The Historic Westside is the oldest predominantly Black neighborhood in Las Vegas, sitting just northwest of downtown across the railroad tracks that once defined where residents were permitted to live. In 2026 it became the site of the largest public housing reinvestment the city has attempted, and — a mile north on Lake Mead Boulevard — of Clark County's first mixed-use microbusiness park.
This guide was refreshed on September 19, 2026 with the phase-by-phase Marble Manor schedule, the phase-one financing that closed in July 2026, the Lake Mead Microbusiness Park's opening timeline, and a fresh pull of Las Vegas MLS closings for ZIP code 89106, which covers the Westside and the Medical District. Announcements and completions are kept separate throughout, because the gap between the two is where buyers in transitional neighborhoods get hurt.
A $400 million redevelopment of Marble Manor broke ground on April 9, 2026, anchored by a $50 million HUD Choice Neighborhoods grant. It replaces 235 public housing units with 627 mixed-income homes across five phases; phase one delivers 138 apartments in 2027 and the last phase finishes in early 2032. ZIP 89106 homes closed at a $339,000 median in the year ending September 17, 2026 — buy on a multi-year horizon, not next year's ribbon-cutting.
- Marble Manor: $400 million, five phases, 235 public housing units becoming 627 mixed-income homes by early 2032.
- Phase one's 138 apartments closed $33 million in construction financing on July 6, 2026 and deliver in 2027.
- The $53 million Lake Mead Microbusiness Park broke ground March 20, 2025 with 76 workforce apartments.
- ZIP 89106 homes closed at a $339,000 median in the 12 months ending September 17, 2026, versus $444,000 valley-wide.
- Underwrite older Westside homes on today's rents and a sewer scope, never on projected appreciation.
Where Is the Historic Westside and Why Does It Matter?
The Historic Westside occupies roughly the area north and west of downtown Las Vegas, bounded loosely by Bonanza Road, Rancho Drive, Carey Avenue, and the Union Pacific tracks. It is often called West Las Vegas, and locally just "the Westside." Its core sits in ZIP code 89106, which it shares with the Medical District around University Medical Center, and its northern edge along Lake Mead Boulevard runs into the city line with North Las Vegas.
Its boundaries are not an accident of growth. When Las Vegas was founded in 1905, Black residents were confined by covenant and practice to this side of the tracks, and the neighborhood became the center of Black civic, business, and cultural life in Southern Nevada. The Moulin Rouge — the first racially integrated casino in Las Vegas — opened here in 1955. The 1960 Moulin Rouge Agreement that desegregated the Strip was negotiated in the neighborhood, and Jackson Avenue, once dense with clubs and restaurants, was the commercial spine.
That history is the reason the current investment carries weight beyond its dollar figure. Decades of disinvestment followed integration, as capital and residents who gained mobility moved elsewhere, leaving the Westside with aging housing stock, thinner retail, and lower household incomes than the valley average. According to the City of Las Vegas, the HUNDRED Plan — Historic Urban Neighborhood Design Redevelopment — was developed in 2016 as a community-led framework for reversing that pattern, and its first implementation phase launched in December 2019. The 2026 projects described below are that framework being funded, and the test they face is whether reinvestment can happen without displacing the people who stayed.
What Exactly Is Being Built at Marble Manor?
Marble Manor is a public housing complex near Washington Avenue and H Street, and it is being demolished and rebuilt rather than renovated. The redevelopment is led by the Southern Nevada Regional Housing Authority in partnership with the City of Las Vegas, with Brinshore Development as the housing developer, Metcalf Builders as the general contractor, Revival Development Services handling relocation, and Lutheran Social Services delivering the resident-services side of the plan.
The core numbers:
| Measure | Detail |
|---|---|
| Total investment | About $400 million |
| Federal anchor grant | $50 million HUD Choice Neighborhoods Implementation |
| Existing units | 235 public housing units |
| Units when complete | 627 mixed-income homes |
| Net new homes | 392 additional units |
| Phases | Five, scheduled from July 2025 to January 2032 |
| Phase one | 138 apartments in five buildings; 108 affordable at 30–60% of area median income, 30 market-rate; 3,000 sq ft of retail |
| Phase one financing | $33 million construction loan plus $19.46 million permanent bonds (Western Alliance, July 6, 2026); $21.7 million tax-credit equity (Enterprise Community Partners) |
| Groundbreaking | April 9, 2026 |
The shift from 235 units to 627 is the structural change. According to the U.S. Department of Housing and Urban Development, the Choice Neighborhoods program is explicitly designed to replace distressed public housing with mixed-income development rather than like-for-like public housing, on the theory that concentrated poverty is itself a barrier to outcomes. SNRHA's plan applies that formula directly: 78% of the new units are designated for the voucher program and 22% are unrestricted market-rate homes.
