California Relocators
- Zero Nevada state income tax vs. California's 13.3%
- 3% annual property-tax cap on primary residences
- New construction unattainable at this price in California
- One-hour flight or 4-5 hour drive from SoCal
North Las Vegas
Villages at Tule Springs Homes For Sale
Nevada's #1 team for Villages at Tule Springs real estate. Search new-construction and resale single-family homes in North Las Vegas' fastest-growing outdoor-active family community near the 215 Beltway.
MEDIAN LIST PRICE (ZIPs 89084/89086)
$449K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 6, 2026
COMMUNITY PRICE RANGE
$430K–$700K
Builder and resale data
HOMES IN COMMUNITY
700+
Community plan record
DAYS ON MARKET (ZIPs 89084/89086)
26
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 6, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 30, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Villages at Tule Springs at a Glance?
Villages at Tule Springs pairs 700+ new-construction and near-new single-family homes priced $430K–$700K in North Las Vegas ZIPs 89084 and 89086 with direct access to Tule Springs Fossil Beds National Monument per National Park Service records — and a North Las Vegas population growth trajectory tracked by the U.S. Census. The takeaways below unpack what that means for buyers and investors.
- Value positioning: new or near-new single-family homes from $430K buy more space than comparable Summerlin or Henderson product at the same budget.
- The location: far northwest North Las Vegas adjacent to Tule Springs Fossil Beds and Floyd Lamb Park — 215 Beltway access within minutes.
- Best for: first-time buyers, California relocators, and outdoor-active families who want new construction without a luxury price tag.
- Growth trajectory: new schools, roads, and commercial development are filling in continuously — early buyers have historically benefited from infrastructure catch-up appreciation.
- Do your homework: builder vs. resale analysis, lot selection within the plan, and HOA phase-by-phase due diligence all require local expertise.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of North Las Vegas
Where Can I Find Villages at Tule Springs Homes for Sale?
ZIP codes 89084 and 89086 carried 361 active listings in October 2026 according to NREG’s MLS analysis GLVAR data — the wider northern North Las Vegas market around the community. The feed below shows Villages at Tule Springs' own homes, both new builder releases and early-phase resales, refreshed daily — our team tracks both pipelines so you can compare builder incentives against resale value before you decide.
Homes for sale in ZIPs 89084 and 89086 near Villages at Tule Springs
- 7364 Summer Duck Way, North Las Vegas 89084 — $637,000 · 3 bd · 3 ba · 2,712 sq ft · Courtesy of Rossum Realty Unlimited
- 7525 Cooks Meadow Street, North Las Vegas 89084 — $305,000 · 2 bd · 2 ba · 1,290 sq ft · Courtesy of Realty ONE Group, Inc
- 1120 Jorian Bay Drive, North Las Vegas 89084 — $512,940 · 4 bd · 1.75 ba · 1,839 sq ft · Courtesy of D R Horton Inc
- 3917 Robin Knot Court, North Las Vegas 89084 — $500,000 · 4 bd · 2 ba · 2,042 sq ft · Courtesy of Keller Williams MarketPlace
- 4120 Hawks Glide Avenue, North Las Vegas 89084 — $729,900 · 4 bd · 3.5 ba · 3,226 sq ft · Courtesy of Elm Management Group LLC
