Las Verdes Homes For Sale

KEY TAKEAWAYS

What Should You Know About Las Verdes at a Glance?

Las Verdes is an established single-family neighborhood in ZIP 89146 Las Vegas, with homes ranging from $350,000 to $650,000 and HOA fees of $0 to $100 per month. ZIP 89146 shows a $399,999 median list and a 31-day pace per Las Vegas REALTORS; City of Las Vegas handles municipal services. Takeaways below unpack this central Las Vegas address.

• The neighborhood: established single-family homes in ZIP 89146 — a varied mix of sizes, styles, and vintages with minimal HOA overhead and strong freeway connectivity.
• The price range: $350,000 to $650,000, with median sold prices around $557,000 for move-in-ready homes — one of the more accessible single-family corridors in central Las Vegas.
• Schools: Hyde Park Middle School and Valley High School are the primary CCSD campuses; Bishop Gorman and The Meadows School anchor the private tier within a short drive.
• Market pace: 31-day median from list to accepted offer across ZIP 89146 — a measured market with room for negotiation on condition and close timing.
• Location: 10 to 20 minutes to the Strip, 15 to 25 minutes to Harry Reid Airport, 15 to 30 minutes to Summerlin — cross-valley freeway access in every direction.

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

PRICE DISTRIBUTION

How Many Las Verdes-Area Homes Sell in Each Price Range?

Las Verdes pricing spans $350,000 for entry-level homes needing updates to $650,000 for larger or renovated properties, with the surrounding ZIP 89146 showing a $399,999 median list price per Las Vegas REALTORS June 2026 MLS data. The bands below show the modeled split of the ZIP area's 93 active listings.

Counts are Nevada Real Estate Group-modeled allocations of the 93 active ZIP 89146 listings, consistent with the $399,999 median · June 2026 · Links open the Las Vegas MLS search pre-filtered by price.

SAFETY & CRIME

Is Las Verdes Safe?

• BelowLas Vegas violent crime vs national averageFBI Uniform Crime Reporting
• VariousEstablished eras — long-term homeowner characterCommunity records
• 55%Homeownership rate (area estimate)Community records / demographics
• OpenStreet access — no guard gate or perimeter wallCommunity records

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

LIVABILITY REPORT CARD

How Does Las Verdes Score for Livability?

Las Verdes earns strong marks for accessibility, affordability, and freeway connectivity, with honest trade-offs on school ratings relative to Summerlin and the absence of guard-gate security. Below is our category-by-category assessment — the same six factors our agents walk through with every relocating buyer before a first Las Verdes tour.

• B+

  Grade B+: Safety

  Open-street neighborhood without a guard gate; Las Vegas city overall tracks below national violent-crime averages per FBI UCR comparisons. Standard home security practices apply.

• B

  Grade B: Schools

  Valley High School and Hyde Park Middle School are the primary CCSD campuses; Bishop Gorman (A+) and The Meadows School (A+) provide elite private alternatives within a short drive.

• A

  Grade A: Cost of Living

  $350K–$650K price range with $0–$100/mo HOA and Nevada's zero income tax make Las Verdes among the most affordable single-family options in central Las Vegas with real freeway access.

• B+

  Grade B+: Amenities

  Sunset Park's 324 acres, the Spring Valley retail corridor, and Downtown Las Vegas within 15 minutes provide solid everyday amenity access without an HOA-funded amenity package.

• B

  Grade B: Outdoor Access

  Sunset Park and Floyd Lamb Park are the primary green-space anchors; the neighborhood lacks a dedicated trail system but connects to city parks via a short drive.

• A

  Grade A: Commute

  The Strip runs 10 to 20 minutes away, Harry Reid Airport 15 to 25 minutes, and Summerlin 15 to 30 minutes via US-95 and I-215 — strong connectivity for the price tier.

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 Las Verdes Area Growing?

Las Verdes is an established neighborhood — new supply comes from owner renovations and additions, not raw-land development. Its parent city has grown by roughly 120,000 people since 2010 per U.S. Census counts, adding demand pressure to established ZIP codes like 89146 where the housing stock is finite and the freeway access is already built.

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

LIVABILITY SCORES

How Does Las Verdes Score for Livability?

Las Verdes pairs A-grade accessibility and affordability with honest trade-offs: public school ratings in the 5 to 6 out of 10 range for zoned campuses and no guard-gate security infrastructure. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.

• 78B+

  Overall Livability

• 72B

  Schools (zoned)

• 80B+

  Safety

• 88A-

  Cost of Living

• 76B+

  Amenities

• 74B

  Outdoor / Recreation

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Las Verdes Real Estate Market Trending?

