Search "Vizcaya homes" in Las Vegas and you will find one of the most misunderstood communities in the valley. The name evokes a Mediterranean estate — and the architecture delivers on that promise with terracotta roofs, stucco arches, and palm-lined drives — but Vizcaya is not a multimillion-dollar mansion enclave. It is an established, gated, resort-style condominium community off South Rainbow Boulevard in southwest Las Vegas, and as of July 12, 2026, the seven homes on the market there range from $200,000 to $249,500. That gap between the brand and the price is exactly why buyers get confused, and exactly where an honest guide earns its keep.
Nevada Real Estate Group has closed more than 9,600 transactions across Nevada, from $200,000 condos to guard-gated trophy estates, so we can tell you precisely where a community like Vizcaya sits in the market. This guide uses live MLS data — not marketing copy — to show you what Vizcaya homes cost, what the gate actually protects, what the HOA covers, and how this community compares to the valley's true luxury guard-gated addresses.
Vizcaya is a gated, resort-style condominium community off South Rainbow Boulevard in southwest Las Vegas (ZIP 89118). As of July 12, 2026, its seven active listings range from $200,000 to $249,500, with a median list price near $210,000 for two- and three-bedroom condos built in 1987. It is an affordable, controlled-access community — not a multimillion-dollar estate enclave. Start your search or ask us what is available at (702) 637-1759.
- Vizcaya's seven active listings run $200,000 to $249,500 (live GLVAR feed, July 12, 2026).
- Homes are 949 to 1,163 sq ft condos built in 1987 — roughly $205 per square foot.
- Median list near $210,000 sits about 27% below the 89118 condo median of $288,000.
- It is gated and controlled-access — verify current gate staffing before assuming a manned booth.
- Five Vizcaya condos sold in 2026 from $193,500 to $220,000, a median near $199,000.
- For a current, private list of Vizcaya homes, call Nevada Real Estate Group at (702) 637-1759.
Where Is Vizcaya and What Kind of Community Is It?
Vizcaya sits on the 5000 block of South Rainbow Boulevard in the 89118 ZIP code, part of the southwest Las Vegas corridor that runs through the Spring Valley and Enterprise townships. It is a short drive from the 215 Beltway, Chinatown's Spring Mountain restaurant row, and the retail along Rainbow and Tropicana. The community was built in 1987, which makes it an established, mature address — the trees are grown in, the landscaping is filled out, and the HOA has decades of operating history behind it.
The architecture is Mediterranean: terracotta tile roofs, cream stucco, arched windows, and interior drives lined with mature palms. That styling, plus the gate, is what gives Vizcaya its "resort" feel and its aspirational name. But the product type is condominiums — attached homes sharing walls and common areas — not detached single-family estates. In my experience walking buyers through this part of the valley, the single most common surprise is exactly that: people expect Vizcaya to be a gated mansion community and are relieved (or occasionally disappointed) to learn it is an affordable, gated condo community instead.
If you are weighing southwest Las Vegas more broadly, our Spring Valley community page and the neighboring Enterprise guide cover the surrounding submarket, and the Las Vegas homes for sale hub lets you browse the wider valley by price and area.
What Do Vizcaya Homes Cost in 2026?
Here is the proprietary number to anchor on. According to Nevada Real Estate Group's live GLVAR feed, pulled July 12, 2026, Vizcaya had seven active listings priced from $200,000 to $249,500, with a median list price near $210,000. Those homes carry the following spread:
- Two-bedroom, one-bath units at 949 sq ft: listed $200,000 to $215,000
- Two-bedroom, two-bath units at 1,091 sq ft: listed around $205,000
- Three-bedroom, two-bath units at 1,163 sq ft: listed $242,800 to $249,500
On a per-square-foot basis, that works out to roughly $205 to $214 per square foot across the community — a tight, predictable band that makes pricing an offer straightforward. Days on market ran from brand-new listings at 0 days up to one stale unit at 196 days, but six of the seven had been listed within the prior 70 days, which tells you turnover here is healthy and buyers are transacting.
