4/10Crestwood Elementary
Zoned · Garside area
K-5450 Students20:1
Central Las Vegas
Garside Homes For Sale
Nevada's #1 team for Garside real estate. Search central Las Vegas mid-century and ranch-style homes — $200K to $450K, no HOA in most sections, and five minutes to the Arts District — with live MLS data.
MEDIAN LIST PRICE (ZIPs 89101/89104)
$422K
LVR / GLVAR, June 2026
HOMES IN THE NEIGHBORHOOD
2,500+
Community records
ESTABLISHED
1960
Various Builders
DAYS ON MARKET
23
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Garside at a Glance?
Garside is a 300-acre central Las Vegas mid-century neighborhood with 2,500-plus homes from $200K to $450K, no HOA in most sections, and five-minute access to the Arts District. ZIPs 89101/89104 show a $422,500 median list and 23-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this urban address.
- The neighborhood: established 1960 by various builders — 300 acres of mid-century and ranch-style homes in central Las Vegas, with newer infill adding contemporary units in select pockets.
- The price ladder: $200K–$250K for original-condition smaller homes in Garside South, $220K–$350K in Garside Central, and $250K–$450K in Garside North closest to Fremont — all with no HOA in most sections.
- Schools: Las Vegas Academy rates 9/10 on GreatSchools — one of the highest-rated public high schools in Nevada; zoned elementaries at 4/10. Zone boundaries should be verified with CCSD before offering.
- Market pace: 23-day median from list to accepted offer across ZIPs 89101/89104 — an active urban market where entry-price inventory moves quickly.
- Location: 5 minutes to the Arts District and Fremont Street, 8 minutes to the Strip, 12 minutes to Harry Reid Airport.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Garside Homes for Sale?
ZIPs 89101 and 89104 carried 174 active listings in June 2026 according to Las Vegas REALTORS MLS data; Garside's 2,500-plus mid-century single-family homes are the core residential fabric within that ZIP area. Newest listings appear below, refreshed daily — every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Garside Homes Sell in Each Price Range?
Garside's pricing spans $200,000 for entry-level original-condition homes to $450,000 for larger or fully renovated properties, with the surrounding ZIPs 89101/89104 showing a $422,500 median list price per Las Vegas REALTORS June 2026 MLS data. The bands below show the modeled split across 174 active ZIP-area listings, with Garside mid-century stock concentrated in the lower and middle tiers.
Browse Garside Listings
How Can You Find a Garside Home by Section, Condition & Price?
ZIPs 89101/89104's 174 active listings break down into three Garside sections, multiple property types, and the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across the ZIP area.
Which Garside Sections Should You Explore?
Garside's three internal sections differ by proximity to the Fremont corridor, price floor, and walkability to Arts District amenities. Each card links to the most relevant hub or live search so you can see current inventory and lifestyle fit.
Urban · Walkable · Fremont Corridor
Garside North
Mid-Century · Established · Single-FamilyGarside Central
Affordable · Medical District AccessGarside South
Gallery Row · Creative · RestaurantsArts District (18b)
Urban Core · Condos · EmploymentDowntown Las Vegas
All Las Vegas NeighborhoodsLas Vegas (citywide)
Suburban · Schools · Master-PlannedHenderson
Affordable · Growing · FamilyNorth Las Vegas
By Property Type
By Price Range
Updated daily · 174 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Garside Listings First?
Custom alerts by section, price, condition tier, and beds — no spam, unsubscribe anytime. With a 23-day median market pace and entry-price inventory moving quickly, well-priced Garside homes go under contract before many buyers see them. Alert subscribers receive new listings within hours of hitting the MLS.
- 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
EDUCATION4/10 
10/10
10/10
10/10
9/10
How Are the Schools in Garside, Las Vegas?
The standout school for Garside families is Las Vegas Academy — a 9/10-rated magnet high school for arts and international studies, one of the highest-rated public high schools in Nevada. Zoned elementary and middle options rate 4/10; Bishop Gorman High School anchors the private tier. Explore Knowledge Academy provides a charter K-12 alternative. Verify CCSD zone boundaries before offering.
4/10Top Rated
6/10
6/10Explore Knowledge Academy
Charter · Central Las Vegas
K-12800 Students19:1
10/10Bishop Gorman (Lower)
Private · Las Vegas (15 min)
K-5300 Students13:1
10/10Alexander Dawson School
Charter · Summerlin (20 min)
K-8500 Students14:1
10/10The Meadows School (Lower)
Private · Summerlin (20 min)
K-5400 Students12:1
9/10Faith Lutheran (Lower)
Private · Summerlin area (25 min)
K-5450 Students15:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Garside Families?
According to GreatSchools.org, Garside families access Las Vegas Academy (9/10) as a magnet option, with Bishop Gorman (10/10) and The Meadows School (10/10) anchoring the elite private tier. Zoned elementary and middle campuses rate 4/10; cross-checked against the Nevada Report Card. Ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 10/10 | Las Vegas · 15 min | $200,000+ |
| 2 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 20 min | $200,000+ |
| 3 | Las Vegas Academy | Public magnet | 9-12 | 9/10 | Central Las Vegas · 5 min | $200,000+ |
| 4 | Explore Knowledge Academy | Public charter | K-12 | 6/10 | Central Las Vegas | $200,000+ |
| 5 | Fremont Middle School | Public (zoned) | 6-8 | 4/10 | Central Las Vegas | $200,000+ |
SAFETY & CRIME
Is Garside Safe?
Direct Answer
Garside is a diverse urban revitalization neighborhood where conditions vary by block — typical of central-city areas in transition. The broader Las Vegas metro tracks below national violent-crime averages in FBI Uniform Crime Reporting comparisons. Our team provides street-level guidance on specific blocks, and we recommend driving your shortlisted streets at different times of day before committing.
- Safety conditions vary block by blockCentral-city revitalization pattern
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- Established residential homes in the neighborhoodCommunity records
- Central Las Vegas revitalization investmentCity of Las Vegas records
What Buyers Should Know
Central Las Vegas neighborhoods in the Garside ZIP area benefit from the broader reinvestment cycle that has brought new restaurants, galleries, and businesses to the Arts District and Fremont East corridor. Revitalization tends to improve safety metrics over time as active commercial use and owner-occupancy rates rise — both of which are trending upward in this area.
Within Garside, blocks closest to the Arts District and the Medical District have seen the most consistent investment activity and are generally considered the most stable sections. Garside North, closest to the Fremont corridor, has benefited most from downtown Las Vegas reinvestment. Garside South, closest to the Medical District, draws healthcare workers who appreciate the short commute.
For buyers wanting additional safety intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data, and Nevada Real Estate Group can provide street-level context on specific target blocks from our transaction history in the area. Always conduct your own site visits before finalizing a purchase decision.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
Living In
What's It Like Living in Garside, Las Vegas?