The phase-one financing is worth reading closely, because it is the point where the project moved from press release to construction draw. According to Western Alliance Bank, on July 6, 2026 it closed $33 million of construction financing — $31 million in tax-exempt bonds and $2 million taxable — plus $19.46 million in permanent tax-exempt bonds for the 138-unit first phase, alongside $21.7 million in low-income housing tax-credit equity from Enterprise Community Partners. The unit mix runs from one to four bedrooms plus a single five-bedroom home, with 3,000 square feet of ground-floor retail, and completion is anticipated in 2027.
Why Is a $50 Million Federal Grant a Big Deal?
Because there were only a handful of them. According to Senator Jacky Rosen's office, the $50 million Choice Neighborhoods Implementation grant was announced on July 16, 2024, and SNRHA was one of six grantees nationwide in that funding round. The path to it was long: SNRHA's Choice Neighborhoods page records a Transformation (planning) grant in November 2021 and the implementation application submitted in February 2024, and the city presented directly to HUD before the award was confirmed.
The grant is an anchor, not the whole budget. Fifty million dollars of federal money is leveraged into a roughly $400 million project through low-income housing tax credits, tax-exempt bonds, private debt, developer equity, and municipal participation — the phase-one stack above shows exactly how that works, with $74 million of bonds and tax-credit equity assembled around one 138-unit phase. That leverage ratio — roughly $8 of total investment for every $1 of grant — is the entire point of the program design, and it is why a Choice Neighborhoods award changes a neighborhood's trajectory in a way a one-off city capital project does not.
The grant also funds more than housing. The senators' announcement lists job training, child care, sports and community recreation facilities, a community garden, and a grocery store among the supported investments, and SNRHA frames the plan around three pillars — people, housing, and neighborhood — with wraparound services for health, education, and economic mobility running alongside the construction.
For context on scale: $400 million is larger than most single master-plan phases in the valley, and it is being concentrated into a few square blocks rather than spread across thousands of acres of new suburb. The Westside has never seen capital of that size land inside its boundaries.
When Does Each Marble Manor Phase Actually Deliver?
This is the section to bookmark, because every headline about the Westside compresses a seven-year schedule into the word "redevelopment." According to the Southern Nevada Regional Housing Authority, the five phases are sequenced so that relocation, demolition, and construction overlap rather than run back to back, and the final phase does not finish until January 2032.
| Phase | Units | Relocation | Construction window |
|---|---|---|---|
| Phase 1 | 138 | Complete | July 2025 – spring 2028 (first homes anticipated 2027) |
| Phase 2 | 120 | Complete | Summer 2026 – summer 2029 |
| Phase 3 | 103 | Complete | Summer 2026 – summer 2029 |
| Phase 4 | 160 | August 2026 – January 2027 | Fall 2028 – fall 2030 |
| Phase 5 | 106 | August 2026 – January 2027 | Spring 2030 – January 2032 |
Three things follow from that table. First, as of September 19, 2026, relocation for phases one through three is complete and households in the phase four and five buildings are being moved out between August 2026 and January 2027 — which means the visible construction footprint expands in 2027 even though the first finished homes are also 2027. Second, phases two and three run concurrently, so the 2029 delivery is a cluster of 223 homes rather than a trickle. Third, phases four and five — 266 of the 627 units, more than 40% of the project — do not start vertical construction until fall 2028 and spring 2030. A buyer who reads "$400 million redevelopment" as "done by 2028" is wrong by four years.
The schedule is also the reason the displacement question below has a concrete answer. Because each phase's relocation is tracked separately, residents know which building they are in and when they move; the same schedule is what makes the process disruptive even when every rule is followed, since a household relocated in 2026 for a phase-five building is waiting until 2032 to exercise a right of return.
