Pulte Cornwall Dual Primary Townhome in Henderson: Who It Fits

Two bedrooms upstairs, each with its own bathroom and walk-in closet, in a new Henderson townhome whose base price starts under $385,000: that is the option that sets Pulte's Cornwall apart from the other two designs at Dalea, the townhome neighborhood inside the new Aries master plan. Most townhomes this size give you one primary suite and two small bedrooms that share a hall bath. The Cornwall can be built the other way.

In the Nevada Real Estate Group video, Amanda Bolton walks the Cornwall model, which is built with the dual primary layout, and flags the questions she wants every buyer to ask: what the cabinets and counters are made of, whether hardware and appliances come with the home, and what the tile-versus-vinyl choice costs. This written companion follows her tour and adds what Pulte's plan pages and the Las Vegas MLS showed on September 24, 2026. It corrects one line from the video and adds context to another: Aries does not sit high above Henderson, and phase one being "the most affordable opportunity" is an expectation, not a promise.

The Cornwall is Pulte's 1,759-square-foot, two-story townhome at Dalea at Aries in east Henderson, listed from $383,990 on September 24, 2026, with 2 to 3 bedrooms and 2.5 baths. Its standout is an optional second primary suite, which suits parents and adult children, roommates or co-buyers who each want a private bath. Budget $160 a month in dues plus an LID, and confirm the suite option's price in writing.

• Pulte listed the 1,759-square-foot Cornwall from $383,990 on September 24, 2026, as a 2-to-3-bedroom townhome.
• The dual primary suite is an option that trades two secondary bedrooms for a second private suite.
• It suits parents and adult children, roommates and co-buyers; NAR's April 2026 report put multigenerational purchases at 14%.
• Monthly dues are $75 for Aries plus $85 for Dalea, before a parcel-based LID assessment.
• Builder rate offers carry close-by dates a build-to-order Cornwall may miss, so ask before signing.

What Is the Pulte Cornwall at Dalea at Aries, and What Does It Cost?

The Cornwall is the middle of the three townhome designs Pulte is selling at Dalea, the attached-home neighborhood in its Aries master plan on the east side of Henderson. According to Pulte's Cornwall plan page, checked on September 24, 2026, the Cornwall is a two-story home of 1,759 square feet with 2 to 3 bedrooms, 2.5 bathrooms and a two-car garage, listed from $383,990. The Branton, at 1,665 square feet, starts at $375,990, and the Danbury, at 1,900 square feet, at $397,990. The sales office is at 1202 Sandara Lane, Henderson, NV 89015.

It is an attached home. Pulte's Dalea page describes the neighborhood as "two-story multi-family home designs" and classifies every plan as a townhome, and the MLS records the quick move-in Cornwall at 1176 Sandara Lane as a townhouse on a 0.04-acre lot with an attached two-car garage. You share at least one wall, so ask which position in the building your homesite occupies. An end home gets more windows and one neighbor; an interior home gets two.

The video's title promises a new home "in the $300Ks," and the base price does start in that range. The quick move-in homes on the street were lower. On September 24, 2026, Pulte's site listed two quick move-in Cornwalls, both marked down and both showing "Oct 2026 Anticipated completion" rather than a finished home, and the MLS showed one of them, 1172 Sandara Lane, under contract since September 16.

Read those rows as three different products. The plan price is a home you configure and wait for. The two quick move-ins carry a design package someone else chose and a completion date Pulte expects in October. And the calculator figure uses Pulte Mortgage's recent lock average, not a market rate, and leaves out the association dues and the assessment, which we add back below.

Is the Dual Primary Suite Standard or an Option on the Cornwall?

It is an option. Pulte lists the Cornwall at "2-3 Bedrooms," and the second-floor drawing on its plan page shows the three-bedroom version as the base: an owner's suite of 16 feet 4 inches by 15 feet 7 inches with a walk-in closet and its own bath, a second bedroom of 9 feet 8 inches by 12 feet 4 inches, a third of 9 feet 11 inches by 11 feet 7 inches, a hall bath with a tub, a laundry room with a shelf, a linen closet, and an optional built-in marked "OPT PPC" at the top of the stairs. The dual primary version is the two-bedroom end of that range.

Amanda says so in the tour. The model, she explains, "is modeled with two primary suites," and "if you don't like this option, you can have one primary suite with two guest bedrooms." What the video shows is a second suite with its own full bathroom and a walk-in closet, and because the option takes the plan from three bedrooms to two, that suite takes the place of the two smaller bedrooms.