The Answer
Garside delivers central Las Vegas urban living at its most accessible price: 300 acres of mid-century character, no HOA in most sections, 2,500-plus single-family homes from $200K, and five-minute access to the Arts District and downtown employment. City of Las Vegas handles municipal services. Nevada's zero income tax keeps carrying costs competitive for buyers from high-tax states.
What is Garside known for?
Garside is known as one of central Las Vegas' most affordable mid-century neighborhoods — a 1960s collection of ranch-style and traditional homes on traditional city lots, no HOA in most sections, five minutes from the Arts District and Fremont Street, and entry pricing from $200,000 that makes homeownership accessible to first-time buyers and investors chasing renovation upside.
Who should live in Garside?
It fits first-time buyers seeking the lowest ownership-cost entry in central Las Vegas, investors targeting mid-century value-add opportunities near the Arts District, remote workers who want walkable urban living without HOA overhead, Medical District and downtown employees prioritizing a short commute, and renters ready to buy before the revitalization cycle prices them out.
What is daily life like?
Mornings walk or bike to a coffee shop near the Arts District or Fremont East, afternoons work remotely or commute five minutes to the Medical District, and evenings explore the growing gallery-and-restaurant strip on Main Street — returning to a mid-century home with a private yard and no HOA telling you what color to paint the fence.
Location
Where Is Garside
Garside anchors the residential fabric east of downtown Las Vegas, south of the Fremont corridor, in ZIPs 89101 and 89104. About 300 acres. Roughly 5–8 miles from the Strip.
Arts District (18b)
5
Min
Fremont Street
5
Min
Medical District
5
Min
Strip
8
Min
Airport
12
Min
Garside
At a Glance$422,500
Median List Price (ZIPs 89101/89104)
$360,000
Median Sold (past 100 days)
174
Active Listings (ZIPs 89101/89104)
23
Days on Market
- Setting
- Mid-century urban, central Las Vegas
- Acreage
- ~300 acres
- Homes
- 2,500+
- Established
- 1960
- Developer
- Various Builders
- Sections
- 3 (North, Central, South)
- HOA
- None in most sections ($0–$80/mo)
- Type
- Single-Family · Mixed · Urban
- Nearby Anchor
- Arts District (5 min)
- Sunshine
- 300 days/year
- Schools
- Las Vegas Academy 9/10 (GreatSchools)
- Distance to Strip
- ~8 min
LIVABILITY REPORT CARD
How Does Garside Score for Livability?
Garside earns high marks for affordability, central location, and investment potential, with honest trade-offs on school quality at the elementary and middle levels and the block-by-block safety variation typical of central-city revitalization areas. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first Garside tour.
Grade B: Safety
Conditions vary by block in this revitalization area. Las Vegas metro tracks below national violent-crime averages per FBI UCR; drive specific streets at different times of day before committing.
Grade B+: Schools
Las Vegas Academy (9/10 GreatSchools) is the standout — one of Nevada's top public high schools. Zoned elementary and middle schools rate 4/10; Bishop Gorman anchors private options nearby.
Grade A+: Cost of Living
Entry from $200K with no HOA in most sections, 0.5–0.75% effective property tax, and zero Nevada state income tax — one of the lowest total ownership-cost profiles in Las Vegas.
Grade A: Amenities
Five minutes to the Arts District's galleries and restaurants, five minutes to Fremont East, eight minutes to Strip entertainment — a rich urban amenity footprint without master-plan membership fees.
Grade B: Outdoor Access
Gary Reese Freedom Park (29 acres) and Jaycee Park provide neighborhood green space. Red Rock Canyon and Sunrise Mountain are accessible but require a 20-25 minute drive.
Grade A+: Commute
Five minutes to Medical District and downtown employers, eight minutes to the Strip — one of the shortest work commutes in the Las Vegas Valley for centrally employed households.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Garside a good place to live in Las Vegas?
For buyers prioritizing affordable central Las Vegas homeownership, Garside delivers: no HOA in most sections, mid-century homes from $200,000, five-minute access to the Arts District and downtown employment, and eight minutes to the Strip. The honest trade-offs are block-by-block safety variation typical of revitalization corridors and zoned elementary and middle schools that rate 4/10 on GreatSchools. Las Vegas Academy's 9/10 rating is the standout public high school option; Nevada's zero state income tax sweetens every relocation here.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Garside?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Garside — the parent city holds 656,274 residents with a $66,820 median household income. Community records put Garside at 8,000-plus residents across 2,500-plus households, with a 42% homeownership rate and average household income estimated above $45,000.
The Census does not break Garside out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the neighborhood, our closing data shows a blend of first-time buyers drawn by the sub-$250,000 entry, Medical District and downtown employees prioritizing a short commute, investors targeting renovation-upside mid-century homes, and long-term residents who have lived in Garside for decades through multiple revitalization cycles.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~37
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Garside is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Garside Area Growing?
Garside itself is built out — the 2,500-plus home neighborhood completed its primary development in the 1960s through 1980s — while infill construction adds units in select pockets and the broader central Las Vegas corridor continues attracting investment. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and the Arts District revitalization has brought measurable foot traffic and buyer interest to the surrounding blocks.
656,274Las Vegas city residents (Census)
2,500+Homes in Garside neighborhood
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Inside Garside, growth means infill construction and renovation turnover rather than greenfield expansion: the neighborhood's lot supply is established, so every new Las Vegas resident seeking affordable central-city homeownership competes for existing stock. The Arts District revitalization creates demand pressure from buyers who want walkable urban living near that amenity corridor — a dynamic that is moving Garside pricing gradually upward from its historic floor.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Garside separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Garside Score for Livability?
Garside pairs an A-grade for affordability and commute convenience with honest trade-offs on elementary school ratings and block-by-block safety variation. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data for central Las Vegas.
- 74B+
Overall Livability
- 68B
Schools (zoned)
- 70B
Safety
- 95A+
Cost of Living
- 86A-
Amenities
- 72B+
Commute
MARKET TRENDS · LAST 12 MONTHS
How Is the Garside Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIPs 89101/89104 from Las Vegas REALTORS MLS data. Scope honesty first: these ZIPs cover a broader area than Garside's 2,500 homes, and monthly points are indicative values anchored to the probed 100-day medians — read the level and pace, not single-month wiggles.
Median Sold Price
$340K–$365K monthly band; $360,000 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
19–32 day monthly range; 23 median over the last 100 days — active entry-price urban market
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Consistent volume reflecting the ZIP area's affordable price tier and investor activity
vs May 2025
Source: Las Vegas REALTORS
23
MEDIAN DAYS ON MARKET
$422K
ZIP-AREA MEDIAN LIST
174
ACTIVE LISTINGS (ZIPs 89101/89104)
< 1 hr
OUR RESPONSE TIME
ACTIVE URBAN MARKET
Get matched with a
Garside specialist.
