Warm Springs Homes For Sale

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 $529,950 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 June 2026 · Sources: LVR, U.S. Census, City of Las Vegas

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 $529,950 per Las Vegas REALTORS 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.

Counts are Nevada Real Estate Group-modeled allocations of the 302 active ZIP-area listings, consistent with the $529,950 median · June 2026 · Links open the Las Vegas MLS search pre-filtered by price.

SAFETY & CRIME

Is the Warm Springs Area Safe?

• BelowLas Vegas violent crime vs national averageFBI Uniform Crime Reporting
• 62%Homeownership rate across the corridorCommunity demographic estimates
• LVMPDPatrol coverage plus 24/7 Metro responseCity of Las Vegas / LVMPD
• 1996Established — 28-plus years of residential tenureCommunity records

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

LIVABILITY REPORT CARD

How Does Warm Springs Score for Livability?

Warm Springs earns top marks for freeway access, value, and commercial convenience — with honest trade-offs on school ratings compared to Summerlin and the absence of a guard gate. Below is our category-by-category report card — the same six factors our agents cover with every southwest Las Vegas buyer before a first Warm Springs tour.

• B+

  Grade B+: Safety

  Non-gated corridor with LVMPD patrol coverage. Las Vegas tracks below national violent-crime averages per FBI UCR data. The 62% homeownership rate across the corridor reflects an invested neighborhood base.

• B

  Grade B: Schools

  Mabel W. Hoggard Elementary 7/10; Doral Academy charter 9/10; Lawrence & Heidi Canarelli Middle 6/10; Sierra Vista High 5/10. Bishop Gorman (A+) and Pinecrest Academy (A) cover the private tier. Zone boundaries vary by subdivision.

• A

  Grade A: Cost of Living

  Entry from $350K with $0–$175/mo HOA — one of the most accessible price-to-location ratios in the southwest valley. Nevada's zero income tax and 3% property-tax cap make carrying costs structurally competitive.

• A

  Grade A: Amenities

  Durango Drive and Rainbow Boulevard commercial corridors deliver groceries, dining, medical, and retail within five minutes. Desert Breeze Park's 20-acre lake and courts anchor outdoor recreation nearby.

• B+

  Grade B+: Outdoor Access

  Desert Breeze Park with a lake, tennis, skate park, and trails is the primary outdoor hub. Warm Springs Park and Mountain's Edge Regional Park add nearby options. No direct trail system to a national conservation area, unlike Summerlin.

• A+

  Grade A+: Commute

  I-215 and I-15 access is the corridor's defining advantage — Strip 15 min, airport 20 min, Summerlin and Henderson each 15 min via the Beltway. One of the best multi-directional commute positions in the valley.

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 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.

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.

LIVABILITY SCORES

How Does Warm Springs Score for Livability?

Warm Springs pairs A-grade commute access and value with honest trade-offs: public school ratings trail Summerlin's top campuses, no guard gate, and some mid-1990s-to-mid-2000s homes approaching first major system replacement cycles. The rings below break the composite into the six categories southwest Las Vegas buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.

• 80B+

  Overall Livability

• 72B

  Schools (zoned)

• 78B+

  Safety

• 88A

  Cost of Living

• 86A

  Amenities

• 82B+

  Outdoor / Recreation

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

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.

Updated: June 2026 · Next update: July 2026

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.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP 89148 and 89113 scope — broader than any single Warm Springs subdivision; treat figures as area-level orientation.

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.

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?

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.

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.

WHY WARM SPRINGS

Why Does the Warm Springs Area Stand Apart From Other Southwest Communities?

From I-215 access to entry pricing without a master-plan premium, Warm Springs occupies a practical niche no higher-priced southwest community can match at the same cost. Each advantage below ties to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools, and Las Vegas REALTORS.

1. 1

   Best-in-class freeway access from $350K

   I-215 and I-15 within minutes — Strip 15 min, airport 20 min, Summerlin and Henderson each 15 min via the Beltway. No other sub-$600K southwest corridor matches this multi-directional access.

   Las Vegas REALTORS / Community records
2. 2

   Zero state income tax on every dollar earned

   Nevada levies no personal income tax — the Nevada Department of Taxation confirms it. Combined with a 3% primary-residence property-tax cap under NRS 361.471, carrying costs stay structurally below comparable California markets.

   Nevada Department of Taxation / NRS 361.471
3. 3

   Diverse housing stock without master-plan fees

   Condos, townhomes, and single-family homes from 1,200 to 3,200 square feet — all without a master-association fee layer. Each sub-neighborhood runs its own HOA at $0–$175 per month.

   Community records
4. 4

   9/10-rated charter school option in the corridor

   Doral Academy of Nevada rates 9/10 on GreatSchools — a strong charter alternative to the zoned public schools for families who prioritize academics. No lottery barriers for most southwest addresses.

   GreatSchools.org
5. 5

   Consistent rental demand across a liquid 6,000-home market

   The I-215 access and diverse housing stock attract Strip employees, healthcare workers, and airport-adjacent tenants — a tenant base that keeps vacancy low across a 6,000-plus-home supply.

   Las Vegas REALTORS / GLVAR, June 2026

WHY BUY IN WARM SPRINGS

What Are the Top 10 Reasons to Buy a Home in the Warm Springs Area?

Warm Springs' case rests on location value, not prestige: the best freeway-access position in the southwest valley from $350K, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and a diverse 6,000-plus-home stock that supports both owner-occupied and investment strategies. Ten sourced reasons follow.