The MLS gives a second data point, and a warning. The listing for the quick move-in Cornwall at 1172 Sandara Lane says the home "features the optional suite, providing flexible living space for guests, extended family, or a private home office," records it as two bedrooms, and sizes the second bedroom at about 12 by 14 feet. Pulte's own page for that home, on the same day, still called it three bedrooms. Two records for one house disagree, which is exactly why the configuration you are buying has to be written into the contract's plan and option list, not assumed from a listing or a model.

Pulte does not publish the price of the suite option on the plan page. Ask for it on the options sheet for your homesite, and ask two follow-up questions: does the option change the listed square footage, and does it change what the included-features sheet says about the second bathroom's shower, tub and vanity?

Who Is a Two-Primary-Suite Townhome Built For?

The short answer is any household of two adults who each want a door, a bathroom and a closet of their own. That describes more buyers than it used to. According to the National Association of REALTORS 2026 Home Buyers and Sellers Generational Trends report, released April 15, 2026, 14% of buyers purchased a multigenerational home, down from 17% the year before, with Gen X buyers the most likely at 19%. The top reasons were caring for aging parents, cost savings and adult children moving back home.

The living arrangement is common even when the purchase is not labeled that way. According to the Pew Research Center, 59.7 million Americans, 18% of the population, lived in multigenerational family households in March 2021, which Pew defines as two or more adult generations under one roof, or grandparents living with grandchildren. And according to FOX5's September 16, 2026 report on the grand opening, Aries itself "is being developed as a multigenerational community with 24 neighborhoods, five of which are now selling."

In practice, three kinds of buyers ask us about a layout like this. The first is a parent and an adult child sharing a home, in either direction: a young professional moving in with a parent, or a parent moving in with a grown child. The second is two friends or siblings buying together, where equal suites prevent the argument about who gets the big room. The third is a couple who wants a guest suite for long visits, or a home office with its own bathroom that can become a bedroom later.

There is one hard limit. Every bedroom in the Cornwall is upstairs. A parent who cannot manage stairs every day, now or in five years, needs a single-story home or a ground-floor suite instead; our guide to single-story and Next Gen homes in Las Vegas covers where those are, and the valley's age-qualified options are on our 55-plus communities page. The dual-suite Cornwall also fits poorly for a family with two or more young children, because it gives up a bedroom to create the second suite.

A family choosing the standard three-bedroom Cornwall should also check schools. According to the Clark County School District's Zoning Search, checked September 25, 2026, every Sandara Lane address in its records, including the quick move-ins at 1172 and 1176, is zoned for the 2026-27 school year to Chester T. Sewell Elementary School for kindergarten through grade 5, B. Mahlon Brown Academy of International Studies for grades 6 to 8 and Basic Academy of International Studies for grades 9 to 12. All three sit 2 to 3.5 miles southwest in a straight line, and the MLS listings name the same schools. That is as of September 2026; verify with CCSD before you buy, because zones are redrawn.

How Does the Dual-Suite Layout Compare With One Primary and Two Guest Rooms?

The choice comes down to how many people sleep upstairs and how many of them are adults. Here is the trade in one table, using Pulte's published drawing for the standard plan, the MLS record for 1172 Sandara Lane for the optional suite, and what Amanda shows in the model.

Think about resale as well as your own household. A two-bedroom home is compared with other two-bedroom homes by many buyers and by the search filters they use. In the MLS pull described below, only 2 of the 36 townhomes of 1,650 to 1,900 square feet that closed in the three east Henderson ZIP codes from October 2025 through July 2026 were recorded as two-bedroom homes. That is a thin set of comparable sales for an appraiser, and a narrower pool of future buyers, though the ones who want this layout tend to want it specifically.

The better way to frame it: the standard Cornwall is a three-bedroom townhome with an unusually large owner's suite; the dual-suite Cornwall is closer to two small apartments sharing a kitchen, a garage and a laundry room. Neither is a compromise if it matches the people moving in. If you might need the third bedroom within five years, choose the standard layout and use the landing as your flex space.

Where Is Aries, and Does It Really Sit High Above Henderson?

