First-Time Buyers
- Entry pricing from $400K in Sierra Madre and similar sections
- FHA and conventional financing with 3–5% down
- Palo Verde High zoning without guard-gated HOA dues
- Established community with known neighbors from day one
Las Vegas, Nevada
Peccole Ranch Homes For Sale
Nevada's #1 team for Peccole Ranch real estate. Search 4,200+ homes across 22 neighborhoods — from entry single-family to Queensridge guard-gated estates — in one of Las Vegas's most established master-planned communities.
ZIP-AREA MEDIAN LIST (89117/89145)
$650K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
PLAN PRICE RANGE
$400K–$3M+
Community plan record
HOMES IN THE MASTER PLAN
4,200+
Community plan record
DAYS ON MARKET (ZIP-AREA)
23
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 16, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Peccole Ranch at a Glance?
Peccole Ranch is a 640-acre master plan with 4,200+ homes across 22 neighborhoods priced $400K–$3M+ in Las Vegas, anchored by guard-gated Queensridge and Canyon Gate per NREG’s MLS analysis MLS data, with a ZIP-area median around $490,000 per the U.S. Census. The takeaways below explain why this plan fits buyers at every budget.
- The widest price band in the west valley: $400K starter single-family to $3M+ Queensridge guard-gated estates — all within one master plan address.
- Maturity and location: 35-plus years of established trees and infrastructure, 10 minutes to Downtown Summerlin, 15 to the Strip.
- Best for: families seeking CCSD school zoning, California relocators trading taxes for value, and buyers who want guard-gated privacy without The Ridges pricing.
- Anchor enclaves: Queensridge (987 guard-gated estates, $800K–$5M+) and Canyon Gate (golf-course community, $700K+) anchor the luxury tier.
- Do your homework: HOA dues range from $50 to $700+ per month by sub-association; Badlands-adjacent parcels need parcel-level due diligence before writing.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Las Vegas
Where Can I Find Peccole Ranch Homes for Sale?
Peccole Ranch spans ZIP codes 89117 and 89145, which together carried more than 442 active listings in June 2026 according to NREG’s MLS analysis MLS data — ranging from entry single-family homes under $400K in the outer sections to Queensridge guard-gated estates above $3 million. The newest listings appear below, refreshed daily from the live MLS feed.
Homes for sale in ZIPs 89117 and 89145 near Peccole Ranch
- 6917 Creekside Lane, Las Vegas 89145 — $445,000 · 3 bd · 1.75 ba · 1,620 sq ft · Courtesy of BHHS Nevada Properties
- 1508 Ten Palms Court, Las Vegas 89117 — $2,225,000 · 4 bd · 2.5 ba · 3,439 sq ft · Courtesy of Simply Vegas
- 9266 Isleta Court, Las Vegas 89117 — $339,000 · 3 bd · 2.25 ba · 1,598 sq ft · Courtesy of Eyler Properties
- 8628 Highland View Avenue, Las Vegas 89145 — $559,900 · 4 bd · 2.5 ba · 2,453 sq ft · Courtesy of Sphere Real Estate
- 324 Lakehurst Road, Las Vegas 89145 — $474,995 · 3 bd · 2 ba · 1,620 sq ft · Courtesy of Realty of America LLC
- 212 Bradshaw Way, Las Vegas 89145 — $499,900 · 3 bd · 2 ba · 1,620 sq ft · Courtesy of Realty ONE Group, Inc
- 7700 Peacock Avenue, Las Vegas 89145 — $470,000 · 4 bd · 1.75 ba · 1,664 sq ft · Courtesy of Neiman LV Homes
- 9000 Feather River Court, Las Vegas 89117 — $509,900 · 4 bd · 2.5 ba · 2,358 sq ft · Active Under Contract · Courtesy of Entera Realty LLC
- 7360 Darby Avenue, Las Vegas 89117 — $1,250,000 · 3 bd · 3.5 ba · 3,602 sq ft · Courtesy of Century 21 Americana
- 8420 Eddy Stone Avenue, Las Vegas 89117 — $627,500 · 5 bd · 2.75 ba · 2,390 sq ft · Courtesy of Coldwell Banker Premier
- 1417 Misty Moat Street, Las Vegas 89117 — $1,150,000 · 5 bd · 4.5 ba · 4,807 sq ft · Courtesy of Platinum Real Estate Prof
- 9824 Russett Wood Circle, Las Vegas 89117 — $399,000 · 3 bd · 2 ba · 1,789 sq ft · Active Under Contract · Courtesy of LIFE Realty District
- 8817 Pesaro Drive, Las Vegas 89117 — $560,000 · 3 bd · 2 ba · 1,640 sq ft · Courtesy of LVRE Services
- 1608 Saddle Rock Circle, Las Vegas 89117 — $495,000 · 4 bd · 3.25 ba · 2,235 sq ft · Courtesy of eXp Realty
- 9537 Wooden Pier Way, Las Vegas 89117 — $549,900 · 4 bd · 2 ba · 2,242 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 2717 Otter Creek Court, Unit 202, Las Vegas 89117 — $249,999 · 2 bd · 2 ba · 1,136 sq ft · Courtesy of Precision Realty
- 8455 W Sahara Avenue, Unit 237, Las Vegas 89117 — $234,500 · 3 bd · 2 ba · 1,192 sq ft · Courtesy of Eyler Properties
- 1009 Sir James Bridge Way, Las Vegas 89145 — $799,900 · 3 bd · 2.5 ba · 2,471 sq ft · Courtesy of IS Luxury
- 3036 Reef View Street, Las Vegas 89117 — $459,000 · 3 bd · 2 ba · 1,536 sq ft · Courtesy of Galindo Group Real Estate
- 8432 Running Deer Avenue, Unit 103, Las Vegas 89145 — $239,000 · 2 bd · 1.75 ba · 1,108 sq ft · Courtesy of Keller Williams Realty Las Veg
