NEW
$279,900
TownhouseEst. $1,580/mo
2 Beds
2 Baths
1,182 Sq. Ft.0.03 Acres
Built in 2005
1153 Amarillo Sky Place, Unit 101
Henderson, NV, 89002
Paradise Court
Black Mountain Ranch, Henderson
Black Mountain Ranch Homes For Sale
Nevada's #1 team for Black Mountain Ranch real estate. Search Henderson's foothill community — trail-access homes, equestrian lots, mountain-view streets, and valley panoramas — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89002/89015)
$492K
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
2,500+
Community records
ESTABLISHED
1999
Various builders
DAYS ON MARKET
15
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 Black Mountain Ranch at a Glance?
Black Mountain Ranch is Henderson's ~600-acre foothill community — 2,500+ homes, trail access to Black Mountain, and valley views from elevated lots. The ZIP area (89002/89015) carries a $492,440 median list price and 15-day market pace per City of Henderson MLS data. Las Vegas REALTORS services cover every street. Takeaways below unpack the outdoor-lifestyle value.
- The foothill address: built 1999–mid-2000s at the base of Black Mountain — 2,500+ homes across ~600 acres, with valley, Strip, and McCullough Range views from elevated lots.
- The price ladder: $400K entry-level single-story homes through $475K–$650K family plans to $600K–$800K elevated foothill lots with panoramic views.
- Trail access: direct trailhead access to the Black Mountain system for hiking, mountain biking, and equestrian riding, plus Sloan Canyon NCA nearby.
- Speed: 15-day median days on market — among the fastest-moving Henderson ZIP areas, reflecting genuine demand for foothill living below the Henderson median.
- City backbone: Henderson police, fire, and services, with the Galleria ten minutes, the airport twenty, and equestrian lots on select eastern-edge parcels.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Black Mountain Ranch Homes for Sale?
The Black Mountain Ranch ZIP area (89002/89015) carried 158 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning $400K entry-level single-story homes to $800K elevated foothill estates with Strip-skyline views. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
NEW$519,000HouseEst. $2,930/mo3 Beds2 Baths1,673 Sq. Ft.0.13 AcresBuilt in 200181 Saint Johns Wood AvenueHenderson, NV, 89002Palm Hills-Phase 2
NEWOPEN HOUSE$2,850,000HouseEst. $16,092/mo5 Beds4.5 Baths3,591 Sq. Ft.0.93 AcresBuilt in 2002651 Du Fort AvenueHenderson, NV, 89002None
NEW$750,000HouseEst. $4,235/mo4 Beds3 Baths2,496 Sq. Ft.0.34 AcresBuilt in 19761810 Pinto RoadHenderson, NV, 89002Custom Home
NEW$348,900TownhouseEst. $1,970/mo3 Beds3.5 Baths1,625 Sq. Ft.0.02 AcresBuilt in 20051080 Slate Crossing Lane, Unit 3Henderson, NV, 89002Paradise Court
NEWPRICE REDUCED $20k$409,900$20kHouseEst. $2,314/mo4 Beds4.5 Baths2,267 Sq. Ft.0.04 AcresBuilt in 20211235 Raritan PlaceHenderson, NV, 89002Paradise Hills Twnhms
NEW$675,000HouseEst. $3,811/mo3 Beds3.5 Baths2,263 Sq. Ft.0.17 AcresBuilt in 2000708 Vortex AvenueHenderson, NV, 89002Palm Hills-Phase 2
NEW$335,000TownhouseEst. $1,892/mo3 Beds3.5 Baths1,670 Sq. Ft.0.02 AcresBuilt in 20041586 Rusty Ridge LaneHenderson, NV, 89002Old Vegas Ranch
PRICE DISTRIBUTION
How Many Black Mountain Ranch Homes Sell in Each Price Range?
Median list price across the Black Mountain Ranch ZIP area (89002/89015) sits at $492,440 per Las Vegas REALTORS June 2026 MLS data, but the plan spans every rung: entry-level single-story homes near $400K to elevated foothill lots reaching $800K. The bands below show our modeled split of the area's 158 active listings.
Browse Black Mountain Ranch Listings
How Can You Find a Black Mountain Ranch Home by Type, Lifestyle & Price?
The Black Mountain Ranch area's 158 active listings break down into six signature neighborhoods, three property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89002 and 89015.
Which Black Mountain Ranch Neighborhoods Should You Explore?
Six distinct districts make up Black Mountain Ranch — each with its own elevation, lot size, and lifestyle character. The cards below link to the most relevant hub or live search so you can see current inventory, price positioning, and lifestyle fit.
Elevated · Views · Premium Lots
Black Mountain Summit
Single-Story · Established · Retiree-FriendlyDesert Foothills
Equestrian · Large Lots · Eastern EdgeRanch Estates
Family · Two-Story · 2,500–3,500 sqftCanyon View
Trail-Adjacent · Active LifestyleTrailside
Entry-Level · Value · 1,400–2,000 sqftBlack Mountain Village
By Property Type
By Price Range
Updated daily · 158 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Black Mountain Ranch Listings First?
Custom alerts by neighborhood, view tier, price, and beds — no spam, unsubscribe anytime. With a 15-day median market pace, well-priced foothill homes with valley views routinely go under contract within the first two weekends per Las Vegas REALTORS pace data; alert subscribers see them 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
EDUCATION
9/10
8/10
8/10
8/10
How Are the Schools in Black Mountain Ranch?
McCaw STEAM Academy (K–5, 7/10), Brown Junior High (6–8, 6/10), and Basic High School (9–12, 5/10) are the zoned CCSD campuses. Many families supplement with charters — Doral Academy (9/10) and Somerset Academy (8/10) lead nearby. Private families favor Pinecrest Academy. Verify the exact boundary for any address before offering.
Top Rated
7/10
7/10McCaw STEAM Academy
Zoned · Black Mountain Ranch
K-5600 Students17:1
9/10Doral Academy of Nevada
Charter · Henderson area (15 min)
K-81000 Students19:1
8/10Somerset Academy
Charter · Henderson area (15 min)
K-81100 Students21:1
8/10Henderson International School (Lower)
Private · Henderson (15 min)
PreK-5400 Students14:1
8/10Pinecrest Academy of Nevada (ES)
Private · Henderson (15 min)
K-5600 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Black Mountain Ranch Families?
