First-Time Buyers
- FHA-eligible pricing from $350,000 in ZIP 89146
- Down payments as low as 3.5% with FHA financing
- Nevada Housing Division assistance programs available
- Minimal HOA keeps total monthly carry lean
Las Vegas, Nevada — ZIP 89146
Las Verdes Homes For Sale
Nevada's #1 team for Las Verdes real estate. Search established single-family homes from $350K to $650K in ZIP 89146 — central Las Vegas location, minimal HOA fees, and quick freeway access to the Strip, airport, and Summerlin — with live MLS data.
MEDIAN LIST PRICE (ZIP 89146)
$380K
LVR / GLVAR via Repliers, as of September 13, 2026
PRICE RANGE
$350K–$650K
Community records
HOA FEES
$0–$100/mo
Community records
DAYS ON MARKET
21
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 14, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Las Verdes at a Glance?
Las Verdes is an established single-family neighborhood in ZIP 89146 Las Vegas, with homes ranging from $350,000 to $650,000 and HOA fees of $0 to $100 per month. ZIP 89146 shows a $379,900 median list and a 31-day pace per Las Vegas REALTORS; City of Las Vegas handles municipal services. Takeaways below unpack this central Las Vegas address.
- The neighborhood: established single-family homes in ZIP 89146 — a varied mix of sizes, styles, and vintages with minimal HOA overhead and strong freeway connectivity.
- The price range: $350,000 to $650,000, with median sold prices around $557,000 for move-in-ready homes — one of the more accessible single-family corridors in central Las Vegas.
- Schools: Hyde Park Middle School and Valley High School are the primary CCSD campuses; Bishop Gorman and The Meadows School anchor the private tier within a short drive.
- Market pace: 31-day median from list to accepted offer across ZIP 89146 — a measured market with room for negotiation on condition and close timing.
- Location: 10 to 20 minutes to the Strip, 15 to 25 minutes to Harry Reid Airport, 15 to 30 minutes to Summerlin — cross-valley freeway access in every direction.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Las Verdes Homes for Sale?
ZIP 89146 carried 93 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning the established single-family corridor that includes Las Verdes. The newest listings appear below, refreshed daily from the Las Vegas MLS, and our full search portal lets you filter by price, beds, and condition across every active home in the area.
PRICE DISTRIBUTION
How Many Las Verdes-Area Homes Sell in Each Price Range?
Las Verdes pricing spans $350,000 for entry-level homes needing updates to $650,000 for larger or renovated properties, with the surrounding ZIP 89146 showing a $379,900 median list price per Las Vegas REALTORS September 2026 MLS data. The bands below show the modeled split of the ZIP area's 93 active listings.
Browse Las Verdes Listings
How Can You Find a Las Verdes Home by Price, Size & Features?
ZIP 89146 held 93 active listings in September 2026 according to Las Vegas REALTORS MLS data. Each filter link below opens the live Las Vegas MLS search with counts refreshed daily — browse by price, beds, or property type to narrow to the home that fits your budget inside Las Verdes.
Which Nearby Communities Should You Also Explore?
Las Verdes buyers often compare nearby west-central and southwest Las Vegas neighborhoods with similar pricing. Each card links to a hub or live search for current inventory and lifestyle comparison.
Southwest · Established · Family
Spring Valley
Master Plan · 20+ VillagesSummerlin
Metro · All Price RangesLas Vegas (all)
Nevada's 2nd City · Family · ValueHenderson
Established · Mid-Century · Lake ViewsThe Lakes
Master Plan · Guard-Gated · LuxuryQueensridge
Affordable · Growing · New ConstructionNorth Las Vegas
Small Town · Historic · No CasinosBoulder City
By Property Type
By Price Range
Updated daily · 97 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Las Verdes Listings First?
Custom alerts by price, beds, and condition — no spam, unsubscribe anytime. With a 31-day median market pace, well-priced Las Verdes homes move before many buyers find them through casual browsing. Alert subscribers see new ZIP 89146 listings within hours of hitting the MLS, giving them a meaningful head start on move-in-ready inventory.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Las Verdes, Las Vegas?
The Answer
Las Verdes delivers established-neighborhood value at a central Las Vegas price point: single-family homes from $350,000, HOA fees of $0 to $100 per month, and freeway access to the Strip in 10 to 20 minutes. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps long-run ownership costs competitive with any other Sun Belt market.
What is Las Verdes known for?
Las Verdes is known as an established single-family neighborhood in west-central Las Vegas — ZIP 89146 — where buyers find detached homes with private yards, minimal HOA fees, and quick freeway access to the Strip, airport, and Summerlin without the premium pricing of master-planned or guard-gated addresses.
Who should live in Las Verdes?
It fits value-oriented first-time buyers using FHA or conventional financing, California relocators seeking a detached home below the jumbo threshold, Strip and convention-sector workers who want a short commute without Strip-adjacent pricing, and investors targeting long-term single-family rental demand in an established ZIP.
