LIVV is a luxury semi-custom homebuilder offering seven models at Neo, a guard-gated hillside community in Henderson, Nevada. Its collection includes single-level and two-story designs, integrated home controls, and solar with battery storage. Published model starting prices begin at $3,140,300 as of September 21, 2026, before lot premiums; request current pricing for your chosen plan and homesite.
Where does LIVV build?
LIVV describes Neo as a private community beside MacDonald Highlands and Ascaya. It is not appropriate to assume that a Neo purchase includes a neighboring community’s amenities or a DragonRidge membership. Confirm the specific association documents, gates, assessments and any separate club arrangements for the address you select.
The builder lists its Velour model at 1208 Powerwall Place, Henderson, NV 89012. Tours require coordination. Compare the wider area through our Henderson new-construction guide.
Which LIVV model fits your needs?
The figures below come from LIVV’s individual model pages, checked September 21, 2026. They describe advertised plans, not a list of homes available today. Lot premiums, options and final specifications affect the purchase price. A quoted starting price is not a maximum price.
| Model / source | Stories | Living area (sq. ft.) | Bedrooms | Advertised starting price |
|---|---|---|---|---|
| Velour | 1 | 2,966–3,036 | 3–4 | From $3,140,300 |
| Sunfolia | 1 | 3,406–3,731 | 3–4 | Request a quote |
| Thia | 1 | 3,692–4,053 | 3–4 | From $3,471,600 |
| Joelene | 2 | 5,118–5,665 | 3–4 | From $4,189,080 |
| Orenda | 2 | About 5,828 | 3–4 | Request a quote |
| Paragon | 2 | 5,372 | 4–5 | Request a quote |
| Elysium | 2 | 6,635 | 3–4 | From $4,431,080 |
What is included?
LIVV’s technology overview describes Crestron controls, a dedicated home server, solar and a Tesla Powerwall. Its included-features list separates standard items from options such as pools, motorized shades and certain entertainment features. Confirm the equipment schedule and installation scope in writing.
Net-zero-ready is a design description, not a promise of a zero utility bill. Ask which circuits receive backup power, who owns the equipment and how service works after closing.
How much can you personalize?
LIVV offers semi-custom variations within its model collection and three named design directions: Euro Chic, Modern Flare and Natural Boho. Ask which structural changes, finish choices and outdoor improvements are available for your selected plan.
According to LIVV’s Neo page, the home and homesite are sold as one package; lots are not sold separately. Not every model fits every lot. Match the plan to the homesite before committing to a favorite layout.
What should you check before a Neo tour?
- Get the latest model-and-lot availability sheet, dated price and lot premium.
- Identify must-have bedrooms, garage capacity and single-level needs before choosing finishes.
- Separate the model’s displayed upgrades from the written base specification.
- Request association fees, any special assessments, deposit milestones and estimated delivery timing.
- Confirm buyer-agent registration requirements before your first visit.
Our Neo buyer guide explains the comparison process in more detail. For alternative builders, visit the Las Vegas builder directory.
Frequently asked questions about LIVV
Who builds the homes at Neo in Henderson?
LIVV builds Neo’s luxury semi-custom smart homes. LIVV’s About page identifies Philippe Ziade as its founder. Neo is a separate hillside community beside MacDonald Highlands and Ascaya; proximity does not establish membership in either neighboring community.
What do LIVV homes cost?
As of September 21, 2026, LIVV advertised Velour from $3,140,300, Thia from $3,471,600, Joelene from $4,189,080 and Elysium from $4,431,080. These are starting prices that exclude lot premiums. Sunfolia, Orenda and Paragon require quotes. Options, final specifications and availability must be confirmed with the builder.
Does LIVV offer single-story homes?
Yes. Velour, Sunfolia and Thia are single-level designs. Joelene, Orenda, Paragon and Elysium are two-story models. Available layouts, bedroom counts and garage configurations vary by plan, and not every model fits every homesite.
Are solar, Tesla Powerwall and smart-home controls included?
LIVV’s current materials describe solar, a Tesla Powerwall and Crestron smart-home infrastructure as standard. Confirm equipment, ownership, commissioning, warranties and the exact supported controls in your purchase specifications. Net-zero-ready does not guarantee a zero utility bill or unlimited backup power.
Can I buy a Neo lot without a LIVV home?
LIVV says the home and homesite are sold together as one package and that lots are not sold separately. Ask for the current list of compatible model and homesite combinations before choosing a plan.
Where can I tour a LIVV model home?
LIVV lists its Velour model at 1208 Powerwall Place, Henderson, NV 89012. Arrange access and confirm the appointment before visiting. If you want independent buyer representation, discuss registration requirements before contacting or visiting the sales office.
Independent buyer guidance
Build your Neo shortlist
Talk with Nevada Real Estate Group about your model, homesite and budget priorities. This is NREG’s independently prepared builder guide; LIVV’s written purchase documents determine the home’s specifications and terms.
Plan a builder tour(702) 637-1759Sources and update scope
Builder facts were checked against LIVV About, Neo, the linked individual models, and LIVV’s feature and design pages on September 21, 2026. This review does not verify current lot inventory, a specific home’s final price, HOA dues, construction completion dates or future energy savings.