Pulte Egan at Delamar: Touring the Five-Bedroom Model in Southwest Las Vegas

A guest suite beside the entry, a den, a gathering room that opens to the backyard, and upstairs a loft with a balcony, four more bedrooms and a sitting area off the primary suite: the Egan model puts five bedrooms into about 3,097 square feet on two floors. It is the lowest-priced of Pulte's four plans at Delamar, and the decorated model shows how far that space can stretch. The useful question is which of those rooms come with the starting price and which are options.

In the Nevada Real Estate Group video published October 30, 2026, Angela Pacelli Evans walks the Egan model and stops for three costs a model home hides: appliances, the backyard, and the HOA and financing terms. This written companion follows her tour and adds what Pulte's community, plan and quick move-in pages, Clark County records and the Las Vegas MLS showed when I checked them on October 31, 2026. Where the tour and the documents disagree, I say so, because the documents are what your contract follows.

The Egan is Pulte's two-story plan at Delamar: about 3,097 square feet with a two-car garage, listed from $642,990 on October 31, 2026. Pulte's base drawing shows four bedrooms and 2.5 baths; the model's five bedrooms and 4.5 baths include options. Pulte's one quick move-in Egan was $690,000. Budget $40 to $60 a month in HOA dues, about $550 a month in property tax and a backyard.

• Pulte listed the Egan from $642,990 on October 31, 2026, about $208 per square foot.
• The base drawing has no first-floor bedroom; the model's guest suite and extra baths are options.
• Six MLS sales naming the Egan near the sales office closed between $590,000 and $710,000 since 2023.
• Pulte's only quick move-in Egan fell from $730,000 on October 10 to $690,000 by October 31.
• The tour's 6% closing-cost and 25% upgrade offer was not on Pulte's pages; get its terms in writing.

What Is Pulte's Egan, and How Does It Compare With the Other Delamar Plans?

According to Pulte's Delamar community page, the neighborhood offers four floor plans in two- and three-story designs from about 2,990 to 4,220 square feet, with prices starting at $642,990 when I checked on October 31, 2026. The Egan carries that $642,990 starting price, which makes it the least expensive of the four: $3,000 below the Delano, $8,000 below the Calico and $147,000 below the three-story White Pine. The four starting prices were the same on October 10, when we checked them for our White Pine tour at Delamar.

According to Pulte's Egan plan page, the plan offers 3,097-plus square feet on two floors, four to six bedrooms, 2.5 to 4.5 bathrooms and a two-car garage, and Pulte describes it as a design with "flexible spaces, gathering room, and private owner's retreat." The page publishes one drawn configuration, labeled "4 br / 2 ba," with a drawing for each floor. Those drawings show four bedrooms upstairs, two full bathrooms plus a powder room, and a downstairs made up of a front living room, a flex room, the gathering room, a dining area Pulte calls the cafe, and the kitchen. The model Angela tours carries an on-screen card of five bedrooms and 4.5 baths, so it adds a downstairs bedroom suite and two more bathrooms to that base.

The Egan's case is flexibility: it has the widest bedroom range of the four plans and sits within $8,000 of the other two-story designs. The trade-off is the garage, with two bays against three on the Calico and White Pine.

Pulte's plan-page disclaimer says prices, promotions, incentives, features, options, floor plans and dimensions can change without notice, that square footage is estimated, and that "Community Association and golf fees may be required." Treat every figure in the table as the builder's advertised starting point on the date checked, not a quote for a homesite. Our Pulte builder guide lists the builder's other Las Vegas communities, and our Pulte Juniper tour at Cordora covers another southwest plan.

Where Is Delamar, and Where Are Pulte's Available Egans?

Pulte lists the Delamar sales office at 10123 Goswell Park Street, Las Vegas, NV 89141, and describes the setting as "a desirable southwest Las Vegas location in Highlands Ranch." According to Clark County's parcel layer, that lot sits in the Highlands Ranch Unit 26 Phase 1 plat, in Enterprise rather than an incorporated city, in tax district 635. The Las Vegas mailing address does not mean City of Las Vegas jurisdiction; Clark County handles zoning, building permits and services there.

