New Construction BBYS Las Vegas — Bridging the 6-9 Month Build
Program figures verified July 2026 — details change; confirm your scenario with us.
The 60-second answer
For Las Vegas buyers planning to buy new construction (Lennar, KB Home, Pulte, DR Horton, Toll Brothers, Tri Pointe, others) at Cadence, Inspirada, Skye Canyon, Mountain's Edge, Summerlin, or other LV new construction communities — you face a specific BBYS challenge:
- New construction typically takes 6-9 months to complete
- You can't list current home immediately (need somewhere to live during build)
- You can't easily sell current home immediately (timing mismatch)
- You're locked into new construction with deposits + commitments
The solution: Mike's lender-direct BBYS allows you to: 1. Pre-approve for new construction loan 2. Carry current home through 6-9 month build period 3. Move into new construction at completion 4. List + sell current home 60-90 days post-move 5. Apply sale proceeds to pay down or pay off new construction mortgage
This avoids:
- Temporary housing during build
- Multiple moves
- National BBYS program 2-3.5% fees
How new construction BBYS works
Step 1: Identify new construction (with realistic timeline)
- Builder confirms 6-9 month build timeline
- Verify specific community + builder
Step 2: Get pre-approval for combined housing
- Mike pre-approves carrying both mortgages
- DTI calculation includes both
- Specific lender requirements
Step 3: Sign builder contract + put down deposit
- Builder requires earnest deposit (typically 1-5% of home price)
- Locks in build slot + price
Step 4: Build commences
- 6-9 month typical timeline
- Periodic updates on progress
- Mike provides rate-lock options (some builders offer extended rate locks)
Step 5: Build completes
- Move into new home
- Begin listing current home (or shortly before completion)
Step 6: Sell current home (60-90 days)
- Standard sale process
- No urgency due to move already complete
Step 7: Apply sale proceeds
- Pay down new home mortgage
- Or invest depending on strategy
Common LV new construction BBYS scenarios
Scenario 1: Family upgrade to Cadence (Lennar)
- Current: $625K central Vegas home, $325K mortgage
- Target: $785K Cadence Henderson home (9-month build)
- Income: $185K combined
- Path: Mike's BBYS — carry both during build → move → sell current 60-90 days post-move
- Outcome: Family in Cadence by month 10; central LV home sold month 12-13
Scenario 2: Move-up to Inspirada (Tri Pointe)
- Current: $525K NW Vegas, $295K mortgage
- Target: $725K Inspirada Henderson (7-month build)
- Path: Mike's BBYS + family settled before new school year
- Outcome: Family upgrade + clean transition
Scenario 3: First-time custom build in MacDonald Highlands
- Current: rental + savings
- Target: $4.5M MacDonald Highlands custom (24-month build)
- Income: $625K + RSU
- Path: Cash purchase of lot + construction-to-perm + interim rental
- Outcome: Custom luxury build (different than standard BBYS)
Scenario 4: Retired couple Sun City Anthem (Pulte)
- Current: $725K Henderson home, $0 mortgage
- Target: $585K Sun City Anthem Henderson (Del Webb, 6-month build)
- Path: Cash purchase of Sun City + sell current at leisure
- Outcome: Downsize + community access
Scenario 5: Builder forward commitment + BBYS combination
- Lennar new construction at $725K with builder rate buydown
- Need BBYS for current home
- Path: Mike's BBYS + builder's rate buydown combination
- Outcome: Best of both — builder incentive + BBYS coordination
NV major builders + new construction BBYS
Lennar
- Active throughout LV (Cadence, Inspirada, multiple)
- Build timeline: 6-9 months typical
- Lennar Mortgage extends rate locks
- BBYS compatible with outside lender (Mike)
KB Home
- Active throughout LV
- Build timeline: 6-9 months
- Often more flexible on outside lender BBYS
Pulte (including Del Webb)
- Active in master-planned communities + 55+ Sun City
- Build timeline: 6-9 months typical
- BBYS compatible
DR Horton
- Active with aggressive incentives (often rate buydowns)
- Build timeline: 6-9 months
- BBYS compatible
Toll Brothers
- Premium builds, longer timelines
- 9-18 months typical for premium products
- BBYS sometimes longer needed
Tri Pointe Homes
- Active growing presence
- Build timelines vary
- BBYS compatible
William Lyon Homes
- Various NV communities
- BBYS compatible
Builder lender vs outside lender for new construction BBYS
Builder lender (Lennar Mortgage, etc.)
