Top Rated
8/10
8/10Vanderburg Elementary
Zoned · Anthem-adjacent (10 min)
K-5480 Students16:1
Ascaya, Henderson
Ascaya Homes For Sale
Nevada's #1 team for Ascaya real estate. Search guard-gated custom estates and engineered view homesites across Upper Ridge, West Terrace, East Slope, South Canyon, Clubhouse Row & Entry Estates — 313 lots on the McCullough Range ridgeline above Henderson.
MEDIAN LIST PRICE (ZIP 89012 AREA)
$1.08M
LVR / GLVAR, June 2026
COMMUNITY FINISHED-HOME RANGE
$3M–$20M+
Community record · Ascaya Development LLC
ENGINEERED CUSTOM VIEW LOTS
313
Community record · 313 acres
DAYS ON MARKET (ZIP AREA)
26
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Ascaya at a Glance?
Ascaya is the Las Vegas Valley’s most exclusive custom-estate community — 313 engineered view lots on 313 guard-gated McCullough Range acres inside City of Henderson city limits — where finished homes run $3 million to $20 million-plus while the broader ZIP-area active median sits near $1,075,000 per Las Vegas REALTORS.
- The two-number market: ZIP 89012 actives carry a $1,075,000 median and a $557,500 sold median — broader-area context only; Ascaya itself trades from $3M to $20M+.
- The product: 313 custom homesites from one-third to over an acre, each with an engineered pad, underground utilities, and unobstructed-view geometry.
- The architecture: Blue Heron leads a roster of approved builders under the Southwest’s most exacting desert-modern design review.
- Liquidity honesty: the ZIP’s $800K+ segment implies roughly seventeen months of supply, and Ascaya closes a handful of estates a year — patience required both directions.
- City backbone: Henderson police and fire, The District ten minutes away, Henderson Executive Airport fifteen, and the Strip about twenty via I-215.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Ascaya Homes for Sale?
The Ascaya ZIP area — 89012 — carried 323 active listings in June 2026 according to Las Vegas REALTORS MLS data, 97 of them priced $3 million-plus where Ascaya actually trades. The newest listings appear below, refreshed daily, and every active estate and homesite is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Homes Are Listed in Each Ascaya-Area Price Range?
Across ZIP 89012 the active median list price sits near $1,075,000 per Las Vegas REALTORS June 2026 MLS data, but the distribution is barbell-shaped: 94 listings under $600K far below the ridgeline against 97 listings above $3 million where Ascaya trades. The bands below show real counts.
Browse Ascaya Listings
How Can You Find an Ascaya Home by Position, Tier & Price?
The 323 active ZIP-area listings sort into six ridgeline positions, five price bands, and the directory below — every link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data, and 97 of those listings sit in the $3 million-plus tier Ascaya anchors.
Which Ascaya Ridgeline Positions Should You Explore?
Dedicated position pages are rolling out — until then, each card links to the most relevant hub or live search. Card counts are ZIP 89012 active listings within each position’s price band (bands overlap between positions), not Ascaya-only tallies — honest orientation, not a roll call.
By Price Range (ZIP 89012)
Updated daily · 323 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Ascaya Listings First?
Custom alerts by ridgeline position, price, view orientation, and lot type — no spam, unsubscribe anytime. Ascaya estates frequently trade quietly before broad exposure, and with only a handful of $3 million-plus closings each month across the entire ZIP, the right property may surface once a season; alert subscribers see it within hours.
- 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
EDUCATION
9/10
8/10
9/10
9/10
8/10
How Are the Schools for Ascaya?
Schooling here means choosing between a solid zoned ladder and the valley’s deepest private bench. The zoned CCSD path — Vanderburg Elementary (8/10), Del E. Webb Middle (7/10), Coronado High (6/10) — starts strong and softens at the top, so many Ascaya families add Bishop Gorman, Henderson International, or a top charter.
9/10Twitchell Elementary
Green Valley (12 min, not zoned)
K-5512 Students17:1
8/10Galloway Elementary
Seven Hills (8 min, not zoned)
K-5505 Students17:1
9/10Doral Academy (elementary grades)
Charter · Henderson (12 min)
K-81000 Students20:1
9/10Henderson International (Lower School)
Private · Green Valley (12 min)
PreK-5350 Students12:1
8/10Somerset Academy Stephanie
Charter · Henderson (10 min)
K-81100 Students22:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Ascaya Families?
According to GreatSchools.org, Ascaya families split their bets: zoned Vanderburg Elementary (8/10) anchors a solid CCSD start, while Bishop Gorman (A+), Henderson International (A), and Doral Academy (9/10) carry the private and charter top tier. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin · 30 min | $3,000,000+ |
| 2 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson · 12 min | $3,000,000+ |
| 3 | Henderson International School | Private | PreK-12 | A | Green Valley · 12 min | $3,000,000+ |
| 4 | Vanderburg Elementary | Public (zoned) | K-5 | 8/10 | Anthem-adjacent · 10 min | $3,000,000+ |
| 5 | Del E. Webb Middle | Public (zoned) | 6-8 | 7/10 | Anthem · 10 min | $3,000,000+ |
SAFETY & CRIME
Is Ascaya Safe?
Direct Answer
Yes — few addresses anywhere in the Southwest layer more security. Henderson, covered by its own police department, ranks among the safest large U.S. cities in FBI Uniform Crime Reporting comparisons, and Ascaya adds a 24-hour staffed gate, patrols, perimeter infrastructure, and single-entry ridgeline geography that eliminates through-traffic entirely.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Staffed gate with advanced security infrastructureCommunity association security
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Geography does quiet work here: Ascaya occupies a single guarded ridgeline corridor on the McCullough Range, so there is no pass-through traffic at all — everyone inside is a resident, an invited guest, a vetted vendor, or a construction crew cleared through the gate’s access policy. Perimeter infrastructure and patrols layer on top of Henderson Police Department coverage.
Incidents inside the gate are rare and overwhelmingly minor — the staffed entry screens out the opportunistic property crime that drives most suburban statistics, and active build sites are tracked through vendor registration. Residents’ practical concerns run more toward wildlife on the trail than crime on the street.
For trophy-estate buyers, the combination of a 24-hour staffed gate, advanced security infrastructure, and a small 313-lot community where neighbors recognize each other puts Ascaya’s security posture among the strongest in the Las Vegas Valley — comparable to Dragon Rock next door and The Ridges tier in Summerlin.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Ascaya, NV?
The Answer
Ascaya stakes 313 custom homesites across 313 guard-gated acres on the McCullough Range ridgeline, every lot engineered for unobstructed Strip and valley views, with a resort clubhouse at the center. City of Henderson services back the community, and Nevada’s zero state income tax anchors most relocation math.
What is Ascaya known for?