- 9716 Gavin Stone Avenue, Las Vegas 89145 — $1,375,000 · 3 bd · 3.5 ba · 3,061 sq ft · Courtesy of Real Broker LLC
- 9521 Queen Charlotte Drive, Las Vegas 89145 — $1,899,000 · 4 bd · 4.5 ba · 4,053 sq ft · Courtesy of BHHS Nevada Properties
- 105 S Cimarron Road, Las Vegas 89145 — $430,000 · 3 bd · 1.75 ba · 1,620 sq ft · Active Under Contract · Courtesy of BHHS Nevada Properties
- 7285 Tara Avenue, Las Vegas 89117 — $1,100,000 · 4 bd · 4.75 ba · 4,005 sq ft · Courtesy of Simply Vegas
Homes for rent in ZIPs 89117 and 89145 near Peccole Ranch
- 8520 Highland View Avenue, Las Vegas 89145 — $3,100/month · 4 bd · 2.5 ba · 3,025 sq ft · Courtesy of Modern Choice Realty
- 2606 S DURANGO Drive, Unit 223, Las Vegas 89117 — $1,200/month · 1 bd · 1 ba · 720 sq ft · Courtesy of Keller Williams MarketPlace
- 324 Dockside Court, Las Vegas 89145 — $2,147/month · 4 bd · 2.5 ba · 2,043 sq ft · Courtesy of Stonegate Real Estate Services
- 8600 W Charleston Boulevard, Unit 2185, Las Vegas 89117 — $1,380/month · 1 bd · 1 ba · 730 sq ft · Courtesy of Tripoint Realty & Property Mgt
- 7200 Pirates Cove Road, Unit 1006, Las Vegas 89145 — $1,105/month · 1 bd · 1 ba · 593 sq ft · Courtesy of Tripoint Realty & Property Mgt
- 9713 Horizon Hills Drive, Las Vegas 89117 — $3,305/month · 4 bd · 3 ba · 2,320 sq ft · Courtesy of Keller Williams VIP
- 8455 W Sahara Avenue, Unit 232, Las Vegas 89117 — $1,550/month · 3 bd · 2 ba · 1,192 sq ft · Courtesy of Centurion Management Services
- 9917 Via Toro Avenue, Las Vegas 89117 — $1,900/month · 2 bd · 2.5 ba · 1,261 sq ft · Courtesy of Nationwide Realty LLC
- 9920 Via Delores Avenue, Las Vegas 89117 — $2,100/month · 3 bd · 2.5 ba · 1,461 sq ft · Courtesy of Signature Real Estate Group
- 229 Breeze Street, Las Vegas 89145 — $2,038/month · 3 bd · 2 ba · 1,778 sq ft · Courtesy of Infinite Realty & Investments
- 3040 Waterview Drive, Las Vegas 89117 — $2,500/month · 3 bd · 2.5 ba · 1,732 sq ft · Courtesy of Epique Realty
- 2208 Marble Gorge Drive, Las Vegas 89117 — $3,000/month · 4 bd · 2.5 ba · 2,571 sq ft · Courtesy of Luxury Homes of Las Vegas
- 8600 W Charleston Boulevard, Unit 2161, Las Vegas 89117 — $1,395/month · 3 bd · 2 ba · 1,191 sq ft · Courtesy of Las Vegas Capital Homes
- 2305 Storkspur Way, Las Vegas 89117 — $2,500/month · 4 bd · 2.5 ba · 2,052 sq ft · Courtesy of AMaxima Realty and Property Ma
- 7100 Pirates Cove Road, Unit 1028, Las Vegas 89145 — $1,195/month · 1 bd · 1 ba · 711 sq ft · Courtesy of Nicklin Prop Mgmt & Inv Inc
- 7900 Greycrest Court, Unit 204, Las Vegas 89145 — $1,750/month · 3 bd · 2 ba · 1,266 sq ft · Courtesy of Realty ONE Group, Inc
- 2750 S Durango Drive, Unit 2061, Las Vegas 89117 — $1,495/month · 3 bd · 2 ba · 1,098 sq ft · Courtesy of Brady Realty Group, LLC
- 2200 S Fort Apache Road, Unit 1015, Las Vegas 89117 — $1,295/month · 1 bd · 1 ba · 752 sq ft · Courtesy of Coldwell Banker Premier
- 1116 Daytona Lane, Las Vegas 89117 — $2,225/month · 4 bd · 3 ba · 2,052 sq ft · Courtesy of Choice Real Estate & Rentals
- 3272 Crystal Palm Court, Las Vegas 89117 — $5,814/month · 4 bd · 3.5 ba · 3,664 sq ft · Courtesy of Prominent Realty Group LLC
- 8136 Autumn Star Avenue, Las Vegas 89145 — $1,800/month · 3 bd · 2.25 ba · 1,408 sq ft · Courtesy of The Agency Las Vegas
- 2937 Copper Beach Court, Las Vegas 89117 — $5,700/month · 6 bd · 3 ba · 3,694 sq ft · Courtesy of Housing Helpers Of Las Vegas
- 2629 S Durango Drive, Unit 202, Las Vegas 89117 — $1,750/month · 3 bd · 1.75 ba · 1,234 sq ft · Courtesy of LIFE Realty District
- 3320 S Fort Apache Road, Unit 128, Las Vegas 89117 — $1,650/month · 2 bd · 1.75 ba · 1,149 sq ft · Courtesy of RE/MAX Legacy
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 17, 2026, 5:27 AM Pacific; availability and prices may change.
PRICE DISTRIBUTION
How Many Peccole Ranch-Area Homes Sell in Each Price Range?
Across ZIP codes 89117 and 89145, 442+ homes were active in June 2026 per NREG’s MLS analysis MLS data — but the split is wide: entry corridors under $400K coexist with Queensridge estates above $3 million in the same two zip codes. The bands below show where competition actually concentrates at each buyer tier.
Browse Peccole Ranch Listings
How Can You Find a Peccole Ranch Home by Type, Lifestyle & Price?
The 442+ active listings across the Peccole Ranch ZIP area break into 22 neighborhoods, two guard-gated enclaves, three property classes, and every price band from under $400K to $3M+. Each link below opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data.
Which Peccole Ranch Neighborhoods Should You Explore?
Twenty-two neighborhoods span the full price and lifestyle spectrum. The cards below highlight the key sections — each links to the most relevant hub or live search.
