California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Spacious single-family from $400K — fraction of SoCal pricing
- I-215 access puts the whole valley within 20 minutes
- Nevada DMV within 30 days; registration within 60
Southwest Las Vegas, Nevada
Warm Springs Homes For Sale
Nevada's #1 team for Warm Springs real estate. Search southwest Las Vegas homes — single-family, townhomes, and condos from $350K to $650K across ZIPs 89148 and 89113, with live MLS data and I-215 Beltway access in every direction.
MEDIAN LIST PRICE (ZIPs 89148/89113)
$510K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 16, 2026
HOMES IN THE CORRIDOR
6,000+
Community records
ESTABLISHED
1996
Various Builders
DAYS ON MARKET (ZIP 89148)
28
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 16, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Warm Springs at a Glance?
Warm Springs is a ~900-acre non-gated southwest Las Vegas corridor established in 1996 with 6,000-plus homes from $350K to $650K. ZIPs 89148 and 89113 show a $510,000 median list and 28-day pace per NREG’s MLS analysis; City of Las Vegas handles municipal services across the corridor. Takeaways below unpack this practical southwest address.
- The corridor: established in 1996 by various builders — ~900 acres of mixed residential subdivisions along Warm Springs Road between Durango Drive and Las Vegas Boulevard South, 6,000-plus homes.
- The price ladder: $350K entry for townhomes and condos; $400K–$550K for mid-range single-family homes; $550K–$650K for premium Warm Springs Estates — no master-plan HOA layer on top.
- Schools: Mabel W. Hoggard Elementary rates 7/10 on GreatSchools; Doral Academy of Nevada charter rates 9/10. Verify CCSD zone for each specific address before offering.
- Market pace: 27-day median from list to accepted offer across ZIPs 89148 and 89113 — active but not as compressed as the luxury corridors to the northwest.
- Location: 15 minutes to the Strip via I-215 and I-15, 20 minutes to Harry Reid Airport, 15 minutes to both Summerlin and Henderson via the Beltway.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Las Vegas
Where Can I Find Warm Springs Homes for Sale?
The Warm Springs ZIP footprint (89148 and 89113) carried 302 active listings in June 2026 according to NREG’s MLS analysis MLS data, spanning single-family homes, townhomes, and condos across the southwest corridor. The newest listings appear below, refreshed daily from the Las Vegas REALTORS MLS feed, and every active Warm Springs home is searchable in our live portal.
Homes for sale in ZIP 89148 near Warm Springs
- 341 Arbour Garden Avenue, Las Vegas 89148 — $895,000 · 3 bd · 2.5 ba · 2,908 sq ft · Courtesy of Compass Realty & Management
- 10116 Whitney Falls Court, Las Vegas 89148 — $545,000 · 4 bd · 3.5 ba · 2,482 sq ft · Courtesy of Keller Williams MarketPlace
- 6818 Truffle Gray Street, Las Vegas 89148 — $474,000 · 3 bd · 2.5 ba · 1,764 sq ft · Courtesy of Carlton Holland Realty
- 9160 Badby Avenue, Las Vegas 89148 — $349,000 · 3 bd · 2.5 ba · 1,316 sq ft · Courtesy of Galindo Group Real Estate
- 771 White Dogwood Court, Las Vegas 89148 — $599,000 · 4 bd · 3 ba · 2,461 sq ft · Courtesy of The Collection
- 9471 Wild Valley Avenue, Las Vegas 89148 — $775,000 · 3 bd · 2.5 ba · 2,538 sq ft · Courtesy of Coldwell Banker Premier
- 9940 Sunriver Meadows Avenue, Las Vegas 89148 — $530,000 · 3 bd · 2.5 ba · 2,037 sq ft · Courtesy of Signature Real Estate Group
- 8777 W Maule Avenue, Unit 2109, Las Vegas 89148 — $299,999 · 3 bd · 2 ba · 1,308 sq ft · Courtesy of BHHS Nevada Properties
- 9940 TERRASTONE Drive, Las Vegas 89148 — $1,925,000 · 4 bd · 3 ba · 3,355 sq ft · Courtesy of Xpand Realty & Property Mgmt
- 10179 Emerald Sunset Court, Las Vegas 89148 — $1,199,990 · 3 bd · 2.25 ba · 2,278 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 9832 Vista Meadows Avenue, Las Vegas 89148 — $529,900 · 4 bd · 3 ba · 2,282 sq ft · Courtesy of SimpliHOM
- 9265 Valley Betica Avenue, Las Vegas 89148 — $549,000 · 3 bd · 2.5 ba · 1,844 sq ft · Courtesy of RE/MAX Reliance
- 5525 Chicory Falls Court, Las Vegas 89148 — $735,000 · 4 bd · 2.5 ba · 2,862 sq ft · Coming Soon · Courtesy of Platinum Real Estate Prof
- 9830 Hanover Grove Avenue, Las Vegas 89148 — $443,000 · 3 bd · 2.5 ba · 1,739 sq ft · Courtesy of JohnHart Real Estate
- 6784 Pivot Point Street, Las Vegas 89148 — $550,000 · 4 bd · 2.75 ba · 2,276 sq ft · Courtesy of Keller Williams MarketPlace
- 6259 Cypress Springs Circle, Las Vegas 89148 — $749,999 · 4 bd · 3.5 ba · 3,160 sq ft · Courtesy of Simply Vegas
- 9681 Drayton Avenue, Las Vegas 89148 — $849,995 · 5 bd · 2.75 ba · 3,518 sq ft · Courtesy of Infinity Brokerage
- 8777 W Maule Avenue, Unit 2099, Las Vegas 89148 — $289,000 · 2 bd · 2 ba · 1,215 sq ft · Courtesy of Keller Williams MarketPlace
