A guard-gated address in Las Vegas can mean a $385,000 golf-course home in Stallion Mountain or a $25,000,000 estate at The Summit Club, and any report that averages the two into one number is hiding more than it shows. So this quarterly edition does not lead with an average. It lists all 37 staffed-gate communities in Las Vegas and Henderson that recorded MLS closings in the 12 months ending September 18, 2026, and gives each one its own closings, third-quarter count, median and average sale, top sale, price per square foot, days on market, active listings and months of supply.
The headline figures are still worth stating. Across those 37 communities, 1,313 homes closed at a $1,000,000 median and a $1,801,746 average, at $349 per square foot, in a 36-day median. The whole four-city market closed 27,376 homes at $445,000 in 30 days over the same window. Guard-gated homes are 4.8% of the valley's closings and, at the median, cost 2.25 times as much. Everything below is Las Vegas MLS data pulled through Repliers on September 19, 2026, grouped by the subdivision names recorded on each plat, with "guard-gated" meaning a community that staffs its gate; the method and its limits are laid out in full near the end.
Las Vegas and Henderson guard-gated communities closed 1,313 MLS sales at a $1,000,000 median in the 12 months ending September 18, 2026, 159 of them in Q3 to date. Supply ranges from 1.5 months at The Summit Club and Country Club Hills to 24 months at Roma Hills. Buyers have leverage in MacDonald Highlands and Spanish Trail at 12.8 and 11.6 months; sellers in Provence, Anthem Country Club and Los Prados, under four months, still hold it.
- Guard-gated closings ran 1,313 at a $1,000,000 median, 2.25 times the four-city $445,000 median.
- Stallion Mountain at $385,000 and Los Prados at $435,000 are staffed-gate communities under the valley median.
- The Summit Club recorded five of the 15 biggest sales, including $25,000,000 on Canyon Pass in July.
- MacDonald Highlands carries 68 active listings and 12.8 months of supply; Provence Country Club has 2.8.
- Luxury homes sold within 14 days closed at 97.8% of original list; after 180 days, 87.5%.
What Are the Headline Numbers for Las Vegas Guard-Gated Homes in Q3 2026?
The table below sets the guard-gated aggregate against the whole market for the same 12-month window, September 19, 2025 through September 18, 2026. The aggregate is de-duplicated across the 37 community rows, so a plat that belongs to two groupings counts once. The active count is the sum of the community rows as of September 18, 2026, and months of supply divides it by the average monthly closing pace.
| Measure | Guard-gated (37 communities) | Whole market (four cities) |
|---|---|---|
| Closings, 12 months | 1,313 | 27,376 |
| Closings, Q3 2026 to date (Jul 1 to Sep 18) | 159 | Not broken out |
| Median sold price | $1,000,000 | $445,000 |
| Average sold price | $1,801,746 | Not broken out |
| Sold price per square foot | $349 | Not broken out |
| Median days on market | 36 | 30 |
| Active listings, Sep 18, 2026 (sum of rows) | 730 | Not broken out |
| Months of supply | 6.7 | Not broken out |
| Share of four-city closings | 4.8% | 100% |
Three numbers deserve a second look. The first is the gap between the $1,000,000 median and the $1,801,746 average. A median that sits $800,000 below the average tells you the distribution has a long right tail, and it does: the top 15 sales alone, listed further down, total roughly $254 million across 15 homes, while more than half the 1,313 closings landed under $1,000,000 in communities like Rhodes Ranch, Siena, Stallion Mountain, Los Prados and Painted Desert. The second is the six-day gap in days on market, 36 against 30. Guard-gated homes are not slow; the buyer pool is narrower and the homes more individual, so five weeks instead of four is the price of specificity. The third is 6.7 months of supply against communities that individually range from 1.5 months to 24, which is the whole point of this report: the aggregate is the least useful number in it.
How Did Every Guard-Gated Community Perform Over the Past 12 Months?
This is the full table, ranked by 12-month closings. Q3-to-date counts closings from July 1 through September 18, 2026. Median and average are sold prices; top sale is the single highest closing in the window; the active column and median asking price are as of September 18, 2026. Rows marked with a range in their name, such as Seven Hills estate parcels or Lake Las Vegas SouthShore, isolate the staffed-gate section of a master plan that otherwise mixes gated and open neighborhoods.
