Nevada's #1 team for Cheyenne Ranch real estate. Search modern single-family homes, market stats, school ratings, and buyer resources in North Las Vegas ZIP 89032.
MEDIAN LIST PRICE (ZIP 89032)
$427K
LVR / GLVAR via Repliers, as of September 14, 2026
COMMUNITY PRICE RANGE
$270K-$450K
Community plan record
DAYS ON MARKET (ZIP 89032)
19
LVR / GLVAR via Repliers, as of September 14, 2026
HOA DUES
$80-$200/mo
Community plan record
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 23, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Cheyenne Ranch is an established all-ages single-family neighborhood in North Las Vegas ZIP 89032 priced $270K-$450K with HOA dues of $80-$200 per month per Las Vegas REALTORS GLVAR market data, featuring 2000s-2010s modern construction near Craig Ranch Regional Park, I-15, and US-95 per the U.S. Census. The takeaways below unpack what that means for buyers.
Last updated September 2026 · Sources: LVR / GLVAR, U.S. Census, City of North Las Vegas
Cheyenne Ranch homes in ZIP 89032 are listed and sold through the GLVAR MLS -- the Greater Las Vegas Association of REALTORS per Las Vegas REALTORS. The newest active listings appear below, refreshed daily, and every current Cheyenne Ranch home is searchable in our live MLS portal filtered to North Las Vegas ZIP 89032 inventory.
PRICE DISTRIBUTION
Across ZIP 89032, the active inventory ranges from entry single-family homes to larger move-up plans per Las Vegas REALTORS GLVAR MLS data. Cheyenne Ranch's all-ages single-family tier concentrates between $270K and $450K. The counts below show where the competition concentrates across the ZIP code.
Cheyenne Ranch homes in ZIP 89032 are searchable by price, beds, and property type -- each link opens our live North Las Vegas MLS search pre-filtered to active inventory, with counts updated daily from Las Vegas REALTORS GLVAR data. Every active listing in the Cheyenne Ranch area appears here within hours of MLS entry.
Cheyenne Ranch sits in the central North Las Vegas corridor alongside Aliante, Lynbrook, and Coleman Highlands. The cards below compare nearby communities by price positioning and lifestyle focus so you can make an informed choice.
Updated daily · 182 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, beds, and property type -- no spam, unsubscribe anytime. Entry-level Cheyenne Ranch homes under $350K attract multiple buyers in active seasons; alert subscribers see new listings within hours of MLS entry and have the best chance at a clean first offer.
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 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.
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 Cheyenne Ranch means modern 2000s-2010s single-family homes, community parks, and easy freeway access -- all within ZIP 89032, about 25 minutes from the Strip. City services per the City of North Las Vegas, with Craig Ranch Regional Park nearby and the I-15/US-95 interchange giving quick valley-wide access for commuters and families alike.
Cheyenne Ranch is known for attainable modern construction in central North Las Vegas -- newer 2000s-2010s single-family homes with contemporary layouts, energy-efficient systems, and yards, priced $270K-$450K near Craig Ranch Regional Park and the I-15/US-95 freeway network.
Families, working professionals, first-time buyers, and California transplants who want modern single-family construction at North Las Vegas prices -- particularly buyers who need I-15 or US-95 commute access and cannot justify paying $650K+ for comparable California square footage.
Morning commutes south on I-15 to the Strip or west on US-95 toward Summerlin, afternoons at Craig Ranch Regional Park with the family, errands along the Cheyenne Avenue commercial corridor, and evenings in a modern yard -- a practical, family-oriented North Las Vegas rhythm.
Cheyenne Ranch sits in central North Las Vegas near Cheyenne Avenue and the I-15, in ZIP code 89032. The community is roughly 15 miles north of the Las Vegas Strip with Craig Ranch Regional Park as its primary outdoor anchor and the broader Aliante master plan as its eastern neighbor.
Quick Answer
Yes -- if modern single-family construction, attainable prices, and Nevada's zero income tax match your priorities. Cheyenne Ranch delivers 2000s-2010s homes with contemporary layouts and yards at $270K-$450K -- a price point that buys meaningfully less in comparable California neighborhoods. The trade-offs are real: zoned high schools rate 5-6/10, and the neighborhood lacks the master-plan polish of Aliante or Summerlin villages. For value-focused families and commuters who need I-15 access, Cheyenne Ranch is one of the better all-around buys in North Las Vegas.
