Active Retirees
- Median resident age near 60 — built-in peer community
- Boulder City Hospital in town; Henderson medicine 20 min
- Two golf courses, the Senior Center, and a walkable core
- No state income tax on retirement income
Boulder City, Nevada
Boulder City Homes For Sale
Nevada’s #1 team for Boulder City real estate. Search homes for sale across the town that built Hoover Dam — the Historic District, B Hill, Del Prado, Hemenway Valley, Lake Mountain Estates & more.
MEDIAN LIST PRICE
$450K
LVR / GLVAR via Repliers, as of September 7, 2026
DAYS ON MARKET
36
LVR / GLVAR via Repliers, as of September 7, 2026
NEW-DWELLING PERMIT CAP
~120/yr
City of Boulder City growth ordinance (1979)
MEDIAN YEAR BUILT
1973
GLVAR active-listing sample, September 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 12, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Boulder City at a Glance?
Boulder City is the small town the federal government built in 1931 — about 15,000 residents under a growth-control ordinance per the City of Boulder City — with a median list price near $450,000 and roughly 11 closings a month per Las Vegas REALTORS. The five takeaways below distill those numbers.
- Population: about 15,000 residents — held nearly flat since 1980 by the controlled-growth ordinance, while the valley around it tripled.
- Median list price: $450,000 (September 2026) at roughly $287 per square foot, across just 66 active listings from $199,900 to $3.95M.
- Best for: retirees, historic-home lovers, lake-and-trail households, and buyers who want scarcity — not investors chasing short-term rentals (heavily restricted).
- Top neighborhoods: the Historic District and B Hill for character; Hemenway Valley and Lake Mountain Estates for Lake Mead views; Del Prado for low-maintenance townhomes.
- Why people move here: no casinos, near-zero new construction, an independent police force, Lake Mead ten minutes out, and Hoover Dam heritage on every corner.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Boulder City
Where Can I Find Boulder City Homes for Sale?
Boulder City listed 66 active homes in September 2026 according to Las Vegas REALTORS MLS data, spanning $199,900 condos near the golf course to a $3.95M custom estate. The newest listings appear below, refreshed throughout the day, and every active Boulder City property is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Boulder City Homes Sell in Each Price Range?
The Boulder City median list price sits at $507,450 per Las Vegas REALTORS June 2026 MLS data, and half the 66 actives cluster between $400K and $750K. Each card shows live counts by range — in a 66-home market, knowing whether your band holds four listings or twenty changes your whole strategy.
Browse Boulder City Listings
How Can You Find a Boulder City Home by Type, Lifestyle & Price?
Boulder City’s 66 active listings break down into a handful of distinct neighborhoods, three property types, five price bands, and the filters below — each link opens our live MLS search pre-filtered to that slice, with counts updated daily from Las Vegas REALTORS data. In a market this small, precision beats browsing.
Which Boulder City Neighborhoods Should You Explore?
Boulder City’s neighborhoods don’t have dedicated pages yet — each card opens a live MLS search filtered to that area’s typical price band. Active counts are NREG approximations from the current 66-listing sample and shift weekly in a market this small.
Entry & Mid-Range
Family & Move-Up
Updated daily · 154 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Boulder City Listings First?
Custom alerts by neighborhood, price, beds, and features — no spam, unsubscribe anytime. With only 66 active listings and roughly 11 closings a month per Las Vegas REALTORS data, the right Boulder City home may surface once a quarter. Alerts matter more here than anywhere in the valley.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What’s It Like Living in Boulder City, NV?
The Answer
Boulder City offers small-town living thirty minutes from Las Vegas: a walkable 1931 historic district, Lake Mead and Hoover Dam at the doorstep, and near-zero new construction under the growth ordinance the City of Boulder City has enforced since 1979. Gambling is banned, streets stay quiet, and bighorn sheep graze Hemenway Park at dusk.
What is Boulder City known for?
Boulder City is known as the town that built Hoover Dam — a 1931 federal company town turned independent city, famous for its preserved historic district, its gambling ban, Lake Mead access, and the bighorn sheep that graze Hemenway Park.
Who should live in Boulder City?
Boulder City fits retirees and near-retirees, historic-home lovers, outdoor households built around Lake Mead and Bootleg Canyon, and anyone trading valley sprawl for a town where everything is five minutes away.
What is daily life like?
Daily life is genuinely small-town: coffee on Nevada Way under 1930s storefronts, errands inside five minutes, golf or the Railroad Trail before lunch, and Henderson’s big-box shopping twenty minutes up Interstate 11 when needed.
Location
Where Is Boulder City
Boulder City sits on the southeastern rim of the Las Vegas Valley along US-93 and Interstate 11, bordered by Lake Mead National Recreation Area and the city-owned Eldorado Valley. 208 square miles of city land — most preserved open desert. 26 miles from the Strip.