What Is the Lake Mead Microbusiness Park, and When Does It Open?
The Marble Manor rebuild is the largest Westside project but not the first to deliver. According to Clark County, the Lake Mead Microbusiness Park — the county's first mixed-use microbusiness park — broke ground on March 20, 2025 on about five acres at the northwest corner of Lake Mead Boulevard and Engelstad Street, immediately west of Interstate 15 and next door to the Culinary Academy of Las Vegas and Nevada Partners. The site is at 620 West Lake Mead Boulevard, on the Historic Westside's northern edge, and the county describes the project as "first of its kind" in the area. More than 200 residents joined county, state, and federal officials and members of the Parson-Mason family, the site's historic landowners, at the groundbreaking.
The program is unusual for the valley: it pairs workforce housing with an entrepreneurship hub on the same parcel. According to the Las Vegas Review-Journal, the $53 million project is funded through Clark County and State of Nevada American Rescue Plan Act dollars and includes 76 apartments — studios through three bedrooms — reserved for households earning 80% or less of area median income, which the county pegged at $76,160 for a family, with rents of roughly $900 to $1,800 a month. The commercial side is a two-story, 20,000-plus-square-foot building with first-floor retail, offices, and a restaurant, second-floor classrooms, multimedia studios, and collaborative office space, plus an entrepreneur maker space, an amphitheater, and a music plaza. Brinshore Development — the same developer building Marble Manor — is the developer, with Metcalf Builders as contractor.
Commissioner William McCurdy II, whose district includes the Westside, called it "an incubator on steroids." The county's stated timeline is completion in 2026, with leasing beginning in early 2026, so as of September 19, 2026 this is the Westside project closest to opening its doors — verify current leasing status with Clark County before relying on it. For buyers, the significance is twofold: 76 income-restricted apartments add year-round households at the north end of the neighborhood, and the retail, restaurant, and office space is the first new commercial anchor on Lake Mead Boulevard in a generation. Retail follows rooftops, and this is the rare project that brings both at once.
Two smaller projects round out the 2026 picture. According to FOX5 Las Vegas, a 4,000-square-foot Community E-Center and executive office building broke ground on April 6, 2026 near J Street and Owens Avenue, built by MYS Firm and Sumnu Marketing to house two small businesses and entrepreneurship training aimed at ages 14 to 24, with completion expected in summer 2027; Mayor Shelley Berkley and Representative Steven Horsford attended. And the city's HUNDRED Plan work continues along its three initial focus areas — Jackson Avenue and the Washington Avenue blocks at D Street and H Street — where the Jackson Avenue streetscape, with 15-foot sidewalks, shade trees, and new lighting, was the first of the plan's eight "big moves" to be delivered.
How Does This Compare to Other Las Vegas Development?
The Westside investment is unusual because it is concentrated and public-anchored. Most Las Vegas housing investment is dispersed, private, and on the valley's edge — the pattern our Las Vegas land supply analysis explains in detail. The Westside projects invert every one of those traits: the land is already publicly held, the capital is federal and state money leveraged with tax credits, and the density is apartments on a few blocks rather than four homes an acre across a square mile.
| Dimension | Westside redevelopment | Edge master plan | Downtown infill |
|---|---|---|---|
| Capital source | Federal grant, ARPA, tax credits, bonds | Private builder capital | Private, often mixed-use |
| Land cost | Already publicly held | $90,000-$300,000 per lot | High, assembly required |
| Income targeting | Explicitly mixed-income (78% voucher at Marble Manor; 80% AMI at the microbusiness park) | Market rate | Market to luxury |
| Density | High, apartments | 4-6 homes per acre | High rise or mid rise |
| Timeline | Five phases, 2025–2032 | Phase-by-phase, 4-9 months per home | Project by project |
| Displacement risk | Managed by relocation policy | None — vacant land | Real, market-driven |
The middle column is why the Westside project matters to the wider market. A valley that can only add housing on expensive edge land at $90,000 to $300,000 per finished lot has a structural affordability problem, and according to the U.S. Census Bureau's Vintage 2025 estimates, Clark County added about 141,000 residents between the April 2020 census base and July 1, 2025, reaching 2,407,226. Adding 392 net new homes at Marble Manor and 76 at the microbusiness park on land the public already owns, close to jobs and transit, is a different lever entirely — small against the county's growth, but aimed at the income bands the edge master plans do not serve.