The streets around the sales office, including Goswell Park, Mystic Falls, Eden Mountain, Magnolia Creek, Wilderness Run and Appalachia Creek, belong to the two Unit 26 phases, where the Assessor's records show construction years from 2022 through 2026. MLS remarks on those streets name Pulte's Egan, Delano, Calico and White Pine plans, and every Egan sale in the history later in this guide is there.

Pulte's one available Egan is not on those streets. On October 31 it was at 3447 Ava Zepure Avenue, which the same county layer records in the Highlands Ranch East Phase 3 plat, also in Enterprise and district 635, about 1.3 miles east of the sales office in a straight line by our measurement. The difference matters for dues, as the cost section shows, so ask which plat a homesite is in before you compare it with the model.

At the start of the tour, Angela puts Delamar about 5 minutes from Interstate 15 and 15 minutes from the 215 Beltway; in her White Pine tour she put the 215 at about 10. Test the drive at the hour you would actually make it.

She also describes Delamar as adjacent to Southern Highlands, which is geography, not membership: Delamar's lots are recorded as Highlands Ranch plats, and the Southern Highlands plats begin south of Cactus Avenue, as our White Pine guide shows on the county map. For the surrounding areas, see our Enterprise community guide, our southwest Las Vegas guide and the Southern Highlands page, and our guide to south Enterprise homes compares nearby resale and new-build options. Schools are assigned by address, so check the specific homesite in the CCSD zoning search.

How Do the Guest Suite and Den Change the Egan's First Floor?

The first floor is where the model and the base plan differ most. At about 1:25 in the guest-suite segment, Angela turns off the entry foyer into a first-floor guest suite with a reach-in closet and a full bathroom with a single vanity and a step-in shower. At about 1:45 in the den segment, she shows the den, staged as an office with a drafting table, and calls it one of her favorite flex spaces.

Pulte's base first-floor drawing has no bedroom. It shows a living room of 15 feet 6 inches by 17 feet at the front of the house, beside the foyer, and a flex room of 10 feet 8 inches by 10 feet 1 inch between it and the gathering room, which Pulte furnishes on the drawing as a dining room with a table for six. The plan page's four-to-six bedroom range is how the suite enters the picture: it is a configuration you select. Pulte does not publish the drawing for the five-bedroom version, so ask for it before you compare the model with the base price.

Egans already built near the sales office show the range. In MLS remarks, one Egan that closed in 2023 had "a first-floor den," two that closed in 2024 and 2025 had "a first-floor guest suite with bathroom," and one that closed in January 2024 had a "Junior suite on first floor, with a second guest suite upstairs." Pulte's available Egan on Ava Zepure Avenue lists a "First Floor Guest Suite" and a "Second Floor Guest Suite" with four bedrooms and 4.5 baths. Each version gives up something: on the base drawing, a suite downstairs appears to take the space of the front living room, and a suite upstairs changes the second-floor bedroom and bath layout, so ask for both floors' drawings.

If step-free living on the main floor matters, verify it rather than assume it. Measure door widths, check the threshold between the garage and the house and look at the shower entry, because a step-in shower in the model is a design selection that may differ from your contract drawing.

How Do the Gathering Room, Cafe and Fireplace Work?

At about 2:04 in the living-area segment, the tour opens into the back half of the first floor, where the gathering room, the dining area and the kitchen share one space. Angela points to 9-foot ceilings, and Pulte's included-features list confirms a 9-foot main-floor ceiling height as standard. She also points to the natural light from the windows, a fireplace with a mantel, and enough wall for a 100-inch television.

Pulte's base drawing gives the gathering room as 15 feet 9 inches by 16 feet 9 inches, with a media-center wall and a sliding door to the backyard, and the cafe beside it as 8 feet by 16 feet 9 inches. The drawing shows no fireplace, so treat the model's linear fireplace and its surround as an option and ask for its price on the option sheet. Pulte's features list pre-wires the gathering room for a ceiling fan and includes a cable outlet there, which helps if you plan a television on that wall.

At about 2:42, Angela notes seating for eight in the dining area. The cafe is 8 feet wide on Pulte's drawing, so if your table seats eight, mark it and the chair clearance on the dimensioned drawing before your design appointment. In the base plan the flex room is drawn as a separate dining room, so using it as a den, as the model does, makes the cafe your main table.

