Nevada's #1 team for Providence Ridge real estate. Search new-construction and resale single-family homes with mountain views in North Las Vegas' fast-growing northwest corridor near US-95 and the 215 Beltway.
AREA MEDIAN LIST (89166/89131)
$560K
LVR / GLVAR, September 2026
COMMUNITY PRICE RANGE
$380K–$620K
Builder and resale data
HOMES IN COMMUNITY
400+
Community plan record
DAYS ON MARKET (AREA)
40
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Providence Ridge pairs 400+ nearly-new Richmond American homes priced $380K–$620K in the 89166 ZIP corridor with elevated lots and mountain views per the community plan record, and a North Las Vegas population growth trajectory confirmed by the U.S. Census and market-time data from Las Vegas REALTORS. The takeaways below unpack what that means for buyers and investors.
Last updated September 2026 · Sources: LVR / GLVAR, U.S. Census, City of North Las Vegas
ZIP codes 89166 and 89131 carried active listings across the Providence Ridge corridor in September 2026 according to Las Vegas REALTORS GLVAR data. Both near-new resales and any remaining new builder inventory appear in the feed below, refreshed daily — our team tracks both pipelines so you can compare builder incentives against resale value before you decide.
PRICE DISTRIBUTION
Across ZIP codes 89166 and 89131, active listings in September 2026 per Las Vegas REALTORS GLVAR data span from affordable entry-tier inventory to mid-range family homes. Providence Ridge itself concentrates in the $380K–$620K band — the counts below show where competition concentrates across the broader corridor.
Active listings across the Providence Ridge corridor break down into nearly-new and new construction, three property types, and the price bands below — each link opens our live North Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS GLVAR data.
Providence Ridge is an open master-planned community with several phases and floor-plan collections. The cards below link to the most relevant search or hub page for each buyer profile.
Updated daily · 1 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by phase, price, beds, and view orientation — no spam, unsubscribe anytime. Nearly-new Richmond American homes in move-in condition move quickly when priced right; alert subscribers see new listings within hours of posting, not days, giving you a real edge over competing buyers in the 89166 corridor.
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 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.
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
Providence Ridge is a family-oriented, nearly-new community on the far-northwest Las Vegas Valley edge — elevated lots with Spring Mountain views, modern Richmond American homes from $380K, and parks minutes away. City services come through the City of North Las Vegas, with new CCSD schools, retail, and road improvements continuously delivered as the 89166 corridor builds out.
Providence Ridge is known for nearly-new Richmond American construction at the valley's best value-per-square-foot in the $380K–$620K range, elevated lots with views toward the Spring Mountains, and a quiet family-oriented street pattern near the Providence master plan and Skye Canyon communities.
First-time buyers using FHA or VA financing, California relocators trading coastal taxes for North Las Vegas value, and outdoor-active families who want newer construction, new schools, and 215 Beltway access without Summerlin or Henderson pricing.
Morning walks on community paths with mountain views, school drop-offs at Reedom Elementary or nearby CCSD campuses, weekend hikes near Floyd Lamb Park or Craig Ranch Regional Park, and easy US-95 access to Downtown Las Vegas in about 15 minutes or the Strip in 25.
Providence Ridge sits in the far-northwest corner of North Las Vegas in ZIP code 89166, near the Providence master plan and Skye Canyon communities. Elevated terrain with views toward the Spring Mountains. About 25 miles from the Strip via I-15 or US-95.
Quick Answer
Yes — especially for value-driven buyers who want nearly-new construction with mountain views. Providence Ridge pairs modern Richmond American homes priced $380K–$620K with elevated lots, low HOA dues of $60–$165 per month, and a family-oriented community near the Providence master plan and Skye Canyon. The trade-offs are real — longer Strip commute than westside Las Vegas, commercial build-out still in progress — but for first-time buyers and California relocators, few addresses in the valley deliver this much home at this price.
Source: City of North Las Vegas
According to the U.S. Census Bureau QuickFacts for North Las Vegas — the city that contains Providence Ridge — the parent city holds 278,722 residents with a median household income of $72,004. Inside Providence Ridge, community plan records show roughly 1,200+ residents across 400+ households, a median age near 34, and average household income above $65,000.