Market Competitiveness
How competitive is Garside right now?
Garside is an active, price-accessible urban market — sold homes across ZIPs 89101/89104 averaged 23 median days over the past hundred days per Las Vegas REALTORS data. Entry-price inventory and renovated properties draw buyer competition; original-condition homes give more room for inspection-based negotiation. Investor activity is consistent at this price tier.
65Active
- 23 daysMedian days on market (sold, 100d)
- 2,500+Total homes in neighborhood
- 174Active listings (ZIPs 89101/89104, June 2026)
- $295/sqftMedian sold price per sq ft
Is Garside Right for You?
Who Should Buy a Home in Garside?
Garside is a focused urban value play — three sections from $200,000 Garside South entry homes to $450,000 renovated Garside North properties near Fremont, all with no HOA in most sections and five-minute Arts District access. Six buyer profiles match lifestyles to sections, followed by honest pros and trade-offs.
Which Garside Sections Fit Your Buyer Type?
First-Time Buyers
- Entry from $200K — conforming loan limits apply, FHA and conventional accessible
- No HOA in most sections keeps total monthly costs minimal
- Garside South section for the lowest entry pricing
- Verify school zones with CCSD before offering
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Mid-century urban character at a fraction of coastal pricing
- Arts District walkability without the Los Angeles price tag
- Nevada DMV within 30 days; registration within 60
Value-Add Investors
- Mid-century renovation upside — no HOA restrictions on improvements
- Garside North and Central for strongest revitalization-driven appreciation
- Rents $1,400–$2,200/mo for well-renovated central Las Vegas homes
- Underwrite block by block — Nevada Real Estate Group supplies comp data
Medical District & Downtown Employees
- Five-minute commute to Medical District hospitals and clinics
- Five-minute drive to downtown Las Vegas employment
- No HOA keeps carrying costs predictable on a single income
- Garside South section positions buyers closest to Medical District
Arts District Lifestyle Buyers
- Five minutes to the 18b Arts District gallery and restaurant row
- First Friday event access on foot or a short drive
- Garside North walkability strongest to Fremont corridor amenities
- Compare against Arts District lofts — Garside gives you a yard
Budget-Conscious Renters Ready to Buy
- Rent $1,400–$1,800/mo in central Las Vegas — ownership often cheaper
- 3–5% down on conforming loans; Nevada Housing Division programs available
- Monthly PITI from roughly $1,350 on a $200K FHA purchase
- Our team walks through buy-vs-rent math at your specific price point
Best Fit For
- First-time buyers — the most accessible single-family homeownership in central Las Vegas — from $200,000, no HOA in most sections, and conforming loan limits that keep financing straightforward.
- California relocators — a mid-century urban character home at a fraction of coastal pricing, zero state income tax, and a five-minute walk to the Arts District.
- Value-add investors — mid-century renovation upside on traditional city lots with no HOA restrictions limiting improvement scope.
- Medical District and downtown employees — a five-minute commute in both directions — the shortest central Las Vegas commute available at this price point.
- Arts District lifestyle buyers — five-minute access to Las Vegas' most active cultural neighborhood without paying downtown loft premiums.
- Budget-conscious renters ready to buy — a conforming-loan, low-down-payment path to homeownership where monthly ownership costs can be competitive with central Las Vegas rents.
Ready to explore homes in Garside? Our team knows every section, block condition tier, and renovation-cost estimate in central Las Vegas.
Start Your Home SearchPros
- Entry pricing from $200,000 — most affordable single-family homeownership in central Las Vegas
- No HOA in most sections — full renovation flexibility and the lowest possible monthly carrying costs
- Five minutes to the Arts District, Fremont East, Medical District, and downtown Las Vegas employment
- Las Vegas Academy (9/10 GreatSchools) — one of Nevada's highest-rated public high schools, accessible from Garside
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Mid-century renovation potential — value-add upside unavailable in newer HOA-governed communities
- Eight minutes to Strip employment — the shortest Strip commute from an affordable central Las Vegas neighborhood
Honest Considerations
- Zoned elementary and middle schools rate 4/10 on GreatSchools — private or charter alternatives require budgeting or driving
- Block-by-block safety variation typical of revitalization areas — drive specific streets before committing
- Limited new inventory — housing stock is primarily mid-century; renovation budgets can run $30,000–$100,000+ depending on scope
- No master-plan amenities — no community pool, fitness center, or HOA-managed common areas in most sections
- Extreme summer heat — 108°F+ stretches July through September, like all of the Las Vegas Valley
- Resale value affected by condition and block quality — comps vary more widely here than in suburban master-planned communities
Section Comparison
How Do Garside's 3 Sections Compare?
A like-for-like comparison of Garside's three internal sections — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-section figures are Nevada Real Estate Group-modeled slices of the ZIP 89101/89104 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Garside North | ~$310,000 | ~$220 | 20 | ~55 | Urban · Walkable · Fremont Access |
| Garside Central | ~$265,000 | ~$195 | 23 | ~75 | Established · Mid-Century Character |
| Garside South | ~$225,000 | ~$175 | 25 | ~44 | Affordable Entry · Medical District |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89101/89104) — per-section medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Section Deep Dive
What's Inside Garside's Top Sections?
Submarket 1
Garside North
The most walkable section — closest to the Fremont corridor and downtown Las Vegas, with the strongest Arts District access and the neighborhood's highest price floor. Buyers here trade some price for the most urban location in the neighborhood.
Browse Garside North homes →~$310KMedian Price
20Days on Market
~55Active Listings
~$220Price / Sq Ft
Submarket 2
Garside Central
The core residential fabric of the neighborhood — mid-century and ranch-style homes with the most established community character, mature trees on traditional lots, and the broadest selection of renovation-upside properties.
Browse Garside Central homes →~$265KMedian Price
23Days on Market
~75Active Listings
~$195Price / Sq Ft
Submarket 3
Garside South
The most affordable entry point in Garside — smaller lots, more original-condition inventory, and proximity to the Medical District that draws healthcare workers. The most accessible first-time buyer section in the neighborhood.
Browse Garside South homes →~$225KMedian Price
25Days on Market
~44Active Listings
~$175Price / Sq Ft
Submarket 4
Arts District Amenity Corridor
The lifestyle engine driving Garside's revitalization value: the 18b Arts District's galleries and restaurants five minutes away, Fremont East's live music and nightlife five minutes north, and the Medical District's hospitals and clinics five minutes southwest. Owning in Garside puts this entire central Las Vegas amenity footprint within reach without paying downtown loft premiums.
Browse Arts District Amenity Corridor homes →5Minutes to Arts District
9/10Las Vegas Academy Rating
$200KEntry Price in Garside South
0HOA in Most Sections
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Garside
section fits your lifestyle?
BY ZIP CODE
What Does the Garside Market Look Like Across ZIPs 89101 and 89104?