- 317 Glacier Meadow Road, Las Vegas 89148 — $549,900 · 3 bd · 2.5 ba · 2,297 sq ft · Courtesy of LIFE Realty District
- 8938 Bonneville Peak Court, Las Vegas 89148 — $420,000 · 4 bd · 2.75 ba · 1,775 sq ft · Courtesy of Signature Real Estate Group
- 6335 Cheval Lake Way, Las Vegas 89148 — $344,990 · 2 bd · 2.5 ba · 1,364 sq ft · Courtesy of Galindo Group Real Estate
- 9686 Giddings Avenue, Las Vegas 89148 — $535,000 · 3 bd · 2 ba · 1,362 sq ft · Courtesy of Griffin Group Realty
- 10147 Dragons Meadow Court, Las Vegas 89148 — $579,000 · 3 bd · 2.5 ba · 1,715 sq ft · Courtesy of KNJ Real Estate
- 6796 COPPER SUNRISE Court, Las Vegas 89148 — $1,180,000 · 2 bd · 2.5 ba · 2,436 sq ft · Active Under Contract · Courtesy of Xpand Realty & Property Mgmt
Homes for rent in ZIP 89148 near Warm Springs
- 10178 Sequoia Canyon, Las Vegas 89148 — $2,200/month · 4 bd · 2.5 ba · 2,296 sq ft · Courtesy of NVWM Realty
- 276 Crooked Tree Drive, Las Vegas 89148 — $2,495/month · 4 bd · 2 ba · 1,677 sq ft · Courtesy of Infinity Brokerage
- 8213 Dwayne Frye Street, Las Vegas 89148 — $2,695/month · 4 bd · 2.5 ba · 2,310 sq ft · Courtesy of Infinity Brokerage
- 9250 Hollander Avenue, Las Vegas 89148 — $1,995/month · 3 bd · 2.5 ba · 1,421 sq ft · Courtesy of Five Star Real Estate & Proper
- 9139 Mackanos Avenue, Las Vegas 89148 — $2,100/month · 4 bd · 2.25 ba · 1,845 sq ft · Active Under Contract · Courtesy of BHHS Nevada Properties
- 9580 W Reno Avenue, Unit 180, Las Vegas 89148 — $1,300/month · 2 bd · 2 ba · 884 sq ft · Courtesy of Infinite Realty & Investments
- 9229 MILLIKAN Avenue, Las Vegas 89148 — $1,909/month · 3 bd · 2.5 ba · 1,421 sq ft · Courtesy of Turn Key Property Solutions
- 8847 Sacred Falls Avenue, Las Vegas 89148 — $1,927/month · 2 bd · 2 ba · 1,288 sq ft · Courtesy of RE/MAX CENTRAL
- 5887 Lustrous Court, Las Vegas 89148 — $1,950/month · 3 bd · 2.5 ba · 1,672 sq ft · Courtesy of Gavish Real Estate and PM
- 9759 Beach Rose Court, Las Vegas 89148 — $1,800/month · 4 bd · 2.5 ba · 1,739 sq ft · Courtesy of Landmark Realty
- 5 Chateau Whistler Court, Las Vegas 89148 — $3,850/month · 4 bd · 3.5 ba · 3,402 sq ft · Courtesy of Faranesh Real Estate
- 7252 QUARTERHORSE Lane, Unit n/a, Las Vegas 89148 — $2,999/month · 3 bd · 2.5 ba · 1,284 sq ft · Courtesy of Realty 360
- 206 DUCK HOLLOW Avenue, Unit n/a, Las Vegas 89148 — $1,995/month · 3 bd · 2.5 ba · 1,746 sq ft · Courtesy of Empire Realty & Management
- 8815 First Lady Avenue, Las Vegas 89148 — $1,895/month · 3 bd · 2.5 ba · 1,337 sq ft · Courtesy of RE/Sys
- 5558 GOLDEN PALMS Court, Las Vegas 89148 — $2,495/month · 4 bd · 3.5 ba · 2,522 sq ft · Courtesy of Vegas International Properties
- 9754 BEACH ROSE Court, Las Vegas 89148 — $1,695/month · 3 bd · 2.5 ba · 1,739 sq ft · Courtesy of Shelter Realty, Inc
- 6168 Garden Crest Street, Las Vegas 89148 — $2,200/month · 3 bd · 1.75 ba · 1,364 sq ft · Courtesy of Foster Realty
- 10133 Agon Court, Las Vegas 89148 — $2,050/month · 3 bd · 2.5 ba · 2,085 sq ft · Courtesy of Shelter Realty, Inc
- 9705 Marcelline Avenue, Las Vegas 89148 — $2,300/month · 3 bd · 2.5 ba · 2,019 sq ft · Courtesy of Signature Real Estate Group
- 9848 LAKE AUSTIN Court, Las Vegas 89148 — $1,895/month · 4 bd · 3 ba · 1,650 sq ft · Courtesy of Costello Realty & Mgmt
- 8749 Spanish Ridge Avenue, Las Vegas 89148 — $2,200/month · 3 bd · 2.5 ba · 2,072 sq ft · Courtesy of Black & Cherry Real Estate
- 9577 Brooks Lake Avenue, Las Vegas 89148 — $1,949/month · 3 bd · 2.5 ba · 1,462 sq ft · Courtesy of RE/MAX Legacy
- 9232 NERONE Avenue, Las Vegas 89148 — $1,750/month · 3 bd · 2.5 ba · 1,333 sq ft · Courtesy of BHHS Nevada Properties
- 9933 W Diablo Drive, Las Vegas 89148 — $2,575/month · 4 bd · 2.75 ba · 2,722 sq ft · Courtesy of Summit Properties
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 16, 2026, 11:32 PM Pacific; availability and prices may change.
PRICE DISTRIBUTION
How Many Warm Springs Homes Sell in Each Price Range?
Warm Springs pricing spans $350,000 for entry-level condos to $650,000 for premium Warm Springs Estates homes, with the 302-listing ZIP-area median at $510,000 per NREG’s MLS analysis June 2026 data. The bands below show the modeled split of active listings, with the core single-family market concentrated in the $400K–$550K range.
Browse Warm Springs Listings
How Can You Find a Warm Springs Home by Neighborhood, Type & Price?
The 302 active listings across ZIPs 89148 and 89113 break down by neighborhood, property type, and price filter — each link opens the live Las Vegas MLS search with counts updated daily from NREG’s MLS analysis MLS data. Use the sub-neighborhood cards below to match price point and lifestyle before booking a tour with our southwest corridor team.