The Census does not break the neighborhood out as its own place, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within Providence Ridge, our closing data shows a mix of first-time buyers using FHA financing, young families relocating from California, and working professionals drawn by near-new construction at North Las Vegas value pricing.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, North Las Vegas city · Updated
POPULATION & GROWTH
Providence Ridge is still in active build-out within one of Nevada's fastest-growing cities. North Las Vegas has added roughly 35,000 residents since 2010 per U.S. Census counts, and the 89166 northwest corridor is among the most active rooftop-delivery zones in the metro — new schools, roads, and commercial anchors are being delivered continuously to match residential growth.
Providence Ridge itself is in the final phases of build-out, with the 89166 corridor adding rooftops, commercial tenants, and school capacity simultaneously. Early buyers who purchased in 2019–2022 have benefited from the infrastructure catch-up appreciation that typically characterizes growth-corridor communities; the trajectory continues as the northwest valley fills in.
Sources: U.S. Census Bureau QuickFacts and City of North Las Vegas. Citywide figures shown because the Census does not tabulate the neighborhood separately; projection reflects recent North Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show North Las Vegas sold medians, market time, and monthly closings from Las Vegas REALTORS GLVAR data — the liquid benchmark the 89166/89131 corridor trades against. ZIP-area figures are labeled as such; Providence Ridge community-specific stats are drawn from the plan record and NREG transaction history.
Median List Price
$560,000 area median across 89166/89131, June 2026
Source: Las Vegas REALTORS
Days on Market
40 median days across the ZIP area; near-new resales can move faster when priced right
vs September 2025
Source: Las Vegas REALTORS
Community Price Range
$380K–$620K Richmond American new and resale homes per community plan record
vs September 2025
Source: Las Vegas REALTORS
The long view: North Las Vegas's median sold price rose 136% between 2015 ($176,886) and 2026 ($418,187), across 29,238 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
GROWING FAST
Market Competitiveness
The 89166/89131 corridor is a balanced-to-active market — homes sold in roughly 40 median days per Las Vegas REALTORS GLVAR data, with near-new resales competing against any remaining new builder inventory. Well-priced homes in move-in condition move quickly; overpriced listings sit as buyers compare against new releases.
Providence Ridge isn't one-size-fits-all — it's nearly-new construction at the valley's strongest value tier, with elevated lot views and a family orientation that rewards specific buyer types more than others. Six profiles below match lifestyles to the community, followed by honest pros and trade-offs our team walks every client through before a first showing.
Ready to explore homes in Providence Ridge? Our team tracks every active listing, Richmond American incentive cycle, and lot-premium analysis in the 89166 corridor.
Start Your Home SearchSection Comparison
A comparison of Providence Ridge's key sections — phase vintage, lot positioning, and buyer fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 400+ homes in an open build-out, section-level medians have small samples — we publish price ranges and positioning descriptors instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Phase 1 — Core Established | From $380K | n/a* | n/a* | n/a* | Entry · Established streets |
| Elevated-Lot Section | From $480K | n/a* | n/a* | n/a* | Views · Premium positioning |
| Newer Phases (2021–2023) | From $450K | n/a* | n/a* | n/a* | Near-new · Latest floor plans |
| Adjacent Providence Master Plan | From $350K | n/a* | n/a* | n/a* | Value comparison · Entry |
Source: Las Vegas REALTORS GLVAR data plus the NREG community plan record, June 2026. Per-section $/SF and DOM are intentionally omitted — samples are too small to be meaningful. ZIP-area benchmarks: ~40-day median DOM, $560K area median list.
Section Deep Dive
Submarket 1
The original Richmond American phase — early-vintage homes built 2019–2020, the most established streets in the community with mature landscaping beginning to show.
Browse Phase 1 — Core Established homes →Submarket 2
Lots on the higher terrain with direct views toward the Spring Mountains — buyers pay a modest premium over flat lots for the view orientation and reduced neighbor adjacency.
Browse Elevated-Lot Section homes →Submarket 3
The most recent Richmond American releases — updated floor plans with open-concept layouts and the latest energy-efficiency specs. Pricing is slightly above original phases.
Browse Newer Phases (2021–2023) homes →Submarket 4
The broader Providence master plan adjacent to Providence Ridge — useful as a comp set and for buyers who want the same school zone and corridor at potentially lower entry points.
Browse Adjacent Providence Master Plan homes →Submarket 5
The standout product in Providence Ridge: elevated terrain lots with genuine Spring Mountain and desert landscape views — a tangible lifestyle differentiator at modest premium over flat-lot alternatives in the same community. Richmond American's largest floor plans typically land on these lots.