Source: City of North Las Vegas
According to the U.S. Census Bureau QuickFacts for North Las Vegas, the parent city holds approximately 277,000 residents with a median household income around $64,500. Inside Cheyenne Ranch, the community record shows a median age of 32 and average household income around $55,000+ -- reflecting the working-family and young-professional demographic the neighborhood primarily serves.
The Census does not tabulate Cheyenne Ranch as a separate place, so city figures are the statistical backdrop. Inside the community, our closing data shows California transplants drawn by Nevada's zero income tax, military families near Nellis AFB, and first-time buyers stretching from entry-level North Las Vegas pricing into modern construction.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, North Las Vegas city (Cheyenne Ranch is not separately tabulated) · Updated
POPULATION & GROWTH
North Las Vegas is one of Nevada's fastest-growing cities: the city has grown from about 216,000 residents in 2010 to approximately 277,000 today per U.S. Census estimates -- a gain of roughly 28% in fifteen years. That growth drives new retail, dining, and infrastructure investment along corridors like Craig Ranch and Cheyenne Avenue that benefit Cheyenne Ranch residents directly.
Cheyenne Ranch itself grows through resale turnover in a maturing neighborhood -- the community was built out through the 2000s-2010s. The broader ZIP 89032 corridor continues to absorb demand from the valley's population growth, which supports the retail and service amenities along Cheyenne Avenue and Craig Ranch that Cheyenne Ranch residents rely on daily.
Sources: U.S. Census Bureau QuickFacts and City of North Las Vegas. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent North Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts show North Las Vegas citywide sold medians and market time from Las Vegas REALTORS GLVAR data -- the liquid benchmark Cheyenne Ranch trades against. ZIP 89032 benchmarks: approximately $400,000 median list and 36 median days, with steady demand from families, first-time buyers, and California transplants seeking modern North Las Vegas construction.
Median List Price
$400,000 ZIP 89032 median, June 2026
Source: Las Vegas REALTORS
Days on Market
36 median days; all-ages pool moves at a healthy, consistent pace
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Steady North Las Vegas 89032 activity per LVR GLVAR monthly reports
vs September 2025
Source: Las Vegas REALTORS
The long view: North Las Vegas's median sold price rose 136% between 2015 ($176,886) and 2026 ($418,187), across 29,238 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
NORTH LAS VEGAS VALUE
Market Competitiveness
ZIP 89032 runs at a measured 36 median days on market per Las Vegas REALTORS data -- all-ages community with FHA, VA, and conventional buyer pools. Well-priced Cheyenne Ranch homes move in 3-5 weeks; entry-level listings under $350K see multiple offers in active seasons. Nevada's zero income tax and $270K-$450K value draw steady, broad demand.
Cheyenne Ranch is purpose-built for value-focused buyers who want modern 2000s-2010s single-family construction, all-ages community access, and Nevada's zero income tax at $270K-$450K in North Las Vegas -- a price point that delivers meaningfully more than comparable California homes at $650K-$900K+. Five buyer profiles follow with honest pros and trade-offs.
Ready to explore homes in Cheyenne Ranch? Our team knows the North Las Vegas market across ZIP 89032 and can match you to the right home and neighborhood.
Start Your Home SearchCommunity Comparison
A side-by-side comparison of Cheyenne Ranch against the primary all-ages and active-adult alternatives in North Las Vegas and the broader valley -- drawn from the community plan record and active-listing data via Las Vegas REALTORS. Entry points are published rather than median statistics because community sample sizes are too small for meaningful per-community medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Cheyenne Ranch | From $270K | n/a* | n/a* | n/a* | Value · Modern construction · I-15 access |
| Lynbrook | From $280K | n/a* | n/a* | n/a* | All ages · Value |
| Coleman Highlands | From $290K | n/a* | n/a* | n/a* | All ages · North Las Vegas |
| Aliante (all-ages master plan) | From $280K | n/a* | n/a* | n/a* | Master plan · All ages |
| Ardiente (55+ gated) | From $350K | n/a* | n/a* | n/a* | 55+ resort · Gated |
| Centennial Hills (Las Vegas) | From $350K | n/a* | n/a* | n/a* | Northwest LV · Schools |
Source: Las Vegas REALTORS GLVAR data plus NREG community plan records, June 2026. ZIP 89032 benchmark: 36-day median DOM, $400K median list.
