Aerial view of palm-lined Las Vegas Valley homes and pools, with red-rock cliffs and the Strip skyline in the distance
Spring Valley · West Las Vegas Valley

Section 10 Homes For Sale

· 27 min read · By Chris Nevada

Nevada's #1 team for Section 10 real estate. Search custom homes on half-acre-plus lots in Section 10 — an RS20, rural-preservation neighborhood in unincorporated Spring Valley between Sahara and Desert Inn, ZIP 89117.

Browse Homes

Where Can I Find Section 10 Homes for Sale?

Section 10 sits in ZIP 89117 in the west Las Vegas Valley; the ZIP as a whole carried 346 active listings at a $524,975 median list price in October 2026. Large-lot custom homes in Section 10 trade infrequently per NREG’s MLS analysis MLS data. The listings below are ZIP 89117 homes that the MLS files on the "Section 10" plat or whose remarks mention Section 10 — check each home’s location, since a remark is not a boundary. They refresh daily, and every active listing is searchable in our live MLS portal.

Homes for sale in ZIP 89117 near Section 10

View 24 home listings

Homes for rent in ZIP 89117 near Section 10

View 24 rental listings
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 30, 2026, 11:21 PM Pacific; availability and prices may change.

  • SECTION 10 MEDIAN SALE, 12 MO TO AUG 2026

    $995K

    NREG analysis of Las Vegas REALTORS MLS data (9 closings)

  • RS20 MINIMUM LOT

    20,000 sf

    Clark County Title 30

  • ZIP CODE

    89117

    Clark County GIS

  • MEDIAN DAYS ON MARKET (ZIP 89117)

    25

    NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026

Chris Nevada, Founder of Nevada Real Estate Group

Written by

Chris Nevada

Founder, Nevada Real Estate Group · Nevada License S.181401

16+ years in Nevada real estate

Page updated October 26, 2026

Property research

Verify for your address

Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.

Last updated

October 26, 2026

Individual data periods may differ from the page update date.

KEY TAKEAWAYS

What Should You Know About Section 10 at a Glance?

Section 10 is a large-lot custom-home neighborhood in unincorporated Spring Valley, ZIP 89117, between Sahara and Desert Inn. Its "Section 10" plat recorded 9 closings at a $995,000 median in the 12 months to August 2026 per NREG’s MLS analysis; zoning is RS20 inside a Rural Neighborhood Preservation overlay per Clark County Title 30 and County GIS. The takeaways below cover location, lots, prices and checks.

  • Where: roughly West Sahara Avenue to West Desert Inn Road, from South Rainbow Boulevard west toward South Buffalo Drive, in unincorporated Spring Valley (Clark County GIS).
  • Lots: RS20 zoning sets a 20,000-square-foot minimum lot; current listing remarks describe about 0.45 acre to just over an acre.
  • Prices: 9 active plat listings from $875,000 to $4,500,000 on September 29, 2026; homes built 1977–1999 per the MLS.
  • HOA: several current listings advertise no HOA in their remarks — confirm recorded covenants parcel by parcel.
  • Checks: jurisdiction and zoning with Clark County, title restrictions, permit history on additions, and sparse comparable sales.

Last updated October 2026 · Sources: NREG’s MLS analysis, Clark County Title 30, U.S. Census

PRICE DISTRIBUTION

How Many Section 10 Area Homes Sell in Each Price Range?

Section 10 sits in ZIP 89117, in unincorporated Spring Valley, per NREG’s MLS analysis MLS data and Clark County GIS. The 9 homes on the "Section 10" plat were listed at $875,000 to $4,500,000 on September 29, 2026. The bands below count active ZIP 89117 listings that the MLS places in Section 10 — by plat name or listing remarks — in each price range, so they include some homes outside the RS20 area.

Under $500K

2

active listings

Browse Under $500K →

$500K–$800K

1

active listings

Browse $500K–$800K →

$800K–$1.2M

12

active listings

Browse $800K–$1.2M →

$1.2M–$2M

14

active listings

Browse $1.2M–$2M →

$2M–$3M

3

active listings

Browse $2M–$3M →

$3M+

3

active listings

Browse $3M+ →

Counts are active Section 10 listings in each band · October 2026 · Updated daily · Links open the live Las Vegas MLS search pre-filtered by price.

Browse Section 10 Listings

How Can You Find a Section 10 Home by Price?

Section 10 listings are custom single-family homes on large lots in ZIP 89117 — each link opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data.

Which Communities Near Section 10 Should You Compare?

Nearby communities with their own guides. Drive times are free-flow ranges from our road model on OpenStreetMap data (October 26, 2026; no traffic); active counts are from the MLS snapshot of September 29, 2026. Open each guide for current listings.