Browse Providence Ridge — Elevated Mountain View Lots homes →STILL DECIDING?
BY ZIP CODE
Providence Ridge is primarily in ZIP code 89166, with some corridor overlap into 89131. The table below breaks the ZIP area into its real segments — from Providence Ridge's core to adjacent master plans. The spread illustrates the value positioning: the same ZIP codes carry both entry-tier and move-up inventory.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89166 | Providence Ridge (primary community) — Richmond American near-new single-family | $380K–$620K (plan range) | n/a* | ~40 (area) | 400+ homes (community) | n/a* |
| 89166 | Providence master plan (adjacent established community) | From $350K | n/a* | ~40 (area) | — | n/a* |
| 89131 | Skye Canyon and northwest corridor communities | From $400K | n/a* | ~40 (area) | — | n/a* |
| 89166 | Full 89166/89131 ZIP area benchmark combined | $560,000 area median list | — | 40 | Active listings per LVR | n/a* |
Source: Las Vegas REALTORS GLVAR data plus NREG corridor analysis. *Section-level $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be meaningful. Boundaries per Clark County GIS.
New Construction
Richmond American Homes is the primary builder in Providence Ridge, with additional new-construction activity from other national builders in adjacent 89166/89131 corridor phases. Incentives shift monthly — always get a current written quote and compare against resale comps before committing to any new-build purchase.
Entry to Mid-Market
The community's original builder — know their incentive cycle before you write
Family & Mid-Market
Often bundles closing cost credits and Wi-Fi-enabled "Everything's Included" packages
Value-Oriented
Value-anchor alternative to compare against Richmond American resales
Design Flexibility
Strong design-studio flexibility — compare customization value against near-new resales
55+ Active Adult
Active-adult alternative for downsizers who want new construction without an age restriction
Outdoor Recreation
Craig Ranch Regional Park (170 acres, splash pad) is 10 minutes away, Floyd Lamb Park and Mt. Charleston are within 45 minutes, and the 215 Beltway reaches valley-wide trail systems in under 20 minutes. The City of North Las Vegas maintains the surrounding park network — a genuine outdoor lifestyle at no premium.
10 MIN
One of North Las Vegas's premier parks: amphitheater, soccer fields, basketball courts, walking trails, a dedicated splash pad, and playgrounds — genuinely versatile for all ages.
12 MIN
A 680-acre urban refuge with shaded ponds, walking trails, picnic areas, and consistent wildlife sightings — a counterweight to the desert landscape that surprises most first-time visitors.
15 MIN
Desert gardens, nature trails, picnic areas, and playground equipment — a smaller-scale retreat with interpretive signage perfect for elementary-age children and afternoon walks.
5 MIN
The adjacent Providence master plan's community park — walking paths, open grass fields, and playgrounds that Providence Ridge residents can access just minutes from their front door.
45 MIN
Lee Canyon ski area and the Spring Mountains National Recreation Area start about 45 minutes north via US-95 and NV-157 — one of the Southwest's most accessible alpine escapes from a valley metro.
10 MIN
The Skye Canyon community's park system — walking and biking trails, fitness stations, and open lawns that Providence Ridge neighbors regularly access via the adjacent corridor.
15 MIN
Three championship public-access courses on tribal land northwest of the community — affordable daily-fee golf with mountain backdrop views that premium private clubs can't beat on price.
ADJACENT
The US-95 multi-use trail runs near the community, connecting northwest valley riders and joggers to broader valley trail networks — an underused asset most new residents discover within the first month.
The Providence Ridge Lifestyle
Three moods within minutes: a morning run on community paths with Spring Mountain views, a family afternoon at Craig Ranch Regional Park's splash pad and sports fields, and a drive north to Mt. Charleston's hiking terrain — all within the 45-minute radius the City of North Las Vegas continues to build out with new parks and recreational corridors.
THIS WEEKEND'S OPEN HOUSES
Providence Ridge is an open community — no gate to coordinate — so most listings run traditional Saturday and Sunday open houses. Set up instant alerts to be notified the moment a home schedules an open house, or browse every active listing now and let us arrange private showings at your convenience, including virtual walkthroughs for out-of-state buyers.
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.
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.
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
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.
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.
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.
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.
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.
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.
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.