Aries is being built on the former Three Kids Mine along Lake Mead Parkway, across the parkway from Lake Las Vegas. According to the Nevada Division of Environmental Protection's February 2023 proposed cleanup plan, the 1,165-acre site lies south of the Lake Las Vegas community and about five miles northeast of Henderson, was mined for manganese from 1917 to 1961, and left soils with elevated arsenic, lead and manganese. The preferred remedy, a combination of the plan's Alternatives S-3 and S-4, consolidates mine waste into the open pits and removes surface asbestos and municipal solid waste. The cover is not the same everywhere: the Hulin and A-B pits and the other disturbed areas get 10 feet of clean soil, while the Hydro Pit gets an impermeable liner, a minimum of 2 feet of clean soil and a stormwater detention basin. Digging below 10 feet requires NDEP approval.

According to The Nevada Independent's December 2023 report, developer Lakemoor Ventures planned a 3,000-unit housing project on land that includes the mine, working with the state to clean the site before Pulte began building; houses may be built over most of the areas covered by 10 feet of clean soil, while one backfilled pit, the Hydro Pit, is planned as part of the recreation areas rather than under housing. The MLS still records Dalea under the plat name "Lakemoor Dev Area 1 Parcel 1." None of that is a reason to avoid the neighborhood, but it is a reason to read the environmental disclosures for your specific lot before you sign.

Now the geography in the video's opening line. On September 25, 2026, we queried the U.S. Geological Survey's Elevation Point Query Service, which returns the ground elevation at a coordinate from USGS elevation data. Pulte's map pin for the Dalea sales office returned 1,755 feet; ten points spread across Lake Las Vegas all returned the same water surface, 1,401 feet; and the U.S. Census geocoder's point for Henderson City Hall at 240 S. Water Street returned 1,962 feet. The sales office is about 350 feet above the lake and about 200 feet below City Hall. So Dalea looks down on the lake, not on Henderson. Upstairs views depend on the lot; from the model's second suite, Amanda points out the mountains.

The commute is the trade-off. According to FOX5's February 25, 2026 report, Lake Mead Parkway carries more than 60,000 vehicles a day and is expected to see more congestion from growth in Cadence, Lake Las Vegas and the Three Kids Mine development. Pulte's area map puts Harry Reid International Airport 12.2 miles away, Dignity Health's St. Rose Dominican Rose de Lima campus 4.1 miles, Henderson Hospital 5.6 and a Smith's Marketplace 2.9. For a household that includes an older parent, time the drive to the doctors you actually use.

How Do the Cornwall's Main Floor and Kitchen Work?

Pulte's first-floor drawing is a straight line from the street to the backyard. You enter from a small covered porch into a foyer with a coat closet, then a gathering room of 15 feet 2 inches by 15 feet 7 inches, a cafe of 7 feet 8 inches by 4 feet 5 inches, and the kitchen, with its island holding the sink and dishwasher and the range and microwave on the back wall. A walk-in pantry and the powder room tuck in beside the stairs, the two-car garage measures 20 feet by 21 feet 11 inches with a tankless water heater, and a sliding door opens to a covered loggia of 15 feet 4 inches by 8 feet.

Amanda's observations match the drawing. The open concept lets you skip a formal dining table and use the island stools, or make the whole front of the house one living space. She likes that the stairs "sneak up on you" instead of facing the front door, points out the coat closet placed right at the entry, and shows the formal pantry and the half bath. The loggia's view, she notes, depends on where your homesite lands.

The kitchen is where her buyer cautions start, and they are the right ones. How tall will the cabinets be? What are the cabinets and countertops made of at your design level? Is hardware included, since the model has none installed? Is the undermount sink standard here, when it is an upgrade at some builders? Do the appliances come with the home, and in which finish?

The documents answer some of them. Pulte's drawing labels the refrigerator location "REF SPACE," a space rather than an appliance. The quick move-in homes are different: the MLS listings for the Dalea townhomes on Sandara Lane list a refrigerator, washer and dryer, and the remarks on 1172 Sandara say that "for a limited time, this move-in-ready home includes a washer, dryer, and refrigerator." A to-be-built Cornwall should be priced without them unless your contract says otherwise. The two quick move-in Cornwalls also show how design packages differ: according to Pulte's listings, 1176 Sandara has "Interior Design Package 2 – Natural" with Miami Oro quartz counters and Seabrook birch stain cabinets, while 1172 Sandara lists Santa Rosa birch twilight cabinets and New Caledonia granite. The purchase agreement and its included-features sheet, not the model, define what your home includes.