Which Warm Springs Sub-Neighborhoods Should You Explore?
Warm Springs contains six major sub-neighborhoods differing by housing type, lot size, price point, and HOA structure. Each card links to a relevant hub or live search so you can see current inventory and lifestyle fit.
Single-Family · Established · Core
Warm Springs Village
Family · Pool · SidewalksDurango Palms
Entry · Starter · InvestmentRainbow Springs
Premium · Wider Lots · UpgradedWarm Springs Estates
Townhome · Commuter · Low-MaintenanceBeltway Terrace
Midrange · Pool · ParksDesert Springs
Master-Planned · Family · ParksMountains Edge (adjacent)
Guard-Gated · Golf · ResortRhodes Ranch (nearby)
By Property Type
By Price Range
Updated daily · 305 active listings across ZIP 89148 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Warm Springs Listings First?
Custom alerts by neighborhood, price, beds, and property type — no spam, unsubscribe anytime. With 302 active listings and a 27-day median market pace, well-priced single-family homes in the $400K–$500K band go under contract before many buyers arrange a tour. Alert subscribers see new listings within hours of MLS entry.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Las Vegas Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in the Warm Springs Area?
The Answer
Warm Springs delivers practical southwest living: ~900 acres of established subdivisions, I-215 access in every direction, diverse housing from condos to 3,200-square-foot homes, and Durango and Rainbow commercial corridors handling daily errands within minutes. City of Las Vegas maintains parks and services here, and Nevada's zero income tax keeps monthly budgets leaner than California.
What is the Warm Springs area known for?
Warm Springs is known as one of the most practical residential corridors in southwest Las Vegas — a 1996-era mixed collection of subdivisions along Warm Springs Road that delivers I-215 Beltway freeway access, diverse housing types from $350K, and mature neighborhood character without a master-plan premium or guard-gate fee layered on top.
Who should live in the Warm Springs area?
It fits value-conscious families seeking good CCSD school zones without luxury pricing, commuters who need multi-directional freeway access via I-215, California relocators trading state income tax for southwest Las Vegas affordability, young professionals in Strip or airport-adjacent jobs, and investors targeting consistent rental demand from a diverse 6,000-plus-home stock.
What is daily life like in Warm Springs?
Morning runs along Durango Drive or Desert Breeze Park's 20-acre walking trails, afternoons at the commercial clusters on Rainbow Boulevard and the I-215 corridor, and evenings in neighborhoods with community pools, mature landscaping, and quiet interior streets — all 15 minutes from the Strip if the night calls for it.
Location
Where Is Warm Springs
Warm Springs anchors the residential core of the southwest Las Vegas valley, centered on Warm Springs Road between Durango Drive and Las Vegas Boulevard South. Approximately 900 acres spanning ZIPs 89148 and 89113. Roughly 10–15 miles from the Strip.
Strip
15
Min
Harry Reid Airport
20
Min
Summerlin
15
Min
Henderson
15
Min
Mountains Edge
10
Min
Warm Springs
At a Glance$510,000
Median List Price (ZIPs 89148/89113)
$496,500
Median Sold (past 100 days)
305
Active Listings (ZIPs 89148/89113)
28
Days on Market (ZIP 89148)
- Setting
- Non-gated southwest corridor
- Acreage
- ~900 acres
- Homes
- 6,000+
- Established
- 1996
- Developer
- Various Builders
- Sections
- 6 sub-neighborhoods
- Security
- LVMPD patrol · no gate
- Freeway Access
- I-215 + I-15 (minutes)
- Retail
- Durango Dr & Rainbow Blvd corridors
- Sunshine
- 300 days/year
- Schools
- Doral Academy charter 9/10 (GreatSchools)
- Distance to Strip
- ~15 min
Quick Answer
Is the Warm Springs area a good place to live in Las Vegas?
Yes — by value and access metrics, Warm Springs is one of the most practical addresses in southwest Las Vegas. I-215 and I-15 connectivity puts the Strip 15 minutes away and the airport 20, diverse housing spans $350K to $650K without master-plan premiums, and Durango Drive and Rainbow commercial corridors keep daily errands under 10 minutes. The honest trade-offs: public school ratings trail Summerlin's elite zones, no guard gate or on-site resort amenities, and some 1990s-era systems approaching replacement cycles. Nevada's zero state income tax sweetens every relocation to Warm Springs.
Source: City of Las Vegas
Census Housing Data / Warm Springs
What Does the Census Show About Housing in Warm Springs?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Warm Springs and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
64,426
vs Clark Co 2,407,226
~$470K
vs Clark Co $431K
~59%
vs Clark Co 58%
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates for ZIP 89148 (Warm Springs is not separately tabulated) and Vintage 2025 population estimates for Clark County · Updated
POPULATION & GROWTH
How Fast Is the Warm Springs Area Growing?
Warm Springs itself is largely built out — the 6,000-plus-home corridor completed most development by the mid-2000s — while surrounding southwest Las Vegas neighborhoods continue adding residents. ZIP 89148 grew from 39,712 residents in the 2010 Census to 61,281 in 2020, and southwest community demand has remained steady as the I-215 Beltway commercial corridor expanded convenience for the existing stock.
64,426ZIP 89148 residents (ACS 2020–24)
6,000+Homes in the Warm Springs corridor
+54.3%ZIP 89148 growth, 2010–2020 (Census)
ZIP 89148 population, 2010–2024 (Census counts and ACS)
Inside Warm Springs, growth means turnover and gradual infill rather than net-new subdivision construction. Every new southwest resident seeking practical freeway access and sub-$600K pricing competes for a corridor that adds little new supply. That dynamic sustains consistent resale demand across the 6,000-plus-home stock, anchoring the rental market at the same time.
Sources: U.S. Census Bureau and City of Las Vegas. ZIP 89148 figures shown because the Census does not tabulate Warm Springs separately. ZIP 89148: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Warm Springs Real Estate Market Trending?
Median sold price, days on market, and monthly activity for ZIPs 89148 and 89113 from NREG’s analysis of Las Vegas REALTORS MLS data. Scope note: these ZIPs are broader than the Warm Springs corridor specifically, blending multiple southwest subdivisions — read the level and pace as area orientation.