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 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
Providence Ridge draws educators, healthcare workers, logistics professionals, and remote workers who trade California taxes for more space at North Las Vegas value pricing. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, and community plan data puts average household income at $65,000+.
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Providence Ridge against the valley's other family destinations, this side-by-side covers the metrics buyers ask about most, updated June 2026. Providence Ridge wins on value and near-new construction, Summerlin on amenities and school depth, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Providence Ridge | North Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Entry Price | $380K (near-new) | $250K | $400K+ | $300K+ |
| Area Median List | $560K (89166/89131) | $430K | $728K | $548K |
| Days on Market | ~40 (area) | ~38 | ~21 | ~21 |
| Population | ~1,200+ (community) | 278,722 | ~127,000 | 331,857 |
| Avg Household Income | $65,000+ (community) | $72,004 | $95,200 | $88,654 |
| Guard-Gated | No — open community | Select enclaves | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) |
| New Construction | Yes — Richmond American | Yes — multiple builders | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Value · Near-new · Families | Value · Growth · First-timers | Schools · Luxury · Outdoors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Providence Ridge income and population figures are community plan-record values; city demographics are North Las Vegas citywide. Last updated June 2026.
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.
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
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.
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.
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.
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
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.
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.
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.
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
US-95 and the 215 Beltway give Providence Ridge residents solid freeway access to the entire Las Vegas metro. Mean North Las Vegas commutes run about 27 minutes per U.S. Census ACS data — Downtown Las Vegas beats that comfortably at 15 minutes, while the Strip runs about 25.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Resale homes in Providence Ridge close in 30–45 days through a Nevada escrow company; FHA and VA loans may add a few days for appraisal. New-construction spec homes close like resales, while build-to-order contracts run 60–180 days — ensure your rate-lock covers the full build window. Call (702) 637-1759 to map your timeline.
Quick Answer
FHA loans allow 3.5% down — on a $480,000 home that's $16,800 — making Providence Ridge one of the valley's most FHA-accessible new-construction corridors for first-time buyers. Conventional financing allows 5–20% down; VA loans allow 0% for eligible veterans and active military. Richmond American's preferred lender may layer closing-cost credits on top of low-down programs — always compare their in-house offer against your own pre-approval before choosing; the gap can be $5,000–$15,000 at closing.
Providence Ridge FAQ — 18 Answers
Homes in Providence Ridge range from $380K to $620K, with ZIP 89166 showing a median near $339,500 per Las Vegas REALTORS GLVAR data — strong value for nearly-new Richmond American construction on the northwest valley edge. Most resales are under seven years old; condition spreads are tight. Call (702) 637-1759 for current availability.
Richmond American Homes built Providence Ridge starting in 2019, offering floor plans from roughly 1,600 to 3,200 square feet across the 70-acre, 400-plus-home community. Richmond American is known for design-center flexibility and solid construction standards at the value tier — buyers typically have options on flooring, cabinetry, and countertops even on resale homes that were customized at closing. For new lots that may still be available, compare Richmond American pricing against resale comps before committing.
HOA dues in Providence Ridge run $60–$165 per month depending on the sub-association and phase, covering common-area maintenance and community amenities. Always request the HOA disclosure package on any home you are considering so you see the current fee, reserves, and rules before your due-diligence window closes. Nevada's standard escrow period is 30–45 days — order that package early so nothing surprises you at the table.
Nevada's effective property-tax rate runs roughly 0.5–0.7% 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 $500,000 Providence Ridge home that means approximately $2,500–$3,500 per year — a significant advantage over comparable California communities where effective rates routinely top 1.0% with no comparable statutory ceiling.
California's top state income-tax rate is 13.3% per the Franchise Tax Board — Nevada levies zero. A dual-income household earning $160,000 combined saves roughly $8,000 or more per year in state taxes alone after moving to Providence Ridge. Paired with North Las Vegas property-tax rates roughly half of coastal California's, buyers from the Bay Area and Southern California typically find the carrying-cost gap is larger than the list-price gap.
Clark County School District campuses zoned to the area include Reedom Elementary, Escobedo Middle School, and Shadow Ridge High School. Charter options include Doral Academy of Nevada (8/10) and Pinecrest Academy of Nevada (8/10); private choices within reach include Bishop Gorman High School and Faith Lutheran Middle & High. New CCSD schools keep opening as the northern valley grows — confirm current zoning for any specific address at ccsd.net before you write an offer.