Guard-Gated · Luxury Estates
Queensridge (guard-gated)
Guard-Gated · Golf CourseCanyon Gate (guard-gated golf)
Single-Family · EstablishedPueblo at Peccole Ranch
Single-Family · FamilyTerracina at Peccole Ranch
Single-Family · EntrySierra Madre at Peccole Ranch
High-Rise · ConciergeOne Queensridge Place (towers)
Parent City · Full SelectionLas Vegas (citywide)
Master Plan · New ConstructionSummerlin (adjacent)
By Property Type
Updated daily · 486 active listings across ZIPs 89117, 89145 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Peccole Ranch Listings First?
Custom alerts by neighborhood, price, beds, and property type — no spam, unsubscribe anytime. With 22 neighborhoods and a wide price range, the right Peccole Ranch home can surface any day of the week; alert subscribers see it within hours.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Las Vegas Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Peccole Ranch, Las Vegas?
The Answer
Living in Peccole Ranch means mature tree-lined streets, lakes and parks, and a community that spans every life stage — from first-time buyer starter homes to Queensridge guard-gated estates. Residents enjoy City of Las Vegas services per the City of Las Vegas, with Angel Park Golf Club adjacent and Downtown Summerlin ten minutes west.
What is Peccole Ranch known for?
Peccole Ranch is known for being the most mature and diverse master-planned community in the western Las Vegas Valley — 22 neighborhoods spanning $400K to $3M+, 35-plus years of established landscaping, and the prestigious Queensridge guard-gated enclave as its crown jewel.
Who should live in Peccole Ranch?
Families targeting Palo Verde High School zoning, California relocators who want community maturity at a fraction of coastal prices, executives who want gate-and-patrol privacy in Queensridge, and buyers at any price point who value established infrastructure over waiting for a new subdivision to grow in.
What is daily life like?
Morning walks along greenbelts and lakes, a round of golf at Angel Park next door, errands along the Charleston and Sahara commercial corridors, and evenings at Downtown Summerlin or the Strip — all achievable from any of the 22 neighborhoods in the plan.
Location
Where Is Peccole Ranch
Peccole Ranch occupies roughly 640 acres in the western Las Vegas Valley, bounded by Charleston Boulevard to the south, Sahara Avenue to the north, Durango Drive to the west, and Rampart Boulevard to the east — inside the City of Las Vegas, immediately east of Summerlin. About 11–13 miles from the Strip.
Downtown Summerlin
10
Min
Strip
15
Min
Red Rock Canyon
20
Min
Airport
25
Min
Downtown LV
20
Min
Peccole Ranch
At a Glance$490,000
Median List Price (ZIP-area)
$400K–$3M+
Plan Price Range
486
Active Listings (ZIP-area)
23
Days on Market (ZIP-area)
- Setting
- Master-planned · Established
- Acreage
- ~640 acres
- Homes
- 4,200+
- Neighborhoods
- 22 distinct sections
- Established
- 1989
- Developer
- Peccole Family / William Peccole
- Guard-Gated Enclaves
- Queensridge + Canyon Gate
- HOA
- $50–$700+/mo (by sub-association)
- Schools
- CCSD west valley (Palo Verde HS 8/10)
- Golf
- Angel Park adjacent (public, 36 holes)
- Sunshine
- 300 days/year
- Distance to Strip
- ~15 min
Quick Answer
Is Peccole Ranch a good place to live?
Yes — for buyers who value maturity, range, and a central west-valley location. Peccole Ranch offers something genuinely rare: 22 neighborhoods spanning $400K to $3M+ inside a single 35-year-old master plan, with established trees, lakes, parks, Angel Park Golf adjacent, Palo Verde High zoning, and ten minutes to Downtown Summerlin. The trade-offs are HOA tiers that range widely by sub-association and Badlands-adjacent parcels that need diligence — but for buyers who want an established community without building-boom disruption, Peccole Ranch is among the west valley's best answers.
Source: City of Las Vegas
Census Housing Data / Peccole Ranch
What Does the Census Show About Housing in Peccole Ranch?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Peccole Ranch and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
~12,000
vs Las Vegas 679,817
72%
vs Clark Co 58%
4,200+
vs Clark Co 862,518
$400K–$3M+
vs Clark Co value $431K
Source: NREG community plan records & U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Las Vegas city (Peccole Ranch is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Peccole Ranch Area Growing?
Peccole Ranch itself is substantially built out at 4,200+ homes — growth comes from remodels, Queensridge teardown-rebuilds, and occasional infill lots rather than new subdivisions. Its parent city keeps compounding: Las Vegas has added roughly 96,000 residents since 2010 per U.S. Census counts, sustaining demand for the established west-valley addresses that Peccole Ranch represents.
679,817Las Vegas residents (Census)
4,200+Peccole Ranch homes (substantially built out)
+16.5%Las Vegas city growth, 2010–2025 (Census)
Las Vegas citywide population trajectory, 2010–2025 (Census)
Inside Peccole Ranch, the community's 640-acre footprint is the permanent boundary. Demand for established west-valley addresses keeps appreciation steady through Las Vegas's growth cycles; the plan's 22-neighborhood breadth means buyers at every budget point compete for the same zip codes — which is why the 89117/89145 corridors consistently rank among the most searched in the valley.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the community separately. Las Vegas city: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Peccole Ranch Area Real Estate Market Trending?
The charts below show Las Vegas sold medians, market time, and closings from NREG’s analysis of Las Vegas REALTORS MLS data — the benchmark Peccole Ranch trades against. ZIP codes 89117 and 89145 carried a median list around $650,000 in June 2026, with 35 median days on market — faster at the entry tier, slower at the $800K+ guard-gated level.
Median List Price
Approximately $650,000 across ZIP codes 89117/89145 in June 2026 per LVR
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
About 35 median days ZIP-area wide; guard-gated estates at $800K+ trade slower
vs October 2025
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales
200+ ZIP-area closings per quarter per NREG’s analysis of Las Vegas REALTORS MLS data
vs October 2025
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIPs 89117, 89145 rose 111% between 2015 ($214,400) and 2025 ($451,750), across 10,769 recorded closings — Las Vegas REALTORS MLS records via Repliers.