ZIP 89117 · 3–5 min

Canyon Gate

Guide + live listingsView homes →ZIP 89117 · 5–8 min

The Lakes

Guide + live listingsView homes →ZIP 89113 · 5–8 min

Spanish Trail

Guide + live listingsView homes →Unincorporated town

Spring Valley

Guide + live listingsView homes →

Explore all Las Vegas communities →

All Section 10 Homes

By Price Range

346 active listings across ZIP 89117 as of October 30, 2026 · MLS data

STAY AHEAD OF THE MARKET

How Can You Get New Section 10 Listings First?

Custom alerts by price, beds and lot size — no spam, unsubscribe anytime. The "Section 10" plat recorded 9 closings in the 12 months to August 2026, so a new listing is worth seeing the day it hits the MLS.

  • 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

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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 Section 10, Las Vegas?

The Answer

Section 10 is a neighborhood of custom homes on half-acre-plus lots in the middle of the west valley — zoned RS20, a district Clark County created for low-density single-family homes and agricultural uses, and covered by a Rural Neighborhood Preservation overlay. It is unincorporated, so Clark County handles zoning and services, while mailing addresses read Las Vegas, NV 89117.

What is Section 10 known for?

Large lots and custom homes. Clark County’s RS20 zoning sets a 20,000-square-foot minimum lot, and the Rural Neighborhood Preservation overlay exists to protect low-density, large-lot, ranch-style living (Title 30). Several current listings advertise no HOA.

What are the homes like?

Custom single-family homes built between 1977 and 1999 per the MLS, from 2,822 to 7,419 square feet with three to six bedrooms among the 9 plat listings on September 29, 2026. Listing remarks mention RV parking, pools, casitas and gated driveways on individual lots.

What is nearby?

By our free-flow road model, without traffic: Canyon Gate’s gate 3 to 5 minutes, The Lakes 5 to 8, Boca Park 6 to 9, Downtown Summerlin 8 to 14 and the Strip at Bellagio 10 to 16.

Location

Where Is Section 10

Section 10 sits in the west Las Vegas Valley in ZIP 89117, roughly between West Sahara Avenue and West Desert Inn Road from South Rainbow Boulevard west toward South Buffalo Drive — in unincorporated Spring Valley, east of the Summerlin master plan, per Clark County GIS.

Boca Park
6–9
Min
Downtown Summerlin
8–14
Min
Strip (Bellagio)
10–16
Min
Downtown Las Vegas
12–18
Min
Airport
14–21
Min

Section 10

At a Glance
$995,000
Plat median sale (12 mo to Aug 2026)
$875,000–$4,500,000
Plat listings (Sept 29, 2026)
20,000 sq ft
RS20 minimum lot
25
Days on Market (ZIP 89117)

Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026.

Jurisdiction
Unincorporated Clark County (Spring Valley)
Zoning
RS20 + Rural Neighborhood Preservation
Minimum lot (RS20)
20,000 sq ft (Title 30)
HOA
None advertised on several listings — verify
Homes
Custom single-family, built 1977–1999 (MLS)
ZIP Code
89117
Mailing city
Las Vegas
Distance to Strip
10–16 min, no traffic

Quick Answer

What kind of homes are in Section 10?

Custom single-family homes on large lots. The 9 homes listed on the "Section 10" plat on September 29, 2026 were built between 1977 and 1999, per the MLS, and asked $875,000 to $4,500,000. Most of Section 10 is zoned RS20, a 20,000-square-foot minimum-lot district.

Source: Clark County Title 30

Census Housing Data / Section 10

What Does the Census Show About Housing in Section 10?

According to the U.S. Census Bureau, the tiles below compare housing and population figures for Section 10 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.

Population (Spring Valley CDP)
219,187
vs Clark Co 2,329,548
Home Value (Spring Valley CDP)
$433,800
vs Clark Co $431,000
Owner-Occupied (Spring Valley CDP)
50.5%
vs Clark Co 57.8%

Source: U.S. Census Bureau ACS 2020–2024 5-year estimates, Spring Valley CDP and Clark County (Section 10 is not separately tabulated) · Updated

POPULATION & GROWTH

How Fast Is the Section 10 Area Growing?

Section 10 itself is built out on large lots. The Spring Valley Census-designated place around it grew from 178,395 residents in 2010 to 215,597 in 2020, per the decennial Census.

219,187Spring Valley CDP residents (ACS 2020–2024)
+20.9%Spring Valley CDP growth, 2010–2020 (Census)
20,000 sfRS20 minimum lot in Section 10 (Title 30)

Spring Valley CDP population, 2010 and 2020 Census and ACS 2020–2024

Growth figures describe Spring Valley as a whole, not Section 10’s large lots. For Section 10’s own market, use the MLS figures on this page: 9 plat closings at a $995,000 median in the 12 months to August 2026.

2010
178,395
2020
215,597
2020–2024 ACS
219,187

Sources: U.S. Census Bureau QuickFacts and ACS comparison guidance. Spring Valley CDP: 2010 and 2020 are decennial Census counts; 2020–2024 is the ACS 5-year estimate, retrieved September 30, 2026. CDP boundaries can change between censuses.