Hoover Dam
12
Min
Lake Mead
10
Min
Henderson
20
Min
Airport
28
Min
Strip
32
Min
Boulder City
At a Glance$450,000
Median List Price
154
Active Listings
$287
Price / Sq Ft
36
Days on Market
- Population
- ~15,000
- Land Area
- 208 sq mi (mostly preserved)
- Elevation
- ~2,500 ft
- Founded
- 1931 (incorporated 1960)
- ZIP Code
- 89005 (89006 PO boxes)
- Median Year Built
- 1973
- Gambling
- Banned by city code
- Police
- Boulder City PD (independent)
- Golf Courses
- 2 (Municipal + Boulder Creek)
- Schools
- 4 public (one per level) + private
- Hospital
- Boulder City Hospital
- Distance to Strip
- 30–35 min
Quick Answer
Is Boulder City a good place to live?
Yes — if quiet is the point. Boulder City pairs one of Nevada’s lowest crime profiles with a walkable 1931 historic district, Lake Mead and Hoover Dam minutes away, and a growth ordinance that has kept the town near 15,000 residents for four decades. The trade-offs are real: little new construction, modest retail, and a 20–35 minute drive to big-city jobs and shopping. Buyers who want master-planned amenities choose Henderson; buyers who want a town choose Boulder City.
Source: City of Boulder City
DEMOGRAPHICS
Who Lives in Boulder City?
According to U.S. Census Bureau QuickFacts, Boulder City holds roughly 15,000 residents with a median age near 60 — one of Nevada’s oldest communities by design, since the growth ordinance limits young-family inflow. Median household income runs about $77,000, and roughly seven in ten residents own their homes.
That owner-occupancy — paired with multi-decade tenures common in the historic core — is why inventory stays scarce: homes here change hands rarely, and when they do, they often pass between neighbors before reaching the open market.
~15,000
vs Clark Co 2,370,114
~$77,000
vs Clark Co $74,007
~60
vs Clark Co 38
~$420K
vs Clark Co $391K
~70%
vs Clark Co 59%
~30%
vs Clark Co 29%
~17%
vs Clark Co 27%
2.2
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts & ACS estimates (approximate) · Updated
POPULATION & GROWTH
How Fast Is Boulder City Growing?
Boulder City has barely grown since 1980 — by choice. The 1979 controlled-growth ordinance caps new dwellings at roughly 120 permits a year and requires a public vote for major city land sales, holding the population near 15,000 while the valley around it tripled.
~15,000Residents (Census est.)
~120Dwelling-permit annual cap
~15,600Projected by 2030
Population trajectory, 2010–2030 (projected)
The flat line is the product: while Henderson and North Las Vegas added six figures of residents, Boulder City’s ordinance metered growth to a trickle. New supply arrives at roughly 120 dwellings a year at most — many years see far fewer — so household formation happens through resale turnover, estate sales, and the occasional small infill project. For buyers, the chart is the clearest explanation of why scarcity, not hype, sets prices here.
Sources: U.S. Census Bureau QuickFacts and City of Boulder City. Historical figures per decennial Census; projection assumes permit-cap-constrained growth. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Boulder City Real Estate Market Trending?
Median sold price, days on market, and monthly closed sales from Las Vegas REALTORS MLS data. Important honesty: Boulder City closes only 5–17 homes a month, so small-sample medians swing — read ranges and trends, not single months. The three charts below cover June 2025 through May 2026.
Median Sold Price
$478,625 → $525,000 over 12 months — small-sample, read as a range
vs May 2025
Source: Las Vegas REALTORS
Days on Market
15–63 day monthly swing; 46 median on recent solds
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~11 monthly average (~128/yr), peak 17 in March 2026
vs May 2025
Source: Las Vegas REALTORS
36
MEDIAN DAYS ON MARKET
$450K
MEDIAN LIST PRICE
154
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
INVENTORY THIS SCARCE REWARDS SPEED
Get matched with a
Boulder City specialist.
Market Competitiveness
How competitive is Boulder City right now?
Boulder City is a patient, balanced market — homes take a median 46 days to go under contract per Las Vegas REALTORS data, double the valley pace. Inventory is scarce by ordinance, but the buyer pool is small too: well-priced historic homes still draw multiple offers, while $1M+ view estates wait months.
48Balanced — Patience Rewarded
- 46 daysMedian days on market
- 15–63Monthly DOM swing (12 mo)
- $287Median price per sq ft
- 66Active listings (June 2026)
Is Boulder City Right for You?
Who Should Buy a Home in Boulder City?
Boulder City isn’t for everyone — and that’s the point. It spans $200K golf-corridor townhomes to a $3.95M custom estate, but every address shares the same small-town contract: scarcity, quiet, and distance from valley sprawl. Six buyer profiles below, followed by the honest pros and trade-offs we walk every client through.
Which Boulder City Lifestyles Fit Your Buyer Type?