23
MEDIAN DAYS ON MARKET
$650K
AREA MEDIAN LIST
4,200+
HOMES IN THE PLAN
< 1 hr
OUR RESPONSE TIME
WIDE PRICE RANGE
Get matched with a
Peccole Ranch specialist.
Market Competitiveness
How competitive is the Peccole Ranch market right now?
Peccole Ranch is a two-speed market — entry single-family homes under $600K in the outer sections move in 25–30 days, while Queensridge guard-gated estates and Canyon Gate golf-course homes at $800K–$3M+ reward patient, well-priced sellers with longer timelines. The plan's breadth means buyers compete across very different tiers in the same zip codes.
- 35 daysZIP-area median DOM (sold, recent)
- 442+Active listings across 89117/89145
- $400K–$3M+Price range within the plan
- 22Distinct neighborhoods inside the plan
Before You Buy
What Should You Compare Before Buying a Home in Peccole Ranch?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Peccole Ranch Neighborhoods Fit Your Buyer Type?
Executives & Luxury Buyers
- Queensridge: 987 guard-gated estates $800K–$5M+
- Canyon Gate: golf-course guard-gated community from $700K
- Ten minutes to Downtown Summerlin corporate corridor
- 24-hour staffed security in both gated enclaves
California Relocators
- Mature community character at a fraction of California pricing
- Zero state income tax — $30,000+ annual savings on a $300K income
- 3% property-tax cap under NRS 361.4723
- Virtual tours available; our team handles gate access and due diligence remotely
Long-Hold Investors
- 35-year track record through every Las Vegas market cycle
- Entry at $400K; guard-gated tier from $700K — two appreciation lanes
- Liquid market: 442+ actives, 35-day median DOM per LVR
- Parcel-level Badlands due diligence is the only real diligence wrinkle
Best Fit For
- First-time buyers — entry pricing from $400K, FHA-eligible, and established community character without guard-gated HOA costs.
- California relocators — mature community at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Executives and luxury buyers — Queensridge guard-gated estates from $800K and Canyon Gate golf-course community from $700K — staffed gates without The Ridges pricing.
- Downsizers — One Queensridge Place towers and established single-family patio-style homes, both HOA-maintained with a walkable lifestyle radius.
- Long-hold investors — a 35-year track record, two appreciation lanes from $400K entry to $3M+ guard-gated, and a liquid surrounding market.
Ready to explore homes in Peccole Ranch? Our team knows every one of the 22 neighborhoods, both guard-gated enclaves, and which Badlands-adjacent parcels to watch.
Start Your Home SearchPros
- The widest price range of any west-valley master plan — $400K to $3M+ in 22 neighborhoods under one community address
- 35-plus years of established trees, greenbelts, and settled community identity
- Ten minutes to Downtown Summerlin, fifteen to the Strip, immediate 215 Beltway access
- Guard-gated Queensridge ($800K–$5M+) and Canyon Gate ($700K+) inside the plan for buyers who want gates
- Zero Nevada state income tax and a 3% annual property-tax cap under NRS 361.4723
- Angel Park Golf Club (36 public holes) immediately adjacent — no membership required
Honest Considerations
- HOA dues range from $50 to $700+ per month depending on sub-association — research each section early
- Badlands-adjacent parcels at the western edge need parcel-level entitlement due diligence
- Substantially built out — true new construction is rare; most opportunities are resale
- Summer heat — 105°F+ stretches July through September, like the rest of the valley
- Jumbo financing required for Queensridge estates above the conforming loan limit
- HOA tier complexity: 22 sub-associations means wide variation in rules, dues, and reserve health
Neighborhood Comparison
How Do Peccole Ranch's Key Neighborhoods Compare?
A like-for-like comparison of Peccole Ranch's major neighborhoods — entry pricing, lifestyle fit, HOA level, and who each suits — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Honesty note: with 22 neighborhoods and varied sub-associations, per-section medians are indicative entry points, not statistical guarantees.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Queensridge (guard-gated) | From $800K–$5M+ | n/a* | n/a* | n/a* | Custom estates · Privacy |
| Canyon Gate (guard-gated golf) | From $700K+ | n/a* | n/a* | n/a* | Golf · Guard-gated |
| Pueblo at Peccole Ranch | From $500K+ | n/a* | n/a* | n/a* | Established · Move-up |
| Terracina at Peccole Ranch | From $450K+ | n/a* | n/a* | n/a* | Families · Community parks |
| Sierra Madre at Peccole Ranch | From $400K+ | n/a* | n/a* | n/a* | First-time buyers · Entry |
| One Queensridge Place (towers) | From $500K+ | n/a* | n/a* | n/a* | High-rise · Lock-and-leave |
Source: NREG’s MLS analysis MLS data plus the NREG community plan record, June 2026. Per-neighborhood $/SF and DOM are intentionally omitted for small-sample sections — ZIP-area benchmarks: 35-day median DOM, 442+ actives across 89117/89145.
Neighborhood Deep Dive
What's Inside Peccole Ranch's Major Neighborhoods?
Submarket 1
Queensridge (guard-gated)
The crown jewel of the plan — 987 guard-gated homes developed by the Peccole family and EHB Companies. A 24-hour staffed gate, One Queensridge Place towers, and custom estates on premium lots.
Browse Queensridge (guard-gated) homes →$800K–$5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Canyon Gate (guard-gated golf)
A 330-acre guard-gated community wrapping a championship golf course — greens-facing lots, staffed entry, and a tighter price entry point than Queensridge for buyers wanting gates with a golf lifestyle.
Browse Canyon Gate (guard-gated golf) homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Pueblo at Peccole Ranch
Well-maintained single-family homes on generous lots with mature landscaping — the plan's established move-up tier, popular with families upgrading from starter sections.
Browse Pueblo at Peccole Ranch homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Terracina at Peccole Ranch
Tree-lined streets, 3–5 bedroom floor plans, community parks, and family-oriented character — the mid-range sweet spot of the Peccole Ranch master plan.