Flooring is the other quiet difference. Pulte's included-features list names ceramic tile at the entry and kitchen, vinyl in the bathrooms and laundry, and Shaw carpet, so ask which rooms the carpet covers if you want hard flooring through the gathering room like the model. Several Egan quick move-ins in the MLS advertised "designer-selected flooring," which suggests it is a common upgrade line. Our design-center budget guide covers which selections are worth making during construction.

Which Kitchen Appliances Come With the Egan, and Which Are Upgrades?

At about 2:53 in the kitchen segment, Angela shows a coffee nook, a large granite island with seating, a reach-in pantry with shelving, a mounted microwave and convection oven, a five-burner cooktop, a dishwasher and a sink that looks out to the backyard. She says the model's appliances are Whirlpool stainless steel, and at about 3:04 she makes her first key point: sometimes appliances are not included, so get the details from the builder.

Pulte's published standard answers part of that. Its included-features list names a Whirlpool gas range, a Whirlpool microwave and hood and a Whirlpool ENERGY STAR dishwasher, all in stainless steel, plus granite slab countertops with a 6-inch backsplash in a choice of two colors, Sinclair birch cabinets with 36-inch uppers in one color, a stainless undermount sink with a Moen pullout faucet, a water line pre-plumbed for an icemaker, pantry shelving and a functional island. The base drawing shows a single range with a microwave and hood on the side wall and a labeled refrigerator space.

The gap between the model and the published standard is where a $642,990 starting price grows. Decide which upgrades you would pay for in a resale and price only those. The refrigerator is the simplest line to settle: Pulte's list does not include one, so either get it on the contract by model number or budget for it after closing.

What Should You Budget for the Egan's Backyard?

At about 3:57 in the backyard segment, Angela steps onto a covered patio and a paved patio and points out the model's finished landscaping. Her second key point follows at about 4:18: new builds often come with a backyard of dirt, so expect to spend another $20,000 to $50,000 to finish it.

Pulte's included-features list supports the warning. It lists front yard landscaping and pavers at the driveway, front walkway and air-conditioner pad, and nothing for the backyard. The base drawing shows fence returns on both sides of the house with a gate on one side; check the gate width if a pool or landscape contractor will need equipment access.

Water rules shape what goes back there. According to the Southern Nevada Water Authority, its board approved a resolution in December 2021 prohibiting the installation of irrigated grass in new residential developments, front and back yards included, which helps explain the model's artificial turf. The same page says the authority approved a resolution in July 2022 supporting a 600-square-foot surface-area limit on new residential pools, which local jurisdictions adopted through rule and code changes. That caps the size of any pool you add later.

Lot size changes the bill, too. Pulte's available Egan lists an "Oversized Homesite" with "No Rear Neighbor," and the county records that parcel at 0.1295 acres, about 5,640 square feet. A bigger yard costs more to finish. Resale Egans show the other side of the ledger: the one that closed in February 2026 advertised a finished backyard with a covered paver patio and artificial grass, and it sold for $630,000, less than today's base price before any yard work.

A pool is a separate budget from landscaping. Our Las Vegas pool cost guide covers construction and upkeep, and our guide to HOA landscape requirements for new construction explains the approvals that usually come before rear-yard work.

Are the Washer and Dryer Included in the Egan's Laundry Room?

At about 4:29 in the laundry segment, Angela shows a half bath for guests and then the laundry room, which she says comes with a linen closet and shelving for storage. The model's room holds a white top-load washer and a matching white dryer under a single shelf.

Pulte's published list does not settle whether machines come with the house. The included-features list does not mention a washer or dryer. The base drawing places the laundry room off the hall between the kitchen and the garage, beside the powder room and a storage closet under the stairs, and draws the washer and dryer only as dashed outlines with a note for a shelf or optional cabinets above them. The features list specifies vinyl flooring in the laundry, and the garage on the same drawing holds the tankless water heater and a soft-water loop.

Ask for the washer and dryer by model number on the options list or the included-features sheet for your homesite, shown at zero cost if they are included. If they are not, decide whether to negotiate them into the contract, take a credit if your lender's rules allow it, or buy them after closing; a credit counts toward the concession limits discussed in the incentives section below.

