First-Time Buyers
- Pricing from $300K — well under FHA loan limits
- Post-2000 construction with modern systems
- Low HOA ($50–$120/mo) or no HOA in some sections
- I-15 access for Strip and Downtown LV commutes
North Las Vegas, NV
Gowan Heights Homes For Sale
Nevada's #1 team for Gowan Heights real estate. Search single-family homes in central North Las Vegas — first-time buyer value, FHA-friendly pricing, and convenient freeway access in ZIP 89032.
MEDIAN HOME PRICE (ZIP 89032)
$400K
LVR / GLVAR, September 2026
PRICE RANGE
$300K–$480K
Community record
HOMES IN COMMUNITY
1,500+
Community record
DAYS ON MARKET (89032)
19
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Gowan Heights at a Glance?
Gowan Heights is a post-2000 single-family neighborhood in central North Las Vegas (ZIP 89032) with 1,500+ homes priced $300K–$480K, a median of approximately $427,000 per Las Vegas REALTORS, and 38 median days on market. North Las Vegas demographics are available from the U.S. Census. The takeaways below cover what every buyer needs to know before the first tour.
- The market: median list around $427K in ZIP 89032, with homes ranging from $300K entry-level to $480K for larger, updated properties — one of the valley's best first-time-buyer price bands.
- The location: central North Las Vegas at the I-15 and 215 Beltway — 18 minutes to the Strip, 22 minutes to the airport, and 10 minutes to Craig Ranch Regional Park.
- Best for: first-time buyers, FHA borrowers, VA-eligible veterans, and investors seeking single-family rentals with strong tenant demand in the North Las Vegas corridor.
- Post-2000 construction: homes built from 2000 through the mid-2000s with attached garages, modern floor plans, and no deferred-maintenance profile typical of 1970s–80s NLV stock.
- Do your homework: street-level conditions vary across the neighborhood — visit at different hours, pull HOA documents early, and verify school zoning before you write.
Last updated September 2026 · Sources: LVR, U.S. Census, City of North Las Vegas
Where Can I Find Gowan Heights Homes for Sale?
ZIP code 89032 — the heart of Gowan Heights — shows active single-family listings in the $300K–$480K range according to Las Vegas REALTORS GLVAR MLS data. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Gowan Heights-Area Homes Sell in Each Price Range?
Across ZIP code 89032, active single-family listings concentrate in the $300K–$480K band per Las Vegas REALTORS GLVAR MLS data. The five price bands below show where first-time buyers, move-up buyers, and investors typically find Gowan Heights homes competing — entry tier from $300K, core market from $350K, and updated larger homes from $420K.
Browse Gowan Heights Listings
How Can You Find a Gowan Heights Home by Type, Lifestyle & Price?
The Gowan Heights market breaks into three neighborhood sections — North (from $340K), Central (from $320K), and South (from $300K) — and three price tiers. Each link opens our live North Las Vegas MLS search, with counts refreshed daily from Las Vegas REALTORS GLVAR data so you see real-time availability.
Which Gowan Heights Sections Should You Explore?
Three sections within Gowan Heights offer slightly different pricing and character. Each card links to the most relevant search or community hub, with counts representing available inventory in the nearby price band.
By Property Type
Updated daily · 182 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Gowan Heights Listings First?
Custom alerts by price, beds, section, and garage count — no spam, unsubscribe anytime. Well-priced sub-$427K homes in Gowan Heights draw offers quickly; alert subscribers see new listings within hours, not days, giving first-time buyers and investors the lead time they need to schedule same-day tours.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Gowan Heights, North Las Vegas?
The Answer
Living in Gowan Heights means modern single-family homes, neighborhood parks, and convenient freeway access in central North Las Vegas — with services maintained by the City of North Las Vegas. Craig Ranch Regional Park is ten minutes west, the Strip is eighteen minutes south, and the community's post-2000 construction offers buyers a move-in-ready alternative to older NLV stock.
What is Gowan Heights known for?
Gowan Heights is known for accessible single-family homeownership in central North Las Vegas — post-2000 construction, attached garages, and sub-$500K pricing that makes it one of the valley's best entry points for first-time buyers and investors.
Who should live in Gowan Heights?
First-time buyers using FHA or VA financing, growing families who want more space per dollar than the Strip corridor delivers, and investors seeking single-family rentals with proven tenant demand near the I-15 and 215 corridor.
What is daily life like?
Morning runs through quiet residential streets, errands along the Craig Road commercial corridor, weekend visits to Craig Ranch Regional Park, and an eighteen-minute drive to the Strip when entertainment calls.