Ascaya is known as the pinnacle of custom desert-contemporary living in Nevada — 313 engineered view lots, Blue Heron architecture with disappearing glass walls and negative-edge pools, a 24-hour staffed gate, and panoramic views of the Strip, the valley floor, and the surrounding ranges.
Who should live in Ascaya?
It fits trophy-estate and view buyers, custom-build clients who want architectural freedom inside a rigorous design code, California relocators converting tax savings into real estate, and principals who want Henderson Executive Airport fifteen minutes from a guard-gated front door.
What is daily life like?
Mornings start on the McCullough Hills Trail or in the clubhouse fitness center, errands run ten minutes downhill to The District at Green Valley Ranch, and evenings end at the infinity pool watching the Strip light up below.
Location
Where Is Ascaya
Ascaya climbs the McCullough Range ridgeline in south Henderson (ZIP 89012), above the MacDonald Ranch foothills off Horizon Ridge Parkway, with a single staffed gate on Ascaya Boulevard. 313 acres, 313 engineered homesites, one entrance. About 10 minutes to The District and 20 minutes to the Strip.
The District
10
Min
Henderson Exec.
15
Min
Strip
20
Min
Airport (Reid)
25
Min
Water Street
15
Min
Ascaya
At a Glance$1,075,000
Median List Price (ZIP 89012 area)
$3M–$20M+
Community Finished-Home Range
323
Active Listings (ZIP area)
26
Days on Market (ZIP area)
- Setting
- McCullough Range ridgeline, south Henderson
- Acreage
- 313 acres
- Established
- 2007
- Developer
- Ascaya Development LLC
- Homesites
- 313 custom lots
- Community Price Range
- $3M–$20M+ finished · lots from ~$1M
- Lot Sizes
- 1/3 to 1+ acre, engineered pads
- Security
- 24-hr staffed guard gate · patrols
- HOA
- $600–$1,500/mo
- Views
- Strip, valley & mountain panoramas
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Ascaya Score?
Ascaya earns elite marks for safety, privacy, and outdoor access, with honest trade-offs on carrying costs and the zoned high school. Below is our category-by-category report card — the same six factors our agents walk through with every ultra-luxury buyer before a first gate-cleared lot walk or estate tour.
Grade A+: Safety
Henderson Police Department coverage plus a 24-hour staffed gate, advanced security infrastructure, patrols, and single-entry ridgeline geography. Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons.
Grade B: Schools
Zoned Vanderburg ES (8/10) is strong; Del E. Webb MS (7/10) and Coronado HS (6/10) are solid-to-modest. Many families choose Bishop Gorman, Henderson International, or Doral Academy.
Grade C-: Cost of Living
The most expensive address in Nevada by design: $3M finished entry, lots from ~$1M, HOA $600–$1,500/mo, and full custom-build budgets on top.
Grade A-: Amenities
The Ascaya Clubhouse — infinity pool, fitness, event space, concierge — with The District ten minutes downhill. No golf inside; DragonRidge sits next door at MacDonald Highlands.
Grade A: Outdoor Access
McCullough Hills Trail out the gate, Sloan Canyon National Conservation Area beyond it, and 300 days of sunshine over the valley panorama.
Grade A-: Commute
The District in 10 minutes, Henderson Executive Airport in 15, the Strip in about 20 via I-215, Harry Reid International in roughly 25.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Ascaya a good place to live?
Yes — if you are buying position, privacy, and architecture. Ascaya pairs 313 guard-gated ridgeline acres and a resort clubhouse with full Henderson city services and a 20-minute Strip commute, and Nevada’s zero state income tax plus the 3% property-tax cap make the carrying math kinder than any coastal equivalent. It rewards custom-build clients, trophy-estate buyers, and relocating principals most; anyone needing golf inside the gates or a sub-$3M budget should weigh MacDonald Highlands next door first.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Ascaya?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Ascaya — the parent city holds 331,857 residents with a median household income of $88,654. Inside the gates the profile concentrates dramatically: community records put roughly 500 residents across about 200 households, with average household income above $500,000 and homeownership near 95%.
The Census does not break the community out as its own place, so the benchmark figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the gate, our closing data shows founders and principals, architecture-driven buyers commissioning second or third homes, California and Pacific Northwest relocators, and a meaningful share of lot owners who bought the view years before the house.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Ascaya is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Ascaya Area Growing?
Ascaya grows one commission at a time — finished estates rise on engineered pads as remaining lots sell — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, deepening the services and dining the ridgeline relies on.
331,857Henderson residents (Census)
313Ascaya guard-gated acres & lots
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the gate, growth is deliberately finite: 313 lots on 313 acres is the entire plan, forever — which is the scarcity argument for ownership here. Originally entitled in the mid-2000s, the community paused during the recession before fresh investment finished the infrastructure, and today the build-out advances commission by commission as remaining homesites sell and architects clear design review.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Ascaya Score for Livability?
Ascaya earns elite marks for safety, views, and architectural quality, with two honest trade-offs: carrying costs are the valley’s highest by design, and the zoned high school rates mid-pack. The rings below break the composite into the six categories ultra-luxury buyers weigh most, benchmarked against Census and FBI data.
- 86A-
Overall Livability
- 72B
Schools (zoned)
- 97A+
Safety
- 32C-
Cost of Living
- 88A-
Amenities
- 90A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Ascaya Real Estate Market Trending?
Median sold price, days on market, and monthly closings across ZIP 89012 from Las Vegas REALTORS MLS data. The ZIP blends Ascaya with mainstream Henderson far below the ridgeline, so these series describe the ZIP area — Ascaya itself trades a handful of estates a year, each individually negotiated.
Median Sold Price (ZIP area)
$489K–$645K monthly band — one trophy closing can rewrite a month
vs May 2025
Source: Las Vegas REALTORS
Days on Market (ZIP area)
20–39 day monthly range; 26 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month (ZIP area)
~50 monthly average (~595/yr); Ascaya contributes a handful per year
vs May 2025
Source: Las Vegas REALTORS
The long view: Ascaya's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,598 recorded closings — Las Vegas REALTORS MLS records via Repliers.
26
MEDIAN DAYS ON MARKET (ZIP)
$1.08M
ZIP 89012 MEDIAN LIST
313
ENGINEERED VIEW LOTS
< 1 hr
OUR RESPONSE TIME
SMALL-SAMPLE MARKET
Get matched with an
Ascaya specialist.
Market Competitiveness
How competitive is Ascaya right now?
A split market: ZIP-area homes sold in a 26-day median over the past hundred days per Las Vegas REALTORS data — but Ascaya’s tier moves differently, with 97 active $3 million-plus ZIP listings against a handful of monthly luxury closings. Buyers negotiate from strength; sellers need precision pricing and patience.
