Meadows Village Homes For Sale

KEY TAKEAWAYS

What Should You Know About Meadows Village at a Glance?

Meadows Village is a 4-square-mile established district in west-central Las Vegas (ZIPs 89107/89146) with 8,000-plus homes from $300K to $600K and a 21-day median market pace per Las Vegas REALTORS; City of Las Vegas handles municipal services. Takeaways below unpack this centrally located district.

• The district: established 1970s through 1990s — 8,000-plus homes across ~4 sq mi between Charleston and Sahara Avenues, with no master HOA and no guard gate.
• The price ladder: $300K entry for smaller ranch homes rising to $600K for larger renovated residences — well below Summerlin and Henderson comps at comparable square footage.
• Schools: The Meadows School (A+ private PreK-12) sits adjacent; Doral Academy of Nevada (9/10 charter) is a strong public alternative. CCSD public schools rate 4-5/10 — verify zoning before offering.
• Market pace: 21-day median from list to accepted offer across ZIPs 89107/89146 — moderately brisk pricing for an accessible entry-point district.
• Location: 10 minutes to the Strip, 10 minutes to Downtown Las Vegas, 15 minutes to Summerlin, 20 minutes to the airport.

Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas

PRICE DISTRIBUTION

How Many Meadows Village Homes Sell in Each Price Range?

Meadows Village pricing spans from $300,000 for entry-level ranch homes to $600,000 for larger renovated residences, with the surrounding ZIPs 89107/89146 showing a $379,000 median list price per Las Vegas REALTORS June 2026 MLS data. The bands below show the modeled split of the area's 109 active listings.

Counts are Nevada Real Estate Group-modeled allocations of the 109 active ZIP 89107/89146 listings, consistent with the $379,000 median · June 2026 · Links open the Las Vegas MLS search pre-filtered by price.

SAFETY & CRIME

Is Meadows Village Safe?

• BelowLas Vegas violent crime vs national averageFBI Uniform Crime Reporting
• 50+ yrsEstablished residential character since 1970sCommunity records
• InteriorQuietest streets are away from arterialsNevada Real Estate Group block analysis
• LVMPDLas Vegas Metro Police Department patrol coverageCity of Las Vegas

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Meadows Village Score for Livability?

Meadows Village earns strong marks for location, price accessibility, and The Meadows School adjacency, with honest trade-offs on public school ratings and housing stock age. Below is our category-by-category report card — the same six factors our agents walk through with every first-time and value-focused buyer before a Meadows Village tour.

• A

  Grade A: Location

  Geometric center of the Las Vegas Valley — 10 minutes to the Strip, 10 to downtown, 15 to Summerlin, 20 to the airport. No other district in this price range matches it for multi-directional access.

• B

  Grade B: Schools

  The Meadows School A+ and Doral Academy 9/10 anchor the private and charter tiers; CCSD public assignments run 4-5/10 per GreatSchools. The school picture here rewards families who plan and apply early.

• A+

  Grade A+: Affordability

  Homes from $300K in a central address — the best value-per-mile ratio of any established Las Vegas district. Zero state income tax and minimal HOA carrying costs amplify the advantage.

• B+

  Grade B+: Amenities

  Meadows Mall, Valley View and Decatur commercial corridors, Meadows Park, and Valley View Park serve daily needs. The Strip and Downtown Las Vegas expand the lifestyle footprint dramatically within 10 minutes.

• B+

  Grade B+: Safety

  The district is not guard-gated, and some arterial corridors carry more activity than interior streets. Las Vegas overall tracks below national violent-crime averages per FBI UCR comparisons; interior Meadows Village streets are quiet and residential.

• A

  Grade A: Investment Potential

  Renovation upside in 1970s-1990s housing stock at central Las Vegas pricing — the combination investors look for. Steady rental demand from hospitality and service-sector workers sustains occupancy.

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.

POPULATION & GROWTH

How Fast Is the Meadows Village Area Growing?

Meadows Village itself is built out — the 8,000-plus home district filled in through the 1970s-1990s — while its parent city continues to grow. Las Vegas has added roughly 120,000 residents since 2010 per U.S. Census counts, sustaining demand for centrally located housing that keeps Meadows Village relevant despite its older vintage. Renovation activity has accelerated as buyers recognize the value of a central address at sub-$400,000 pricing.

Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Meadows Village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Meadows Village Score for Livability?

Meadows Village pairs an A-grade location and A+ affordability with honest trade-offs: CCSD public schools rate 4-5/10, housing stock is 30-50 years old, and there is no master-plan amenity package or guard gate. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.