Location
Where Is Gowan Heights
Gowan Heights sits in central North Las Vegas in ZIP code 89032, along the Gowan Road corridor near the intersection of the I-15 and 215 Beltway. About 250 acres of post-2000 single-family homes, roughly 10 miles from the Las Vegas Strip.
Craig Ranch Park
10
Min
Downtown Las Vegas
15
Min
Strip
18
Min
Airport
22
Min
Aliante
15
Min
Gowan Heights
At a Glance$427,000
Median Home Price (ZIP 89032)
$300K–$480K
Price Range
19
Days on Market
1,500+
Community Homes
- Setting
- Suburban single-family, central North Las Vegas
- Acreage
- ~250 acres
- Homes
- 1,500+
- Established
- ~2000
- Developer
- Various Builders
- Gate
- None — open community
- HOA
- $50–$120/mo (some sections none)
- Schools
- CCSD (Hoggard ES / Swainston MS / Cheyenne HS)
- Parks
- Gowan Park + Craig Ranch Regional Park
- ZIP Code
- 89032
- Sunshine
- 300 days/year
- Distance to Strip
- ~18 min
Quick Answer
Is Gowan Heights a good place to live?
Gowan Heights is an honest value in the Las Vegas Valley — if affordability, post-2000 construction, and freeway access top your list. The neighborhood pairs modern single-family homes priced from $300,000 with the I-15 and 215 Beltway minutes away, Craig Ranch Regional Park ten minutes west, and eighteen minutes to the Strip. The trade-offs are real: public school ratings in the 4–5 range, and street conditions that reward careful block-level research before you write an offer. For first-time buyers, FHA borrowers, and investors seeking value, few central-NLV addresses compete at this price.
Source: City of North Las Vegas
DEMOGRAPHICS
Who Lives in Gowan Heights?
According to the U.S. Census Bureau QuickFacts for North Las Vegas — the city that contains Gowan Heights — the parent city holds approximately 275,000 residents with a median household income near $60,000. The Gowan Heights community record shows roughly 5,000 residents across 1,500+ households, a median age of about 32, and average household income of $55,000+.
The Census does not break out Gowan Heights as its own place, so citywide figures are the statistical backdrop. Within the community, our closing data shows a mix of working families, first-time buyers making the move from renting, active-duty and veteran households (Nellis AFB is 15 minutes east), and a growing investor segment drawn by the sub-$500K price point and consistent rental demand.
~5,000
vs NLV 275,000
~32
vs Clark Co 38
$55,000+
vs Clark Co median $74,007
58%
vs Clark Co 59%
1,500+
vs NLV ~93,000
$300K
vs Clark Co value $391K
Source: NREG community record & U.S. Census Bureau QuickFacts, North Las Vegas city · Updated
POPULATION & GROWTH
How Fast Is the Gowan Heights Area Growing?
North Las Vegas is one of the fastest-growing cities in Nevada — the parent city has added tens of thousands of residents since 2010 per U.S. Census counts. Gowan Heights itself is a fully built-out resale community at ~1,500+ homes, while the broader North Las Vegas corridor continues to attract new development, commercial investment, and infrastructure upgrades that lift the area's long-run desirability.
275,000North Las Vegas residents (Census est.)
1,500+Gowan Heights homes (built out)
~310,000NLV projected, 2030
North Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Gowan Heights, growth is capped by the built-out community footprint — 1,500+ homes across ~250 acres is the permanent inventory, which is the scarcity argument for ownership here. The surrounding North Las Vegas corridor carries new development, Amazon and logistics facilities, and ongoing commercial expansion that supports sustained housing demand across ZIP 89032.
Sources: U.S. Census Bureau QuickFacts and City of North Las Vegas. Citywide figures shown; Gowan Heights is not separately tabulated by the Census. Projection reflects recent North Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Gowan Heights Area Real Estate Market Trending?
The charts below show North Las Vegas sold medians, market time, and monthly closings from Las Vegas REALTORS GLVAR data — the liquid benchmark Gowan Heights trades against. ZIP code 89032 median: approximately $400,000; median days on market: 38; a full-resale single-family market in the $300K–$480K range.
Median Home Price
$400,000 ZIP 89032 median, June 2026 per LVR
Source: Las Vegas REALTORS
Days on Market
38 median days in 89032; well-priced sub-$400K homes move faster
vs September 2025
Source: Las Vegas REALTORS
Price Range
$300K–$480K single-family resale across the community
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.
19
DAYS ON MARKET (89032)
$400K
MEDIAN HOME PRICE
1,500+
HOMES IN THE COMMUNITY
< 1 hr
OUR RESPONSE TIME
FIRST-TIME BUYER VALUE
Get matched with a
North Las Vegas specialist.