The long view: the median sold price in ZIP 89117 rose 56% between 2015 ($260,000) and 2021 ($405,000), across 6,672 recorded closings — Las Vegas REALTORS MLS records via Repliers.

25
MEDIAN DAYS ON MARKET (ZIP 89117) · OCT 30, 2026
9
SECTION 10 PLAT CLOSINGS, 12 MO
20,000 sf
RS20 MINIMUM LOT
< 1 hr
OUR RESPONSE TIME

LARGE-LOT INVENTORY

Get matched with a
Section 10 specialist.

Market Competitiveness

How competitive is the Section 10 market right now?

Section 10 is a low-turnover custom-home market: the "Section 10" plat recorded 9 closings in the 12 months to August 2026. Across ZIP 89117, homes that sold in the past 90 days took a median 25 days from list to accepted offer, with 346 active listings, per NREG’s analysis of Las Vegas REALTORS MLS data.

  • 10Section 10 closings, 12 months to Aug 2026 (MLS plats "Section 10" and "The Section 10")
  • $995,000"Section 10" plat median sale, 12 months to Aug 2026
  • 9Homes for sale on the "Section 10" plat (Sept 29, 2026)
  • 346Active listings (ZIP 89117, October 30, 2026)

Source: NREG analysis of Las Vegas REALTORS MLS data, September 2026. Large-lot custom homes trade in small numbers — treat any metric as indicative. The 45 score is NREG’s judgment, not an MLS statistic.

Before You Buy

What Should You Compare Before Buying in Section 10?

Compare individual parcels by lot size, zoning, recorded restrictions and total ownership costs. The points below come from Clark County records and MLS listings.

Which Section 10 Features Matter for Your Search?

Large-Lot Buyers

  • RS20: 20,000 sq ft minimum lot (Title 30)
  • Listing remarks describe ~0.45 acre to just over an acre
  • Confirm recorded lot size with the Clark County Assessor
  • Check setbacks before planning additions
Best for Large-Lot Buyers →

Animal Owners

  • RS20 allows large livestock with a home on the lot
  • One animal per 7,500 sq ft of lot area (Title 30)
  • Rural Neighborhood Preservation overlay (Clark County GIS)
  • Confirm covenants and animal rules with title and the County
Best for Animal Owners →

Relocating Buyers

  • Nevada has no individual income tax (Nevada Department of Taxation)
  • Unincorporated Clark County: County zoning and services
  • Nevada DMV: license within 30 days of residency
  • Ask a tax adviser about income from your previous state
Best for Relocating Buyers →

Best Fit For

  • Large lots — RS20 zoning sets a 20,000-square-foot minimum; current remarks describe about 0.45 acre to just over an acre.
  • Custom homes — the 9 plat listings of September 29, 2026 were built between 1977 and 1999, per the MLS.
  • Central west-valley location — 10 to 16 minutes to the Strip and 8 to 14 to Downtown Summerlin (free-flow road model, no traffic).
  • Room for animals — within Title 30 limits for RS20 and any recorded restrictions on the parcel.

Ready to explore homes in Section 10? Our team can pull large-lot comparables, zoning and title details for any parcel.

Start Your Home Search

Pros

  • RS20 lots of at least 20,000 square feet in a Rural Neighborhood Preservation overlay (Clark County)
  • Several current listings advertise no HOA
  • 10 to 16 minutes to the Strip at Bellagio and 8 to 14 to Downtown Summerlin (free-flow road model, no traffic)
  • Title 30 allows large livestock in RS20 with a home on the lot
  • Nevada has no individual income tax; a primary residence’s tax bill can rise no more than 3% a year once the owner claims the cap (NRS 361.4723)

Honest Considerations

  • Few comparable sales: 9 plat closings in the 12 months to August 2026
  • Homes built 1977–1999 — budget for roofs, plumbing and permit checks on additions
  • No HOA also means no shared amenities or architectural standards
  • Most parcels are in unincorporated Clark County, not the City of Las Vegas — confirm which rules apply
  • 14 to 21 minutes to Harry Reid International Airport (free-flow road model, no traffic)

Listing Comparison

How Do Section 10 Listings Compare by Size?

Section 10 has no formal sub-neighborhoods. The table splits the 9 homes on the "Section 10" plat listed on September 29, 2026 by living area, from NREG’s MLS analysis. With 4 or 5 homes per group, treat these as descriptions of what is listed, not market medians.

Section 10 plat listings by living area · September 29, 2026 · asking prices
SubmarketMedian Price$ / Sq FtDays on MarketActive ListingsBest For
Under 5,000 sq ft$1,250,000$319n/a5Smaller custom homes
5,000 sq ft and over$1,522,500$244n/a4Largest homes

Source: NREG’s MLS analysis of active Las Vegas REALTORS MLS listings on the "Section 10" plat, September 29, 2026. Price per square foot divides the asking price by the MLS square-footage field. Days on market are not published for groups this small.