- 7241 Glistening Star Street, North Las Vegas 89084 — $355,000 · 3 bd · 2.5 ba · 2,014 sq ft · Courtesy of Paradigm Realty
- 7331 BALENGER BAY AVE Ave, North Las Vegas 89084 — $446,990 · 4 bd · 2.25 ba · 1,700 sq ft · Courtesy of D R Horton Inc
- 7339 TANYA FALLS Street, North Las Vegas 89084 — $432,990 · 3 bd · 2.25 ba · 1,550 sq ft · Courtesy of D R Horton Inc
- 2594 Canary Yellow Court, North Las Vegas 89086 — $319,999 · 3 bd · 2.5 ba · 1,224 sq ft · Courtesy of SimpliHOM
- 129 Elks Peak Avenue, North Las Vegas 89084 — $480,000 · 4 bd · 2 ba · 2,178 sq ft · Active Under Contract · Courtesy of Real Broker LLC
- 6853 Desert Finch Street, North Las Vegas 89084 — $550,000 · 4 bd · 3.75 ba · 2,737 sq ft · Courtesy of New Door Residential
- 629 Lava Beds Way, North Las Vegas 89084 — $350,000 · 2 bd · 2 ba · 1,280 sq ft · Courtesy of Keller Williams MarketPlace
- 7908 CONDOL COVE Street, North Las Vegas 89084 — $643,990 · 4 bd · 3 ba · 2,538 sq ft · Courtesy of D R Horton Inc
- 7554 Crested Moon Street, North Las Vegas 89084 — $341,000 · 3 bd · 2 ba · 1,265 sq ft · Courtesy of Realty of America LLC
- 1817 Shondra Court, North Las Vegas 89084 — $535,990 · 5 bd · 2.75 ba · 2,660 sq ft · Courtesy of D R Horton Inc
- 4205 W Falcons Flight Avenue, North Las Vegas 89084 — $727,500 · 4 bd · 3.5 ba · 4,266 sq ft · Courtesy of Signature Real Estate Group
- 4153 Buteo Lane, North Las Vegas 89084 — $379,900 · 3 bd · 2.5 ba · 1,668 sq ft · Courtesy of ERA Brokers Consolidated
- 7765 Coast Jay Street, North Las Vegas 89084 — $382,900 · 2 bd · 1.75 ba · 1,570 sq ft · Courtesy of Keller Williams Realty Las Veg
- 6636 Cliff Shore Court, North Las Vegas 89084 — $616,000 · 6 bd · 3.75 ba · 3,939 sq ft · Active Under Contract · Courtesy of Huntington & Ellis, A Real Est
- 7021 Albatross Attic Street, North Las Vegas 89084 — $485,000 · 4 bd · 2.5 ba · 3,278 sq ft · Courtesy of The Agency Las Vegas
- 6729 Montezuma Castle Lane, North Las Vegas 89084 — $435,000 · 4 bd · 2.5 ba · 2,064 sq ft · Courtesy of Blue Diamond Realty LLC
- 7841 Lily Trotter Street, North Las Vegas 89084 — $357,999 · 3 bd · 2 ba · 1,246 sq ft · Courtesy of eXp Realty
- 6882 Magenta Moon Street, North Las Vegas 89086 — $349,998 · 3 bd · 2.5 ba · 1,577 sq ft · Courtesy of Simply Vegas
- 1214 Kaylis Cove Place, North Las Vegas 89084 — $534,990 · 4 bd · 2.25 ba · 2,436 sq ft · Courtesy of D R Horton Inc
Homes for rent in ZIPs 89084 and 89086 near Villages at Tule Springs
- 7975 Aurora Sky Street, Unit 3, North Las Vegas 89084 — $1,900/month · 3 bd · 2.25 ba · 1,610 sq ft · Courtesy of Southwestern Management and Re
- 1691 Douglas Creek Street, North Las Vegas 89084 — $2,400/month · 4 bd · 1.75 ba · 1,824 sq ft · Courtesy of Foster Realty
- 7413 Jesse Falls Court, North Las Vegas 89084 — $1,950/month · 3 bd · 2.5 ba · 1,419 sq ft · Courtesy of RE/MAX Advantage
- 6655 Flaminian Lane, Unit 204, North Las Vegas 89084 — $1,775/month · 2 bd · 1.75 ba · 1,454 sq ft · Courtesy of Xtreme Realty
- 4420 Penguin Avenue, North Las Vegas 89084 — $2,250/month · 3 bd · 2.5 ba · 2,131 sq ft · Courtesy of Infinite Realty & Investments
- 7416 Sunray Point Street, North Las Vegas 89084 — $1,900/month · 3 bd · 1.75 ba · 1,444 sq ft · Courtesy of Large Vision Property Manageme
- 6819 Dark Gunmetal Court, North Las Vegas 89086 — $1,950/month · 3 bd · 2.5 ba · 1,373 sq ft · Courtesy of Local Realty