Market Competitiveness
How competitive is the Gowan Heights market right now?
Gowan Heights is a moderately competitive market — homes in the sub-$427K band move in 25–35 days and regularly draw multiple offers from FHA and first-time buyers, while larger updated homes in the $440K–$480K range take closer to the 38-day ZIP median. Well-priced entry-level listings move fastest.
60Moderate — Active First-Timer Demand
- 38 daysZIP-area median DOM (sold, 90d)
- $300K–$480KCommunity price range
- 1,500+Total homes in community
- FHA OKWell under FHA loan limits
Is Gowan Heights Right for You?
Who Should Buy a Home in Gowan Heights?
Gowan Heights isn't for every buyer — it's a value-focused single-family community where post-2000 construction and freeway access trade for modest school ratings and street-level variability. Four buyer profiles below match lifestyles to sections, followed by the honest pros and trade-offs our team walks through before any first tour.
Which Gowan Heights Sections Fit Your Buyer Type?
VA-Eligible Veterans
- $0 down VA loans on qualifying properties
- Nellis Air Force Base 15 minutes east
- Detached single-family with garage and yard
- NREG works with VA-experienced lenders valley-wide
Investors & Landlords
- Sub-$500K entry with $1,800–$2,400/mo rental comps
- 42% renter-occupancy leaves room for investor units
- Post-2000 construction minimizes deferred-maintenance risk
- Strong tenant pool: Strip/Nellis/NLV employer proximity
California Relocators
- Detached home at 40–50% of comparable California pricing
- Zero state income tax, 3% property-tax annual cap
- Post-2000 construction with no deferred-maintenance surprises
- Our relocation team handles virtual tours and school-zone maps
Best Fit For
- First-time buyers — FHA-eligible pricing from $300K, post-2000 construction, attached garage, and low HOA — the most accessible ownership path in central North Las Vegas.
- VA-eligible veterans — $0 down on qualifying homes, 15 minutes from Nellis AFB, and detached single-family living at sub-$500K entry.
- Investors — sub-$500K acquisition with $1,800–$2,400/mo rental demand, modern construction, and strong tenant pool from nearby employment hubs.
- California relocators — modern home at 40–50% of comparable SoCal pricing, zero state income tax, and a 3% property-tax cap — the math is clear.
Ready to explore homes in Gowan Heights? Our team knows every section of 89032, the rental comps, and which blocks represent the best value per dollar.
Start Your Home SearchPros
- Sub-$500K single-family homes with post-2000 construction — modern floor plans, attached garages, updated systems
- I-15 and 215 Beltway within five minutes — 18 min to the Strip, 22 min to the airport, 15 min to Nellis AFB
- Craig Ranch Regional Park (170 acres) ten minutes west — one of the valley's best value-for-access parks
- FHA-eligible pricing (3.5% down) and VA loan eligibility for qualifying buyers
- Zero Nevada state income tax and a 3% annual property-tax cap under NRS 361.471
- Strong rental demand from Strip/Nellis/NLV employer proximity — consistent investment returns
Honest Considerations
- Zoned CCSD public school ratings of 4–5/10 — charter alternatives exist but require enrollment research
- Street-level safety varies within the neighborhood — careful block-by-block research is required
- No community amenities beyond basic parks — no pool, no fitness center, no guard gate
- Resale-only market — no new construction inside the community
- Some sections carry no HOA, which means no managed common standards on neighboring properties
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Section Comparison
How Do Gowan Heights's Three Sections Compare?
A like-for-like comparison of Gowan Heights's three sections — price tier, lifestyle fit, and who each suits — drawn from the community record and active-listing data via Las Vegas REALTORS. All three sections are single-family resale; the differences are pricing, lot position, and proximity to the Craig Road corridor.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Gowan Heights North | From $340K | n/a* | n/a* | n/a* | Newer homes · Craig Rd access |
| Gowan Heights Central | From $320K | n/a* | n/a* | n/a* | Established · Mixed styles |
| Gowan Heights South | From $300K | n/a* | n/a* | n/a* | Value · Investor demand |
Source: Las Vegas REALTORS MLS data plus the NREG community record, June 2026. Per-section $/SF and DOM are community-level estimates — samples at the section scale are small. ZIP 89032 benchmarks: 38-day median DOM.
Section Deep Dive
What's Inside Gowan Heights's Three Sections?
Submarket 1
Gowan Heights North
The northern section features the newest homes and closest proximity to the Craig Road commercial corridor — restaurants, retail, and services within five minutes.
