09/09/2026
Walking through Toll Brothers’ newest model in Grand Park Village, Summerlin 🏡 This is the Blackwood Terrace — 4,022 sq ft, 4-5 beds, walk-out lower level with two bonus living spaces, a gourmet kitchen with Wolf appliances, and a covered terrace. Gated community, part of the Glenrock plan.
But the sticker price you see isn’t the whole story — here’s how new construction pricing actually works, using Glenrock’s real numbers:
1. Base price ≠ final price. The Terrace’s three exteriors (Cottage, Hill Country, Mid-Century) swing the base $10-23K before you touch a single upgrade.
2. Lot premiums stack separately. Same floor plan, different homesite — premiums on this site map run as high as $150K-$185K depending on location.
3. Deposit structure front-loads your cash. Earnest money is 5% of base. Options and structural upgrades require 20% down — push past 35% of base in options, and that overage requires 100% deposit. Buyers who don’t plan for this get surprised at contract, not closing.
4. Quick move-in pricing shows real market movement. One homesite dropped from $1,750,000 to $1,500,000 — that’s the builder repricing standing inventory in real time, not a gimmick.
5. Fees compound. $209/month HOA plus an estimated $25,000 SID assessment billed $1,000 bi-annually — a true monthly number most buyers don’t calculate until someone walks them through it.
This is the math that separates buyers who negotiate well from buyers who get surprised at the table.
📞 Shane Judge | 702-528-4820
📧 [email protected]
🌐 lasvegasrealtybuyandsell.com
Century 21 1st Priority Realty | NV License BS.0146030
Helping others build a foundation for a better future.
DM “GLENROCK” for current pricing, incentives, and available lots before this phase sells out.