What Does Housing Cost in and Around the Historic Westside?
The Westside remains one of the more accessible parts of the valley, which is both its appeal and the source of displacement concern. Las Vegas MLS data pulled through Repliers on September 19, 2026 shows 195 closings in ZIP code 89106 — the Westside and the Medical District together — in the 12 months ending September 17, 2026, at a median sold price of $339,000 and about $245 per square foot, against a $444,000 median across the four-city valley in the same pull. Detached single-family homes in 89106 closed at a $340,000 median, condos and townhomes at $305,000, the median time to contract was 22 days, and 59% of closings settled below the original list price.
| Measure | ZIP 89106 | Las Vegas Valley |
|---|---|---|
| Closings, 12 months | 195 | 27,727 |
| Median sold price | $339,000 | $444,000 |
| Median price per sq ft | $245 | $252 |
| Median days on market | 22 | 30 |
| Closed below original list | 59% | 72% |
| Active listings, September 19, 2026 | 100 at a $350,000 median list | 13,117 at a $470,000 median list |
| Housing stock age | Largely pre-1980 | Majority post-1990 |
| Distance to downtown core | Under 2 miles | Varies widely |
Two cautions on reading that table. First, 89106 includes the Medical District's newer condos and the renovated blocks nearest downtown, so the Westside's older streets trade below the ZIP median; the $105,000 gap to the valley is a floor on the discount, not a ceiling. Second, older neighborhoods have far wider dispersion than a master plan where every home was built in the same 18 months — the same street can carry a $230,000 unrenovated 1955 house and a $395,000 renovated one. According to Las Vegas REALTORS, valley-wide medians tell you very little about a neighborhood with housing stock spanning seven decades. Across our 9,600-plus closed transactions, the older close-in neighborhoods are consistently where a valley-wide median misleads buyers most.
Will This Redevelopment Displace Existing Residents?
This is the question residents ask first, and it deserves a direct answer rather than reassurance.
Choice Neighborhoods projects operate under a one-for-one replacement obligation for the public housing units and a right of return for residents in good standing. Marble Manor's 235 public housing units are not disappearing — the site grows to 627 homes, of which the deeply subsidized units are preserved alongside workforce and market-rate homes. According to the Southern Nevada Regional Housing Authority, every household's moving costs are covered, each family is assigned a trained relocation specialist, residents keep the same unit type they left (a three-bedroom household returns to a three-bedroom), and residents in good standing have the choice to return to the newly built housing. Households are told not to transfer before they receive a formal relocation notice, because moving early can forfeit those benefits.
The honest caveat is that phased demolition means temporary relocation, and multi-year phasing means the wait varies enormously by building. A phase-one household relocated in 2025 returns in 2027; a phase-five household relocated between August 2026 and January 2027 is waiting until early 2032. According to HUD, relocation assistance and return rights are program requirements, but the lived experience of a five-phase rebuild is disruptive even when every rule is followed, and some households will settle where they were relocated rather than return.
The broader displacement question is different and less controlled: when concentrated investment lands in an undervalued neighborhood, surrounding property values and rents typically rise. That is good for existing owners — many of them long-tenured Black families who held on through the disinvestment decades — and hard on existing renters outside the subsidized units. The 76 income-restricted apartments at the microbusiness park and the 78% voucher share at Marble Manor are the policy answer to that pressure; whether they are enough depends on how fast the surrounding blocks reprice. Both outcomes are true simultaneously, and any account that reports only one is selling something.
What Should Buyers Understand About Buying in the Westside?
Five things, in the order they usually matter.
Housing stock age. Much of the neighborhood predates 1980. That means original electrical panels, galvanized or cast-iron plumbing, and undersized HVAC are common. Budget $15,000 to $60,000 for systems on an unrenovated home, and get a sewer scope — root intrusion in older laterals is routine here.
Financing fit. Older homes with deferred maintenance can fail appraisal conditions for some loan products. FHA 203(k) and conventional renovation loans exist precisely for this situation; our first-time home buyer guide covers how those work in the Las Vegas market. Talk to a lender who has actually closed a renovation loan in Clark County, and get the contractor bids during your due-diligence period rather than after.