The location cuts both ways. On Pulte's drawing the laundry sits on the main floor beside the door from the garage, but the four bedrooms in the base plan are a flight up. If you would rather carry baskets fewer stairs, ask whether Pulte offers an upstairs laundry location for this plan; the published drawing shows only the downstairs room.

What Does the Upstairs Loft and Balcony Add?

At about 4:52 in the loft segment, Angela reaches the second floor and a loft between the bedrooms, staged with a sofa and a media console, with a sliding door to a step-out balcony. She presents it as a place to gather informally and watch a movie, and in her recap she calls the balcony a spot to overlook the city.

Pulte's second-floor drawing calls the same space a game room and gives it as 13 feet 1 inch by 17 feet 7 inches, at the front of the house. The drawing shows a window on that wall, not a door, and no balcony. MLS remarks suggest the balcony has been built on many Egans near the sales office: a 2023 sale described "French doors" leading to "the upstairs spacious game room with a balcony," a 2024 quick move-in had "a spacious game room with its own private balcony," and the February 2026 resale advertised a balcony off the loft. Because the published base drawing omits it, confirm on your contract drawing and elevation whether your Egan includes the balcony and what it costs.

A second-floor balcony also brings ownership questions. According to the protection plan on Pulte's Egan page, the builder provides 10-year limited structural coverage, 5-year protection against water infiltration and leaks, 2-year plumbing, HVAC and electrical coverage, and 1-year workmanship and materials coverage. Ask which of those covers the balcony's waterproofing, drain and railing, and what maintenance the warranty expects from you.

Comfort upstairs is the other check. Pulte's features list includes jump ducts at the owner's suite, transfer grills at the secondary bedrooms and baths, a fresh-air circulation system, a conditioned attic and a 15 SEER air-conditioning system. Ask how many systems or zones the home has and where the thermostats sit, because upstairs rooms can run warmer than the main floor in summer.

How Are the Egan's Secondary Bedrooms and Hall Bath Arranged?

The upstairs bedrooms in the tour match Pulte's base drawing closely. At about 5:11 in the bedroom segment, Angela points out a linen closet in the hall, then a bedroom with a walk-in closet, a second bedroom with an oversized reach-in closet she calls a semi-walk-in and room for a full bed, a desk and a nightstand, and a third bedroom with a walk-in closet. At about 5:52 she shows the hall bathroom with two sinks and a tub-shower combination.

Pulte's drawing gives the dimensions. Bedroom 2 measures 12 feet by 11 feet 4 inches with a walk-in closet, Bedroom 3 11 feet 6 inches by 12 feet 10 inches with a long reach-in closet, and Bedroom 4 10 feet 1 inch by 13 feet 3 inches with a walk-in closet. Bath 2 has two sinks and a tub, and there are linen closets in the hall and the primary bath. All three bedrooms share the hall bath in the base plan.

The bathroom count is where the model and the base part ways again. The tour's on-screen card says 4.5 baths, while the base drawing shows two full baths and a powder room. The extra bathrooms in the model are options: one for the first-floor suite, and another that gives an upstairs bedroom its own bath. Pulte's available Egan does the same with its "Second Floor Guest Suite," and the remarks for the June 2026 resale on Mystic Falls Drive read, "Each bedroom has its own Ensuites full-bath." If you add an upstairs suite, ask for the revised drawing and check what happens to that bedroom's closet and the hall bath.

Bring measurements rather than impressions. The full-size beds Angela points out in two of the bedrooms are smaller than the queen or king you may own, and by the drawing's numbers Bedrooms 2 and 4 each work out to about 135 square feet. Mark your furniture on Pulte's dimensioned drawing before your second visit.

What Does the Egan's Primary Suite Include?

At about 6:16 in the primary-suite segment, Angela notes that the primary bedroom sits right off the top of the stairs, holds a king bed with room for a larger one, and has a seating area for reading late. On Pulte's drawing, that seating area is the owner's retreat of 15 feet 2 inches by 7 feet 9 inches, open to an owner's suite of 15 feet 2 inches by 13 feet 10 inches, which together give the room about 21 feet 7 inches of depth.