Browse Gowan Heights North homes →$340K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Gowan Heights Central
The central section carries the widest variety of home sizes and floor plans, established street trees, and a settled suburban character. The section most buyers explore first.
Browse Gowan Heights Central homes →$320K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Gowan Heights South
The most competitively priced section, with the strongest investor and first-time-buyer demand. Smaller lots and entry pricing make it the default starting point for buyers at the bottom of the community range.
Browse Gowan Heights South homes →$300K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Craig Ranch Regional Park — The Neighborhood Anchor
A 170-acre regional park ten minutes west of Gowan Heights with an amphitheater, skate park, sports fields, walking trails, and a dog park. This park is the outdoor lifestyle centerpiece for the central North Las Vegas area — access that costs far more in other parts of the valley.
Browse Craig Ranch Regional Park — The Neighborhood Anchor homes →170Acres
10Minutes from Gowan Heights
FreeAdmission
6Major Amenity Zones
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Gowan Heights
section fits?
BY ZIP CODE
How Does ZIP Code 89032 Break Down for Gowan Heights?
ZIP code 89032 covers the Gowan Heights community and the surrounding central North Las Vegas corridor. The table below maps the ZIP's major market segments — from entry-tier single-family homes at $300K to updated four-bedroom properties at $480K — per Las Vegas REALTORS GLVAR data, with median days on market of 38.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89032 | Gowan Heights North — newer construction, Craig Rd proximity | From $340K | n/a* | 35 (est.) | ~45 | n/a* |
| 89032 | Gowan Heights Central — established, mixed floor plans | From $320K | n/a* | 38 (ZIP-area) | ~52 | n/a* |
| 89032 | Gowan Heights South — entry pricing, investor demand | From $300K | n/a* | 35 (est.) | ~38 | n/a* |
| 89032 | Cheyenne corridor and adjacent central NLV blocks | From $310K | n/a* | 38 (ZIP-area) | — | n/a* |
| 89032 | Full ZIP benchmark — all active listings combined | ~$400,000 median | — | 38 | ~610 (NLV citywide) | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community analysis. *Section-level $/SF and year-over-year change are intentionally omitted — samples at the section scale are too small to be meaningful. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Gowan Heights?
No production builder is active inside Gowan Heights — the community built out its 1,500+ homes and today's market is all resale. Buyers who want new construction in North Las Vegas find active communities in the Aliante area, along the Cheyenne corridor, and in north-valley master plans. Incentives change monthly — verify current offers before writing anything.
First-Time & Move-Up
D.R. Horton
Broadest new-build inventory in North Las Vegas
First-Time Buyer
KB Home
FHA-friendly pricing in new NLV communities
Family & Move-Up
Lennar
Strong selection for buyers stepping up from Gowan Heights
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for NLV retirees
Family
Richmond American
Value-oriented new builds in nearby NLV corridors
Outdoor Recreation
What Outdoor Amenities Does Gowan Heights Offer?
Gowan Heights delivers walkable Gowan Park inside the neighborhood plus Craig Ranch Regional Park — a 170-acre venue with an amphitheater, skate park, sports fields, and trails — ten minutes west, at no entry cost. The City of North Las Vegas maintains the full North Las Vegas park network, usable across 300 days of annual Nevada sunshine.
IN-COMMUNITY
Gowan Park
~6 acresPlayground · CourtsFree
The neighborhood's walkable green anchor: playground equipment, basketball courts, picnic areas, and open lawn — day-to-day recreation without a drive.
10 MIN
Craig Ranch Regional Park
~170 acresAmphitheater · Skate park · TrailsFree
The standout regional park in North Las Vegas — amphitheater, skate park, sports fields, walking trails, and dog park. One of the valley's best value-for-access parks.
10–15 MIN
North Las Vegas Recreation Centers
City-wideFitness · Aquatics · ClassesCity fee
North Las Vegas operates multiple recreation centers with pools, fitness equipment, and community programs accessible to all city residents.
15 MIN
Aliante Nature Discovery Park
~20 acresFossil park · PlaygroundsFree
Aliante's signature neighborhood park with a fossil-themed playground and open desert landscape — a fifteen-minute drive north for families wanting something different.
10 MIN
Jerry Volen Park
~8 acresSports fields · PlaygroundFree
A neighborhood-scale North Las Vegas city park with sports fields and playground equipment, convenient for residents on the western side of the 89032 corridor.
20 MIN
Las Vegas Wetlands Park
~2,800 acresBirding · HikingFree
A natural wetlands preserve along the Las Vegas Wash — walking trails, bird watching, and the only genuine wetland experience near the urban core.
The Gowan Heights Lifestyle
What Does a Weekend in Gowan Heights Look Like?