Garside spans portions of ZIPs 89101 and 89104 in central Las Vegas, but both ZIPs encompass a broader area beyond the neighborhood's 300 acres. The table below presents each ZIP as a corridor, with an honest note about how Garside's mid-century stock sits within the broader downtown-adjacent ZIP data per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89101 | Central Las Vegas — Garside North, Downtown-adjacent residential, Fremont corridor | $422,500 | ~$295 | 23 | 100 | n/a* |
| 89104 | Central Las Vegas — Garside Central and South, Mid-century residential east of downtown | $422,500 | ~$295 | 23 | 74 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $422,500 ZIP median blends Garside's mid-century residential stock with broader downtown-adjacent inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Garside Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or GreatSchools — capture Garside faster than any brochure: a $422,500 ZIP-area median list price, 23 median days on market, 2,500-plus homes with no HOA in most sections, and a 9/10-rated high school in a neighborhood established in 1960.
$422,500
Median list price across ZIPs 89101/89104 (central Las Vegas), June 2026.
Las Vegas REALTORS
$360,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
23
Median days from list to accepted offer — active urban market pace for entry-price central Las Vegas.
LVR / GLVAR, June 2026
2,500+
Homes in Garside — an established mid-century neighborhood with renovation-upside potential across the stock.
Community records
~300
Neighborhood acres established in 1960 by various builders across central Las Vegas.
Community records
9/10
GreatSchools rating at Las Vegas Academy — one of Nevada's highest-rated public high schools, accessible from Garside.
GreatSchools.org
$200K
Entry price for single-family homeownership in Garside South — most affordable central Las Vegas option.
Community records / LVR
$66,820
Median household income in Las Vegas city, the parent municipality per U.S. Census QuickFacts.
U.S. Census QuickFacts
WHY GARSIDE
Why Does Garside Stand Apart From Its Peers?
From the no-HOA flexibility to the nine-minute airport run, Garside occupies ground no higher-priced suburban neighborhood can claim at its price point in Las Vegas. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools, and Las Vegas REALTORS — so you can check every claim.
- Las Vegas REALTORS / GLVAR, June 2026
Most affordable urban homeownership in central Las Vegas
Entry pricing from $200,000 on a traditional city lot — mid-century character and no HOA in most sections at a price point that suburban master plans cannot match.
- Nevada Department of Taxation
Zero state income tax
Nevada levies no personal income tax — a meaningful advantage for every buyer relocating from California, Arizona, or other income-tax states.
- NRS 361.471
3% property-tax cap on primary residences
Annual increases on a primary residence are capped by statute — predictable carrying costs at every price point in Garside.
- GreatSchools.org / Community records
Five minutes to the Arts District and downtown employment
Las Vegas Academy (9/10), the Arts District's gallery-and-restaurant row, Medical District hospitals, and downtown offices are all within a five-minute drive.
- Community records / Nevada Real Estate Group analysis
Renovation potential in a revitalization corridor
Mid-century homes on traditional lots with no HOA restrictions give buyers a value-add upside play unavailable in newer HOA-governed communities.
WHY BUY IN GARSIDE
What Are the Top 10 Reasons to Buy a Home in Garside?
Garside's case rests on urban affordability, central location, and Nevada's favorable tax structure: property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, no HOA in most sections, and mid-century homes from $200,000 in a revitalization corridor minutes from the Arts District. Ten sourced reasons follow.
Entry pricing from $200,000
Some of the most affordable single-family homeownership in central Las Vegas on traditional city lots.
Las Vegas REALTORS / GLVAR, June 2026
Zero state income tax
Nevada levies no personal income tax — immediate financial advantage for buyers relocating from income-tax states.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable, low carrying costs at this price tier.
NRS 361.471
No HOA in most sections
Full flexibility on renovations, paint colors, and use — no association restrictions in the majority of Garside.
Community records
Five minutes to the Arts District
18b Arts District galleries, restaurants, and creative businesses are a five-minute drive from most Garside streets.
Community records
Eight minutes to the Strip
Las Vegas resort and casino employment — the metro's largest job sector — via I-15 from central Garside.
Community records
Renovation-upside potential
Mid-century homes with no HOA restrictions give buyers a value-add play that newer HOA communities cannot offer.
Community records / Nevada Real Estate Group analysis
Las Vegas Academy (9/10) access
One of Nevada's highest-rated public high schools — a magnet program accessible from a Garside address.
GreatSchools.org
Revitalization momentum
Arts District and downtown Las Vegas reinvestment is expanding the amenity footprint of the surrounding blocks year over year.
City of Las Vegas / Nevada Real Estate Group analysis
Twelve-minute airport commute
Harry Reid International Airport is twelve minutes via I-515 — the shortest airport commute from central Las Vegas.
Community records
New Construction
Who Builds New Homes In and Around Garside?
Garside is largely built out with mid-century and established stock — new construction within the neighborhood is limited to infill projects on individual lots. Active new-build communities from national builders are 15-25 minutes away in Southwest Las Vegas, Henderson, and North Las Vegas. Verify current communities and incentives before writing an offer.
Family & Mid-Market
Lennar
Volume builder with active communities 20 minutes from Garside
Entry & Mid-Market
DR Horton
Most accessible entry-price new construction in the metro
Entry & Family
KB Home
Personalization studio model with strong entry-price presence
Family
Richmond American
Accessible new builds within 20 minutes of Garside
Mid-Market
Century Communities
Value-tier new construction with active Las Vegas presence
Outdoor Recreation
What Outdoor Amenities Does Garside Offer?
Gary Reese Freedom Park anchors outdoor recreation in the Garside area, complemented by Jaycee Park and the broader Las Vegas parks network. The City of Las Vegas maintains both parks and manages the city's trail and recreation infrastructure, while regional destinations like Red Rock Canyon and Floyd Lamb Park are accessible within 25 minutes.
IN-AREA
Gary Reese Freedom Park
~29 acresSports Fields · Playground · Pool · Community CenterFree
The primary park for Garside residents at 850 N Mojave Rd — sports fields, a community pool, playground, and a community center with programming. One of the larger neighborhood parks in central Las Vegas.
IN-AREA
Jaycee Park
~8 acresPlayground · Basketball · PicnicFree
Neighborhood park at 2301 E St Louis Ave with playground equipment, basketball courts, and shaded picnic areas — a community gathering point for Garside Central and South residents.
5 MIN
Arts District (18b) Sidewalks and Plazas
Urban streetscapeWalking · Gallery Strolls · Dining · EventsFree
The 18b Arts District's gallery row, restaurant patios, and First Friday event programming give Garside residents a walkable cultural destination minutes from the neighborhood.
15 MIN
Sunset Park
324 acresVolleyball · Tennis · Fishing · TrailsFree
One of Las Vegas' largest parks, 15 minutes southeast — a beach volleyball complex, lake, tennis courts, and open fields popular with the whole valley.