According to GreatSchools.org, Black Mountain Ranch zones into McCaw STEAM Academy (7/10) at the elementary level, Brown Junior High (6/10), and Basic High School (5/10). Charter options strengthen the picture significantly — Doral Academy rates 9/10, and Somerset Academy 8/10. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson area · 15 min | $400,000+ |
| 2 | McCaw STEAM Academy | Public (zoned) | K-5 | 7/10 | Black Mountain Ranch | $400,000+ |
| 3 | Brown Junior High School | Public (zoned) | 6-8 | 6/10 | Henderson | $400,000+ |
| 4 | Basic High School | Public (zoned) | 9-12 | 5/10 | Henderson | $400,000+ |
| 5 | Somerset Academy | Public charter | K-8 | 8/10 | Henderson area · 15 min | $400,000+ |
SAFETY & CRIME
Is Black Mountain Ranch Safe?
Direct Answer
Yes. Black Mountain Ranch is policed by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. Inside the plan, established owner-occupied streets dating to 1999, engaged neighborhood associations, and a low-density foothill layout keep typical incidents to suburban property matters.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Over two decades of settled, owner-heavy streetsCommunity records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Community maturity does real safety work: Black Mountain Ranch streets have been primarily owner-occupied since the early 2000s, the lot-per-street density is low across a foothill site, and the Henderson Police Department's per-capita staffing benefits from a city that funds public safety above national norms.
The community's foothill orientation — residential streets threading toward Black Mountain rather than arterial cut-throughs — reduces through-traffic incidents. The nearest commercial corridors (Galleria at Sunset, Boulder Highway retail) see the property incidents typical of busy shopping zones, but residential blocks within Black Mountain Ranch run quieter.
For buyers wanting additional peace of mind, the community's established HOA governance maintains common areas and community standards. Standard suburban precautions — exterior lighting, locked vehicles, active neighborhood communication — cover the realistic risk profile for most Black Mountain Ranch addresses.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Black Mountain Ranch, NV?
The Answer
Black Mountain Ranch delivers Henderson's best foothill living: ~600 master-planned acres begun in 1999 at the base of Black Mountain, direct trail access, valley and Strip views from elevated lots, and equestrian zoning on select parcels. City of Henderson services cover every street, and Nevada's zero state income tax keeps relocation budgets honest.
What is Black Mountain Ranch known for?
Black Mountain Ranch is known for its direct access to the Black Mountain Trail system, elevated foothill lots with Strip and valley views, and a rare opportunity for equestrian living inside Henderson city limits — all at price points that remain below Henderson's $548K citywide median.
Who should live in Black Mountain Ranch?
It fits outdoor enthusiasts who want trails at the door, families seeking settled streets with established landscaping, equestrian households needing horse-zoned lots, downsizers valuing single-story plans with mountain backdrops, and investors who appreciate a finite, built-out resale market.
What is daily life like?
Mornings open with Black Mountain Trail hikes or rides, errands reach the Galleria at Sunset in 10 minutes, and the I-215 puts the airport and Strip about 20 minutes from the driveway. Sloan Canyon's petroglyphs and Lake Mead's shores extend the weekend agenda.
Location
Where Is Black Mountain Ranch
Black Mountain Ranch anchors Henderson's eastern foothills along the base of Black Mountain, in ZIP codes 89002 and 89015. About 600 acres. Roughly 15 miles east of the Strip via I-215 and I-15.
Galleria at Sunset
10
Min
Airport
20
Min
Strip
20
Min
Lake Mead
15
Min
Downtown Henderson
12
Min
Black Mountain Ranch
At a Glance$492,440
Median List Price (ZIP area)
$500,000
Median Sold (past 100 days)
158
Active Listings (ZIP area)
15
Days on Market
- Setting
- Established foothill community, east Henderson
- Acreage
- ~600 acres
- Homes
- 2,500+
- Established
- 1999
- Developer
- Various builders (KB Home, Pardee, Richmond American)
- Neighborhoods
- 6 districts including equestrian parcels
- Trails
- Black Mountain Trail system (direct access)
- Equestrian
- Select eastern-edge parcels horse-zoned
- Sunshine
- 300 days/year
- Schools
- CCSD + strong charter options
- Guard-Gated
- No (HOA governed)
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Black Mountain Ranch Score?
Black Mountain Ranch earns strong marks for outdoor access, safety, and value, with honest trade-offs on school ratings and summer heat. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer considering Henderson's foothill communities.
Grade A: Safety
Henderson Police Department coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons. Established owner-occupied streets amplify the effect.
Grade B: Schools
Zoned CCSD campuses score 5–7/10 on GreatSchools; Doral Academy charter (9/10) and Somerset Academy (8/10) are well-regarded alternatives within reach.
Grade A-: Cost of Living
The $492,440 ZIP-area median sits below Henderson's $548K citywide figure, and HOA dues run a light $60–$150 monthly.
Grade A: Outdoor Access
Direct Black Mountain trailhead access, Sloan Canyon NCA nearby, Lake Mead 15 minutes east — Henderson's best outdoor-proximity rating among established communities.
Grade B+: Amenities
Galleria at Sunset 10 minutes, St. Rose Dominican Hospital nearby, Cornerstone Park with lake fishing and a dog park — solid suburban coverage.
Grade B+: Commute
I-215 access puts the airport about 20 minutes away; the Galleria is 10 minutes via Horizon Ridge Parkway. Interior streets are quiet and residential.
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 Black Mountain Ranch a good place to live?
Yes — particularly for households that value outdoor access and a settled neighborhood feel over maximum school-rating or new construction. Black Mountain Ranch pairs direct trail access to the Black Mountain system, mountain and valley views from elevated lots, and equestrian zoning on select parcels with a $492K ZIP-area median that sits below Henderson's citywide figure. The honest trade-offs: zoned CCSD schools score in the 5–7/10 range (charter options help), and buyers wanting new construction must look to neighboring plans. Nevada's zero state income tax makes every relocated budget go further.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Black Mountain Ranch?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Black Mountain Ranch — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 7,000 residents inside the plan itself, across approximately 2,500 households.
The Census does not break Black Mountain Ranch out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the plan, community records indicate a median age around 42 and an average household income near $95,000, reflecting a mix of long-tenured original owners, outdoor-lifestyle professionals, retirees enjoying single-story plans with mountain backdrops, and equestrian households attracted by the eastern-edge parcels.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Black Mountain Ranch is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Black Mountain Ranch Area Growing?