38Negotiation-Driven Ultra-Luxury
- 26 daysMedian DOM, ZIP-area sold (100d)
- 97$3M+ active listings, ZIP 89012 (June 2026)
- $2.3MLuxury-segment sold median ($800K+, 100d)
- ~17 moImplied luxury supply (NREG analysis)
Is Ascaya Right for You?
Who Should Buy a Home in Ascaya?
Ascaya isn’t one-size-fits-all — it’s six ridgeline positions running from $3 million Entry Estates and Clubhouse Row commissions to $8 million-plus Upper Ridge trophy builds, with a lifestyle that rewards specific buyer types. Six profiles below match lifestyles to positions, followed by the honest pros and trade-offs we walk every client through.
Which Ascaya Positions Fit Your Buyer Type?
Trophy & View Buyers
- Upper Ridge — 360-degree panoramas from $8M+
- West Terrace for direct Strip-view sunsets from $5M+
- Finished Blue Heron estates to $20M+
- Quiet, off-market trades are common — register criteria early
Custom-Build Clients
- 313 engineered pads with utilities and streets in place
- Approved-builder program with rigorous desert-modern review
- Lots from one-third to over an acre, ~$1M–$5M+
- 18–36 month lot-to-keys timelines — plan accordingly
California Relocators
- Zero state income tax vs 13.3% top CA rate
- 3% property-tax cap under NRS 361.471
- Engineered view estates at a fraction of coastal-bluff pricing
- Virtual lot walks and gate-access coordination from out of state
Privacy-First Principals
- 24-hour staffed gate with advanced security infrastructure
- Single-entry ridgeline — zero through-traffic by design
- South Canyon positions back to open wilderness
- Henderson Executive Airport about 15 minutes out
Architecture Collectors
- Blue Heron’s award-winning desert-contemporary portfolio
- Strict design code keeps every streetscape cohesive
- Disappearing glass, flat rooflines, natural stone throughout
- Several estates exceed 10,000 square feet
Move-Up Luxury Buyers
- Entry Estates and Clubhouse Row from roughly $3M finished
- Clubhouse, concierge, and trail access from day one
- Under $3M, MacDonald Highlands next door is the honest answer
- Model HOA dues of $600–$1,500/mo against alternatives
Best Fit For
- California relocators — engineered view estates at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Custom-build clients — 313 finished homesites with pads, utilities, and streets in place — the valley’s purest architectural blank slate.
- Trophy-home buyers — Blue Heron-grade desert-contemporary estates to $20 million-plus on the most dramatic ridgeline in Nevada.
- Privacy-first principals — a 24-hour staffed gate, patrols, advanced security infrastructure, and a single-entry corridor with no through-traffic.
- Design-driven households — the Southwest’s most exacting architectural review — discipline that protects both the streetscape and resale value.
- Buyers who value scarcity — 313 lots on 313 acres that can never expand — supply discipline most communities only promise.
Ready to explore homes and homesites in Ascaya? Our team knows every position, view corridor, and lot envelope on the ridgeline.
Start Your Home SearchPros
- The most dramatic custom-estate setting in the Las Vegas Valley — engineered, unobstructed Strip and valley panoramas from every lot
- Blue Heron and approved-builder pedigree under the Southwest’s most exacting desert-modern design review
- Finished infrastructure on every homesite — engineered pads, underground utilities, paved streets
- Henderson city services and safety — a city regularly ranked among America’s safest large cities per FBI UCR comparisons
- The Ascaya Clubhouse: infinity pool, fitness center, event space, and concierge services inside the gate
- Zero state income tax and a 3% property-tax cap under NRS 361.471 — predictable carry at trophy scale
- Buyer leverage right now: roughly seventeen months of ZIP-wide luxury supply means motivated sellers and negotiable terms
Honest Considerations
- The valley’s highest entry point — $3 million finished, lot-plus-build budgets well beyond, HOA $600–$1,500 monthly
- Liquidity is thin: Ascaya closes a handful of estates a year, so resale timelines demand genuine patience
- No golf course inside the gate — DragonRidge next door and Rio Secco nearby fill the gap by membership
- Zoned Coronado High rates 6/10 — most families budget for Bishop Gorman, Henderson International, or a top charter
- Builds run 18–36 months through design review — architectural freedom costs time
- No public access — every showing or lot walk requires coordinated gate clearance through a licensed agent
Position Comparison
How Do Ascaya’s Six Ridgeline Positions Compare?
A like-for-like comparison of Ascaya’s six ridgeline positions — price floors, orientation, and lifestyle fit — built from the community record and active-listing data via Las Vegas REALTORS. Honesty note: position-level sold samples are tiny, so we show the record’s price floors rather than pretending to per-position medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Upper Ridge | From $8M+ | — | — | — | Summit · 360° panoramas |
| West Terrace | From $5M+ | — | — | — | Strip views · Sunsets |
| East Slope | From $5M+ | — | — | — | Sunrise · Valley vistas |
| South Canyon | From $4M+ | — | — | — | Privacy · Wilderness edge |
| Clubhouse Row | From $3M+ | — | — | — | Amenity-adjacent |
| Entry Estates | From $3M+ | — | — | — | Gate-adjacent · Access |
Source: Las Vegas REALTORS MLS data plus the community record and NREG analysis, June 2026. Per-position sold samples are too small for honest medians — price columns show the record’s position floors. Listing counts updated daily via Repliers IDX.
Position Deep Dive
What’s Inside Ascaya’s Ridgeline Positions?
Submarket 1
Upper Ridge
The highest-elevation lots in the community, with 360-degree views of the Strip, the valley, and the surrounding ranges — the most exclusive position on the ridgeline. Trades are infrequent, individually negotiated, and often quiet.
Browse Upper Ridge homes →$8M+Median Price
—Days on Market
—Active Listings
—Price / Sq Ft
Submarket 2
West Terrace
West-facing lots with direct views of the Las Vegas Strip and the Spring Mountains beyond — the position for sunset terraces and nighttime skyline panoramas.
Browse West Terrace homes →$5M+Median Price
—Days on Market
—Active Listings
—Price / Sq Ft
Submarket 3
East Slope
East-facing lots with dramatic sunrise views over the valley toward Lake Mead in the distance — popular with buyers who want morning light across the desert.
Browse East Slope homes →$5M+Median Price
—Days on Market
—Active Listings
—Price / Sq Ft
Submarket 4
South Canyon
Lots nestled along the community’s southern rim with enhanced privacy and views toward the McCullough Range wilderness — the quietest corner of an already-quiet community.
Browse South Canyon homes →$4M+Median Price
—Days on Market
—Active Listings
—Price / Sq Ft
Submarket 5
Clubhouse Row
Positions near the Ascaya Clubhouse with the shortest walk to the infinity pool, fitness center, and event space — convenience-first custom living.