What is daily life like?
Mornings start with neighborhood walks or a short drive to Sunset Park's trails; afternoons use the US-95 or I-215 connection for work or shopping in Summerlin and Spring Valley; evenings return to a private-yard home without a gate delay — the open-street convenience that many established-neighborhood buyers prefer over gated alternatives.
Location
Where Is Las Verdes
Las Verdes anchors a single-family corridor in west-central Las Vegas, ZIP 89146, near the US-95 corridor and Spring Valley. Located roughly between Decatur Boulevard and Jones Boulevard, Flamingo Road and Sahara Avenue.
Las Vegas Strip
15
Min
Harry Reid Airport
20
Min
Summerlin
20
Min
Downtown Las Vegas
15
Min
Henderson
25
Min
Las Verdes
At a Glance$379,900
Median List Price (ZIP 89146)
$557,000
Median Sold (past 100 days)
97
Active Listings (ZIP 89146)
21
Days on Market
- Setting
- Established single-family, west-central Las Vegas
- Type
- Single-Family
- ZIP Code
- 89146
- Established
- Various eras
- Developer
- Various builders
- Guard-Gated
- No
- HOA Fees
- $0–$100/mo typical
- Price Range
- $350K–$650K
- Sunshine
- 300 days/year
- Schools (CCSD zoned)
- Valley HS · Hyde Park MS
- Distance to Strip
- ~10–20 min
- Distance to Airport
- ~15–25 min
Quick Answer
Is Las Verdes a good place to live in Las Vegas?
Yes — for buyers who prioritize central Las Vegas value over gated amenities, Las Verdes is a practical and cost-effective address. It pairs single-family detached homes from $350,000, $0 to $100 monthly HOA fees, and freeway access to the Strip in 10 to 20 minutes with Nevada's zero income tax and a 0.5 to 0.75% effective property-tax rate per the Clark County Assessor. The honest trade-offs: CCSD school ratings in the 5 to 6 out of 10 range for zoned public campuses and no guard-gate security infrastructure. Private schools nearby close the school gap significantly.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Las Verdes?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Las Verdes — the parent city holds 656,274 residents with a median household income of $66,820. Community records place the Las Verdes area's average household income around $55,000 and above, with an approximately 55% homeownership rate consistent with an established mixed-tenure neighborhood.
The Census does not break Las Verdes out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the neighborhood, our closing data reflects a blend of first-time buyers using FHA and conventional programs, California relocators seeking detached single-family homes below the jumbo loan threshold, long-term Las Vegas residents moving within the valley, and value-oriented investors targeting established-neighborhood rental demand.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~38
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Las Verdes is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Las Verdes Area Growing?
Las Verdes is an established neighborhood — new supply comes from owner renovations and additions, not raw-land development. Its parent city has grown by roughly 120,000 people since 2010 per U.S. Census counts, adding demand pressure to established ZIP codes like 89146 where the housing stock is finite and the freeway access is already built.
656,274Las Vegas city residents (Census)
93Active listings in ZIP 89146, June 2026
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
In an established neighborhood like Las Verdes, metro growth means increased competition for a fixed housing stock — not new lots coming to market. Every new Las Vegas resident who wants a detached single-family home near the freeway grid competes for the same finite inventory that ZIP 89146 represents, which is the structural investment argument for established-neighborhood real estate in a growing Sun Belt city.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Las Verdes separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Las Verdes Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89146 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89146 is broader than the specific Las Verdes address cluster, and monthly points are indicative values anchored to the probed 100-day medians — read the direction and pace, not single-month wiggles.
Median List Price
$370K–$400K monthly band; $399,999 median in June 2026 per Las Vegas REALTORS
Source: Las Vegas REALTORS
Days on Market
27–42 day monthly range; 31-day median over the past hundred days — a measured market with negotiation room
vs September 2025
Source: Las Vegas REALTORS
Active Inventory
93 ZIP-area active listings in June 2026 — typical turnover volume for an established central Las Vegas neighborhood
Source: Las Vegas REALTORS
The long view: Las Vegas's median sold price rose 145% between 2014 ($179,525) and 2026 ($438,960), across 191,278 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
21
MEDIAN DAYS ON MARKET
$400K
ZIP-AREA MEDIAN LIST
97
ACTIVE LISTINGS (ZIP 89146)
< 1 hr
OUR RESPONSE TIME
MEASURED MARKET
Get matched with a
Las Verdes specialist.
Market Competitiveness
How competitive is the Las Verdes market right now?
ZIP 89146 recorded a 31-day median days on market in September 2026 per Las Vegas REALTORS — a measured pace that gives buyers reasonable time for due diligence. Move-in-ready homes in the $400,000 to $500,000 band attract the most interest. Homes needing updates sit toward the longer end, creating negotiation room for buyers willing to take on work.