Black Mountain Ranch itself finished growing in the mid-2000s — the plan has been essentially built out since then — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Black Mountain Ranch's finite resale stock.
331,857Henderson residents (Census)
2,500+Homes in Black Mountain Ranch
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the plan, growth means turnover, not expansion: the 15-day median days on market across the ZIP area shows how actively the established stock trades. That is the investment logic of a built-out community — no new supply dilutes it, while every new Henderson resident adds demand for the trail access, views, and I-215 convenience Black Mountain Ranch already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Black Mountain Ranch separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Black Mountain Ranch Score for Livability?
Black Mountain Ranch pairs A-grade outdoor access and Henderson-backed safety with honest trade-offs: zoned CCSD schools score in the mid-range and the housing stock is 1999–2005 vintage requiring inspection diligence. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 82B+
Overall Livability
- 68B
Schools (zoned)
- 90A
Safety
- 78B+
Cost of Living
- 80B+
Amenities
- 93A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Black Mountain Ranch Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Black Mountain Ranch ZIP area (89002/89015) from Las Vegas REALTORS MLS data. Scope honesty first: these two ZIPs are broader than the plan itself, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$478K–$502K monthly band; $500K median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
13–22 day monthly range; 15 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~47/mo recent pace — consistent demand for established foothill inventory
vs May 2025
Source: Las Vegas REALTORS
The long view: Black Mountain Ranch's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
15
MEDIAN DAYS ON MARKET
$492K
ZIP-AREA MEDIAN LIST
158
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
FAST-MOVING MARKET
Get matched with a
Black Mountain Ranch specialist.
Market Competitiveness
How competitive is Black Mountain Ranch right now?
Black Mountain Ranch is a brisk, demand-driven market — sold homes across the ZIP area averaged just 15 median days over the past hundred days per Las Vegas REALTORS data. At 158 active listings and a median below Henderson's citywide figure, the community draws buyers who prize trail access and views at an attainable price.
72Competitive
- 15 daysMedian days on market (sold, 100d)
- 158Active listings (June 2026)
- $500KMedian sold price (past 100 days)
- ~47/moTypical closings per month
Is Black Mountain Ranch Right for You?
Who Should Buy a Home in Black Mountain Ranch?
Black Mountain Ranch isn't for every Henderson buyer — it's a specific lifestyle match: established foothill living, outdoor access, and mountain views at pricing below the Henderson citywide median, with trade-offs on zoned school ratings. Six profiles below match lifestyles to neighborhoods, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Black Mountain Ranch Neighborhoods Fit Your Buyer Type?
Outdoor Enthusiasts
- Trailside district for direct Black Mountain trail access
- Mountain biking, hiking, and equestrian riding from the door
- Sloan Canyon NCA and Lake Mead within 15 minutes
- Walk the trailhead before making an offer
First-Time Buyers
- Black Mountain Village from $400K — community entry point
- FHA 3.5% and conventional 3% down both work at this price
- Light HOA dues protect the monthly budget
- Inspection diligence on 1999–2005 systems
Equestrian Households
- Ranch Estates eastern-edge parcels — horse-zoned lots from $550K
- Rare inside Henderson city limits — inventory turns slowly
- Connected to Black Mountain Trail for equestrian riding
- Verify zoning and facilities for your specific parcel
Downsizers & Retirees
- Desert Foothills — single-story plans with mountain backdrops from $500K
- Established landscaping and HOA governance
- Galleria and St. Rose Dominican Hospital within 10–15 minutes
- Compare against dedicated 55+ communities nearby
View-Oriented Buyers
- Black Mountain Summit — elevated lots with Strip and valley panoramas from $600K
- Best panoramic positions in the foothill community
- Premium for elevation is real — weigh views vs. budget carefully
- Morning light on the valley is the best viewing time
Investors
- $2,000–$2,800 single-family rents with trail and view premiums
- Built-out community with finite supply in a growing city
- Equestrian parcels command rental premiums among niche tenants
- Henderson short-term-rental rules are strict — plan long-term
Best Fit For
- Outdoor-lifestyle households — trail access from the driveway, Sloan Canyon NCA five minutes south, Lake Mead fifteen minutes east.
- California relocators — foothill living with mountain views at a fraction of comparable Los Angeles foothill pricing, zero state income tax, and a 3% property-tax cap.
- First-time buyers — genuine entry points from $400K with light HOA dues and FHA-friendly pricing across most of the plan.
- Equestrian households — select eastern-edge parcels zoned for horses — one of very few options inside Henderson city limits.
- Downsizers — single-story Desert Foothills homes with mountain backdrops and practical Henderson city access.
- Investors — a finite, built-out community with stable rental demand and trail-access premiums that attract long-term tenants.
Ready to explore homes in Black Mountain Ranch? Our team knows every neighborhood, view tier, and equestrian parcel in the plan.
Start Your Home SearchPros
- Direct Black Mountain trailhead access — hiking, biking, and equestrian riding from the neighborhood
- Mountain and valley views from elevated foothill lots across ~600 acres established in 1999
- Henderson city services and safety — a city ranked among America's safest large cities per FBI UCR comparisons
- Entry from $400K — below Henderson's $548K citywide median, with a 15-day market pace
- Equestrian zoning on select eastern-edge parcels — a rare Henderson opportunity
- HOA dues of just $60–$150 monthly, among the lightest in established Henderson communities
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Zoned CCSD schools score 5–7/10 — charter options help but require applications and lottery timing
- Housing stock dates to 1999–2005, so roofs, HVAC, and plumbing deserve inspection diligence
- Almost no new construction — buyers wanting new builds must look to neighboring plans
- ZIP-area statistics blend Black Mountain Ranch with neighboring inventory — comps need local judgment
- Boulder Highway commercial corridor has lower retail quality than other Henderson corridors
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Black Mountain Ranch's Top Neighborhoods Compare?
A like-for-like comparison of Black Mountain Ranch's six districts — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-neighborhood figures are Nevada Real Estate Group-modeled slices of the two-ZIP market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Black Mountain Summit | ~$720,000 | ~$295 | 18 | ~20 | Views · Elevated lots |
| Desert Foothills | ~$560,000 | ~$260 | 14 | ~45 | Single-story · Retirees |
| Ranch Estates | ~$630,000 | ~$268 | 22 | ~15 | Equestrian · Large lots |
| Canyon View | ~$520,000 | ~$255 | 13 | ~35 | Families · Two-story |
| Trailside | ~$495,000 | ~$252 | 12 | ~25 | Trail access · Active lifestyle |
| Black Mountain Village | ~$435,000 | ~$242 | 15 | ~18 | Entry-level · Value |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89002/89015), not neighborhood level — per-neighborhood medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Black Mountain Ranch's Top Neighborhoods?