- 7046 Judith River Street, North Las Vegas 89084 — $2,550/month · 3 bd · 2.5 ba · 1,893 sq ft · Courtesy of Southern Nevada Realty Group
- 6940 Caspian Tern Street, North Las Vegas 89084 — $1,975/month · 3 bd · 2.5 ba · 1,815 sq ft · Courtesy of Perry Enterprise LLC
- 7373 Philip Cove Street, North Las Vegas 89084 — $2,000/month · 3 bd · 2.25 ba · 1,309 sq ft · Courtesy of RE/MAX Reliance
- 7377 Philip Cove Street, North Las Vegas 89084 — $2,200/month · 3 bd · 2.25 ba · 1,309 sq ft · Courtesy of RE/MAX Reliance
- 6713 Lookout Lodge Lane, Unit 1, North Las Vegas 89084 — $1,695/month · 2 bd · 2 ba · 1,128 sq ft · Courtesy of Coldwell Banker Premier
- 228 FRAPUCCINO Avenue, Unit 0, North Las Vegas 89084 — $1,995/month · 2 bd · 2.5 ba · 2,298 sq ft · Courtesy of Anthem Realty Group LLC
- 6440 Sierra Sands Street, North Las Vegas 89086 — $2,100/month · 3 bd · 2 ba · 1,487 sq ft · Courtesy of Shelter Realty, Inc
- 6547 GOLDFIELD Street, North Las Vegas 89084 — $1,700/month · 3 bd · 2.5 ba · 1,479 sq ft · Courtesy of Monarch Property Management &
- 771 ESTATE COUNTRY Avenue, North Las Vegas 89086 — $1,995/month · 3 bd · 2.5 ba · 1,779 sq ft · Courtesy of Ideal Homes Realty LLC
- 3752 Ramura Avenue, North Las Vegas 89084 — $2,500/month · 4 bd · 2.5 ba · 1,811 sq ft · Courtesy of Skyline Mngmt. & R.E. Services
- 2014 Millergrove Avenue, North Las Vegas 89086 — $2,200/month · 3 bd · 2 ba · 1,769 sq ft · Courtesy of BHHS Nevada Properties
- 4441 Mural Glen Court, North Las Vegas 89084 — $3,500/month · 4 bd · 3.25 ba · 2,474 sq ft · Courtesy of Coldwell Banker Premier
- 6958 Stone Cactus Street, North Las Vegas 89086 — $2,450/month · 4 bd · 2.5 ba · 2,446 sq ft · Courtesy of Black & Cherry Real Estate
- 2742 Matador Red Avenue, North Las Vegas 89086 — $1,950/month · 2 bd · 2 ba · 958 sq ft · Courtesy of Lisa Bond Real Estate LLC
- 2936 Sunday Silence Road, North Las Vegas 89086 — $2,300/month · 3 bd · 2.5 ba · 1,808 sq ft · Courtesy of The Agency Las Vegas
- 724 Emerson Creek Court, North Las Vegas 89084 — $2,895/month · 3 bd · 2.5 ba · 2,011 sq ft · Courtesy of Keller Williams MarketPlace
- 1003 Brilliant Meadow Avenue, North Las Vegas 89086 — $2,100/month · 3 bd · 2.5 ba · 1,563 sq ft · Courtesy of Five Star Realty
See all listings in North Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 7, 2026, 6:13 AM Pacific; availability and prices may change.
PRICE DISTRIBUTION
How Many Homes Sell in Each Price Range Near Villages at Tule Springs?
ZIPs 89084 and 89086 carried a $449,000 median list price in September 2026 per NREG’s MLS analysis GLVAR data. The bands below count active Villages at Tule Springs listings — the MLS plats named for Villages 1–4 — in each price range.
Browse Villages at Tule Springs Listings
How Can You Find a Villages at Tule Springs Home by Type, Lifestyle & Price?
ZIPs 89084 and 89086 carry 361 active listings, the wider market around Villages at Tule Springs; the property-type, price and lifestyle filters below count the community's own homes — each link opens our live North Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis GLVAR data.
Which North Las Vegas Communities Near Villages at Tule Springs Should You Explore?
Villages at Tule Springs sits in the fastest-growing zip corridor in North Las Vegas. The communities below represent the natural comparison set — each card links to live MLS search or a dedicated hub page.