What Does Each Primary Suite Include Upstairs?

Upstairs, Amanda walks the first suite, then the landing and laundry, then the larger suite. The first has room, she says, for a king bed with two nightstands and a chest of drawers, plenty of natural light, and its own full bathroom: what she calls the lavatory on one side, a standalone shower that she notes is how it is "modeled," a single sink and a large walk-in closet. As multigenerational living becomes more popular, she says, "this is a perfect option."

The second suite, the one Pulte's drawing labels the owner's suite at 16 feet 4 inches by 15 feet 7 inches, is "a little bit bigger," with its walk-in closet separate from the bathroom and, in the model, the same standalone shower and single sink. The MLS record for 1172 Sandara sizes the two rooms at about 16 by 16 and 12 by 14 feet. So the suites are not identical: one household member gets the larger bedroom and the separate closet. Co-buyers should settle who gets which before closing, and some price it into how they split the payment.

Between the suites is the shared ground. The laundry room sits in the middle of the floor, and Amanda notes the flooring change there, from carpet to a hard surface, because most buyers want tile or vinyl in wet areas and you choose which. The landing at the top of the stairs is open space she suggests for a desk or a playroom, and there is a linen closet with shelves. For two adult households, the laundry and the landing are the only shared rooms upstairs, which is the point of the plan.

Two practical checks. Neither suite bath in the model has a tub, so if anyone in the household bathes a young child or prefers a tub for mobility or comfort, ask what the options are. And listen for noise: the laundry shares walls with both suites, and in a townhome your suite may also share a wall with the neighbor's. Once a quick move-in home is complete, visit it rather than the model, and run the washer while you stand in each bedroom.

How Should Co-Buyers and Families Hold Title and Share Costs?

A dual-suite home is often bought by two people who are not married to each other, and that makes the paperwork matter more than the floor plan. Nevada's default is worth knowing. According to NRS 111.060, an interest in real property granted to two or more people is a tenancy in common unless the deed expressly declares a joint tenancy. A joint tenancy, created under NRS 111.065, carries a right of survivorship; a tenancy in common does not, so each owner's share passes under their own estate plan. Married couples have the additional community property options in NRS 111.064.

Which is right depends on the relationship. A parent and adult child often want survivorship; two friends usually do not. Put the choice in front of the title company early, because the vesting language goes on the deed at closing, and get advice from a Nevada attorney if the shares, contributions or estate plans are unequal.

The loan is the second decision. A lender looks at every borrower's income, credit and debts, and loan programs have separate rules for a co-borrower who will not live in the home, so tell the lender at the start who will occupy the house. Pulte's rate offers, covered below, assume a primary residence.

Then write down the money. A co-ownership agreement should cover who pays what share of the mortgage, the association dues and the assessment; how the larger suite is priced; what happens if one owner wants out; and how a buyout is valued. As an illustration only: Pulte's calculator shows $2,361 a month on the base price, but it pre-fills a 6.125% rate, which Pulte's disclaimer says is the average of 30-year conventional loans locked with Pulte Mortgage from September 8 to 20, 2026. At the 7.03% Freddie Mac average for September 24, the same principal, interest, taxes and insurance come to about $2,545. Adding $160 in dues and the $51 LID figure from the Branton tour gives about $2,756 a month. Split evenly, that is about $1,378 each; a 55/45 split for the larger suite is about $1,516 and $1,240. At Pulte's pre-filled rate the total would be about $2,572.

Finally, read the association documents. Associations in Nevada operate under NRS 116, and their governing documents can regulate leasing. If one suite may ever be rented to a roommate, confirm what the Dalea and Aries documents allow before you buy.

How Do the Cornwall, Danbury and Branton Compare?

Our agents filmed all three Dalea designs in September, so here they are side by side. Daniel Pittman's Danbury model tour covers the largest plan and its loft, and Brian Neal's Branton walkthrough covers the smallest. Prices and sizes below come from Pulte's pages on September 24, 2026; room details come from Pulte's drawings and the three videos.

The Cornwall sits between the other two on price and size, and its argument is flexibility rather than square footage. For $8,000 more than the Branton at base, it adds 94 square feet, a larger owner's suite and the option of a second suite. For $14,000 less than the Danbury, it gives up 141 square feet and the loft.

