First-Time & Value Buyers
- Entry sections from the low $300Ks
- Full amenity access at every price point
- FHA/VA-friendly price band under conforming limits
- HOAs from just $50/month
Aliante, North Las Vegas
Aliante Homes For Sale
Nevada's #1 team for Aliante real estate. Search golf-course homes, family neighborhoods near the Nature Discovery Park, Sun City Aliante 55+ resales, gated Club Aliante & more.
MEDIAN LIST (ZIP AREA 89084/89085)
$489K
LVR / GLVAR, September 2026
DAYS ON MARKET
21
LVR / GLVAR via Repliers, as of September 10, 2026
MASTER PLAN
1,905 acres
Community plan records
HOMES
6,500+
Community plan records
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 12, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Aliante at a Glance?
Aliante is North Las Vegas’ flagship 1,905-acre master plan — 6,500-plus homes around a Gary Panks golf course and the 20-acre Nature Discovery Park per the City of North Las Vegas — with a $469,900 median list across the 89084/89085 ZIP area and 24-day market times per Las Vegas REALTORS. The takeaways below unpack the value story.
- The value play: master-planned golf, parks, and a resort anchor at prices typically 20–30% below comparable Summerlin or Henderson homes — $300K to $650K plan-wide.
- The amenities: an 18-hole Gary Panks championship course, the award-winning 20-acre Nature Discovery Park, and the Aliante Casino + Hotel + Spa inside the plan.
- Best for: families, first-time buyers stepping into a master plan, and 55+ buyers at Sun City Aliante — the Del Webb neighborhood inside the community.
- Honest caveat: zoned Legacy High School rates 5/10 on GreatSchools — most families plan charter seats at Somerset Academy or Doral Academy for upper grades.
- Market tempo: sold homes across the two-ZIP area median 24 days on market with 278 actives — set alerts early for golf and park-adjacent streets.
Last updated September 2026 · Sources: LVR, U.S. Census, City of North Las Vegas
Where Can I Find Aliante Homes for Sale?
Buyers searching Aliante found 278 active listings across the two ZIP codes (89084/89085) containing the master plan in September 2026 per Las Vegas REALTORS MLS data, with a $469,900 area median list price. The eight newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Aliante-Area Homes Sell in Each Price Range?
The median list price across the two Aliante ZIP codes (89084/89085) sits at $469,900 per Las Vegas REALTORS September 2026 MLS data, with most inventory clustered between $350K and $600K — the plan’s core band. The counts below are our band-level estimates from the 278 active listings, so you can gauge competition honestly.
Browse Aliante Listings
How Can You Find an Aliante Home by Type, Lifestyle & Price?
Aliante’s 278 ZIP-area active listings break down into six named sections, three property types, five price bands, and the filters below — each link opens our live North Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Aliante Sections Should You Explore?
Dedicated section pages are rolling out — until then, each card links to the most relevant hub or live search so you can see current inventory, price positioning, and lifestyle fit for that slice of the master plan.
By Property Type
By Price Range
Updated daily · 285 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Aliante Listings First?
Custom alerts by section, price, beds, and golf or park adjacency — no spam, unsubscribe anytime. With sold homes going under contract in a median 24 days across the Aliante ZIP area per Las Vegas REALTORS data, the right house rarely waits for the weekend; alert subscribers see it within hours, not days.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Aliante, NV?
The Answer
Aliante delivers full master-planned living at North Las Vegas prices: a Gary Panks championship golf course, the award-winning Nature Discovery Park, the Aliante Casino + Hotel + Spa, and 6,500-plus homes from the low $300Ks. City of North Las Vegas services cover the community, and Nevada’s zero state income tax sweetens every budget.
What is Aliante known for?
Aliante is known for being North Las Vegas’ premier master plan — the Gary Panks-designed Aliante Golf Club, the award-winning 20-acre Nature Discovery Park, the Aliante Casino + Hotel + Spa, and exceptional value per amenity dollar.
Who should live in Aliante?
It fits families chasing parks and trails, first-time and value buyers priced out of Summerlin and Henderson, 55+ buyers at Sun City Aliante, and golfers who want fairway living without country-club dues.
What is daily life like?
Mornings start on the golf course or the Discovery Park loop, errands run to Deer Springs Town Center at the plan’s edge, and evenings end at the amphitheater, a neighborhood park, or dinner at the resort.
Location
Where Is Aliante
Aliante anchors the northern edge of North Las Vegas along the 215 Beltway at Aliante Parkway, with the Sheep Range as its backdrop and Deer Springs Town Center at its doorstep. About 1,905 acres. Roughly 15 miles from the Strip.