Browse Terracina at Peccole Ranch homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Sierra Madre at Peccole Ranch
The most accessible entry point inside the master plan — FHA-eligible pricing, established community character, and Palo Verde High zoning without guard-gated HOA dues.
Browse Sierra Madre at Peccole Ranch homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
One Queensridge Place (towers)
Twin 18-story luxury towers inside Queensridge with concierge, resort pool, spa, and panoramic Strip and mountain views from penthouse residences. Tower dues run materially above the single-family range.
Browse One Queensridge Place (towers) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Angel Park Golf Club — The Plan's Golf Anchor
Immediately adjacent to Peccole Ranch: 36 holes of daily-fee public golf (Mountain Course, Palm Course, and Cloud 9 par-3 short course) with no club membership required. Most Peccole Ranch homeowners reach the first tee in under ten minutes from their front door, making this one of the best golf-access propositions in the Las Vegas Valley at any price tier.
Browse Angel Park Golf Club — The Plan's Golf Anchor homes →36Public Golf Holes Adjacent
0Club Membership Required
< 10Minutes from Most Peccole Ranch Homes
300Sunshine Days per Year
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Peccole Ranch
neighborhood fits?
BY ZIP CODE
How Do the Peccole Ranch ZIP Codes (89117/89145) Break Down?
Peccole Ranch spans two ZIP codes — 89117 and 89145 — and the table below breaks the area into its real corridors, from guard-gated estates to entry-level single-family neighborhoods. The spread across these two zip codes is unusually wide, per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89145 | Queensridge — guard-gated luxury estates | $800K–$5M+ (plan range) | n/a* | varies by estate | 114 at $800K+ (ZIP-area) | n/a* |
| 89145 | One Queensridge Place towers (high-rise within Queensridge) | From $500K to $5M+ (penthouses) | n/a* | varies by unit | 336 condo-class (ZIP-area) | n/a* |
| 89117 | Canyon Gate — guard-gated golf community | From $700K | n/a* | 35 (ZIP-area) | — | n/a* |
| 89117 | Established single-family (Pueblo, Terracina, Sierra Madre, etc.) | From $400K–$700K | n/a* | 35 (ZIP-area) | — | n/a* |
| 89117 | Full ZIP-area benchmark — 89117 + 89145 combined | ~$650,000 list / ~$630,000 sold | — | 35 | 442+ | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: section-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Peccole Ranch?
Peccole Ranch is substantially built out, so true production new construction inside the master plan is rare. Occasional infill lots and rebuild candidates surface, but buyers wanting new builds with a similar west-valley location typically cross-shop Summerlin's active villages ten to twenty minutes west. Builder incentives — closing-cost credits, rate buydowns — change monthly; verify current offers before committing.
Luxury & Move-Up
Toll Brothers
Closest new-build luxury profile to Peccole Ranch
Family & Mid-Market
Lennar
Broadest west-side new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture; buyers cross-shop vs. Peccole Ranch remodels
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers considering the established plan
Family
Richmond American
Value-oriented new builds outside the established plan corridors
Outdoor Recreation
What Outdoor Amenities Does Peccole Ranch Offer?
Peccole Ranch layers community parks and greenbelts inside the plan with a best-in-class outdoor radius outside it — public golf next door, regional parks close by, and Red Rock Canyon twenty minutes west. The City of Las Vegas maintains the surrounding trail and park network, accessible through 300 days of annual sunshine.
IN-COMMUNITY
Peccole Ranch Park
~12 acresCourts · Playgrounds · PathsFree
The master plan's central park hub: basketball courts, open fields, picnic areas, and walking paths threading through the established neighborhoods.
ADJACENT
Angel Park Golf Club
36 holesPublic golfDaily fee
Two public championship courses plus a lighted short course immediately north — daily-fee golf with no club membership, minutes from the front door.
10 MIN
Desert Breeze Park
~20 acresSports · AquaticsFree
One of the west side's busiest parks — skate park, soccer fields, playgrounds, walking trails, and a community pool a short drive south.
10 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's lifestyle center: shopping, restaurants, Las Vegas Ballpark, Saturday farmers markets, and seasonal festivals ten minutes west.
5 MIN
Tivoli Village
Retail villageDining · BoutiquesFree
European-styled dining and boutique shopping at Rampart and Alta — the community's de facto front porch for coffee, dinner, and weekend errands.
15 MIN
Las Vegas Springs Preserve
180 acresTrails · MuseumsTicketed
Botanical gardens, desert trails, and the Nevada State Museum at the historic springs that founded the city — an easy half-day east on Charleston.
20 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class rock climbing, and desert hiking managed by the Bureau of Land Management.
50 MIN
Mt. Charleston / Spring Mountains
National ForestHiking · SkiingFree / fee
Pine forests, 11,918-foot Charleston Peak, winter skiing at Lee Canyon, and summer temps 30 degrees cooler than the valley — an easy escape from any Peccole Ranch address.
The Peccole Ranch Lifestyle
What Does a Weekend in Peccole Ranch Look Like?
Three moods within minutes of the master plan: morning golf at Angel Park next door, a browse through Downtown Summerlin ten minutes west, and a trail run in Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management twenty minutes further — all achievable without a freeway for the first two.
4,200+Homes Across 22 Neighborhoods
640Acres of Established Community
15Minutes to the Strip
36Public Golf Holes Adjacent
THIS WEEKEND'S OPEN HOUSES
Can You Tour Peccole Ranch Homes This Weekend?
Open houses happen regularly across Peccole Ranch's non-gated sections — 22 neighborhoods and 4,200+ homes make this one of the west valley's most active markets. Guard-gated Queensridge and Canyon Gate showings require gate-cleared appointments coordinated through our team. Set up alerts to catch new open houses first, or browse all active listings now.
Planning a move
What Should I Verify Before Moving to Peccole Ranch?
Budget around the specific home, not a community average. Before you compare the cost of a move to Peccole Ranch, get these in writing:
- The parcel's current tax bill and abatement status from the county assessor — a tax cap is not automatic.
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Peccole Ranch Economy?
