Providence Homes For Sale

KEY TAKEAWAYS

What Should You Know About Providence at a Glance?

Providence is a 1,200-acre Focus Property Group master plan in northwest Las Vegas — 4,000+ homes, trail-linked parks, HOA dues of $50–$150 monthly per the City of Las Vegas area plan records — where the surrounding ZIP codes (89166/89131) carry a $576,995 median list and 28-day market time per Las Vegas REALTORS. The takeaways below unpack the value case.

• The value case: plan pricing spans roughly $350K–$600K — typically 10–20% below comparable Summerlin homes for the same master-planned, trail-linked lifestyle.
• ZIP-area honesty: the $576,995 median covers ZIP codes 89166/89131 — broader than Providence itself, blending in Skye Canyon and Centennial Hills corridors.
• Best for: growing families, first-time and move-up buyers, and commuters who want US-95 access with parks and sports courts out the door.
• Carrying costs: HOA dues run just $50–$150 monthly, and Nevada caps primary-residence property-tax increases at 3% a year under NRS 361.471.
• Know the gotcha: some sections carry sub-association dues or special-improvement district balances — verify both in escrow before closing.

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

PRICE DISTRIBUTION

How Many Providence-Area Homes Sell in Each Price Range?

Across the two Providence-area ZIP codes (89166/89131), the median list price sits near $576,995 per Las Vegas REALTORS June 2026 MLS data, while the master plan itself spans roughly $350K–$600K. The bands below show the approximate ZIP-area distribution so you can gauge competition at your budget honestly.

Approximate distribution of 548 active MLS listings across ZIP codes 89166/89131 · June 2026 · NREG analysis of LVR data. Links open the Las Vegas MLS search pre-filtered by price; the Providence plan itself concentrates in the $350K–$600K bands.

SAFETY & CRIME

Is Providence Safe?

• LVMPDLas Vegas Metro Police coverageNorthwest-area command patrols
• BelowIncidents vs urban core, residential NW valleyFBI UCR-based comparisons
• InteriorStreet design limits through-trafficMaster-plan layout, Focus Property Group
• HOAMaintained common areas & lightingMaster association upkeep

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

LIVABILITY REPORT CARD

How Does Providence Score?

Providence earns top marks for family value, parks, and trail connectivity, with honest trade-offs on the zoned high school and car-dependent errands. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour of the northwest valley.

• A-

  Grade A-: Safety

  LVMPD northwest-area coverage; residential northwest-valley neighborhoods report fewer incidents than the urban core in FBI UCR-based comparisons, and interior streets limit through-traffic.

• B-

  Grade B-: Schools

  Zoned ladder scores 7/10 elementary and middle, 6/10 at Shadow Ridge HS; Doral (9/10) and Somerset (8/10) charters strengthen the picture.

• B+

  Grade B+: Cost of Living

  Plan entry near $350K with $50–$150 HOA dues — typically 10–20% below comparable Summerlin homes for the same planning quality.

• B+

  Grade B+: Amenities

  Providence Community Park, sports courts, a programmed community center, and the connected trail grid; big-box retail runs 10–15 minutes out.

• A-

  Grade A-: Outdoor Access

  Trail network at your door, Floyd Lamb Park’s 680 acres ten minutes away, and the Spring Mountains via the Kyle Canyon corridor.

• B-

  Grade B-: Commute

  US-95 carries downtown commutes in about 25 minutes; 25–30 to the Strip, 30–35 to the airport. Daily life is car-dependent.

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 Providence Area Growing?

Providence itself is substantially built out — growth now comes from turnover and the maturing of its 4,000+ homes — while the northwest rim around it keeps compounding: Skye Canyon builds ten minutes north, and the parent City of Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts.

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

LIVABILITY SCORES

How Does Providence Score for Livability?

Providence earns strong marks for parks, trails, value, and family fit, with honest trade-offs: the zoned high school scores 6/10 and most errands require driving. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.

• 82A-

  Overall Livability

• 65B-

  Schools (zoned)

• 85A-

  Safety

• 75B+

  Cost of Living

• 78B+

  Amenities

• 88A-

  Outdoor / Recreation

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Providence Real Estate Market Trending?

Median sold price, days on market, and monthly closings across the two Providence-area ZIP codes (89166/89131) from Las Vegas REALTORS MLS data — a scope broader than the master plan itself, so read these as corridor trends, not plan-only figures. Roughly 85–90 homes close monthly here, a steady family-driven pace. The charts below show the past year.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is Providence right now?

Providence sits in a moderately competitive family corridor — sold homes across ZIP codes 89166/89131 took a median of 28 days over the past hundred days per Las Vegas REALTORS data. Well-priced homes near the amenity core and trail network move fastest; dated resales needing work give buyers genuine negotiating room.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. Stats cover ZIP codes 89166/89131 — broader than the Providence plan itself.

Section Comparison

How Do Providence’s Six Sections Compare?

A like-for-like comparison of Providence’s six plan sections — indicative pricing, lifestyle fit, and what each section trades away — drawn from the community record and active-listing patterns via Las Vegas REALTORS. Honesty note: per-section medians are indicative; the plan’s tight $350K–$600K band keeps differences modest.