At about 6:42, the tour moves into the bath: a large walk-in closet with what Angela calls custom shelving, two vanity sinks, another linen closet and a "luxury waterfall-style shower." Pulte's drawing matches the layout, with two sinks, a separate toilet room, a linen closet and a walk-in shower with a seat, and it marks a rain showerhead and a hand-held sprayer as options. The included-features list promises a "generous master walk-in closet with shelves," so compare the model's closet system with that line on your contract.

One published detail does not line up. Pulte's included-features list on the Egan page mentions a "Freestanding tub and separate shower at Owner's Bath," but the plan's own drawing shows no tub, only the walk-in shower, and the model has none either. Ask which configuration your contract drawing shows and whether a tub is available if you want one.

The suite's position is worth a thought. Because it opens at the top of the stairs beside the loft, the primary bedroom is close to the shared upstairs space rather than in a separate wing. Pulte's features list pre-wires the owner's suite for a ceiling fan and includes a cable outlet there.

What Will an Egan Cost Each Month Beyond the Mortgage?

Angela's third key point, at about 7:20 in the HOA and incentives segment, covers recurring costs, and she puts the HOA at $40 a month. The MLS fits that figure near the sales office. Egans and other Pulte homes on the Unit 26 streets list dues of $40 a month, with a few listings at $42 to $45. On Ava Zepure Avenue, where Pulte's available Egan sits, 2026 homes in the Highlands Ranch East Phase 3 plat list $60. Ask for the association budget and fee schedule, including any capital contribution or transfer fee at closing, and the public offering statement required under NRS 116.

Neither the tour nor Pulte's pages mention a special improvement district. According to the Assessment Management Group payment schedule, none of the 12 entries in its Clark County section is named for Delamar or Highlands Ranch; the nearest by name, SID 121 Southern Highlands, has a final payment due October 1, 2029. That schedule is not a boundary map. According to the Clark County Treasurer, special assessments are billed separately from property taxes and remain a lien until paid, so confirm on the preliminary title report and the parcel's tax record that none applies.

Property tax is the larger line. According to the Clark County Treasurer's fiscal 2026-27 rate schedule, district 635 carries a combined rate of $2.9328 per $100 of assessed value. Nevada assesses at 35% of taxable value, so applying that rate to the full $642,990 base price gives about $6,600 a year, or $550 a month; on the $690,000 quick move-in, about $7,083, or $590 a month. Pulte's calculators estimate $549.49 and $589.66 a month. Treat those as upper planning figures, because the Assessor's taxable value, not your contract price, sets the bill.

The tax cap needs one more step. According to the Clark County Assessor, new construction does not qualify for any cap in its first fiscal year; after that, an owner's primary residence qualifies for the 3% cap and other residences for a cap of up to 8%. The Assessor also notes that any recorded ownership document removes the owner-occupied 3% abatement, so file the owner-occupied claim after closing. The rules are in NRS 361.4722 and 361.4723. Our Las Vegas property tax guide and our post on how Clark County taxes new construction walk through the math.

Which Builder Incentives Did the Tour Mention, and What Does Pulte Publish?

At about 7:30 in the incentives segment, Angela gives the offer in effect at filming: with 10% down, a buyer would receive 6% toward closing costs and a 25% discount on upgrades, and the video's on-screen graphic reads "6.00% closing costs." When I checked Pulte's Delamar, Egan and quick move-in pages on October 31, 2026, none of them published a 6% closing-cost incentive or a 25% upgrade discount. Treat the tour's figures as the offer described at filming, and get the terms, eligible options and expiration in writing before you rely on them.

What Pulte did publish were two rate offers through its affiliated lender. According to Pulte's Delamar page, a 4.75% rate (5.672% APR) on a 7/6 adjustable-rate mortgage applied to new contracts signed from October 9 through October 31, 2026. Its example assumes financing through Pulte Mortgage, all incentives applied to closing costs including discount points, a 780 credit score and a primary residence, with the loan locked and closed by December 31, 2026. A 5.99% 30-year fixed rate (5.973% APR) carried the same contract window, with loans locked by December 1 and closed by December 31, 2026. Both offers ended with contracts signed on October 31, the day I checked, and the page showed no terms for later contracts. Pulte's disclaimer adds that you are not required to finance through Pulte Mortgage to buy a home, but that its forward-commitment rate offers require it.

