First-Time Buyers
- Rainbow Springs and Beltway Terrace from $350K
- FHA and VA loan options well-suited to Warm Springs pricing
- Doral Academy charter 9/10 for families prioritizing schools
- Verify CCSD zone for each specific address
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)
$515K
LVR / GLVAR via Repliers, as of September 14, 2026
HOMES IN THE CORRIDOR
6,000+
Community records
ESTABLISHED
1996
Various Builders
DAYS ON MARKET
28
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 14, 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 $514,950 median list and 27-day pace per Las Vegas REALTORS; 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 September 2026 · Sources: LVR, 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 September 2026 according to Las Vegas REALTORS 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.
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 $514,950 per Las Vegas REALTORS September 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 Las Vegas REALTORS 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 · 302 active listings · 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+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in 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$514,950
Median List Price (ZIPs 89148/89113)
$496,500
Median Sold (past 100 days)
302
Active Listings (ZIPs 89148/89113)
28
Days on Market
- 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
DEMOGRAPHICS
Who Lives in the Warm Springs Area?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Warm Springs — the parent city holds 656,274 residents with a median household income of $66,820. Community demographic estimates place Warm Springs at 18,000-plus residents across 6,000-plus households, with an average household income of approximately $78,000 and a 62% homeownership rate.
The Census does not break Warm Springs out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the corridor, our closing data shows a blend of families prioritizing value and freeway access over master-plan prestige, California relocators trading state income tax for southwest affordability, young professionals working Strip and airport jobs, and investors building multi-property portfolios in a diverse and liquid market.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~37
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Warm Springs is not separately tabulated) · 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. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and southwest community demand has remained steady as the I-215 Beltway commercial corridor expanded convenience for the existing stock.
656,274Las Vegas city residents (Census)
6,000+Homes in the Warm Springs corridor
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
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 QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Warm Springs separately; projection reflects recent Las Vegas growth rates. Last updated June 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 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 September 2025
Source: Las Vegas REALTORS
Days on Market
25–35 day monthly range; 27 median over the last 100 days — active, not frenzied
vs September 2025
Source: Las Vegas REALTORS
Active Listings
302 active across ZIPs 89148 and 89113 in June 2026 — among the more liquid southwest corridors
Source: Las Vegas REALTORS
The long view: Warm Springs's median sold price rose 74% between 2015 ($235,000) and 2021 ($410,000), across 7,261 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
28
MEDIAN DAYS ON MARKET
$530K
ZIP-AREA MEDIAN LIST
302
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.
67Moderately Competitive
- 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
Is Warm Springs Right for You?
Who Should Buy a Home in the Warm Springs Area?
Warm Springs is a practical value play — six sub-neighborhoods spanning $350K townhomes to $650K premium estates, no master-plan HOA premium, and I-215 Beltway access that serves commuters in every direction. Six buyer profiles below match lifestyles to sections, followed by honest pros and trade-offs our agents walk through before every first tour.
Which Warm Springs Neighborhoods Fit Your Buyer Type?
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
Move-Up Families
- Warm Springs Estates for 2,800–3,200 sq ft upgraded homes
- Community pools and sidewalk connectivity in core neighborhoods
- School upgrade path: Bishop Gorman 15 min away
- Compare Rhodes Ranch guard-gated option in same outing
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.
- Move-up families — Warm Springs Estates 2,800–3,200 sq ft upgraded homes at $550K–$650K, with the Bishop Gorman private school option 15 minutes away.
- 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 361.471
- Doral Academy of Nevada charter rates 9/10 on GreatSchools — a strong academic option in the corridor
- 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
- Zoned public high school (Sierra Vista) rates 5/10 on GreatSchools — families prioritizing academics must budget for charter or private alternatives
- 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 Las Vegas REALTORS. 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: Las Vegas REALTORS 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
9,061+
★★★★★ 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 Las Vegas REALTORS.
| 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: Las Vegas REALTORS 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?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Warm Springs in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the 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 LVR, 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: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do 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
$3,045
Illustrative Monthly Payment
- Principal & Interest$2,395
- Property Tax$300
- 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 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 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 $514,950 in September 2026 per Las Vegas REALTORS. 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 361.471. 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 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 $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 September 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 within the City of Las Vegas municipal boundary, 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
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of 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
- Whitney
- Las Verdes
- Lianna
- L'Octaine
- Loft 5
- Log Cabin Ranch
- Lone Mountain
- Los Prados
- Madera
- Mandolin
- Manor at Arlington Ranch
- Mansions at Queensridge
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.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIPs 89148 and 89113 (southwest Las Vegas). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Warm Springs is not separately tabulated). census.gov/quickfacts
- 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 361.471 — 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 data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15