Median Sold Price
$465K–$498K monthly band; $496,500 median over the last 100 days
vs October 2025
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
25–35 day monthly range; 27 median over the last 100 days — active, not frenzied
vs October 2025
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Active Listings
302 active across ZIPs 89148 and 89113 in June 2026 — among the more liquid southwest corridors
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89148 rose 74% between 2015 ($235,000) and 2021 ($410,000), across 7,324 recorded closings — Las Vegas REALTORS MLS records via Repliers.
28
MEDIAN DAYS ON MARKET
$530K
ZIP-AREA MEDIAN LIST
305
ACTIVE LISTINGS (ZIPs 89148/89113)
< 1 hr
OUR RESPONSE TIME
ACTIVE SOUTHWEST MARKET
Get matched with a Warm
Springs specialist.
Market Competitiveness
How competitive is the Warm Springs market right now?
Warm Springs is an active but balanced southwest market — the 302-listing inventory and 27-day median pace give buyers more options and negotiating room than compressed guard-gated corridors. Well-priced single-family homes in the $400K–$500K band still draw competing offers, but the broader inventory prevents the daily bidding wars seen in Summerlin North.
- 27 daysMedian days on market (sold, 100d)
- 6,000+Total homes in the corridor
- 302Active listings (ZIPs 89148/89113, June 2026)
- $259/sqftMedian sold price per sq ft
Before You Buy
What Should You Compare Before Buying a Home in the Warm Springs Area?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Warm Springs Neighborhoods Fit Your Buyer Type?
Commuters
- I-215 + I-15 access — best multi-directional freeway position in the southwest
- Strip 15 min · airport 20 min · Summerlin 15 min · Henderson 15 min
- Beltway Terrace townhomes ideal for low-maintenance commuter living
- Durango Drive and Rainbow commercial corridors cover daily errands
Investors
- Entry from $350K with consistent tenant demand from Strip and airport workers
- $0–$175/mo HOA keeps carrying costs and yield math clean
- Diverse 6,000-home stock supports single-unit and multi-unit strategies
- Short-term rentals require City of Las Vegas licensing — plan for long-term holds
Downsizers
- Condos and townhomes from $350K with low-maintenance exteriors
- Desert Breeze Park lake and trails within 10 minutes
- Strip entertainment 15 minutes away via I-215
- Compare Mountains Edge for newer single-story options nearby
Best Fit For
- First-time buyers — the most accessible entry points in the southwest valley from $350K, with FHA and VA loan suitability at every price band.
- California relocators — zero state income tax, a 3% property-tax cap, and spacious homes at $400K–$550K — a fraction of comparable SoCal pricing.
- Commuters — I-215 and I-15 access that puts the Strip, airport, Summerlin, and Henderson each within 15–20 minutes.
- Investors — consistent multi-sector rental demand, entry from $350K, and a $0–$175/mo HOA that keeps yield math straightforward.
- Downsizers — low-maintenance condos and townhomes from $350K, Desert Breeze Park recreation nearby, and Strip entertainment 15 minutes via I-215.
Ready to explore homes in Warm Springs? Our team covers every subdivision, school zone, and I-215 access point in the southwest corridor.
Start Your Home SearchPros
- I-215 and I-15 freeway access — Strip 15 min, airport 20 min, Summerlin and Henderson each 15 min via the Beltway
- Entry from $350K for condos and townhomes; $400K–$550K for most single-family homes — no master-plan premium layer
- Zero Nevada state income tax and a 3% primary-residence property-tax cap under NRS 361.4723
- Durango Drive and Rainbow Boulevard commercial corridors keep daily errands inside a 5-to-10-minute radius
- Desert Breeze Park's 20-acre lake, tennis, and trails anchor outdoor recreation within 10 minutes
- Diverse 6,000-plus-home stock supports multiple buyer strategies — owner-occupied, long-term rental, and investment
Honest Considerations
- Non-gated corridor — no staffed gatehouse for buyers who require controlled perimeter access
- Mid-1990s-to-mid-2000s construction means HVAC, roofing, and pool equipment may be approaching replacement cycles — budget for thorough inspection
- Extreme summer heat — 108°F-plus stretches July through September, like all of the Las Vegas Valley
- Short-term rental income requires City of Las Vegas licensing and is subject to ongoing regulation — plan for long-term buy-and-hold strategies
- Some subdivisions carry no HOA, which means no centralized enforcement for neighborhood standards — review each specific street before committing
Neighborhood Comparison
How Do Warm Springs' 6 Sub-Neighborhoods Compare?
A like-for-like comparison of Warm Springs' six sub-neighborhoods — indicative price, property type, days on market, and lifestyle fit — using ZIP-area listing data via NREG’s MLS analysis. Per-neighborhood figures are Nevada Real Estate Group-modeled slices of the 89148 and 89113 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Warm Springs Village | ~$460,000 | ~$250 | 26 | ~55 | Core · Established · Single-Family |
| Durango Palms | ~$480,000 | ~$255 | 27 | ~45 | Family · Pool · Sidewalks |
| Warm Springs Estates | ~$600,000 | ~$270 | 30 | ~20 | Premium · Larger Lots · Upgraded |
Source: NREG’s MLS analysis MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89148/89113) — per-neighborhood medians are our modeled estimates from active-listing review.
Neighborhood Deep Dive
What's Inside Warm Springs' Top Sub-Neighborhoods?
Submarket 1
Warm Springs Village
The heart of the corridor — established 1,800-to-2,600-sq-ft single-family homes along Warm Springs Road with mature landscaping, proven neighborhood identity, and easy I-215 access. Most resale activity in the corridor runs through this section.
Browse Warm Springs Village homes →~$460KMedian Price
26Days on Market
~55Active Listings
~$250Price / Sq Ft
Submarket 2
Durango Palms
Family-oriented neighborhood near Durango Drive with a community pool, playground, and connected sidewalk network. Families prioritizing walkability and shared amenities find this section the most livable in the corridor.