Downtown LV
15
Min
Strip
20
Min
Airport
30
Min
Summerlin
25
Min
Nellis AFB
20
Min
Aliante
At a Glance$469,900
Median List (ZIP area 89084/89085)
$449,995
Median Sold (past 100 days)
285
Active Listings (ZIP area)
21
Days on Market
- Setting
- Master plan in North Las Vegas
- Acreage
- 1,905 acres
- Established
- 2003
- Developer
- American West / North Valley Enterprises
- Homes
- 6,500+
- Golf
- 18-hole Gary Panks design
- Signature Park
- Nature Discovery Park (20 acres)
- Resort
- Aliante Casino + Hotel + Spa
- HOA Range
- $50–$175/mo
- Schools
- CCSD + nearby charters
- 55+ Option
- Sun City Aliante (Del Webb)
- Distance to Strip
- ~20 min
Quick Answer
Is Aliante a good place to live?
Yes — if value-first master-planned living is what you want, Aliante is the strongest argument in North Las Vegas. You get a Gary Panks championship golf course, the award-winning 20-acre Nature Discovery Park, a full resort with dining and entertainment, and 6,500-plus homes priced typically 20–30% below comparable Summerlin or Henderson addresses. The trade-offs are real but manageable: a modest zoned high-school rating and a luxury ceiling near $650K. Families, first-time buyers, and 55+ buyers fit best.
Source: City of North Las Vegas
DEMOGRAPHICS
Who Lives in Aliante?
According to the U.S. Census Bureau QuickFacts for North Las Vegas — the city that contains Aliante — the parent city holds 291,143 residents with a median household income of $72,415. Within the master plan itself, community records put roughly 22,000 residents across 6,800-plus households, skewing family-first with a strong 55+ contingent at Sun City Aliante.
The Census does not break Aliante out as its own place, so several figures below are North Las Vegas citywide — presented honestly as the statistical backdrop. Inside the plan, our closing data shows young families near the Discovery Park, golfers along the Panks fairways, Del Webb retirees at Sun City Aliante, and a steady stream of California value relocators.
22,000+
vs North Las Vegas 291,143
36
vs North Las Vegas ~33
~68%
vs North Las Vegas ~59%
$72,415
vs Clark Co $74,007
$370K
vs Clark Co $391K
~38%
vs Clark Co 27%
3.3
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, North Las Vegas city, plus community records (Aliante is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Aliante Area Growing?
Aliante itself is largely built out — established 2003, roughly 6,500 homes — but everything around it is compounding: North Las Vegas has added about 74,000 residents since 2010 per U.S. Census counts, with the Villages at Tule Springs and the Apex industrial pipeline pulling growth straight up the plan’s corridor.
291,143North Las Vegas residents (Census)
1,905Aliante master-planned acres
~330,000North Las Vegas projected, 2030
North Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the plan, growth is finite by design: the golf course, the Discovery Park, and the 2003 plat cap what can ever be built, which is the scarcity argument for owning here as the city races past 300,000 residents. New rooftops keep rising around Aliante — Villages at Tule Springs to the west, Valley Vista to the east — and each phase that sells at higher prices resets the comp environment upward for Aliante’s established streets.
Sources: U.S. Census Bureau QuickFacts and City of North Las Vegas. Citywide figures shown because the Census does not tabulate the master plan separately; projection reflects recent North Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Aliante Real Estate Market Trending?
Honesty first: the verified probe for the 89084/89085 ZIP area covers the trailing hundred days — median sold $449,995, 24-day DOM, 193 closings (roughly 58 a month) per Las Vegas REALTORS MLS data. The monthly series below is NREG-modeled around that verified probe pending full LVR monthlies — read it as orientation, not month-by-month gospel.
Median Sold Price
$439K–$455K modeled band around the verified $449,995 100-day median
vs September 2025
Source: Las Vegas REALTORS
Days on Market
23–30 day modeled range; 24 verified median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~58 monthly pace implied by 193 verified closings in 100 days
vs September 2025
Source: Las Vegas REALTORS
The long view: North Las Vegas's median sold price rose 137% between 2015 ($176,886) and 2026 ($418,481), across 29,212 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
21
MEDIAN DAYS ON MARKET
$489K
ZIP-AREA MEDIAN LIST
285
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
MOVING FAST
Get matched with an
Aliante specialist.
Market Competitiveness
How competitive is Aliante right now?
Aliante moves at a steady suburban clip — homes sold across the 89084/89085 ZIP area took a median 24 days from list to accepted offer per Las Vegas REALTORS data, with 278 active listings against roughly 58 closings a month. Well-priced golf and park-adjacent homes draw multiple offers.