New Construction · Builder Inventory
Villages at Tule Springs — New Releases
Resale · Near-NewVillages at Tule Springs — Resale
Master-Planned · GolfAliante
New Construction · AdjacentHeartland at Tule Springs
Master-Planned · NW ValleySkye Canyon
Master-Planned · ParksProvidence
NW Las Vegas · EstablishedCentennial Hills
All NLV CommunitiesNorth Las Vegas (citywide)
By Price Range
Updated daily · 361 active listings across ZIPs 89084, 89086 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Villages at Tule Springs Listings First?
Custom alerts by builder, price, beds, and lot type — no spam, unsubscribe anytime. In a growing new-construction corridor, the best spec homes and lots are claimed within days of release. Alert subscribers see new inventory within hours, not after it's already under contract.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a North Las Vegas Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Villages at Tule Springs?
The Answer
Villages at Tule Springs is an outdoor-active, family-oriented master-planned community in the far northwest corner of North Las Vegas — minutes from Tule Springs Fossil Beds National Monument and Floyd Lamb Park. City services come through the City of North Las Vegas, with new CCSD schools, shopping, and road improvements being delivered continuously as the corridor builds out.
What is Villages at Tule Springs known for?
The community is known for affordable new-construction single-family homes by national builders, direct adjacency to Tule Springs Fossil Beds National Monument and Floyd Lamb Park, and one of the strongest family-value propositions in the Las Vegas Valley at the $430K–$700K price tier.
Who should live in Villages at Tule Springs?
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 trail-system access without Summerlin or Henderson pricing.
What is daily life like?
Morning walks or runs on trails connecting to Floyd Lamb Park, school drop-offs at new CCSD campuses, weekend hikes in Tule Springs Fossil Beds, and easy 215 Beltway access to Downtown Las Vegas in 15 minutes or the Strip in 25.
Location
Where Is Villages at Tule Springs
Villages at Tule Springs sits in northern North Las Vegas, where the MLS files its homes in ZIP codes 89084 (Villages 1–3, including Heartland) and 89086 (Village 4). Adjacent to Tule Springs Fossil Beds National Monument.
Downtown Las Vegas
15
Min
Strip
25
Min
Airport
30
Min
Mt. Charleston
45
Min
Floyd Lamb Park
5
Min
Villages at Tule Springs
At a Glance$449,000
Median List Price (ZIPs 89084/89086)
$430K–$700K
Community Price Range
26
Days on Market (ZIPs 89084/89086)
$60–$160/mo
HOA Dues
- Setting
- Master-planned new-construction community
- Acreage
- ~120 acres
- Homes
- 700+
- Established
- 2017
- Primary Builder
- KB Home (+ Lennar, Century Communities nearby)
- Guard-Gated
- No — open community
- HOA
- $60–$160/mo
- Schools
- CCSD — Shadow Ridge HS zone
- Adjacent Park
- Floyd Lamb Park (680 acres)
- National Monument
- Tule Springs Fossil Beds (adjacent)
- Sunshine
- 300 days/year
- Distance to Strip
- ~25 min
Census Housing Data / Villages at Tule Springs
What Does the Census Show About Housing in Villages at Tule Springs?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Villages at Tule Springs and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
2,100+
vs North Las Vegas 296,653
65%
vs Clark Co 58%
700+
vs North LV 88,909
$430K
vs Clark Co value $431K
Source: NREG community plan records & U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, North Las Vegas city (Villages at Tule Springs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Villages at Tule Springs Area Growing?
North Las Vegas is the fastest-growing major city in the Las Vegas Valley. The city has added more than 96,000 residents since 2010 per U.S. Census counts, and ZIP codes 89084 and 89086, where Villages at Tule Springs sits, are at the leading edge of that growth wave — with new schools, roads, parks, and commercial development being permitted and built continuously.
296,653North Las Vegas residents (Census)
700+Villages at Tule Springs homes
+36.7%North Las Vegas growth, 2010–2025 (Census)
North Las Vegas citywide population trajectory, 2010–2025 (Census)
Villages at Tule Springs sits in the ZIP corridor experiencing the most active new residential and infrastructure investment in North Las Vegas. Unlike a built-out community where supply is permanently capped, this area is still adding rooftops — which means the commercial and school infrastructure continues to improve around existing owners. Early buyers in similar NLV growth corridors have historically seen appreciation as the build-out matures.