Browse Durango Palms homes →~$480KMedian Price
27Days on Market
~45Active Listings
~$255Price / Sq Ft
Submarket 3
Warm Springs Estates
The corridor's premium section — 2,800-to-3,200-sq-ft homes on wider lots with upgraded finishes and more spacious yards. Buyers stepping up from mid-range Warm Springs without leaving the corridor land here.
Browse Warm Springs Estates homes →~$600KMedian Price
30Days on Market
~20Active Listings
~$270Price / Sq Ft
Submarket 4
I-215 Beltway Commercial Corridor
The location engine that makes Warm Springs so practical: I-215 and I-15 access puts the Strip 15 minutes west, Harry Reid Airport 20 minutes south, Henderson 15 minutes east, and Summerlin 15 minutes northwest — all from a sub-$650K corridor where Durango Drive and Rainbow Boulevard handle every daily errand without a freeway trip.
Browse I-215 Beltway Commercial Corridor homes →302Active MLS Listings
9/10Doral Academy Charter Rating
15 minTo the Strip via I-215
$530KZIP-Area Median List
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,146+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Warm Springs
neighborhood fits your lifestyle?
BY ZIP CODE
What Does the Warm Springs Market Look Like Across ZIPs 89148 and 89113?
Warm Springs spans two ZIPs that together cover a broad southwest corridor beyond the named Warm Springs subdivisions. The table below presents the primary ZIP as an area corridor, with a note about how the Warm Springs-specific sub-neighborhoods fit within the broader data per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89148 | Southwest Las Vegas — Warm Springs corridor · Rhodes Ranch · Fort Apache area | $529,950 | ~$259 | 27 | 302 | n/a* |
Source: NREG’s MLS analysis MLS plus Nevada Real Estate Group corridor analysis. The $529,950 ZIP median blends Warm Springs sub-neighborhoods ($350K–$650K) with adjacent southwest inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes In and Near the Warm Springs Area?
Warm Springs is largely built out — most of the 6,000-plus-home corridor was completed between the mid-1990s and mid-2000s, making resale the primary path. Buyers who need new construction have strong active alternatives within 10–20 minutes: Mountains Edge, southwest Las Vegas infill projects, and newer communities along the I-215 corridor.
Entry & Family
DR Horton
Volume builder with southwest Las Vegas presence
Entry & Mid-Market
KB Home
Energy-efficient new builds near the corridor
Family & Move-Up
Lennar
Active builder in adjacent southwest communities
Family
Richmond American
Accessible new builds within 15 minutes of Warm Springs
Value
Century Communities
Value-tier builder with southwest Las Vegas activity
Outdoor Recreation
What Outdoor Amenities Does the Warm Springs Area Offer?
Desert Breeze Park's 20-acre lake anchors outdoor recreation for the corridor, backed by Warm Springs Park and Mountain's Edge Regional Park. The City of Las Vegas maintains all three facilities and a network of sidewalk-connected paths through most Warm Springs subdivisions.
10 MIN
Desert Breeze Park
~20 acresLake · Tennis · Playground · Trails · Skate ParkFree
The primary outdoor hub for the southwest corridor — a 20-acre park featuring a scenic lake, tennis courts, playground, walking and jogging trails, and a skate park all maintained by the City of Las Vegas parks system.
IN-CORRIDOR
Warm Springs Park
~5 acresPlayground · Walking paths · Picnic · ShadeFree
Neighborhood-scale park near Warm Springs Road and Durango Drive — playground equipment, walking paths, picnic areas, open turf, and shade structures for casual family use within minutes of any Warm Springs subdivision.
10 MIN
Mountain's Edge Regional Park
~20 acresSports fields · Dog park · Trails · Playground · PicnicFree
Regional park serving the south end of the corridor and adjacent Mountains Edge master plan — sports fields, a dedicated dog park, walking trails, playground, and ample picnic facilities.
NEAR CORRIDOR
I-215 Beltway Trail
Connected path networkWalking · Cycling · JoggingFree
Trail segments along the I-215 Beltway corridor connect southwest neighborhoods and provide a traffic-separated surface for walking, jogging, and cycling — a practical commuter and recreational route.
25 MIN
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · ClimbingNPS fee
25 minutes northwest via I-215 West — the 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing at one of Nevada's most dramatic natural landscapes.
35 MIN
Spring Mountains / Lee Canyon
316,000 acresSkiing · Hiking · CampingNPS fee
Mount Charleston and the Lee Canyon ski resort about 35 minutes north — Nevada's mountain escape with skiing in winter and cool hiking temperatures in summer.
The Warm Springs Lifestyle
What Does a Weekend in the Warm Springs Area Look Like?
Three everyday moods within easy reach: morning jog at Desert Breeze Park's 20-acre lake, afternoon errands on Durango Drive, and evening on the Strip 15 minutes via I-215 — with the City of Las Vegas parks system threading neighborhood paths through every subdivision.
900Acres — Corridor Footprint
1996Year Established
302Active MLS Listings
300Days of Sun Annually
THIS WEEKEND'S OPEN HOUSES
Can You Tour Warm Springs Homes This Weekend?
Warm Springs is a non-gated corridor — no advance gate coordination required. With 302 active listings and a 27-day median market pace, well-priced single-family homes in the $400K–$500K band move quickly. Set up instant alerts, browse current inventory, or call (702) 637-1759 and our team will schedule weekend showings across any Warm Springs sub-neighborhood.
Planning a move
What Should I Verify Before Moving to Warm Springs?
Budget around the specific home, not a community average. Before you compare the cost of a move to Warm Springs, get these in writing:
- The parcel's current tax bill and abatement status from the county assessor — a tax cap is not automatic.
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Warm Springs Area Economy?
Warm Springs residents work across the Strip and resort economy, Henderson healthcare and technology corridors, airport logistics, and southwest commercial operations. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market spans multiple sectors, and the I-215 Beltway positions Warm Springs within 15 to 20 minutes of most major employment nodes.