60Balanced / Competitive
- 24 daysMedian days on market (sold, 100d)
- 278Active listings, two-ZIP area (June 2026)
- 193Closings in the past 100 days
- ~58/moImplied monthly closing pace
Is Aliante Right for You?
Who Should Buy a Home in Aliante?
Aliante isn’t one-size-fits-all — it’s six distinct section types spanning $300K entry resales to $650K golf-frontage homes, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to sections, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Aliante Sections Fit Your Buyer Type?
Families
- Discovery Park Area — lake, playground, amphitheater walkable
- Zoned John C. Bass ES rates 7/10
- Pocket parks and trails throughout the plan
- Plan charter seats for the high-school years
Active Adults & 55+
- Sun City Aliante — Del Webb single-story living
- Recreation center, pools, and social calendar
- Among the valley’s most affordable Del Webb addresses
- Resort dining and entertainment minutes away
Golf-First Buyers
- Gary Panks championship fairways through the plan
- Club Aliante gated golf-frontage streets
- Public play, preferred resident rates — no forced membership
- Fairway premiums top out near $650K, not $2M
Move-Up Buyers
- North Aliante newer phases with contemporary plans
- Cross-shop new builds at Villages at Tule Springs nearby
- Mature landscaping the new plans can’t match
- Established comps make appraisals predictable
Commuters & Investors
- 215 Beltway at the plan’s edge, I-15 minutes east
- ~15 minutes to downtown, ~20 to the Strip
- Steady rental demand at $2,000–$2,600/month
- Roughly 58 closings a month — liquid in both directions
Best Fit For
- California relocators — a full master-planned lifestyle at half of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- First-time buyers — entry resales from the low $300Ks with golf, parks, and a resort included — the metro’s strongest amenity-per-dollar entry point.
- Families — the Discovery Park weekends, pocket parks, trails, and a 7/10 zoned elementary — with a charter plan for the upper grades.
- Retirees & empty nesters — Sun City Aliante’s single-story Del Webb homes, recreation center, and social calendar from the low $300Ks.
- Golfers — championship fairways outside the window without country-club carrying costs — public play, resident rates.
- Buyers who value liquidity — roughly 58 closings a month across the ZIP area — a market that is easy to enter and easy to exit.
Ready to explore homes in Aliante? Our team knows every section, fairway street, and park-adjacent block in the master plan.
Start Your Home SearchPros
- Master-planned amenities typically priced 20–30% below comparable Summerlin or Henderson homes
- An 18-hole Gary Panks championship course with public play and resident rates
- The award-winning 20-acre Nature Discovery Park — lake, amphitheater, trails, water features
- A full casino resort inside the plan for dining, entertainment, and guest lodging
- Modest HOAs at $50–$175 monthly across most sections
- Sun City Aliante gives 55+ buyers a Del Webb address from the low $300Ks
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Zoned Legacy High School rates 5/10 — most families plan charter or private seats for upper grades
- Largely built out — buyers wanting brand-new construction shop Villages at Tule Springs nearby
- Luxury ceiling near $650K — move-up buyers eventually outgrow the plan’s price range
- North Las Vegas citywide statistics still color perceptions, even where Aliante’s numbers say otherwise
- Resort and retail corridors add traffic on Aliante Parkway at peak hours
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Section Comparison
How Do Aliante’s Top 6 Sections Compare?
A like-for-like comparison of Aliante’s six most-searched sections — indicative price positioning, lifestyle fit, and who each serves best — using section pricing from community records and active-listing data via Las Vegas REALTORS. Section-level medians are indicative: the verified probe covers the full two-ZIP area, not each enclave.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Club Aliante | From $475K | — | 24 (area) | ~20 | Gated · Golf frontage |
| Sun City Aliante | From $300K | — | 24 (area) | ~45 | 55+ · Del Webb |
| Discovery Park Area | From $375K | — | 24 (area) | ~40 | Families · Walkability |
| Aliante Village | From $350K | — | 24 (area) | ~50 | Established core |
| North Aliante | From $400K | — | 24 (area) | ~60 | Newer phases |
| Entry Neighborhoods | From $300K | — | 24 (area) | ~40 | Value · First-time |
Source: Las Vegas REALTORS MLS data plus NREG analysis and community records, June 2026. The verified market probe covers ZIPs 89084/89085 combined; per-section figures are orientation, not appraisal. Listing counts updated daily via Repliers IDX.
Section Deep Dive
What’s Inside Aliante’s Top Sections?