58Measured
- 31 daysMedian days on market (sold, 100d)
- $379,900ZIP-area median list price
- 93Active listings (ZIP 89146, June 2026)
- $243/sqftMedian sold price per sq ft
Is Las Verdes Right for You?
Who Should Buy a Home in Las Verdes?
Las Verdes is a value-first play — single-family homes from $350,000 in an established central Las Vegas ZIP with minimal HOA fees and freeway access to the Strip and airport. Six buyer profiles below match lifestyles to price bands, followed by the honest pros and trade-offs our team walks through with every client before a Las Verdes offer.
Which Las Verdes Buyer Profiles Fit Your Situation?
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Single-family home from $350K — fraction of LA pricing
- Short drive to Strip employment and airport
- Nevada DMV required within 30 days of residency
Strip & Convention Workers
- 10 to 20 minutes to Strip employment via US-95
- 15 to 25 minutes to Harry Reid Airport
- Detached home with private yard vs apartment living
- Affordable enough for hospitality industry incomes
Value-Add Investors
- Dated homes in $350K–$450K range offer renovation upside
- $1,800–$2,800/mo single-family rental demand from established tenants
- Minimal HOA keeps expense ratios low
- Established ZIP with stable long-term demand fundamentals
Downsizers
- Established neighborhood character without master-plan HOA overhead
- Single-story options in the price range available
- Sunset Park and city parks for daily recreation
- Compare against Spring Valley for similar positioning at adjacent price
Move-Up Buyers
- $450K–$650K band buys meaningfully more than at the prior price tier
- Compare updated Las Verdes against The Lakes and Spring Valley
- Condition gap between best and worst home on a street is wide — use a specialist
- Private school options nearby at Bishop Gorman and The Meadows
Best Fit For
- First-time buyers — a detached single-family home accessible to FHA financing with minimal HOA overhead in a central Las Vegas ZIP.
- California relocators — a single-family home at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Strip and convention workers — a 10-to-20-minute commute to Strip employment in a private-yard detached home at an attainable price.
- Value-add investors — dated homes in the $350,000 to $450,000 band with renovation upside in a stable established-neighborhood rental market.
- Downsizers — established-neighborhood character, single-story options, and park access without a master-plan HOA structure.
- Practical move-up buyers — more home per dollar than gated or master-planned alternatives at the same price, in a central Las Vegas ZIP with strong freeway connectivity.
Ready to explore homes in Las Verdes? Our team knows the ZIP 89146 market, condition patterns, and value opportunities across every price band.
Start Your Home SearchPros
- Single-family detached homes from $350,000 — FHA, conventional, and VA eligible entry price in central Las Vegas
- HOA fees of $0 to $100 per month — among the lowest carry overhead for established single-family homes in the ZIP 89146 corridor
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
- Strip access in 10 to 20 minutes via US-95 and the Las Vegas arterial grid
- Harry Reid International Airport 15 to 25 minutes via I-15 and I-215
- Bishop Gorman (A+) and The Meadows School (A+) within 12 to 15 minutes for families choosing private education
- Established neighborhood character with genuine home variety rather than a repeated production floor plan
Honest Considerations
- Zoned public school ratings at 5 to 6 out of 10 on GreatSchools — families who want top-rated CCSD schools will find better options in Summerlin or Henderson
- No guard gate or controlled perimeter — open-street neighborhood without the security infrastructure of gated alternatives
- Home condition variance is wide in an established neighborhood — careful inspection and condition-adjusted comp analysis are essential
- Older housing stock approaching first major system-cycle maintenance (HVAC, roofing, plumbing) on many properties
- Las Vegas summer heat — 108°F+ stretches through July and September, like all of the valley
- Parking and density higher than master-planned communities with wider lot standards
Price Band Comparison
How Do Las Verdes Price Bands Compare?
A like-for-like comparison of what each price band in Las Verdes and ZIP 89146 typically buys — indicative price, dollars per square foot, days on market, and buyer fit — using ZIP-area listing data via Las Vegas REALTORS. Per-band figures are Nevada Real Estate Group-modeled slices of the ZIP 89146 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Entry Band: $350K–$450K | ~$400,000 | ~$220 | 35 | ~40 | First-Time Buyers · Value-Add Investors |
| Mid Band: $450K–$550K | ~$498,000 | ~$248 | 30 | ~28 | Move-Up Buyers · Updated Homes |
| Upper Band: $550K–$650K | ~$598,000 | ~$265 | 28 | ~14 | Fully Renovated · Larger Lots |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89146). Per-band figures are modeled from active-listing review. Listing counts updated daily via Repliers IDX.
Price Band Deep Dive
What Does Each Las Verdes Price Band Include?
Submarket 1
Entry Band: $350K–$450K
The most accessible price tier in Las Verdes — established homes that often need cosmetic updates or system refreshes, best suited for FHA buyers, cash investors targeting renovation upside, or buyers willing to take on the work for below-market entry.