$78,000Estimated avg household income, Warm Springs corridorCommunity demographic estimates
62%Homeownership rate in the corridorCommunity demographic estimates
15 minTo Strip employment via I-215 and I-15Via freeway corridor
20 minTo Harry Reid Airport via I-215Via I-215 and I-15
Top Warm Springs-Area Employers
- Las Vegas Strip resorts and casinosThe valley's dominant employment sector — 15 minutes from the corridor via I-215 West and I-15 South
- Harry Reid International AirportMajor aviation employment hub 20 minutes south via I-215 and I-15
- Henderson healthcare and technology sectorHospital systems, biotech, and tech employers 15 minutes east via I-215
- Durango Drive and Rainbow Boulevard commercial corridorsImmediate-area retail, medical, and service employers within five minutes of every Warm Springs subdivision
- I-215 Beltway logistics and distributionWarehouse and logistics facilities along the Beltway corridor employ southwest valley residents directly
- Southwest Las Vegas healthcare servicesMedical offices, urgent care, and outpatient facilities concentrated along the Durango Drive corridor
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Warm Springs Compare to Mountains Edge, Spring Valley & Rhodes Ranch?
If you are weighing Warm Springs against other southwest Las Vegas options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Warm Springs wins on HOA flexibility and value, Mountains Edge on master-plan amenities, Rhodes Ranch on guard-gated security, Spring Valley on central location — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Warm Springs | Mountains Edge | Spring Valley | Rhodes Ranch |
|---|---|---|---|---|
| Entry Price | $350K | $350K | $300K | $350K |
| Guard-Gated | No | No | No | Yes — 24/7 staffed |
| HOA Monthly | $0–$175 | $75–$200 | $50–$175 | $125–$250 |
| ZIP Median List | $530K (89148) | ~$450K (89178) | ~$410K (89147) | $530K (89148) |
| Days on Market | 27 | Similar | 22 | 27 |
| Homes in Area | 6,000+ | 14,000+ | 6,000+ | 2,500+ |
| Master Plan | No | Yes | No | Yes |
| Golf Nearby | None on-site | None on-site | None on-site | Ted Robinson Course (on-site) |
| Best For | Value · Commute · Flexibility | Family amenities · Master plan | Central location · Price | Guard-gated · Golf · Resort |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Demographic figures on this page are for ZIP 89148 (ACS 2020–2024); the Census does not tabulate Warm Springs separately. Last updated June 2026.
Cost of Ownership
What Will Warm Springs 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 Warm Springs Payment
$2,970
Illustrative Monthly Payment
- Principal & Interest$2,395
- Property Tax$225
- Insurance$150
- HOA$200
- PMI$0
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 the Warm Springs Area?
I-215 and I-15 are the twin arteries — Warm Springs' primary advantage over other southwest communities is freeway access in every direction from a single residential corridor. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data, and Warm Springs residents heading to the Strip or airport typically run under 20 minutes.
Drive Times from Warm Springs
- 15 minStrip (Tropicana Ave area)I-215 West → I-15 South
- 20 minHarry Reid Intl AirportI-215 East → I-15 South
- 15 minSummerlinI-215 West
- 15 minHendersonI-215 East
- 10 minMountains EdgeVia Durango Dr South
- 25 minDowntown Las VegasI-15 North
- 25 minRed Rock Canyon NCAI-215 West → W Charleston Blvd
- 40 minMount CharlestonI-15 North → US-95 → NV-157
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a Warm Springs home?
Most Warm Springs purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow, not attorneys. Cash buyers close in 10 to 14 days. FHA and VA buyers allow 35 to 45 days. Request the sub-association resale package the day you go under contract so HOA dues clear before inspection deadlines arrive.
Quick Answer
What down payment do I need to buy in Warm Springs?
Most Warm Springs buyers put down 10% to 20% on single-family homes. At a $450,000 typical price, 10% down is $45,000 and 20% is $90,000. FHA loans require 3.5% down (as low as $15,750 at entry prices); VA loans allow 0% down for eligible veterans. Conventional loans with less than 20% down require PMI until equity reaches 20%. Nevada Real Estate Group refers buyers to lenders who close Warm Springs transactions regularly — call (702) 637-1759.
Warm Springs FAQ — 18 Answers
What Do Warm Springs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in the Warm Springs area?
Homes across the Warm Springs ZIP footprint (89148 and 89113) ranged from $350,000 for entry-level condos and townhomes to $650,000 for larger single-family homes on wider lots, with the 302-listing ZIP-area median at $510,000 in October 2026 per NREG’s analysis of Las Vegas REALTORS MLS data. Most single-family closes land in the $400,000–$500,000 band. Sizes run 1,200 square feet for attached products up to 3,200 square feet for premium Warm Springs Estates homes. Nevada's effective property-tax rate of roughly 0.5–0.7% keeps carrying costs lower than comparable California or Arizona markets.
What ZIP codes does the Warm Springs area cover?
Warm Springs spans ZIPs 89148 and 89113 in southwest Las Vegas, centered on Warm Springs Road between Durango Drive and Las Vegas Boulevard South. Both ZIPs sit inside the I-215 Beltway corridor. School zoning and HOA structures vary by subdivision across the two ZIPs, so confirm the specific address zone with Clark County School District before writing an offer — boundaries shift block by block across the dozens of subdivisions built between the mid-1990s and mid-2000s.
Is Warm Springs a master-planned community?
No. Warm Springs is a collection of dozens of subdivisions built along the Warm Springs Road corridor from the mid-1990s through the mid-2000s — not a single master plan with a unified HOA. That means no master-association fee. Each neighborhood operates its own sub-association, typically $50–$175 per month, and some standalone homes carry no HOA at all. Buyers get the location and the mature landscaping without a master-plan premium layered on top.
How connected is the Warm Springs area for commuters?
Warm Springs is one of the best-connected corridors in southwest Las Vegas. The I-215 Beltway and I-15 put the Strip roughly 15 minutes away, Harry Reid International Airport about 20 minutes, and both Summerlin and Henderson roughly 15 minutes via the Beltway. Durango Drive and Rainbow Boulevard commercial corridors keep daily errands inside a five-to-ten-minute radius. If your job moves around the valley, this location minimizes drive time in most directions simultaneously.
What schools serve the Warm Springs area?