Listing Groups

What's Listed in Section 10 Right Now?

Submarket 1

Under 5,000 sq ft

Five plat listings of 2,822 to 4,805 square feet on September 29, 2026, asking $875,000 to $1,850,000, built 1977 to 1987 per the MLS. Their remarks describe lots of about 0.45 to 0.5 acre.

Browse Under 5,000 sq ft homes →
$1.25MMedian Price
n/aDays on Market
5Active Listings
$319Price / Sq Ft

Submarket 2

5,000 sq ft and over

Four plat listings of 5,675 to 7,419 square feet on September 29, 2026, asking $1,300,000 to $4,500,000, built 1977 to 1999 per the MLS. The $4,500,000 home, on just over an acre north of Sahara Avenue, is filed under the Section 10 name but sits in Section 4 of the survey grid, inside the City of Las Vegas, per Clark County GIS.

Browse 5,000 sq ft and over homes →
$1.52MMedian Price
n/aDays on Market
4Active Listings
$244Price / Sq Ft

Submarket 3

Rural Neighborhood Preservation

Clark County’s Rural Neighborhood Preservation overlay covers Section 10’s RS20 parcels, per County GIS. Title 30 says it protects “low-density, large lot, ranch-style living.”

Browse Rural Neighborhood Preservation homes →
20,000 sfRS20 Minimum Lot
1 per 7,500 sfLarge Livestock (RS20)
35 ftRS20 Max Structure Height
50%RS20 Max Lot Coverage
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE

STILL DECIDING?

Comparing Section 10
homes and lots?

BY ZIP CODE

What Does the Section 10 Market Look Like Across ZIP 89117?

Section 10 sits within ZIP 89117, but that ZIP spans a wide range of west-valley properties beyond Section 10's large lots. The table below presents the ZIP as a single area, with Section 10's own MLS figures in the note beneath it, per NREG’s analysis of Las Vegas REALTORS MLS data.

ZIP 89117 area · as of late September 2026 · Section 10's own listings sit in the upper ZIP tier
ZIPPrimary AreaMedian Price$ / Sq FtDays on MarketActiveYoY
89117West Las Vegas Valley — Section 10 and surrounding neighborhoods$525,000n/a*25333n/a*

Source: NREG’s MLS analysis MLS data as of late September 2026 (median list price, median days on market for homes sold in the past 90 days, active listings); 674 ZIP 89117 closings at a $512,500 median in the 12 months to August 2026. Section 10 itself (MLS plat "Section 10"): 9 active listings from $875,000 to $4,500,000, and 10 closings in the same 12 months — 9 at a $995,000 median plus 1 on "The Section 10" at $1,250,000. The listings grid also includes ZIP 89117 homes whose listing remarks place them in Section 10. *Price per square foot and year-over-year change are omitted at ZIP level. Boundaries per Clark County GIS.

New Construction

Is There New Construction In or Near Section 10?

No production builder is selling in Section 10; the 9 plat listings of September 29, 2026 were built between 1977 and 1999, per the MLS. New homes here come from rebuilding on an existing lot under RS20 standards and Clark County permits. Builder communities elsewhere in the valley are in our new-construction guide.

Custom construction

Rebuild on an existing lot

Confirm RS20 setbacks, height and permit requirements with Clark County before you buy a lot to rebuild

CommunitiesSection 10 (RS20 parcels)
Price RangeVaries by project

New construction valley-wide

Builder communities

Current builder communities and pricing across the Las Vegas Valley

CommunitiesSee the new-construction guide
Price RangeVaries by community

Outdoor Recreation

What Outdoor Amenities Are Near Section 10?

Section 10’s outdoor space is mostly private — large lots with room for pools, courts and, within zoning limits, animals. Clark County runs the public parks in unincorporated Spring Valley. Drive times below are free-flow ranges from our road model on OpenStreetMap data, from the plat centroid, October 26, 2026; no traffic.

ON-SITE

Private large lots

20,000 sq ft minimum (RS20)Pools · Courts · RV parking · Animals (within limits)Owners

Title 30 allows large livestock in RS20 with a home on the lot, at one animal per 7,500 square feet of lot area. Listing remarks mention pools, RV parking and casitas on individual lots.

8–14 MIN

Downtown Summerlin

Open-air shopping districtShopping · Dining · EventsFree

Summerlin’s outdoor shopping and dining district, about 5.6 miles via Buffalo Drive and Sahara Avenue (road model).

16–25 MIN

Red Rock Canyon NCA

Federal conservation areaScenic Loop · Hiking · ClimbingBLM fee

The Bureau of Land Management conservation area west of the valley; its visitor center is about 11.6 miles via Sahara Avenue, Desert Foothills Drive and SR 159 by our road model.