Fannie Mae's concession limits line up with the tour's pairing of 6% and 10% down. According to Fannie Mae's Selling Guide, seller financing concessions on a principal residence are capped at 3% of the lower of the sales price or appraised value when the loan is above 90% of value, 6% from 75.01% to 90%, and 9% at 75% or less. Concessions above the borrower's actual closing costs must be treated as sales concessions and deducted from the price. With 10% down, a conventional loan sits at the 90% line, where 6% becomes the ceiling.

On the $642,990 base price, 6% would be $38,579; on the $690,000 quick move-in, $41,400. That money can cover closing costs, prepaid items and discount points, not cash back, so ask the lender how much of it your closing costs could actually absorb. For the upgrade discount, ask for the option price sheet with and without the discount so you can see what 25% is worth on the selections you would make. Our mortgage calculator lets you test the trade-off between a lower rate and a lower price.

What Would an Egan Payment Look Like at Today's Rates?

According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed rate averaged 7.24% as of October 29, 2026, down from 7.32% the week before. Pulte's calculator uses a lower default: its "starting from $3,860" monthly figure for the Egan adds $3,251.31 in principal and interest, $549.49 in taxes and $58.94 in insurance, before HOA dues. By our arithmetic that principal-and-interest figure equals a 6.5% 30-year rate on a $514,392 loan with 20% down. Pulte says its default rate is the average of 30-year conventional loans locked with Pulte Mortgage from October 12 to October 25, 2026.

The two Pulte offer rows show offers that ended with contracts signed on October 31, 2026; use them to judge any replacement offer, not as rates you can still get. Read the adjustable-rate rows carefully. According to the Consumer Financial Protection Bureau, an ARM's rate may go up or down after the introductory period, and borrowers should not assume they can sell or refinance before it changes. The year-8 row is a hypothetical, not a forecast; the actual reset depends on the loan's index, margin and caps. Our breakdown of a 7/6 ARM offer at another Las Vegas builder shows the year-seven math in detail.

Loan limits shape the options. According to the Federal Housing Finance Agency, the 2026 baseline conforming limit is $832,750, so both the 20% and 10% down loans above fit under the conforming limit. FHA is tighter: HUD's 2026 limit for a one-unit home in Clark County is the national floor of $541,287, which HUD's limit lookup confirms for the county. An FHA loan at 3.5% down would not reach the Egan's base price; staying under the limit would take about $101,703 down, roughly 16%.

Compare the builder's Loan Estimate with an outside lender's on the same day, using the CFPB's guide to comparing Loan Estimates. With the costs from the previous section added, the base Egan runs about $4,155 to $4,175 a month at the Freddie Mac average with 20% down, before utilities.

What Have Egans Near the Sales Office Sold For?

Sales history is the best check on a builder's price. We pulled Las Vegas REALTORS MLS data through Repliers on October 31, 2026, for every closed listing in ZIP code 89141 whose remarks name the Egan plan. Six turned up, all on the Unit 26 streets around the sales office. We added a 2025 home on Mystic Falls Drive whose remarks describe the Egan's 3,097 square feet, 4.5 baths, downstairs suite, loft and balcony without naming the plan. The MLS records some of these homes at 3,006 square feet.

Three readings stand out. The seven sold for $590,000 to $710,000, with a median of $665,000. The five listings that read as builder sales closed 4% to 13% below their original list prices; the January 2024 home, which advertised rate buydowns with Pulte Mortgage, went from $715,144 to $620,000. And the two 2026 resales closed at $630,000 and $695,000, on either side of today's $642,990 base, with finishes and yards a new base Egan does not include.

A Pulte closing on Ava Zepure Avenue points the same way. A new 3,080-square-foot Delano, which the MLS lists with Pulte as the builder, was listed at $699,000, went under contract on April 20, 2026, and closed on August 4 at $630,000.

For the wider market, we pulled detached homes of 2,600 to 3,600 square feet in ZIP 89141 that closed from March 1 through August 31, 2026, a window ending two months before the pull so late-posted closings would not skew it. Monthly closings ran from 10 to 15, and days on market in this MLS run from listing to contract.