Browse Clubhouse Row homes →$3M+Median Price
—Days on Market
—Active Listings
—Price / Sq Ft
Submarket 6
Entry Estates
Lots closest to the guard gate with the easiest run to The District, I-215, and Henderson Executive Airport — the community’s most accessible tier.
Browse Entry Estates homes →$3M+Median Price
—Days on Market
—Active Listings
—Price / Sq Ft
Submarket 7
Ascaya Clubhouse (the community’s center)
The amenity engine every position shares: a resort-style infinity pool overlooking the valley, a fitness center, private event space, outdoor lounges, concierge services, and a year-round resident calendar. Access comes with ownership — confirm current programming in the association documents.
Browse Ascaya Clubhouse (the community’s center) homes →~5Clubhouse Acres
313Homesites Served
1Staffed Gate (24/7)
300Days of Pool Weather
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Ascaya
ridgeline position fits?
BY ZIP CODE
What Does the Ascaya Market Look Like Within ZIP 89012?
Ascaya is a one-ZIP community — 89012 — but the ZIP is vastly bigger than the gate, blending the ridgeline with mainstream Henderson below. The table breaks it into real price-band corridors with live active counts per Las Vegas REALTORS MLS data: a $400K resale to a $20 million-plus estate in one postal code.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89012 | Trophy tier ($5M+) — Upper Ridge · finished Blue Heron level | $5M–$20M+ | — | varies | 65 | n/a* |
| 89012 | Estate band ($3M–$5M) — Entry Estates · Clubhouse Row level | $3M–$5M | — | varies | 32 | n/a* |
| 89012 | Move-up band ($1M–$3M) — lot-budget territory & luxury resales | $1M–$3M | — | varies | 68 | n/a* |
| 89012 | Mid band ($600K–$1M) — mainstream Henderson below the ridge | $600K–$1M | — | ~26 | 64 | n/a* |
| 89012 | Entry corridor (under $600K) — mainstream Henderson | Under $600K | — | ~26 | 94 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG band analysis. *Year-over-year change and per-band dollar-per-foot are intentionally omitted: luxury-band samples are too small for honest math, and ZIP-wide DOM (26) only describes the mainstream tiers. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Ascaya Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the FBI, or the community record — describe Ascaya faster than any brochure: 313 engineered lots, a $3 million to $20 million-plus finished range, a $1,075,000 ZIP-area median, and 26 ZIP-area days on market.
313
Custom homesites across 313 acres — one lot per acre, each engineered for unobstructed views.
Community record
$3M–$20M+
The finished-home range per the development record, with several estates exceeding 10,000 square feet.
Community record
$1,075,000
Median active list price across ZIP 89012, blending the ridgeline with mainstream Henderson, June 2026.
Las Vegas REALTORS
$2.3M
Median sold price in the ZIP’s $800K+ luxury segment over the past hundred days — broader-area context.
NREG analysis of LVR MLS sold data
26
Median days from list to accepted offer across ZIP-area sales over the past hundred days.
LVR / GLVAR, June 2026
65
Active $5M+ listings in the ZIP in June 2026 — the valley’s densest trophy-tier concentration.
Las Vegas REALTORS
$600–$1,500
Monthly HOA range, funding the staffed gate, patrols, clubhouse operations, and concierge programming.
Community record
95%
Homeownership inside the gate per community records — rentals essentially do not exist on the ridgeline.
Community records
WHY ASCAYA
Why Does Ascaya Stand Apart From Its Peers?
From the engineered lots to the architectural review to the staffed gate, Ascaya occupies the summit of the Nevada market. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and the community record — so you can check every claim.
- Community record · Ascaya Development LLC
Views engineered into every lot
All 313 homesites were graded and positioned on the McCullough Range ridgeline for unobstructed panoramas of the Strip, the valley floor, and the surrounding ranges — views that cannot be built around or blocked.
- Community record
The Southwest’s most exacting architecture
Strict desert-modern guidelines — flat rooflines, natural stone, disappearing glass — keep every commission cohesive, and Blue Heron’s award-winning estates set the standard. Design discipline is what protects value at this tier.
- Community record
One lot per acre, finished infrastructure
313 lots across 313 acres, each delivered with an engineered pad, underground utilities, and paved streets — buyers build, they do not grade, blast, or extend services.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs at trophy scale
Nevada’s 3% primary-residence cap under NRS 361.471 plus zero state income tax keep eight-figure ownership predictable — the math that moves California buyers.
- Las Vegas REALTORS / GLVAR, June 2026
Trophy-tier concentration next door
65 of the valley’s $5M+ listings concentrate in this single ZIP per June 2026 MLS counts — the McCullough Range ridgeline is where Nevada’s top of market actually lives.
WHY BUY IN ASCAYA
What Are the Top 10 Reasons to Buy a Home in Ascaya?
The Ascaya case rests on scarcity and position: 313 engineered view lots that can never multiply, the valley’s most exacting architecture, taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a private clubhouse with concierge service. Ten sourced reasons follow.
Engineered panoramic views
Every lot was positioned for unobstructed Strip, valley, and mountain panoramas — the community’s defining, irreplaceable asset.
Community record · Ascaya Development LLC
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for most relocating high-earning California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictability at trophy-estate scale.
NRS 361.471
Blue Heron pedigree
Award-winning desert-contemporary architecture — disappearing glass walls, negative-edge pools, museum-grade finishes — defines the community’s standard.
Community record
Guard-gated privacy
A 24-hour staffed gate, advanced security infrastructure, and a single-entry ridgeline with zero through-traffic.
Community record
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities.
FBI Uniform Crime Reporting
Architectural control protects value
The exacting design review means no commission can degrade the streetscape — discipline that compounds into resale strength.
Community record
Finished infrastructure
Engineered pads, underground utilities, and paved streets on every homesite — the risk-heavy site work is already done.
Community record
Executive logistics
Henderson Executive Airport in about 15 minutes, the Strip in 20, The District in 10 — rare convenience for a gated ridgeline.
Community record drive times
Structural scarcity
313 lots on terrain that permits no more — and buyer leverage right now, with roughly seventeen months of luxury supply ZIP-wide.
Las Vegas REALTORS / GLVAR + NREG analysis
New Construction
Who Builds New Homes in Ascaya?
New construction here runs on pedigree, not production volume: Blue Heron defines Ascaya’s desert-contemporary standard, additional approved architects and builders work under the community’s exacting design review, and every home starts as a custom commission on an engineered pad. Availability changes frequently — verify current lot inventory before planning around it.
Ultra-Luxury Desert Contemporary
Blue Heron
Disappearing glass walls, negative-edge pools, smart-home cores, museum-grade finishes
Custom View Estates
Approved custom builders & architects
Every design clears Ascaya’s desert-modern architectural review before ground breaks
Finished Contemporary Alternative
MacDonald Highlands (Neo & Cresta Rosa)
The move-in-ready new-build answer for buyers not ready for an 18–36 month commission
Luxury & Semi-Custom
Toll Brothers
Semi-custom luxury homes across the valley’s premium corridors
Family & Mid-Market (nearby alternative)
Lennar
The production alternative for buyers not ready for the ridgeline
Outdoor Recreation
What Outdoor Amenities Does Ascaya Offer?