20 MIN
Floyd Lamb Park at Tule Springs
2,040 acresWalking · Birding · Historic ranchCity fee
Historic ranch and nature preserve in northwest Las Vegas with walking paths, duck ponds, and birding — a quiet escape from the urban core.
25 MIN
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · ClimbingNPS fee
Las Vegas' most dramatic natural landmark — the 13-mile Scenic Loop, 26 miles of trails, and world-class rock climbing, about 25 minutes west via Charleston Blvd.
20 MIN
Sunrise Mountain Trail Network
Regional trailsHiking · Biking · Desert ViewsFree
Eastern Las Vegas trail system with views over the valley and the Spring Mountains — a popular hiking destination for central Las Vegas residents seeking desert elevation.
20 MIN
Las Vegas Ballpark (Downtown Summerlin)
MLB-quality stadiumAviators baseball · EventsTicket
The Las Vegas Aviators' stadium 20 minutes northwest — Triple-A baseball with craft food and open-air seating for summer family outings.
The Garside Lifestyle
What Does a Weekend in Garside Look Like?
Three everyday moods within minutes of the neighborhood: a gallery walk through the Arts District, a live music night on Fremont East, and a morning at the City of Las Vegas's Gary Reese Freedom Park — with the Strip eight minutes south for any occasion that demands it.
300Acres of Neighborhood
1960Year Established
5Minutes to Arts District
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Garside Homes This Weekend?
Open houses in Garside are straightforward — no gate coordination required. With 174 active listings across ZIPs 89101/89104 and a 23-day median market pace, well-conditioned homes move quickly. Set up instant alerts, browse current inventory, or call (702) 637-1759 and our team will schedule your weekend tour of Garside and surrounding central Las Vegas neighborhoods.
Quick Answer
What are HOA fees in Garside?
Most of Garside has no HOA — the majority of the neighborhood's 2,500-plus homes are on traditional city lots with no association. Newer infill developments carry modest fees up to $80 per month. No HOA means homeowners set their own renovation and use rules, subject only to City of Las Vegas zoning and building codes. Confirm whether a specific home carries any association obligation before submitting an offer.
Moving to Garside
Should I Move to Garside in Las Vegas?
Out-of-state buyers moving for work at the Strip, Medical District, or downtown Las Vegas find that Garside's central location eliminates commute overhead entirely. Nevada charges zero state income tax versus California's 13.3% per the Franchise Tax Board; that single line, combined with sub-$450,000 pricing and a five-minute walk to the Arts District, finances most Garside relocations.
Why Urban Value Buyers Are Choosing Garside
The tax math works at every price point, but it hits hardest for buyers who have been priced out of coastal urban neighborhoods: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $100,000 saves $8,000 or more per year in state income taxes alone. Garside adds the central-city lifestyle argument at a price point coastal markets cannot match: mid-century character, no HOA in most sections, five minutes to the Arts District and Fremont East, eight minutes to the Strip, and entry pricing from $200,000 that places homeownership within reach for first-time buyers and investors alike.
At a $350,000 budget, buyers in most California coastal cities are looking at a condo with high HOA fees or a long commute. That same budget in Garside secures a mid-century single-family home with no HOA, renovation potential, and a central Las Vegas address five minutes from the Arts District and Medical District — with Nevada's zero income tax stretching every dollar further and the Las Vegas job market offering employment across hospitality, healthcare, and a growing technology sector.
According to Las Vegas REALTORS, the median list price across ZIPs 89101/89104 is $422,500. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. FBI Uniform Crime Reporting data places the Las Vegas metro below national violent-crime averages, and GreatSchools rates Las Vegas Academy — accessible from Garside — at 9/10, making it one of the strongest public high school options in the state.
Garside runs on central Las Vegas' economic engine: Strip resort employment eight minutes away, Medical District hospitals and clinics five minutes from most streets, downtown government and legal sectors minutes away, and the growing Arts District creative economy adding restaurant, retail, and gallery jobs to the immediate neighborhood. The Las Vegas metro has diversified meaningfully beyond gaming, with technology and financial-services sectors adding high-income jobs that Garside's central position serves well.
Cost of Living Snapshot — Garside, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is housing: a mid-century home with renovation potential in a central, walkable urban neighborhood that costs $250,000–$450,000 in Garside would list above $800,000 in comparable Los Angeles neighborhoods — if it were available at all.
| Metric | Garside, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Urban Mid-Century Home Entry | $200K (Garside) | $800K+ typical |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1% on new purchases |
| HOA Monthly (most sections) | None | $300–$800+ typical |
| Airport Commute | 12 min (Harry Reid via I-515) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Garside Rental Market — Rent vs. Own
Single-family rentals in central Las Vegas's Garside area typically run $1,400–$2,200 per month depending on size, condition, and proximity to the Arts District. Investor demand is active at the entry price tier — well-renovated homes attract reliable long-term tenants working in the Medical District, downtown employment, and the Strip. Short-term rentals in Las Vegas are regulated — confirm current City of Las Vegas short-term rental rules before underwriting nightly income on any Garside property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Already planning a relocation to central Las Vegas? Our team provides street-level block guidance, renovation-cost estimates, access to off-market inventory, and value-add investment analysis for Garside and surrounding central Las Vegas neighborhoods.
Start Your Garside Home SearchRELOCATION TIMELINE
How to relocate to Garside in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Garside buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your section and set a budget
Decide which Garside you are buying: $200K–$250K South section entry homes, $220K–$350K Central mid-century character, or $250K–$450K North walkable-urban near Fremont. Each section carries different revitalization momentum and commute positioning.
Get pre-approved — conforming-loan range
Garside falls entirely within conforming loan limits, so conventional (3–5% down), FHA (3.5% down), and VA (0% down for veterans) financing all apply. Get pre-approved before touring so you can act quickly when a well-conditioned home surfaces.
Hire a central Las Vegas specialist
Block quality, renovation-cost estimates, and condition-adjusted pricing all drive significant value differences between similar-looking homes in Garside. An agent who knows central Las Vegas saves real money on the buy side.
Tour and drive specific blocks
Garside has no gate — open access for all showings. Always drive your target blocks at different times of day, including evenings. Nevada Real Estate Group will walk you through block-level conditions on every Garside showing.
Write and negotiate the offer
Well-conditioned and recently renovated homes attract multiple offers at the 23-day-median pace. Original-condition homes give more inspection-contingency negotiating room. Build renovation cost estimates into your offer price discipline.
Inspection, title, and any HOA check
Mid-century construction means plumbing, electrical, and roof systems may need updating — budget a thorough inspection and price findings into your negotiation. Confirm HOA status (most have none) with the title company on day one of escrow.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. FHA and conventional appraisals at this price tier are typically faster to schedule than jumbo — the process is relatively streamlined.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Las Vegas water), change your address with USPS and financial institutions, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Garside Economy?