Peccole Ranch runs on a professional economy: average household income tops $110,000 — nearly 44% above the Clark County median — with residents in healthcare, technology, and finance. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, and the community's central location puts three major employment corridors within fifteen minutes.
$110,000+Avg household income, Peccole RanchNREG community plan record
72%Owner-occupied householdsCommunity plan record
10 minTo the Downtown Summerlin corridorCorporate, medical & retail employment
15 minTo the Strip employment coreResort corridor via W Flamingo / Sahara
Top Peccole Ranch-Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about twelve minutes away via Rampart
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's largest retail employment hub, ten minutes west
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about fifteen minutes west
- The Strip resort corridorThe metro's hospitality and entertainment employment core, fifteen minutes east via Flamingo or Sahara
- Clark County School District (west region)Area campuses including Palo Verde High School, Canarelli Middle, and Scherkenbach Elementary
- City of Las VegasMunicipal services and administration for the parent city that contains Peccole Ranch
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Peccole Ranch Compare to Las Vegas, Summerlin & Henderson?
If you're weighing Peccole Ranch against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Peccole Ranch wins on price breadth and maturity, Summerlin on new construction and outdoor trails, Henderson on citywide safety — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Peccole Ranch | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Price Range | $400K–$3M+ (22 neighborhoods) | $350K–$5M+ | $550K–$5M+ | $350K–$5M+ |
| Median List Price (ZIP-area) | ~$650K | $476K | $728K | $548K |
| Active Listings | 442+ (ZIP-area) | 8,606 | 1,253 | 2,460 |
| Days on Market | 35 (ZIP-area) | 20 | 21 | 21 |
| Population | ~12,000 (master plan) | 679,817 | ~127,000 | 353,289 |
| Avg Household Income | $110,000+ | $73,877 | $160,586 (5 ZIPs) | $90,138 |
| Guard-Gated Enclaves | Queensridge + Canyon Gate inside the plan | Select enclaves | The Ridges (from $2M) | MacDonald Highlands (from $1M+) |
| Established Since | 1989 (35+ years) | Founded 1905 | 1981 (Summerlin master plan) | 1953 (incorporated city) |
| Best For | Price Breadth · Maturity · Location | Selection · Urban · Investors | Schools · Luxury · New Construction | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Peccole Ranch income and population figures are community plan-record values; city and county demographics are Las Vegas citywide — the Census does not tabulate the master plan separately. Last updated June 2026.
Cost of Ownership
What Will Peccole Ranch 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 Peccole Ranch Payment
$4,811
Illustrative Monthly Payment
- Principal & Interest$3,892
- Property Tax$325
- Insurance$150
- HOA$200
- PMI$244
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 Peccole Ranch?
Peccole Ranch sits at the crossroads of the western Las Vegas Valley: Charleston Boulevard, Sahara Avenue, Rampart Boulevard, and Durango Drive all border the master plan, with the 215 Beltway and Summerlin Parkway a few minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Peccole Ranch destinations beat that benchmark.
Drive Times from Peccole Ranch
- 5 minTivoli Village (dining & errands)Rampart Blvd at Alta Dr
- ~10 minDowntown SummerlinW Sahara Ave or Summerlin Pkwy
- ~12 minSummerlin Hospital Medical CenterRampart Blvd north
- ~15 minLas Vegas StripW Flamingo Rd or W Sahara Ave east
- ~20 minRed Rock CanyonW Charleston Blvd west
- 20-25 minDowntown Las VegasAlta Dr / US-95 east
- ~25 minHarry Reid Intl AirportI-215 south → I-15
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home in Peccole Ranch?
Most Peccole Ranch purchases close in 30–45 days through a Nevada escrow company. Cash offers in the Queensridge estate tier can close in 7–14 days. Guard-gated purchases add a week for HOA resale-package review; jumbo files on custom estates may need extra appraisal time. Non-gated entry single-family closings run 30–35 days with a clean file.
Quick Answer
What down payment do you need to buy in Peccole Ranch?
It depends on which of the 22 neighborhoods you target. Entry homes from $400K–$500K can qualify for 3.5% down through FHA or 3% through Fannie Mae conventional programs. Mid-range homes at $500K–$700K typically require 5–20% down. Queensridge guard-gated estates above the conforming loan limit require jumbo financing, where lenders typically want 20–25% plus reserves. VA loans allow 0% for eligible veterans regardless of tier.
Peccole Ranch FAQ — 17 Answers
What Do Peccole Ranch Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Peccole Ranch?
Across ZIP codes 89117 and 89145, which encompass Peccole Ranch and Queensridge, the median list price runs about $490,000 per NREG’s analysis of Las Vegas REALTORS MLS data. Prices inside the plan span $400,000 for single-family homes in Sierra Madre up to $3 million-plus for Queensridge guard-gated estates — the widest price band of any west-valley master plan.
How many homes are in Peccole Ranch?
Peccole Ranch encompasses more than 4,200 homes across 22 distinct neighborhoods on roughly 640 acres, developed by the Peccole family beginning in 1989. That count includes every tier from entry single-family to the 987 guard-gated estates of Queensridge and the twin One Queensridge Place towers. The plan is substantially built out, so today's market is predominantly resale with occasional new infill projects at the plan's edges.
Is Peccole Ranch part of Summerlin?
No — Peccole Ranch is a separate master-planned community in the City of Las Vegas, sitting east of Summerlin across the Rampart Boulevard corridor. The Peccole family sold most of their western landholdings to Howard Hughes Corporation in the late 1980s, which became Summerlin, while retaining the eastern parcel that became Peccole Ranch. In practice the communities are side by side and buyers cross-shop both; Downtown Summerlin is about ten minutes from most Peccole Ranch addresses.
What neighborhoods are inside Peccole Ranch?
Twenty-two neighborhoods span the full spectrum: guard-gated Queensridge ($800K–$5M+) and Canyon Gate ($700K+) anchor the luxury tier; Pueblo at Peccole Ranch, Terracina, and similar established neighborhoods fill the $450K–$700K middle; Sierra Madre and comparable sections offer entry pricing from $400K. One Queensridge Place adds twin 18-story luxury high-rise towers. The diversity within one master plan is Peccole Ranch's signature appeal.