| Community | Closings | Q3 to date | Median sold | Average sold | Top sale | $ per sq ft | Median DOM | Active | Median ask | Months of supply |
|---|---|---|---|---|---|---|---|---|---|---|
| Rhodes Ranch | 126 | 21 | $535,000 | $581,671 | $1,145,000 | $245 | 28 | 76 | $567,000 | 7.2 |
| Siena (55+) | 103 | 11 | $667,500 | $776,774 | $2,550,000 | $349 | 30 | 41 | $750,000 | 4.8 |
| Anthem Country Club | 98 | 8 | $1,625,000 | $1,848,083 | $8,259,780 | $444 | 33 | 29 | $2,850,000 | 3.6 |
| Stallion Mountain | 88 | 12 | $385,000 | $402,683 | $600,000 | $240 | 42 | 35 | $394,900 | 4.8 |
| Los Prados | 83 | 9 | $435,000 | $455,309 | $690,000 | $231 | 29 | 26 | $435,900 | 3.8 |
| Red Rock Country Club | 73 | 9 | $2,050,000 | $2,403,181 | $6,300,000 | $553 | 38 | 30 | $2,399,000 | 4.9 |
| Spanish Trail | 64 | 6 | $670,000 | $1,045,738 | $5,500,000 | $316 | 48 | 62 | $749,000 | 11.6 |
| MacDonald Highlands | 64 | 7 | $4,300,000 | $5,410,344 | $17,000,000 | $835 | 70 | 68 | $5,499,000 | 12.8 |
| Painted Desert | 64 | 7 | $450,000 | $481,311 | $920,000 | $248 | 36 | 25 | $407,222 | 4.7 |
| Silverstone Ranch | 58 | 6 | $539,000 | $545,144 | $875,000 | $233 | 40 | 26 | $625,000 | 5.4 |
| The Ridges | 55 | 6 | $2,799,000 | $3,354,769 | $16,000,000 | $650 | 43 | 42 | $3,999,000 | 9.2 |
| The Peaks / Ascension | 41 | 8 | $2,351,052 | $2,411,157 | $4,375,000 | $581 | 35 | 21 | $2,599,000 | 6.1 |
| Queensridge (estates) | 39 | 4 | $1,150,000 | $1,324,976 | $6,550,000 | $329 | 39 | 16 | $1,695,000 | 4.9 |
| Provence Country Club | 38 | 7 | $1,125,000 | $1,130,113 | $1,425,000 | $328 | 31 | 9 | $1,269,000 | 2.8 |
| Reverence | 36 | 2 | $1,610,000 | $1,688,875 | $3,200,000 | $519 | 36 | 14 | $1,175,000 | 4.7 |
| Canyon Gate Country Club | 32 | 3 | $965,000 | $1,187,286 | $4,350,000 | $369 | 27 | 15 | $1,690,000 | 5.6 |
| Canyons at MacDonald Ranch | 31 | 5 | $1,400,000 | $2,074,144 | $16,133,950 | $484 | 42 | 20 | $1,299,900 | 7.7 |
| Lake Las Vegas SouthShore | 29 | 4 | $1,950,000 | $2,434,277 | $6,400,000 | $527 | 91 | 39 | $2,145,144 | 16.1 |
| Southern Highlands Estates | 28 | 2 | $2,950,000 | $3,433,571 | $12,000,000 | $619 | 62 | 19 | $6,350,000 | 8.1 |
| Mesa Ridge | 21 | 4 | $2,600,000 | $2,596,190 | $3,500,000 | $655 | 53 | 12 | $2,999,950 | 6.9 |
| Country Club Hills | 16 | 2 | $2,150,000 | $1,990,312 | $3,400,000 | $450 | 11 | 2 | $2,650,000 | 1.5 |
| Foothills at MacDonald Ranch | 14 | 1 | $2,840,000 | $3,207,500 | $7,250,000 | $501 | 26 | 4 | $5,199,999 | 3.4 |
| Seven Hills estate parcels | 14 | 2 | $2,975,000 | $3,117,778 | $6,500,000 | $568 | 36 | 16 | $3,990,000 | 13.7 |
| Ascaya | 12 | 3 | $8,500,000 | $8,549,583 | $17,250,000 | $1,206 | 59 | 16 | $9,995,000 | 16.0 |
| Willow Creek | 9 | 0 | $2,400,000 | $2,576,106 | $3,450,000 | $583 | 26 | 2 | $3,500,000 | 2.7 |
| Rancho Circle | 9 | 1 | $1,489,000 | $1,828,111 | $4,000,000 | $432 | 28 | 4 | $1,475,000 | 5.3 |
| The Summit Club | 8 | 1 | $21,000,000 | $16,358,750 | $25,000,000 | $3,078 | 83 | 1 | $13,500,000 | 1.5 |
| Mountain Trails | 8 | 1 | $2,540,000 | $2,656,562 | $4,247,500 | $436 | 18 | 4 | $2,100,000 | 6.0 |
| The Palisades (Summerlin) | 7 | 1 | $2,735,000 | $2,765,393 | $3,900,000 | $681 | 38 | 5 | $3,250,000 | 8.6 |
| Spanish Hills | 7 | 0 | $1,560,000 | $2,206,429 | $5,450,000 | $319 | 40 | 9 | $2,995,000 | 15.4 |
| The Fountains | 7 | 1 | $2,000,000 | $2,139,286 | $2,800,000 | $373 | 57 | 6 | $2,400,000 | 10.3 |
| Quail Ridge Estates | 7 | 1 | $1,475,000 | $1,610,714 | $2,400,000 | $352 | 31 | 4 | $2,500,000 | 6.9 |
| Canyon Fairways | 6 | 0 | $3,060,000 | $3,142,500 | $4,550,000 | $666 | 40 | 11 | $3,000,000 | 22.0 |
| Tournament Hills | 5 | 1 | $5,030,000 | $4,685,000 | $6,000,000 | $686 | 118 | 6 | $4,298,000 | 14.4 |
| Rancho Bel Air | 5 | 2 | $1,450,000 | $1,723,600 | $3,150,000 | $283 | 73 | 3 | $1,997,000 | 7.2 |
| Eagle Hills | 4 | 1 | $3,050,000 | $2,693,750 | $3,225,000 | $567 | 66 | 4 | $4,200,000 | 12.0 |
| Roma Hills | 4 | 0 | $1,775,000 | $1,799,500 | $2,300,000 | $292 | 35 | 8 | $2,588,888 | 24.0 |
The volume leaders are not the famous names. Rhodes Ranch closed 126 homes, more than any other staffed-gate community in the valley, at a $535,000 median; Siena, the 55-plus community in Summerlin, closed 103 at $667,500; and Anthem Country Club closed 98 at $1,625,000, the most closings of any community with a seven-figure median. Then come the affordable trio, Stallion Mountain at 88, Los Prados at 83 and Painted Desert at 64, and only after them the marquee golf communities, Red Rock Country Club at 73 and MacDonald Highlands at 64. The Ridges closed 55, Ascaya 12, and The Summit Club 8. Read the guard-gated communities directory with that in mind: the famous names are a small slice of the homes that change hands behind a gate.