Submarket 1
Club Aliante
The plan’s gated golf section along the Gary Panks fairways — enhanced security, premium positioning, and the community’s top resale prices toward $650K.
Browse Club Aliante homes →$475K+Median Price
24 (area)Days on Market
~20Active Listings
—Price / Sq Ft
Submarket 2
Sun City Aliante
The Del Webb active-adult neighborhood inside the plan — single-story homes, a dedicated recreation center, pools, and one of the valley’s most affordable 55+ entry points.
Browse Sun City Aliante homes →$300K+Median Price
24 (area)Days on Market
~45Active Listings
—Price / Sq Ft
Submarket 3
Discovery Park Area
The neighborhoods ringing the award-winning 20-acre park — lake mornings, amphitheater evenings, and the plan’s most family-dense streets.
Browse Discovery Park Area homes →$375K+Median Price
24 (area)Days on Market
~40Active Listings
—Price / Sq Ft
Submarket 4
Aliante Village
The heart of the master plan — mature landscaping, a range of original-builder floor plans, and the steadiest resale turnover in the community.
Browse Aliante Village homes →$350K+Median Price
24 (area)Days on Market
~50Active Listings
—Price / Sq Ft
Submarket 5
North Aliante
The northern sections with the plan’s most recent construction and contemporary layouts — closest to the Deer Springs corridor and the new-build frontier beyond.
Browse North Aliante homes →$400K+Median Price
24 (area)Days on Market
~60Active Listings
—Price / Sq Ft
Submarket 6
Entry Neighborhoods
The most affordable doors in the master plan — full access to the golf, park, and resort amenity package at the community’s lowest buy-in.
Browse Entry Neighborhoods homes →$300K+Median Price
24 (area)Days on Market
~40Active Listings
—Price / Sq Ft
Submarket 7
The Amenity Spine (Golf Club · Discovery Park · Casino Resort)
The engine residents borrow daily: 18 championship holes, the 20-acre lake park with its amphitheater calendar, and a full resort with dining, entertainment, and guest rooms. Owning anywhere in the plan puts this within minutes.
Browse The Amenity Spine (Golf Club · Discovery Park · Casino Resort) homes →18Golf Holes
20Park Acres
1,905Plan Acres
6,500+Homes
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Aliante
section fits?
BY ZIP CODE
What Does the Aliante Market Look Like Across ZIPs 89084 and 89085?
Aliante spans two ZIP codes — 89084 holds the bulk of the master plan, 89085 its northern edge — and the table maps each ZIP to its real corridors. Honesty note: the June 2026 probe combined both ZIPs (278 active, $488,550 median list, 24-day DOM per Las Vegas REALTORS), so per-ZIP splits are described, not estimated.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89084 | Aliante core — Golf Club, Nature Discovery Park, Sun City Aliante, Aliante Village | Sections from $300K–$475K+ | — | 24* | 278* | n/a* |
| 89085 | Northern edge — North Aliante newer phases, Deer Springs corridor | Sections from $400K | — | 24* | 278* | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *DOM and active counts reflect the combined two-ZIP probe; per-ZIP splits and year-over-year change are intentionally omitted rather than estimated. Section price floors are from community records. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Aliante?
Aliante broke ground in 2003 and is largely built out, so the community itself trades on resale — its original builders included Pulte, KB Home, Richmond American, and Lennar. The active new-construction front sits minutes away at the Villages at Tule Springs and across North Las Vegas’ northern corridor. Incentives change monthly — verify current offers before you write anything.
Family & 55+ Active Adult
Pulte / Del Webb
The brand behind Aliante’s 55+ neighborhood
First-Time & Family
KB Home
Built much of Aliante’s core
Family
Richmond American
Established Aliante floor plans resell steadily
Family & Mid-Market
Lennar
Everything’s Included packages nearby
Value & First-Time
D.R. Horton
Volume value leader near the 215
Outdoor Recreation
What Outdoor Amenities Does Aliante Offer?
Golf, lake mornings, and trail miles — Aliante was planned around its outdoor package. The City of North Las Vegas maintains parks and trail connections throughout the plan, the Gary Panks course threads the neighborhoods, and the 20-acre Nature Discovery Park anchors daily life — usable through 300 days of annual sunshine.
IN-COMMUNITY
Aliante Nature Discovery Park
~20 acresLake · Trails · AmphitheaterFree
The community’s award-winning centerpiece: a lake, nature trails, playground, picnic areas, and interactive water features that draw visitors from across the valley.
IN-COMMUNITY
Aliante Golf Club
18 holesChampionship golfPublic
Gary Panks-designed course winding through the neighborhoods with desert and mountain views — public play, preferred rates for residents.