Historic-Home Lovers
- Original 1931–1940s cottages in the Historic District
- Walkable Nevada Way dining and antique rows
- Character stock the valley simply doesn’t have
- Renovation diligence matters — inspect like it’s 1973
Lake & Trail Households
- Boulder Beach and marinas 10 minutes out
- Bootleg Canyon’s 36 trail miles in the backyard
- River Mountains Loop from the driveway
- Hemenway Valley lots with Lake Mead views
Remote Workers
- Small-town quiet with I-11 access when needed
- Coffee and coworking-friendly spots on Nevada Way
- Harry Reid International 25–30 minutes
- Trail lunch breaks instead of traffic
View & Estate Buyers
- Lake Mountain Estates gated customs to $3.95M
- Lake and mountain view lots that can’t be replicated
- Only 4 active $1M+ listings — true scarcity
- No-HOA acreage alternatives on the town’s edges
Long-Term Investors
- STRs heavily restricted — underwrite long-term only
- Rents $1,900–$2,800 with very low vacancy
- Supply fixed by ordinance; tenants stay for years
- Thin trade volume — buy right, hold long
Best Fit For
- Retirees and near-retirees — a median-age-60 town with a hospital, golf, a senior center, and the state’s calmest streets.
- California equity relocators — a detached home near Lake Mead for the price of a coastal condo, with zero state income tax.
- Outdoor-first households — lake mornings, Bootleg Canyon afternoons, and the River Mountains Loop from the front door.
- Character buyers — original 1930s–1970s housing stock and a genuine historic downtown — nothing here is a beige master plan.
- Privacy and quiet seekers — no casinos, no through-traffic since I-11, and a police force that knows the town by name.
- Patient long-term investors — ordinance-fixed supply and sticky tenancy — the opposite of a flip market, by design.
Ready to explore homes in Boulder City? Our team knows every neighborhood, ordinance quirk, and off-market whisper in the town that built Hoover Dam.
Start Your Home SearchPros
- One of Nevada’s safest cities — independent police force and crime rates well below metro averages per FBI UCR
- Supply fixed by the 1979 growth ordinance — roughly 120 dwelling permits a year, with major land sales requiring a public vote
- Lake Mead NRA, Hoover Dam, Bootleg Canyon, and the River Mountains Loop all within 12 minutes
- Mostly HOA-free neighborhoods with no SID/LID assessments — predictable carrying costs
- Zero Nevada state income tax plus the 3% property-tax cap under NRS 361.471
- A genuine 1931 historic district — walkable, preserved, and irreplaceable
- City-owned electric utility and solar-lease revenue supporting stable municipal services
Honest Considerations
- Near-zero new construction — median year built 1973; new-build shoppers must look to Henderson or Lake Las Vegas
- Thin inventory and thin trade volume — 66 actives and 5–17 closings a month mean the right home may take a season to surface
- Modest retail and dining — big-box shopping, major medical campuses, and chain everything sit 20 minutes away in Henderson
- Short-term rentals heavily restricted — Airbnb-style investment math does not work here
- An older, quieter demographic and one school per level — families wanting big-program schools and youth sports depth often prefer Henderson
Neighborhood Comparison
How Do Boulder City’s Top 6 Neighborhoods Compare?
A like-for-like comparison of Boulder City’s six most-searched neighborhoods — typical price, dollars per square foot, market pace, and lifestyle fit — drawn from the 66-listing active sample via Las Vegas REALTORS. With single-digit monthly closings, treat every figure as a range, not a quote.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Historic District (Old Town) | ~$525,000 | ~$320 | ~40 | ~9 | Character · Walkability |
| B Hill | ~$485,000 | ~$280 | ~45 | ~8 | Mid-Century · Value |
| Del Prado & Golf Corridor | ~$350,000 | ~$260 | ~50 | ~10 | Townhomes · Lock-and-Leave |
| Hemenway Valley | ~$675,000 | ~$300 | ~50 | ~11 | Lake Views · Wildlife |
| Lake Mountain Estates | ~$1,400,000 | ~$400 | 60+ | ~4 | Gated · Custom |
| Boulder Hills Estates | ~$950,000 | ~$340 | ~55 | ~5 | Newer Custom · Large Lots |
Source: Las Vegas REALTORS MLS data, June 2026, with neighborhood splits estimated by NREG from the citywide active sample. Small-sample honesty: sub-area medians here swing month to month — use them to rank neighborhoods, not to price a specific home.
Neighborhood Deep Dive
What’s Inside Boulder City’s Top Neighborhoods?
Submarket 1
Historic District (Old Town)
The 1931 federal townsite itself: dam-era cottages and bungalows on tree-lined blocks within walking distance of Nevada Way’s storefronts. Stock is original and beloved — renovated examples command premiums, and the best ones sell on whisper networks before hitting the MLS.
Browse Historic District (Old Town) homes →~$525KMedian Price
~40Days on Market
~9Active Listings
~$320Price / Sq Ft
Submarket 2
B Hill
The mid-century expansion neighborhoods on the slope above downtown — solid 1950s–70s ranches on real lots, mostly HOA-free, with mountain views from the upper streets. Boulder City’s best blend of character and attainability.