The Q3-to-date column, 159 closings across the 37 rows, is dominated by the same volume communities. Rhodes Ranch closed 21 between July 1 and September 18, 2026, Stallion Mountain 12, Siena 11, Los Prados 9 and Red Rock Country Club 9. Among the seven-figure communities, The Peaks at Ascension closed 8, Anthem Country Club 8, MacDonald Highlands 7, Provence 7 and Painted Desert 7. Nine communities recorded zero or one closing in the quarter, which is normal for enclaves of a few dozen homes and is why single-quarter medians are not printed for them.
Which Guard-Gated Communities Are Actually Affordable?
The phrase "guard-gated" carries a seven-figure connotation in Las Vegas, and for most of the list it is earned. But four staffed-gate communities closed at medians under the four-city $445,000 median or close to it in the 12 months ending September 18, 2026, and a fifth sits just above. They are worth naming because the buyers who could afford them rarely think to look.
| Dimension | Stallion Mountain | Los Prados | Painted Desert | Rhodes Ranch | The Ridges | MacDonald Highlands | Ascaya | The Summit Club |
|---|---|---|---|---|---|---|---|---|
| Location | East Las Vegas | Northwest Las Vegas | Northwest Las Vegas | Southwest Las Vegas | Summerlin | Henderson | Henderson | Summerlin |
| Closings, 12 months | 88 | 83 | 64 | 126 | 55 | 64 | 12 | 8 |
| Median sold | $385,000 | $435,000 | $450,000 | $535,000 | $2,799,000 | $4,300,000 | $8,500,000 | $21,000,000 |
| Top sale | $600,000 | $690,000 | $920,000 | $1,145,000 | $16,000,000 | $17,000,000 | $17,250,000 | $25,000,000 |
| $ per square foot | $240 | $231 | $248 | $245 | $650 | $835 | $1,206 | $3,078 |
| Median days on market | 42 | 29 | 36 | 28 | 43 | 70 | 59 | 83 |
| Active, Sep 18, 2026 | 35 | 26 | 25 | 76 | 42 | 68 | 16 | 1 |
| Months of supply | 4.8 | 3.8 | 4.7 | 7.2 | 9.2 | 12.8 | 16.0 | 1.5 |
Stallion Mountain, on the east side, is the cheapest staffed gate in the valley: 88 closings at a $385,000 median and $240 per square foot, with a $600,000 top sale, 35 actives at a $394,900 median ask, and 4.8 months of supply. Its 42-day median is the slowest of the four affordable communities, which reflects an older housing stock and an east-side buyer pool that leans on financing. Los Prados, in the northwest, closed 83 homes at $435,000 and $231 per foot, the lowest per-foot cost of any guard-gated community, and it is the tightest of the four at 3.8 months of supply and a 29-day median. Painted Desert, a few miles from Los Prados, closed 64 at $450,000 and $248 per foot, with 25 actives at a $407,222 median ask, which sits below its sold median and says the current listings skew toward the smaller floor plans. Rhodes Ranch, in the southwest, is the most expensive of the group at $535,000 and the loosest at 7.2 months, with 76 actives at a $567,000 median ask, but it also sold the fastest at a 28-day median and reached $1,145,000 at the top.
At Freddie Mac's 6.95% average 30-year rate for the week ending September 17, 2026, a 20%-down purchase at the Stallion Mountain median carries about $2,039 a month in principal and interest, Los Prados about $2,304, Painted Desert about $2,383 and Rhodes Ranch about $2,833, before taxes, insurance and the HOA that funds the gate. Add Silverstone Ranch at a $539,000 median and 5.4 months, and Siena at $667,500 for buyers over 55, and there are six staffed-gate communities in the valley where a household with a $500,000-to-$700,000 budget has real choice. Our affordable guard-gated communities guide walks through each of them street by street.
What Do the Ultra-Luxury Guard-Gated Communities Look Like Right Now?
Four communities account for almost all of the top 15 sales, and each is in a different phase of its market. The Summit Club, the Discovery Land Company enclave in Summerlin, closed 8 homes in the 12 months ending September 18, 2026 at a $21,000,000 median and $3,078 per square foot, the highest per-foot figure in the valley by a factor of two and a half. Five of its closings appear in the top 15, from $25,000,000 on Canyon Pass in July down to $16,670,000 on Summit Overlook in December. It had a single active listing on September 18, 2026 at $13,500,000, which is 1.5 months of supply and the tightest market on the list, and its 83-day median time to contract is simply what an eight-figure sale takes.
Ascaya, in the McCullough foothills above Henderson, closed 12 homes at an $8,500,000 median and $1,206 per foot, with a $17,250,000 top sale at 3 Heavens Edge in July. According to Ascaya's own site, the community sits 20 minutes from the Strip, its Canyon Residences start at $2,900,000, its estate homesites at $1,000,000 and its Desert Design Study homes at $11,600,000. With 16 active listings at a $9,995,000 median ask against one closing a month, Ascaya carries 16.0 months of supply, and its 59-day median says buyers at this level are taking their time.