Desert trails, a resort clubhouse, and a national conservation area out the back gate — recreation here starts at elevation. The City of Henderson maintains the parks and trail connections below the ridgeline, the Ascaya Clubhouse anchors the center, and the McCullough Range wilderness begins where the streets end.
IN-COMMUNITY
Ascaya Clubhouse & Pool
~5 acresInfinity pool · Fitness · EventsResidents
The community’s amenity engine: a resort-style infinity pool overlooking the valley, a fitness center, private event space, outdoor lounges, and concierge services for residents.
TRAILHEAD ADJACENT
McCullough Hills Trail
~1,500 acresHiking · Mountain bikingFree
Desert hiking and biking into the McCullough Range from the community’s doorstep — wildlife viewing and panoramic overlooks of the entire valley.
15 MIN
Sloan Canyon National Conservation Area
~48,000 acresHiking · PetroglyphsBLM fee areas
BLM-managed wilderness behind the range, including the Sloan Canyon petroglyph site — one of Southern Nevada’s most significant cultural landscapes.
8 MIN
Anthem Hills Park
~8 acresPlayground · Sports courtsFree
The closest full-amenity city park — walking paths, playground, basketball courts, picnic shelters, and open turf on the Anthem slope.
10 MIN
The District at Green Valley Ranch
Retail districtDining · Shops · EventsFree
Henderson’s signature outdoor retail and dining street — the community’s default for dinner beyond the clubhouse.
12 MIN
Cornerstone Park
~100 acresLake · Birding · TrailsFree
A 100-acre city park around a desert lake — walking loops, birding, and open green space below the foothills.
20 MIN
River Mountains Loop Trail
34 milesCycling · RunningFree
The paved loop linking Henderson, Lake Las Vegas, Lake Mead, and Boulder City — a bucket-list valley ride a short drive east.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America’s first national recreation area — full-size boating, coves, and desert hiking east of the valley.
The Ascaya Lifestyle
What Does a Weekend in Ascaya Look Like?
Three moods within one gate: a sunrise hike on the McCullough Hills Trail, a swim in the clubhouse infinity pool, and dinner watching the Strip ignite below your terrace — with Sloan Canyon’s roughly 48,000 conservation acres per the Bureau of Land Management beginning behind the range when you want more.
313Engineered View Lots
313Ridgeline Acres
24/7Staffed Guard Gate
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Ascaya Homes This Weekend?
Traditional open houses do not exist behind Ascaya’s staffed gate — there is no public access, sellers show by appointment with coordinated clearance, and most listings require proof of funds before touring. Set up instant alerts for showing windows, or browse every active listing and let us arrange private, gate-cleared tours.
Quick Answer
What does an HOA cost in Ascaya?
Budget $600 to $1,500 per month depending on the property — the dues fund the 24-hour staffed gate, security patrols, common-area maintenance, clubhouse operations, and concierge programming. Vacant-lot owners pay association dues too, and build-phase costs like design-review fees and construction deposits run separately under the community’s architectural guidelines. Pull the resale package in escrow — or the current fee schedule on a lot purchase — for exact dues, reserves, and any assessment history.
Moving to Ascaya
Should I Move to Ascaya?
Every month, principals from Los Angeles, Orange County, and the Bay Area discover the architectural estate out of reach back home is buildable on the McCullough Range. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — at this tier, that single line item funds the build.
Why California Buyers Are Choosing Ascaya
The tax math compounds at the top: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $2 million saves roughly $250,000 per year in state income taxes alone, and Nevada adds an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences under NRS 361.471. A few years of those savings can fund an Ascaya commission.
At a $5 million budget, coastal California buyers are choosing between a dated bluff house on a small lot or a long commute. That same budget in Ascaya secures an engineered ridgeline homesite and a Blue Heron-grade desert-contemporary build — with the entire Strip skyline as the nightly view — inside a city that regularly ranks among the safest large cities in America.
According to Las Vegas REALTORS, the ZIP 89012 active median list price is about $1,075,000 — broader-area context, since Ascaya itself starts near $3 million per the community record. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and the Nevada Revised Statutes cap primary-residence property-tax growth at 3% a year.
Ascaya sits at the quiet center of Henderson’s executive geography: The District at Green Valley Ranch and the St. Rose healthcare corridor are about ten minutes north, Henderson Executive Airport — the valley’s private-aviation hub — is roughly fifteen minutes west, and the Strip’s corporate core is twenty minutes by I-215. Many residents commute no farther than their home office and the clubhouse pool.
Cost of Living Snapshot — Ascaya vs. Coastal California
Day-to-day costs run meaningfully lower than coastal California across nearly every category, and the gap widens with income. Nevada has no state income tax and caps primary-residence property-tax growth at 3% annually. The category that flips hardest is the one this community is built on: an engineered view homesite that starts near $1 million here starts in the high single-digit millions within sight of the Pacific.
| Metric | Ascaya, NV | Orange County, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | ~$1.08M (ZIP-area) / $3M–$20M+ community | ~$1.2M+ |
| Gated View-Estate Entry | $3M finished (lots from ~$1M) | $8M+ (comparable gated bluff view) |
| Effective Property Tax Rate | ~0.5%–0.7% (3% annual cap) | ~0.75%+ |
| Airport Commute | 15 min (Henderson Executive) / 25 min (Harry Reid) | 45–90+ min (LAX/SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Ascaya Rental Market — Rent vs. Own
Rentals essentially do not exist inside the gate — roughly 95% of Ascaya homes are owner-occupied per community records, and the rare executive lease commands a steep premium over Henderson’s $2,800–$4,500 single-family range tracked by Las Vegas REALTORS. That thinness cuts one way: if you want to live on this ridgeline, you almost certainly have to buy or build, and scarcity rewards owners over any 5+ year hold.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & community records
Already planning a move to Ascaya? Our team specializes in out-of-state relocation — virtual estate and lot tours, gate-access coordination, design-review and build due diligence, and closing without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How Do You Relocate to Ascaya in 8 Steps?
From first research to keys-in-hand, here’s the timeline most Ascaya buyers follow — 8 to 12 weeks on a finished resale, 18 to 36 months on a lot-and-build. Two deadlines are statutory: Nevada requires a driver’s license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your position and your path
Decide which Ascaya you’re buying: a finished Blue Heron-grade estate from $3 million, or a homesite from roughly $1 million plus a full custom build. Positions run from gate-adjacent Entry Estates to $8M+ Upper Ridge — each with different dues, view premiums, and resale dynamics.