The Egan's base price of about $208 per square foot sits above the $198 median for two-story Highlands Ranch homes, nine of the 11 built from 2012 to 2022, and below the $226 for subdivisions carrying the Southern Highlands name. On the active side, 38 two-story homes in the same size band were active or under contract in 89141 on October 31, 2026, at a median list price of $674,750; the eight active in Highlands Ranch subdivisions had a median of $604,900, including two 2024-built homes of 2,944 square feet on Unit 26 streets at $699,900 and $739,000. Our Las Vegas homes for sale search shows current inventory.

Should You Buy the Quick Move-In Egan or Build One?

On October 31, 2026, Pulte showed one Egan as available now, at 3447 Ava Zepure Avenue, for $690,000, with a "Was $791,226" price and a banner reading "$101,226 in Savings." According to the listing on Pulte's quick move-in page, it has 3,097 square feet, four bedrooms, 4.5 baths and a two-car garage, with a first-floor guest suite, a second-floor guest suite, an oversized homesite, no rear neighbor, a chef's kitchen and special financing. When we checked on October 10, the same home was $730,000 with the same "Was" figure, so Pulte cut it $40,000 in three weeks.

The "Was" price is marketing, not market evidence. It sits $81,226 above the highest Egan closing in the MLS record, and the home did not appear in the MLS when we searched on October 31, so Pulte's price is the only list price available. The other three homes Pulte listed as available at Delamar on October 10, two Egans and a Delano, were no longer on its page, and none appeared in the MLS, so we cannot say whether they sold.

The quick move-in's case rests on time and finished selections. At $690,000 it costs $47,010 more than the base price, and that buys two suites, a larger lot and the upgrades Pulte chose, without a design-center bill or a construction wait. It still needs a backyard, it sits in the plat where the MLS shows $60 dues, and its estimated tax runs about $590 a month. The timing also matters for financing. Pulte's October rate offers, which ended with contracts signed on October 31, also required closing by December 31, 2026. If Pulte posts a new offer with a short closing deadline, a home available now can meet it and a build-to-order home may not, so ask for the current terms before you choose.

Building to order lets you choose the configuration, but each option, any homesite premium and the backyard add to $642,990, and the two 2026 resales near the sales office, at $630,000 and $695,000 with finished yards, are the benchmark for that total.

What Should You Do Before Signing an Egan Contract?

Start with documents. Ask for the plan drawing for your exact configuration, showing the guest suite, the bathroom count, the balcony and the fireplace if you want them, along with the included-features sheet, the option prices, the plot plan for the homesite and the association's public offering statement. According to NRS 116.4108, the seller must provide the current public offering statement no later than the date your offer becomes binding, and unless you have personally inspected the home, you may cancel by written notice until midnight of the fifth calendar day after signing.

Then plan the inspections. A pre-drywall inspection is the only look you get inside the walls, a final inspection before closing catches unfinished work, and an inspection around month 11 lands before Pulte's 1-year workmanship and materials coverage ends. Our guide to pre-drywall through 11-month inspections explains the timing. Under NRS 624.602, a licensee who completes a new single-family home must give the buyer a written warranty valid for at least one year from completion of a written punch list, and that warranty must be transferable to a later purchaser, which matters if you buy a recent Egan resale. Our new-home warranty guide compares that floor with builder coverage.

Settle representation before the first visit. Your agent's compensation is set in your written buyer agreement and is negotiable, as the National Association of REALTORS settlement FAQs explain. Pulte's Delamar pages do not publish an agent-compensation policy, so confirm the arrangement in writing before you tour, register your agent at the first visit and get Pulte's registration rules in writing. Our explainer on the Nevada buyer-broker agreement covers what you sign and when.

Finally, compare the full worksheet for a built-to-order Egan with the quick move-in, a finished Egan resale and the other two-story plans at Delamar, at a fixed rate as well as the promotional one. Our new-construction guide lists other communities in the area.

To tour Delamar with the option sheet and the current incentive terms in hand, call or text Nevada Real Estate Group at (702) 637-1759, or send us a note. Tell us which parts of Angela's walkthrough stood out, and we will build the comparison around the homes actually available.