• 80B+

  Overall Livability

• 72B

  Schools (zoned)

• 78B+

  Safety

• 94A

  Affordability

• 82B+

  Amenities

• 95A

  Location / Commute

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Meadows Village Real Estate Market Trending?

Median sold price, days on market, and monthly closings for ZIPs 89107 and 89146 from Las Vegas REALTORS MLS data. Scope note: these ZIP figures are broader than Meadows Village proper and include adjacent neighborhoods — read the level and the pace, not single-month wiggles.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is Meadows Village right now?

Meadows Village is a moderately competitive market — sold homes across ZIPs 89107/89146 averaged 21 median days over the past hundred days per Las Vegas REALTORS data. Renovated, well-priced homes attract multiple offers quickly; original-condition properties require more time and patience. The accessible $379,000 median list price and 10-minute Strip access sustain steady demand from first-time buyers and investors.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP 89107/89146 scope — broader than Meadows Village proper; treat figures as area-level orientation.

Sub-Neighborhood Comparison

How Do Meadows Village's 6 Sub-Neighborhoods Compare?

A like-for-like comparison of Meadows Village's six internal sub-neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-sub-neighborhood figures are Nevada Real Estate Group-modeled slices of the ZIPs 89107/89146 market; use them as orientation, not appraisal.

Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89107/89146) — per-sub-neighborhood figures are our modeled estimates from active-listing review.

Sub-Neighborhood Deep Dive

What's Inside Meadows Village's Top Sub-Neighborhoods?

BY ZIP CODE

What Does the Meadows Village Market Look Like Across ZIPs 89107 and 89146?

Meadows Village spans two ZIP codes — 89107 (primary) and 89146 (western edge) — which together capture the full pricing and inventory picture. The table below presents both ZIPs with the primary 89107 stats, plus an honest note that the ZIP scope is broader than Meadows Village proper and includes adjacent neighborhoods.

Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $379,000 ZIP median blends Meadows Village's sub-neighborhoods with adjacent properties; renovated Meadows School Area homes price above the median. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.

WHY MEADOWS VILLAGE

Why Does Meadows Village Stand Apart From Its Peers?

From The Meadows School adjacency to the 10-minute Strip commute, Meadows Village occupies a value position no newer suburban district can claim at its price point. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools, and Las Vegas REALTORS — so you can check every claim.

1. 1

   Central Las Vegas location from $300K

   Established 1970s through 1990s with 8,000-plus homes — the most centrally located value district in the Las Vegas Valley at this price tier.

   Community records / LVR
2. 2

   Zero state income tax

   Nevada levies no personal income tax — meaningful annual savings for households relocating from California or other high-tax states.

   Nevada Department of Taxation
3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by Nevada statute — predictable carrying costs for budget-conscious buyers.

   NRS 361.471
4. 4

   The Meadows School adjacent

   One of Nevada's top-rated private campuses (A+, PreK-12) sits within the district — a rare prestige educational option at an accessible housing price point.

   GreatSchools.org
5. 5

   Renovation ROI in a proven location

   The 1970s-1990s housing stock on generous lots, at pricing 20-40% below Summerlin and Henderson comparables, creates strong renovation return potential that central location sustains.

   Nevada Real Estate Group analysis / LVR

WHY BUY IN MEADOWS VILLAGE

What Are the Top 10 Reasons to Buy a Home in Meadows Village?

Meadows Village's case rests on central location and value: the most accessible price in a proven west-central Las Vegas position, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, The Meadows School adjacent, and renovation upside in a built-out, supply-constrained district. Ten sourced reasons follow.

1. 1

   Central location from $300K

   Established since the 1970s — the Las Vegas Valley's geometric center at the most accessible entry price of any proven district.

   Community records

2. 2

   Zero state income tax

   Nevada levies no personal income tax — annual savings that amplify the housing value advantage for relocating households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable carrying costs that newer buyers often underestimate.

   NRS 361.471

4. 4

   The Meadows School adjacent

   A+ rated private PreK-12 campus within the district — a top-tier educational option accessible without paying Summerlin pricing.

   GreatSchools.org

5. 5

   10-minute Strip commute

   Hospitality workers and Strip-adjacent professionals save real commute time compared to suburban alternatives farther from employment.

   Community records / drive-time analysis

6. 6

   Renovation upside

   1970s-1990s housing stock on generous lots at below-market pricing — the combination that produces renovation ROI in proven locations.