Choose by household. A family of four that needs three bedrooms and a second living space leans to the Danbury. A buyer who wants the lowest price and the soonest move leans to the Branton quick move-in at 1174 Sandara, which Pulte expects to complete in October 2026. Two adults who each need a private suite have one plan built for them at Dalea, and it is the Cornwall.

What Are the Real Monthly HOA and LID Costs at Dalea?

Amanda's figures are right on the associations: the Aries master plan charges $75 a month and the Dalea subdivision $85, for $160. The MLS listings for the Dalea townhomes on Sandara Lane show the same two association fees, $75 and $85, as of September 24, 2026. What she does not give is an assessment figure; she tells buyers to "be concerned about SIDs and LIDs" and ask. The Branton tour, published September 9, 2026, did give one: a $51 monthly LID payment on a balance of about $6,800 that can be paid at closing. The city's assessment record, below, confirms the balance.

An LID is not an association fee. Under NRS Chapter 271, a city can form a local improvement district to build streets, sewers and other infrastructure for a new area and assess each benefiting parcel for its share, repaid with interest as a lien on the lot. For Dalea, the record is public. Assessment Management Group's parcel search, which covers City of Henderson districts, places the Sandara Lane lots in district T-23-1. AMG's records for the four lots we checked in district T-23-1, updated September 24, 2026, showed identical figures whatever the plan: an original assessment of $6,847.72, a payoff figure of $7,169.52 and a next installment of an estimated $264.87 due December 1, 2026, with semi-annual bills payable to the City of Henderson through a final payment in December 2055. According to AMG's FAQ, the assessment can be paid in full at any time, the payoff includes any prepayment penalty, and the remaining balance transfers to the new owner at a sale. The $264.87 installment works out to about $44 a month, so the Branton tour's $51 is a conservative planning figure. Ask for the payoff on your specific lot.

Two more points on taxes. According to NRS 361.4723, the partial abatement that caps the yearly increase on an owner-occupied home's tax bill at 3% applies to ad valorem taxes; an LID is a special assessment, so the cap does not limit it. And a brand-new home has no prior-year bill for the cap to measure against, so the first full tax bill can be much higher than the lot-only bill in the lender's first escrow estimate. Our Las Vegas property tax guide explains that first-year jump, and Pulte's calculator estimate of about $383 a month is a better planning number than the lot bill.

What Was the 1.99% Offer Worth on a Cornwall?

Pulte's headline offer on September 24, 2026 read: "Reduce your rate to as low as 1.99% (5.891% APR) in the first year when you close on a home by October 31st, 2026." According to the disclaimer on Pulte's quick move-in listing for 1176 Sandara Lane, the example was an FHA 30-year fixed loan through Pulte Mortgage on a $400,000 price with 3.5% down and a loan of $392,755 including the upfront mortgage insurance premium, with a 4.99% note rate and 5.891% APR effective September 3, 2026. The rate included 2% in borrower-paid discount points, and all incentives went to closing costs, including a $16,100 temporary buydown fee.

The terms mattered more than the headline. Loans had to be locked and closed by October 31, 2026; the rate assumed a 700 FICO score and a primary residence; the offer was first come, first served; and the $2,106 payment excluded mortgage insurance, taxes, insurance and association dues. For the dual-suite buyer, the deadline was the problem. The only quick move-in Cornwall recorded with the optional suite, 1172 Sandara, went under contract in the MLS on September 16, and even it showed an October 2026 anticipated completion. A build-to-order Cornwall with the suite option was unlikely to be completing by October 31.

Re-checked October 31, 2026: the 1.99% offer was gone. Pulte's Dalea at Aries page showed a 4.75% (5.672% APR) 7/6 adjustable-rate offer and a 5.99% (5.973% APR) 30-year fixed offer through Pulte Mortgage, both for contracts signed October 9 to 31 and closed by December 31, 2026, and no terms for later contracts. Ask what applies to your closing date, in writing.