Closed sales confirm the list-price picture. Five Vizcaya condos sold in 2026, from $193,500 in May to $220,000 in March, for a median sale price near $199,000. That roughly $10,000 to $15,000 gap between the median list and the median sold is normal negotiating room for a resale condo community, and it is exactly the kind of spread we model before writing an offer.
| Floor plan | Size | List price range | Approx. price / sq ft |
|---|---|---|---|
| 2 bed / 1 bath | 949 sq ft | $200,000 – $215,000 | $211 – $227 |
| 2 bed / 2 bath | 1,091 sq ft | about $205,000 | about $188 |
| 3 bed / 2 bath | 1,163 sq ft | $242,800 – $249,500 | $209 – $214 |
Want a specific number on a specific unit? Our home value estimator gives you an instant read, and you can browse live inventory on the Las Vegas search page any time.
Is Vizcaya Actually Guard-Gated or Just Gated?
This is the question buyers most want answered, and it deserves a precise answer rather than marketing spin. Vizcaya is a gated, controlled-access community — entry is restricted behind a perimeter gate. What I cannot verify from the MLS feed is whether that gate is staffed by a 24/7 manned guard booth or operated by an electronic card and call-box system, because gate staffing is an operational detail that changes over time and is not published in the listing data.
That distinction matters more than most buyers realize, and it is worth understanding before you tour. A truly guard-gated community — think the valley's luxury enclaves — has a physical guard checking every vehicle at a manned booth, often around the clock. A gated community controls access electronically: residents use a fob, code, or app, and guests are buzzed in. Both improve security and privacy over an open subdivision, but the price and HOA implications are very different. According to the Community Associations Institute, staffed gatehouses are among the most expensive line items an HOA can carry, which is one reason full guard-gating is far more common in higher-priced communities than in affordable ones.
Before you assume Vizcaya has a manned booth, confirm the current arrangement with the HOA or your agent. We walk through the exact difference — and why it changes your monthly cost — in our guide to guard-gated versus gated communities in Las Vegas. If a staffed guardhouse is a hard requirement for you, we will point you to communities that genuinely offer it.
What Floor Plans and Sizes Does Vizcaya Offer?
Vizcaya's condo product is compact and efficient, which is part of what keeps it affordable. The three core layouts I see trade most often are the 949-square-foot two-bedroom, the 1,091-square-foot two-bedroom with a second full bath, and the 1,163-square-foot three-bedroom. All were built in the 1987 vintage, so expect the layout conventions of that era — defined rooms rather than fully open concepts, though many units have been renovated over the decades.
For a first-time buyer, a downsizer, or an investor, that size range hits a sweet spot: large enough to live comfortably, small enough to keep the purchase price, taxes, and utilities low. Across the 9,600-plus closings our team has represented, condos in this exact footprint have consistently been among the most rentable and most liquid products in the valley, precisely because the entry price is accessible to the widest pool of buyers and tenants.
How Do Vizcaya Prices Compare to the Surrounding Southwest Market?
This is where the data tells a clear story. According to Nevada Real Estate Group's live GLVAR feed on July 12, 2026, the broader 89118 ZIP code carried 164 active listings with a median of $396,750 — but that number blends everything from $152,000 condos to a $19,900,000 estate. Narrow to condominiums only and the 89118 median drops to $288,000 across 123 active units. Vizcaya's roughly $210,000 median therefore sits about 27% below the local condo median, which is what makes it one of the more affordable gated options in the corridor.
Zoom out to the single-family market and the contrast sharpens. Spring Valley's 89147 ZIP showed a $399,975 median across 224 actives, and the southwest 89148 ZIP posted a $520,000 median across 312 listings. In other words, a Vizcaya condo costs roughly 40% of a typical detached home a few miles west. According to Las Vegas REALTORS, entry-level attached housing has been the fastest-moving segment of the valley market, and 89118's 90-day sold data backs that up: 44 condos and homes closed in the trailing quarter at a $251,000 median, with a median 48 days on market.
| Dimension | Vizcaya condos | 89118 condos | 89147 (Spring Valley) | 89148 (SW single-family) |
|---|---|---|---|---|
| Median list price | about $210,000 | $288,000 | $399,975 | $520,000 |
| Active listings | 7 | 123 | 224 | 312 |
| Typical product | 2–3 bd condo, gated | Attached, mixed | SFR + condo mix | Detached SFR |
| Price per sq ft | about $205 | about $240 | about $260 | about $290 |
| Best fit | First-timer, investor, downsizer | Broad condo buyer | Move-up family | Established family |
What Do the Vizcaya HOA Dues Cover?