Submarket 1
Black Mountain Summit
The community's premium tier — elevated foothill positions with panoramic views of the Strip, valley, and McCullough Range. Larger lots, premium addresses, and a view premium that holds value well in the built-out plan.
Browse Black Mountain Summit homes →~$720KMedian Price
18Days on Market
~20Active Listings
~$295Price / Sq Ft
Submarket 2
Desert Foothills
Single-story floor plans on gently sloping lots with desert landscaping and mountain backdrops — the plan's default answer for retirees and downsizers who want the foothill setting without stairs.
Browse Desert Foothills homes →~$560KMedian Price
14Days on Market
~45Active Listings
~$260Price / Sq Ft
Submarket 3
Ranch Estates
Larger eastern-edge lots with horse zoning — the plan's rarest product type and a genuine differentiator from all other established Henderson communities. Inventory is thin; buyers should alert early.
Browse Ranch Estates homes →~$630KMedian Price
22Days on Market
~15Active Listings
~$268Price / Sq Ft
Submarket 4
Canyon View
Two-story family homes at 2,500–3,500 square feet with views toward the McCullough Range — the plan's family workhorse, priced to move quickly in the current 15-day market pace.
Browse Canyon View homes →~$520KMedian Price
13Days on Market
~35Active Listings
~$255Price / Sq Ft
Submarket 5
Trailside
The community's western edge — closest streets to the Black Mountain trailhead, meaning zero drive time for morning hikes or rides. The plan's fastest-moving submarket among active-lifestyle buyers.
Browse Trailside homes →~$495KMedian Price
12Days on Market
~25Active Listings
~$252Price / Sq Ft
Submarket 6
Black Mountain Village
Smaller floor plans at 1,400–2,000 square feet offering the most accessible entry into Black Mountain Ranch. FHA and conventional financing both work comfortably here — the community's first-time-buyer launching pad.
Browse Black Mountain Village homes →~$435KMedian Price
15Days on Market
~18Active Listings
~$242Price / Sq Ft
Submarket 7
Black Mountain & Sloan Canyon Corridor
The outdoor engine that powers Black Mountain Ranch's lifestyle: the Black Mountain Trail system for hiking, mountain biking, and equestrian riding, plus Sloan Canyon National Conservation Area's 48,000 acres of desert wilderness with Petroglyph Canyon. No drive required from most community addresses.
Browse Black Mountain & Sloan Canyon Corridor homes →~1,000Black Mountain Trail Acres
48,000Sloan Canyon NCA Acres
15 minTo Lake Mead
20 minTo Strip / Airport
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Black Mountain Ranch
neighborhood fits?
BY ZIP CODE
What Does the Black Mountain Ranch Market Look Like Across ZIPs 89002 & 89015?
Black Mountain Ranch spans two Henderson ZIP codes, and the MLS reports at ZIP level — so the table presents the two core ZIPs as area corridors, each broader than the plan itself. The spread is the story: the 89002 corridor anchors the community's foothill core while 89015 extends north along the Boulder Highway corridor, per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89002 | Black Mountain Ranch core — foothill streets, trailhead, equestrian parcels | ~$492K | ~$248 | 15 | ~105 | n/a* |
| 89015 | North Henderson — Boulder Highway corridor and adjacent neighborhoods | ~$375K | ~$228 | 18 | ~53 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The MLS reports 89002 and 89015 jointly at a $492,440 median (158 actives) — the per-ZIP splits shown are modeled. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Black Mountain Ranch Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Black Mountain Ranch faster than any brochure: a $492,440 ZIP-area median, 15-day market pace, 2,500+ homes, and direct trail access to Black Mountain from a 1999 community.
$492,440
Median list price across the Black Mountain Ranch ZIP area (89002/89015), June 2026.
Las Vegas REALTORS
$500,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
15
Median days from list to accepted offer — one of Henderson's fastest-moving established-community markets.
LVR / GLVAR, June 2026
158
Active listings in the ZIP area — finite, built-out inventory from 1999–mid-2000s construction.
Las Vegas REALTORS
2,500+
Homes in the Black Mountain Ranch plan — about 600 acres of established foothill community.
Community records
48,000
Acres in Sloan Canyon National Conservation Area nearby — world-class desert recreation minutes from the driveway.
BLM / NPS records
7/10
GreatSchools rating at McCaw STEAM Academy — zoned elementary; charter alternatives reach 9/10.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY BLACK MOUNTAIN RANCH
Why Does Black Mountain Ranch Stand Apart From Its Peers?
The combination of direct trail access, mountain views, equestrian zoning, and pricing below Henderson's citywide median is unique in established Henderson communities. Each advantage is tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records — so you can check every claim.
- Community records / City of Henderson
Trail access from the driveway
Direct connection to the Black Mountain Trail system and proximity to 48,000-acre Sloan Canyon NCA — no drive required for desert hiking or riding.
- Community records
Valley and Strip views
Elevated foothill lots at the base of Black Mountain deliver panoramic views of the Las Vegas Valley, the Strip skyline, and the McCullough Range.
- Community records / City of Henderson
Equestrian zoning inside city limits
Select eastern-edge parcels are zoned for horses — a rare capability inside Henderson city limits, attached to trail infrastructure that supports equestrian use.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable and well below comparable California foothill markets.
- Las Vegas REALTORS / GLVAR, June 2026
Below the Henderson median
At a $492,440 ZIP-area median, Black Mountain Ranch prices $55K below Henderson's $548K citywide figure — delivering foothill living at suburban Henderson value.
WHY BUY IN BLACK MOUNTAIN RANCH
What Are the Top 10 Reasons to Buy a Home in Black Mountain Ranch?
Black Mountain Ranch's case rests on outdoor access and value, not marketing: direct trail access, mountain views, equestrian zoning, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, and zero state income tax — at a median list price below Henderson's citywide figure. Ten sourced reasons follow.
Trails at the door
Direct Black Mountain trailhead access for hiking, biking, and equestrian riding — no drive required.
Community records
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs.
NRS 361.471
Below the Henderson median
The $492,440 ZIP-area median sits $55K below Henderson's $548K citywide figure.