The Section 10 Lifestyle

What Does Day-to-Day Life in Section 10 Look Like?

Large private lots in the middle of the west valley: Canyon Gate and The Lakes a few minutes away, Downtown Summerlin 8 to 14 minutes and the Strip 10 to 16 without traffic (road model), with Clark County handling zoning and services.

20,000 sfRS20 Minimum Lot
1977–1999Years Built (MLS, Plat Listings)
9Plat Closings, 12 Mo to Aug 2026
10–16 minTo the Strip, No Traffic

THIS WEEKEND'S OPEN HOUSES

Can You Tour Section 10 Homes This Weekend?

Open houses in Section 10 are infrequent — the "Section 10" plat recorded 9 closings in the 12 months to August 2026. Set up instant alerts, browse Section 10 listings, or call (702) 637-1759 and our team will arrange private showings.

Set up Section 10 listing alerts →Browse Section 10 homes
Planning a move

What Should I Verify Before Moving to Section 10?

Budget around the specific home, not a community average. Before you compare the cost of a move to Section 10, get these in writing:

  • The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
  • 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).
  • Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.

The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.

Open the relocation guide

ECONOMY & JOBS

Where Do Section 10 Owners Commute?

Section 10 is residential; the jobs its owners commute to sit elsewhere in the valley. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro’s unemployment rate was 5.4% in July 2026. Drive times below are free-flow ranges from our road model on OpenStreetMap data, October 26, 2026; no traffic.

5.4%Las Vegas MSA unemployment rate, July 2026BLS Local Area Unemployment Statistics
10–16 minTo the Strip at BellagioNREG free-flow road model on OpenStreetMap data, no traffic, October 26, 2026
9–14 minTo the Las Vegas Convention CenterNREG free-flow road model on OpenStreetMap data, no traffic, October 26, 2026
9–15 minTo University Medical CenterNREG free-flow road model on OpenStreetMap data, no traffic, October 26, 2026

Major Employment Centers Near Section 10

  • Las Vegas Strip resorts10 to 16 minutes to Bellagio via Spring Mountain Road, no traffic
  • Las Vegas Convention Center9 to 14 minutes via Desert Inn Road, no traffic
  • University Medical Center and the Las Vegas Medical District9 to 15 minutes via Sahara Avenue, Decatur Boulevard and Charleston Boulevard, no traffic
  • Downtown Las Vegas12 to 18 minutes via Rainbow Boulevard and US-95, no traffic
  • Downtown Summerlin8 to 14 minutes via Buffalo Drive and Sahara Avenue, no traffic

Sources: U.S. Bureau of Labor Statistics, road data © OpenStreetMap contributors (ODbL). Drive times: NREG free-flow road model from the plat centroid, October 26, 2026; no traffic. Last updated October 2026.

COMMUNITY COMPARISON

How Does Section 10 Compare to ZIP 89117 as a Whole?

Section 10’s plat against its whole ZIP, using closed sales from the same 12-month window (September 2025–August 2026) per NREG’s analysis of Las Vegas REALTORS MLS data, and zoning from Clark County Title 30.

Section 10 plat vs all of ZIP 89117 · closings Sept 2025–Aug 2026
MetricSection 10 (plat)ZIP 89117 (all homes)
Closings (12 mo)9674
Median sale price (12 mo)$995,000$512,500
ZoningRS20 + Rural Neighborhood PreservationMixed
JurisdictionUnincorporated Clark County (Spring Valley)City of Las Vegas and unincorporated Clark County

Sources: NREG’s analysis of Las Vegas REALTORS MLS data (closings by MLS plat and ZIP, September 2025–August 2026); zoning and jurisdiction from Clark County GIS, September 30, 2026. Last updated September 2026.

Cost of Ownership

What Will Section 10 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 Section 10 Payment

Home Price
$995,000
$995,000
$995,000
Down Payment
20% / $199,000
20% / $199,000
20% / $199,000
Interest Rate
7.0%
7.0%
7.0%
Term Years
30
30
30
Annual Property Tax Assumption
$6,000
$6,000
$6,000
Annual Insurance Assumption
$1,800
$1,800
$1,800
Monthly HOA Assumption
$0
$0
$0
Annual PMI Rate Assumption
0.50%
0.50%
0.50%
$5,946
Illustrative Monthly Payment
  • Principal & Interest$5,296
  • Property Tax$500
  • Insurance$150
  • HOA$0
  • PMI$0
Talk to a Lender

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.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Section 10?

Section 10 sits between Sahara Avenue and Desert Inn Road with Rainbow Boulevard on its east side: the Strip is 10 to 16 minutes via Spring Mountain Road and downtown Las Vegas 12 to 18 via Rainbow Boulevard and US-95. Drive times below are free-flow ranges from our road model on OpenStreetMap data, from the plat centroid, October 26, 2026 (posted limits, then a slower run with signal delays); rush-hour traffic adds time. Commute-time context for the area is in the U.S. Census QuickFacts for Spring Valley.