What are property taxes like in Peccole Ranch?
Property taxes in Peccole Ranch run roughly 0.5–0.7% of market value per the Clark County Assessor, with annual increases on a primary residence capped at 3% under Nevada Revised Statutes 361.4723 once the owner claims it. On a $490,000 home that translates to approximately $2,450–$3,430 per year — a fraction of what a comparable California home carries. Nevada also levies zero state income tax, so the combined fiscal picture rewards owners who move from higher-tax states.
What are HOA fees in Peccole Ranch?
HOA dues vary significantly by neighborhood. Entry single-family sections like Sierra Madre and Terracina typically run $50–$150 per month, covering community parks and common-area maintenance. Mid-range established neighborhoods run $100–$250. Guard-gated Queensridge runs $250–$700 per month for the staffed gate, patrols, and greenbelts, while One Queensridge Place towers run materially higher with concierge and amenities bundled in. Always pull the resale package for the specific sub-association before writing an offer.
What schools serve Peccole Ranch?
Peccole Ranch is zoned to Clark County School District campuses that rate well by citywide standards: William & Mary Scherkenbach Elementary (7/10), Lawrence & Heidi Canarelli Middle School (7/10), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School — one of Nevada's most respected campuses, adjacent to Queensridge — plus Bishop Gorman High School and Mountain View Christian School within easy reach. Verify exact zoning for any specific address before you offer.
How does Peccole Ranch compare to Summerlin?
Peccole Ranch wins on price breadth, maturity, and centrality: $400K entry pricing versus Summerlin's $550K-plus floor, 35-plus years of established trees, and a slightly more central position in the valley. Summerlin counters with active new construction from Toll Brothers and Lennar in the western villages, a deeper park and trail network, and Red Rock Country Club proximity. Buyers who want to walk into maturity rather than wait for landscaping to grow usually prefer Peccole Ranch.
Is Peccole Ranch a good investment?
Peccole Ranch has a 35-year track record of holding value through every Las Vegas market cycle — the 2008 correction included. The master plan's central west-valley location, CCSD school zoning, and the cachet of the Queensridge and Canyon Gate enclaves inside it provide structural demand that sustains prices at every tier. Buyers targeting long-hold scarcity position toward Queensridge; buyers targeting liquid resale buy the established single-family corridors, where 442 ZIP-area actives provide genuine exit liquidity.
What is Angel Park Golf Club and is it part of Peccole Ranch?
Angel Park Golf Club sits immediately north of Peccole Ranch along Rampart Boulevard — a public 36-hole facility with two championship courses and a lighted short course. It is not inside the master plan but is effectively Peccole Ranch's golf anchor: most residents can reach the first tee in under ten minutes from their driveway without touching a freeway. Daily-fee access means no club commitment required, which is a meaningful lifestyle perk at the community's price tiers.
What is the Badlands golf course situation?
The Badlands Golf Club that once ran through the western edge of the Peccole Ranch area closed in 2016 and spent years in high-profile litigation between its developer and the City of Las Vegas. Former fairway parcels are now moving toward redevelopment. If a home borders former Badlands land, verify the current parcel entitlement status and any planned construction during due diligence — our agents track this block by block and can pull the latest status before you write.
How does Nevada's tax climate compare to California for Peccole Ranch buyers?
The comparison is dramatic. California's top state income-tax rate is 13.3% per the California Franchise Tax Board, while Nevada's is zero. A household earning $400,000 saves roughly $53,200 per year in state income taxes alone by moving to Peccole Ranch. Add Nevada's 0.5–0.7% effective property-tax rate versus California's baseline 1% plus local levies, and the Peccole Ranch property-tax cap of 3% annual growth under NRS 361.4723, and the fiscal case for moving east over the state line is among the strongest in the country.
Is there new construction available in Peccole Ranch?
Peccole Ranch is substantially built out, so true production new construction inside the master plan is rare. Occasional infill lots or teardown-and-rebuild candidates surface, and the broader 89117/89145 corridor carries some new-build activity from national builders. Buyers wanting new construction with a similar west-valley location typically cross-shop Summerlin's active villages — Summerlin West, Stonebridge, and similar communities where Toll Brothers, Lennar, and Tri Pointe are currently selling from the $500Ks to $2M+.
What should I know before buying in Peccole Ranch?
Five things. First, define your tier: $400K starter or $3M guard-gated estate — the same master plan address covers wildly different lifestyles. Second, HOA dues vary by sub-association from $50 to $700-plus monthly; pull the resale package early. Third, if the home borders former Badlands land, do parcel-level due diligence. Fourth, jumbo financing applies above the conforming limit for Queensridge estates. Fifth, call (702) 637-1759 — with 22 neighborhoods and 4,200+ homes, our agents can pinpoint exactly which block fits your family's priorities.
What down payment do you need to buy in Peccole Ranch?
It depends heavily on which neighborhood you target. Entry homes in Sierra Madre and Terracina from $400K–$500K can qualify for 3–5% down through conventional or FHA programs, putting the down payment at $12,000–$25,000. Mid-range established neighborhoods at $500K–$700K typically require 5–20% down. Queensridge guard-gated estates above $800K often go jumbo with lenders wanting 20–25% plus reserves, while VA loans allow 0% for eligible veterans. Tower buyers at One Queensridge Place should have their lender confirm building warrantability early.
How long does it take to close on a home in Peccole Ranch?
Most Peccole Ranch purchases close in 30 to 45 days through a Nevada escrow company. Cash offers at the Queensridge estate tier can close in 7–14 days. Guard-gated purchases add a week for HOA resale-package review; jumbo files on Queensridge custom estates sometimes need extra appraisal time because true comparables are scarce. Entry single-family closings in the non-gated sections are typically the most straightforward: 30–35 days with a clean conventional file.
Can Nevada Real Estate Group help me buy in Peccole Ranch?