Source: Las Vegas REALTORS MLS data plus NREG section analysis, June 2026. Section boundaries are informal plan areas, not separate HOAs in every case — confirm the association structure for any specific street. Listing counts updated daily via Repliers IDX.

Section Deep Dive

What’s Inside Providence’s Sections?

BY ZIP CODE

What Does the Providence Market Look Like Across ZIP Codes 89166 and 89131?

Providence spans two ZIP codes — 89166 and 89131 — and both cover far more than the master plan itself: 89166 reaches into the Skye Canyon corridor and 89131 into the broader Centennial Hills area. The table below presents each ZIP as an area corridor, per Las Vegas REALTORS MLS data — read them as neighborhood context, not plan-only figures.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Year-over-year change is intentionally omitted at the per-ZIP level — corridor composition shifts (new Skye Canyon phases, Centennial Hills luxury pockets) would masquerade as price movement. Boundaries per Clark County GIS.

WHY PROVIDENCE

Why Does Providence Stand Apart From Its Peers?

From the trail grid to the price point, Providence occupies a clear niche in the northwest valley. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Census figures, Las Vegas REALTORS data, and the community’s own plan records — so you can check every claim.

1. 1

   True master planning at an attainable price

   A 1,200-acre Focus Property Group plan — 4,000+ homes organized around parks, trails, and a programmed community center — at $350K–$600K, typically 10–20% below comparable Summerlin homes.

   Community plan record / NREG analysis
2. 2

   The connected trail grid

   Miles of walking and biking paths deliberately link every neighborhood to parks, schools, and the commercial corridor — connectivity most piecemeal subdivisions never get.

   Focus Property Group plan records
3. 3

   Low carrying costs

   HOA dues of $50–$150 a month plus Nevada’s 3% primary-residence property-tax cap under NRS 361.471 keep long-run ownership costs predictable.

   Nevada Revised Statutes 361.471
4. 4

   The northwest outdoor map

   Floyd Lamb Park’s 680 acres ten minutes away, Tule Springs Fossil Beds National Monument nearby, and the Spring Mountains up the Kyle Canyon corridor.

   National Park Service / City of Las Vegas
5. 5

   Steady, liquid demand

   Roughly 85–90 closings a month across the surrounding ZIP codes (89166/89131) and a 28-day median market time — a market deep enough to enter and exit cleanly.

   Las Vegas REALTORS / GLVAR, June 2026

WHY BUY IN PROVIDENCE

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

Providence’s case rests on connected value: master-planned parks and trails at 10–20% below comparable Summerlin pricing, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and HOA dues from just $50 monthly. Ten sourced reasons follow.

1. 1

   Master-plan living from the $350Ks

   Entry pricing for organized, trail-linked community living that piecemeal subdivisions cannot match.

   Community plan record

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most relocating California households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute.

   NRS 361.471

4. 4

   The Summerlin discount

   Comparable master-planned homes typically run 10–20% more in Summerlin — Providence buys the planning without the premium.

   Community plan record / NREG analysis

5. 5

   Connected trail grid

   Miles of paths link every neighborhood to parks, sports courts, schools, and the commercial corridor.

   Focus Property Group plan records

6. 6

   Low HOA dues

   $50–$150 monthly funds parks, trails, and year-round community programming.

   Community plan record

7. 7

   Solid zoned K-8 ladder

   Petersen Elementary and Escobedo Middle both score 7/10, with 9/10 Doral Academy as the charter upgrade path.

   GreatSchools

8. 8

   The northwest outdoor map

   Floyd Lamb Park, Tule Springs Fossil Beds National Monument, and the Spring Mountains all within easy reach.

   National Park Service / City of Las Vegas

9. 9

   US-95 commute spine

   About 25 minutes to downtown and 25–30 to the Strip’s employment core, with CC-215 linking the valley.

   City of Las Vegas / regional roadway network

10. 10

    Steady resale liquidity

    A 28-day median market time and ~86 monthly ZIP-area closings — easy to enter, easy to exit.

    Las Vegas REALTORS / GLVAR

THIS WEEKEND'S OPEN HOUSES

Can You Tour Providence Homes This Weekend?

Most weekends bring a handful of open houses across Providence’s six sections — family sellers favor Saturday and Sunday mid-day windows, and well-priced homes near the amenity core draw real traffic. Set up instant alerts to be notified the moment a Providence home schedules an open house, or browse every active listing and let us arrange private showings.

RELOCATION TIMELINE

How to relocate to Providence in 8 steps

From first research to keys-in-hand, here’s the 8-12 week timeline most Providence 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 section and set a budget

   Decide which Providence you’re buying: $350K Providence South entries, $425K+ Providence North newer phases, $450K+ Park View premium lots, or trail-fronting streets in between. Carrying costs stay similar plan-wide.

2. 02

   Get pre-approved

   The $350K–$600K band sits inside conforming limits, so conventional, FHA, and VA all work here. Have your lender model PMI against the plan’s modest $50–$150 HOA dues.