   Nevada Real Estate Group analysis

7. 7

   Minimal HOA carrying costs

   Most single-family homes carry $0-$100/mo HOA — dramatically lower than master-planned community comparables at higher price points.

   Community records

8. 8

   Mature tree canopy

   50-plus years of established landscaping creates a residential character that newer Las Vegas subdivisions cannot replicate for decades.

   Community records

9. 9

   Multi-directional freeway access

   I-15 and US-95 within minutes in multiple directions — airport, downtown, Strip, Summerlin, and Henderson all under 25 minutes.

   Community drive-time analysis

10. 10

    Built-out supply constraint

    No new construction dilutes this district — every new Las Vegas resident targeting central pricing competes for existing supply.

    U.S. Census / Community records

THIS WEEKEND'S OPEN HOUSES

Can You Tour Meadows Village Homes This Weekend?

Meadows Village open houses are publicly accessible — no gate coordination required. With a 21-day median market pace and steady first-time buyer and investor demand, well-priced renovated homes attract traffic quickly. Set up instant alerts, browse ZIPs 89107/89146 inventory, or call (702) 637-1759 and our team will schedule your weekend tour across the sub-neighborhoods that match your criteria.

RELOCATION TIMELINE

How to relocate to Meadows Village in 8 steps

From first research to keys-in-hand, here's the 8-12 week timeline most Meadows Village 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.

1. 01

   Pick your sub-neighborhood and set a budget

   Decide which Meadows Village you are buying: $275K-$325K Sahara Corridor value rentals, $350K-$400K Decatur Estates and Charleston Park family homes, or $400K-$600K Meadows School Area prestige addresses. Each sub-neighborhood carries different school proximities, renovation requirements, and resale profiles.

2. 02

   Get pre-approved — FHA and conventional options

   Meadows Village pricing is FHA-eligible throughout. FHA allows 3.5% down at $300K-$400K; conventional requires 5-20% down. VA loans allow 0% down for eligible veterans. Get a full pre-approval — not a pre-qualification — before touring, so you can move fast in a 21-day-median market.

3. 03

   Hire a Meadows Village specialist

   Sub-neighborhood selection, renovation-scope assessment, school-zone verification, and HOA status all drive significant value differences between otherwise similar homes. An agent who knows the specific blocks saves real money and prevents renovation surprises.

4. 04

   Tour and assess renovation scope

   Most Meadows Village homes are 30-50 years old. Every touring visit should include a quick walk-through assessment of roof, HVAC, plumbing, and electrical panel condition. Nevada Real Estate Group agents flag renovation priorities before clients fall in love with a home that needs $80,000 in deferred maintenance.

5. 05

   Write and negotiate the offer

   Renovated, well-priced homes attract multiple offers; original-condition properties allow more inspection-based negotiation. Know which category you are buying before structuring your offer terms.

6. 06

   Inspection, HOA docs, and appraisal

   Budget a thorough inspection with a cost-to-cure estimate. Confirm HOA presence or absence; where an HOA exists, pull the full resale package — dues, reserves, CC&Rs, and any pending assessments — before the inspection contingency expires.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 21-35 days from acceptance to funding. FHA and VA appraisals with property condition requirements can add time — start the lender clock early and address any seller-required repairs promptly.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, City of Las Vegas water), change your address with USPS and financial institutions, then handle the DMV — license within 30 days, vehicle registration within 60. Welcome to central Las Vegas.

ECONOMY & JOBS

What Drives the Meadows Village Economy?

Meadows Village residents work across the Strip and convention economy, regional healthcare and education sectors, and the Las Vegas Valley's broad service industries. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market draws heavily from hospitality, healthcare, and construction — all sectors with heavy employment in and near the Meadows Village corridor.

Top Meadows Village-Area Employers

• Las Vegas Strip resorts and casinosThe valley's largest employment sector — 10 minutes from Meadows Village via Flamingo Road or Spring Mountain Road
• The Meadows SchoolA+ rated private PreK-12 campus adjacent to the district — an institutional employer and educational anchor for resident families
• Meadows Mall and Valley View / Decatur commercial corridorRetail, restaurant, and medical office employment within walking or short-drive distance of most district homes
• University Medical Center and Nevada healthcare sectorMajor healthcare employment in the central Las Vegas corridor accessible from the district
• Downtown Las Vegas employers (10 min east)Government, arts, and service-sector employment in the Fremont Street corridor accessible via Charleston Boulevard
• Las Vegas Convention Center and convention economyConvention-related hospitality and service employment — a major sector for valley workers within 15 minutes of the district

Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does Meadows Village Compare to Spring Valley, The Lakes & Summerlin?