1. 1

   I-215 and I-15 access from every subdivision

   Strip 15 min, airport 20 min, Summerlin and Henderson each 15 min via the Beltway — the southwest valley's best multi-directional commute position.

   Community records / NDOT

2. 2

   Zero state income tax

   Nevada levies no personal income tax — recurring annual savings versus California, Arizona, or any income-tax state, on every dollar earned.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable carrying costs across the $350K–$650K Warm Springs price range.

   NRS 361.471

4. 4

   Entry from $350K without master-plan fees

   No master-association layer — each subdivision sets its own HOA at $0–$175 per month, keeping carrying costs lower than comparable master-planned alternatives.

   Community records

5. 5

   9/10 charter school in the corridor

   Doral Academy of Nevada rates 9/10 on GreatSchools — a strong academic option without the private-school tuition burden for Warm Springs families.

   GreatSchools.org

6. 6

   Commercial corridors within 5 minutes

   Durango Drive, Rainbow Boulevard, and the I-215 commercial build-out cover groceries, dining, medical, and retail within a 5-to-10-minute drive from every subdivision.

   Community records

7. 7

   Diverse housing stock for multiple buyer types

   Condos and townhomes from $350K through 3,200-square-foot single-family estates at $650K — one corridor supports first-time buyers, move-up families, and investors simultaneously.

   Community records / LVR

8. 8

   Desert Breeze Park — 20-acre outdoor hub

   Lake, tennis courts, skate park, playground, and walking trails at Desert Breeze Park within 10 minutes — outdoor recreation without driving to a national park.

   City of Las Vegas parks system

9. 9

   Consistent investment rental demand

   I-215 access and diverse stock attract Strip, airport, and healthcare workers — a multi-sector tenant base that keeps vacancy low across 6,000-plus properties.

   Nevada Real Estate Group market analysis

10. 10

    Established 28-year neighborhood character

    Mid-1990s-to-mid-2000s construction means mature landscaping, proven neighborhood identity, and the block-level community stability that new-build areas spend years developing.

    Community records / U.S. Census

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.

RELOCATION TIMELINE

How to relocate to Warm Springs in 8 steps

From first research to keys-in-hand, here's the 8-to-12-week timeline most Warm Springs 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 Warm Springs you are buying: $350K Rainbow Springs or Beltway Terrace entry, $400K–$500K Warm Springs Village or Durango Palms family homes, or $550K–$650K Warm Springs Estates premium. Each tier carries different school zones, HOA structures, and lot-size profiles.

2. 02

   Get pre-approved — FHA, VA, or conventional

   Warm Springs' $350K–$650K range suits FHA (3.5% down), VA (0% down for eligible veterans), and conventional loans up to the $806,500 conforming limit. A clean pre-approval letter is table stakes in any price band with a 27-day median market pace.

3. 03

   Hire a southwest Las Vegas specialist

   School zone verification, HOA due diligence across independent sub-associations, and 1990s-era system inspection all drive value differences within the corridor. An agent who knows Warm Springs saves real time and money on subdivision selection.

4. 04

   Tour open — no gate coordination needed

   Warm Springs is non-gated, so you can drive every street before scheduling a formal showing. Nevada Real Estate Group arranges all showings across the corridor — call (702) 637-1759.

5. 05

   Write and negotiate the offer

   Well-priced single-family homes in the $400K–$500K band still draw competing offers in a 27-day-median market. Entry-tier condos and townhomes give more room for negotiation. Come clean and complete — financing, inspection, and timeline all matter at this price point.

6. 06

   Inspection, HOA docs, and appraisal

   Mid-1990s-to-mid-2000s construction means roofs, HVAC, and pool equipment may be approaching replacement cycles — budget for a thorough inspection. Pull the sub-association resale package: dues, reserve fund, CC&Rs, and any pending assessment history.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30 to 45 days from acceptance to funding for financed purchases. Cash buyers can close in 10 to 14 days. FHA and VA appraisals require approved comparables — start the lender clock early.

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 per Nevada law.

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.

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.

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.

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

• Driving

  The primary mode — I-215 and I-15 connect every corner of the valley within 15 to 25 minutes. Durango Drive and Rainbow Boulevard handle local commercial errands without a freeway.

• RTC Transit

  The Regional Transportation Commission serves Durango Drive and Spring Mountain Road corridors with bus lines connecting to the Strip. Transit is practical for specific Strip-bound commutes; most Warm Springs residents drive.

• Cycling

  The I-215 Beltway trail provides a separated surface for recreational cycling and some commuting within the corridor. Not a primary commute mode, but viable for short-distance intra-neighborhood trips.

• Rideshare

  Available and practical — pickup times in the non-gated corridor average 5 to 8 minutes. Airport runs typically cost $25 to $40. Most residents keep a car for multi-directional flexibility.

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

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.

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.

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 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 9,061+ verified five-star reviews back the #1 ranking statewide.

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.

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.

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.

1. 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
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Warm Springs is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — Municipal services, parks, zoning, and short-term rental licensing covering the Warm Springs southwest corridor. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for ZIPs 89148 and 89113. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. Nevada Department of Taxation — State tax structure confirming no personal income tax in Nevada. tax.nv.gov
7. FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
8. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
9. 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
10. Nevada Report Card — State accountability data used to cross-check school ratings for CCSD schools serving the Warm Springs corridor. nevadareportcard.nv.gov
11. 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).

Last refresh: June 2026 · Next scheduled refresh: July 2026