Browse B Hill homes →~$485KMedian Price
~45Days on Market
~8Active Listings
~$280Price / Sq Ft
Submarket 3
Del Prado & Golf Corridor
Townhomes and condos along the municipal golf corridor — the town’s entry point and its main lock-and-leave inventory. HOA dues here are the exception to Boulder City’s no-HOA norm, covering exteriors and landscaping.
Browse Del Prado & Golf Corridor homes →~$350KMedian Price
~50Days on Market
~10Active Listings
~$260Price / Sq Ft
Submarket 4
Hemenway Valley
The northeastern slope above Lake Mead, where elevated lots catch water and mountain views and bighorn sheep graze Hemenway Park. Larger 1980s–2000s homes dominate; view premiums are real and durable.
Browse Hemenway Valley homes →~$675KMedian Price
~50Days on Market
~11Active Listings
~$300Price / Sq Ft
Submarket 5
Lake Mountain Estates
Boulder City’s gated custom enclave — view estates that anchor the town’s luxury ceiling, currently topped by a $3.95M listing. With only a handful of actives at any time, buyers here watch for months and move fast.
Browse Lake Mountain Estates homes →~$1.4MMedian Price
60+Days on Market
~4Active Listings
~$400Price / Sq Ft
Submarket 6
Boulder Hills Estates
The closest thing Boulder City has to newer construction — custom and semi-custom homes from the 1990s onward on generous lots near the southern edge of town, prized by buyers who want modern floor plans without leaving the ordinance’s shelter.
Browse Boulder Hills Estates homes →~$950KMedian Price
~55Days on Market
~5Active Listings
~$340Price / Sq Ft
Submarket 7
Want new construction instead? Lake Las Vegas & Henderson
Boulder City builds almost nothing by design — so buyers who need a new roof and a builder warranty shop Lake Las Vegas (20 minutes north, including Del Webb’s 55+ neighborhood) and greater Henderson. Many of our clients tour both worlds in one afternoon before choosing character or warranty.
Browse Want new construction instead? Lake Las Vegas & Henderson homes →$400KZIP 89011 Entry
$10M+Resort-Core Peak
20 minFrom Boulder City
55+Del Webb Active Builder
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Boulder City
neighborhood fits?
BY ZIP CODE
What Does the Boulder City Market Look Like by Area?
Boulder City is effectively a one-ZIP town — 89005 covers nearly every home, with 89006 serving post-office boxes. So instead of ZIP rows, the table breaks the same 89005 down by neighborhood corridor, using the 66-listing active sample. Sub-area medians are NREG estimates — small samples, honest ranges.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89005 | Historic District (Old Town) | ~$525K | ~$320 | ~40 | ~9 | n/a* |
| 89005 | B Hill / mid-century core | ~$485K | ~$280 | ~45 | ~8 | n/a* |
| 89005 | Del Prado & golf corridor | ~$350K | ~$260 | ~50 | ~10 | n/a* |
| 89005 | Hemenway Valley | ~$675K | ~$300 | ~50 | ~11 | n/a* |
| 89005 | Lake Mountain & Boulder Hills Estates | ~$1.2M | ~$380 | 60+ | ~9 | n/a* |
Source: Las Vegas REALTORS MLS active-listing sample, June 2026, with corridor splits estimated by NREG. *Year-over-year change is not published at sub-area level — with 5–17 monthly closings citywide, neighborhood-level YoY would be statistical noise. Parcel data per the Clark County Assessor.
New Construction
Who Are the Top Builders Near Boulder City?
Honest answer: almost no one builds in Boulder City — the growth ordinance caps permits near 120 dwellings a year and most years see far fewer, which is why the median active listing dates to 1973. Buyers who want a new build keep Boulder City on the weekend list and shop these eight national builders in Henderson and Lake Las Vegas, 20–30 minutes northwest, where incentives change monthly.
55+ & Family
Pulte / Del Webb
Closest active-adult new builds to Boulder City
Family & Mid-Market
Lennar
Everything’s Included pricing
First-Time & Family
D.R. Horton
Volume value builder
Luxury & Semi-Custom
Toll Brothers
Luxury production + semi-custom
First-Time & Family
KB Home
Customizable Personal Plans
Mid-Luxury
Tri Pointe Homes
Designer-driven new construction
Value & Family
Century Communities
Entry-friendly pricing
Family
Richmond American
M.D.C. Holdings new construction
Outdoor Recreation
What Outdoor Amenities Does Boulder City Offer?
No community in Southern Nevada lives closer to its public lands. The National Park Service manages 1.5 million acres of Lake Mead National Recreation Area at the city’s edge, with Bootleg Canyon’s mountain-bike trails, the 34-mile River Mountains Loop, and the Historic Railroad Trail closing the circle.