Arrange funds — cash or jumbo
Cash dominates at this tier. Financed buyers line up a jumbo pre-approval with documented reserves; lot buyers add a lot loan or cash plus construction financing. Listing agents routinely require proof of funds before confirming gate access.
Hire an Ascaya specialist
Position, elevation, and view premiums vary sharply and samples are tiny — comps demand judgment. Work with an agent who tracks every lot envelope and the quiet off-market trades.
Tour with gate clearance — estates and lots
There is no public access; every showing and lot walk is coordinated through the gate. Walk candidate lots at dusk — the Strip-view premium is an evening asset, and orientation matters as much as acreage.
Write and negotiate the offer
With roughly seventeen months of ZIP-wide luxury supply, buyers have leverage: negotiate price, terms, and furnishings. Cash competes on speed; financed buyers compete with clean, well-documented terms.
Due diligence: HOA docs, design review & appraisal
Order the association package early: dues, reserves, design guidelines, and any assessment history. Lot buyers verify the buildable envelope, view corridors, and engineering reports; jumbo appraisals run long when ridgeline comps are scarce.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance on financed deals, 7–14 on cash. Design review for a build runs on its own parallel track — start it before closing if the seller permits.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), register guests and vendors with the gate, then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Ascaya Economy?
Ascaya runs on Henderson’s executive economy — there is no commercial district inside the gate, by design. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and the community’s households skew toward founders and principals: average household income exceeds $500,000 per community records.
$88,654Median household income, HendersonU.S. Census QuickFacts
$500K+Average household income inside the gateCommunity records
~95%Owner-occupied homes in the communityCommunity records
20 minTo Strip & corporate job centersVia I-215 → I-15
Top Ascaya-Area Employers
- Ascaya Association & Clubhouse operationsGate security, concierge, clubhouse, and community-maintenance staff inside the gate
- Green Valley Ranch Resort & The DistrictResort, gaming, retail, and dining employment ten minutes north
- St. Rose Dominican Hospitals (Siena campus)The south-valley healthcare anchor, minutes from the community
- Henderson Executive Airport corridorPrivate aviation, FBOs, and aerospace services fifteen minutes west
- City of Henderson / CCSD (south region)Municipal services and area campuses
- Las Vegas Strip corporate officesResort-industry headquarters twenty minutes via I-215 → I-15
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Ascaya Compare to Henderson, Las Vegas & Summerlin?
If you’re weighing Ascaya against the valley’s other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Ascaya wins on architecture, lot scarcity, and views; Henderson on balance; Summerlin on school depth — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Ascaya | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $1.08M ZIP-area / $3M–$20M+ community | $548K | $476K | $728K |
| Active Listings | 323 (ZIP 89012) | 2,460 | 8,606 | 1,253 |
| Days on Market | 26 (ZIP area) | 21 | 20 | 21 |
| Population | ~500 (community records) | 331,857 | 656,274 | ~127,000 |
| Median Household Income | $500K+ avg (community records) | $88,654 | $66,820 | $95,200 |
| Crime Index (lower=safer) | 62 (Henderson) + 24/7 staffed gate | 62 | 100 | 58 |
| Guard-Gated | Yes — 24/7 staffed gate + patrols | Select communities | Select communities | Select villages |
| New Construction | 100% custom — lot-and-build | Very High (Cadence, Inspirada) | Moderate | Very High (Summerlin West) |
| Best For | Custom trophy estates · Architecture · Views | Families · Schools · Safety | Investors · Urban · Value | Schools · Luxury · Outdoors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Ascaya crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately; population and income are community-record figures. Last updated June 2026.
Cost of Ownership
What Will Ascaya Cost You Each Month?
A $3 million Ascaya-entry purchase runs roughly $19,000 monthly with 20% down at 7% per Freddie Mac’s rate survey — including HOA dues and Nevada’s low property tax. The tabs below model your payment, compare leasing, and budget HOA tiers from standard homesites to premium ridgeline estates.
Payment Estimator
Estimate Your Ascaya Payment
$17,842
Estimated Monthly Payment
- Principal & Interest$15,967
- Property Tax$1,525
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Ascaya right now?
Rentals essentially do not exist inside the gate — roughly 95% of homes are owner-occupied — so the real comparison is owning here versus leasing a luxury home elsewhere in Henderson. Once equity, appreciation, and Nevada’s tax treatment are counted, 5+ year holds tilt decisively toward owning.
OWN (20% DOWN, 7%)
$19,000 / mo
- Principal & Interest
- $15,967
- Property Tax (~0.6%)
- $1,500
- Homeowners Insurance
- $600
- HOA (association)
- $1,000
- PMI (20% down)
- $0
5-year net cost:~$521,000
Equity built:~$1.22M
RENT (LUXURY-LEASE ESTIMATE)
$6,000 / mo
- Luxury Lease (Henderson estate est.)
- $6,000
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$390,000
Equity built:$0
Avg annual rent increase: 4.0%
The honest 5-year math
On raw five-year cash, the $6,000 Henderson luxury lease looks cheaper — we show that honestly. But the comparison collapses on contact: no Ascaya-equivalent rental exists, so leasing means living somewhere else entirely. The owner finishes five years with roughly $1.22 million in equity (including the $600,000 down payment) from principal paydown and modeled 3% appreciation, while the renter holds none — and scarcity-supported appreciation above the model widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $1,000/mo HOA.
HOA Fees by Community
HOA Fees by Position Tier
Every Ascaya owner — finished estate or vacant homesite — pays association dues spanning $600–$1,500 monthly, funding the staffed gate, patrols, clubhouse, and concierge. Build-phase design-review fees and construction deposits run separately — model both before you write.
Standard Homesites & Estates
$600–$900 / mo
Entry Estates · Clubhouse Row
$600–$800
Includes:
Staffed gate, patrols, common-area maintenance, clubhouse and concierge access
East Slope · South Canyon
$700–$900
Includes:
Association services for the mid-ridge custom positions
Premium Ridgeline Tiers
$900–$1,500 / mo
West Terrace view estates
$900–$1,200
Includes:
Association services plus premium-street maintenance and security infrastructure
Upper Ridge trophy parcels
$1,100–$1,500
Includes:
The community’s top tier — summit streets and the highest service intensity
Build-Phase & Service Layers
Separate
Design review & construction deposits
Separate
Includes:
Architectural review fees and builder deposits per the community’s design guidelines — verify current schedules before lot purchase
Clubhouse & concierge programs
Included
Includes:
Resort pool, fitness, event space, and concierge services come with ownership — confirm current programming in the association documents
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Ascaya?
Ascaya feeds a single gated corridor downhill to Horizon Ridge Parkway and the I-215 Beltway — the Strip, both airports, and Summerlin sit one freeway away. Most households drive, with mean Henderson commutes near 25 minutes per U.S. Census ACS data — and many residents commute no farther than the home office.