Re-checked November 4, 2026: Pulte has reissued both offers. As shown on Pulte's Dalea at Aries page that day, one banner reads "Buy a home before December 31st to enjoy a 4.75% (5.672% APR) Limited Promotional Rate on 7/6 ARM" and another "Contract your home by December 31, 2026 to qualify for a fixed conventional 30-year interest rate of 5.99% (5.996% APR)." The disclaimers make the ARM rate effective November 3 and the fixed rate effective November 1, 2026, assume financing through Pulte Mortgage, a 780 credit score and a primary residence, and require loans to be locked and closed by December 31, 2026, first come, first served. The quick move-in Cornwall cards that day listed "$20,000 for Buyer's Closing Cost," and 1172 Sandara, shown with "2 Owner Suites," was marked available now at $359,990 with a "$20,000 Incentive"; ask what each figure covers before you compare it with the rate offers.

The permanent part of that offer was the valuable part. According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed averaged 7.03% as of September 24, 2026. That survey tracks conventional loans, so it is not a like-for-like FHA quote, but it shows the gap: on a $392,755 loan, principal and interest at 7.03% would be about $2,621 a month, roughly $515 more than Pulte's $2,106 note-rate payment. Two percent in points on that loan is about $7,855; with the $16,100 buydown fee the example spends about $23,955 of incentive, close to the 6% of a $400,000 price that FHA lets an interested party contribute. Get a Loan Estimate from Pulte Mortgage and one from an outside lender on the same home, and compare the total cost over the years you plan to own it.

Does Buying in Phase One Lock In a Lower Price?

Amanda closes by saying phase one "is when you want to get in" because it is the most affordable opportunity. Early phases of a master plan can be priced lower, and for understandable reasons: the amenities are not built, you live next to construction, and there are no resale comparables to anchor value. Later phases are sometimes priced higher, but that is an expectation, not a promise, and nobody can guarantee what a later phase will cost or what your home will be worth.

Pulte's own September pricing shows the risk. On September 24, 2026, its site listed the quick move-in Cornwall at 1172 Sandara Lane at $366,409, down from $397,410 and marketed as "$31,001 in Savings," and the one at 1176 Sandara at $365,990, down from $392,700, a $26,710 reduction. The quick move-in Branton next door was $356,990 on Pulte's site, down from $381,630, and $349,990 in the MLS. The MLS measures the cuts from its own original list prices, and they are smaller for some homes: $6,000 at 1172 Sandara (from $373,990), $16,000 at 1174 (from $365,990) and $27,000 at 1176 (from $392,990). Either way, when a builder cuts homes in the same phase, a buyer who paid the earlier price does not have equity against them; they have lower-priced competition next door.

The Danbury post walks through the same reasoning with those numbers, and its conclusion applies to the Cornwall: the first-phase equity section of our Danbury tour explains why no phase guarantees a profit. With 24 neighborhoods planned at Aries, the builder will be your competition if you need to resell early.

Appraisal is the other risk. There were no Dalea closings in the MLS as of September 24, 2026, so an appraiser will lean on older townhomes nearby, and for the dual-suite version, on a small set of two-bedroom sales. If the contract price and the appraisal diverge, your cash to close changes. Buy the Cornwall because it fits the household moving in, at today's price, with a plan to stay long enough to ride out a flat market.

What Do Dual-Suite Townhomes Cost Elsewhere in Henderson?

A base price only means something against the homes around it, so we used the Las Vegas MLS data pulled through Repliers on September 24, 2026 for eight Henderson ZIP codes (89015, 89011, 89002, 89014, 89012, 89074, 89052 and 89044). For closings we used October-through-July windows, because recent closings post to the feed late and the feed under-reports some closings from late summer 2025.

The Cornwall's base price sits near the $385,000 median asking price for same-size townhomes and about $16,500 above the median closed price, while a detached home of the same size closed at a $465,000 median. Townhome prices of this size in east Henderson were softer than a year earlier, and sellers had about six weeks on market, which is room to negotiate on a builder's quick move-in inventory.

Dual-suite townhomes specifically are a small slice of supply. We read the remarks of the 343 townhomes active in the eight ZIP codes on September 24, 2026. The remarks for 24 of them, about 7%, describe two primary suites or two bedrooms each with its own bathroom; their median asking price was $385,000, 14 were at or under $400,000, and the 11 between 1,500 and 2,000 square feet had a $420,000 median, most built in 2023 or 2024. Remarks that describe the layout differently are missed, so treat 24 as a floor. Browse current inventory on our Henderson homes for sale search, and compare with Cadence and Inspirada, which have newer townhomes with resale history that Aries does not have yet.

How Can Nevada Real Estate Group Help You Tour the Cornwall?