Sources: U.S. Census Bureau QuickFacts and City of North Las Vegas. Citywide North Las Vegas figures shown because the Census does not tabulate the community separately. North Las Vegas: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
The long view: the median sold price in ZIPs 89084, 89086 rose 96% between 2015 ($225,000) and 2025 ($440,000), across 7,797 recorded closings — Las Vegas REALTORS MLS records via Repliers.
26
MEDIAN DAYS ON MARKET
$449K
ZIP-AREA MEDIAN LIST
700+
HOMES IN COMMUNITY
< 1 hr
OUR RESPONSE TIME
GROWING FAST
Get matched with a
North Las Vegas specialist.
Market Competitiveness
How competitive is the Villages at Tule Springs market right now?
ZIPs 89084 and 89086 showed a $449,000 median list price in September 2026 per NREG’s analysis of Las Vegas REALTORS MLS data, in a market balanced between new builder releases (which move quickly when incentivized) and resale inventory. Buyers who arrive pre-approved and builder-briefed win the best lots and specs; undecided shoppers watch the prime inventory sell while they deliberate.
- 26 daysMedian days on market, ZIP 89084 (single-family homes sold in the past 90 days, Sept. 2026 snapshot)
- 361Active listings, ZIPs 89084/89086 (October 2026)
- $430K–$700KCommunity price range
- 700+Homes in the community
Before You Buy
What Should You Compare Before Buying a Home in Villages at Tule Springs?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Buyer Profiles Fit Villages at Tule Springs?
Value-Oriented Move-Up Buyers
- More square footage per dollar than any west-valley alternative
- New construction features without Summerlin premiums
- Infrastructure growth supports long-hold appreciation thesis
- Builder incentive cycles create periodic below-market entry
Long-Hold Investors
- Growth-corridor appreciation history in comparable NLV ZIPs
- Consistent rental demand from NLV workforce
- Infrastructure catch-up: schools, roads, commercial filling in
- Lower entry vs. Henderson or Summerlin at same rental tier
Best Fit For
- First-time buyers — new-construction eligible for FHA or VA financing from $430,000, with builder warranties and energy-efficient systems from move-in day.
- California relocators — zero state income tax, a 3% property-tax cap, and new construction at price points impossible to replicate in California.
- Value-oriented move-up buyers — more contemporary square footage per dollar than any west-valley community at the same price tier.
- Long-hold investors — growth-corridor appreciation thesis, consistent rental demand, and infrastructure catch-up dynamics that have historically rewarded early entry.
Ready to explore homes in Villages at Tule Springs? Our team knows every builder phase, lot position, and incentive cycle in this corridor.
Start Your Home SearchPros
- Tule Springs Fossil Beds National Monument adjacent — 22,650 acres of federally protected open space at the community's border
- Floyd Lamb Park (680 acres) within 5 minutes — ponds, wildlife, trails, and picnic areas for daily outdoor use
- Zero Nevada state income tax and a 3% primary-residence property-tax cap under NRS 361.4723
- FHA (3.5% down) and VA (0% down) eligible — the valley's most accessible new-construction financing tier
- Strong infrastructure growth trajectory — schools, roads, parks, and commercial development continuously being added
- Craig Ranch Regional Park's amphitheater, sports fields, and splash pad within 15 minutes
Honest Considerations
- Not guard-gated — open community access, no staffed entry
- Longer commute: 25 minutes to the Strip and 30 minutes to the airport vs. 15–20 from central communities
- Commercial base still maturing — grocery, dining, and service options are improving but not yet at Summerlin or Henderson density
- Builder vs. resale trade-off: new releases lock in modern features but resales may offer completed upgrades or negotiating flexibility
- Infrastructure still in progress — some streets and amenities arrive in phases, not all at once
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Builder & Section Comparison
How Do the Villages at Tule Springs Builder Sections Compare?