Las Vegas REALTORS, June 2026
Mountain and valley views
Elevated foothill lots deliver panoramic views of the Las Vegas Valley and Strip skyline.
Community records
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities.
FBI Uniform Crime Reporting
Equestrian zoning
Select eastern-edge parcels accommodate horses — rare inside Henderson city limits.
Community records
Light HOA structure
Dues run $60–$150 monthly — among the lightest of any established Henderson community.
Community records
Sloan Canyon and Lake Mead nearby
48,000 acres of conservation land with rock art, desert trails, and boating 15 minutes east.
BLM / NPS records
Built-out scarcity
No new supply can dilute a finished community — every new Henderson resident adds demand to fixed foothill stock.
U.S. Census / City of Henderson
New Construction
Who Builds New Homes in and Around Black Mountain Ranch?
Black Mountain Ranch itself is essentially built out — stock is overwhelmingly resale from 1999–mid-2000s construction. The new-construction pipeline sits in neighboring Henderson plans, where national builders compete on incentives that change monthly. Verify current communities and offers before you write anything.
Family & Mid-Market
Lennar
High-volume alternative to Black Mountain Ranch resale
First-Time & Family
KB Home
Personalized entry-level new builds near the community
Family
Richmond American
Value-oriented Henderson construction nearby
First-Time & Family
Century Communities
Entry-level new construction in the broader area
Volume · Entry-Level
DR Horton
Broad entry-level new-build coverage near the community
Outdoor Recreation
What Outdoor Amenities Does Black Mountain Ranch Offer?
Black Mountain Ranch delivers Henderson's best outdoor-proximity package: a trailhead at the door, 48,000-acre Sloan Canyon NCA five minutes south, and Lake Mead fifteen minutes east. The City of Henderson maintains Cornerstone Park's fishing lake and dog park for everyday use — a combination no other established Henderson community matches.
IN-COMMUNITY
Black Mountain Trailhead
~1,000 trail acresHiking · Mountain biking · EquestrianFree
The community's defining outdoor feature — miles of desert single-track connecting to Henderson's broader trail network, with panoramic overlooks of the valley and Strip.
5-10 MIN S
Sloan Canyon NCA
~48,000 acresPetroglyph Canyon · Desert hiking · WildlifeFree
One of the Southwest's largest known concentrations of Native American rock art in a sweeping desert conservation landscape — a world-class natural feature minutes from the driveway.
10-15 MIN
Cornerstone Park
~25 acresLake fishing · Dog park · Walking trailsFree
The region's best neighborhood park for outdoors families: a lake with fishing, walking and biking loops, playgrounds, picnic shelters, and a dedicated dog park.
15 MIN E
Lake Mead National Recreation Area
1.5M acresBoating · Swimming · Desert hikingNPS fee
America's first national recreation area — full-size boating, sandy coves, and desert canyon hiking about fifteen minutes east via Lake Mead Parkway.
IN-COMMUNITY
McCullough Range Overlooks
Ridge viewsPanoramic vistas · PhotographyFree
Elevated foothill lots along Black Mountain's base deliver unobstructed views of the McCullough Range to the south and the Las Vegas Valley to the north — a daily payoff for higher-elevation purchases.
CONNECTED
Henderson Trails Network
Valley-wide paved and naturalWalking · Cycling · RunningFree
Black Mountain's trail system feeds into Henderson's citywide network per the City of Henderson Parks and Recreation master plan — extending ride and run routes well beyond the community.
The Black Mountain Ranch Lifestyle
What Does a Weekend in Black Mountain Ranch Look Like?
Three everyday rhythms within reach of each other: a morning hike to a Black Mountain overlook, an afternoon at Cornerstone Park's lake, and dinner along the Galleria corridor — with Sloan Canyon's petroglyph canyons and Lake Mead's shoreline extending the weekend agenda, all within Henderson's parks system per the City of Henderson.
~600Community Acres
1999Year Established
48K+Sloan Canyon NCA Acres Nearby
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Black Mountain Ranch Homes This Weekend?
Open houses run regularly across the ZIP area — with a 15-day median market pace, timing matters here. Trail-adjacent and view-lot homes draw active buyers quickly. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we'll build your weekend tour route across the foothill districts that match your priorities.
Quick Answer
What does an HOA cost in Black Mountain Ranch?
Black Mountain Ranch HOA dues run $60–$150 per month depending on your section — modest by Henderson standards and significantly below guard-gated community levels. Dues cover common-area maintenance, community landscaping, and HOA governance for this established neighborhood. Always pull the resale package — dues, reserves, and any assessment history — during escrow to confirm your specific street's costs and rules.
Moving to Black Mountain Ranch
Should I Move to Black Mountain Ranch?
Every month, households from California's coastal cities discover that foothill living with mountain views and trail access — priced at $700K–$1M+ back home — is attainable in Henderson under $500K. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why Outdoor-Lifestyle Buyers Are Choosing Black Mountain Ranch
The tax math is clear: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $16,000 per year in state income taxes alone. Black Mountain Ranch layers the outdoor argument: a trail system at your back door, mountain and valley views from elevated lots, and equestrian zoning on select parcels — at prices that start where many coastal suburbs price out serious buyers.
At a $500,000 budget, buyers from Los Angeles or San Diego are looking at a small condo or a long-commute starter home. That same budget in Black Mountain Ranch secures a three- or four-bedroom family home with mountain views, direct trail access, and established Henderson city services — with the Galleria at Sunset ten minutes away and Harry Reid International Airport twenty minutes up the I-215.
According to Las Vegas REALTORS, the median list price across the Black Mountain Ranch ZIP area (89002/89015) is $492,440. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates Doral Academy charter at 9/10 for families supplementing the zoned CCSD campuses.
Black Mountain Ranch runs on Henderson's broader employment base: St. Rose Dominican Hospital, the Galleria at Sunset corridor, and the Henderson municipal campus anchor jobs within 10–20 minutes, while the Strip's employment core and Harry Reid International Airport sit about twenty minutes up the I-215. The community draws outdoor-lifestyle professionals who want both metropolitan access and desert-trail mornings.