MacDonald Highlands is the volume leader of the ultra-luxury tier, with 64 closings at a $4,300,000 median and $835 per foot, a $17,000,000 top sale at 555 Magma Peak in January, and five of the top 15 sales overall. According to MacDonald Highlands' site, the 1,320-acre master plan has two 24-hour guard-gated entries and is built around DragonRidge Country Club. It also carries the most inventory of any seven-figure community: 68 active listings at a $5,499,000 median ask, 12.8 months of supply, and a 70-day median time to contract. The adjoining Canyons at MacDonald Ranch added the $16,133,950 sale at 3 Climbing Canyon in May, and the Foothills at MacDonald Ranch closed 14 at $2,840,000 with just 3.4 months of supply.
The Ridges closed 55 homes at a $2,799,000 median and $650 per foot, with the $16,000,000 sale at 68 Sun Glow in September 2025 and $14,000,000 at 5 Promontory Ridge in January. Its 42 active listings at a $3,999,000 median ask give it 9.2 months of supply and a 43-day median. According to Howard Hughes Communities, Summerlin as a whole offers more than 300 parks and over 200 miles of trails, and The Ridges sits at its western edge against Red Rock Canyon. For the full tier list, our ranked guide to the best luxury guard-gated communities covers each one; the luxury communities hub tracks them live.
Which Were the 15 Biggest Guard-Gated Sales of the Past 12 Months?
Fifteen sales in the 12 months ending September 18, 2026 closed at $12,950,000 or more, and every one of them was behind a staffed gate. Together they total roughly $254 million, about 11% of the dollar volume implied by 1,313 closings at a $1,801,746 average, from a little over 1% of the transactions. That is the tail that pulls the guard-gated average $800,000 above its median.
| Closed | Price | Community | Street | Square feet | $ per sq ft |
|---|---|---|---|---|---|
| Jul 17, 2026 | $25,000,000 | The Summit Club | Canyon Pass | 9,857 | $2,536 |
| Jan 24, 2026 | $22,500,000 | The Summit Club | Discovery Peak | 11,974 | $1,879 |
| May 18, 2026 | $22,000,000 | The Summit Club | Summit Overlook | 7,147 | $3,078 |
| Jan 9, 2026 | $21,000,000 | The Summit Club | Summit Club Drive | 4,929 | $4,260 |
| Jul 1, 2026 | $17,250,000 | Ascaya | Heavens Edge | 9,588 | $1,799 |
| Jan 16, 2026 | $17,000,000 | MacDonald Highlands | Magma Peak | 10,000 | $1,700 |
| Dec 30, 2025 | $16,670,000 | The Summit Club | Summit Overlook | 7,147 | $2,333 |
| May 29, 2026 | $16,133,950 | Canyons at MacDonald Ranch | Climbing Canyon | 15,000 | $1,076 |
| Sep 26, 2025 | $16,000,000 | The Ridges | Sun Glow | 9,176 | $1,744 |
| Nov 12, 2025 | $14,250,000 | MacDonald Highlands | Majestic Rim | 13,447 | $1,060 |
| Jan 17, 2026 | $14,000,000 | The Ridges | Promontory Ridge | 10,621 | $1,318 |
| Oct 3, 2025 | $13,400,000 | MacDonald Highlands | Alpine Summit | 8,258 | $1,623 |
| Aug 3, 2026 | $13,300,000 | MacDonald Highlands | Tranquil Rim | 17,868 | $744 |
| Feb 21, 2026 | $13,000,000 | MacDonald Highlands | Dragon Peak | 8,832 | $1,472 |
| Jan 27, 2026 | $12,950,000 | Ascaya | Sanctuary Peak | 10,400 | $1,245 |
The geography splits almost evenly. Henderson's McCullough foothills produced eight of the 15: five in MacDonald Highlands, two in Ascaya and one in the Canyons at MacDonald Ranch. Summerlin produced the other seven: five at The Summit Club and two in The Ridges. No other community appears, which is a cleaner statement of where the eight-figure market lives than any amenity ranking. Note the two Summit Overlook entries: the same 7,147-square-foot address closed at $16,670,000 on December 30, 2025 and again at $22,000,000 on May 18, 2026, a resale that gained $5,330,000 in less than five months and is the single clearest data point on Summit Club demand in the window.
Price per square foot is where the top 15 diverge. The Summit Club's four largest sales ran from $1,879 to $4,260 per foot; the January $21,000,000 sale at 4,929 square feet is the highest per-foot closing in the valley. MacDonald Highlands ranges from $744 per foot on the 17,868-square-foot Tranquil Rim estate to $1,700 on Magma Peak, which is the difference between a very large house and a view lot, and The Ridges sits between at $1,318 to $1,744. A buyer comparing an Ascaya lot to a Ridges resale should compare per-foot figures within a community, not across them; the communities are priced on different things. The luxury homes over $5 million page carries the current listings in this tier.
What Did Guard-Gated Closings Look Like Month by Month?