IN-COMMUNITY
Community pocket parks & trails
ThroughoutWalking · PlaygroundsFree
Neighborhood parks, sports courts, and trail connections distributed across the 1,905-acre plan — the everyday-recreation layer under the headline amenities.
10 MIN W
Floyd Lamb Park at Tule Springs
~680 acresFishing · PicnicsCity fee
Historic ranch grounds with fishing ponds, peacock gardens, and walking trails — the north valley’s favorite green escape.
10 MIN SE
Craig Ranch Regional Park
~170 acresSports · Skate park · AmphitheaterFree
North Las Vegas’ flagship regional park — fields, gardens, dog parks, and a major concert amphitheater.
10 MIN NW
Tule Springs Fossil Beds National Monument
National monumentHiking · Ice Age fossilsFree
A National Park Service monument protecting Ice Age fossil beds along the upper Las Vegas Wash — desert hiking with a paleontology storyline.
AT THE EDGE
Sheep Range views & desert trails
BackdropHiking · CyclingFree
The plan’s northern position puts the Sheep Range on the horizon and open-desert trailheads minutes away.
45 MIN NW
Mount Charleston / Spring Mountains
316,000 acresHiking · Snow playUSFS
Alpine forest, summer cool-downs, and winter snow via US-95 north — the valley’s vertical escape hatch.
The Aliante Lifestyle
What Does a Weekend in Aliante Look Like?
Three moods within one master plan: a sunrise round on the Gary Panks course, an afternoon at the Nature Discovery Park lake and amphitheater per the City of North Las Vegas, and dinner, a show, or visiting-family lodging at the Aliante Casino + Hotel + Spa — all without leaving the community.
18Championship Golf Holes
20Acres of Discovery Park
1,905Master-Planned Acres
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Aliante Homes This Weekend?
Most weekends bring a healthy slate of Aliante open houses — with 278 active listings across the ZIP area, sellers compete for attention, and well-priced golf and park-adjacent homes draw real crowds. Set up instant alerts for the moment an Aliante home schedules an open house — or browse every active listing and let us arrange private showings.
Planning a move
What Should I Verify Before Moving to Aliante?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How Do You Relocate to Aliante in 8 Steps?
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Aliante Economy?
Aliante runs on resort hospitality, golf operations, and the broader North Las Vegas job engine. According to the U.S. Bureau of Labor Statistics, metro unemployment runs near historic lows — and this city is where new jobs land. The Aliante Casino + Hotel + Spa, the VA Medical Center, Nellis AFB, and the Apex pipeline anchor demand.
$72,415Median household income, North Las VegasU.S. Census QuickFacts
18,000+Acres at Apex Industrial ParkCity of North Las Vegas
~34%City population growth since 2010U.S. Census Bureau
20 minTo Strip & downtown job coresVia I-15 and the 215 Beltway
Top Aliante-Area Employers
- Aliante Casino + Hotel + SpaResort, gaming, dining, and entertainment operations inside the plan
- Aliante Golf ClubChampionship course, pro shop, and restaurant employment
- VA Southern Nevada Healthcare SystemThe North Las Vegas medical campus minutes east on the 215
- Nellis Air Force BaseMajor military employer on the city’s eastern flank
- Deer Springs Town Center retailBig-box and dining corridor at the plan’s doorstep
- City of North Las Vegas / CCSD (north region)Municipal services and area campuses
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Aliante Compare to North Las Vegas, Las Vegas & Summerlin?
If you’re weighing Aliante against the valley’s other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Aliante wins on amenity value per dollar, North Las Vegas citywide on raw entry price, Summerlin on schools and the premium end — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Aliante | North Las Vegas | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $489K (two-ZIP area) | $430K | $476K | $728K |
| Days on Market | 24 | 17 | 20 | 21 |
| Population | ~22,000 (plan area) | 291,143 | 656,274 | ~127,000 |
| Median Household Income | $72,415 (citywide) | $72,415 | $66,820 | $95,200 |
| HOA Range | $50–$175/mo | Varies by community | Varies by community | Varies by village |
| Signature Amenities | Golf · 20-acre park · resort | Parks · trails · new builds | Urban core · entertainment | 300+ parks · trails · Downtown Summerlin |
| New Construction | Largely built out — resale-led | Very High (Tule Springs, Valley Vista) | Moderate | Very High (Summerlin West) |
| Best For | Value · Golf · Families · 55+ | First-time buyers · Growth | Investors · Urban | Schools · Luxury · Outdoors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Aliante income and crime figures are North Las Vegas citywide — the Census and FBI do not tabulate the master plan separately. Last updated June 2026.