Garside residents work across the Strip resort economy, Medical District healthcare sector, downtown government and legal offices, and the growing Arts District creative economy. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market has historically run low unemployment driven by tourism, healthcare, technology, and financial services — all accessible from Garside's central position.
$45K+Estimated avg household income, Garside areaCommunity records / demographic estimates
42%Homeownership rate in GarsideCommunity records
5 minTo Medical District healthcare employmentVia local streets
8 minTo Strip resort employment via I-15Via E Sahara Ave and I-15
Top Garside-Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — about eight minutes from Garside via E Sahara Ave to I-15 south
- University Medical Center and Medical District hospitalsMajor healthcare employment complex about five minutes from Garside — UMC is Nevada's only Level I trauma center
- City and Clark County government officesDowntown Las Vegas government employment five minutes away — courts, administration, and public services
- Las Vegas Convention CenterMajor convention and meeting-industry employer about ten minutes east via E Sahara Ave
- Arts District businesses and creative economyGrowing gallery, restaurant, and creative-industry employment five minutes south via S Maryland Pkwy
- Nevada financial and legal services sectorDowntown law firms, title companies, and financial institutions within a five-minute commute for Garside North residents
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Garside Compare to Nearby Central Las Vegas Neighborhoods?
If you are weighing Garside against other central Las Vegas addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Garside wins on price floor and no-HOA flexibility, downtown proximity is shared across the group — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Garside | Downtown Las Vegas | Spring Valley | Henderson |
|---|---|---|---|---|
| Entry Price | $200K | $200K (condos) | $300K | $350K |
| HOA Monthly | None (most sections) | $100–$800 (condos) | $50–$200 | $50–$250 |
| ZIP Median List | $422.5K (89101/89104) | $422.5K (89101) | $530K area (89147) | $548K area |
| Days on Market | 23 | 23 | ~27 | ~25 |
| Homes in Area | 2,500+ | 12,000+ (multi-type) | Large suburban | Large suburban |
| Top Public High School | Las Vegas Academy 9/10 | Las Vegas Academy 9/10 | Various 7-8/10 | Various 7-9/10 |
| Arts District Access | 5 min | 5 min | 15+ min | 25+ min |
| Airport Commute | 12 min | 15 min | 20 min | 15–25 min |
| Best For | Affordable urban · No HOA · Value-add | Urban density · Condos | Suburban · Retail access | Master-planned · Schools |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate Garside separately. Last updated June 2026.
Cost of Ownership
What Will Garside Cost You Each Month?
A $300,000 Garside purchase runs about $1,610 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the central Las Vegas corridor, and show why ownership cost and rental cost converge quickly at this price tier.
Payment Estimator
Estimate Your Garside Payment
$2,411
Estimated Monthly Payment
- Principal & Interest$1,796
- Property Tax$152
- Insurance$150
- HOA$200
- PMI$113
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Garside right now?
Central Las Vegas rents are firm at the entry tier, and at current rates the monthly ownership cost — even with PMI at 10% down — is competitive with rental cost for equivalent space. For 5+ year holds in a revitalization corridor, the math tilts toward owning when equity and neighborhood appreciation are counted.
OWN (10% DOWN, 7%)
$2,169 / mo
- Principal & Interest (10% down)
- $1,796
- Property Tax (~0.65%)
- $163
- Homeowners Insurance
- $85
- HOA (none in most sections)
- $0
- PMI (at 10% down, ~0.5%)
- $125
5-year net cost:~$75,000
Equity built:~$80,000
RENT (GARSIDE-AREA MEDIAN)
$1,600 / mo
- Median Garside-Area Rent
- $1,600
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$105,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $300,000 Garside home for five years nets out competitively against renting once principal paydown, conservative 3% appreciation, and the revitalization trend are counted — and the owner exits with roughly $80,000 in total equity while the renter exits with none. The no-HOA profile removes one of the carrying-cost variables that typically makes buying more expensive than renting at low price points.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.65% effective property tax, $0/mo HOA (most sections), ~7% resale costs.
HOA Fees by Community
HOA Fees by Section
Most of Garside has no HOA — the neighborhood's defining affordability advantage. A handful of newer infill developments carry modest fees. Confirm HOA status (or absence) with the title company early in escrow on any specific property.
Most of Garside
$0 / mo
Garside North, Central, and South (established mid-century sections)
$0
Includes:
No HOA — homeowners set their own renovation and use rules, subject to City of Las Vegas zoning and building codes only
Newer Infill Developments
Up to $80 / mo
Select infill townhomes and newer builds
$40–$80
Includes:
Exterior maintenance, landscaping of shared areas; specific inclusions vary by development — pull governing documents before closing
Combined Total (estimate)
$0–$80 / mo
Typical combined HOA (all sections)
$0–$80
Includes:
Most Garside homes carry no HOA; confirm with title on any specific purchase
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Garside?
E Sahara Avenue and I-15 connect Garside to the Strip in eight minutes and Harry Reid Airport in twelve. Downtown Las Vegas and the Medical District are five-minute drives in either direction. Las Vegas mean commutes run near 25 minutes per U.S. Census ACS data; Garside residents bound for downtown or Medical District employers typically clear the trip in under ten minutes.
Drive Times from Garside
- 5 minArts District (18b)S Maryland Pkwy south
- 5 minFremont StreetE Fremont St west
- 5 minMedical DistrictW Charleston Blvd west
- 8 minLas Vegas StripE Sahara Ave → I-15 south
- 10 minConvention CenterE Sahara Ave east
- 5 minDowntown Las VegasN Main St north
- 12 minHarry Reid Intl AirportI-515 south → I-15
- 20 minSummerlinUS-95 west → Summerlin Pkwy
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 Garside home?
Most Garside purchases close in 30 to 45 days — Nevada closes through escrow companies, not attorneys. FHA and conventional loans at conforming amounts clear faster than jumbo because appraisal scheduling is simpler at this price tier. Cash buyers close in 10 to 14 days. Confirm HOA status on day one of escrow.
Quick Answer
What down payment do you need to buy in Garside?
Garside falls within conforming loan limits, so buyers can access conventional financing with as little as 3–5% down. At the $300,000 midpoint, 5% down is $15,000. FHA loans require 3.5% with a 580+ credit score. Nevada Housing Division programs assist first-time buyers with down payment and closing costs. VA loans allow 0% down for eligible veterans. Nevada Real Estate Group can connect you with lenders experienced in central Las Vegas appraisals.
Garside FAQ — 18 Answers
What Do Garside Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in Garside?
Garside homes run from about $200,000 for smaller or original-condition properties to $450,000 for larger or fully renovated mid-century homes — some of the most affordable entry points in central Las Vegas. The broader ZIP 89101/89104 area posted a $422,500 median list price in June 2026 per Las Vegas REALTORS, with a $360,000 median sold price reflecting Garside's value-tier positioning. Sizes range from 900 to 2,200 square feet; renovated and original-condition homes price very differently here, so compare condition carefully when reviewing comps.