Luxury is seasonal in Las Vegas in a way the broader market is not, and the monthly table shows it. Closings are grouped by the month the sale recorded; the September 2025 row covers only September 19 through 30, and the September 2026 row only the first 18 days. August 2026 is under-posted: closings reach the MLS several weeks after they record, so a month is only partly visible two to three weeks after it ends, and August's 54 will rise as the rest post.
| Month | Closings | Median sold | Note |
|---|---|---|---|
| September 2025 | 36 | $945,000 | Sep 19 to 30 only |
| October 2025 | 100 | $808,888 | |
| November 2025 | 84 | $1,070,000 | |
| December 2025 | 98 | $999,900 | |
| January 2026 | 176 | $1,230,000 | Peak month |
| February 2026 | 148 | $1,270,000 | Highest median |
| March 2026 | 143 | $960,000 | |
| April 2026 | 131 | $960,000 | |
| May 2026 | 121 | $980,000 | |
| June 2026 | 117 | $770,000 | Lowest median |
| July 2026 | 102 | $1,103,000 | Q3 |
| August 2026 | 54 | $784,000 | Q3, under-posted |
| September 2026 | 3 | $1,250,000 | Q3, Sep 1 to 18 only |
The shape is a winter peak and a summer trough. January 2026 was the busiest month of the year at 176 closings and a $1,230,000 median, February the priciest at $1,270,000 on 148 closings, and the first quarter as a whole closed 467 guard-gated homes, more than a third of the year's total. That is the snowbird and relocation season doing what it does: out-of-state buyers who toured in November and December close in January and February, and they buy at the top of the range. The second quarter stepped down to 369 closings and the medians slid to $960,000 in March and April, $980,000 in May and $770,000 in June, when the affordable communities carry a larger share of the mix and the eight-figure buyers are elsewhere.
The third quarter to date, July 1 through September 18, 2026, has recorded 159 closings, with July at 102 and a $1,103,000 median. July's count is roughly 87% of June's, which is a normal summer step-down rather than a break, and its median jumped back above $1,100,000 on the strength of the $25,000,000 Summit Club sale and the $17,250,000 Ascaya sale that both closed in the first three weeks of the month. August's 54 closings at $784,000 should be read as a half-posted month, not a collapse; when the August editions of our city reports were restated after settling, the counts rose by 40% or more while the medians barely moved. The right comparison for the quarter will be available in the Q4 edition once August and September have fully posted. The metro-wide posting-lag mechanics are explained in the Las Vegas market report.
Where Are the Supply Signals Pointing?
Months of supply, the active count divided by the monthly closing pace, is the single most useful column in the community table because it tells a seller how much competition is waiting and a buyer how much patience the market will reward. The guard-gated aggregate sits at 6.7 months, but the spread across communities runs from 1.5 to 24, and the communities at each end are the ones to watch this fall.
The tight end is short. The Summit Club had one active listing against 8 closings, 1.5 months; Country Club Hills in Summerlin had 2 actives against 16 closings, also 1.5 months, with an 11-day median that is the fastest of any guard-gated community; Willow Creek had 2 against 9, 2.7 months; and Provence Country Club in Henderson had 9 actives against 38 closings, 2.8 months, with a tight $1,125,000 median and $1,130,113 average that say its homes are unusually consistent. Foothills at MacDonald Ranch at 3.4 months, Anthem Country Club at 3.6 with 29 actives against 98 closings, and Los Prados at 3.8 round out the communities under four months. A seller in any of these can price at the top of the last 90 days of closings and expect an offer inside a month.
The loose end is longer and more expensive. Roma Hills in Henderson had 8 actives against 4 closings, 24 months; Canyon Fairways in the Canyon Gate area had 11 against 6, 22 months; Lake Las Vegas SouthShore had 39 against 29, 16.1 months, with a 91-day median that is the slowest of any community with more than ten closings; Ascaya sat at 16.0; Spanish Hills at 15.4; Tournament Hills at 14.4 with a 118-day median; Seven Hills' estate parcels at 13.7; MacDonald Highlands at 12.8; Eagle Hills at 12.0; and Spanish Trail at 11.6 with 62 actives against 64 closings. In every one of those, the visible competition is a year's worth of sales or more, and a new listing priced to match its neighbors is joining a queue rather than leading it.
Two of those deserve a closer look because they are large. MacDonald Highlands' 68 actives at a $5,499,000 median ask sit $1,199,000 above its $4,300,000 sold median, a gap that says the current sellers are asking for the top of the market while the closings are happening in the middle of it. Spanish Trail's 62 actives at a $749,000 median ask against a $670,000 sold median tell the same story on the west side, in an older golf community where a $1,045,738 average against a $670,000 median shows how wide the range is. Both are markets where the second price cut, not the first, is where the deals are getting done.
How Long Do Guard-Gated Homes Take to Sell, and What Does Waiting Cost?
The 36-day guard-gated median hides a steep curve by price. Across the whole four-city market in the 12 months ending September 18, 2026, closings between $1,200,000 and $2,000,000 took a 37-day median and 24% of them needed 90 days or more; $2,000,000 to $3,000,000 took 37 days with 23% past 90; $3,000,000 to $5,000,000 took 44 days with 28% past 90; and $5,000,000 and up took a 64-day median with 38% past 90 days and a 100-day mean. Only 29% of $5,000,000-plus sales closed within 30 days, against 52% of sales between $400,000 and $600,000. The higher the price, the smaller the buyer pool and the longer the wait, and the guard-gated communities are simply where most of the valley's high-priced homes sit.