Mornings at Gowan Park, afternoons at Craig Ranch Regional Park's skate park or sports fields, evenings eighteen minutes down I-15 to the Strip — Gowan Heights delivers genuine lifestyle access at sub-$500K ownership. Per the City of North Las Vegas, North Las Vegas is actively investing in parks and commercial corridors that serve the community.
1,500+Homes in the Community
~250Acres of Residential Streets
18Minutes to the Strip
10Minutes to Craig Ranch Park
THIS WEEKEND'S OPEN HOUSES
Can You Tour Gowan Heights Homes This Weekend?
Open houses are common in Gowan Heights — it's an open, non-gated community and most sellers welcome weekend showings with notice. Set up instant alerts to get notified the moment a Gowan Heights home schedules an open house, or browse every active listing now and let us arrange private showings on your schedule.
Planning a move
What Should I Verify Before Moving to Gowan Heights?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Gowan Heights in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Gowan Heights Economy?
Gowan Heights residents draw from a broad employer base: the Strip corridor 18 minutes south, Nellis AFB 15 minutes east, and North Las Vegas logistics hubs nearby. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro has maintained historically low unemployment, with Amazon and distribution expanding steadily along the I-15 corridor.
$55,000+Avg household income, Gowan HeightsNREG community record
18 minTo the Strip resort corridorVia I-15 South — largest regional employer
15 minTo Nellis Air Force BaseMajor federal employment hub
10 minTo NLV industrial corridorLogistics, distribution, Amazon
Top Gowan Heights-Area Employers
- Las Vegas Strip resort corridorThe metro's largest employer hub — gaming, hospitality, and convention employment, 18 minutes south via I-15
- Nellis Air Force BaseFederal military employment 15 minutes east — a primary employer for the Gowan Heights resident base
- North Las Vegas industrial corridorAmazon fulfillment, logistics, distribution, and manufacturing north along the I-15
- Cheyenne Medical CenterNorth Las Vegas medical campus serving the central corridor — healthcare employment nearby
- Clark County School District (NLV region)Area campuses including Hoggard ES, Swainston MS, and Cheyenne HS — teaching and support roles
- City of North Las VegasMunicipal services, parks, and public works for the parent city
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Gowan Heights Compare to North Las Vegas, Las Vegas & Henderson?
If you're weighing Gowan Heights against other valley options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Gowan Heights wins on affordability and commute access; Henderson on schools and safety; Summerlin on master-plan amenities and school depth. Sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Gowan Heights | North Las Vegas | Las Vegas | Henderson |
|---|---|---|---|---|
| Median Home Price | ~$400K (ZIP 89032) | ~$380K | $476K | $548K |
| Price Range | $300K–$480K | $270K–$600K+ | Wide range | Wide range |
| Days on Market | 38 | ~35 | ~20 | ~21 |
| Population | ~5,000 (community) | ~275,000 | 656,274 | 331,857 |
| Median Household Income | $55,000+ avg | ~$60,000 | $66,820 | $88,654 |
| Guard-Gated | None | Select areas | Select enclaves | Select enclaves |
| New Construction | None — resale only | Active | Active | Very High |
| Best For | Value · FHA · Investment | Affordability · Growth | Selection · Urban | Families · Safety · Schools |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Gowan Heights income and population figures are community-record estimates; city demographics are North Las Vegas citywide. Last updated June 2026.
Cost of Ownership
What Will Gowan Heights Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Gowan Heights Payment
$3,135
Illustrative Monthly Payment
- Principal & Interest$2,339
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$146
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Gowan Heights?
Gowan Heights sits at the convergence of the I-15 and 215 Beltway in central North Las Vegas — two of the valley's primary freeway arteries within five minutes of the community. Mean Las Vegas Valley commutes run about 25 minutes per U.S. Census ACS data — and most Gowan Heights employment destinations beat that comfortably.
Drive Times from Gowan Heights
- 2–5 minGowan Park (in-community)Walking distance
- ~10 minCraig Ranch Regional ParkW Craig Rd west
- ~15 minDowntown Las VegasI-15 south
- ~15 minNellis Air Force BaseE Craig Rd east
- ~18 minLas Vegas StripI-15 south
- ~15 minAlianteN 5th St north
- ~22 minHarry Reid Intl AirportI-15 south
- ~30 minHendersonI-15 south → I-215 east
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Gowan Heights?
Most Gowan Heights purchases close in 30 to 45 days through a Nevada escrow company. FHA loans occasionally add 5–7 days for appraisal scheduling, and VA appraisals may take slightly longer in high-volume periods. Cash offers — common with investors — can close in 10–14 days. Nevada does not use real estate attorneys for residential closings; your escrow officer and loan officer drive the timeline from accepted offer to funding.