A like-for-like comparison of builder sections and resale inventory at Villages at Tule Springs — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active listing data via NREG’s MLS analysis GLVAR. Honesty note: lot-level market medians for a single builder phase would be statistical noise, so we publish entry ranges instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| KB Home — New Releases | From $430K | n/a* | n/a* | n/a* | First-time buyers · Customization |
| Lennar — Adjacent Phases | From $440K | n/a* | n/a* | n/a* | Families · Everything's Included |
| Century Communities — Value Tier | From $420K | n/a* | n/a* | n/a* | Value entry · Move-up |
| Resale — Phase 1 & 2 (est. 2017–2020) | From $430K | n/a* | n/a* | n/a* | Immediate move-in · Upgrades installed |
| Larger Lots — North Sections | From $550K | n/a* | n/a* | n/a* | Space · Premium lot positions |
| Entry Tier — South Sections | From $430K | n/a* | n/a* | n/a* | First-time buyers · FHA/VA |
Source: NREG’s MLS analysis GLVAR data plus the NREG community plan record, June 2026. Phase-specific DOM and $/SF are omitted — samples per release are too small to be meaningful. Use the ZIP-area benchmarks (ZIPs 89084 and 89086) in the market sections of this page instead.
Section Deep Dive
What's Inside the Villages at Tule Springs Phases?
Submarket 1
KB Home — New Releases
Active new-release inventory from KB Home — design-center selections, energy-efficient builds, and periodic closing-cost credit cycles. Get a builder-briefed NREG agent before entering the model home; the builder's rep represents the builder.
Browse KB Home — New Releases homes →$430K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Lennar — Adjacent Phases
Lennar's bundled smart-home and appliance packages appeal to buyers who want a finished product from day one. Compare Lennar Mortgage incentives against your own pre-approval — the spread can be meaningful.
Browse Lennar — Adjacent Phases homes →$440K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Century Communities — Value Tier
Often the lowest entry point in the corridor at any given month — Century Communities anchors the value tier with standard features and periodic spec-home promotions.
Browse Century Communities — Value Tier homes →$420K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Resale — Phase 1 & 2 (est. 2017–2020)
Early-phase resales may have owner upgrades already installed — flooring, cabinetry, landscaping — that would cost $15K–$40K at a builder design center. Our agents run a simultaneous new vs. resale analysis before you commit.
Browse Resale — Phase 1 & 2 (est. 2017–2020) homes →$430K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Larger Lots — North Sections
Northern sections of the community trend toward larger lots and larger floor plans — buyers who want a pool-capable yard or 5-bedroom layout typically look here first.
Browse Larger Lots — North Sections homes →$550K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Entry Tier — South Sections
The community's most accessible price tier — entry homes that put a brand-new or near-new single-family home within reach of FHA and VA financing. The first step into North Las Vegas homeownership for many buyers.
Browse Entry Tier — South Sections homes →$430K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Tule Springs Fossil Beds National Monument — The Community's Neighbor
At 22,650 acres, Tule Springs Fossil Beds National Monument is one of the youngest units in the National Park Service system — established 2014, adjacent to the community, and a permanent open-space buffer that makes Villages at Tule Springs the only Las Vegas Valley community with a national monument literally at its border.
Browse Tule Springs Fossil Beds National Monument — The Community's Neighbor homes →22,650Monument Acres
2014NPS Established
AdjacentDistance from Community
FreeNPS Entry Fee
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which builder
or section fits?
BY ZIP CODE
How Do the Villages at Tule Springs ZIP Codes (89084/89086) Break Down?
The MLS files Villages at Tule Springs in two North Las Vegas ZIP codes — 89084 (Villages 1–3, including Heartland) and 89086 (Village 4) — per NREG’s analysis of Las Vegas REALTORS MLS data. Both ZIPs reach beyond the community, so the table shows each ZIP's own figures first and the community's own MLS figures last.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89084 | Villages 1–3 of Villages at Tule Springs (including Heartland) plus surrounding northern North Las Vegas neighborhoods | $451,000 median sold (869 closings, 12 mo to Aug 2026) | n/a* | 26 (single-family, past 90 days) | — | n/a* |
| 89086 | Village 4 of Villages at Tule Springs (KB Home plats) plus surrounding neighborhoods | $412,500 median sold (136 closings, 12 mo to Aug 2026) | n/a* | — | — | n/a* |
| 89084 / 89086 | Both ZIPs combined — active market | $449,000 median list | n/a* | — | 352 | n/a* |
| 89084 / 89086 | Villages at Tule Springs itself — MLS plats for Villages 1–4 | $322,500–$809,900 (active range) | n/a* | — | 60 | n/a* |
Source: NREG’s MLS analysis GLVAR MLS data as of late September 2026: median list price and active count for both ZIPs combined; 12-month closings and median sold price per ZIP (September 2025–August 2026); days on market from NREG’s ZIP 89084 market report (single-family homes sold in the past 90 days). Villages at Tule Springs itself recorded about 300 closings in the same 12 months. *Price per square foot and year-over-year change are omitted. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in Villages at Tule Springs?