Community Deep Dive
Submarket 1
All-ages single-family community with 2000s-2010s modern construction at $270K-$450K, near Craig Ranch Regional Park and the I-15/US-95 freeway network in ZIP 89032.
Browse Cheyenne Ranch homes →Submarket 2
Neighboring North Las Vegas single-family community in a similar price range and construction vintage -- compare layouts and lot sizes side-by-side with Cheyenne Ranch.
Browse Lynbrook homes →Submarket 3
Another established North Las Vegas all-ages neighborhood with comparable pricing -- buyers often tour Coleman Highlands and Cheyenne Ranch together.
Browse Coleman Highlands homes →Submarket 4
The adjacent Aliante master plan offers more structured amenities and a planned-community feel at a slight price premium -- the comparison for buyers valuing master-plan polish over Cheyenne Ranch's value pricing.
Browse Aliante (all-ages master plan) homes →Submarket 5
The 55-plus gated alternative in ZIP 89084 -- for buyers considering age-restricted resort living vs. Cheyenne Ranch's all-ages open community.
Browse Ardiente (55+ gated) homes →Submarket 6
Northwest Las Vegas alternative with stronger school ratings and master-plan polish at a moderate price premium -- buyers stepping up from Cheyenne Ranch often look here next.
Browse Centennial Hills (Las Vegas) homes →Submarket 7
Craig Ranch Regional Park at 628 W Craig Road is Cheyenne Ranch's primary outdoor anchor: 170 acres of free recreation including a skate park, water play area, sports fields, a dog park, and a performance amphitheater -- one of North Las Vegas's best public amenities and a key reason families choose ZIP 89032 over comparable-priced alternatives.
Browse Craig Ranch Regional Park homes →STILL DECIDING?
BY ZIP CODE
ZIP 89032 spans several North Las Vegas communities -- Cheyenne Ranch, Lynbrook, Coleman Highlands, and surrounding neighborhoods -- and the table below breaks that corridor into its real submarkets. The spread is the story: $270K entry homes and $450K+ move-up plans share the same ZIP code per Las Vegas REALTORS GLVAR data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89032 | Cheyenne Ranch (all-ages single-family) | $270K-$450K (plan range) | n/a* | varies by home | Community resale inventory | n/a* |
| 89032 | Lynbrook (all-ages single-family) | From $280K | n/a* | varies | Community resale inventory | n/a* |
| 89032 | Coleman Highlands (all-ages) | From $290K | n/a* | varies | Community resale inventory | n/a* |
| 89032 | Surrounding ZIP 89032 communities | From $250K | n/a* | 34-38 (ZIP area) | Mixed community inventory | n/a* |
| 89032 | Full ZIP 89032 benchmark combined | $400,000 list | -- | 36 | ~253 | n/a* |
Source: Las Vegas REALTORS GLVAR MLS plus NREG corridor analysis. *Community-level $/SF and year-over-year change are intentionally omitted: community sample sizes are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Cheyenne Ranch itself was built out through the 2000s-2010s by various builders -- today's opportunities inside the neighborhood are resale. Buyers who want new construction nearby can look at active North Las Vegas projects along Craig Ranch and the broader US-95 corridor. Incentives change monthly -- verify current offers before writing anything.
First-Time & Family
Affordable new construction in the North Las Vegas growth corridor near ZIP 89032
Family & Move-Up
Value-oriented new builds in the North Las Vegas northern corridor
Family & Move-Up
All-ages new construction nearby for buyers comparing resale Cheyenne Ranch vs. new
First-Time & Family
High-volume builder with multiple North Las Vegas area communities
55+ Active Adult
The leading active-adult brand nearby -- for buyers comparing all-ages Cheyenne Ranch to 55-plus alternatives
Outdoor Recreation
Craig Ranch Regional Park provides 170 acres of free outdoor recreation minutes from Cheyenne Ranch -- skate park, water play, sports fields, dog park, and a performance amphitheater. The City of North Las Vegas maintains the surrounding trail and park network, usable through 300 days of Nevada sunshine.