Warm Springs falls within Clark County School District: Mabel W. Hoggard Elementary (7/10 GreatSchools), Lawrence & Heidi Canarelli Middle School (6/10), and Sierra Vista High School (5/10). Charter standouts include Doral Academy of Nevada (9/10) and Somerset Academy (8/10). Bishop Gorman High School (A+) and Pinecrest Academy of Nevada (A) lead the private tier. Confirm zoning for each specific address before offering — assignment boundaries vary by subdivision across the 89148 and 89113 ZIP footprint.
What are HOA fees like in Warm Springs?
HOA fees in Warm Springs run $50 to $175 per month depending on the specific neighborhood, and some standalone single-family homes carry no HOA obligation at all. Townhome and condo communities sit at the higher end, with fees covering shared pools, maintained common areas, and exterior upkeep. Exact dues, reserve fund status, rules, and any pending special assessments vary by sub-association — request the resale package early in Nevada escrow, which typically runs 30 to 45 days.
Is Warm Springs a good area for real estate investors?
Yes. Warm Springs offers entry from $350,000, consistent rental demand driven by its central southwest location and freeway access, and a diverse 6,000-plus-home stock spanning condos, townhomes, and single-family homes. Nevada adds structural advantages: no state income tax, and a 3% annual cap on primary-residence property-tax increases under NRS 361.4723. The I-215 corridor keeps vacancy low by giving tenants access to the entire valley. Nevada Real Estate Group can run rent comparisons on specific subdivisions — call (702) 637-1759.
What shopping and services are near Warm Springs?
Commercial services surround the corridor on all sides: Durango Drive, Rainbow Boulevard, and the I-215 interchange areas hold multiple grocery anchors, restaurant clusters, medical offices, urgent care, fitness centers, and major retail centers within a five-to-ten-minute drive. Newer commercial development along the I-215 Beltway has expanded convenience significantly in recent years. Most Warm Springs residents complete daily errands without leaving the southwest corridor — a practical advantage that master-plan communities at higher price points often cannot match.
What housing types are available in Warm Springs?
Warm Springs offers attached townhomes and condos from roughly 1,200 square feet at entry-level pricing, mid-range single-family homes from 1,800 to 2,600 square feet across the core Warm Springs Village and Desert Springs sections, and premium Warm Springs Estates homes running 2,800 to 3,200 square feet on wider lots from $550,000. Architectural character is consistent with the Las Vegas mid-1990s-to-mid-2000s building era: stucco exteriors, tile roofs, desert landscaping, and standard suburban lot sizes.
How does Warm Springs compare to Rhodes Ranch nearby?
Rhodes Ranch is a guard-gated golf community with a Ted Robinson course and resort-style amenities — HOA fees run $125–$250 monthly and guard-gate security adds a premium that pushes most homes above $450,000. Warm Springs trades the guard gate and golf for lower monthly carrying costs ($50–$175 HOA or no HOA), more housing-type variety, and slightly more diverse entry price points from $350,000. Both sit in the southwest corridor with similar I-215 access. Nevada Real Estate Group can walk you through both side by side.
Is new construction available in the Warm Springs area?
Most of Warm Springs was built out between the mid-1990s and mid-2000s, making resale the primary market. Occasional infill projects bring contemporary design to the corridor, though availability shifts by season and phase. Buyers who need new construction have strong alternatives within 15 minutes: Mountains Edge and newer southwest communities offer active builder programs. Nevada Real Estate Group monitors infill releases and nearby new-build options — call (702) 637-1759 for what is actively selling today.
What parks and outdoor amenities does Warm Springs have?
Desert Breeze Park (about 20 acres near Spring Mountain Road) anchors outdoor recreation with a lake, tennis courts, playground, walking trails, and a skate park. Warm Springs Park near Warm Springs Road and Durango Drive provides a neighborhood-scale playground, walking paths, and picnic areas within minutes. Mountain's Edge Regional Park to the south adds sports fields, a dog park, and additional trail access. The City of Las Vegas maintains all three facilities under its parks system.
How does property tax work for homes in Warm Springs?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $500,000 Warm Springs purchase, budget $2,500 to $3,500 annually. Long-held homes often carry abated assessed values — after a sale, the assessed value resets to current market price, so verify the post-sale figure with the Clark County Assessor before building your ownership-cost model.
What security is like in the Warm Springs area?
Warm Springs is a non-gated corridor, so security depends on LVMPD patrol coverage and neighborhood character rather than a staffed gatehouse. Las Vegas tracks below national violent-crime averages in FBI Uniform Crime Reporting comparisons, and the southwest corridor's homeownership rate of approximately 62% — per community demographic estimates — reflects an engaged, invested neighborhood base. Many individual subdivisions have community pools and internal street design that limits through-traffic. For buyers who want a staffed gate nearby, Rhodes Ranch is within minutes.
What should buyers know before purchasing in Warm Springs?
Four factors move real money in Warm Springs. First, subdivisions vary: school zoning, HOA dues, and home-age range differ significantly across the 89148 and 89113 footprint — verify each specific address. Second, property-tax resets: long-held homes re-assess to current market value after a sale, so verify the post-sale figure early in escrow. Third, no master HOA: each sub-association is independent, so review dues and reserves carefully. Fourth, HVAC cycles: mid-1990s to mid-2000s construction means first or second major system replacement may be due — budget for inspection.
What down payment do I need to buy in Warm Springs?
Most Warm Springs buyers put down 10% to 20%. At a $450,000 median single-family price, 10% down is $45,000 and 20% is $90,000. FHA loans allow 3.5% down (as low as $15,750) for qualified buyers. VA loans allow 0% down for eligible veterans. Conventional loans with less than 20% down require PMI until equity reaches 20%. Nevada Real Estate Group can refer you to lenders who close Warm Springs purchases regularly — call (702) 637-1759.
What does a typical HOA cost in Warm Springs?
HOA fees in Warm Springs range from $0 (some standalone single-family homes) to $175 per month for townhome or condo communities with shared pools and common-area maintenance. The most common range for standard single-family subdivisions is $50–$125 monthly. Each sub-association is independent — pull the resale package, current dues, reserve fund status, and any special-assessment history before your inspection contingency expires in Nevada escrow.
How long does closing take on a Warm Springs home?