KB Home builds Village 4 inside Villages at Tule Springs, and MLS listing remarks also name D.R. Horton (Village 1, including Heartland) and Lennar (Village 3). Incentives — closing-cost credits, design-center upgrades, rate buydowns — shift monthly. Get a current written quote and compare it against resale comps before signing any builder contract.
Value · Customizable
KB Home
Design-studio flexibility and historically strong closing-cost credit cycles
Family · Everything's Included
Lennar
Bundled smart-home features and mortgage incentives via Lennar Mortgage
Value · Move-Up
Century Communities
Often anchors the value tier in NLV growth corridors
Family
Richmond American
Broad floor-plan selection for families with growing space needs
55+ Active Adult
Pulte / Del Webb
Active-adult new construction for buyers 55+ considering this corridor
Outdoor Recreation
What Outdoor Amenities Does Villages at Tule Springs Offer?
No Las Vegas Valley community at this price tier offers outdoor access like Villages at Tule Springs: a 22,650-acre national monument adjacent and Floyd Lamb Park's 680 acres within 5 minutes. The City of North Las Vegas and Clark County Parks maintain the trail network — accessible through 300 days of annual sunshine.
ADJACENT
Tule Springs Fossil Beds National Monument
22,650 acresTrails · PaleontologyFree (NPS)
A federally protected fossil-bed landscape with walking trails and interpretive paleontology sites — the community's permanent open-space buffer and the valley's most unique natural neighbor.
5 MIN
Floyd Lamb Park
~680 acresTrails · Wildlife · PondsSmall fee
One of Southern Nevada's largest urban parks — ponds with resident waterfowl, shaded picnic areas, walking and equestrian trails, and a historic ranch setting dating to the territorial era.
15 MIN
Craig Ranch Regional Park
~170 acresSports · Amphitheater · Splash PadFree
North Las Vegas's signature regional park: amphitheater for concerts and events, multi-sport fields, splash pad, walking trails, and playgrounds — a full-service weekend destination for families.
15 MIN
Aliante Nature Discovery Park
~20 acresNature trails · Desert gardensFree
Interpretive nature trails through native desert landscaping, with educational desert-garden plantings and picnic areas — a quiet contrast to Craig Ranch's active sports focus.
IN-COMMUNITY
Community Parks — Villages at Tule Springs
Multiple parksPlaygrounds · Walking pathsResidents
Neighborhood parks within walking distance thread through the community, with playgrounds, benches, and the low-traffic suburban streets that make evening walks and morning runs genuinely pleasant.
15 MIN
Las Vegas Paiute Golf Resort
54 holesPublic golfPublic
Three championship golf courses on the Las Vegas Paiute Tribe reservation — Snow Mountain, Sun Mountain, and Wolf — some of the best and most affordable public play in the valley.
45 MIN
Mt. Charleston / Lee Canyon
Spring Mountains NRASkiing · Hiking · CampingVaries
Lee Canyon ski area and the Spring Mountains National Recreation Area — 11,000-foot peaks with winter skiing, summer hiking, and alpine camping less than an hour north.
20 MIN
Mojave Desert Trails Network
RegionalHiking · Mountain bikingFree
Access to northwest valley trail corridors connecting to Red Rock Canyon's 195,000-acre conservation area via the 215 Beltway — the valley's broadest multi-use trail network.
The Villages at Tule Springs Lifestyle
What Does a Weekend in Villages at Tule Springs Look Like?
Three moods within minutes of home: a morning fossil-bed walk in Tule Springs Fossil Beds National Monument, an afternoon at Floyd Lamb Park's ponds and trails, and a Saturday at Craig Ranch Regional Park's amphitheater — with National Park Service's 22,650-acre national monument permanently preserving the open space at your doorstep.
700+Homes in Community
680Acres — Floyd Lamb Park
45Minutes to Mt. Charleston
$430KEntry Price
THIS WEEKEND'S OPEN HOUSES
Can You Tour Villages at Tule Springs Homes This Weekend?