5 MIN
North Las Vegas's largest regional park -- skate park, water play area, sports fields, a dog park, and a performance amphitheater at 628 W Craig Road, ZIP 89032. One of the primary family amenities that gives Cheyenne Ranch its livability edge over many comparable-priced neighborhoods.
15 MIN
A 20-acre nature preserve with walking trails, a nature center, playground, and wildlife viewing -- North Las Vegas's most distinctive outdoor space, approximately 15 minutes from Cheyenne Ranch.
IN-AREA
Neighborhood walking and biking paths along the Cheyenne Avenue corridor -- the daily exercise option before the desert heat peaks in July and August.
15 MIN
A historic ranch and nature preserve north of the valley -- peacocks, walking trails, a fishing pond, and one of the most unusual park experiences in the Las Vegas metro, 15 minutes north.
20 MIN
Open desert trails and BLM land north of the city accessible for cyclists and hikers looking for unstructured outdoor space without the weekend crowds of Red Rock Canyon.
35 MIN
The Las Vegas Valley's premier outdoor destination -- 13-mile scenic drive, 30+ miles of hiking trails, and technical climbing within 35 minutes of Cheyenne Ranch via US-95 West and SR-159.
55 MIN
Nevada's oldest state park -- red Aztec sandstone formations, petroglyphs, and wide desert hikes about 55 minutes northeast via I-15 and NV-169, a regular weekend destination for North Las Vegas families.
45 MIN
The closest major lake to the Las Vegas metro -- boating, fishing, and swimming on 247 square miles of water, approximately 45 minutes from Cheyenne Ranch via US-95 South and US-93 East.
The Cheyenne Ranch Lifestyle
Three rhythms define Cheyenne Ranch: practical family living in modern construction, outdoor recreation at Craig Ranch Regional Park, and easy freeway access to the entire Las Vegas Valley per the City of North Las Vegas -- all without the resort-corridor pricing that follows you home in Summerlin or Henderson.
THIS WEEKEND'S OPEN HOUSES
Cheyenne Ranch is an open community -- no gate to coordinate. Open houses run on weekends when sellers are active; set up instant alerts to get notified the moment a Cheyenne Ranch home schedules an open house, or browse every active listing now and let us arrange a private showing at your convenience.
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.
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.
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
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.
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.
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.
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.
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.
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.
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.
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 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
North Las Vegas has diversified beyond casinos: Amazon, warehousing, and light manufacturing now drive job growth along the I-15 corridor near ZIP 89032. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and most Cheyenne Ranch residents commute to the Strip, downtown, or the I-15 industrial base.
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing Cheyenne Ranch against the valley's other family-friendly addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Cheyenne Ranch wins on entry price and commute access; Summerlin on luxury depth and schools; Henderson on citywide safety. Sources: LVR GLVAR, the U.S. Census, and FBI UCR.
| Metric | Cheyenne Ranch | North Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Price Range | $270K-$450K | $200K-$600K | $350K-$2M+ | $280K-$1.5M+ |
| Median List Price | $400K (ZIP 89032) | $370K | $728K | $548K |
| Days on Market | 36 (ZIP 89032) | 38 | 21 | 21 |
| Age Restriction | None (all ages) | None | Select 55+ villages | Select 55+ communities |
| Community Type | Established single-family | Mixed city | Master-planned luxury | Suburban master plans |
| State Income Tax | Zero (NV) | Zero (NV) | Zero (NV) | Zero (NV) |
| Distance to Strip | ~25 min | ~20 min | ~20 min | ~25 min |
| Best For | Value · Families · Commuters · CA transplants | Value · Growth · Military | Luxury · Outdoors · Schools | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community demographics are plan-record values; city demographics are Census citywide. Last updated June 2026.
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.
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
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.
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.
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.
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
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.
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.
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.