Lot value versus improvement value. In a neighborhood with rising land value and aging structures, you are frequently buying the lot. That changes the calculus on how much to put into a renovation and what a realistic exit looks like — a $60,000 renovation on a $250,000 house only pencils if the renovated comps on that street support it, and on many Westside blocks they do not yet.
Timeline reality. Phase one delivers in 2027. Phases two and three land in 2029, and the last phase finishes in January 2032. The microbusiness park is the only major project scheduled to open in 2026. Buying on the thesis that the neighborhood transforms next year is buying on the wrong timeline.
Verify block by block. Condition, ownership, and rehabilitation vary enormously within a few hundred feet in a neighborhood this old. A comparable sale three blocks away may tell you very little, and a valley-wide median is not a comparable at all.
How Does the Westside Compare to Downtown and Other Close-In Las Vegas Options?
The neighborhood's location is its structural advantage and always has been. It sits under two miles from the downtown core, roughly four from the Strip, with direct access to US 95 and I-15. The redevelopment of the downtown Las Vegas corridor over the past fifteen years — Fremont East, the Arts District, the Symphony Park cultural and residential district — has steadily raised the value of being close in, and that momentum is accelerating: Symphony Park alone has more than 600 apartments open and roughly 540 more under construction as of September 2026, a short drive down Martin Luther King Boulevard from the Westside. Our roundup of the biggest development projects reshaping Southern Nevada puts Symphony Park beside the airport, rail and stadium projects that pull in the same direction.
The Westside has been adjacent to all of it without capturing much of it. That is the gap the current investment is aimed at. Whether it closes depends on things beyond housing: retail returning, grocery access, school outcomes, and whether the commercial corridors along Jackson Avenue, D Street, and Lake Mead Boulevard attract operators who stay. The microbusiness park's 20,000 square feet of retail, restaurant, and office space is the first real test of that, and the grocery store written into the Choice Neighborhoods plan is the second.
The geography also explains why the Medical District matters to a Westside buyer. University Medical Center — Nevada's only Level 1 trauma center — and the surrounding clinics and the UNLV School of Medicine sit on the Westside's southern flank in the same ZIP code, and they are the neighborhood's largest concentration of stable, well-paid employment. A house on the Westside's southern blocks is a walk or a five-minute drive from thousands of healthcare jobs, which is a rental-demand fact, not a redevelopment promise.
Buyers drawn to the Westside are usually weighing it against the valley's other close-in neighborhoods rather than against a suburban master plan. That is the right comparison set, and the differences are stark.
The Arts District and Downtown proper have already repriced. A decade of restaurant, gallery, and mid-rise investment moved those blocks from undervalued to fully valued, and entry pricing now reflects it. Buyers arriving today are paying for a transformation that already happened. The Huntridge and John S. Park historic districts carry mid-century character and strong owner-occupancy but trade at a premium for it, and the inventory is genuinely scarce — those neighborhoods turn over slowly and rarely discount.
Against that field, the Westside is the one close-in option where the repricing has not yet occurred. That is the entire investment thesis, and it cuts both ways: the discount exists because the amenity recovery has not happened yet, and there is no guarantee about its timing.
For buyers who want proximity without the older-home capital costs, the honest alternative is North Las Vegas, where newer housing stock sits at accessible price points — North Las Vegas closed 3,116 homes at a $415,000 median in the 12 months ending September 17, 2026 — but with a longer commute to the downtown and resort-corridor job centers. That trade — newer house and longer drive, or older house and shorter drive — is the real decision most close-in buyers are making, and there is no universally correct answer. It depends on whether your time or your maintenance budget is the scarcer resource.
Households weighing the wider valley should start with our Las Vegas community guides and the buyer resources that cover financing older homes specifically. If a renovation loan is likely to be part of the plan, that decision shapes which properties are even viable, so it belongs at the front of the search rather than after an offer is accepted.
One further point that buyers consistently underweight: property tax treatment. According to the Nevada Department of Taxation, Nevada caps annual property-tax increases at 3% on owner-occupied primary residences and up to 8% on other property under NRS 361.4723, and the classification follows the owner's filing rather than the property automatically. On an older home purchased as a rental the faster cap compounds meaningfully across a ten-year hold; on a $300,000 Westside property the difference between the two caps can exceed $9,000 of cumulative tax over that period — a number that belongs in the underwriting rather than discovered in year three.