What waiting costs is the more important number, and it is measurable. The table below takes every $1,200,000-plus closing in the four cities over the window and groups it by how long the home sat before it sold, then shows the median ratio of sale price to the original list price and the median dollar discount.
| Sold after | Closings | Sale to original list (median) | Median discount from original list |
|---|---|---|---|
| 0 to 14 days | 357 | 97.8% | $44,990 |
| 15 to 30 days | 230 | 96.0% | $75,000 |
| 31 to 60 days | 274 | 93.4% | $134,900 |
| 61 to 90 days | 165 | 91.7% | $185,000 |
| 91 to 180 days | 251 | 89.7% | $210,000 |
| 180 or more days | 91 | 87.5% | $299,000 |
A luxury home that sells in its first two weeks closes at 97.8% of what it first asked, a $44,990 median discount. One that takes 31 to 60 days closes at 93.4%, a $134,900 discount. One that sits past 180 days closes at 87.5%, giving up $299,000 at the median, and 91 sellers in the window did exactly that. The pattern is not that slow homes are worse homes; it is that the original price was wrong, and each cut arrived after the buyers who would have paid the earlier number had moved on. Across the 9,600+ closings we've represented, the sellers who lose the most are the ones who price to the highest neighbor and negotiate down over six months, when the same home priced to the last 90 days of closings would have sold in its first 30 at a smaller concession. On the active side, 36% of the 133 listings asking $5,000,000 or more on September 18, 2026 had already sat 90 days or longer, and 17% had passed 180.
What Changed in the Guard-Gated Market During Q3 2026?
Three things moved in the third quarter, and none of them is a break from the first half. The first is the seasonal step-down in volume: July's 102 closings were the lowest full month since December 2025, and the quarter's 159 to date will settle somewhere near 300 once August and September fully post, against 369 in the second quarter and 467 in the first. That is the normal shape of a Las Vegas luxury year and it matches the wider market. According to Las Vegas REALTORS' August 2026 report, Southern Nevada's total sales fell 11.9% year over year to 2,252 in August and the single-family median eased 1.0% to $475,000 from the record $490,000 set in May and June.
The second is that the top of the market kept transacting through the slow season. The $25,000,000 Summit Club sale on July 17, the $17,250,000 Ascaya sale on July 1 and the $13,300,000 MacDonald Highlands sale on August 3 all closed inside the quarter, and they pushed July's guard-gated median to $1,103,000, above every month since February. The affordable communities kept their pace too: Rhodes Ranch's 21 third-quarter closings and Stallion Mountain's 12 are on track with their 12-month averages of about 10 and 7 a month. What thinned out was the middle, the $1,500,000-to-$3,000,000 buyer, which is where mortgage rates bite hardest. According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed averaged 6.95% for the week ending September 17, 2026, and at that rate a $2,000,000 purchase with 30% down carries about $9,268 a month in principal and interest on a jumbo loan. According to the Federal Housing Finance Agency, the 2026 conforming limit is $832,750, so nearly every purchase in this tier is jumbo.
The third is inventory. The 730 guard-gated actives on September 18, 2026 sit inside a national market that is loosening. According to the National Association of REALTORS, 1.62 million homes were for sale nationally in August 2026, a 4.9-month supply, sales fell 2.0% on the month, and its chief economist noted that ample supply is giving buyers better opportunities to negotiate. In the guard-gated tier that shows up as the widening gap between asks and closings in MacDonald Highlands and Spanish Trail described above, and in the 36% of $5,000,000-plus listings that had passed 90 days. Nothing in the quarter suggests prices are falling in the staffed-gate communities; the medians in Anthem Country Club, Red Rock Country Club and Provence are holding, and the top sales are setting records. What the quarter shows is a market where the well-priced home sells in a month and the aspirational one waits a season.
What Is the Outlook for Guard-Gated Homes This Fall?
I do not forecast prices, and this report will not either. What it can do is say which of the numbers above are likely to carry forward on their own logic, and what a buyer or seller should watch. The seasonal pattern is the most reliable: for the past 12 months, closings rose from a 36-per-month pace in late September 2025 to 100 in October and 176 in January, and the fall listing season is when the homes that will close in January come to market. A seller who wants a winter closing in a guard-gated community should be listed by the end of October, priced to the last 90 days of closings in the community, with the photography done before the light goes.
The supply signals are the second thing to carry forward. Provence at 2.8 months, Anthem Country Club at 3.6, Los Prados at 3.8 and Country Club Hills at 1.5 are unlikely to loosen much before the winter buyers arrive, because their active counts are small in absolute terms, 9, 29, 26 and 2, and a handful of new listings changes them. MacDonald Highlands at 68 actives and Spanish Trail at 62 will take longer to absorb, and the asks in both sit well above the closings; if you are buying there this fall, the homes that have already cut once are the ones to write on. Lake Las Vegas SouthShore, at 39 actives, a 91-day median and 16.1 months, is the community where the most negotiating room exists on the largest number of homes.
The third is rates. At 6.95%, the jumbo buyer is paying more than $9,000 a month on a $2,000,000 home, and the $1,500,000-to-$3,000,000 middle of the guard-gated market is the segment most sensitive to a half-point move in either direction. If rates fall, that segment is where volume returns first; if they rise, it is where days on market lengthen first. The cash-heavy top of the market, The Summit Club, Ascaya, MacDonald Highlands, The Ridges, moved through the quarter with rates where they were and will likely keep doing so. All of that is observation from the past 12 months, not a prediction; the Q4 edition in December will restate this quarter's counts once August and September have settled and will show whether the fall listings arrived. The live market report hub carries the settled monthly figures in the meantime.
What Should Buyers and Sellers Do With These Numbers?