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
North Las Vegas has strong freeway access: I-15 South and US-95 West put most of the Las Vegas Valley within 30 minutes. Mean Las Vegas metro commutes run about 25 minutes per U.S. Census ACS data -- and Cheyenne Ranch's I-15/US-95 corridor access matches that benchmark for the Strip, Summerlin, and downtown Las Vegas.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Cheyenne Ranch purchases close in 30-45 days through a Nevada escrow company. There is no 55-plus HOA age-verification step -- this all-ages community runs a standard Nevada resale timeline. Cash buyers can close in 14-21 days. Call (702) 637-1759 and our team will coordinate the HOA resale package and inspection from day one.
Quick Answer
Most Cheyenne Ranch buyers put down 3.5-20%. On a $380,000 home, that is $13,300 (FHA 3.5%) to $76,000 (20%) at closing. FHA and conventional loans work well; VA loans allow 0% for qualifying veterans -- North Las Vegas has one of Nevada's largest veteran populations. No 55-plus HOPA layer means all financing types work without additional HOA approval steps.
Cheyenne Ranch FAQ — 18 Answers
Cheyenne Ranch homes in North Las Vegas ZIP 89032 range from roughly $270,000 to $450,000, with a community median near $427,000 per Las Vegas REALTORS GLVAR data -- strong value for 2000s-2010s construction with modern floor plans and energy-efficient systems. Entry plans start around $270,000; larger upgraded homes approach $450,000 depending on size.
Yes -- Cheyenne Ranch is an established, all-ages single-family neighborhood in central North Las Vegas ZIP 89032 that delivers newer construction at attainable prices. The community sits near Cheyenne Avenue and Craig Ranch Regional Park with quick I-15 and US-95 access putting the Strip 25 minutes away and Summerlin 20 minutes away. For families and commuters who want modern construction without paying new-build premiums, Cheyenne Ranch represents one of the valley's better value propositions.
Cheyenne Ranch was developed by various builders during the 2000s-2010s construction wave in North Las Vegas -- the same period that brought energy-efficient systems, open floor plans, and contemporary layouts to ZIP 89032 at prices below the valley average. Because multiple builders contributed, floor plans and finish levels vary meaningfully between homes; walk each candidate carefully or ask our team to pull the permit history.
HOA dues in Cheyenne Ranch run $80 to $200 per month, covering common-area maintenance, landscaping of shared spaces, and the community standards that protect curb appeal and resale value. That is a low-to-moderate carrying cost by North Las Vegas standards. Always request the full resale package during escrow -- current dues, reserve study, and any pending assessments -- before finalizing your offer math.
Cheyenne Ranch is approximately 25 minutes from the Las Vegas Strip via I-15 South or US-95, and about 30 minutes from Harry Reid International Airport. Summerlin is roughly 20 minutes west via US-95 West, and Henderson runs about 30 minutes south via I-15 and I-215. The I-15/US-95 interchange near ZIP 89032 gives Cheyenne Ranch commuters unusually flexible freeway access to the entire Las Vegas Valley.
Clark County School District serves Cheyenne Ranch. The zoned high schools are Legacy High School (6/10) and Cheyenne High School (5/10). Aliante Academy (K-8, 7/10) serves elementary students. Charter options include Doral Academy of Nevada and Coral Academy of Science (both 8/10 within 10-15 minutes). Private options include Mountain View Christian School and Bishop Gorman High School. Verify exact attendance boundaries with CCSD for your specific address.
Property taxes on a Cheyenne Ranch home are low by national standards. Nevada's effective rate runs roughly 0.5-0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $427,000 Cheyenne Ranch home, that means approximately $2,000-$3,000 per year -- a fraction of comparable single-family property taxes in California or Arizona.
Yes -- Craig Ranch Regional Park at 628 W Craig Road is within the ZIP 89032 corridor and one of North Las Vegas's primary outdoor assets. The 170-acre park features a skate park, water play area, sports fields, a dog park, and a performance amphitheater. It is one of the clearest livability advantages for Cheyenne Ranch families -- a regional park of this scale would command a price premium in most Las Vegas Valley zip codes.
Nevada levies zero state income tax -- on wages, investment income, and retirement withdrawals -- a significant advantage over California, which taxes all income sources at rates up to 13.3% per the Franchise Tax Board. A household earning $100,000 annually saves roughly $5,000-$10,000 per year by living in Nevada rather than California. That differential, combined with Cheyenne Ranch's $270K-$450K price range versus California's $600K+ market, makes the financial case unusually direct.