Browse Entry Band: $350K–$450K homes →~$400KMedian Price
35Days on Market
~40Active Listings
~$220Price / Sq Ft
Submarket 2
Mid Band: $450K–$550K
Updated or partially renovated single-family homes with more recent kitchens, baths, and systems. The sweet spot where move-in-ready inventory in Las Verdes concentrates, attracting the most buyer competition in the ZIP.
Browse Mid Band: $450K–$550K homes →~$498KMedian Price
30Days on Market
~28Active Listings
~$248Price / Sq Ft
Submarket 3
Upper Band: $550K–$650K
Fully renovated homes or properties with larger-than-typical lots, pools, or premium finishes. At this price point, Las Verdes buyers should compare against The Lakes, Spring Valley, and lower-priced Summerlin offerings to ensure the value thesis holds for the specific property.
Browse Upper Band: $550K–$650K homes →~$598KMedian Price
28Days on Market
~14Active Listings
~$265Price / Sq Ft
Submarket 4
West-Central Las Vegas Amenity Corridor
The lifestyle infrastructure that makes Las Verdes' ZIP 89146 address practical: Sunset Park's 324 acres within a short drive, the Spring Valley retail corridor, US-95 and I-215 connecting to the Strip and airport, and Downtown Las Vegas reachable in 15 minutes. Owning in Las Verdes gives access to the full western Las Vegas Valley amenity footprint at the most accessible single-family price point in the market.
Browse West-Central Las Vegas Amenity Corridor homes →324Sunset Park Acres
10–20Min to Strip
$0–$100Monthly HOA
93Active Listings (ZIP 89146)
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Las Verdes
price band fits your budget?
BY ZIP CODE
What Does the Las Verdes Market Look Like Across ZIP 89146?
Las Verdes sits within ZIP 89146, a west-central Las Vegas ZIP that encompasses established single-family homes and smaller-scale commercial corridors near Decatur Boulevard and Flamingo Road. The table below presents ZIP 89146 market data from Las Vegas REALTORS, with an honest note that per-street pricing varies substantially based on condition and vintage.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89146 | Las Verdes · West-central Las Vegas · Decatur–Jones · Flamingo–Sahara corridor | $399,999 | ~$243 | 31 | 93 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $399,999 ZIP median blends entry-level dated homes with updated move-in-ready inventory across the established neighborhood. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes In and Around Las Verdes?
Las Verdes is an established neighborhood — new supply comes from owner renovations and additions, not raw-land new construction within the neighborhood itself. Buyers seeking new builds in the greater Las Vegas area should look to active communities in North Las Vegas, Summerlin West, and Henderson. Verify current communities and incentives before writing an offer.
First-Time & Move-Up
KB Home
Volume builder with Las Vegas Valley presence and design studio
Family & Mid-Market
Lennar
Broad Las Vegas footprint with Everything Included package
Mid-Market
Century Communities
Value-tier new construction at accessible price points
Family & Move-Up
Pulte Homes
Design-forward family homes across multiple Las Vegas submarkets
Family
Richmond American
Flexible design options in growing Las Vegas communities
Outdoor Recreation
What Outdoor Amenities Are Near Las Verdes?
Sunset Park, Floyd Lamb Park, and the broader Las Vegas park system anchor the outdoor recreation options accessible from Las Verdes. The City of Las Vegas maintains parks, trails, and recreational facilities across the ZIP 89146 corridor, and the Spring Mountains and Red Rock Canyon are about 30 to 40 minutes west for bigger-scale outdoor adventures.
20 MIN
Sunset Park
324 acresWalking trails · Lakes · Disc golf · Sports fields · PicnicFree
One of Las Vegas' largest city parks — two fishing lakes, disc golf course, basketball and volleyball courts, sports fields, walking trails, and extensive picnic areas. A practical everyday outdoor outlet from ZIP 89146 addresses.
25 MIN
Floyd Lamb Park at Tule Springs
680 acresHistoric ranch · Lakes · Trails · WildlifeCity fee
Historic Tule Springs ranch landscape in northwest Las Vegas with walking paths, freshwater lakes, birding, and shaded picnic areas — a quieter contrast to Sunset Park and the urban grid.
20 MIN
Craig Ranch Regional Park
170 acresSkate park · Water play · Sports · Dog park · AmphitheaterFree (some facilities fee)
Regional park in North Las Vegas with a competition-grade skate park, water play area, sports fields, a dog park, and outdoor amphitheater for summer events.
30 MIN
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · Climbing · WildlifeNPS fee
The 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing — a 30-to-40-minute drive west on Charleston Boulevard, making it a practical weekend destination for active Las Verdes residents.
35 MIN
Spring Mountains NRA
316,000 acresSkiing · Hiking · CampingNPS fee
Mount Charleston and Lee Canyon ski resort — Nevada's mountain escape offering cool air and elevation relief from Las Vegas summer heat, about 35 minutes north via US-95.