Frequently Asked Questions

How big is Pulte's Egan at Delamar, and how many bedrooms does it have?

Pulte lists the Egan at 3,097-plus square feet on two floors, with four to six bedrooms, 2.5 to 4.5 bathrooms and a two-car garage. The published base drawing shows four bedrooms upstairs, two full baths and a powder room. The model Angela tours has five bedrooms and 4.5 baths because it adds a first-floor guest suite and extra bathrooms.

How much does the Egan cost?

Pulte's page listed the Egan from $642,990 on October 31, 2026, for the base house; the guest suite, extra bathrooms, fireplace, kitchen upgrades, any homesite premium and the backyard are additional. Pulte's one available Egan, at 3447 Ava Zepure Avenue, was $690,000 that day, down from $730,000 on October 10.

Is the five-bedroom layout in the model standard?

No. Pulte's base first-floor drawing has no bedroom; it shows a front living room and a flex room instead. The plan's four-to-six bedroom range means the first-floor suite is a configuration you choose. Ask for the drawing and price of the configuration you want before you compare it with the base price.

What are the HOA dues, taxes and SID costs?

The tour puts the HOA at $40 a month. MLS listings show $40 near the sales office and $60 on Ava Zepure Avenue. District 635's fiscal 2026-27 rate of $2.9328 per $100 assessed gives about $550 a month on the base price. No district on Assessment Management Group's Clark County schedule is named for Delamar or Highlands Ranch; confirm on the title report.

Are the refrigerator, washer and dryer included?

Pulte's included-features list names a Whirlpool gas range, microwave and hood and an ENERGY STAR dishwasher, but no refrigerator, washer or dryer, and its drawings show those in outline only. Get every appliance on your contract by model number.

Is the 6% closing-cost incentive still available?

The tour described 6% toward closing costs with 10% down and a 25% upgrade discount at filming. Pulte's pages did not publish either offer on October 31, 2026. They advertised a 4.75% 7/6 ARM and a 5.99% 30-year fixed rate through Pulte Mortgage for contracts signed by October 31 and closed by December 31, 2026, so both ended that day. Ask for current terms in writing.

What have Egans near the sales office sold for?

Six MLS closings whose remarks name the Egan, plus one 2025 home matching its size and layout, sold for $590,000 to $710,000 from October 2023 to June 2026, with a median of $665,000. The two 2026 resales closed at $630,000 and $695,000 and included finished backyards.

Which Sources Inform This Egan Tour Guide?

The walkthrough comes from Nevada Real Estate Group's video presented by Angela Pacelli Evans and published October 30, 2026; builder pages, county records and market data were checked on October 31, 2026. In-body photographs are frames from that video and show the decorated model, not the selections in a particular purchase.

• NREG Egan video: rooms, model features, key points, HOA figure and incentive at filming.
• Pulte, Delamar community page: plans, prices, available homes and October rate offers.
• Pulte, Egan plan page: size, drawings, included features, protection plan and calculator.
• Pulte, Egan quick move-in: price, prior price, status and features.
• Clark County parcel layer, sales office and quick move-in and Unit 26 construction years: plats, Enterprise location, tax district and lot size.
• Clark County Treasurer, district 635 rates and understanding SIDs: fiscal 2026-27 rate and special assessments.
• Clark County Assessor, tax abatement and NRS 361: tax-cap rules.
• Assessment Management Group, payment schedule: Clark County districts, including SID 121.
• NRS 116.4108 and NRS 624.602: cancellation right and builder's warranty.
• Southern Nevada Water Authority, laws and ordinances: grass and pool rules for new homes.
• Fannie Mae Selling Guide, interested party contributions: concession limits by loan-to-value ratio.
• Freddie Mac PMMS, FHFA 2026 conforming limits, HUD 2026 FHA limits and the CFPB on ARMs: rates, loan limits and ARM risks.
• National Association of REALTORS settlement FAQs: how buyer-agent compensation is set.
• Las Vegas REALTORS MLS data via Repliers, pulled October 31, 2026: Egan closings, ZIP 89141 sales and listings, and dues.

Prices, incentives, availability, association charges and financing terms change without notice. Confirm the current price, included features, homesite premium and loan terms for the home you choose before making an offer.