Cheyenne Ranch sits in the I-15/US-95 corridor -- the valley's most efficient freeway network. The Strip runs 25 minutes south, downtown Las Vegas about 20 minutes via US-95, and Summerlin 20 minutes west. Henderson is 30 minutes on I-215 East. Mean commute times in the Las Vegas metro run about 25 minutes per U.S. Census ACS data, and Cheyenne Ranch's central North Las Vegas position matches that benchmark well for most valley destinations.
Cheyenne Ranch combines Nevada's zero income tax, a 3% primary-residence property-tax cap under NRS 361.471, and North Las Vegas's strong appreciation trajectory -- one of Nevada's fastest-growing cities per U.S. Census population data -- into a compelling long-hold case. Entry at $270K-$450K for modern 2000s-2010s construction in a maturing neighborhood near major employment corridors makes the fundamentals solid. Call (702) 637-1759 to discuss specific scenarios.
Cheyenne Ranch has no age restriction -- it is open to families, young professionals, retirees, and investors alike, which broadens the resale pool compared to the nearby 55-plus communities in ZIP 89084. That wider buyer pool is a meaningful liquidity advantage: more qualified buyers means faster days-on-market when sellers list, and a broader range of financing options (FHA, VA, conventional) without the HOPA approval layer that 55-plus communities require.
Both Cheyenne Ranch (ZIP 89032) and Aliante (ZIP 89084) are established North Las Vegas single-family communities with 2000s-2010s construction, but Aliante is a larger master-planned development with more structured amenities and slightly higher pricing. Cheyenne Ranch offers more attainable entry points at $270K-$340K alongside I-15 freeway proximity. The choice often comes down to whether you value Aliante's master-plan polish or Cheyenne Ranch's central-North-Las-Vegas commute access.
RTC (Regional Transportation Commission) bus routes serve the Cheyenne Avenue and US-95 corridors near ZIP 89032, connecting Cheyenne Ranch to downtown Las Vegas, the Strip, and North Las Vegas transit hubs. Cheyenne Ranch is primarily a car-based community by design -- most residents drive -- but the I-15 and US-95 adjacency means rideshare pickups are fast and airport runs cost roughly $25-$40.
At a Cheyenne Ranch price of $270K-$450K, California buyers are typically considering a condominium in an inland city or a small home in an aging neighborhood -- not a newer single-family home with a yard. California adds up to 13.3% state income tax on all income per the Franchise Tax Board; Nevada adds zero. The honest answer for most California families: Cheyenne Ranch buys a better physical product at a meaningfully lower purchase price with significantly lower ongoing tax costs.
Most Cheyenne Ranch buyers put down 3.5-20%. On a $380,000 home, that is $13,300 (FHA 3.5%) to $76,000 (20%) at closing. FHA and conventional loans both work well at this price range; VA loans allow 0% for eligible veterans -- meaningful in North Las Vegas's large veteran community. Cheyenne Ranch has no age restriction or HOPA layer, so financing options are straightforward. Call (702) 637-1759 for a lender referral.
Budget $80-$200 per month for common-area maintenance and community standards that protect curb appeal and resale value. Always request the full resale package -- current dues, reserve study, and any pending assessments -- early in escrow so there are no surprises at closing.
Most Cheyenne Ranch purchases close in 30-45 days through a Nevada escrow company. There is no 55-plus HOA age-verification step here -- the all-ages community means a standard Nevada resale timeline. Cash buyers can close in 14-21 days. Our team coordinates every step from offer to keys -- call (702) 637-1759 to get started.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
These are the eight queries Cheyenne Ranch buyers actually type into Google and AI assistants -- answered with specifics you can verify: GLVAR market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the plan record.
Cheyenne Ranch is in North Las Vegas, Nevada -- a separate incorporated city north of Las Vegas proper -- in ZIP code 89032. The distinction matters for property taxes (Clark County), school zoning (CCSD), and city services (City of North Las Vegas Police), but the community sits well within the greater Las Vegas Valley's daily commute and lifestyle radius.
Cheyenne Ranch is a residential single-family neighborhood covered by City of North Las Vegas Police. Property crime context varies by corridor -- buyers should benchmark ZIP 89032 specifically through FBI Uniform Crime Reporting data rather than relying on the city average, which blends neighborhoods at different safety levels. The residential character and owner-occupant concentration support neighborhood stability.