10 MIN
Lake Mead NRA
1.5M acresBoating · Swimming · HikingFee
America’s first national recreation area — Boulder Beach, marinas, and hundreds of miles of shoreline begin at the city line.
12 MIN
Hoover Dam
726 ft tallTours · HistoryTicketed
The Bureau of Reclamation’s 1935 landmark — the reason the town exists, with tours, the visitor center, and the Mike O’Callaghan–Pat Tillman bridge walk.
5 MIN
Historic Railroad Trail
3.7 milesHiking · CyclingFree
Five 1931 rail tunnels above Lake Mead on the line that hauled dam materials — flat, scenic, and one of Nevada’s signature walks.
IN-TOWN
Bootleg Canyon
36 trail milesMountain Biking · ZiplineFree entry
An internationally known mountain-bike park on the slopes above town, plus a commercial zipline running the ridgelines.
IN-TOWN
River Mountains Loop Trail
34 milesCycling · RunningFree
A paved loop linking Boulder City, Lake Mead, and Henderson — road riders circle it; everyone else samples the lakeside miles.
HEMENWAY VALLEY
Hemenway Park
~10 acresBighorn Sheep · PicnicsFree
Desert bighorn sheep descend from the River Mountains to graze the lawns — one of the most reliable wild-sheep viewing spots in America.
5 MIN
Boulder Creek Golf Club
27 holesChampionship golfPublic
The city-owned 27-hole championship layout south of town, with desert-links holes and mountain backdrops.
CENTRAL
Boulder City Municipal Golf Course
18 holesClassic golfPublic
The walkable, tree-lined 1973 muni in the middle of town — affordable rounds and a genuine local clubhouse scene.
The Boulder City Lifestyle
What Does a Weekend in Boulder City Look Like?
Three small-town moods in one Saturday: sunrise on the Historic Railroad Trail above Lake Mead per the National Park Service route maps, lunch under the 1930s storefronts on Nevada Way, and bighorn sheep grazing Hemenway Park at dusk — zero freeways, zero casinos, zero hurry.
290+Days of Sun
1.5MAcres of Lake Mead NRA
34Miles, River Mountains Loop
10 minTo Boulder Beach
THIS WEEKEND’S OPEN HOUSES
Can You Tour Boulder City Homes This Weekend?
With 66 active listings citywide, a typical Boulder City weekend brings only a handful of open houses — and the best historic homes often skip them entirely, selling on early private showings. Set up instant alerts to hear about new listings and open houses the day they post, or browse every active Boulder City home now.
Planning a move
What Should I Verify Before Moving to Boulder City?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Boulder City in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives Boulder City’s Economy?
Boulder City’s economy runs on water, power, and public lands. According to the U.S. Bureau of Labor Statistics, metro unemployment sits near record lows — and Boulder City adds federal anchors no suburb has: Bureau of Reclamation Hoover Dam operations, the National Park Service’s Lake Mead headquarters, and Eldorado Valley solar leases funding the city budget.
~$77,000Median household incomeU.S. Census QuickFacts (approx.)
2Federal agency anchors in townBureau of Reclamation · National Park Service
~208 sq miCity land area, mostly preservedSolar leases in Eldorado Valley fund city services
20–35 minTo Henderson & Las Vegas job centersVia Interstate 11
Top Boulder City Employers
- Bureau of ReclamationHoover Dam operations and Lower Colorado Basin offices
- National Park ServiceLake Mead National Recreation Area headquarters
- Boulder City HospitalCritical-access hospital and long-term care
- City of Boulder CityMunicipal government, electric utility, airport, golf courses
- Clark County School DistrictFour campuses — Mitchell, King, Garrett, Boulder City HS
- Eldorado Valley solar operatorsUtility-scale solar projects on leased city land
Sources: U.S. Bureau of Labor Statistics, City of Boulder City. Last updated June 2026.
CITY COMPARISON
How Does Boulder City Compare to Las Vegas, Henderson & North Las Vegas?
Deciding between the small town and the valley? This side-by-side covers the 10 metrics buyers weigh most, updated June 2026. Boulder City wins on safety and scarcity, Henderson on schools and shopping, Las Vegas on selection, North Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Boulder City | Las Vegas | Henderson | North Las Vegas |
|---|---|---|---|---|
| Median List Price | $507K | $476K | $548K | $430K |
| Price / Sq Ft | $287 | $276 | $274 | $227 |
| Days on Market | 46 | 20 | 21 | 17 |
| Active Listings | 66 | 8,606 | 2,460 | 1,039 |
| Population | ~15,000 | 656,274 | 331,857 | 291,143 |
| Median Household Income | ~$77,000 | $66,820 | $88,654 | $72,415 |
| New Construction Activity | Near zero (ordinance) | Moderate | Very High | Very High |
| Median Year Built (actives) | 1973 | ~1998 | ~2004 | ~2008 |
| Best For | Retirees · Quiet · Outdoors | Investors · Urban · Selection | Families · Schools · Luxury | First-time buyers · Value |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Crime index is a relative composite (Las Vegas = 100) from FBI UCR-derived data; median year built per GLVAR active samples. Last updated June 2026.