Cost of Living Snapshot — Black Mountain Ranch vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The outdoor lifestyle that costs $1M+ in California foothill markets — mountain views, trail access, large lots — begins here at $600K for elevated lots and $400K for community entry.
| Metric | Black Mountain Ranch, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $492,440 (ZIP area) | ~$900K+ |
| Mountain-View Entry Point | $600K+ (elevated foothill lots) | $1.5M+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Black Mountain Ranch Rental Market — Rent vs. Own
Single-family homes in the ZIP area typically rent for about $2,000–$2,800 per month, with mountain-view and trail-adjacent properties commanding premiums. The built-out nature of the community keeps resale inventory finite and rental vacancy low — landlords benefit from steady demand and a 2,500-home plan that attracts long-term tenants. Short-term rentals are regulated by the City of Henderson — confirm the rules before underwriting nightly income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Black Mountain Ranch? Our team specializes in out-of-state relocation — virtual neighborhood and trail-access tours, block-by-block guidance on view lots and equestrian parcels, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Black Mountain Ranch in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Black Mountain Ranch 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 district and set a budget
Decide which Black Mountain Ranch you're buying: $400K–$450K entry-level Village homes, $450K–$550K Trailside or Canyon View family plans, $550K+ Ranch Estates equestrian parcels, or $600K+ Black Mountain Summit view lots. Each carries different elevation, lot size, and age profiles.
Get pre-approved for your target range
Conventional, FHA, and VA all work across most of the plan. If a trail-adjacent or view lot is the goal, get fully underwritten — those homes move within two weekends at the current 15-day pace.
Hire a Black Mountain Ranch specialist
Equestrian zoning varies by parcel, view premiums vary by elevation, and ZIP-level comps blend in neighboring territory — work with an agent who knows which streets carry which attributes.
Tour in person or virtually
Walk a Trailside street, drive to a Black Mountain Summit overlook, and inspect a Ranch Estates equestrian parcel in one afternoon — the plan's elevations feel genuinely different. Virtual tours work well for out-of-state buyers.
Write and negotiate the offer
Trail-adjacent and view-lot homes need clean, fast terms. Equestrian parcels often reward careful inspection-based negotiation on outbuildings and zoning confirmation.
Inspection, HOA docs & appraisal
Age the diligence to 1999–2005 stock: roof, HVAC, and water heater. For equestrian lots, verify zoning, outbuilding permits, and any livestock restrictions in the CC&Rs. Pull the resale package on dues and reserves.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding, with a few additional days for HOA document delivery.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Black Mountain Ranch Economy?
Black Mountain Ranch residents plug into Henderson's broader employment base and the greater Las Vegas metro labor market. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and Henderson incomes run well above the county median. Nearby employers include St. Rose Dominican Hospital, the Galleria at Sunset corridor, and the Henderson municipal campus.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
20 minTo Strip employment core via I-215Community drive-time records
20 minTo Harry Reid International AirportVia I-215 and I-15
Top Black Mountain Ranch-Area Employers
- St. Rose Dominican HospitalHealthcare anchor accessible from Henderson's eastern foothills — regional medical employment hub
- Galleria at Sunset corridorRegional mall and Sunset Road retail employment strip, roughly 10 minutes from the community
- City of HendersonMunicipal campus and city services — Henderson is one of Nevada's largest municipal employers
- Henderson's industrial and distribution corridorLogistics and light-industrial employers along the Boulder Highway corridor within the ZIP area
- Clark County School District (area campuses)McCaw STEAM Academy and regional CCSD campuses serving Black Mountain Ranch and surrounding neighborhoods
- Las Vegas Strip resorts and gaming employersStrip and Downtown Las Vegas employment is about 20 minutes via I-215 and I-15
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Black Mountain Ranch Compare to Henderson, Las Vegas & Summerlin?
Black Mountain Ranch leads on outdoor access and value; Henderson on school ratings and variety; Summerlin on trail depth and newer builds; Las Vegas on entry price. This side-by-side covers the metrics buyers compare most, June 2026 — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Black Mountain Ranch | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $492,440 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 158 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 15 | 21 | 20 | 21 |
| Population | ~7,000 (community records) | 331,857 | 656,274 | ~127,000 |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $95,200 |
| Crime Index (lower=safer) | 62 (Henderson) | 62 | 100 | 58 |
| Established | 1999 (foothill community) | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | Minimal — built out | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Trails · Views · Equestrian · Value | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Black Mountain Ranch income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately; its population is from community records. Last updated June 2026.
Cost of Ownership
What Will Black Mountain Ranch Cost You Each Month?
A $492,440 ZIP-area-median Black Mountain Ranch purchase runs about $3,603 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the community, and budget the HOA tiers that make Black Mountain Ranch one of Henderson's lightest-dues addresses.
Payment Estimator
Estimate Your Black Mountain Ranch Payment
$3,734
Estimated Monthly Payment
- Principal & Interest$2,949
- Property Tax$250
- Insurance$150
- HOA$200
- PMI$185
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 Black Mountain Ranch right now?
Trail-access and view-lot demand keeps Black Mountain Ranch rents firm relative to the purchase price, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, a built-out plan with fixed supply tilts the math toward owning.
OWN (10% DOWN, 7%)
$3,603 / mo
- Principal & Interest
- $2,951
- Property Tax (~0.6%)
- $246
- Homeowners Insurance
- $110
- HOA (section-specific)
- $100
- PMI (10% down)
- $196
5-year net cost:~$133,000
Equity built:~$120,000
RENT (ZIP-AREA MEDIAN)
$2,100 / mo
- Median ZIP-Area Rent
- $2,100
- Renters Insurance
- $18
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$141,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Black Mountain Ranch home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $120,000 in equity (including the down payment) while the renter walks away with none. A built-out plan with no new supply gives that appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $100/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Neighborhood Tier
Black Mountain Ranch dues run $60–$150 per month by section — verify the exact dues, reserves, and CC&Rs for your street in escrow. Equestrian-lot sections may carry additional rules or fees for outbuildings and animal permits.
Entry-Level and Village Sections
$60–$90 / mo
Black Mountain Village (smallest plans)
$60–$90
Includes:
Common-area landscaping and community standards — light dues for the most affordable entry point
Trailside western-edge streets
$70–$100
Includes:
Trail-corridor common areas, landscaping, neighborhood governance
Family and Mid-Range Sections
$90–$130 / mo
Canyon View two-story sections
$90–$125
Includes:
Larger-lot common areas, neighborhood parks, community standards
Desert Foothills single-story sections
$80–$120
Includes:
Foothill landscaping maintenance, common-area care
Premium and Equestrian Sections
$110–$150 / mo
Black Mountain Summit (elevated lots)
$110–$150
Includes:
Premium lot common areas, access road maintenance, community standards
Ranch Estates (equestrian parcels)
$100–$150
Includes:
Larger-parcel common areas; equestrian-use rules vary by parcel — confirm CC&Rs in escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Black Mountain Ranch?