20 MIN
Wetlands Park
2,900 acresBirding · Walking · Nature educationFree
Las Vegas Wash nature preserve east of the city — 210+ bird species, paved walking trails, and a nature center. A low-key outdoor contrast accessible without a long drive.
The Las Verdes Lifestyle
What Does a Weekend in Las Verdes Look Like?
Three everyday moods within a short drive: a morning walk at Sunset Park, an afternoon on the Strip for dining or entertainment, and an evening back in a private-yard single-family home — with the City of Las Vegas's parks system and the broader Las Vegas entertainment corridor all accessible via US-95 and I-215.
$350KEntry Price
$0–$100Monthly HOA
10–20Minutes to Strip
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Las Verdes Homes This Weekend?
Las Verdes is open-street — no gate coordination needed for showings. With 93 active listings in ZIP 89146 and a 31-day median market pace per Las Vegas REALTORS, there is nearly always inventory to tour. Call (702) 637-1759 and our team will schedule same-week tours across the best-available homes in your price band.
Planning a move
What Should I Verify Before Moving to Las Verdes?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Las Verdes in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Las Verdes Area Economy?
Las Verdes residents work across the Strip and convention economy, regional healthcare and logistics sectors, and the growing technology and financial-services layer that has diversified the Las Vegas employment base since 2020. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro maintains a historically strong labor market anchored by leisure, hospitality, healthcare, and logistics employment.
$55K+Est. avg household income, Las Verdes areaCommunity records / demographic estimates
55%Homeownership rate in Las Verdes areaCommunity records
10–20Minutes to Strip employment via US-95Via US-95 south
15–25Minutes to Airport via I-15/I-215Via I-15 / I-215
Top Las Verdes-Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 10 to 20 minutes from Las Verdes via US-95 south for hospitality, gaming, and convention roles
- Spring Valley retail and commercial corridorImmediate-area employers in retail, food service, and commercial services along Flamingo Road and Jones Boulevard
- UMC and Valley Health SystemMajor healthcare employers in the central Las Vegas corridor, accessible from ZIP 89146 within 15 to 20 minutes
- Harry Reid International Airport operationsAirport employer sector — airlines, freight, hospitality, and support services — 15 to 25 minutes via I-15 / I-215
- UNLV and Nevada State CollegeHigher education employment accessible from central Las Vegas; UNLV within a 20-to-25-minute drive for academic and administrative staff
- Las Vegas technology and financial sectorGrowing employer tier in cybersecurity, fintech, and professional services that concentrates in west and southwest Las Vegas
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Las Verdes Compare to Spring Valley, The Lakes & Summerlin?
If you are weighing Las Verdes against other central and west Las Vegas addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Las Verdes wins on price floor and HOA simplicity; Spring Valley on lot size; Summerlin on schools, amenities, and master-plan structure — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Las Verdes | Spring Valley | The Lakes | Summerlin |
|---|---|---|---|---|
| Entry Price | $350K | $250K | $400K | $450K |
| Guard-Gated | No | No | Some enclaves | Some enclaves |
| HOA Monthly | $0–$100 | $0–$150 | $100–$250 | $50–$800+ |
| ZIP Median List | $400K (89146) | $350K est. | $450K+ est. | $728K area |
| Days on Market | 31 | ~25 est. | ~28 est. | 21 |
| Strip Commute | 10–20 min | 15–25 min | 20–25 min | 20–25 min |
| Master Plan Structure | No | No | Partial (1970s HOA) | Yes (Howard Hughes) |
| Best For | First-time · Value · Access | Value · Larger lots | Mid-tier · Lakes views | Schools · Amenities · Brands |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate Las Verdes separately. Last updated June 2026.
Cost of Ownership
What Will Las Verdes 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 Las Verdes Payment
$3,195
Illustrative Monthly Payment
- Principal & Interest$2,395
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$150
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 Las Verdes?
US-95 is the primary artery for Las Verdes, connecting northward to Downtown Las Vegas and southward toward the Strip and airport. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; Las Verdes residents commuting to Strip employment or the airport typically run 15 to 25 minutes depending on time of day.
Drive Times from Las Verdes
- 15 minLas Vegas StripUS-95 south → I-15
- 20 minHarry Reid Intl AirportI-215 West/South
- 15 minDowntown Las VegasUS-95 south or Sahara Ave
- 20 minSummerlinI-215 West or Sahara Ave
- 25 minHendersonI-515 South / I-215 East
- 10 minSpring ValleyFlamingo Rd / Jones Blvd
- 20 minUNLVFlamingo Rd east
- 20 minNorth Las VegasUS-95 north
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Las Verdes home?
Most Las Verdes purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash deals can fund in 10 to 14 days. FHA buyers should budget extra time for any lender-required repairs on older homes. Request the HOA resale package the day you go under contract so document review does not compress your contingency deadlines.
Quick Answer
What down payment do you need to buy in Las Verdes?