Cost of Ownership
What Will Boulder City Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Boulder City Payment
$3,879
Illustrative Monthly Payment
- Principal & Interest$3,038
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$190
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around Boulder City?
The 2018 opening of Interstate 11 changed Boulder City commuting — through-traffic bypasses downtown while residents reach Henderson in about 20 minutes. Most households drive, with mean commutes near 26 minutes per U.S. Census ACS data — and Hoover Dam, the city’s original reason for existing, sits 12 minutes east.
Drive Times from Boulder City
- 12 minHoover DamUS-93 east
- 10 minLake Mead (Boulder Beach)Lakeshore Rd via US-93
- 20 minHendersonI-11 / US-93 north
- 25-30 minHarry Reid Intl AirportI-11 → I-215 west
- 30-35 minLas Vegas StripI-11 → I-215 → I-15
- 35-40 minDowntown Las VegasI-11 → US-95 north
- 25 minLake Las VegasUS-93 → Lake Mead Pkwy
- 30 minEldorado Canyon (Nelson)US-95 south → SR-165
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Boulder City?
Most Boulder City purchases close in 30 to 45 days — cash offers can close in 7–14 days, while financed purchases (conventional, FHA, VA) typically run 30–45 days from accepted offer to keys-in-hand. Because the growth ordinance makes this a resale-only market, there are no builder construction timelines to manage. The variables that matter are appraisal turnaround on streets with few recent comps — common when only 5–17 homes close citywide in a month — and inspection negotiations on 1960s–70s housing stock.
Quick Answer
What credit score do you need to buy a home in Boulder City?
Conventional loans generally want 620+, FHA allows 580+ with 3.5% down — and unlike the valley’s luxury submarkets, most Boulder City inventory sits comfortably under FHA loan limits — and VA has no formal floor though most lenders look for 620. Jumbo territory barely exists here: only four active listings top $1M. Higher scores still cut your rate meaningfully; the spread between 640 and 760 can exceed $250/month on a median Boulder City purchase.
Boulder City FAQ — 18 Answers
What Do Boulder City Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Boulder City?
The median asking price for a Boulder City home is about $450,000 according to Las Vegas REALTORS MLS data, at roughly $287 per square foot. Entry condos and townhomes near the golf corridors start under $300K, mid-century homes in the Historic District and on B Hill run $400K–$700K, and view properties in Hemenway Valley and Lake Mountain Estates climb past $1M — the current ceiling is a $3.95M custom estate.
Why is there so little new construction in Boulder City?
By design. Boulder City’s 1979 controlled-growth ordinance caps new dwellings at roughly 120 permits a year, and major sales of city-owned land require a public vote — the city owns most of the surrounding Eldorado Valley. The result is a resale-only market with a median year built of 1973 across current actives. Buyers who want new construction shop Henderson or Lake Las Vegas, twenty minutes northwest, and keep Boulder City for character and scarcity.
What is the average days on market in Boulder City?
Boulder City homes take a median of about 36 days from list to accepted offer per Las Vegas REALTORS statistics — roughly double the metro pace, which fits a small market with patient sellers. Monthly figures swung from 15 to 63 days over the past year because only 5–17 homes close in any month: small-sample medians swing, so read ranges, not single months. Well-priced historic homes can still go pending inside three weeks.
Is Boulder City a good place to retire?
It is one of Nevada’s most natural retirement fits — the median age runs near 60 per U.S. Census QuickFacts. Retirees get a walkable historic downtown, two golf courses, Boulder City Hospital in town, Lake Mead and the River Mountains Loop Trail for active days, and some of the state’s lowest crime. Henderson’s larger medical campuses sit about 20 minutes away via Interstate 11, and Nevada adds no state income tax on retirement income.
What are property taxes like in Boulder City?
Property taxes are low by national standards. Nevada’s effective rate runs roughly 0.5–0.7% of a home’s value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. With most Boulder City homes carrying no HOA and no SID/LID assessments, true monthly carrying costs here are among the most predictable in the Las Vegas region.
Is gambling really illegal in Boulder City?
Yes — Boulder City is one of only two Nevada cities where gambling is prohibited, a legacy of its 1931 founding as the federally controlled town that housed Hoover Dam workers. The ban survives in city code today. The Hoover Dam Lodge casino sits on US-93 just outside city limits, but inside town there are no slot routes, no casinos, and none of the traffic they bring — a defining piece of the quiet character buyers pay for.
Are there HOAs in Boulder City?
Mostly no — the majority of Boulder City neighborhoods, including the Historic District, B Hill, and most of Hemenway Valley, have no homeowners association at all. The exceptions are condo and townhome communities along the golf corridors (typically $200–$400 a month covering exteriors and landscaping) and gated custom enclaves like Lake Mountain Estates with modest dues. Always confirm dues, transfer fees, and rules in escrow before you write.