Drive Times from Ascaya
- ~10 minThe District at Green Valley RanchVia Horizon Ridge Pkwy
- ~15 minHenderson Executive AirportVia Bicentennial Pkwy
- ~15 minWater Street (downtown Henderson)Horizon Ridge → Greenway
- ~20 minLas Vegas StripI-215 → I-15
- ~25 minHarry Reid Intl AirportI-215 west
- ~25 minLake Las VegasI-215 → Lake Mead Pkwy
- ~25-30 minDowntown Las VegasI-515 north
- ~35 minSummerlinI-215 west loop
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 Ascaya?
Cash purchases — the norm at this tier — can close in 7 to 14 days; financed purchases typically run 30 to 45 days, and jumbo appraisals can run long because ridgeline view comps are scarce. A lot-and-build runs far longer: expect 18 to 36 months from lot purchase to keys, with Ascaya’s architectural design review built into that timeline.
Quick Answer
What down payment do you need to buy in Ascaya?
Plan for jumbo-and-beyond territory. Conventional loan limits fall far below Ascaya pricing, so financed buyers typically bring 25–35% down with documented reserves — roughly $750,000–$1,050,000 on a $3 million entry estate. Cash dominates at this tier, and listing agents routinely require proof of funds before confirming gate access for a showing. Vacant homesites usually trade in cash or on specialized lot loans, with construction financing layered on top for the build. Our team coordinates lender vetting and funds verification before you tour.
Ascaya FAQ — 18 Answers
What Do Ascaya Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Ascaya?
Across ZIP 89012, the active median list price is about $1,099,950 per Las Vegas REALTORS MLS data — but the ZIP blends Ascaya with mainstream Henderson far below the ridgeline, and the ZIP-wide sold median was $557,500. Inside Ascaya's gate the record tells the real story: finished custom estates run $3 million to $20 million-plus, with vacant view lots from roughly $1 million.
What is the price range for homes and lots in Ascaya?
Finished Ascaya estates run from about $3 million to over $20 million, with several exceeding 10,000 square feet. Vacant homesites start around $1 million and can pass $5 million for premium ridgeline positions like Upper Ridge. Most buyers purchase a lot, then commission a fully custom home through an approved architect and builder — so budget the complete lot-plus-build math before touring. Our team can model both paths with you.
Is Ascaya guard-gated?
Yes — Ascaya operates a 24-hour staffed guard gate backed by advanced security infrastructure, patrols, and a single-entry ridgeline layout, making it one of the most private residential enclaves in the American Southwest. There is no public access: every showing and lot walk requires coordinated gate clearance through a licensed agent, which Nevada Real Estate Group arranges for every property we show — call (702) 637-1759.
What is the average days on market in Ascaya?
Homes sold across ZIP 89012 over the past hundred days took a median of about 22 days from list to accepted offer per Las Vegas REALTORS MLS statistics — but that figure describes the broader ZIP area, not the ridgeline. Ascaya itself trades a handful of estates a year, each individually negotiated; trophy properties can take months to find their buyer, or sell quietly before they ever reach the open market.
Who builds homes in Ascaya?
Blue Heron is the community’s premier builder, known for award-winning desert-contemporary estates with disappearing glass walls, negative-edge pools, and smart-home cores. Additional approved custom builders and architects also work inside the gate, and every design passes Ascaya’s exacting architectural review before ground breaks. If you’re choosing between building teams, we can walk you through completed homes from several of them before you commit to one.
How many lots are in Ascaya?
Ascaya contains 313 custom homesites across 313 acres on the McCullough Range ridgeline — effectively one lot per acre. Lots run from roughly one-third of an acre to over an acre, each delivered with an engineered pad, underground utilities, and paved streets, so owners build rather than grade. Every lot was engineered for unobstructed views, and premium ridgeline positions sell first — ask which remain available.
What amenities does Ascaya offer?
The Ascaya Clubhouse anchors the amenity package: a resort-style infinity pool overlooking the Las Vegas Valley, a fitness center, private event space, outdoor lounges, and concierge services for residents. The McCullough Hills Trail adds desert hiking and mountain biking minutes from the gate. There is no golf course inside the community — DragonRidge Country Club sits next door at MacDonald Highlands, and several private clubs accept area members.
What are HOA fees at Ascaya?
HOA fees run $600 to $1,500 per month depending on the property, funding the 24-hour staffed gate, security patrols, common-area maintenance, clubhouse operations, and concierge programming. Vacant-lot owners pay dues as well, so request the current fee schedule on a lot purchase — or the full resale package in escrow on a finished estate — for exact dues, reserves, and any assessment history before you write.
What are property taxes like in Ascaya?
Low by national standards, which matters enormously at this price point. Nevada’s effective rate runs roughly 0.5–0.7% of value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $5 million estate that is roughly $25,000–$35,000 a year — a fraction of the carry on a comparable California property — and Nevada layers zero state income tax on top.
What schools serve Ascaya?
The zoned Clark County School District ladder is Vanderburg Elementary (8/10 on GreatSchools), Del E. Webb Middle (7/10), and Coronado High (6/10) per the community record. Many families here choose private campuses — Henderson International School (A), Bishop Gorman (A+), or Pinecrest Academy (A) — while Doral Academy (9/10) and Somerset Academy (8/10) lead the charters. Verify zoning and private admissions timelines early; they often set the moving calendar.
Is Ascaya a good investment?
The fundamentals are structural rather than cyclical: 313 lots on terrain that permits nothing more, some of the highest lot and per-square-foot prices in Nevada, and irreplaceable engineered views. Nevada’s zero state income tax keeps the relocation buyer pool deep. The honest caveat is liquidity — the ZIP’s $800K-plus segment carries roughly seventeen months of supply by our analysis of Las Vegas REALTORS data, and Ascaya’s own sample is tinier still — so buy the position and underwrite a patient resale horizon.
How far is Ascaya from the Strip?
About 20 minutes via I-215 to I-15 per the community record — close enough to watch the entire Strip skyline from your terrace, far enough that none of its noise reaches the ridgeline. Henderson Executive Airport, the valley’s private-aviation hub, is roughly 15 minutes; The District at Green Valley Ranch is about 10 for errands and dining; and Harry Reid International runs about 25 minutes.
Is Ascaya safe?
Yes, on layered evidence. The community is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons. On top of city coverage, Ascaya adds a 24-hour staffed gate, advanced security infrastructure, patrols, and a single-entry ridgeline layout with essentially zero through-traffic — typical incidents are minor property matters, not violent crime.
How does Ascaya compare to MacDonald Highlands?