Yes — our agents have closed transactions across every Peccole Ranch neighborhood tier, from entry single-family homes in Sierra Madre to Queensridge custom estates and One Queensridge Place tower residences. We know which Badlands-adjacent blocks need extra diligence, which sub-associations have pending assessments, and where the best value pockets are inside the 22-neighborhood master plan. Call (702) 637-1759 or submit the form below and a Peccole Ranch specialist will reach out the same day.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Peccole Ranch?
These are the eight queries Peccole Ranch buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from NREG’s MLS analysis, tax law from the Nevada Revised Statutes, and community facts from the plan record.
Is Peccole Ranch in Summerlin?
No — Peccole Ranch is a separate master-planned community in the City of Las Vegas, sitting immediately east of Summerlin across the Rampart Boulevard corridor. The Peccole family sold most of their western land to Howard Hughes Corporation, which became Summerlin; they retained the eastern parcel that became Peccole Ranch. Downtown Summerlin is about ten minutes from most Peccole Ranch addresses.
What zip code is Peccole Ranch?
Peccole Ranch spans two ZIP codes: 89117 and 89145. Most of the non-gated single-family neighborhoods sit in 89117; Queensridge and parts of the western plan fall in 89145. Both zip codes are among the most searched in the western Las Vegas Valley per MLS activity data.
Is Queensridge the same as Peccole Ranch?
No — Queensridge is an enclave inside Peccole Ranch. The 987-home guard-gated Queensridge community is the luxury crown jewel of the Peccole Ranch master plan, but Peccole Ranch encompasses 4,200+ homes across 22 neighborhoods; Queensridge is one of them, albeit the most prestigious.
What golf courses are near Peccole Ranch?
Angel Park Golf Club sits immediately adjacent to the north — 36 holes of daily-fee public golf (Mountain Course, Palm Course, and the Cloud 9 par-3 short course) with no membership required. Canyon Gate Country Club inside the plan operates as a private/semi-private club. TPC Summerlin and Las Vegas National Golf Club are both within fifteen to twenty minutes for buyers who want more variety.
Are there new homes for sale in Peccole Ranch?
Peccole Ranch is substantially built out, so true production new construction inside the master plan is rare. Occasional infill lots, teardown-rebuild candidates, and extensively remodeled homes surface, but buyers seeking new builds with a similar west-valley location typically cross-shop Summerlin's active villages ten to twenty minutes west.
How far is Peccole Ranch from the Las Vegas Strip?
About 11–13 miles from most Peccole Ranch addresses — plan roughly fifteen minutes via West Flamingo Road or Sahara Avenue during typical traffic. Harry Reid International Airport runs about 25 minutes via the 215 Beltway and I-15.
What is the HOA like in Peccole Ranch?
HOA dues vary significantly by the 22 sub-associations within the plan. Entry sections run $50–$150 per month; established mid-range sections run $100–$250; guard-gated Queensridge runs $250–$700; One Queensridge Place towers run materially more. Always request the full resale package for the specific sub-association — dues, reserves, assessment history — before writing any offer.
What is special about Peccole Ranch compared to other Las Vegas communities?
The widest price breadth of any west-valley master plan: $400K to $3M+ across 22 neighborhoods, on 640 acres, with 35 years of established landscaping, two guard-gated enclaves (Queensridge and Canyon Gate), Angel Park Golf adjacent, and a central location ten minutes from Downtown Summerlin and fifteen from the Strip.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, 9,097+ five-star reviews, and 9,600+ closed transactions totaling $4.85B+ in volume since 2011. Our agents have represented buyers and sellers across all 22 Peccole Ranch neighborhoods — from Sierra Madre starter homes to guard-gated Queensridge estates and One Queensridge Place tower residences. That depth is the team's #1 Nevada ranking.
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Las Vegas, Henderson, Summerlin, North Las Vegas
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In total sales volume
Across 9,600+ closed transactions
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Verified 5-star reviews
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Years in Nevada real estate
Founded by Chris Nevada · License S.181401
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TEAM IN NEVADA
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HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
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Want to Talk to a Peccole Ranch Real Estate Expert?
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Peccole Ranch?
Compare Peccole Ranch with neighboring master plans and nearby cities across the west and central valley. Each card pairs the commute time with price positioning, so you can judge whether the mature established character of Peccole Ranch is worth the trade-off against newer construction or different price points.
IN-PLAN
Queensridge (inside Peccole Ranch)
From $800K
Inside the master plan
View Queensridge (inside Peccole Ranch) →More Summerlin communities
- Magnolia
- Madison Place
- Parkside Townhomes
- Gresham Park
- Pinecrest
- Fairfield
- Canyon Gate
- Summerlin Centre
- Pinedale
- Enclave
- The Lakes
- Springfield
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Peccole Ranch Neighborhoods Can You Explore A–Z?
Twenty-two neighborhoods make up the Peccole Ranch master plan — from entry single-family to guard-gated luxury estates. The entries below are indexed alphabetically for orientation; our team can pull current listings, dues, and HOA documents for any section on request.
C
- Canyon Gate (guard-gated golf)
O
- One Queensridge Place (towers)
P
- Pueblo at Peccole Ranch
S
- Sierra Madre at Peccole Ranch
- Summerlin (adjacent master plan)
T
- Terracina at Peccole Ranch
KEEP LEARNING
What Else Should You Read About Peccole Ranch?
These guides extend the research most Peccole Ranch buyers do next — understanding the citywide Las Vegas market, comparing Summerlin's luxury enclaves against Peccole Ranch's broader pricing, and the Queensridge enclave deep-dive inside the plan. Each is written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the west-valley momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging Peccole Ranch's central position.
Read →COMMUNITY HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Peccole Ranch Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Peccole Ranch spans 22 sub-associations and two ZIP codes, we present ZIP-area statistics (89117/89145) as area benchmarks — never plan-only claims — and omit section-level medians that small samples cannot support. Follow any link below to verify a figure.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89117/89145. NREG market report
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Peccole Ranch is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, police coverage, Badlands-parcel planning matters, and short-term rental regulations. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, and parcel data across the Peccole Ranch ZIP codes. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates and 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, test scores, student-teacher ratios for CCSD and private campuses. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California state income-tax rates (13.3% top marginal) for the NV-vs-CA relocation comparison. ftb.ca.gov
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15