- Extended rate locks (often 6-12 month locks)
- Incentive structure for using preferred lender
- Coordinated process with builder sales
Outside lender (Mike)
- No 6-12 month rate lock (typical 60-day lock; sometimes longer)
- Better permanent rates (avoid builder lender premium)
- More flexible structure
- Combined with BBYS coordination
Decision math:
- Short-term focus (closing within 6 months): Often builder lender
- Long-term focus (rate matters for years): Often outside lender + BBYS coordination
Mike will model both for your specific scenario.
Timing considerations during build
Months 1-3: Carry both
- DTI includes both mortgages
- Standard monthly payments
- Plan + save during build
Months 4-6: Continue carry + watch build
- Periodic builder updates
- Adjust strategy if build delays
- Pre-list current home if appropriate
Months 6-9: Approach build completion
- Final inspections + walkthrough
- Confirm closing date
- Decide whether to list current home pre-move or post-move
Build completion: Move + list
- Move into new construction
- List current home (if not already)
- Begin sale process
Months 10-15: Sell current home
- Standard sale process
- 60-90 days typical sale to close
Risks + how Mike's program handles
Risk: Build delays
- Common; 1-3 months delay typical
- Mike's BBYS flexible for extensions
- Standard re-evaluation if extended significantly
Risk: Market conditions change during build
- Rates may rise or fall during 6-9 months
- Builder lender rate locks help here
- Outside lender locks 60 days typical
Risk: Current home value drops
- Less equity available
- May affect ability to pay off new mortgage
- Plan for value range
Risk: Couldn't get pre-approved for combined
- Some buyers can't carry both
- Alternative: builder-side BBYS or HELOC approach
- Mike evaluates upfront
Risk: Builder cancels project
- Rare but possible
- Earnest deposit recovery process
- Mike monitors builder financial stability
Frequently asked questions
Can I do BBYS with new construction?
Yes — common scenario. Mike's program designed for this.
What about builder extended rate locks?
Builder lenders (Lennar Mortgage, etc.) often offer 6-12 month rate locks. Outside lenders typically 60 days. Worth considering builder lender for long builds.
Can I use outside lender + builder incentive?
Most builders require their preferred lender for incentive. Some allow partial incentive with outside lender. Verify with specific builder.
What if my build delays beyond 9 months?
Mike's BBYS extension available. Some additional considerations. Verify with Mike.
Can I list my current home during the build?
Usually wait until later in build to avoid being homeless. Some sellers can list mid-build with longer escrow if buyer is comfortable.
What about new construction in Henderson Cadence vs Inspirada?
Both active with multiple builders. Cadence: more options. Inspirada: more established. Mike originates both.
What about Skye Canyon new construction BBYS?
Skye Canyon active with Toll Brothers + others. Similar process.
Can I do BBYS for Sun City new construction?
Yes — 55+ Sun City Summerlin/Anthem/Aliante/Mesquite Del Webb new construction with BBYS. Often retiree downsizers.
What about Tahoe NV-side new construction?
Limited new construction in Tahoe NV-side. Custom builds common (MacDonald Highlands-style for higher tier). Standard BBYS approach.
How does new construction BBYS save vs national BBYS programs?
Mike's lender-direct: no program fee. National programs (National Brand A 2.25%, National Brand B 3.5%): substantial fees. On $725K home: saves $16K-$25K.
Talk to Mike about your new construction BBYS scenario
Free 30-minute call. Bring your current home + target new construction (builder + community + timeline) + qualifying questions.
(480) 296-6513 · Mike Certo, NMLS #260555 · Cornerstone First Mortgage NMLS #173855
Sources
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Not affiliated with specific builders. Educational content, not a loan commitment. Loans subject to buyer and property qualification.