Drive Times from Section 10

  • 3–5 minCanyon GateS Buffalo Dr → W Sahara Ave → Canyon Gate Dr
  • 6–9 minBoca ParkS Buffalo Dr → W Sahara Ave → S Durango Dr → W Charleston Blvd
  • 8–14 minDowntown SummerlinS Buffalo Dr → W Sahara Ave
  • 10–16 minLas Vegas Strip (Bellagio)W Desert Inn Rd → Spring Mountain Rd → Flamingo Rd
  • 9–15 minUniversity Medical CenterW Sahara Ave → S Decatur Blvd → W Charleston Blvd
  • 12–18 minDowntown Las VegasS Rainbow Blvd → US-95
  • 16–25 minRed Rock Canyon Visitor CenterW Sahara Ave → Desert Foothills Dr → SR 159
  • 14–21 minHarry Reid Intl AirportSpring Mountain Rd → I-15 → Tropicana Ave

Transportation Options

  • Driving

    The primary mode. Sahara Avenue, Desert Inn Road, Rainbow Boulevard and Buffalo Drive frame the neighborhood; Rainbow connects north to US-95.

  • RTC Transit

    Regional Transportation Commission of Southern Nevada routes run on the surrounding arterials; check the RTC trip planner for the stop nearest the address.

  • Cycling

    Interior streets are low-traffic residential roads; the surrounding arterials carry heavy traffic, so plan routes accordingly.

  • Rideshare

    Available throughout the area.

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 Section 10?

Most purchases close in 30 to 45 days through a Nevada escrow company; cash purchases can close faster. Allow extra time for an appraisal when comparable large-lot sales are scarce, and for any zoning or permit questions on additions.

Quick Answer

What down payment do you need to buy in Section 10?

On the plat’s $995,000 median sale price (12 months to August 2026), 20% down is $199,000 and leaves a $796,000 loan — under the FHFA’s 2026 baseline conforming limit of $832,750. At 20% down, prices above roughly $1,040,000 need a jumbo loan.

Section 10 FAQ — 17 Answers

What Do Section 10 Buyers Most Frequently Ask?

Most Asked

What is the median list price in ZIP 89117, where Section 10 is located?

ZIP 89117 carries a $524,975 median list price per NREG’s analysis of Las Vegas REALTORS MLS data. Section 10’s own homes sit well above it: the 9 active listings on the MLS "Section 10" plat on September 29, 2026 were asked at $875,000 to $4,500,000, and the plat recorded 9 closings at a $995,000 median in the 12 months to August 2026.

What is Section 10 in Las Vegas?

Section 10 is a large-lot neighborhood of custom homes in the west Las Vegas Valley, roughly between West Sahara Avenue and West Desert Inn Road from South Rainbow Boulevard west toward South Buffalo Drive, in ZIP 89117. Clark County GIS places it in unincorporated Clark County (Spring Valley), zoned RS20 inside a Rural Neighborhood Preservation overlay. Addresses carry a Las Vegas mailing city.

Is Section 10 in the City of Las Vegas?

Mostly not. Clark County GIS puts 8 of the 9 homes listed on the "Section 10" plat on September 29, 2026 outside any city, in the unincorporated Spring Valley area; Clark County, not the City of Las Vegas, handles zoning and services there. The ninth, a home the MLS files under the Section 10 name north of Sahara Avenue, sits in Section 4 of the survey grid, inside the City of Las Vegas. Check any parcel’s jurisdiction on the Clark County Assessor’s site.

How big are Section 10 lots?

Clark County’s RS20 district, which covers most of Section 10, sets a 20,000-square-foot minimum lot (about 0.46 acre), per Title 30. Current listing remarks describe lots of about 0.45 acre to just over an acre. Confirm the recorded lot size for any parcel with the Clark County Assessor.

Can you keep horses in Section 10?

The zoning allows it within limits. Clark County Title 30 permits large livestock in the RS20 district when kept with a home on the lot, at one animal per 7,500 square feet of lot area, and the Rural Neighborhood Preservation overlay exists to protect large-lot, ranch-style living. Deed restrictions or other covenants can still apply, so confirm the specific parcel with Clark County and your title officer.

Does Section 10 have an HOA?

Several current Section 10 listings advertise "no HOA" in their MLS remarks, but that is a parcel-by-parcel fact, not a rule for the area. Ask the title officer for any recorded CC&Rs, easements or deed restrictions on the specific lot early in escrow.

Is Section 10 part of Summerlin?

No. Section 10 is in unincorporated Spring Valley, east of the Summerlin master plan. Downtown Summerlin is 8 to 14 minutes away via Buffalo Drive and Sahara Avenue (5.6 miles), by our free-flow road model without traffic.

How old are homes in Section 10?