Is the Historic Westside a Good Investment in 2026?
It depends entirely on the holding period and the investor's tolerance for a thesis that plays out over years rather than quarters.
The case for: land close to downtown is finite, the neighborhood trades below replacement cost, roughly $450 million of concentrated public-anchored investment — Marble Manor plus the microbusiness park — is real and funded, and the federal grant and the July 2026 bond closing make the first phases substantially more certain than a purely private redevelopment plan would be. The 89106 numbers already reflect some of that: a 22-day median time to contract and 59% of closings below list is a faster, firmer market than the valley's 30 days and 72%.
The case against: five-phase projects slip, retail follows rooftops rather than leading them, older housing stock carries genuine capital costs, and the same affordability that makes entry cheap constrains rent growth in the near term. Across our 789 closings in 2025, the transactions that disappointed in transitional neighborhoods were nearly always the ones underwritten on a two-year horizon. The Marble Manor schedule is a seven-year horizon, and the buildings that change the neighborhood's feel most — the 266 homes in phases four and five — do not break ground until 2028 and 2030.
If you are evaluating it as a rental, price the renovation honestly and model rents on today's numbers rather than projected ones; the Medical District workforce is the tenant pool that exists now. If you are evaluating it as a primary residence, the calculus is different and generally more favorable — you get proximity to downtown at a $339,000 ZIP median that the rest of the close-in valley no longer offers, and you are not dependent on the timing of anyone else's project to enjoy the location.
What Are the Schools, Transit, and Daily-Life Realities?
Neighborhood investment stories tend to skip the parts that decide whether a family actually wants to live somewhere. These are the ones that come up on every Westside showing.
Schools. The Westside sits inside the Clark County School District, which runs an open-zone model with magnet and charter options alongside zoned schools. That matters here because the zoned assignment is not the only option available to a family, but magnet programs require a separate lottery application and deadlines fall months before the school year. According to the Nevada Department of Education, school-level performance data is published annually and is worth reading at the individual school level rather than the district level — district-wide statistics for a district of CCSD's size tell you almost nothing about a specific campus. The Choice Neighborhoods plan's education and child-care commitments are part of the people pillar, but none of them are open yet.
Transit and commuting. The neighborhood's access is genuinely good, which is a legacy of being built before the valley sprawled. US 95 runs along its southern edge and I-15 sits just east, putting the Strip resort corridor within roughly 10 to 15 minutes outside peak and downtown employment within 5 to 10. The Regional Transportation Commission of Southern Nevada operates fixed-route service through the area, and transit access is materially better than in the edge master plans where a second car is effectively mandatory. According to AAA's Your Driving Costs study released September 15, 2026, a new vehicle costs $12,863 a year to own and operate, so a household that can run one car instead of two is avoiding real money against a mortgage payment.
Groceries and retail. This is the honest weak point. Concentrated retail investment has lagged housing investment across the Westside, and grocery access in particular has been a long-standing community concern — which is why a grocery store is written into the Choice Neighborhoods plan and why the microbusiness park's restaurant and retail space matters beyond its square footage. Buyers should drive their actual grocery route before committing, not assume the map is the territory.
Parks and community facilities. The area carries established community anchors including neighborhood parks, the West Las Vegas Library and its arts programming, and community center facilities, and the HUNDRED Plan's eight big moves include reclaiming James Gay Park and a Moulin Rouge entertainment district. These are genuine amenities that predate the current investment cycle and are frequently undercounted by buyers comparing the neighborhood against a master plan with a glossy amenity brochure.
How Should You Evaluate a Specific Westside Property?
Because the housing stock spans seven decades and condition varies block by block, generic neighborhood advice is close to useless here. A concrete checklist for a specific address:
- Pull the parcel record from the Clark County Assessor — year built, square footage, lot size, ownership history, and assessed value trajectory. A property that has changed hands three times in four years is telling you something.
- Order a sewer scope, not just a general inspection. Older laterals in this part of the valley commonly have root intrusion, and a replacement runs $4,000 to $12,000 depending on length and whether the street has to be cut.
- Price the systems separately. Original panel, water heater, HVAC, and roof each carry replacement costs — budget $3,500 to $9,000 for a panel upgrade, $8,000 to $18,000 for HVAC, and $12,000 to $28,000 for a roof on a typical single-story.