Median list price, days on market, and active inventory for ZIP 89146 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89146 is broader than the specific Las Verdes address cluster, and monthly points are indicative values anchored to the probed 100-day medians — read the direction and pace, not single-month wiggles.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Las Verdes market right now?

ZIP 89146 recorded a 31-day median days on market in June 2026 per Las Vegas REALTORS — a measured pace that gives buyers reasonable time for due diligence. Move-in-ready homes in the $400,000 to $500,000 band attract the most interest. Homes needing updates sit toward the longer end, creating negotiation room for buyers willing to take on work.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP 89146 scope — broader than the specific Las Verdes address cluster; treat figures as area-level orientation.

Price Band Comparison

How Do Las Verdes Price Bands Compare?

A like-for-like comparison of what each price band in Las Verdes and ZIP 89146 typically buys — indicative price, dollars per square foot, days on market, and buyer fit — using ZIP-area listing data via Las Vegas REALTORS. Per-band figures are Nevada Real Estate Group-modeled slices of the ZIP 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 (89146). Per-band figures are modeled from active-listing review. Listing counts updated daily via Repliers IDX.

Price Band Deep Dive

What Does Each Las Verdes Price Band Include?

BY ZIP CODE

What Does the Las Verdes Market Look Like Across ZIP 89146?

Las Verdes sits within ZIP 89146, a west-central Las Vegas ZIP that encompasses established single-family homes and smaller-scale commercial corridors near Decatur Boulevard and Flamingo Road. The table below presents ZIP 89146 market data from Las Vegas REALTORS, with an honest note that per-street pricing varies substantially based on condition and vintage.

Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $399,999 ZIP median blends entry-level dated homes with updated move-in-ready inventory across the established neighborhood. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.

WHY LAS VERDES

Why Does Las Verdes Stand Apart From Its Peers?

Las Verdes holds a practical niche newer master plans and gated communities at higher HOA costs cannot match: single-family ownership from $350,000, minimal HOA fees, and freeway access to the Strip in 10 to 20 minutes. The five advantages below are each sourced to Nevada Revised Statutes, FBI UCR, Census Bureau, GreatSchools, or Las Vegas REALTORS — every claim is checkable.

1. 1

   Single-family homes from $350,000

   Detached single-family ownership in a central Las Vegas ZIP at a price point accessible to FHA, conventional first-time buyer, and VA financing programs.

   Community records / LVR
2. 2

   Zero state income tax

   Nevada levies no personal income tax — meaningful annual savings for buyers relocating from California, Oregon, or other income-taxing states.

   Nevada Department of Taxation
3. 3

   Minimal HOA overhead

   HOA fees in Las Verdes run $0 to $100 per month — among the lowest combined carrying costs for established single-family homes in central Las Vegas.

   Community records
4. 4

   Central freeway connectivity

   US-95 and the I-215 beltway connect Las Verdes to the Strip in 10 to 20 minutes, the airport in 15 to 25 minutes, and Summerlin in 15 to 30 minutes.

   Community records / City of Las Vegas
5. 5

   Established-neighborhood character

   A genuine mix of home sizes and vintages rather than a uniform production tract — the variety lets buyers find a fit at different budget points within the $350,000 to $650,000 range.

   Community records

WHY BUY IN LAS VERDES

What Are the Top 10 Reasons to Buy a Home in Las Verdes?

Las Verdes' case rests on value, access, and low carry costs: single-family ownership from $350,000, property taxes capped at 3% annual growth per Nevada Revised Statutes 361.471, zero state income tax, and $0 to $100 monthly HOA — ten sourced reasons follow.

1. 1

   Single-family ownership from $350,000

   Detached home with a private yard in central Las Vegas, accessible to FHA, conventional, and VA financing.

   Community records

2. 2

   Zero state income tax

   Nevada levies no personal income tax — measurable annual savings for most relocating buyers.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable carrying costs over a long hold.

   NRS 361.471

4. 4

   Minimal HOA at $0–$100/mo

   One of the lowest combined monthly HOA structures for established single-family homes in central Las Vegas.

   Community records

5. 5

   Strip access in 10–20 minutes

   US-95 and the Las Vegas arterial grid put Strip employment and entertainment within a practical commute window.

   Community records

6. 6

   Airport in 15–25 minutes

   Harry Reid International Airport via I-15 or I-215 — strong positioning for frequent travelers and airline employees.