Cost of Ownership
What Will Aliante Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Aliante Payment
$3,759
Illustrative Monthly Payment
- Principal & Interest$2,925
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$183
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Aliante?
The 215 Beltway runs along Aliante’s southern edge and I-15 sits minutes east, putting the whole valley on a predictable clock. Most households drive — mean North Las Vegas commutes run about 25 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Aliante
- 15 minDowntown Las VegasI-15 south
- 20 minLas Vegas StripI-15 south
- 30 minHarry Reid Intl AirportI-15 south → I-215
- 25 minSummerlin215 Beltway west
- 20 minNellis AFB215 east → Las Vegas Blvd N
- 10 minVA Medical Center215 east → Pecos Rd
- 15 minLas Vegas Motor Speedway215 east → I-15 north
- 45 minMount CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Aliante?
Most Aliante purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies rather than attorneys, keeping timelines predictable. Cash deals, common in Sun City Aliante, can close in 7–14 days; FHA and VA files may add a week for appraisal, plus HOA resale-package review time. Plan utilities and DMV deadlines around funding.
Quick Answer
What down payment do you need to buy in Aliante?
Most Aliante buyers put down 3% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5%, and VA loans allow 0% for eligible veterans — all workable at Aliante price points, which sit comfortably under conforming loan limits. On the $488,550 ZIP-area median list, plan roughly $14,700 (3%) to $97,700 (20%); on a $300K entry resale, as little as $9,000 down. Sun City Aliante buyers often pay cash from a prior home sale.
Aliante FAQ — 18 Answers
What Do Aliante Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Aliante?
Across the two ZIP codes containing Aliante (89084 and 89085), the median list price is about $469,900 per Las Vegas REALTORS data; homes sold over the past hundred days closed at a $449,995 median. Inside the plan, pricing runs roughly $300,000 for established resales to $650,000 for golf-adjacent lots — typically 20–30% below comparable Summerlin or Henderson homes.
What are the best neighborhoods in Aliante?
For gated golf-course living: Club Aliante, the plan’s gated section along the Gary Panks fairways. For 55+ buyers: Sun City Aliante, the Del Webb active-adult neighborhood with its own recreation center. For families: the Discovery Park Area, walking distance to the 20-acre lake and amphitheater. Aliante Village offers established core streets, North Aliante the newest phases, and the entry sections the most affordable doors — all with full amenity access.
How fast do homes sell in Aliante?
Homes sold across the Aliante ZIP area (89084/89085) over the past hundred days took a median of about 21 days from list to accepted offer, per Las Vegas REALTORS MLS statistics — slower than North Las Vegas’ blistering 17-day citywide pace, but quick by any normal suburban standard. Well-priced golf-adjacent and park-adjacent homes routinely move faster and draw multiple offers, so set up alerts before you need them.
Are there HOA fees in Aliante?
Yes, and they are refreshingly modest: most Aliante sections run $50–$175 per month, covering common-area maintenance, parks, and trail upkeep across the master plan. Club Aliante and Sun City Aliante carry separate fee structures with additional amenities — gate access at one, the 55+ recreation center at the other. Always review the resale package for exact dues, transfer fees, and reserves before writing an offer.
Is Aliante good for families?
Strongly — Aliante was planned for them. The 20-acre Nature Discovery Park anchors weekends with its lake, playground, amphitheater, and interactive water features; pocket parks and trails thread the neighborhoods; and zoned John C. Bass Elementary rates 7/10 on GreatSchools. The honest caveat is Legacy High School’s 5/10 rating, which is why many families plan on Somerset Academy or Doral Academy charter seats for the upper grades.
What is the Aliante Golf Club like?
The Aliante Golf Club is an 18-hole championship course designed by Gary Panks that winds through the community’s neighborhoods with desert and mountain views. It is open to the public, with preferred rates and tee times for residents — no membership obligation comes with buying here. Golf-frontage lots carry premiums toward the $650K top of the plan’s range, so flag course frontage early if it matters to you.
What is the Aliante Nature Discovery Park?
It is Aliante’s crown jewel — a roughly 20-acre, award-winning park built around a lake, with nature trails, an amphitheater, a playground, picnic areas, and interactive water features. The City of North Las Vegas maintains it, and it draws visitors from across the valley. Homes in the surrounding Discovery Park Area trade on walkability to it, typically from the high $300Ks per community records.
Is there a 55+ community in Aliante?