- Check the zoning and anything pending nearby. Redevelopment areas see zoning changes and land assembly, and both a new mixed-use project and a new industrial neighbor are possible outcomes on the same block. The city's HUNDRED Plan focus areas and the Marble Manor phase map tell you which blocks change first.
- Compare against the right comparables. A renovated 1962 home and an unrenovated one on the same street are different products at different prices; a valley-wide median is not a comparable at all, and even the 89106 median blends the Medical District's newer condos with the Westside's oldest streets.
The upside of doing this work is that the neighborhood still rewards it. In most of the valley, close-in location comes at a price that has already fully accounted for it. Here, a buyer willing to underwrite an older home carefully is still buying proximity at a discount — which is precisely why the diligence matters.
Frequently Asked Questions
What is the Historic Westside in Las Vegas?
The Historic Westside, also called West Las Vegas, is the oldest predominantly Black neighborhood in the city, located northwest of downtown in ZIP code 89106 and bounded loosely by Bonanza Road, Rancho Drive, Carey Avenue, and the Union Pacific tracks. Black residents were historically confined there by covenant and practice, and it became the center of Black civic and cultural life in Southern Nevada — including the Moulin Rouge, the first racially integrated casino in Las Vegas, and the Jackson Avenue entertainment corridor now being revitalized under the city's HUNDRED Plan.
How much is being invested in the Historic Westside?
The Marble Manor redevelopment represents about $400 million in total investment, anchored by a $50 million HUD Choice Neighborhoods Implementation grant announced July 16, 2024; SNRHA was one of six grantees nationwide in that round. Separately, Clark County's $53 million Lake Mead Microbusiness Park, funded with county and state American Rescue Plan Act dollars, broke ground March 20, 2025. Together that is roughly $450 million of public-anchored investment landing within about a mile of each other.
How many homes will the Marble Manor redevelopment add?
The site goes from 235 public housing units to 627 mixed-income homes — a net addition of 392 residences — with 78% of the new units designated for the voucher program and 22% market-rate. It is being built in five phases: 138 units in phase one (delivering 2027), 120 and 103 in phases two and three (through 2029), 160 in phase four (through 2030), and 106 in phase five (finishing January 2032), according to the Southern Nevada Regional Housing Authority's published schedule.
What is the Lake Mead Microbusiness Park?
It is Clark County's first mixed-use microbusiness park, a $53 million project on about five acres at Lake Mead Boulevard and Engelstad Street on the Westside's northern edge, next to the Culinary Academy of Las Vegas. It combines 76 workforce apartments for households at or below 80% of area median income, renting for roughly $900 to $1,800, with a two-story, 20,000-plus-square-foot building of retail, restaurant, office, classroom, and maker space plus an amphitheater. It broke ground March 20, 2025, with completion and leasing targeted for 2026.
Will current Marble Manor residents be displaced?
Choice Neighborhoods projects carry one-for-one replacement obligations and a right of return for residents in good standing, so the subsidized units are preserved within the larger mixed-income development. SNRHA covers all moving costs, assigns each household a relocation specialist, and guarantees the same unit type on return. The practical caveat is that phased demolition requires temporary relocation, and the wait varies by phase — from 2027 for phase-one households to early 2032 for phase five.
Are homes in the Historic Westside cheaper than the rest of Las Vegas?
Generally yes. Las Vegas MLS data pulled through Repliers on September 19, 2026 shows ZIP 89106 — the Westside plus the Medical District — closing at a $339,000 median in the 12 months ending September 17, 2026, against $444,000 across the four-city valley, and the Westside's older streets trade below the ZIP median. The trade-off is housing stock that is largely pre-1980, with system and deferred-maintenance costs that often run $15,000 to $60,000 on an unrenovated home.
Is the Historic Westside a good place to buy right now?
For a buyer with a long horizon who wants proximity to downtown at an accessible price, it is one of the few close-in options left in the valley, and the 89106 market is already firm — a 22-day median time to contract in the year ending September 17, 2026. For a short-horizon investor, the seven-year phase schedule and older housing stock argue for caution. Price the renovation on today's numbers, model rents on the Medical District workforce that exists now, and treat the redevelopment as upside rather than the thesis.