FHA buyers can purchase in Las Verdes with as little as 3.5% down — $12,250 on a $350,000 home. Conventional first-time buyer programs start at 3% down with PMI. VA loans allow 0% down with full entitlement for eligible veterans at any price point. At the upper end of the $650,000 range, conventional 20% down is $130,000 and avoids PMI. Nevada Housing Division down-payment assistance may reduce the upfront requirement further for income-qualifying buyers.
Las Verdes FAQ — 18 Answers
What Do Las Verdes Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Las Verdes?
Homes in Las Verdes typically sell in the $350,000 to $650,000 range, with the surrounding ZIP 89146 showing a $379,900 median list price in September 2026 per Las Vegas REALTORS. Median sold prices over the prior hundred days ran closer to $557,000, reflecting move-in-ready and updated homes trading above list. Price within the neighborhood swings substantially based on lot size, remodel depth, square footage, and condition — so run house-specific comps with your agent before anchoring on a number.
What ZIP code is Las Verdes in?
Las Verdes is in ZIP 89146, a well-positioned west-central Las Vegas address that puts the Strip about 10 to 20 minutes away by car, Harry Reid International Airport 15 to 25 minutes via I-15 and I-215, Summerlin 15 to 30 minutes, and Henderson about 20 to 30 minutes via I-515. US-95 and the I-215 beltway both connect from this ZIP, making the whole Las Vegas Valley reachable without being stuck on a single route.
What types of homes are in Las Verdes?
Las Verdes is a single-family neighborhood with a genuine mix of sizes, styles, and vintages rather than one repeated production floor plan. That variety puts buyers at different budgets within the $350,000 to $650,000 band, and it means condition, updates, and lot position drive significant value differences between otherwise similar homes on the same street. Tour several homes and have Nevada Real Estate Group pull house-specific closed comps before you write an offer.
Are there HOA fees in Las Verdes?
Most Las Verdes addresses carry minimal or no HOA fees — the typical range is $0 to $100 per month, which is among the lowest carrying-cost structures in the Las Vegas Valley for established single-family homes. That lean HOA profile means buyers keep more of their mortgage payment working as equity rather than funding amenity maintenance. Confirm the exact HOA dues and any associated CC&Rs for the specific property during escrow, as coverage varies street by street.
What schools serve Las Verdes?
Las Verdes falls under the Clark County School District, with Hyde Park Middle School and Valley High School as the primary zoned public campuses. Families seeking alternatives commonly look at private options like Bishop Gorman High School, The Meadows School, and Faith Lutheran Middle and High School, plus charter options including Explore Knowledge Academy and Nevada State High School. CCSD school zones are address-specific and can shift between years — confirm current boundaries with the district before selecting a home based on a specific campus.
How is the Las Verdes neighborhood laid out?
Las Verdes is an established residential enclave in west-central Las Vegas anchored in ZIP 89146, roughly centered near the US-95 corridor and close to Spring Valley. The housing stock spans a range of vintages and styles rather than a single build era, giving the neighborhood a lived-in character that newer master plans cannot replicate. Local streets flow into the broader arterial grid — Decatur Boulevard, Flamingo Road, and Jones Boulevard are the primary connectors — and the proximity to multiple freeways makes nearly every part of the valley accessible.
Is Las Verdes a good place to buy a home?
Las Verdes is a solid value play for buyers who prioritize cross-valley access and established-neighborhood stability over new construction or gated amenities. The $350,000 to $650,000 price band, $0 to $100 monthly HOA range, and Nevada's zero state income tax improve long-run affordability versus most coastal markets. ZIP 89146 carried a 31-day median market pace in September 2026 per Las Vegas REALTORS — a measured market, not a frenzied one, giving buyers some room to negotiate on condition and close timing.
Is Las Verdes guard-gated?
No — Las Verdes is an open-street neighborhood without a guard gate or controlled perimeter. That open character means no gate coordination for showings or deliveries, and HOA restrictions tend to be lighter than in gated communities. Buyers who want security infrastructure should compare Las Verdes against nearby guard-gated communities; those who prioritize location, value, and minimal HOA costs will find the open-street format an advantage rather than a trade-off.
What are property taxes like in Las Verdes?
Nevada's effective property-tax rate runs roughly 0.5 to 0.75% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $400,000 purchase, plan for $2,000 to $3,000 annually — significantly lower than comparable California properties. One important note: homes with long-term ownership often carry abated assessed values that reset to current market value after sale, so verify the post-sale tax figure with the Assessor before finalizing your budget.
How far is Las Verdes from the Strip?
From most Las Verdes addresses, the Las Vegas Strip runs about 10 to 20 minutes by car depending on exact street location and traffic conditions. The freeway grid serves multiple route options — US-95 south and I-15 south being the primary connectors. Harry Reid International Airport is roughly 15 to 25 minutes via I-15 or I-215. For Strip-adjacent employment in hospitality, gaming, and convention sectors, Las Verdes is a practical commute address that keeps housing costs materially below Strip-adjacent neighborhoods.
Is Las Verdes a good investment?