Every gated condominium community charges a monthly HOA assessment, and Vizcaya is no exception — but I want to be straight with you: the current MLS feed did not publish a verified monthly dues figure on the active Vizcaya listings, so I am not going to invent one. What I can tell you is what a gated, resort-style condo HOA of this vintage typically covers, and what to confirm in writing before you close.
In a community like Vizcaya, HOA dues generally bundle exterior building maintenance and roofs, common-area landscaping, the gate and access system, the community pool and spa, master insurance on the structures, water and sewer or trash in many cases, and reserve contributions for future repairs. Under Nevada's common-interest community statute, sellers must provide a resale package — including the current budget, reserve study, CC&Rs, and dues schedule — during escrow, so you will see the exact number and what it funds before you are committed. According to the Nevada Real Estate Division, that resale disclosure package is a statutory right for every condo buyer in the state.
When we represent a Vizcaya buyer, reviewing that resale package is a core part of due diligence: we check the reserve funding level, any pending special assessments, and the health of the association's budget. A well-funded HOA with a healthy reserve is worth paying slightly more for; an underfunded one is a future special-assessment risk. Ask us to pull and review a specific unit's package by calling (702) 637-1759.
Who Is Vizcaya Right For?
Let me be honest about fit, because the wrong buyer in the right community is still an unhappy buyer. Vizcaya works beautifully for three profiles and poorly for a fourth.
It is a strong fit for first-time buyers who want the security of a gate and the amenities of a pool community without the price of a detached home — a $210,000 entry point keeps the mortgage, taxes, and insurance manageable. It fits downsizers and lock-and-leave owners who want low-maintenance living where the HOA handles the roof, the landscaping, and the pool. And it fits investors, because compact, affordable, gated condos rent quickly and hold value through cycles. Our buyers resource center walks first-timers through financing and the offer process step by step.
Where Vizcaya is the wrong call: buyers expecting a luxury, guard-gated, single-family estate. If your mental picture is a manned guardhouse, a private lot, a three-car garage, and a custom home, Vizcaya will not deliver that — and no amount of Mediterranean styling changes the fact that these are 1987-vintage condominiums. For that buyer, the valley's true luxury communities are the right conversation, and we cover them below.
Financing at this price point deserves its own note, because condos follow different lending rules than detached homes. At a $210,000 median, a Vizcaya condo sits comfortably under the Federal Housing Administration loan limit for Clark County, so an FHA buyer can put as little as 3.5% down — roughly $7,350 — provided the community is on the FHA-approved condo list. Conventional financing through Fannie Mae or Freddie Mac requires the association to pass a condo warrantability review: adequate reserves, owner-occupancy ratios, and no major litigation. According to the Consumer Financial Protection Bureau, condo buyers should confirm project approval early, because a non-warrantable community can force a larger down payment or a portfolio loan. This is exactly why we pull the HOA package and confirm lending eligibility before you write an offer — it protects your rate and your closing timeline. Cash buyers and investors skip the warrantability question entirely, which is one more reason affordable gated condos like Vizcaya trade so efficiently in this market.
Which Schools and Amenities Surround Vizcaya?
Vizcaya sits within the Clark County School District, and the 89118 area is zoned to a mix of elementary, middle, and high schools along the Rainbow and Tropicana corridor. According to GreatSchools, ratings vary campus-to-campus across southwest Las Vegas, so I always tell families to verify the exact zoned schools for a specific address before committing — attendance boundaries shift, and the school a listing agent mentions is not always the current assignment. We pull the verified zoning for any Vizcaya unit as part of the search.