Most Warm Springs purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10 to 14 days. FHA and VA purchases typically run 35 to 45 days due to inspection and appraisal requirements. Request the HOA resale package the day you go under contract so dues and reserve data clear before inspection-contingency deadlines arrive.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About the Warm Springs Area?
Eight questions Warm Springs buyers search most often — answered with verifiable specifics from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every figure links to a primary source.
Is Warm Springs part of Las Vegas or Henderson?
Warm Springs is in unincorporated Clark County, ZIPs 89148 and 89113. Henderson begins roughly east of I-15 and the 215 Beltway interchange. Mailing addresses say Las Vegas, NV. For practical purposes, the corridor's I-215 access gives Henderson-comparable commute times to Green Valley and the Henderson tech corridor.
What ZIP codes does Warm Springs use?
Warm Springs spans ZIPs 89148 and 89113 in southwest Las Vegas, centered on Warm Springs Road between Durango Drive and Las Vegas Boulevard South. Drive times from these ZIPs run 15 minutes to the Strip, 20 to the airport, and 15 to both Summerlin and Henderson via I-215.
Is Warm Springs guard-gated?
No — Warm Springs is a non-gated residential corridor. Individual subdivisions have varying levels of neighborhood character, and some have community pools and interior-street design that limits through-traffic, but there is no staffed gatehouse. Nearby Rhodes Ranch offers guard-gated golf-community living from a similar entry price.
How old are homes in Warm Springs?
Most Warm Springs homes were built between the mid-1990s and mid-2000s, making them approximately 20 to 30 years old as of 2026. That vintage means HVAC units, roofing, and pool equipment may be approaching first or second major replacement cycles — budget for a thorough inspection and price accordingly before writing an offer.
Does Warm Springs have a community pool?
Some sub-neighborhoods — including Durango Palms, Desert Springs, and portions of Warm Springs Village — have community pools maintained by their sub-association. Others do not. Verify with each specific HOA. Many individual single-family homes in the corridor feature private pools in the backyard, which is common in Las Vegas housing at this price point.
Is Warm Springs walkable?
Moderately. Most Warm Springs subdivisions have connected sidewalk networks for neighborhood walking, and Durango Drive and Rainbow Boulevard commercial corridors are drivable in minutes. Daily errands require a car for most residents, as with all Las Vegas suburban corridors. Desert Breeze Park and Warm Springs Park are accessible by foot from many core subdivisions.
How far is Warm Springs from the Strip?
Approximately 15 minutes west via I-215 and I-15 — one of the shortest Strip commutes available at southwest Las Vegas pricing. The I-215 interchange at Durango Drive is the primary on-ramp; from there it is a straight freeway run to Tropicana or Flamingo exits without surface-street traffic.
Is Warm Springs a good investment area?
The fundamentals are sound: entry from $350K in an established non-gated corridor with I-215 access, consistent rental demand from Strip, airport, and healthcare workers, and a 6,000-plus-home stock that provides market liquidity for investors at multiple price points. Short-term rentals require City of Las Vegas licensing; the corridor is better suited to long-term buy-and-hold strategies.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
9,600+ closed transactions and $4.85B+ in volume since 2011 — including southwest Las Vegas corridors, guard-gated enclaves, master-planned communities, and investment portfolios across the full valley. The largest agent team in Nevada, direct lender relationships at every price point, and 9,146+ verified five-star reviews back the #1 ranking statewide.
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Want to Talk to a Warm Springs Real Estate Expert?
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 Warm Springs?
Compare Warm Springs with neighboring southwest Las Vegas communities and nearby master plans. Each card pairs drive time with price positioning so you can judge whether trading the corridor's value and HOA flexibility for guard-gated security, a master-plan amenity package, or a more central location actually buys more lifestyle for your money.
More Las Vegas communities
- Pinnacle Peaks at Torrey Pines
- Rhodes Ranch South
- Spanish Gate
- Lamplight Cottages
- Badura Myers
- Robindale & Lindell
- Lamplight Gardens at Pinnacle Peaks
- Sage Glen
- Spring Valley South
- Hidden Canyon
- Enterprise
- Rhodes Ranch
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Warm Springs Sub-Neighborhoods Can You Explore A–Z?
Warm Springs contains six named sub-neighborhoods plus adjacent communities across ZIPs 89148 and 89113. Dedicated sub-neighborhood pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and school zoning for any Warm Springs address on request.
B
- Beltway Terrace (townhomes, I-215 adjacent)
D
- Desert Springs (midrange, community pool)
- Durango Palms (family, community pool)
R
- Rainbow Springs (entry, starter and investment)
- Rhodes Ranch (guard-gated, golf)
W
- Warm Springs Estates (premium, larger lots)
- Warm Springs Village (core, established)
KEEP LEARNING
What Else Should You Read About Warm Springs and Southwest Las Vegas?
These guides extend the research most Warm Springs buyers do next — understanding the broader Las Vegas market, comparing southwest communities, and exploring master-planned alternatives — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind the Warm Springs corridor numbers.
Read →GUIDE
Summerlin vs Henderson Luxury Homes 2026
The definitive valley luxury comparison — guard-gated, schools, pricing, and lifestyle across the two premier addresses.
Read →COMMUNITY HUB
Las Vegas Community Hub
All Las Vegas neighborhoods, market data, and community guides in one place — the starting point for southwest valley research.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Warm Springs Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level (89148 and 89113), which is broader than the named Warm Springs corridor — area statistics are labeled as such, and per-neighborhood figures are modeled estimates. Follow any link to verify.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, and closing counts for ZIPs 89148 and 89113 (southwest Las Vegas). NREG market report
- U.S. Census Bureau — ZIP 89148 population, income, age, and housing data (ACS 2020–2024 5-year estimates; Warm Springs is not tabulated separately). data.census.gov
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental licensing covering the Warm Springs southwest corridor. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for ZIPs 89148 and 89113. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Nevada Department of Taxation — State tax structure confirming no personal income tax in Nevada. tax.nv.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings including Doral Academy 9/10, Somerset Academy 8/10, Mabel W. Hoggard ES 7/10, and private options. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings for CCSD schools serving the Warm Springs corridor. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15