is not guaranteed.
What is the HOA?
$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, about $21,021 per home, roughly $1,664 a year, paid with your property taxes. It can sometimes be negotiated at closing.
Can you negotiate with a builder on a finished home?
Often, yes, especially at four and a half months of supply. Price, closing costs and rate buydowns through the builder’s lender are all part of the conversation.
How do I tour the Frontier?
Call or text Amy Arbeli at 702-292-5904 and I register you with Taylor Morrison and set up your private tour, or DM ASHLAND on Instagram (@amyarbeli).
The Rest of the Ashland at Summerlin Series
This is home two of five. The series opener, the Pioneer, is the plan where every bedroom is a suite. Next is the Colonial, with two primary suites and the lowest price of the five, then the Liberty on the corner with a built-in wet bar, and the finale, a Liberty with a $249,000 cut. Every model, every price as of filming, the HOA and the SID are on one page: New Construction Las Vegas: 5 Move-In Ready Summerlin Homes. New Summerlin videos go up on my YouTube channel every Tuesday, Thursday and Saturday.
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). For the bigger picture on how the villages fit together, summerlin.com has the master plan.
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.
Full Video Transcript: New Construction Summerlin, the Frontier at Ashland
This home has the biggest price cut in the entire Ashland series. The builder has come down $155,000 on this new construction home and right now there is no home directly behind it. Come see it. I’m Amy Arbeli with the Arbeli team and we are back inside Ashland at Summerlin, the gated single story Taylor Morrison community in the Grand Park area of Summerlin 89138 touring all five move-in ready homes. If you missed the every bedroom is a suite home, that video is linked above.
Same rule as always with builder homes. Register with me before your first visit. DM me, Ashland, and it is done. Okay, so this home is 2,662 square feet. It’s four bedrooms and it also has four baths. I love it. It’s a three-car garage. It looks like two-car from the outside, but it’s actually there is a tandem garage. You have the paver walkway. I love pavers. So, a paver driveway is awesome. And then there’s actually a dedicated walkway. And we need to go check out what is behind the green door.
So, coming in, you’re going to have 12-foot ceilings. You’re going to have lots of recess lighting going down. And then it’s going to be luxury vinyl plank flooring. So, it looks like wood. In Las Vegas, wood is not typical because of the heat. It doesn’t do well. So, luxury vinyl flooring does really well. But this is a very open floor plan. So, single story. You’ll notice the large kitchen island. You’re going to have lots of storage underneath on the kitchen island.
There’s so much space between the actual sink and where you will have the bar stools. I would say you probably have four to five bar stools. So, there’s plenty of places to put the food out. People can serve themselves. And then this also has some electrical. Look at the detail on the floor where it where it meets the vinyl flooring. It kind of has that built out on the on the cabinet. And then let’s check out all the cool things on the island.
So you have just kind of a a deep area there that you can store stuff. And then this is going to be your GE Cafe dishwasher, which is going to have the rose gold. So what I love is that the rose gold rose gold matched with the stainless really allows the stainless steel Moen faucet to really go really well with it. And then something else that these cabinets have is they have the hardware. So sometimes people don’t have hardware on their on their cabinetry.
And then you do have a a soft close on the cabinets. And then over here is going to be storage for your pots and pans. You have an oven here. And then this is going to be your microwave, which almost looks like a second oven, but it’s the microwave. And then look at this backsplash. So I love the detail on the backsplash. So easy to keep clean. It has a six burner Cafe cooktop. And then you have the venting to the outside, the hood, and then there’s just lots of cabinets.
So no drawers on this side, but there is space here. What I love about cooktops and not actual stoves is that gives you space to really store stuff. And then this is going to be the matching Cafe fridge. So, a built-in fridge and freezer. Again, lots of cabinets. And then you have electrical here. So, this is where you could put like your coffee bar or your blender or anything that needs electrical there. And then there’s also an electrical outlet on this side.
So plenty of plenty of space to store all of your appliances. And then we’ll go this way. So this is going to be just kind of a storage closet. I think it’d be really good for like your vacuum or different things that I know when I try to put my vacuum in my coat closet, the coats get all crazy. So this is actually your coat closet where you’re going to have the shelf and the rod. And then look at this. walk-in pantry.
So, so much space. It’s really deep. And then you also could have somebody come in and build all the way up to the ceiling. Like I said, these are going to be 12-foot ceilings, so plenty of space. And this is like built-in furniture already. So, you have you could really build this in to kind of be your drop zone since this is going to be coming in from the garage. And off the garage or off the hallway here is going to be your laundry room.
So, who doesn’t love a laundry room sink? I like to soak all of my whites. And so, having a sink or anything that you like just don’t want to wash in your kitchen. I love having a laundry room sink. And then space for uh washer and dryer. So, if you wanted to do front load washer and dryer, you could put the pedestal and that would be a really great height. And then there’s lots of cabinets. Let’s go check out the garage.
So, like I showed you from the front, it is two-car from the front, but car number three is actually with the tandem. So, if you have something, a lot of people use their third car garage for storage. So, this is actually really great storage space. And then you have your tankless water heater. And it is looped for a soft water loop if you wanted to add that later. We have hard water in Las Vegas, so a lot of people do like to add it.
You have your automatic garage door opener, but yeah, even the ceilings are really tall in the garage, which is great. A lot of people like to put the storage that’s above. And then coming back through, let’s check out the great room before we head into the primary. So again, you’re going to have it’s just an open floor plan. So I say this space here to the right would actually be where I would put probably my dining table and then so it could kind of be a dining table and then your great room here where you could have your sectional and then it’s pre-wired for a flat screen TV.