Las Verdes presents a measured investment profile: established-neighborhood stability, a $350,000 to $650,000 price range with genuine value-add potential on dated homes, and minimal HOA costs of $0 to $100 per month. Nevada's zero state income tax and effective property-tax rates around 0.5 to 0.75% per the Clark County Assessor improve net returns relative to most coastal markets. As with any established neighborhood, the spread between the best and worst purchase on a given street is wide — careful underwriting and house-specific comps matter more here than in a uniform production community.
What parks and outdoor amenities are near Las Verdes?
Sunset Park — a 324-acre City of Las Vegas park with walking trails, fishing lakes, disc golf, sports fields, and picnic areas — is accessible from the ZIP 89146 area. Floyd Lamb Park at Tule Springs offers 680 acres of historic ranch landscape, lakes, and wildlife habitat for a quieter outdoor experience. Craig Ranch Regional Park in North Las Vegas adds a skate park, water play area, and dog park for active families. The City of Las Vegas maintains additional neighborhood parks and recreational facilities across the ZIP 89146 corridor.
What should I know before buying in Las Verdes?
Four factors drive the most value movement in Las Verdes. First, condition variance is wide: homes span multiple vintages and update levels, so a house-specific inspection and comp analysis matter more than ZIP-level medians. Second, HOA coverage is minimal or absent — confirm the exact assessment for each property, since some associations exist on individual streets. Third, tax resets at sale: long-held homes often reassess to current market value when they sell, which can materially change carrying costs versus the current owner's bill. Fourth, school-zone verification: confirm the current CCSD assignment for any specific address before committing, as boundaries adjust periodically.
How does Las Verdes compare to Spring Valley and Summerlin?
Las Verdes sits at a value middle ground between the open character of Spring Valley and the master-planned structure of Summerlin. Spring Valley offers similar pricing with slightly larger lots in some areas; Summerlin starts around $450,000 and climbs steeply, adding HOA structure, village amenities, and significantly lower HOA carry only at the base. Las Verdes trades the Summerlin brand and its amenity infrastructure for a lower price floor and essentially no mandatory HOA. The trade-off is real — compare all three if your budget spans the overlap.
How long does it take to close on a Las Verdes home?
Most Las Verdes purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can move in 10 to 14 days. Conventional and FHA financed buyers should allow time for appraisal and any condition-related lender requirements; older homes sometimes require repairs as a loan condition before funding. Pull the HOA resale package (if any HOA exists on the specific property) the day you go under contract so document review does not compress your contingency deadlines.
What down payment do you need to buy in Las Verdes?
At the $350,000 entry point, a 3.5% FHA down payment is $12,250 and a 5% conventional down payment is $17,500 — both accessible for first-time buyers. At the $650,000 ceiling, conventional 5% down is $32,500 and 20% down is $130,000. Veterans can use VA financing with 0% down on any purchase price with full entitlement. Nevada has no state income tax, and effective property-tax rates run around 0.5 to 0.75% per the Clark County Assessor — improving long-run affordability versus comparable California purchases at the same dollar figures.
Can first-time buyers purchase a home in Las Verdes?
Yes — the $350,000 to $650,000 price range in Las Verdes is compatible with FHA, conventional first-time buyer programs, USDA (some areas), and VA financing. Nevada Housing Division down-payment assistance programs can further reduce the upfront burden for income-qualifying buyers. The open-street layout and minimal HOA make the monthly carrying costs lean versus gated communities at similar prices. Call (702) 637-1759 and a Nevada Real Estate Group buyer specialist can walk through which loan programs fit your profile.
How competitive is the Las Verdes market right now?
ZIP 89146 showed a 31-day median days on market in September 2026 per Las Vegas REALTORS — a measured pace that gives buyers reasonable time to complete due diligence without the frantic multiple-offer pressure seen in tighter submarkets. Well-priced, move-in-ready homes in the $400,000 to $500,000 range attract the most interest. Homes needing cosmetic or system updates tend to sit longer, creating negotiation room for buyers willing to take on the work.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Las Verdes?
Eight questions Las Verdes buyers ask most — each answered with sourced specifics from City of Las Vegas, Las Vegas REALTORS MLS data, and the Clark County Assessor. Every figure links to a verifiable primary source.
Is Las Verdes a good neighborhood in Las Vegas?
Yes — for buyers prioritizing central Las Vegas value, freeway access, and minimal HOA overhead over gated amenities or master-plan schools. The $350,000 to $650,000 range, $0 to $100 monthly HOA, and 10-to-20-minute Strip commute make it a practical choice. Trade-offs include CCSD school ratings in the 5 to 6 out of 10 range for zoned public campuses and no guard-gate security.
What ZIP code is Las Verdes in?
ZIP 89146 — west-central Las Vegas. The Strip runs about 10 to 20 minutes south via US-95, Harry Reid Airport 15 to 25 minutes via I-215, Summerlin 15 to 30 minutes west, and Henderson about 25 minutes east. US-95 and the I-215 beltway provide multiple route options across the valley.