For a buyer, the community table is a leverage map. Start with months of supply: under four, you are competing and should have proof of funds or a jumbo pre-approval in hand before you tour, because the well-priced home in Provence or Anthem Country Club will have another offer inside two weeks; over ten, you can afford to write below the ask on a home that has already cut, and the sale-to-list table says the discount grows every month it sits. Then check the gap between median ask and median sold. In MacDonald Highlands it is $1,199,000, in Spanish Trail $79,000, in Ascaya $1,495,000; those gaps are the sellers' expectations, and the closings are the market's answer. Finally, compare price per square foot within the community, not across communities: a $650-per-foot Ridges home and a $835-per-foot MacDonald Highlands home are priced on different views, lots and club memberships, and the per-foot figure only tells you where a specific listing sits against its own neighbors.
For a seller, the same table tells you how to open. In the tight communities, price at the top of the last 90 days of closings and let the first two weekends work. In the balanced middle, Red Rock Country Club at 4.9 months, Queensridge at 4.9, Siena at 4.8, Stallion Mountain at 4.8, Painted Desert at 4.7, Reverence at 4.7, price at the median of recent closings for your model and expect five weeks. In the loose communities, price below the visible competition on day one; the sale-to-list table shows that the seller who does so gives up about $45,000 at the median on a $1,200,000-plus home, while the seller who waits six months gives up $299,000. Every guard-gated community also has an HOA that funds the gate. According to the Nevada Legislature's NRS 116, the resale package and its disclosures are the buyer's right and the seller's obligation; order it the day you list, because a delayed package is the most common reason a guard-gated escrow slips. The sellers page explains how we price against closings rather than asks; for the buyer's side, the best luxury guard-gated communities ranking pairs with this report.
How Was This Report Built, and What Counts as Guard-Gated?
Every figure in this report comes from Las Vegas MLS data pulled through Repliers on September 19, 2026. Closings cover September 19, 2025 through September 18, 2026; the third-quarter column covers July 1 through September 18, 2026; active listings and asking prices are as of September 18, 2026. The pull covers homes only, single-family, condos and townhomes, with land excluded, across Las Vegas, Henderson, North Las Vegas and Boulder City. These are not official Las Vegas REALTORS statistics, and they will not match the association's monthly release, which uses its own geography, definitions and cut-offs; the association's August figures are quoted above where the regional context matters.
"Guard-gated" here means a community whose entrance is staffed by a guard, as the community itself describes it, rather than one with a keypad or transponder gate. That is the distinction buyers pay for. Communities were assigned by the subdivision names recorded on each plat: every plat that belongs to a staffed-gate community was grouped under that community's name, so The Ridges is the sum of its village plats, and MacDonald Highlands, the Canyons at MacDonald Ranch and the Foothills at MacDonald Ranch are three rows because their plats and their gates are distinct. Where a master plan mixes staffed-gate and open sections, only the gated plats are counted and the row is labeled, which is why Seven Hills appears as "estate parcels" and Lake Las Vegas as "SouthShore." The aggregate of 1,313 closings is de-duplicated so that no plat counts twice; the 730 active total is the sum of the community rows.
Two limits apply. First, plat-name grouping catches everything that was recorded under a community's name and misses the occasional home whose plat carries a builder parcel label instead; those closings are in the four-city total but not in a community row. Second, closings post to the MLS several weeks after they record, so the last six to eight weeks of the window are under-posted, which affects August 2026 most and is why its 54 closings should be read as provisional. Months of supply is actives divided by the 12-month average of monthly closings; for communities with fewer than ten closings a year, a single listing moves it by months, and those rows should be read as direction rather than precision. Median days on market is the MLS figure carried on each closed listing. The sale-to-original-list table uses every $1,200,000-plus closing in the four cities, not only guard-gated ones, because the discount curve is a function of price and time rather than of the gate.
Frequently Asked Questions
How many guard-gated homes sold in Las Vegas in the past year?
Across 37 staffed-gate communities in Las Vegas and Henderson, 1,313 homes closed through the MLS between September 19, 2025 and September 18, 2026, at a $1,000,000 median and a $1,801,746 average. That is 4.8% of the 27,376 home closings recorded in the four cities over the same window. Rhodes Ranch led with 126 closings, followed by Siena at 103, Anthem Country Club at 98, Stallion Mountain at 88 and Los Prados at 83. The third quarter to date, July 1 through September 18, added 159, with August still under-posted.
What is the cheapest guard-gated community in Las Vegas?
Stallion Mountain on the east side, where 88 homes closed at a $385,000 median and $240 per square foot in the 12 months ending September 18, 2026, with a $600,000 top sale. Los Prados at $435,000, Painted Desert at $450,000 and Rhodes Ranch at $535,000 are the next three. All four sit under or near the four-city $445,000 median, and Los Prados is the tightest at 3.8 months of supply. At a 6.95% rate with 20% down, the Stallion Mountain median carries about $2,039 a month in principal and interest.
What was the most expensive guard-gated sale in Las Vegas this year?
$25,000,000 for a 9,857-square-foot home on Canyon Pass at The Summit Club in Summerlin, which closed on July 17, 2026 at about $2,536 per square foot. The Summit Club produced five of the 15 largest sales in the window, including $22,500,000 on Discovery Peak in January and $22,000,000 on Summit Overlook in May. The largest Henderson sale was $17,250,000 at 3 Heavens Edge in Ascaya on July 1, 2026, followed by $17,000,000 at 555 Magma Peak in MacDonald Highlands in January.
Which guard-gated communities have the most inventory right now?