Plan roughly 25 minutes to the Strip via I-15 or US-95 — Downtown Las Vegas is closer at about 15 minutes. Harry Reid International Airport runs approximately 30 minutes via I-15, and Mt. Charleston's ski and hiking terrain is about 45 minutes north via US-95 and NV-157. The northwest location trades a longer Strip commute for newer construction at $380K–$620K — drive your actual commute window before deciding.
Craig Ranch Regional Park (170 acres, amphitheater, sports fields, splash pad) is within minutes, along with Aliante Nature Discovery Park and the 680-acre Floyd Lamb Park with ponds and wildlife trails. The 215 Beltway connects riders and hikers to valley-wide trail systems in under 20 minutes, and Mt. Charleston ski and hiking terrain is about 45 minutes north — one of the southwest's most accessible alpine escapes.
Yes — the community was designed with families in mind: single-family floor plans with 3–5 bedrooms, low HOA dues of $60–$165 per month, new CCSD schools nearby, and outdoor amenities including Craig Ranch Regional Park's splash pad and sports fields. Shadow Ridge High School zoning and charter options like Doral Academy and Pinecrest provide real school choice. The family-oriented neighborhood dynamic and suburban quiet make it a consistent top pick for California relocators with school-age children.
Growth-corridor communities in North Las Vegas have historically shown strong appreciation as infrastructure, schools, and commercial development catch up to residential rooftops. Providence Ridge sits in the expanding 89166/89131 ZIP corridor where continuous investment in roads, parks, and schools adds tangible value over 5–10 year hold horizons. No guarantee — but the infrastructure trajectory is measurably positive per North Las Vegas capital-improvement disclosures.
No — Providence Ridge is an open, master-planned neighborhood, not a guard-gated enclave. The family-oriented design prioritizes walkability, parks, and community connectivity over private-entry security. Buyers who require a staffed gate can explore guard-gated options in Henderson or Las Vegas, but most families here find the open layout, mountain views, and active outdoor culture a better fit at the $380K–$620K price point.
ZIP code 89166 has been running about 40 median days on market per Las Vegas REALTORS GLVAR data — moderately active but far from the frenzy of 2021–22. Near-new resales compete against any remaining new inventory, so pre-approval in hand and a clear buy-vs-new decision before you tour puts you ahead of undecided buyers. Call us at (702) 637-1759 and we can pull today's active count and pending ratio before your first showing.
Beyond Providence Ridge itself, the 89166/89131 ZIP corridor includes additional new-construction phases from Richmond American and neighboring builders, with commercial development — grocers, dining, services — filling in around the residential growth. New CCSD schools and road improvements are underway continuously; the corridor looks meaningfully more complete each year, which has historically supported appreciation for early buyers who held through build-out.
Long-term single-family rentals in the 89166 corridor attract consistent demand from the growing North Las Vegas workforce — newer construction and family-friendly layouts command rental premiums over the valley's older inventory stock. Short-term rentals are regulated by the City of North Las Vegas and HOA CC&Rs; never underwrite vacation-rental income without reading both documents. For long-hold investors, affordable entry price, infrastructure growth, and rental demand compare favorably to higher-cost communities valley-wide.
Four things move real money here. First, resale vs. remaining new inventory: confirm whether any Richmond American lots remain before assuming resale is your only path — incentives can be significant. Second, lot selection: elevated lots with mountain views command meaningful premiums. Third, HOA disclosures: confirm exact dues, reserves, and CC&Rs for the specific sub-association. Fourth, growth context: proximity to the Providence master plan and Skye Canyon shapes future comps. Call (702) 637-1759 and we will pull current data before you write.
FHA loans allow 3.5% down — on a $480,000 home that's $16,800 — making Providence Ridge one of the valley's most accessible new-construction communities for first-time buyers. Conventional financing allows 5–20% down; VA loans allow 0% for eligible veterans and active military. Richmond American's preferred lender sometimes layers additional closing-cost credits on top of low-down programs — compare their in-house offer against your own pre-approval; the spread can be $5,000–$15,000 at closing.
Resale homes in Nevada typically close in 30–45 days through escrow. Near-new spec homes (move-in-ready builder inventory) close like resales, while build-to-order contracts can run 60–180 days depending on builder backlog and finishes. Builder contracts typically carry longer contingency windows than resale contracts — read the purchase agreement carefully and ensure your lender has a rate-lock strategy that covers the full build timeline.