Cheyenne Ranch was developed by various builders during the 2000s-2010s construction wave in North Las Vegas. Because multiple builders contributed, floor plans, construction quality, and finish levels vary meaningfully between homes. Our team can pull the permit history on any specific address to identify the original builder and flag any notable construction notes.
Yes -- HOA dues run $80-$200 per month covering common-area maintenance, shared landscaping, and community standards. Always request the full resale package during escrow to confirm current dues, reserve health, and any pending assessments. Some sub-associations within ZIP 89032 have weaker reserve funding than others -- a point worth negotiating.
Nellis AFB is approximately 15 minutes east of Cheyenne Ranch via Craig Road -- one of the primary reasons North Las Vegas ZIP 89032 has a large military and veteran household concentration. VA loans work seamlessly here without the HOPA age-verification layer required in 55-plus communities. Our team coordinates VA purchase paperwork regularly.
The Craig Ranch commercial corridor along Craig Road provides grocery, dining, and retail within 5 minutes. Smith's, Walmart, and various dining options anchor the strip. The broader Cheyenne Avenue corridor adds additional retail. For major shopping, the Centennial Center area is about 15 minutes west via US-95 and Ann Road.
Henderson offers consistently stronger school ratings and master-plan polish at a price premium -- median list around $548K vs. $427K in ZIP 89032. Cheyenne Ranch wins on entry price and I-15 commute access; Henderson wins on schools and citywide safety metrics. Families with school-age children often lean Henderson unless budget constraints make Cheyenne Ranch the practical entry point.
Yes -- Cheyenne Ranch is one of the more accessible first-time buyer markets in the Las Vegas metro: entry at $270K-$340K, FHA 3.5% down works without HOPA restrictions, and Nevada's zero state income tax helps household cash flow from the first paycheck. Charter school alternatives at 8/10 within 12-15 minutes address the zoned high school trade-off for families.
WHY NEVADA REAL ESTATE GROUP
Direct North Las Vegas community knowledge across ZIP 89032, 9,600+ closed transactions, and $4.85B+ in total volume since 2011. Our agents know which Cheyenne Ranch sub-blocks have the strongest construction history, how to evaluate HOA reserve health across multiple-builder communities, and how to coordinate VA purchase paperwork without the delays that trip up generalist agents.
WORK WITH THE BEST
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
Compare Cheyenne Ranch with neighboring communities and nearby cities across the Las Vegas Valley -- from Lynbrook at $280K+ next door to Summerlin at $728K median 20 minutes west. Each card pairs commute time with price positioning so you can judge whether a different community buys you a meaningfully better fit for your budget.
More North Las Vegas communities
Shopping the whole city? Browse all North Las Vegas homes for sale — live MLS listings updated daily.
A-Z INDEX
The North Las Vegas ZIP 89032 corridor includes Cheyenne Ranch, Lynbrook, and Coleman Highlands -- all value-priced all-ages single-family communities with 2000s-2010s construction. Entries below are indexed for quick orientation; our team can pull current listings and HOA documents for any.
KEEP LEARNING
These guides extend the research most Cheyenne Ranch buyers do next -- understanding the North Las Vegas market, comparing communities across the valley, and mapping the buying process as a California relocator -- each written by our team from the same GLVAR MLS data and primary sources used throughout this page.
MARKET GUIDE
The valley-wide playbook -- pricing, inventory, rates, and where Las Vegas metro momentum actually is this year.
Read →CITY HUB
Every North Las Vegas community, market data, and the city comparison tools buyers need in one place.
Read →CITY HUB
The broader Las Vegas metro -- all cities, price comparisons, and the context for any North Las Vegas decision.
Read →SAFETY GUIDE
A data-backed look at NLV crime, neighborhoods, and where families buy.
Read →COST GUIDE
A real monthly budget for NLV — housing, utilities, taxes, and more.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. ZIP 89032 figures are presented as area benchmarks -- not community-only data -- because Cheyenne Ranch is not separately tabulated by the Census. Follow any link below to verify.
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).
Updated: September 2026 · Next update: October 15