If you are weighing Meadows Village against other west Las Vegas addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Meadows Village wins on central access and entry price, Spring Valley on scale and commercial depth, The Lakes on waterfront amenity — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate Meadows Village separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Meadows Village?

I-15 and US-95 are both minutes from Meadows Village, placing the Strip, downtown, airport, Summerlin, and Henderson within 25 minutes. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; Meadows Village residents heading to Strip employers typically drive under 15 minutes — among the shortest commute profiles of any sub-$400,000 district in the valley.

Drive Times from Meadows Village

• 10 minLas Vegas StripFlamingo Rd or Spring Mountain Rd
• 10 minDowntown Las VegasCharleston Blvd east
• 15 minSummerlinW Charleston Blvd west
• 20 minHarry Reid Intl AirportI-15 South
• 25 minHendersonI-15 South → I-215 East
• 25 minRed Rock Canyon NCAW Charleston Blvd west
• 20 minNorth Las VegasUS-95 North
• 25 minNellis AFBUS-95 North → Craig Rd

Transportation Options

• Driving

  The primary mode for most Meadows Village residents — Charleston Blvd, Valley View, Decatur, and Sahara connect to major freeways within minutes. Most daily errands are within a 5-10 minute drive of any interior street.

• RTC Transit

  RTC Ride bus service covers Charleston Blvd and Valley View corridors with connections to the Strip and downtown. More practical for Meadows Village residents than for most suburban Las Vegas addresses, given the district's position near major RTC routes.

• Cycling

  Interior Meadows Village streets are flat and relatively quiet, making cycling practical for school commutes and neighborhood errands. The commercial corridors on Valley View and Decatur are bike-accessible with shared-use lanes in sections.

• Rideshare

  Available with short pickup times given the district's central location — Lyft and Uber response typically runs 5-8 minutes. Airport runs cost approximately $25-$40 given the 20-minute drive. Many residents use rideshare for Strip evenings to avoid parking costs.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do buyers need in Meadows Village?

Most Meadows Village buyers put down 3.5-20%. FHA loans at 3.5% down work throughout the $300K-$400K range; conventional financing at 5-10% is common. VA loans allow 0% down for eligible veterans at any conforming price. At $380,000 with 10% down, the monthly payment runs roughly $2,270-$2,400 depending on rate — accessible on a combined household income of $75,000 or more. Get a full pre-approval before touring in a 21-day-median market.

PEOPLE ALSO ASK

What Else Do People Ask About Meadows Village?

The eight questions Meadows Village buyers most often search — answered with verifiable specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every figure links to a primary source.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

6,225+ closed transactions and $4.1B+ in volume since 2009 — including central Las Vegas districts, Spring Valley, The Lakes, and Summerlin. The largest agent team in Nevada, direct builder relationships, and 9,061+ verified five-star reviews back the #1 ranking statewide.

NEARBY COMMUNITIES

Which Communities Are Within 20 Minutes of Meadows Village?

Compare Meadows Village with neighboring Las Vegas communities and western Las Vegas addresses. Each card pairs the drive time with price positioning so you can judge whether trading the district's central access for Spring Valley's scale, The Lakes' waterfront, or Summerlin's master-plan amenities actually buys you more lifestyle for the money.

A–Z INDEX

Which Meadows Village Sub-Neighborhoods and Nearby Areas Can You Explore A–Z?

Meadows Village contains six internal sub-neighborhoods and borders several of the west Las Vegas Valley's most-searched communities. Dedicated sub-neighborhood pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, renovation-activity data, and school zoning for any Meadows Village address on request.

Sources & Methodology

Where Does This Meadows Village 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 89107/89146 are broader than Meadows Village proper — so area statistics are labeled as such, and per-sub-neighborhood figures are modeled estimates. Follow any link to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIPs 89107 and 89146 (Meadows Village area). lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Meadows Village is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the Meadows Village area. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
8. GreatSchools.org — K-12 school ratings including The Meadows School A+, Doral Academy 9/10, Bracken Elementary 5/10, and Valley High 4/10. greatschools.org
9. Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
11. Nevada Department of Taxation — Confirmation of Nevada zero personal income tax — a key cost-of-living comparison point for California relocators. tax.nv.gov
12. Clark County School District (CCSD) — School zone boundary data for Bracken Elementary, Johnson Middle, and Valley High serving Meadows Village addresses. 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