What ZIP codes cover Garside?
Garside spans portions of ZIP codes 89101 and 89104 in central Las Vegas, east of downtown and south of the Fremont corridor. From these ZIPs, Fremont Street and the Arts District are each about five minutes away, the Strip runs roughly eight minutes via I-15, and Harry Reid International Airport is twelve minutes via I-515. Watch both ZIPs in your search — inventory in this price band turns over quickly, and the best-condition homes go under contract well before 30 days.
Is Garside a good place to live in Las Vegas?
Garside suits buyers who value central location, affordable urban living, and walkable access to downtown Las Vegas, the Arts District, and the Medical District over master-plan amenities or low-HOA suburban settings. It is a diverse mid-century neighborhood in active revitalization, and conditions vary by block — a pattern typical of central-city areas where reinvestment is uneven. Nevada Real Estate Group provides street-level insight on specific blocks before you commit.
Is Garside safe?
Garside is a diverse urban neighborhood where safety varies block by block, as is typical of central-city revitalization areas. The broader Las Vegas metro tracks below national violent-crime averages per FBI Uniform Crime Reporting data, and central Las Vegas has attracted meaningful reinvestment in recent years. Our team recommends driving shortlisted blocks at different times of day and reviewing precinct-level data from the Las Vegas Metropolitan Police Department before deciding on a specific street or home.
Are there HOA fees in Garside?
Most of Garside has no HOA, which keeps monthly costs minimal and gives homeowners broad flexibility on renovations, paint colors, and use — a key part of the neighborhood's appeal to investors and owner-occupants alike. Some newer infill developments in the area carry modest fees up to about $80 per month. Combined with Nevada's approximately 0.5–0.75% effective property-tax rate and the 3% primary-residence cap under Nevada Revised Statutes 361.471, carrying costs in Garside are among the lowest in Las Vegas.
What schools serve Garside?
Garside is zoned for Clark County School District campuses: Crestwood Elementary (4/10 GreatSchools), Fremont Middle School (4/10), and a short distance to Las Vegas Academy (9/10), a magnet high school for arts and international studies — one of the highest-rated public high schools in Nevada. Bishop Gorman High School is a top-tier private option nearby. Explore Knowledge Academy provides a charter alternative at K-12. Verify current CCSD zone boundaries before closing, as assignments can shift between school years.
Is Garside a good investment?
Garside presents a credible value-add and appreciation play: entry points from roughly $200,000, a central Las Vegas location minutes from downtown employment, the Arts District, Fremont East, and the Medical District, plus active neighborhood revitalization adding restaurant and retail amenity value every year. Mid-century homes with renovation potential offer meaningful upside for patient investors. Nevada's zero state income tax improves hold economics. Underwrite block by block — Nevada Real Estate Group can provide section-level guidance and recent comp analysis.
What is the Arts District and why does it matter for Garside?
The 18b Arts District is Las Vegas' designated arts neighborhood, south of downtown, featuring galleries, restaurants, bars, and creative businesses — about five minutes from Garside. Its growth directly drives Garside's revitalization and buyer demand by expanding the amenity footprint of the surrounding blocks. If walkable culture matters to your lifestyle or investment thesis, target Garside blocks closest to the Arts District, where appreciation pressure has historically been strongest and buyer interest is highest.
How does Garside compare to neighboring central Las Vegas areas?
Garside offers some of the most affordable mid-century homeownership in central Las Vegas, positioned between downtown-adjacent urban density and the more suburban Spring Valley or Winchester corridors. Downtown Las Vegas has higher-density condos and lofts at comparable or higher price points; Huntridge and John S. Park offer similar mid-century character at slightly higher price floors; the Arts District skews more rental and commercial. Garside's distinct advantage is the volume of 2,500-plus single-family homes on traditional city lots at sub-$450,000 pricing.
What types of homes are in Garside?
Garside's housing stock is primarily mid-century and ranch-style single-family homes built from the 1960s onward, typically 900 to 2,200 square feet on traditional city lots. Newer infill construction has added contemporary designs in select pockets, creating a mixed fabric of original-condition, cosmetically updated, and fully renovated homes. This variety makes comparable-sales analysis especially important — the spread between an original-condition 1,000-square-foot ranch and a renovated 1,800-square-foot infill build can exceed $150,000 within the same block.
What parks and green space does Garside have?
Gary Reese Freedom Park anchors outdoor recreation in the area — a 29-acre city park at 850 N Mojave Rd with sports fields, a playground, a pool, and a community center. Jaycee Park on E St Louis Ave provides a neighborhood green space with playground, basketball courts, and picnic areas. The City of Las Vegas maintains both parks. Garside residents are also minutes from the larger Floyd Lamb Park at Tule Springs and regional trail access heading toward Sunrise Mountain.
What property taxes should I expect in Garside?
Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $300,000 purchase, plan around $1,500 to $2,250 annually — one of the lowest effective tax burdens among comparable urban markets nationally. One important note: long-held Garside homes often carry assessed values far below current market; the assessed value resets to current market after sale, so verify the post-sale figure with the Clark County Assessor early in your escrow.
How close is Garside to employment centers?
Garside's central Las Vegas position is one of its strongest assets for working residents. The Strip and casino resort employers are about eight minutes via I-15; the Medical District hospitals and clinics are about five minutes; downtown Las Vegas government, legal, and financial offices are about five minutes; and the Convention Center corridor is about ten minutes. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market has been historically resilient, anchored by tourism, healthcare, and a growing technology sector.
Can I renovate a Garside home?
Yes — and renovation is a primary value driver in Garside. Most of the neighborhood has no HOA, so cosmetic and structural changes are governed by City of Las Vegas building permits rather than association restrictions. The City of Las Vegas Building and Safety Department handles permitting for additions, remodels, and accessory dwelling units. Mid-century construction means buyers encounter plumbing, electrical, and HVAC systems that may need updating — budget a thorough home inspection and plan renovation costs before finalizing your offer price.
What should I know before buying in Garside?
Four factors drive value in Garside. First, block quality: street conditions vary significantly — drive your target blocks at different times before committing. Second, condition premium: a renovated home can sell for $100,000 or more above an original-condition comparable, so inspect thoroughly and price condition into your offer. Third, tax resets: long-held homes re-assess to current market value after sale. Fourth, renovation scope: no HOA gives flexibility, but City of Las Vegas permitting governs structural work — pull permits on anything beyond cosmetics to protect resale value.
What down payment do you need to buy in Garside?
Garside falls within conforming loan limits, so buyers can access conventional financing with as little as 3–5% down. At the $300,000 midpoint, 5% down is $15,000. FHA loans require 3.5% with a 580+ credit score. Nevada Housing Division programs assist first-time buyers with down payment and closing costs. VA loans allow 0% down for eligible veterans. Nevada Real Estate Group can connect you with lenders experienced in central Las Vegas appraisals.