When will the Historic Westside redevelopment be finished?
The Lake Mead Microbusiness Park is scheduled to open in 2026. Marble Manor phase one is expected in 2027, phases two and three run to summer 2029, phase four to fall 2030, and phase five finishes in January 2032, per SNRHA's published schedule. Large phased public-private projects commonly extend past their initial schedules, so treat those as earliest dates rather than guarantees.
Thinking About Buying Near the Historic Westside With Nevada Real Estate Group?
Older close-in neighborhoods reward due diligence more than almost anywhere else in the valley — condition, lot value, and financing fit vary block by block, and a valley-wide median tells you almost nothing useful. The Westside adds a second layer: a seven-year public redevelopment schedule that determines which blocks change first, which streets carry construction traffic from 2026 through 2032, and where the new retail lands. Reading that schedule correctly is the difference between buying the right house on the right block in 2026 and buying the right house on the wrong one.
Here is how we work a Westside search. We pull the parcel record and the assessed-value history for any address you are considering, map it against the Marble Manor phase boundaries and the HUNDRED Plan focus areas, and build the comparable set from renovated and unrenovated sales on the same streets rather than from the ZIP median. If a renovation loan is the right tool, we bring in a lender who has closed FHA 203(k) loans in Clark County and get contractor bids inside your due-diligence window, so the number you underwrite is the number you pay. Across the 9,600-plus closings Nevada Real Estate Group has represented — 789 of them in 2025 — the buyers who did well in transitional neighborhoods were the ones who bought the house in front of them on today's rents, and treated the redevelopment as upside rather than as the thesis.
Browse Las Vegas homes for sale, explore our community guides, or get in touch and we will pull parcel records and real comparables for a specific address. Phone: (702) 637-1759. Email: info@nevadagroup.com.
This article is informational and not investment or legal advice. Redevelopment timelines, unit counts, and funding figures come from public announcements and change as projects progress. Verify current project status with the Southern Nevada Regional Housing Authority, the City of Las Vegas, and Clark County, and verify parcel-level facts with the Clark County Assessor, before making a purchase decision.
Which Sources Inform This Historic Westside Guide?
- Southern Nevada Regional Housing Authority — Choice Neighborhoods Initiative — Marble Manor phase schedule, unit counts, relocation and right-of-return policy
- U.S. Department of Housing and Urban Development — Choice Neighborhoods program structure and replacement obligations
- Senator Jacky Rosen — $50 million grant announcement, July 16, 2024 — grant amount, grantee count, funded amenities
- Western Alliance Bank — phase-one financing, July 6, 2026 — $33 million construction loan, unit mix, affordability levels
- News 3 Las Vegas — Marble Manor groundbreaking, April 9, 2026 — $400 million total, phase-one delivery
- Clark County — Lake Mead Microbusiness Park groundbreaking — site, units, rents, AMI threshold, partners, timeline
- Las Vegas Review-Journal — microbusiness park breaks ground, March 2025 — $53 million cost, location, funding source
- FOX5 Las Vegas — Community E-Center groundbreaking, April 6, 2026
- City of Las Vegas — HUNDRED Plan — 2016 plan, eight big moves, 2019 implementation areas
- Las Vegas REALTORS — valley market context
- Clark County Assessor — parcel records, ownership, and assessed values
- U.S. Census Bureau — Vintage 2025 population estimates — Clark County growth
- Clark County School District — school zoning for the Westside attendance areas
- Nevada Department of Education — school-level performance data
- Regional Transportation Commission of Southern Nevada — transit service
- AAA — Your Driving Costs, September 15, 2026
- Nevada Department of Taxation — property tax abatement caps
- Nevada Revised Statutes Chapter 361 — NRS 361.4723 partial abatement
Methodology: project figures come from public announcements by the Southern Nevada Regional Housing Authority, the City of Las Vegas, Clark County, HUD, and the phase-one lender as of September 19, 2026. Neighborhood price figures are Las Vegas MLS data pulled through Repliers on September 19, 2026 for ZIP 89106 and the four-city valley (closings in the 12 months ending September 17, 2026); they are not official Las Vegas REALTORS statistics. Older neighborhoods carry far wider dispersion than master plans, so verify block-level comparables before relying on any range.