On amenities, the location is genuinely convenient. Vizcaya is minutes from the Spring Mountain Road restaurant district, the retail and grocery clustered around Rainbow and Tropicana, and the 215 Beltway for a quick run to the airport, the Strip, or the southwest tech and warehouse corridor. According to the U.S. Census Bureau, the Spring Valley and Enterprise townships surrounding Vizcaya are among the fastest-growing parts of Clark County, which supports both resale demand and rental depth. For daily life, the trade-off is classic urban-suburban Las Vegas: you give up a large private yard for walkable-adjacent convenience and a gated, amenitized common area.
How Does Vizcaya Compare to the Valley's Luxury Guard-Gated Enclaves?
To set expectations fairly, it helps to put Vizcaya next to what a genuine luxury guard-gated community looks like. The valley's true guard-gated addresses — the kind with a manned booth, private custom estates, and multimillion-dollar price tags — operate in an entirely different universe from an affordable gated condo community, even though both share the word "gated."
According to Las Vegas REALTORS market data, the valley's luxury guard-gated enclaves routinely trade from the high six figures into the eight-figure range, with staffed gatehouses, private lots, and custom architecture. Vizcaya, by contrast, delivers the security and community feel of a gate at roughly one-tenth to one-twentieth of that price. Neither is "better" — they serve completely different buyers. If your budget and taste point toward the high end, the guard-gated luxury villages of Summerlin are the natural next step — our guard-gated communities hub and luxury communities guide map the valley's premier addresses, and our roundup of affordable guard-gated communities in Las Vegas covers gated options across the price spectrum.
| Feature | Vizcaya (gated condo) | Luxury guard-gated estate |
|---|---|---|
| Typical price | $200,000 – $249,500 | $1M – $10M+ |
| Gate type | Controlled access (verify staffing) | 24/7 manned guard booth |
| Home type | Attached condo, 949–1,163 sq ft | Detached custom estate |
| Lot | Shared common area | Private, often 0.25–1+ acre |
| Best-fit buyer | First-timer, investor, downsizer | Luxury move-up, executive |
How Should You Buy in a Gated Community Like Vizcaya?
Buying in a gated condo community adds a few steps a standard resale does not have, and getting them right protects both your money and your timeline. The process rewards preparation.
First, showing access. Gated communities require your agent to arrange entry — a lockbox code plus gate access, or a scheduled escort. In a seven-listing community like Vizcaya, inventory moves, so working with a team that can get you in the same day matters. Across the 9,600-plus closings our team has represented, the deals that fall apart on timing usually die because a buyer could not tour fast enough, not because of price.
Second, the resale package and offer strategy. Under Nevada Revised Statutes, the seller must deliver the HOA resale package during escrow, and you get a statutory rescission window after you receive it. I tell every buyer to price the offer against the community's own recent solds — Vizcaya's 2026 closings from $193,500 to $220,000 — not against the surrounding single-family market, because condo values track their own community's comps. Third, timing the resale-package review so your inspection and your HOA-document review overlap, keeping your contingency clock efficient. When you are ready, our contact page and the team at (702) 637-1759 get the search moving.
What Should Sellers Know About Listing a Vizcaya Condo?
If you own in Vizcaya and are thinking about selling, the community's tight comp band is your friend. With homes trading in a narrow $193,500-to-$249,500 range, pricing is more science than guesswork — buyers and appraisers both have clean comparables to work from, which means a correctly priced unit sells quickly. The stale 196-day listing in the current data is almost always a pricing or condition story, not a demand story.
The levers that move a Vizcaya sale are condition, updates, and presentation. In a 1987-vintage community, a renovated kitchen and bath, updated flooring, and fresh paint can push a unit to the top of the range, while a dated interior sells at the bottom. According to Las Vegas REALTORS, updated resale condos consistently command a premium over original-condition units in the same community. Our sellers program covers pricing, prep, and marketing, and our home value estimator gives you a fast starting number. Because we have represented buyers and sellers across the southwest submarket, we know exactly which updates return their cost at this price point and which do not.
Why Do Southwest Las Vegas Buyers Call Nevada Real Estate Group?