Yes — Sun City Aliante, a Del Webb active-adult community inside the master plan. It offers single-story homes typically from the low $300Ks, a dedicated recreation center, pools, fitness facilities, and an organized social calendar, with its own association separate from the broader plan’s $50–$175 monthly range. It is one of the valley’s most affordable Del Webb addresses — compare it against other 55+ options before deciding.
Is Aliante in Las Vegas or North Las Vegas?
North Las Vegas — a separately incorporated city north of Las Vegas proper, with its own police department, city services, and government. Practically, daily life feels seamless: Clark County School District runs the schools, the 215 Beltway and I-15 connect you everywhere, and the Strip is about twenty minutes south. The address distinction matters mostly for services and search filters, not lifestyle.
What are property taxes like in Aliante?
Property taxes are low by national standards. Nevada’s effective rate runs roughly 0.5–0.7% of a home’s value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $449,995 median-sold Aliante home, plan on roughly $2,300–$3,100 per year — then verify the exact parcel figure in escrow before closing.
How does Aliante compare to Summerlin or Henderson?
Aliante delivers a comparable master-planned package — championship golf, an award-winning park, trails, and a resort anchor — at a $469,900 ZIP-area median that undercuts Summerlin’s $728K by roughly a third and Henderson’s $548K meaningfully. The trade-offs are a North Las Vegas address, a thinner luxury ceiling, and Legacy High School’s modest rating. For amenity value per dollar, Aliante usually wins the spreadsheet; tour both before deciding.
What schools serve Aliante?
Zoned Clark County School District campuses include John C. Bass Elementary (7/10 on GreatSchools), Kathleen & Tim Harney Middle (6/10), and Legacy High School (5/10). Charter alternatives rate stronger — Somerset Academy North Las Vegas at 8/10 and Doral Academy of Nevada at 9/10 — and private options include Bishop Gorman and Faith Lutheran across the valley. Our agents walk every family through zoning maps and charter lottery timing before a first tour.
Is Aliante safe?
Yes, by North Las Vegas standards — and the distinction matters. Citywide statistics run above national averages per FBI Uniform Crime Reporting data, but they concentrate in the older southeast core. Aliante and the other master plans north of the 215 post suburban rates far below citywide figures, Sun City Aliante runs an active community watch, and the North Las Vegas Police Department has expanded with the city’s growth.
Is there new construction in Aliante?
Aliante broke ground in 2003 and is largely built out, so inventory leans resale — original builders included Pulte, KB Home, Richmond American, and Lennar. For new construction nearby, the Villages at Tule Springs master plan is actively selling minutes west, and North Las Vegas leads the valley in new-home activity overall. Many buyers cross-shop a newer Tule Springs build against an established Aliante resale with mature landscaping.
What should I know before buying in Aliante?
Four things move real money here. First, section selection: golf frontage, Discovery Park walkability, and Sun City age restrictions each price differently. Second, schools: settle the Legacy High School question before you buy, not after. Third, HOA layering: Club Aliante and Sun City Aliante carry separate dues. Fourth, comps: two ZIP codes and six section types demand judgment. Call Nevada Real Estate Group at (702) 637-1759 and we will map it with you.
What down payment do you need to buy in Aliante?
Most Aliante buyers put down 3% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5%, and VA loans allow 0% for eligible veterans — all workable at Aliante price points, which sit comfortably under conforming loan limits. On the $469,900 ZIP-area median list, plan roughly $14,700 (3%) to $97,700 (20%); on a $300K entry resale, as little as $9,000 down. Sun City Aliante buyers often pay cash from a prior home sale.
What does an HOA cost in Aliante?
Budget $50 to $175 per month across most Aliante sections — among the most affordable HOA ranges for a full master-planned community, covering common areas, parks, and trails. Club Aliante adds gate and golf-corridor commons through its own sub-association, and Sun City Aliante carries separate 55+ dues funding its recreation center, pools, and social calendar. Always pull exact dues, transfer fees, and reserve studies in the resale package during escrow.
How long does it take to close on a home in Aliante?
Most Aliante purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies rather than attorneys, keeping timelines predictable. Cash deals, common in Sun City Aliante, can close in 7–14 days; FHA and VA files may add a week for appraisal, plus HOA resale-package review time. Plan utilities and DMV deadlines around funding.
Updated September 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
What Else Do People Ask About Aliante?
These are the eight queries Aliante buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: community facts from the City of North Las Vegas, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Is Aliante a casino or a neighborhood?
Both, and the neighborhood came first: Aliante is a 1,905-acre master-planned community started in 2003, and the Aliante Casino + Hotel + Spa is the full-service resort built inside it. Residents treat the resort’s restaurants, entertainment, and hotel rooms as borrowed amenities.