Amanda's point at the end of the tour is the one that matters: when you go from browsing to building, you want someone on your side of the table. The sales consultant at the Dalea model represents Pulte, and the Pulte Mortgage loan officer represents Pulte's lender. Neither is paid to price the suite option against a resale townhome, to check the LID payoff for your lot, or to tell you when a quick move-in home has been repriced. That is our job. Whether Pulte pays a buyer's-agent commission on your home is a term to confirm, not assume: ask before your first visit, and write the answer, and what you would owe if it does not, into your buyer agreement.

Nevada Real Estate Group has closed more than 9,600 transactions with more than $4.85 billion in total sales volume, has 150+ agents, 16+ years in business and 9,097+ verified five-star reviews. Our Pulte and Del Webb builder page and new construction guide are good places to start, and first-time buyers should read our first-time buyer resources.

For a dual-suite purchase we will register you with the builder before your first visit, get the suite option's price and the included-features sheet for the lots you like, pull the LID payoff, and ask for the environmental disclosures for the homesite. If you are buying with a parent, a sibling or a friend, we will build the monthly cost split with you and flag the title and lender questions early, so the attorney and the loan officer are working from the same facts.

Call or text us at (702) 637-1759 or email info@nevadagroup.com. Tell us who will live in the home, whether everyone can manage stairs, and what monthly payment the household can carry, and we will compare the Cornwall with the other homes available in Henderson new construction this month. Run your numbers first in our mortgage calculator, including the $160 in dues, the LID estimate and about $383 a month in property tax.

Frequently Asked Questions

How big is the Pulte Cornwall at Dalea at Aries?

Pulte lists the Cornwall at 1,759 square feet on two stories, with 2 to 3 bedrooms, 2.5 bathrooms and a two-car garage, as of September 24, 2026. The main floor has the gathering room, cafe, kitchen, walk-in pantry, powder room and a covered loggia of 15 feet 4 inches by 8 feet. Upstairs, the standard layout has a 16-foot-4-inch owner's suite and two secondary bedrooms; the option replaces them with a second primary suite.

Is the dual primary suite standard on the Cornwall?

No. It is an option. Pulte's plan page lists 2 to 3 bedrooms, and its published drawing shows the three-bedroom layout as the base. The model Amanda tours is built with two primary suites, and she notes buyers can choose one suite with two guest bedrooms instead. The MLS listing for 1172 Sandara Lane describes "the optional suite," while Pulte's own page for that home said three bedrooms, so confirm the configuration in your contract.

What does the Cornwall cost?

Pulte listed the Cornwall from $383,990 on September 24, 2026, before the homesite premium, design selections and the suite option, whose price is not published. Two quick move-in Cornwalls with October 2026 anticipated completion were listed that day on Pulte's site: 1176 Sandara Lane at $365,990, down from $392,700, and 1172 Sandara Lane at $366,409, down from $397,410, which the MLS showed under contract since September 16. Pulte's calculator puts the base-price payment at $2,361 a month before dues at its pre-filled 6.125% rate; at the 7.03% Freddie Mac average it is about $2,545.

Who is the dual primary layout best for?

Two adults who each want a private bedroom, bathroom and closet: a parent and adult child, siblings or friends buying together, or a couple who hosts long-stay guests. NAR's April 2026 report found 14% of buyers purchased a multigenerational home. It fits poorly for a family that needs three bedrooms, and for anyone who cannot manage stairs, because both suites are upstairs. For stair-free living, look at single-story or ground-floor suite homes.

Are appliances included in a Cornwall?

It depends on the home. Pulte's floor plan labels the refrigerator location "REF SPACE," and the model is decorated with appliances that may not match your contract. The MLS listings for the Dalea quick move-in townhomes list a refrigerator, washer and dryer, and the 1172 Sandara remarks say that home includes a washer, dryer and refrigerator for a limited time. For a build-to-order Cornwall, get the appliance list by model number in the purchase agreement.

What are the monthly HOA and LID costs at Dalea?

The MLS shows $75 for the Aries master association and $85 for the Dalea HOA, $160 a month, as of September 24, 2026, matching the tour. Amanda mentions assessments without an amount; the September 9 Branton tour quoted an LID of about $51 a month on a balance near $6,800, bringing the total to about $211. The City of Henderson record kept by Assessment Management Group showed a $6,847.72 assessment on each of four Sandara Lane lots on September 24, 2026, with a $264.87 installment due December 1. Request the payoff for your lot.