Quick Answer
What down payment do I need to buy in Gowan Heights?
Most Gowan Heights buyers use FHA (3.5% down) or conventional financing (3–5% down for first-time buyers, 10–20% for move-up). On a $370,000 purchase, FHA down payment is roughly $13,000 — one of the most achievable entry points in the Las Vegas Valley. VA loans allow 0% down for eligible veterans, which is common near Nellis AFB. USDA Rural Development does not apply to 89032 — it is classified as an urban ZIP. Get pre-approved before your first tour; well-priced listings here move quickly.
Gowan Heights FAQ — 18 Answers
What Do Gowan Heights Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Gowan Heights?
The median home price in the Gowan Heights area runs approximately $427,000 per Las Vegas REALTORS GLVAR data for ZIP code 89032. Single-family homes range from roughly $340,000 for entry-level three-bedroom resale to $480,000 for larger, updated properties — one of the most accessible price bands in the Las Vegas Valley for first-time buyers and investors.
What ZIP code is Gowan Heights in?
Gowan Heights is in ZIP code 89032 in central North Las Vegas, along the Gowan Road corridor near the I-15 and 215 interchange. Craig Ranch Regional Park is roughly ten minutes west, the Strip is about eighteen minutes south via I-15, and Harry Reid International Airport is approximately twenty-two minutes via I-15 south — making 89032 one of the most commuter-friendly ZIP codes in North Las Vegas.
Is Gowan Heights a good neighborhood for first-time buyers?
Yes — pricing from roughly $300,000, modern post-2000 construction with attached garages, and low HOA costs in the $50–$120 range make Gowan Heights one of the valley's best entry-point neighborhoods. Nevada's standard 30–45 day escrow keeps timelines predictable, FHA financing is widely available at these price points, and our team walks first-time buyers through every step. Call (702) 637-1759 to discuss financing-ready strategies before you start touring.
What are property taxes like in Gowan Heights?
Property taxes in Gowan Heights 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 Gowan Heights home that means roughly $2,000–$3,000 per year — a fraction of what a comparable California home carries in combined state income tax and higher property levies.
Does Gowan Heights have an HOA?
HOA fees in Gowan Heights typically run $50–$120 per month, and some sections carry no HOA at all. Low dues plus Nevada's roughly 0.5–0.75% effective property tax — capped at 3% annual increases for primary residences under NRS 361.471 — keep total monthly carrying costs among the most manageable in the Las Vegas Valley. Confirm whether your target section carries an HOA in the resale package during escrow and review any rental or modification restrictions.
What schools serve Gowan Heights?
Gowan Heights is zoned to Clark County School District campuses: Mabel W. Hoggard Elementary (K–5), Swainston Middle School (6–8), and Cheyenne High School (9–12). Somerset Academy of Science — a well-regarded K–12 charter option — is also accessible in the area. Always verify current zoning for a specific address on the CCSD website before writing an offer, as zone boundaries shift periodically.
Is Gowan Heights safe?
Gowan Heights is a residential suburban community where conditions vary by street and section, as in much of central North Las Vegas. North Las Vegas is pursuing ongoing infrastructure and commercial improvements that raise quality of life across the area. Our team provides detailed, street-level context on each specific block before you write an offer — call (702) 637-1759. Visit shortlisted streets at different hours and benchmark local data through FBI Uniform Crime Reporting before deciding.
What parks are close to Gowan Heights?
Craig Ranch Regional Park is the standout — roughly 170 acres about ten minutes west, with an amphitheater, skate park, sports fields, walking trails, and a dog park per the City of North Las Vegas. Closer in, Gowan Park offers around six acres of playground, basketball courts, and picnic areas within the neighborhood. For families weighing North Las Vegas options, this park access is a genuine advantage over similarly priced neighborhoods in other parts of the valley.
How is the commute from Gowan Heights?
Gowan Heights sits at the intersection of I-15 and the 215 Beltway in central North Las Vegas, giving residents unusually direct freeway access. The Strip runs about eighteen minutes south via I-15; Harry Reid International Airport about twenty-two minutes via I-15 south; Downtown Las Vegas roughly fifteen minutes; and the Cheyenne corridor employers ten minutes east. Aliante, fifteen minutes north on N 5th Street, adds retail and entertainment options without a freeway run.
What types of homes are available in Gowan Heights?