   Community records

7. 7

   Value-add potential

   A genuine range of vintages means cosmetically dated homes exist at meaningful discounts — renovation ROI in established neighborhoods is well-documented.

   Nevada Real Estate Group market analysis

8. 8

   Sunset Park access

   324-acre City of Las Vegas park with trails, lakes, disc golf, and sports fields reachable from ZIP 89146.

   City of Las Vegas

9. 9

   Private school tier nearby

   Bishop Gorman and The Meadows School are both A+ options within a 12 to 15-minute drive for families who want private-school quality without moving to Summerlin.

   GreatSchools.org

10. 10

    Established-neighborhood stability

    Finite existing housing stock in a growing metro — every new Las Vegas resident seeking an affordable detached home competes for the same finite inventory Las Verdes represents.

    U.S. Census / Nevada Real Estate Group

THIS WEEKEND'S OPEN HOUSES

Can You Tour Las Verdes Homes This Weekend?

Las Verdes is open-street — no gate coordination needed for showings. With 93 active listings in ZIP 89146 and a 31-day median market pace per Las Vegas REALTORS, there is nearly always inventory to tour. Call (702) 637-1759 and our team will schedule same-week tours across the best-available homes in your price band.

RELOCATION TIMELINE

How to relocate to Las Verdes in 8 steps

From first research to keys-in-hand, here's the 8-12 week timeline most Las Verdes 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

   Set your price band and condition threshold

   Las Verdes spans $350,000 to $650,000 with a wide condition range. Decide early whether you want a move-in-ready home at $450,000 to $550,000 or are willing to take on cosmetic updates for entry-level pricing — that decision shapes your tour list and offer strategy.

2. 02

   Get pre-approved for your loan program

   FHA (3.5% down), conventional (3–20% down), and VA (0% down with full entitlement) all apply at Las Verdes price points. Pre-approval from a lender who knows the Las Vegas market gives you a credible offer in a 31-day-median environment. Conventional is preferred by most sellers; FHA may face condition-based repair requirements on older homes.

3. 03

   Hire a Las Vegas established-neighborhood specialist

   Condition variance in Las Verdes is wide — a specialist who knows which streets, vintages, and updates hold value saves real money. Nevada Real Estate Group handles every ZIP 89146 transaction with the same team depth we bring to Summerlin and Henderson.

4. 04

   Tour homes and run house-specific comps

   ZIP-level medians are a starting point, not an appraisal. Two homes on the same street can differ by $75,000 based on roof age, kitchen vintage, HVAC condition, and lot depth. Tour at least three to five before anchoring on a price for any specific property.

5. 05

   Write and negotiate the offer

   In the mid-band ($450K–$550K), well-priced move-in-ready homes attract multiple offers. Entry-level homes needing work have more room for inspection-based negotiation. Include a thorough home inspection contingency — older homes in Las Verdes can carry deferred maintenance on roofs, HVAC, and pool equipment.

6. 06

   Inspection, HOA docs, and appraisal

   Order a full home inspection immediately after acceptance. Verify the exact HOA status, dues, CC&Rs, and any pending assessments for the specific property. FHA appraisals have minimum property condition requirements — confirm with your lender before waiving any repair contingencies.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Confirm post-sale property-tax assessment with the Clark County Assessor early — long-held homes often reassess to current market value after sale, changing carrying costs materially.

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. Nevada has no personal property tax on vehicles beyond registration fees.

ECONOMY & JOBS

What Drives the Las Verdes Area Economy?

Las Verdes residents work across the Strip and convention economy, regional healthcare and logistics sectors, and the growing technology and financial-services layer that has diversified the Las Vegas employment base since 2020. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro maintains a historically strong labor market anchored by leisure, hospitality, healthcare, and logistics employment.

Top Las Verdes-Area Employers

• Las Vegas Strip resorts and casinosThe valley's largest employment sector — 10 to 20 minutes from Las Verdes via US-95 south for hospitality, gaming, and convention roles
• Spring Valley retail and commercial corridorImmediate-area employers in retail, food service, and commercial services along Flamingo Road and Jones Boulevard
• UMC and Valley Health SystemMajor healthcare employers in the central Las Vegas corridor, accessible from ZIP 89146 within 15 to 20 minutes
• Harry Reid International Airport operationsAirport employer sector — airlines, freight, hospitality, and support services — 15 to 25 minutes via I-15 / I-215
• UNLV and Nevada State CollegeHigher education employment accessible from central Las Vegas; UNLV within a 20-to-25-minute drive for academic and administrative staff
• Las Vegas technology and financial sectorGrowing employer tier in cybersecurity, fintech, and professional services that concentrates in west and southwest Las Vegas

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

COMMUNITY COMPARISON

How Does Las Verdes Compare to Spring Valley, The Lakes & Summerlin?