The 9 homes on the "Section 10" plat listed on September 29, 2026 carry MLS years built from 1977 to 1999, with 2,822 to 7,419 square feet. Many have been remodeled, so ask for permit history on additions and major renovations.

What schools serve Section 10?

Section 10 is in the Clark County School District. Look up the assigned schools for the exact address and enrollment year with the district’s zoning search, and review each school’s published data on the Nevada Report Card. Charter, magnet and private schools have their own enrollment rules; living nearby does not guarantee admission.

What property taxes will I pay in Section 10?

Nevada taxes property on taxable value, not the purchase price: assessed value is 35% of taxable value (NRS 361.225), and a primary residence’s bill can rise no more than 3% a year under NRS 361.4723 once the owner claims the cap — up to 8% otherwise (NRS 361.4722). A sale does not reset the cap for the buyer; the new owner must file the claim. Pull the parcel’s current bill from the Clark County Treasurer.

How quickly do Section 10 homes sell?

There are too few Section 10 sales for a reliable days-on-market median: the "Section 10" plat recorded 9 closings in the 12 months to August 2026. Across ZIP 89117, homes that sold in the past 90 days took a median 25 days from list to accepted offer.

Is there new construction in Section 10?

No production builder is selling in Section 10; the homes listed on September 29, 2026 were built between 1977 and 1999, per the MLS. New homes here come from rebuilding on an existing lot, subject to RS20 standards and Clark County permits.

How far is Section 10 from the Strip and the airport?

By our free-flow road model, without traffic: 10 to 16 minutes to the Strip at Bellagio via Spring Mountain Road (6.6 miles), 12 to 18 minutes to downtown Las Vegas and 14 to 21 minutes to Harry Reid International Airport (9.6 miles). Allow more time at peak hours.

What should I know before buying in Section 10?

Four items move real money here. Confirm the parcel’s jurisdiction, zoning and any animal-keeping plans with Clark County; order a title search for recorded restrictions; inspect a 1977–1999 home’s roof, plumbing and any unpermitted additions; and expect few comparable sales — 9 closings on the plat in the 12 months to August 2026 — so valuation takes judgment. Call (702) 637-1759 and we will pull the right comparables.

What down payment do you need to buy in Section 10?

It depends on the loan. On the plat’s $995,000 median sale price (12 months to August 2026), 20% down is $199,000 and leaves a $796,000 loan — under the FHFA’s 2026 baseline conforming limit of $832,750. Above roughly $1,040,000 at 20% down, the loan becomes a jumbo loan. Appraisals can take longer when comparable large-lot sales are scarce.

Does Section 10 have HOA fees?

Several current listings advertise no HOA in their MLS remarks, but confirm it for the specific parcel: ask the title officer for any recorded CC&Rs, easements or deed restrictions early in escrow.

How long does it take to close on a home in Section 10?

Most purchases close in 30 to 45 days through a Nevada escrow company; cash purchases can close faster. Allow extra time for an appraisal when comparable large-lot sales are scarce, and for any zoning or permit questions on additions.

Updated October 2026

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PEOPLE ALSO ASK

What Else Do People Ask About Section 10?

Eight common Section 10 questions, answered from Clark County zoning and GIS records, Las Vegas REALTORS MLS data and the U.S. Census. Each figure is dated.

Why is it called Section 10?

It sits in Section 10 of Township 21 South, Range 60 East — a one-square-mile section of the public land survey, per the Clark County Assessor’s section map — roughly between Sahara Avenue and Desert Inn Road, from Rainbow Boulevard west toward Buffalo Drive.

What ZIP code is Section 10?

ZIP 89117. Mailing addresses read Las Vegas, NV 89117, although most parcels are in unincorporated Clark County (Spring Valley), per Clark County GIS.

Is Section 10 a rural preservation neighborhood?

Yes. Clark County GIS shows Section 10’s RS20 parcels inside the Rural Neighborhood Preservation overlay, which Title 30 says protects low-density, large-lot, ranch-style living (NRS 278.0177).

What is the minimum lot size in Section 10?

20,000 square feet in the RS20 district that covers most of Section 10, per Clark County Title 30.

Are there horse properties in Section 10?

The zoning allows large livestock with a home on the lot — one per 7,500 square feet of lot area in RS20, per Title 30. Confirm any recorded restrictions on the specific parcel.

Does Section 10 have HOA fees?

Several current listings advertise no HOA in their MLS remarks; confirm recorded covenants for the specific parcel with the title officer.

How far is Section 10 from Summerlin?

Downtown Summerlin is about 5.6 miles via Buffalo Drive and Sahara Avenue, or 8 to 14 minutes without traffic in our free-flow road model; Section 10 is not part of the Summerlin master plan.

What do Section 10 homes sell for?

The "Section 10" plat recorded 9 closings at a $995,000 median in the 12 months to August 2026, per NREG’s analysis of Las Vegas REALTORS MLS data. Across ZIP 89117 the median list price is $524,975.