Gowan Heights is an all single-family resale market — no attached condos, no high-rises. Homes built primarily from 2000 through the mid-2000s run roughly 1,200 to 2,600 square feet with attached two-car garages, standard interior floor plans, and modest desert-landscaped yards. Three neighborhoods within the community — Gowan Heights North, Central, and South — offer slight price differences from $300K to $480K based on size, updates, and location within the ZIP.
Is new construction available in Gowan Heights?
Gowan Heights itself is a fully built-out resale community — no production builders are active inside the neighborhood. Buyers wanting new construction in North Las Vegas will find active communities in the Aliante area, near the Cheyenne corridor, and in emerging north-valley developments. Our team can show you both resale options in Gowan Heights and new-build alternatives in nearby sections of 89032 and adjacent ZIPs during the same search process.
What is the rental market like in Gowan Heights?
Gowan Heights carries strong investor demand: low entry points, post-2000 construction with modern systems, and proximity to Las Vegas Valley employment hubs generate consistent rental demand. The community's 58% homeownership rate leaves room for investor activity without oversaturation. Single-family rentals in the $1,800–$2,400 per month range are common for three- and four-bedroom homes. Always confirm current short-term rental rules with the City of North Las Vegas before underwriting vacation-rental income.
How does Gowan Heights compare to other North Las Vegas neighborhoods?
Gowan Heights competes directly with Craig Ranch and Cheyenne Meadows as a central NLV value play: newer construction than older NLV areas, more accessible pricing than Aliante, and better freeway access than neighborhoods farther north. It trades the master-plan amenities and higher prices of Aliante for a straight value proposition — post-2000 homes at sub-$500K with I-15 and 215 on-ramps minutes away. Buyers who want more space per dollar than the Strip corridor delivers consistently land here.
What should I know about buying in Gowan Heights vs California?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $120,000 saves roughly $5,000–$10,000 per year in state income taxes after moving. Entry-level Gowan Heights homes in the $340,000–$427,000 range are also a fraction of Bay Area or Southern California equivalents, and the effective property tax rate of 0.5–0.75% with a 3% annual cap is far below California's effective combined burden on comparable properties.
What should I know before buying in Gowan Heights?
Four things move money here. First, FHA eligibility: pricing under $427K puts most homes well within FHA limits, so 3.5% down is realistic with qualifying credit. Second, section selection: North, Central, and South sections carry different price tiers and lot sizes — visit all three. Third, HOA verification: some sections carry no HOA and some carry $50–$120/mo; confirm early. Fourth, comps: call (702) 637-1759 and we will pull the right sold comparables in 89032 before you write an offer.
What down payment do I need to buy in Gowan Heights?
Most Gowan Heights buyers use FHA (3.5% down) or conventional financing (3–5% down for first-time buyers, 10–20% otherwise). On a $370,000 purchase, FHA down payment is about $13,000 — one of the most achievable entry points in the Las Vegas Valley. VA loans allow 0% for eligible veterans, which is common in North Las Vegas given its proximity to Nellis Air Force Base. USDA Rural Development does not apply here — 89032 is an urban ZIP. Get pre-approved before touring; well-priced Gowan Heights listings move in under 30 days.
How long does it take to close on a home in Gowan Heights?
Most Gowan Heights purchases close in 30 to 45 days through a Nevada escrow company. FHA and VA loans occasionally add 5–7 days for appraisal scheduling; cash investors can close in 10–14 days. Nevada does not use attorneys for residential closings — your escrow officer and lender drive the timeline from accepted offer to funding.
Can Nevada Real Estate Group help me buy in Gowan Heights?
Yes — our team closes homes across all of North Las Vegas, including Gowan Heights and the broader 89032 corridor. We know which streets deliver the best value per square foot, which sections carry HOAs, and how to compete on offers in a market where sub-$427K homes move quickly. Call (702) 637-1759 or submit your details online and an NREG agent will reach out within one hour during business hours.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Gowan Heights?
These are the eight queries Gowan Heights buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the plan record.
Is Gowan Heights in North Las Vegas?
Yes — Gowan Heights is a residential community in the City of North Las Vegas, located in ZIP code 89032 along the Gowan Road corridor. North Las Vegas is an independent city in Clark County, adjacent to but legally separate from the City of Las Vegas.
What freeway access does Gowan Heights have?
Excellent — the I-15 and 215 Beltway intersect within about five minutes of the community. That dual-freeway access puts the Strip eighteen minutes south, the airport twenty-two minutes, Downtown Las Vegas fifteen minutes, and Nellis Air Force Base fifteen minutes east.
Does Gowan Heights have a homeowners association?
It depends on the section. Some blocks within Gowan Heights carry an HOA with monthly dues of $50–$120; others carry no HOA at all. Confirm the status for your specific address through MLS records or the resale package early in escrow.