If you are weighing Las Verdes against other central and west Las Vegas addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Las Verdes wins on price floor and HOA simplicity; Spring Valley on lot size; Summerlin on schools, amenities, and master-plan structure — 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 Las Verdes separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Las Verdes?

US-95 is the primary artery for Las Verdes, connecting northward to Downtown Las Vegas and southward toward the Strip and airport. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; Las Verdes residents commuting to Strip employment or the airport typically run 15 to 25 minutes depending on time of day.

Drive Times from Las Verdes

• 15 minLas Vegas StripUS-95 south → I-15
• 20 minHarry Reid Intl AirportI-215 West/South
• 15 minDowntown Las VegasUS-95 south or Sahara Ave
• 20 minSummerlinI-215 West or Sahara Ave
• 25 minHendersonI-515 South / I-215 East
• 10 minSpring ValleyFlamingo Rd / Jones Blvd
• 20 minUNLVFlamingo Rd east
• 20 minNorth Las VegasUS-95 north

Transportation Options

• Driving

  The default mode for Las Verdes residents — US-95, I-215, and the arterial grid of Decatur, Flamingo, and Jones provide multiple route options to every part of the valley. Most daily errands and Strip commutes are handled by car.

• RTC Transit

  The Regional Transportation Commission serves the US-95 and Sahara Avenue corridors with bus routes accessible from ZIP 89146. Transit is practical for commutes along Sahara toward Downtown Las Vegas or the Strip, but route frequency limits usefulness for most employment patterns.

• Cycling

  Las Vegas operates a growing network of marked bike lanes and shared paths. Cycling is practical for short trips within the neighborhood and to nearby commercial corridors; longer commutes are challenging given summer heat and freeway gaps.

• Rideshare

  Uber and Lyft pickup times in Las Verdes average 5 to 8 minutes. Airport runs typically cost $25 to $40. Rideshare is practical for Strip outings where parking costs and traffic make driving less convenient.

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

Quick Answer

What down payment do you need to buy in Las Verdes?

FHA buyers can purchase in Las Verdes with as little as 3.5% down — $12,250 on a $350,000 home. Conventional first-time buyer programs start at 3% down with PMI. VA loans allow 0% down with full entitlement for eligible veterans at any price point. At the upper end of the $650,000 range, conventional 20% down is $130,000 and avoids PMI. Nevada Housing Division down-payment assistance may reduce the upfront requirement further for income-qualifying buyers.

PEOPLE ALSO ASK

What Else Do People Ask About Las Verdes?

Eight questions Las Verdes buyers ask most — each answered with sourced specifics from City of Las Vegas, Las Vegas REALTORS MLS data, and the Clark County Assessor. Every figure links to a verifiable 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 established neighborhoods like Las Verdes, ZIP 89146 single-family homes, first-time buyer transactions, and value-add investor acquisitions across the Las Vegas Valley. The largest agent team in Nevada and 9,061+ verified five-star reviews back the #1 ranking statewide.

NEARBY COMMUNITIES

Which Communities Are Within 20 Minutes of Las Verdes?

Compare Las Verdes with neighboring west-central and southwest Las Vegas communities. Each card pairs the drive time with price positioning so you can judge whether Las Verdes' value floor, The Lakes' water features, or Summerlin's school zone actually buys you more lifestyle for the money at your specific budget.

A–Z INDEX

Which Las Vegas Neighborhoods and Communities Can You Explore A–Z?

Las Verdes is one of many established single-family neighborhoods across the Las Vegas Valley in different price bands and locations. The index below covers adjacent communities and the broader Las Vegas market for buyers still defining which neighborhood best fits their lifestyle and budget.

Sources & Methodology

Where Does This Las Verdes 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 ZIP 89146 is broader than the specific Las Verdes address cluster — so area statistics are labeled as such. Follow any link to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active listing counts for ZIP 89146 (Las Verdes area, west-central Las Vegas). lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Las Verdes is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the ZIP 89146 area. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for Las Verdes properties. 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 — Nevada zero state income tax confirmation and sales/property tax structure. 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 Valley High School 6/10, Hyde Park MS 5/10, and private/charter options near Las Verdes. greatschools.org
10. Nevada Report Card — State accountability data used to cross-check school ratings for Clark County School District campuses. nevadareportcard.nv.gov
11. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent analysis. 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