3. 03

   Hire a Providence specialist

   ZIP-area comps mislead here — 89166/89131 blend in Skye Canyon and Centennial Hills inventory. Work with an agent who comps true Providence sales by section.

4. 04

   Tour in person or virtually

   Walk the amenity core on a Saturday morning and the commercial corridor at rush hour — the plan’s rhythm differs by section. Virtual tours work well for out-of-state families.

5. 05

   Write and negotiate the offer

   Well-priced homes near the park move inside two weekends; dated resales sit longer and negotiate. Your agent’s section-level read sets the right opening number.

6. 06

   Inspection, HOA docs & appraisal

   Order the resale package early: master dues, any sub-association, reserves, transfer fees, and — critical in newer northwest plans — any special-improvement district (SID) balance.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding, with FHA/VA appraisal scheduling the most common timeline variable.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), then handle the DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Providence Economy?

Providence runs on the northwest valley’s services-and-commuter economy: healthcare, education, retail, and city services close to home, with US-95 carrying commuters to downtown and the Strip’s employment core. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and the community-area median income runs above the citywide figure.

Top Providence-Area Employers

• Centennial Hills medical corridorHospital, clinics, and medical offices serving the northwest valley
• Clark County School District (northwest campuses)Petersen ES, Escobedo MS, Shadow Ridge HS, and area schools
• Centennial Center & Ann Road retail corridorGroceries, big-box retail, dining, and services employment
• City of Las VegasMunicipal services, parks, and public safety for the northwest area
• Strip & downtown resort employersThe metro’s hospitality core, ~25–30 minutes south via US-95
• Home-based & remote workforceA growing share of the plan’s young professional households

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

COMMUNITY COMPARISON

How Does Providence Compare to Las Vegas, Summerlin & Skye Canyon?

If you’re weighing Providence against the valley’s other family addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Providence wins on master-plan value, Summerlin on school depth, Skye Canyon on new construction — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Providence population and income are community-area record estimates — the Census does not tabulate the plan separately. ZIP-area market figures are broader than each plan. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Providence?

US-95 carries nearly everything in and out of the northwest valley, with the CC-215 Beltway linking Providence west toward Summerlin and the rest of the rim. Most households drive — the plan is suburban by design — with mean Las Vegas commutes near 26 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.

Drive Times from Providence

• 10-15 minCentennial Center / Ann Road retailLocal arterials
• 10 minSkye CanyonUS-95 north
• 10 minFloyd Lamb Park at Tule SpringsLocal arterials north
• 20-25 minDowntown SummerlinCC-215 south
• ~25 minDowntown Las VegasUS-95 south
• 25-30 minLas Vegas StripUS-95 south → I-15
• 30-35 minHarry Reid Intl AirportUS-95 → I-15 south
• 40-55 minMount Charleston / Lee CanyonUS-95 north → Kyle Canyon

Transportation Options

• Driving

  The default. US-95 is the corridor’s spine and the CC-215 Beltway its cross-link — Providence’s arterial access keeps on-ramps within a few minutes of every section.

• RTC Transit

  Coverage reaches the Centennial Hills corridor with park-and-ride options toward downtown, but service is commuter-oriented — residents should not plan a car-free life here.

• Cycling & Trails

  The community trail grid handles in-plan trips to parks and schools; recreational riders connect toward Floyd Lamb Park and the valley’s northwest trail network.

• Rideshare

  Reliable with suburban pickup windows; airport runs cost roughly $45–$65 depending on time of day.

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 Providence?

Most Providence buyers put down 5% to 20%. Conventional loans start at 3% for qualified buyers, FHA allows 3.5%, and VA loans allow 0% for eligible veterans — and the plan’s $350K–$600K band sits comfortably inside standard conforming limits, so jumbo financing is rarely needed. On a $450,000 mid-band Providence home, plan roughly $13,500 (3%) to $90,000 (20%); on the $576,995 ZIP-area median, $17,300 to $115,400.

PEOPLE ALSO ASK

What Else Do People Ask About Providence?

These are the eight queries Providence buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: plan facts from the community record, prices from Las Vegas REALTORS, demographics from the U.S. Census, and recreation data from the City of Las Vegas.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across the valley’s master plans — including Providence’s six sections and the northwest corridor — and that depth is why the team ranks #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Providence?

Compare Providence with neighboring northwest master plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading the trail grid for a different lifestyle actually buys you more home for the money.

A–Z INDEX

Which Providence Sections Can You Explore A–Z?

Six plan sections organize the 1,200 acres. Dedicated section pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA structures, and school zoning for any of them on request.

Sources & Methodology

Where Does This Providence 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: market stats cover ZIP codes 89166 and 89131 — corridors broader than the Providence plan itself — and we label them as such throughout. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP codes 89166/89131. lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Providence is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — City services, parks, planning records, and LVMPD coverage for the northwest area. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, parcel data, special-assessment records. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
8. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
9. National Park Service — Tule Springs Fossil Beds National Monument access and visitor data. nps.gov/tusk
10. 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