By months of supply on September 18, 2026: Roma Hills at 24.0, Canyon Fairways at 22.0, Lake Las Vegas SouthShore at 16.1, Ascaya at 16.0, Spanish Hills at 15.4, Tournament Hills at 14.4, Seven Hills' estate parcels at 13.7, MacDonald Highlands at 12.8, Eagle Hills at 12.0 and Spanish Trail at 11.6. By raw count, Rhodes Ranch had 76 active listings, MacDonald Highlands 68, Spanish Trail 62, The Ridges 42 and Siena 41. The tightest were The Summit Club and Country Club Hills at 1.5 months, Willow Creek at 2.7 and Provence Country Club at 2.8.
How long does a guard-gated home take to sell?
The guard-gated median was 36 days from listing to contract in the 12 months ending September 18, 2026, six days longer than the four-city median of 30. It rises with price: Country Club Hills closed in an 11-day median and Mountain Trails in 18, while MacDonald Highlands took 70, The Summit Club 83, Lake Las Vegas SouthShore 91 and Tournament Hills 118. Across all $5,000,000-plus closings in the four cities, the median was 64 days and 38% took 90 days or longer, against 29% that closed within 30.
What does "guard-gated" mean in this report?
A community whose entrance is staffed by a guard, as the community itself describes it, rather than a keypad or transponder gate. Each community's figures are built from the subdivision names recorded on its plats, so a master plan's staffed-gate sections are counted separately from its open neighborhoods and labeled that way, as with Seven Hills' estate parcels and Lake Las Vegas SouthShore. The 37 communities in the table are the staffed-gate communities in Las Vegas and Henderson that recorded at least four MLS closings in the 12 months ending September 18, 2026.
Are these official Las Vegas REALTORS statistics?
No. They are Las Vegas MLS data pulled through Repliers on September 19, 2026 and grouped by recorded plat names by Nevada Real Estate Group. The association's monthly report, which put Southern Nevada's August 2026 single-family median at $475,000 on 2,252 sales, uses different geography, property definitions and reporting cut-offs and is the right source for a regional headline. This report is built to compare guard-gated communities with each other and with the whole market on one consistent 12-month basis.
Ready to Buy or Sell Behind a Guard Gate With Nevada Real Estate Group?
The table above is the same one we use before we price a guard-gated listing or write an offer on one, and it changes every week as closings post and listings come and go. What it cannot do is tell you what your specific home is worth, which of the 68 active listings in MacDonald Highlands has already cut twice, or whether the Provence home you toured on Saturday will still be available on Tuesday. That is the part Nevada Real Estate Group does. Across the 9,600+ closings and $4.85 billion in volume our team has represented, the guard-gated communities in this report are where we have seen the widest gap between what a home asks and what it closes for, and the sale-to-list table shows why closing that gap early is worth six figures to a seller.
If you are selling in The Ridges, Red Rock Country Club, Anthem Country Club, MacDonald Highlands, Spanish Trail, Rhodes Ranch or any of the 37 communities here, we will pull every closing in your community from the past 12 months, show you where your home sits against them and against the active competition on the day you list, and order the HOA resale package before the first showing. If you are buying, we will tell you which communities are genuinely tight this fall, which listings have already cut, and what a jumbo payment looks like at this week's rate. Call or text (702) 637-1759, email info@nevadagroup.com, or visit our office at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148. Nevada Real Estate Group is brokered by LPT Realty, license S.181401, and closed 789 homes in 2025 at $440 million in volume. The Q4 guard-gated edition publishes in December with the settled third-quarter counts.
Which Sources Inform This Guard-Gated Market Report?
- Nevada Real Estate Group pull of Las Vegas MLS data through Repliers, September 19, 2026: every home closing in Las Vegas, Henderson, North Las Vegas and Boulder City from September 19, 2025 through September 18, 2026, grouped by recorded plat name; every active listing as of September 18, 2026; and the $1,200,000-plus sale-to-list analysis. Not an official Las Vegas REALTORS statistic.
- Las Vegas REALTORS August 2026 report, via Vegas Inc: the association's $475,000 August single-family median, 2,252 sales and the record $490,000 in May and June.
- National Association of REALTORS, existing-home sales: August 2026 national inventory of 1.62 million homes, 4.9 months of supply and the 2.0% monthly sales decline.
- Freddie Mac Primary Mortgage Market Survey: the 6.95% average 30-year fixed rate for the week ending September 17, 2026.
- FHFA, 2026 conforming loan limits: the $832,750 conforming baseline above which guard-gated purchases are jumbo loans.
- MacDonald Highlands: the 1,320-acre master plan, its two 24-hour guard-gated entries and DragonRidge Country Club.
- Ascaya: the community's location, guard gate, and published starting prices for homesites and residences.
- Howard Hughes Communities, Summerlin: the developer's description of Summerlin's parks and trail system surrounding The Ridges, The Summit Club and Red Rock Country Club.
- Lake Las Vegas: the resort community's builders, golf clubs and distance from the Strip, for the SouthShore context.
- Nevada Legislature, NRS 116: the common-interest community statute governing HOA resale packages in every guard-gated community.
- Clark County Assessor, partial abatement: the property-tax cap mechanics that apply after a purchase.
- Nevada Legislature, NRS 645: the licensing statute under which Nevada Real Estate Group, license S.181401, publishes this analysis.
Prices, inventory and rates change daily; every figure above is as of the dates stated and will be restated in the Q4 2026 edition once the third quarter has fully posted. This report is market analysis, not a valuation of any specific property.