Can you buy in Gowan Heights with FHA?
Yes — pricing from $300,000 puts nearly every Gowan Heights home well under FHA loan limits for the Las Vegas area. FHA borrowers need 3.5% down with at least a 580 credit score (or 10% down with 500–579). Call (702) 637-1759 and we can connect you with FHA-approved lenders the same day.
What is Craig Ranch Regional Park?
Craig Ranch Regional Park is a 170-acre regional park in North Las Vegas about ten minutes west of Gowan Heights. It features an amphitheater, skate park, soccer and baseball fields, walking trails, picnic areas, and a dog park — one of the best-equipped regional parks in the North Las Vegas Valley.
How far is Gowan Heights from Nellis Air Force Base?
About 15 minutes east via Craig Road. That proximity makes Gowan Heights a popular option for active-duty personnel and veterans — VA loans are available on qualifying Gowan Heights homes with $0 down for eligible buyers.
Is North Las Vegas growing?
Yes — North Las Vegas is one of the fastest-growing cities in Nevada. The city has expanded its commercial, industrial, and residential base significantly over the past decade, with Amazon fulfillment, logistics, and data-center development bringing sustained employment growth to the corridor surrounding Gowan Heights.
How does Gowan Heights compare to Aliante?
Gowan Heights is more affordable ($300K–$480K versus Aliante's $350K–$550K+) and more centrally located for Strip and Downtown commutes. Aliante wins on master-plan amenities — casino, golf, and resort-style common areas that Gowan Heights doesn't offer. Buyers who want maximum value per dollar and freeway access typically land in Gowan Heights; buyers who want a master-planned lifestyle upgrade to Aliante.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Across 9,600+ closed transactions and $4.85B+ in volume since 2011, NREG agents have represented first-time buyers, investors, and relocating families throughout the 89032 corridor — the sub-$500K single-family market where FHA and VA financing options, direct lender relationships, and block-level knowledge of Gowan Heights sections make the real difference.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Gowan Heights?
Compare Gowan Heights with neighboring North Las Vegas communities and nearby cities — from Cheyenne Meadows 5 minutes east to Aliante 15 minutes north. Each card pairs the drive time with median price positioning, so you can judge whether a different location actually buys more home per dollar at your budget.
0–20 MIN
North Las Vegas (citywide)
~$380K
Gowan Heights is part of North Las Vegas
View North Las Vegas (citywide) →More North Las Vegas communities
- Grand Teton / Deer Springs Corridor
- Heartland at Tule Springs
- Homestead Ranch
- Kyle Canyon Gateway
- Kyle Pointe
- Lamb Boulevard Corridor
- Lamplight Village
- Aliante Corridor
- Lynbrook
- Mariposa
- Meadowbrook
- Aliante North
Shopping the whole city? Browse all North Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Gowan Heights Sections and Nearby Areas Can You Explore A–Z?
Three sections make up the Gowan Heights community, and several adjacent North Las Vegas neighborhoods are within ten minutes. Entries below are alphabetical for orientation — our team can pull current listings, HOA status, and school-zone maps for any of them on request.
G
- Gowan Heights Central
- Gowan Heights North
- Gowan Heights South
- Gowan Heights
KEEP LEARNING
What Else Should You Read About Gowan Heights?
These guides extend the research most Gowan Heights buyers do next — understanding the broader North Las Vegas market, comparing it to other valley communities, and mapping the first-time buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
North Las Vegas Community Guide
Every major North Las Vegas neighborhood in one place — side-by-side comparisons, market data, and school maps.
Read →BUYER GUIDE
First-Time Buyer Resources
FHA, VA, and conventional financing explained — plus the step-by-step Nevada buying process for first-time buyers.
Read →SAFETY GUIDE
Is North Las Vegas Safe? 2026
A data-backed look at NLV crime, neighborhoods, and where families buy.
Read →COST GUIDE
Cost of Living in North Las Vegas
A real monthly budget for NLV — housing, utilities, taxes, and more.
Read →Sources & Methodology
Where Does This Gowan Heights Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Market data reflects ZIP code 89032 broadly — individual section-level medians are too small to be statistically meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median prices, days on market, active and closed counts for ZIP code 89032. lasvegasrealtors.com
- U.S. Census Bureau — North Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- City of North Las Vegas — City services, parks, infrastructure, and planning data for the Gowan Heights area. cityofnorthlasvegas.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data. 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) — North Las Vegas and Clark County violent and property crime rates. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Clark County School District (CCSD) — School attendance zones, campus ratings, and program information. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California state income tax rates cited for the Nevada vs. California relocation comparison. ftb.ca.gov
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: September 15