So, you’re already going to have the electrical up high on the wall so your cords don’t show. And then it’ll feed down there as well. That’s if you needed to put anything in like a storage cabinet. But just a really nice big large open floor plan. There is ceiling fan pre-wire here. So, if you wanted to add a ceiling fan over your couch area, I would highly recommend that. And then this way is to the primary bedroom. So on the way to the primary, you are going to have a storage cabinet here.
You could actually store like your blankets and different things that you need for the great room. And then coming into the primary bedroom. Again, you’ll notice the detail on the windows. These are going to be black trimmed windows. This home also has or this room has a ceiling fan pre-wire, which is a must for when you’re sleeping. It’s hot in Las Vegas. And this home, the back of the home faces to the north. And so you’re going to have not not a lot of direct sunlight coming into this room.
This is the primary bathroom. So you have double sinks. You do have a medicine cabinet. And then you already have your towel bar there. I don’t know if you’ve ever installed one. I can never find the stud. But you have drawers. You have deep drawers. I love deep drawers. And then you have a super shower. So the super shower is going to give you the two heads and two water temperatures. You have the tile all the way to the ceiling. You also have a window up there.
So it let you It brings in the natural light. Yeah. And so you don’t have to argue about what you want the temperature to be. And then this is going to be the toilet room. So pretty deep. Plenty of space so you don’t hit your knees. This is a storage closet. So how awesome to be able to store all your extra towels, your supplies, anything like that. Heading into the walk-in closet. So, what I love about this walk-in closet is the rods are kind of tiered.
You have different heights. So, whether you wanted to hang your pants, your skirts, your dresses, it gives you different tiers. Again, it’s it’s a nice size walk-in closet. So, I do believe you could get some really cool custom things in here. And I also love that the there’s carpet in the closet and it’s tile in the bathroom. So, it kind of gives you that warmth. And the bedrooms also have carpet. Some people like solid surfaces in their bedrooms. I like carpet for warmth.
If not, you can always add a rug. Let’s go check out the other three bedrooms. So, like I said, this home is going to be 2,662 square feet and it does have four bedrooms and it has four baths. So, one of the bedrooms is going to share the bath with the guests. So, that’s going to be on this side here. So, coming in from the entrance, you’re going to have a full bath. It’s going to have a tub shower combination. You have the luxury vinyl planking running into the bathroom.
And then there’s a rod there so you can just add a shower curtain. And then this is the bathroom that also your guests or whoever you have in this bedroom will use. So I would say this is probably going to be I would more like an off if you needed a home office. I would use this room as the home office just because it is the only of the secondary bedrooms that does not have a complete bathroom in it. So, and the windows on it face they face to the south and a little bit I don’t know if you can see from this window but the beautiful mountains and those houses are already built.
So, literally you’ll have a a view of the mountain which I love. So, if you’re working from your desk you could see that. But let’s go check out bedroom two and three. So, bedroom two and three are going to have the bathrooms within them. So coming in, they’re also going to have carpet flooring. And then something to note within the windows is that you have literally it’s just not your standard window. It is a little bit longer. So it’s not all the way to the floor, but it is a longer like a bigger window, which I feel like gives you a lot of natural light.
And then you have recess lighting in this room. You do not have a ceiling fan pre-wire, but you have recess light. And then let me show you the closet. So, just your standard closet and then it has its own bathroom. So, you can see it’s just a single sink storage and then tub shower combination. I feel like everybody having their own bath, it’s easy to see who keeps the bathroom clean. So, my kids share a bathroom and they all blame each other.
So, this would be really cool to just kind of have them each have their own bath. Um, and then also depending on guests or different things like that, maybe one bathroom’s clean, one’s not, you really don’t have to to worry cuz they’re not sharing. So, this is going to be bedroom number three. also has bypass closet doors, a recessed light, and then it has again a matching. They’re almost like matching rooms. So, single sink with storage, the toilet, and then you’re going to have the tub shower combination.
Okay, let’s go take a look at the backyard. So, this lot size is going to be 8,100 square feet. So, you’re definitely going to have enough space to put a pool. So, there’s two sliders. You’re going to have a two door slider on that side. And then this is going to be a triple panel. So, the one here is going to be a little bit larger. And it comes out to a covered patio. So, you are going to have the paver patio already installed.
You have the cover with ceiling fan pre-wire as well as recess lights. And then the lot behind this is vacant now. It So I don’t know what will be going behind it, but you do have all single stories in this community. So your neighbors are going to be single stories as well. So no two stories looking in. The elevation to the neighbor that is to the west is going to be higher. So that wall is going to be higher. Your retaining wall is already built.
But it’s really great if you wanted to put a pool in. you would have, you can see there, it does have partial sun now and then as the as it gets later, this backyard will be shaded, which is really great for having the sliders off of the great room. Uh, and if you wanted to be able to hang out in your backyard and not have any direct sunlight. So, yeah, a really great lot size on a home that’s just under 2,700 square feet.
You’re going to have just over 8,000 square feet on the lot. As of filming, this home was $1,179,900. The HOA is $188 a month total, the SID is about a $21,000 balance, $1,664 a year. Builders in this four and a half month supply market are negotiating, which is exactly how a home drops this much. $155,000 price cut on new construction does not happen often. DM me Ashland on Instagram and I’ll register you and I negotiate for you. The checklist below. The next up, the one with two primary suites.
Comment “Would a cut this size make you move faster on a new build?” I read every one. My name is Amy Arbeli with the Arbeli team and I will see you on the next one.
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