The I-215 beltway provides Black Mountain Ranch's primary freeway link, and Horizon Ridge Parkway, Sunset Road, and the Boulder Highway grid the surrounding area. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Black Mountain Ranch
- 10 minGalleria at SunsetHorizon Ridge Pkwy
- 12 minSt. Rose Dominican HospitalI-215 / Eastern Ave
- 12 minDowntown Henderson (Water Street)Horizon Ridge Pkwy
- 15 minLake Mead (Boulder Beach)Lake Mead Pkwy east
- 20 minHarry Reid Intl AirportI-215 west
- 20 minLas Vegas StripI-215 → I-15 north
- 25 minDowntown Las VegasI-515 north
- 10 minSloan Canyon NCASouth on Boulder Hwy / Equestrian Dr
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 Black Mountain Ranch?
Most Black Mountain Ranch purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should add time for appraisal scheduling; HOA neighborhoods add a few days for resale-package delivery. Equestrian-parcel purchases may take slightly longer given additional CC&R review for outbuilding permits and livestock rules.
Quick Answer
What down payment do you need to buy in Black Mountain Ranch?
Most buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of this community's price spectrum, and VA loans allow 0% for eligible veterans. On the $492,440 ZIP-area median, plan roughly $24,620 (5%) to $98,488 (20%). Entry homes near $400,000 need as little as $14,000 down with FHA. Jumbo financing only enters the picture at the top of the $800K elevated-lot range.
Black Mountain Ranch FAQ — 18 Answers
What Do Black Mountain Ranch Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Black Mountain Ranch?
Across the Black Mountain Ranch ZIP area — 89002 and 89015 — the median list price is about $499,999 per Las Vegas REALTORS, with a $500,000 closed median over the past hundred days. Inside the plan, pricing spans entry-level single-story homes near $400K, mid-range family homes from $475K–$650K, and elevated foothill lots with Strip views reaching toward $800K.
Is Black Mountain Ranch guard-gated?
No — Black Mountain Ranch is an open community with HOA governance rather than staffed gates. Security rests on Henderson itself, which ranks among the top ten safest large cities in America per FBI Uniform Crime Reporting comparisons. The advantage: HOA dues of just $60–$150 per month, well below guard-gated community levels. Our team can compare gated options nearby if that matters.
What are property taxes like in Black Mountain Ranch?
Low by national standards. Nevada's effective rate runs roughly 0.5–0.7% 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 $492,440 purchase, budget around $2,950 per year. Long-held homes often carry abated bills — verify the post-sale reset with the Assessor before budgeting.
What are HOA fees in Black Mountain Ranch?
Modest by Henderson standards: $60–$150 per month depending on your section. Dues cover common-area maintenance, landscaping, and HOA governance for this established, fully built-out neighborhood. Exact fees vary by section, so request the resale package on any specific home to confirm current dues, rules, and reserve health before writing your offer.
What schools serve Black Mountain Ranch?
The Clark County School District zones Black Mountain Ranch to McCaw STEAM Academy (7/10 on GreatSchools), Brown Junior High School (6/10), and Basic High School (5/10). Charter options strengthen the picture: Doral Academy (9/10) and Somerset Academy (8/10) are well-regarded alternatives. Private families favor Henderson International School and Pinecrest Academy of Nevada. Verify current boundaries before offering.
Is Black Mountain Ranch close to hiking trails?
Yes — directly. The community sits at the base of Black Mountain with trailhead access for hiking, mountain biking, and horseback riding that connects into Henderson's broader trail network. Sloan Canyon National Conservation Area — roughly 48,000 acres containing one of the Southwest's largest known concentrations of Native American rock art — is also nearby. Few Henderson neighborhoods deliver desert trails this immediately.
Can you have horses in Black Mountain Ranch?
Yes, on select properties. Larger lots along the community's eastern edge are zoned for horses — a rare equestrian opportunity inside Henderson city limits that pairs naturally with Black Mountain's trail system. These ranch-style parcels turn over slowly. Tell our team early if horse facilities are a requirement; we'll watch specifically for them in current and upcoming inventory.
How far is Black Mountain Ranch from the Strip?
About 20 minutes via the I-215 beltway and I-15, with Harry Reid International Airport also roughly 20 minutes. The Galleria at Sunset is 10 minutes via Horizon Ridge Parkway, and Lake Mead is 15 minutes east via Lake Mead Parkway. The location balances foothill quiet with practical access — drive your real commute at rush hour to confirm it fits your lifestyle.
What is the average days on market in Black Mountain Ranch?
Homes sold across the Black Mountain Ranch ZIP area over the past hundred days took a median of about 17 days from list to accepted offer, per Las Vegas REALTORS MLS statistics — and the pace reflects genuine buyer demand for foothill views and trail access at sub-$500K pricing. Well-priced homes with valley views often move within the first two weekends.
What outdoor amenities does Black Mountain Ranch offer?
The Black Mountain Trail system delivers miles of hiking, mountain biking, and equestrian riding directly from the neighborhood. Sloan Canyon National Conservation Area adds desert exploration and Petroglyph Canyon's rock art nearby. Cornerstone Park — about 25 acres with a lake, fishing, walking trails, and a dog park — provides a manicured park option. Lake Mead's shoreline sits 15 minutes east for boating and swimming.
Is there new construction in Black Mountain Ranch?
Minimal — Black Mountain Ranch was built out primarily between 1999 and the mid-2000s, so inventory is essentially all resale with mature landscaping and a settled neighborhood character. Buyers seeking new construction in the Henderson corridor typically look at Cadence or Inspirada, both within 15–20 minutes, with multiple national builders and current incentives. Our team can compare options.
What is the cost of living in Black Mountain Ranch?
Attainable for Henderson. The ZIP-area median near $499,999 sits below Henderson's $548K citywide median, HOA dues run just $60–$150 monthly, and Nevada's zero state income tax stretches every relocating household's budget. Day-to-day costs track Clark County broadly, while the Galleria at Sunset, St. Rose Dominican Hospital, and I-215 access put retail, healthcare, and the greater metro within 10–20 minutes.
Is Black Mountain Ranch a good place for families?