Can a build-to-order Cornwall get a builder's promotional rate?

Often not. Builder rate offers carry lock and close-by dates, and those dates are usually written around quick move-in homes that are already under way. Ask the sales office what incentive applies to a later closing and get it in writing. The dated offers are in the financing section above.

Which public schools serve Dalea at Aries?

According to the Clark County School District's Zoning Search, checked September 25, 2026, the four Dalea townhomes at 1170 to 1176 Sandara Lane are zoned for 2026-27 to Chester T. Sewell Elementary School, B. Mahlon Brown Academy of International Studies for grades 6 to 8 and Basic Academy of International Studies for grades 9 to 12. The MLS lists the same schools. Zones are redrawn, so verify your address with CCSD before you buy.

Which Sources Inform This Cornwall Tour Guide?

The walkthrough observations come from Nevada Real Estate Group's public video, presented by Amanda Bolton and published September 13, 2026. Builder pages, statutes, rate data and MLS data were checked on September 24, 2026; Pulte's completion dates and calculator rate were rechecked, and the assessment records and elevations queried, on September 25. In-body photographs are frames from that video and show the decorated model, not the selections in any particular purchase.

• NREG Cornwall model tour video: the room sequence, the dual primary suite model, the buyer cautions, the $75 and $85 association figures and the phase-one comment.
• NREG Branton at Dalea at Aries video, published September 9, 2026: the $51 monthly LID figure and the balance of about $6,800.
• Pulte, Cornwall plan page: size, 2 to 3 bedrooms, base price, listed features, floor-plan drawings, and the payment calculator's tax and insurance estimates and its pre-filled 6.125% rate from Pulte Mortgage locks of September 8 to 20, 2026.
• Pulte, Dalea at Aries community page: the three plans and prices, the multi-family description and the area map distances, read September 24, 2026; rate offers re-read October 31 and November 4, 2026, with the quick move-in cards.
• Pulte, 1176 Sandara Lane quick move-in and 1172 Sandara Lane quick move-in: prices, reductions, October 2026 anticipated completion, design packages and the full buydown disclaimer.
• Nevada Division of Environmental Protection, Three Kids Mine proposed plan, February 2023: site location, size, mining history, contaminants and the preferred remedy, including the 10-foot cover and the Hydro Pit's liner and 2-foot cover.
• The Nevada Independent, December 2023: the Lakemoor Ventures housing project, the cleanup and where homes may be built.
• FOX5 Las Vegas, September 16, 2026 and FOX5 Las Vegas, February 25, 2026: the multigenerational community description and Lake Mead Parkway traffic.
• U.S. Geological Survey, Elevation Point Query Service documentation, with the individual queries linked in the body: elevations of 1,755 feet at the Dalea sales office, 1,401 feet at the Lake Las Vegas water surface and 1,962 feet at Henderson City Hall, queried September 25, 2026.
• National Association of REALTORS, 2026 Generational Trends release: multigenerational purchase shares and reasons.
• Pew Research Center, March 2022: Americans living in multigenerational households.
• Nevada Legislature, NRS Chapter 111 and NRS Chapter 116: co-ownership forms and common-interest communities.
• Nevada Legislature, NRS Chapter 271 and NRS 361.4723: local improvement districts and the 3% partial tax abatement.
• Assessment Management Group, parcel search and FAQ: City of Henderson district T-23-1, the $6,847.72 assessment, payoff and installment schedule updated September 24, 2026, and how prepayment and resale work.
• Freddie Mac Primary Mortgage Market Survey: the 7.03% average 30-year fixed rate as of September 24, 2026.
• Clark County School District, Zoning Search, linked from CCSD's zoning page: 2026-27 attendance zones for the Sandara Lane addresses, checked September 25, 2026, with the MLS school fields checked the same day. Boundaries can change by School Board action.
• Las Vegas MLS data pulled through Repliers on September 24, 2026: the Dalea listings on Sandara Lane, townhome and detached comparables in Henderson ZIP codes 89015, 89011, 89002, 89014, 89012, 89074, 89052 and 89044, and the remarks of active townhomes. These are MLS extracts, not Las Vegas REALTORS statistics.

Prices, options, incentives, availability, association charges, assessments and loan terms change without notice. Confirm the current price, the suite option's cost, the included features and the financing terms for the home you choose before making an offer.