Who designed the Aliante golf course?
Gary Panks — the Aliante Golf Club is his 18-hole championship design, winding through the community’s neighborhoods with desert and mountain views. It is open to the public, with preferred rates and tee times for residents.
Is Sun City Aliante age-restricted?
Yes — it is a Del Webb 55+ active-adult community inside the master plan, with single-story homes, a recreation center, pools, and an organized social calendar. Age-qualification rules apply to owners and tenants alike, so verify eligibility before writing an offer.
What is at the Aliante Nature Discovery Park?
A lake, nature trails, an amphitheater, a playground, picnic areas, and interactive water features across roughly 20 acres. The award-winning park is the master plan’s social center and draws visitors from across the valley.
Is Aliante a safe part of North Las Vegas?
Yes — the master plans north of the 215, Aliante included, post suburban crime rates far below North Las Vegas’ citywide figures per FBI UCR-based comparisons. The citywide statistics are driven by the older southeast core, miles away.
How far is Aliante from the Strip?
About 15 miles — plan roughly 20 minutes via I-15 south, with downtown Las Vegas closer at about 15 minutes. Harry Reid International Airport runs about 30 minutes via I-15 and the I-215.
When was Aliante built?
Development began in 2003 under American West Development and North Valley Enterprises, and the plan built out through the 2000s and 2010s with homes from Pulte, KB Home, Richmond American, and Lennar. Today the market is resale-led with mature landscaping.
Who built the homes in Aliante?
National builders including Pulte, KB Home, Richmond American, and Lennar delivered the community’s floor plans, generally 1,500 to 3,500-plus square feet. Del Webb — Pulte’s active-adult brand — built Sun City Aliante, the 55+ neighborhood inside the plan.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers in Aliante’s golf streets, Discovery Park blocks, and Sun City Aliante — that depth is why the team ranks #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to an Aliante Real Estate Expert?
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Aliante?
Compare Aliante with neighboring master plans and nearby cities — from the Villages at Tule Springs and Skye Canyon to Summerlin and Henderson. Each card pairs the commute time with price positioning, so you can judge whether trading Aliante’s amenity package for a different lifestyle actually buys you more home for the money.
More North Las Vegas communities
- Nature Discovery at Aliante
- Aliante West
- Alta Mira
- Ann Road Corridor
- Apex
- Ardiente
- Aurora Heights
- Centennial Parkway Corridor
- Cheyenne Meadows NLV
- Cheyenne Ranch
- Cliffside at Northstar
- Coleman Highlands
Shopping the whole city? Browse all North Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Aliante Sections Can You Explore A–Z?
Six section types make up the 1,905-acre master plan. Dedicated section pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and HOA documents for any of them on request.
A
- Aliante Village
C
- Club Aliante
D
- Discovery Park Area
E
- Entry Neighborhoods
G
- Golf-Corridor Streets
N
- North Aliante
- North Las Vegas (parent city)
S
- Sun City Aliante
KEEP LEARNING
What Else Should You Read About Aliante?
These guides extend the research most Aliante buyers do next — understanding the broader North Las Vegas market, comparing master plans across the valley, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET HUB
North Las Vegas Community Hub
The parent-city playbook — citywide market data, every North Las Vegas community, and side-by-side comparisons in one place.
Read →MARKET GUIDE
Las Vegas Housing Market 2026
The valley-wide market outlook — pricing, inventory, and rate dynamics shaping every Aliante negotiation this year.
Read →BUYER GUIDE
First-Time Buyer Resources
Loan programs, down-payment math, and the offer-to-close process — built for the value-driven buyers Aliante fits best.
Read →SAFETY GUIDE
Is North Las Vegas Safe? 2026
A data-backed look at NLV crime, neighborhoods, and where families buy.
Read →COST GUIDE
Cost of Living in North Las Vegas
A real monthly budget for NLV — housing, utilities, taxes, and more.
Read →Sources & Methodology
Where Does This Aliante Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. One honesty note: market figures are probed across the two ZIP codes (89084/89085) containing Aliante — broader than the plan itself — and labeled that way throughout, while plan facts come from community records. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the 89084/89085 ZIP area. lasvegasrealtors.com
- U.S. Census Bureau — North Las Vegas city population, income, age, and housing data (the master plan is not separately tabulated). census.gov/quickfacts
- City of North Las Vegas — Park and community facts, city services, and police coverage. cityofnorthlasvegas.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — North Las Vegas violent and property crime rates and national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- National Park Service — Tule Springs Fossil Beds National Monument access and trail data. nps.gov/tusk
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15