They are neighboring but very different ultra-luxury communities on the McCullough Range. MacDonald Highlands is the established 1,200-acre community built around DragonRidge’s Tom Fazio golf course, with six enclaves laddering $800K to $28.95 million-plus. Ascaya is a pure custom-estate development from 2007 — 313 engineered lots, a $3 million-plus entry, no golf inside, and the stricter desert-modern architectural code. Choose the club ladder or the architectural blank slate; many buyers tour both.
What should I know before buying or building in Ascaya?
Four things move real money here. First, access: every showing or lot walk needs coordinated gate clearance, and listing agents routinely expect proof of funds. Second, the build math: lot, architecture, and construction budgets stack, and design review adds months — model the full 18-to-36-month timeline. Third, comps: samples are tiny, so judgment beats algorithms. Fourth, financing: cash dominates, and builds layer construction financing on top of any jumbo loan.
What down payment do you need to buy in Ascaya?
Plan for jumbo-and-beyond territory. Conventional loan limits fall far below Ascaya pricing, so financed buyers typically bring 25–35% down with documented reserves — roughly $750,000–$1,050,000 on a $3 million entry estate. Cash dominates at this tier, and listing agents routinely require proof of funds before confirming gate access for a showing. Vacant homesites usually trade in cash or on specialized lot loans, with construction financing layered on top for the build. Our team coordinates lender vetting and funds verification before you tour.
What does an HOA cost in Ascaya?
Budget $600 to $1,500 per month depending on the property — the dues fund the 24-hour staffed gate, security patrols, common-area maintenance, clubhouse operations, and concierge programming. Vacant-lot owners pay association dues too, and build-phase costs like design-review fees and construction deposits run separately under the community’s architectural guidelines. Pull the resale package in escrow — or the current fee schedule on a lot purchase — for exact dues, reserves, and any assessment history.
How long does it take to close on a home in Ascaya?
Cash purchases — the norm at this tier — can close in 7 to 14 days; financed purchases typically run 30 to 45 days, and jumbo appraisals can run long because ridgeline view comps are scarce. A lot-and-build runs far longer: expect 18 to 36 months from lot purchase to keys, with Ascaya’s architectural design review built into that timeline.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Ascaya?
These are the eight queries Ascaya buyers actually type into Google and AI assistants — answered in two or three sentences with verifiable specifics: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Ascaya development record.
Where is Ascaya?
On the McCullough Range ridgeline in south Henderson, ZIP 89012 — above the MacDonald Ranch foothills, entered by a single staffed gate off Ascaya Boulevard. The elevated position is the point: engineered, unobstructed views of the Strip and the entire valley, about 20 minutes from the Strip itself.
Who developed Ascaya?
Ascaya Development LLC established the community in 2007 — 313 custom homesites across 313 acres. Originally entitled in the mid-2000s, the project paused through the recession before fresh investment completed the engineered pads, underground utilities, and streets, and Blue Heron became the community’s defining builder.
Is Ascaya the same as MacDonald Highlands?
No — they are neighboring but separate ultra-luxury communities on the McCullough Range. MacDonald Highlands is the established 1,200-acre community built around DragonRidge’s Tom Fazio golf course; Ascaya is the newer pure custom-lot development next door. Many buyers tour both before committing.
Does Ascaya have a golf course?
No — Ascaya deliberately built a clubhouse, not a course: a resort infinity pool, fitness center, event space, and concierge. Golfers join nearby private clubs, most often DragonRidge at MacDonald Highlands next door or Rio Secco below Seven Hills, both minutes from the gate.
Can you buy a vacant lot in Ascaya?
Yes — custom homesites are the community’s core offering. Lots run from roughly one-third of an acre to over an acre, priced from about $1 million to $5 million-plus for premium ridgeline positions, each delivered with an engineered pad, underground utilities, and paved streets.
What is the most expensive home in Ascaya?
The community’s range tops out above $20 million per the development record, with several estates exceeding 10,000 square feet. Trophy properties at this tier often trade quietly, so public listing counts understate the true top of the market.
Can you see the Las Vegas Strip from Ascaya?
Yes — every lot was engineered for unobstructed panoramas, and West Terrace positions face the Strip directly for sunset and nighttime skyline views. Orientation varies by position, which is why we walk candidate lots at different times of day before clients commit.
What ZIP code is Ascaya in?
ZIP 89012 — shared with mainstream Henderson far below the ridgeline, which is why ZIP-wide statistics blend a $557,500 sold median with a $1,075,000 active median while Ascaya itself starts near $3 million. Search by community name, or work with an agent who knows the gate.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder and developer relationships, the Valley’s largest agent team, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents represent buyers and sellers across Henderson’s master plans — including the ridgeline’s custom estates, view lots, and architect-driven commissions. That depth is why we rank #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 Ascaya Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Henderson and Las Vegas transactions since 2011 — and in a gate-cleared, quiet-trade market like Ascaya, knowing every lot envelope, view corridor, and builder team is the whole game. Tell us what you're looking for and we'll find your estate.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Ascaya?
Compare Ascaya with neighboring Henderson master plans and the valley’s other premium addresses. Each card pairs the commute time with price positioning, so you can judge whether trading the ridgeline for a different lifestyle — golf gates next door, waterfront, or Summerlin’s enclaves — actually buys you more home for the money.
5 MIN N
MacDonald Highlands
$1.08M ZIP-area / $800K+ community
5 min from Ascaya
View MacDonald Highlands →A–Z INDEX
Which Ascaya Positions Can You Explore A–Z?
Six ridgeline positions organize the 313-lot community from Entry Estates at the gate to Upper Ridge at the summit. Dedicated position pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current lots, dues, and design-review rules for any of them on request.
A
- Ascaya Clubhouse (amenity core)
C
- Clubhouse Row
E
- East Slope
- Entry Estates
S
- South Canyon
U
- Upper Ridge
W
- West Terrace
KEEP LEARNING
What Else Should You Read About Ascaya?
These guides extend the research most Ascaya buyers do next — understanding the broader Henderson market, comparing the valley’s two luxury poles, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page, refreshed on the same cycle.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →COMPARISON
Summerlin vs Henderson Luxury Homes
The Ridges versus the McCullough Range — how the valley’s two luxury poles compare on price, gates, golf, and schools.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Ascaya Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. Two honesty notes: ZIP 89012 figures blend Ascaya with mainstream Henderson below the ridgeline, so we label them ZIP-area numbers — and Ascaya’s own sold samples are tiny, so we present plan pricing as ranges. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, monthly closing counts, and price-band inventory for ZIP 89012. lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- City of Henderson — City services, police and fire coverage, parks, and trail connections serving the community. cityofhenderson.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) — Henderson violent and property crime rates, 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
- Bureau of Land Management — Sloan Canyon National Conservation Area acreage, access, and trail data. blm.gov
- 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).
Last refresh: June 2026 · Next scheduled refresh: July 2026