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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.

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By submitting this form, you agree that Nevada Real Estate Group, Chris Nevada, and LPT Realty (the brokerage of record), and their agents, may contact you at the phone number and email you provide about your real estate inquiry — including by automated or auto-dialed telephone calls, prerecorded or artificial-voice messages, and text messages (SMS/MMS) — even if your number is on a state or federal Do-Not-Call list, and that your phone number is your account sign-in. Message and data rates may apply; reply STOP to opt out of texts. Consent is not a condition of any purchase or service, and you may ask us to stop contacting you at any time. See our Terms of Use and Privacy Policy.

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NEARBY COMMUNITIES

Which Communities Are Within 15 Minutes of Section 10?

Nearby communities with their own guides. Drive times are free-flow ranges from our road model on OpenStreetMap data (October 26, 2026; no traffic), to Canyon Gate’s and Spanish Trail’s gates and The Lakes’ OSM centre; active counts are from the MLS snapshot of September 29, 2026.

3–5 MIN

Canyon Gate

16 active (Sept 29, 2026)

3–5 min to the gate

View Canyon Gate →

5–8 MIN

The Lakes

47 active (Sept 29, 2026)

5–8 min from Section 10

View The Lakes →

5–8 MIN

Spanish Trail

58 active (Sept 29, 2026)

5–8 min to the main gate

View Spanish Trail →

SURROUNDS

Spring Valley

Unincorporated town guide

Section 10 sits inside Spring Valley

View Spring Valley →

More Las Vegas communities

Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.

A–Z INDEX

Which Communities Near Section 10 Can You Explore A–Z?

Communities near Section 10 in the west Las Vegas Valley. Entries with a guide link to it; our team can pull current listings and parcel records for any address on request.

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KEEP LEARNING

What Else Should You Read About Section 10?

These guides extend the research most Section 10 buyers do next — the surrounding Spring Valley area, the citywide Las Vegas market and the valley’s community guides.

AREA GUIDE

Spring Valley Buyer’s Guide

The unincorporated west-valley town that contains Section 10.

Read →

MARKET GUIDE

Las Vegas Housing Market 2026

Valley-wide pricing, inventory and rate context.

Read →

COMMUNITY HUB

Las Vegas Community Hub

Market data and community guides across the city and valley.

Read →

COMMUNITY GUIDE

Spring Valley

Listings and market data for the surrounding town.

Read →

Sources & Methodology

Where Does This Section 10 Data Come From?

Every figure here is dated and sourced. ZIP-level statistics describe ZIP 89117, which is broader than Section 10, and are labelled that way; Section 10’s own figures count the MLS "Section 10" plat. Follow any link to verify a figure.

  1. NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — ZIP 89117 median list price, days on market, active listings and 12-month closings; "Section 10" plat listings (Sept 29, 2026) and closings (Sept 2025–Aug 2026). NREG market report
  2. Clark County GIS — Jurisdiction, ZIP, zoning (RS20) and the Rural Neighborhood Preservation overlay at each Section 10 plat listing, queried September 30, 2026. clarkcountynv.gov
  3. Clark County Title 30 (Unified Development Code) — RS20 district standards and the large-livestock and Rural Neighborhood Preservation rules. clarkcountynv.gov
  4. U.S. Census Bureau — Spring Valley CDP population and housing (ACS 2020–2024; 2010 and 2020 Census). Section 10 is not separately tabulated. census.gov/quickfacts
  5. Clark County School District — Address-specific school zoning search. ccsd.net
  6. Nevada Report Card — State accountability data for individual schools. nevadareportcard.nv.gov
  7. Nevada Revised Statutes 361.4723 — The 3% annual cap on a primary residence’s tax bill, once claimed. leg.state.nv.us
  8. FHFA conforming loan limits — 2026 baseline conforming loan limit ($832,750). fhfa.gov
  9. U.S. Bureau of Labor Statistics — Las Vegas MSA unemployment rate (LAUS), July 2026. bls.gov
  10. OpenStreetMap contributors (ODbL), Geofabrik extract — Road data for NREG’s free-flow drive-time model (from the Section 10 plat centroid, no traffic), downloaded October 26, 2026. openstreetmap.org/copyright

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

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By submitting this form, you agree that Nevada Real Estate Group, Chris Nevada, and LPT Realty (the brokerage of record), and their agents, may contact you at the phone number and email you provide about your real estate inquiry — including by automated or auto-dialed telephone calls, prerecorded or artificial-voice messages, and text messages (SMS/MMS) — even if your number is on a state or federal Do-Not-Call list, and that your phone number is your account sign-in. Message and data rates may apply; reply STOP to opt out of texts. Consent is not a condition of any purchase or service, and you may ask us to stop contacting you at any time. See our Terms of Use and Privacy Policy.

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