Yes — and you need representation. Richmond American's on-site sales agents represent the builder, not you. NREG buyer agents know Richmond American's current incentive cycles, which lots carry premiums, and how to structure offers that secure design-center credits or closing-cost assistance without sacrificing home quality. Call (702) 637-1759 to get matched with an agent who tracks this corridor daily — builder-side buyer representation is included at no additional cost to you.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Providence Ridge buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the plan record.
Providence Ridge is a distinct Richmond American community adjacent to the broader Providence master plan in North Las Vegas. The two communities share the northwest corridor and similar school zoning but are separate associations with different HOA fee structures and architectural standards.
Providence Ridge is primarily in ZIP code 89166 in North Las Vegas, Nevada, with some corridor overlap into 89131. Both ZIP codes are on the fast-growing northwest edge of the valley, where infrastructure investment is actively adding schools, retail, and road improvements.
Providence Ridge spans approximately 70 acres with 400+ homes built by Richmond American starting in 2019. The community is in the later phases of build-out, with most homes now resale from early buyers — confirm with our team whether any new lots remain available.
Yes — it is one of the valley's better first-time buyer destinations. FHA loans (3.5% down) and VA loans (0% for veterans) both work at the $380K–$500K price range, HOA dues are low at $60–$165 per month, and the near-new construction means systems and mechanicals have years of warranty life remaining. Call (702) 637-1759 to check current availability.
Plan roughly 25 minutes to the Strip via I-15 or US-95 — Downtown Las Vegas is closer at about 15 minutes. Harry Reid International Airport runs approximately 30 minutes via I-15. Most Providence Ridge residents commute to North Las Vegas employers, Downtown Las Vegas, or work remotely from home.
Yes — elevated lots in the community offer genuine Spring Mountain and desert landscape views. Not every lot has a view; the highest terrain sections command a modest premium. Walk the specific lot before you offer — the difference between a mountain-view and non-view lot is visible and worth assessing in person.
Richmond American built the community starting in 2019. Whether new lots remain depends on current build-out status — call our team at (702) 637-1759 for the latest. If the community has sold out, near-new resales (2019–2023) are the alternative, and many still carry original-buyer customizations and full warranty transfers.
Both are northwest-corridor family communities with similar drive times. Skye Canyon offers a more developed amenity package (Skye Center recreation hub) and broader builder selection at slightly higher entry pricing. Providence Ridge typically offers more value per square foot in the $380K–$500K range, with Richmond American construction as the primary option. Buyers in the $450K–$550K range often compare both before deciding.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented first-time buyers, California relocators, and investors across North Las Vegas growth corridors including the 89166 ZIP — the depth behind the team's #1 ranking in Nevada.
WORK WITH THE BEST
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
Compare Providence Ridge with neighboring communities across the northwest Las Vegas Valley — from adjacent Skye Canyon at 10 minutes to North Las Vegas citywide at 15. Each card pairs commute time with area median pricing so you can judge whether a different community delivers meaningfully more lifestyle per dollar at your budget.
More North Las Vegas communities
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A–Z INDEX
Providence Ridge is an open master-planned community with phases built out since 2019 across approximately 70 acres by Richmond American Homes. The entries below are indexed alphabetically for quick orientation — our team can pull current listings, HOA disclosures, and builder incentive comparisons for any section at (702) 637-1759.
KEEP LEARNING
These guides extend the research most Providence Ridge buyers do next — understanding North Las Vegas growth patterns, weighing value-tier communities against each other, and mapping the buying process for first-time and relocating buyers — each written by our team from MLS data and primary sources.
MARKET GUIDE
The valley-wide playbook — pricing, inventory, rates, and where the metro's growth momentum is concentrated this year.
Read →COMMUNITY GUIDE
All North Las Vegas communities, market data, and side-by-side value comparisons in one place.
Read →MARKET HUB
Citywide market data, every major Las Vegas community, and comparisons across the entire valley.
Read →SAFETY GUIDE
A data-backed look at NLV crime, neighborhoods, and where families buy.
Read →COST GUIDE
A real monthly budget for NLV — housing, utilities, taxes, and more.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, refreshed regularly. Because Providence Ridge is approximately 400 homes in an actively building corridor, we label ZIP-area statistics (89166/89131) as area benchmarks — never community-only claims — and omit section-level medians that small samples cannot support. Follow any link below to verify a figure.
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: October 15