Are there HOA fees in Las Verdes?
Most Las Verdes addresses carry no HOA or a minimal $0 to $100 per month assessment — one of the lowest carry structures for established single-family homes in central Las Vegas. Some streets or subdivisions within ZIP 89146 have their own HOA. Verify the exact HOA status for any specific property before making an offer.
What are property taxes in Las Verdes?
Nevada's effective property-tax rate runs roughly 0.5 to 0.75% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $400,000 purchase, plan for $2,000 to $3,000 annually — significantly lower than most California or Pacific-Northwest addresses.
How close is Las Verdes to the Strip?
Approximately 10 to 20 minutes by car depending on exact street location and traffic. US-95 south and I-15 south are the primary connectors. The airport is about 15 to 25 minutes via I-215. For Strip and convention-sector employment, the Las Verdes commute is practical without Strip-adjacent home prices.
What schools serve Las Verdes?
The Clark County School District zones Las Verdes to Hyde Park Middle School (5/10 GreatSchools) and Valley High School (6/10). Private alternatives within a short drive include Bishop Gorman High School (A+), The Meadows School (A+), and Faith Lutheran Middle and High School (A). Charter options include Explore Knowledge Academy (7/10) and Nevada State High School. Confirm the CCSD zone for any specific address before closing.
Is Las Verdes good for first-time buyers?
Yes — Las Verdes is among the more accessible single-family markets in central Las Vegas for first-time buyers using FHA (3.5% down), conventional (3% down), or VA (0% down) financing. The $350,000 to $450,000 entry band and $0 to $100 monthly HOA keep total monthly carry manageable on hospitality and professional-sector incomes. Nevada Housing Division assistance programs can further reduce the upfront burden for qualifying buyers.
How does Las Verdes compare to Summerlin?
Las Verdes offers a lower price floor ($350K vs $450K+), simpler HOA structure ($0–$100 vs $50–$800+), and no master-plan overhead — in exchange for lower-rated CCSD schools, less amenity infrastructure, and an open-street layout. Summerlin adds 10/10-rated schools, 200-plus miles of trails, and the Howard Hughes master-plan brand at a meaningful price premium. Both are practical depending on your budget, commute, and school priorities.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
9,600+ closed transactions and $4.85B+ in volume since 2011 — including established neighborhoods like Las Verdes, ZIP 89146 single-family homes, first-time buyer transactions, and value-add investor acquisitions across the Las Vegas Valley. The largest agent team in Nevada and 9,061+ verified five-star reviews back the #1 ranking statewide.
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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.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Las Verdes?
Compare Las Verdes with neighboring west-central and southwest Las Vegas communities. Each card pairs the drive time with price positioning so you can judge whether Las Verdes' value floor, The Lakes' water features, or Summerlin's school zone actually buys you more lifestyle for the money at your specific budget.
More Las Vegas communities
- Lianna
- L'Octaine
- Loft 5
- Log Cabin Ranch
- Lone Mountain
- Los Prados
- Madera
- Mandolin
- Manor at Arlington Ranch
- Mansions at Queensridge
- Maravilla
- Marie Antoinette
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Las Vegas Neighborhoods and Communities Can You Explore A–Z?
Las Verdes is one of many established single-family neighborhoods across the Las Vegas Valley in different price bands and locations. The index below covers adjacent communities and the broader Las Vegas market for buyers still defining which neighborhood best fits their lifestyle and budget.
B
- Boulder City (small town, no casinos)
H
- Henderson (Nevada's second city)
N
- North Las Vegas (affordable, new construction)
Q
- Queensridge (guard-gated, luxury)
S
- Spring Valley (southwest, established)
- Summerlin (master-planned, west Las Vegas)
T
- The Lakes (mid-century, lake views)
KEEP LEARNING
What Else Should You Read About Las Verdes and Las Vegas?
These guides extend the research most Las Verdes buyers do next — understanding the broader Las Vegas market, comparing neighborhoods for value, and checking school and safety data — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind ZIP 89146 market numbers.
Read →GUIDE
Buying a Home in Las Vegas 2026
End-to-end buyer guide for the Las Vegas market — financing, escrow, inspection, and closing from the valley's #1 team.
Read →MARKET HUB
Las Vegas Community Hub
All Las Vegas neighborhoods, price bands, school zones, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Las Verdes Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89146 is broader than the specific Las Verdes address cluster — so area statistics are labeled as such. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active listing counts for ZIP 89146 (Las Verdes area, west-central Las Vegas). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Las Verdes is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the ZIP 89146 area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for Las Verdes properties. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Nevada Department of Taxation — Nevada zero state income tax confirmation and sales/property tax structure. tax.nv.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, 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 including Valley High School 6/10, Hyde Park MS 5/10, and private/charter options near Las Verdes. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings for Clark County School District campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent analysis. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15