How are the schools in Boulder City?
Boulder City runs one of the Clark County School District’s smallest feeder patterns: Mitchell Elementary (K–2), King Elementary (3–5), Garrett Junior High, and Boulder City High School. One campus per level means every address shares the same school path — there is no zone shopping. The campuses are small and community-backed, posting solid mid-to-upper GreatSchools ratings, and the high school’s class sizes run well below the big valley comprehensives.
What are the rental and short-term-rental rules in Boulder City?
Short-term rentals are heavily restricted under Boulder City code — this is not an Airbnb market, and investors should underwrite long-term tenancy only. Long-term single-family rentals typically run about $1,900–$2,800 a month per Las Vegas REALTORS rental tracking, with very low vacancy because the growth ordinance keeps supply nearly fixed. The math favors patient landlords and owner-occupants, not short-stay operators.
How is the commute from Boulder City to Las Vegas?
Better than its reputation since Interstate 11 opened in 2018 and routed through-traffic around downtown. Henderson job centers sit about 20 minutes away, Harry Reid International Airport 25–30 minutes, the Strip 30–35, and downtown Las Vegas 35–40. Inside town, almost everything — schools, groceries, golf, the historic district — sits within a five-minute drive, and Hoover Dam is 12 minutes east.
Is Boulder City safe?
Yes — Boulder City consistently ranks among Nevada’s safest cities. It fields its own independent Boulder City Police Department rather than contracting with LVMPD, and FBI Uniform Crime Reporting data shows violent-crime rates well below metro Las Vegas averages. No casinos, limited through-traffic since the Interstate 11 bypass, and a tight-knit population near 15,000 keep most incidents minor and property-related.
What is Hemenway Valley known for?
Lake Mead views and bighorn sheep. Hemenway Valley occupies Boulder City’s northeastern slope above the lake, and its elevated lots carry some of the town’s strongest water and mountain views — priced at a premium over the historic core. Hemenway Park is famous for the desert bighorn sheep that descend from the River Mountains to graze the lawns, one of the most reliable wild-sheep viewing spots in the United States.
Does Boulder City have its own utilities?
Yes — unusually for the region, Boulder City owns and operates its own electric utility, drawing on a long-standing hydropower allocation tied to its Hoover Dam heritage, and the city also runs local water service. Residents budget city utility bills rather than NV Energy accounts, and the city’s land leases to Eldorado Valley solar projects help fund the municipal budget — a structural reason local taxes and services stay stable.
What should I know before buying an older Boulder City home?
Inspect like it is 1973 — because the median active listing was built then. Prioritize roof age, original galvanized plumbing, electrical panel capacity, sewer laterals, and whether additions were permitted; many homes have been updated, but quality varies widely. Historic-district properties add character considerations worth understanding before you renovate. Budget for insurance quotes early, since home age affects pricing, and lean on inspectors who know mid-century desert construction.
What should I know before making an offer in Boulder City?
Get pre-approved first, then plan for patience: with 66 active listings and roughly 11 closings a month, the right home may surface once a quarter, and the best ones draw competing offers near the $450,000 median. Budget roughly 2–3% in closing costs; Nevada closes through escrow companies in 30–45 days. An agent who knows the town’s neighborhoods, ordinance quirks, and off-market whisper network matters more here than anywhere in the valley.
What’s the minimum down payment to buy a home in Boulder City?
Most Boulder City buyers put down 10% to 20% — conventional loans start at 3% for qualified first-time buyers, FHA allows 3.5% (and unlike Summerlin, most Boulder City inventory sits comfortably under FHA loan limits), and VA loans require 0% down for eligible veterans. On a $450,000 median-priced home, plan for roughly $50,745 (10%) to $101,490 (20%), plus 2–3% in closing costs.
Is Boulder City better than Henderson?
They solve different problems. Boulder City offers small-town scarcity: a walkable 1931 historic district, no casinos, near-zero new construction, and Lake Mead ten minutes out — at a $450K median. Henderson counters with top-rated schools, master-planned amenities, big-box shopping, major medical campuses, and an active new-build pipeline at a $548K median. Many of our clients tour both in one afternoon before choosing character or convenience.
How long does it take to close on a home in Boulder City?
Most Boulder City purchases close in 30 to 45 days — cash offers can close in 7–14 days, while financed purchases (conventional, FHA, VA) typically run 30–45 days from accepted offer to keys. Because this is a resale-only market, there are no builder timelines to manage; the variables that matter are appraisal turnaround on low-comp streets and inspection negotiations on 1960s–70s housing stock.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Boulder City?
Beyond the core questions above, these are the eight queries Boulder City buyers actually type into Google and AI assistants — answered in two to three sentences each, with specifics you can verify: population figures from the U.S. Census, prices from Las Vegas REALTORS MLS data, and ordinance facts from City of Boulder City code.
Is gambling illegal in Boulder City?