Yes, particularly for families who prioritize outdoor access and a settled neighborhood feel. Direct trail access to Black Mountain, Cornerstone Park's dog park and fishing lake, and Henderson's consistent ranking among America's safest large cities per FBI-based comparisons make it a strong family address. Charter options like Doral Academy supplement the zoned CCSD schools for families wanting academic alternatives.
What are the best neighborhoods within Black Mountain Ranch?
For valley and Strip views: Black Mountain Summit, with elevated foothill lots from $600K. For equestrian living: Ranch Estates along the eastern edge, with larger horse-zoned lots from $550K. For families needing space: Canyon View, with two-story homes of 2,500–3,500 square feet from $475K. For trail proximity: Trailside, with the closest access to the Black Mountain trailhead from $450K. For value: Black Mountain Village from $400K.
What should I know before buying in Black Mountain Ranch?
Four things move real money here. First, age: most stock dates to 1999–2005, so roofs and HVAC belong in your inspection budget. Second, lot position: elevated lots command a view premium — compare asking prices against the view, not just the square footage. Third, equestrian zoning: verify any horse-use intent with the specific parcel before offering. Fourth, ZIP-area statistics blend neighboring inventory — an agent who knows the blocks pays for itself.
What down payment do you need to buy in Black Mountain Ranch?
Most buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of this community's price spectrum, and VA loans allow 0% for eligible veterans. On the $492,440 ZIP-area median, plan roughly $24,620 (5%) to $98,488 (20%). Entry homes near $400,000 need as little as $14,000 down with FHA. Jumbo financing only enters the picture at the top of the $800K range.
What does an HOA cost in Black Mountain Ranch?
Black Mountain Ranch HOA dues run $60–$150 per month depending on your section — modest by Henderson standards and far below guard-gated community levels. Dues cover common-area maintenance, landscaping, and community governance for this established neighborhood. Always pull the resale package — dues, reserves, and any assessment history — during escrow to confirm your specific section's costs.
How long does it take to close on a home in Black Mountain Ranch?
Most Black Mountain Ranch purchases close in 30 to 45 days from accepted offer — Nevada uses escrow companies, not attorneys. Cash deals can close in 7–14 days. HOA resale-package delivery adds a few days; budget inspection time for 1999–2005 roofs and HVAC. Equestrian-parcel buyers may add a few days for CC&R review.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Black Mountain Ranch?
These are the eight queries Black Mountain Ranch buyers actually type into Google and AI assistants — answered with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Is Black Mountain Ranch part of Henderson?
Yes. Black Mountain Ranch is a community within the City of Henderson, with Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV 89002 or 89015 — "Black Mountain Ranch" is the community's name, not a separate municipality.
What ZIP codes cover Black Mountain Ranch?
Black Mountain Ranch spans ZIP codes 89002 and 89015 in Henderson's eastern foothills. The 89002 ZIP anchors the community's foothill core; 89015 extends north along the Boulder Highway corridor. ZIP-level statistics always blend in some neighboring territory.
Is Black Mountain Ranch equestrian-friendly?
Yes, on select parcels. Larger eastern-edge lots are zoned for horses — a rare opportunity inside Henderson city limits, supported by direct access to the Black Mountain Trail system. Equestrian inventory turns slowly; alert our team early if horse facilities are a must.
How old are homes in Black Mountain Ranch?
Primarily 1999 through the mid-2000s — the community was built out by KB Home, Pardee Homes, and Richmond American over roughly a decade. Budget inspection diligence for roofs, HVAC, and water heaters at the 20-25 year mark.
Does Black Mountain Ranch have views?
Yes — especially from elevated foothill lots along the community's upper streets and Black Mountain Summit district. Views span the Las Vegas Valley, the Strip skyline, and the McCullough Range to the south. Compare elevation positions carefully when reviewing active listings.
Is Black Mountain Ranch walkable?
For outdoor recreation, it's excellent: direct trail access at the door, with Black Mountain trails and connections to Henderson's broader network. For urban errands, it's car-dependent — the Galleria and grocery options are 10 minutes by car but not within walking distance.
How far is Black Mountain Ranch from the Strip?
About 20 minutes via the I-215 beltway west to I-15 north, depending on time of day. Harry Reid International Airport is also roughly 20 minutes up the I-215.
Is Black Mountain Ranch a good investment?
The fundamentals favor it: a built-out plan with no new supply in a growing city, mountain views and trail access that maintain buyer demand, light HOA dues, and a 15-day median market pace proving liquidity. Returns depend on the specific lot position and buy price, as always.
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Want to Talk to a Black Mountain Ranch Real Estate Expert?
6,225+ closed transactions. $4.1B+ in total volume since 2009. In Black Mountain Ranch, lot elevation, equestrian zoning, and trail proximity drive real price differences — our agents know which specific blocks carry which premiums. Call (702) 637-1759 or tell us your criteria and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Black Mountain Ranch?
Compare Black Mountain Ranch with neighboring Henderson communities and master plans. Each card pairs the commute time with price positioning, so you can judge whether trading Black Mountain Ranch's trail access for newer construction or guard-gated security actually buys you more value for the money.
15 MIN W
MacDonald Highlands
$1.08M (ZIP area)
15 min from Black Mountain Ranch
View MacDonald Highlands →A–Z INDEX
Which Black Mountain Ranch Neighborhoods Can You Explore A–Z?
Six named districts fill the ~600-acre community — from Black Mountain Summit's elevated view lots and horse-zoned Ranch Estates parcels to the entry-level Village and trail-front Trailside streets. Pricing, lot sizes, and lifestyle fit differ meaningfully by district. Our team can pull live listings and equestrian-zoning records for any of them.
B
- Black Mountain Summit
- Black Mountain Village
C
- Canyon View
D
- Desert Foothills
R
- Ranch Estates (equestrian)
T
- Trailside
KEEP LEARNING
What Else Should You Read About Black Mountain Ranch?
These guides extend the research most Black Mountain Ranch buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Black Mountain Ranch's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Black Mountain Ranch Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIPs 89002/89015 are broader than the Black Mountain Ranch plan — so area statistics are labeled as such, and per-neighborhood figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Black Mountain Ranch ZIP area (89002/89015). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Black Mountain Ranch is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, trail network, and short-term rental rules. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, equestrian-zoning records, and post-sale tax-reset records. 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) — Henderson 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-Henderson-Paradise MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Black Mountain Ranch-area campuses. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Clark County School District (CCSD) — School boundary maps, enrollment data, and charter school lottery information. ccsd.net
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