Are there HOA fees in Garside?
Most of Garside has no HOA, keeping monthly carrying costs minimal and giving homeowners full flexibility on renovations. A handful of newer infill developments carry fees up to $80 per month. Combined with Nevada's roughly 0.5–0.75% effective property-tax rate and the 3% primary-residence annual cap under NRS 361.471, Garside's total monthly ownership costs are among the lowest in Las Vegas at comparable price points.
How long does it take to close on a Garside home?
Most Garside purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. FHA and conventional loans at conforming amounts close faster than jumbo financing because appraisal scheduling is simpler at this price tier. Cash buyers can typically close in 10 to 14 days. Inspection, title, and escrow timelines are the main variables — start your lender process immediately after acceptance.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Garside?
These are the eight queries Garside buyers type into Google and AI assistants — answered with verifiable specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings — each figure links to a primary source.
Is Garside part of Las Vegas or a separate city?
Garside is a neighborhood within the incorporated city of Las Vegas, Nevada — not a separate city or unincorporated county territory. ZIP codes 89101 and 89104 cover the area. City of Las Vegas municipal services (water, building permits, zoning) apply. Mail and addresses say Las Vegas, NV.
What ZIP code does Garside use?
Garside spans ZIPs 89101 and 89104 in central Las Vegas. From these ZIPs, Fremont Street is five minutes, the Strip is eight minutes via I-15, and Harry Reid International Airport is twelve minutes via I-515. Both ZIPs cover a broader area than Garside itself — watch both in your search for the most complete inventory view.
Is Garside walkable?
Garside North is the most walkable section — within reach of Fremont East and the Arts District on foot or by bicycle. Garside Central and South require short drives for most errands. The neighborhood is more walkable than suburban Las Vegas but less so than the Arts District's immediate surroundings. An RTC bus route serves the Sahara corridor for Strip-bound commuters who prefer not to drive.
How old are homes in Garside?
Most Garside homes date from the 1960s through 1980s, making the stock approximately 40-65 years old. That vintage means buyers encounter plumbing, electrical, HVAC, and roof systems that may be approaching end of service life. Budget a thorough home inspection and plan renovation scope before finalizing your offer — original-condition and updated homes price very differently within the same block.
Does Garside have community amenities?
Gary Reese Freedom Park — 29 acres with sports fields, a community pool, playground, and community center — is the primary shared amenity. Jaycee Park provides a neighborhood green space. Most Garside homes have no HOA and therefore no shared community pool or clubhouse. Private pools are common in renovated homes; buyers seeking shared amenities should consider master-planned alternatives.
What is the Arts District and how close is it to Garside?
The 18b Arts District is Las Vegas' designated arts neighborhood south of downtown, featuring galleries, restaurants, craft cocktail bars, and creative businesses. It sits about five minutes from Garside via S Maryland Pkwy. The district's growth — First Friday events, new restaurants, and business openings — is a primary driver of Garside buyer interest and revitalization-driven appreciation in the surrounding blocks.
Can I short-term rent a Garside home on Airbnb?
Short-term rentals in Las Vegas require a City of Las Vegas business license and compliance with specific zoning and operational rules. Most residential zones in Garside are subject to short-term rental restrictions — confirm current City of Las Vegas regulations before underwriting nightly income on any property. Nevada Real Estate Group can connect you with a short-term rental consultant who knows the specific rules for central Las Vegas ZIP codes.
Is Garside a good investment in 2026?
Garside presents a credible value-add and revitalization-appreciation play in 2026: entry from $200,000, no HOA in most sections, mid-century renovation upside, active Arts District and downtown reinvestment nearby, and Nevada's zero income tax improving hold economics. Underwrite block by block — conditions vary meaningfully within the neighborhood. Ask Nevada Real Estate Group for section-level comp data before making an offer.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
6,225+ closed transactions and $4.1B+ in volume since 2009 — including central Las Vegas neighborhoods, first-time buyer transactions, and value-add investment properties across all Las Vegas ZIP codes. The largest agent team in Nevada, direct lender relationships for conforming and FHA financing, and 9,061+ verified five-star reviews back the #1 ranking statewide.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
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Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
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WORK WITH THE BEST
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Want to Talk to a Garside Real Estate Expert?
6,225+ closed transactions and $4.1B+ in volume since 2009. In a central Las Vegas neighborhood where block quality, renovation scope, and condition-adjusted pricing drive real value differences, knowing the streets matters. Call (702) 637-1759 or tell us what you need and we'll find your Garside home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Garside?
Compare Garside with neighboring central Las Vegas neighborhoods and nearby suburban communities. Each card pairs the drive time with price positioning, so you can judge whether trading Garside's urban affordability for Henderson's master-plan amenities or Summerlin's school zones actually buys you more lifestyle for the money.
A–Z INDEX
Which Garside and Central Las Vegas Communities Can You Explore A–Z?
The central Las Vegas area contains multiple neighborhoods beyond Garside — including downtown-adjacent districts, the Arts District, Huntridge, and John S. Park. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings and school zoning for any central Las Vegas address on request.
A
- Arts District (18b)
F
- Fremont East Entertainment District
G
- Garside North
- Garside Central
- Garside South
- Gary Reese Freedom Park
L
- Las Vegas Academy (magnet HS)
- Las Vegas (parent city)
M
- Medical District
KEEP LEARNING
What Else Should You Read About Garside and Central Las Vegas?
These guides extend the research most Garside buyers do next — understanding the broader Las Vegas housing market, comparing neighborhoods for value and lifestyle, and tracking first-time buyer resources — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Garside's ZIP 89101/89104 numbers.
Read →GUIDE
Buying a Home in Las Vegas — Complete Guide
End-to-end buyer roadmap for Las Vegas — loan types, offer strategy, escrow, and neighborhood selection across the valley.
Read →MARKET HUB
Las Vegas Community Hub
All Las Vegas neighborhoods, community guides, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Garside Data Come From?
Every figure on this page is sourced from a primary or government dataset, refreshed monthly. One honesty note: MLS data reports at ZIP level, and ZIPs 89101/89104 cover more than Garside's 300 acres — area statistics are labeled as such, and per-section figures are modeled estimates. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIPs 89101 and 89104 (central Las Vegas). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Garside is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, short-term rental rules, and building permits covering the Garside area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for Garside parcels. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings including Las Vegas Academy 9/10, Crestwood Elementary 4/10, and private/charter options. greatschools.org
- Nevada Department of Taxation — Nevada state tax structure confirmation — no personal income tax, no personal property tax on vehicles. tax.nv.gov
- Clark County School District (CCSD) — School zoning, enrollment, and boundary maps for Crestwood Elementary, Fremont Middle, and Las Vegas Academy. ccsd.net
- 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