Yes — Boulder City is one of only two Nevada cities that prohibit gambling, a legacy of its 1931 founding as the federally managed town for Hoover Dam workers. The Hoover Dam Lodge casino operates on US-93 just outside city limits.
Why is Boulder City called the town that built Hoover Dam?
The federal government created it in 1931 to house thousands of dam workers and their families, running it as a model reservation town — no gambling, no alcohol. It didn’t incorporate as an independent Nevada city until 1960.
What is the Boulder City growth ordinance?
A 1979 controlled-growth law that caps new residential permits at roughly 120 dwellings a year and requires a public vote before the city sells significant land. It is the single biggest reason Boulder City still looks and feels like 1975 — and why supply stays scarce.
Does Boulder City allow short-term rentals?
Short-term rentals are heavily restricted under city code — this is not an Airbnb market. Investors should underwrite long-term tenancy only, where low vacancy and ordinance-fixed supply favor patient landlords.
Are there really bighorn sheep in Boulder City?
Yes — desert bighorn descend from the River Mountains to graze Hemenway Park’s lawns, most reliably on summer mornings and evenings. It is one of the most dependable wild-sheep viewing spots in the United States.
Is Boulder City part of Clark County?
Yes — it sits in Clark County for assessment and courts, but unusually it runs its own police department, fire department, electric utility, water service, airport, and hospital district. Functionally, it governs itself more than any other valley city.
Can you see Lake Mead from homes in Boulder City?
From the right streets, yes — Hemenway Valley’s elevated lots and the Lake Mountain Estates enclave carry genuine lake and mountain views, priced at a durable premium. Most of the historic core sees mountains, not water.
How far is Boulder City from Las Vegas?
About 26 miles southeast of the Strip — 30 to 35 minutes via Interstate 11 and I-215. Henderson’s shopping and medical campuses are closer, about 20 minutes northwest.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
The largest agent team in Nevada, direct lender and escrow relationships, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers from the Historic District to Lake Mountain Estates — that depth is why the team ranks #1 in Nevada.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within Reach of Boulder City?
Compare Boulder City with its neighbors across the southeast valley and beyond. Each card pairs the drive time with that market’s price positioning — useful here, because many Boulder City shoppers cross-shop Henderson and Lake Las Vegas before deciding whether small-town scarcity or master-planned amenities matter more.
A–Z INDEX
Which Boulder City Neighborhoods Can You Explore A–Z?
Boulder City is compact — a dozen named neighborhoods and corridors rather than master-planned villages. Unlinked entries don’t have dedicated pages yet; call us about any of them, and the two linked nearby pages cover the closest master-planned alternatives outside the city limits.
B
- B Hill
- Boulder Creek Golf area
- Boulder Hills Estates
D
- Del Prado & golf corridor
E
- Eldorado Valley (preserved)
H
- Hemenway Valley
- Henderson (nearby)
- Historic District (Old Town)
L
- Lake Las Vegas (nearby)
- Lake Mead marina corridor
- Lake Mountain Estates
N
- Nevada Way downtown core
KEEP LEARNING
What Else Should You Read About Boulder City?
These guides extend the research most Boulder City buyers do next — reading the current market report, planning a small-town relocation, and comparing the nearest master-planned alternative at Lake Las Vegas — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET REPORT
Boulder City Market Report — June 2026
The current month’s closings, medians, and what single-digit sales volume means for your offer strategy.
Read →GUIDE
Boulder City Small-Town Relocation Guide
The full picture of moving to the town that built Hoover Dam — ordinance, utilities, schools, and neighborhood fit.
Read →COMPARISON
Lake Las Vegas Community Guide
The nearest master-planned alternative — waterfront resort living, Del Webb 55+, and new construction 25 minutes north.
Read →MARKET GUIDE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, rates, and where the market is heading.
Read →NEIGHBORHOOD GUIDE
Best Neighborhoods in Las Vegas 2026
A map of the valley by lifestyle, budget, and buyer type.
Read →Sources & Methodology
Where Does This Boulder City Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to Las Vegas REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, monthly closed-sales series via GLVAR MLS. lasvegasrealtors.com
- U.S. Census Bureau — Population, median age, household income, owner-occupancy (Boulder City city QuickFacts & ACS). census.gov/quickfacts
- City of Boulder City — Controlled-growth ordinance, gambling ban, municipal utilities, police department, land-lease program. bcnv.org
- National Park Service — Lake Mead National Recreation Area acreage, trails, marinas, and visitation. nps.gov/lake
- Bureau of Reclamation — Hoover Dam history, operations, and visitor information. usbr.gov/lc/hooverdam
- FBI Uniform Crime Reporting (UCR) — Violent and property crime rates, metro comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro unemployment rate, employment by sector, CPI rent trends. bls.gov
- GreatSchools.org — K-12 school ratings, enrollment, student-teacher ratios. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data. nevadareportcard.nv.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us/nrs
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026