Because we tell you the truth about a community before you fall for the brochure. Vizcaya is a good community for the right buyer — affordable, gated, well-located, and liquid — but it is not the luxury estate its name implies, and you deserve an agent who says so before you tour, not after you close. As the number-one real estate team in Nevada, with more than $4.85 billion in career sales volume and 9,061-plus verified five-star reviews, Nevada Real Estate Group has closed everything from $200,000 gated condos to eight-figure guard-gated estates. We know exactly where Vizcaya fits and, if it is not the right fit for you, where to look instead. Learn more about our team or reach us directly at (702) 637-1759.
Frequently Asked Questions
How much do Vizcaya homes cost in Las Vegas in 2026?
As of July 12, 2026, Vizcaya's seven active listings ranged from $200,000 to $249,500, with a median list price near $210,000. These are two- and three-bedroom condominiums between 949 and 1,163 square feet, built in 1987, priced at roughly $205 per square foot on Nevada Real Estate Group's live GLVAR feed.
Is Vizcaya a guard-gated community?
Vizcaya is a gated, controlled-access community. Whether the gate is staffed by a 24/7 manned guard booth or operated electronically is an operational detail we recommend confirming directly with the HOA before you tour, since gate staffing changes over time and is not published in listing data.
Where is Vizcaya located in Las Vegas?
Vizcaya sits on the 5000 block of South Rainbow Boulevard in the 89118 ZIP code, in the southwest Las Vegas corridor near the Spring Valley and Enterprise townships, minutes from the 215 Beltway, Chinatown's Spring Mountain restaurant row, and Rainbow-and-Tropicana retail.
Are Vizcaya condos a good investment?
For many investors, yes. Compact, affordable, gated condos in this footprint rent quickly and stay liquid through market cycles. Five Vizcaya units sold in 2026 from $193,500 to $220,000, and healthy turnover with mostly fresh days-on-market signals steady demand at this entry-level price point.
What do Vizcaya HOA dues cover?
A gated, resort-style condo HOA of this vintage typically covers exterior and roof maintenance, common-area landscaping, the gate and access system, the community pool and spa, master structural insurance, and reserves. The exact monthly figure appears in the seller's statutory resale package during escrow — ask us to pull a specific unit's number.
How does Vizcaya compare to luxury guard-gated communities?
Vizcaya is an affordable gated condo community, not a luxury estate enclave. True luxury guard-gated communities feature manned booths, private custom homes, and prices from $1 million into the eight figures. Vizcaya delivers gated security and pool amenities at roughly one-tenth the price for a completely different buyer.
Can Nevada Real Estate Group show me current Vizcaya listings?
Yes. Because Vizcaya is gated, showings require arranged access, and inventory in a seven-listing community moves fast. Call us at (702) 637-1759 or use our search tools and we will send a current, private list of available Vizcaya homes and get you inside the same day when possible.
Which Sources Inform This Vizcaya Community Guide?
- Las Vegas REALTORS (LVR/GLVAR) — valley market conditions and monthly housing statistics.
- Nevada Real Estate Division — common-interest community resale-package and disclosure requirements.
- Nevada Revised Statutes Chapter 116 — common-interest ownership and HOA resale-disclosure law.
- U.S. Census Bureau — Spring Valley and Enterprise township growth and demographics.
- Clark County Assessor — parcel, ownership, and property-tax records.
- Clark County School District — school attendance zones for the 89118 corridor.
- GreatSchools — southwest Las Vegas school ratings and boundary lookups.
- Community Associations Institute — HOA governance, budgeting, and gated-community operations.
- U.S. Bureau of Labor Statistics — Las Vegas metro employment context.
- Federal Housing Finance Agency (FHFA) — regional home-price index and appreciation trends.
Methodology: Vizcaya and southwest submarket figures were pulled from Nevada Real Estate Group's live GLVAR (Las Vegas REALTORS) MLS feed on July 12, 2026, using a community keyword search for active and sold listings plus ZIP-level aggregates for 89118, 89147, and 89148. Active counts, price ranges, medians, sizes, and 2026 closed sales reflect that snapshot and will change as inventory turns. HOA dues were not published in the current listing feed and should be verified in each seller's resale package.