Builder model homes at Villages at Tule Springs are open most weekends — walk in, see the floor plans, and meet the sales team. Resale open houses are posted as they go active. Bring a buyer's agent before entering any model home: the builder's rep works for the builder, and NREG representation costs nothing extra.
Planning a move
What Should I Verify Before Moving to Villages at Tule Springs?
Budget around the specific home, not a community average. Before you compare the cost of a move to Villages at Tule Springs, get these in writing:
- The parcel's current tax bill and abatement status from the county assessor — a tax cap is not automatic.
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Villages at Tule Springs Economy?
Villages at Tule Springs draws working families, healthcare workers, educators, logistics employees, and remote professionals who prioritize home size and outdoor access over urban proximity. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with North Las Vegas anchoring distribution, logistics, and manufacturing employment for the broader valley.
$65,000+Avg household income, communityNREG community plan record
65%Owner-occupied householdsCommunity plan record
15 minTo Downtown Las Vegas employmentVia I-15 south
25 minTo Strip resort employment coreVia I-15 or US-95
Top Villages at Tule Springs-Area Employers
- North Las Vegas logistics and distribution corridorMajor Amazon, UPS, FedEx, and warehouse/fulfillment centers in the northern valley — primary employment base for many residents
- Clark County School District — NLV regionTeaching, administration, and support roles at area campuses, with new campuses being added as the corridor grows
- Centennial Hills Hospital Medical CenterFull-service hospital and medical office campus serving northwest Las Vegas — a major healthcare employer within 20 minutes
- Craig Ranch Regional Park and NLV recreationMunicipal parks, recreation, and events staffing — smaller employment base but growing with the corridor
- Las Vegas Strip resort corridorHospitality, gaming, food service, and corporate operations — accessible in 25 minutes via I-15
- Remote / work-from-homeA growing percentage of residents are remote workers who chose North Las Vegas for larger home footprints and lower total housing costs
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Villages at Tule Springs Compare to North Las Vegas, Summerlin & Henderson?
Side-by-side metrics buyers ask about most, updated June 2026. Villages at Tule Springs wins on value ($430K–$700K new construction) and outdoor access; Summerlin on schools and amenity depth; Henderson on safety ranking and infrastructure maturity. Sources: NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Villages at Tule Springs | North Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | $430K–$700K (new const.) | From $350K | $728K | $548K |
| HOA Dues | $60–$160/mo | Varies | $55–$400/mo | $50–$300/mo |
| Days on Market (area) | 26 (ZIP 89084) | ~38 | ~21 | ~21 |
| Population | ~2,100 (community) | 296,653 | ~127,000 (village) | 353,289 |
| New Construction | Active — KB Home, Lennar | Active valley-wide | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Outdoor Recreation | National Monument adjacent; Floyd Lamb Park 5 min | Regional parks 10–20 min | Red Rock Canyon 15 min | Lake Mead 20 min |
| Guard-Gated | No — open community | Select enclaves | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) |
| Best For | Value · Outdoor Access · Families | Affordability · Growth | Schools · Luxury · Outdoors | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Community income and population figures are plan-record values; Census does not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Villages at Tule Springs 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 Villages at Tule Springs Payment
$3,958
Illustrative Monthly Payment
- Principal & Interest$3,160
- Property Tax$250
- Insurance$150
- HOA$200
- PMI$198
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 Villages at Tule Springs?
The 215 Beltway and I-15 put Downtown Las Vegas 15 minutes south and the Strip 25 minutes away. Metro mean commutes run about 25 minutes per U.S. Census ACS data — Villages at Tule Springs trades slightly longer Strip access for Tule Springs Fossil Beds National Monument and Floyd Lamb Park within 5 minutes.
Drive Times from Villages at Tule Springs
- 5 minFloyd Lamb Park (recreation)Tule Springs Rd west
- ~15 minDowntown Las VegasI-15 south or Las Vegas Blvd
- ~15 minCraig Ranch Regional ParkW Craig Rd
- ~25 minLas Vegas StripI-15 south or US-95
- ~30 minHarry Reid Intl AirportI-15 south
- ~20 minCentennial Hills Hospital215 Beltway west
- ~45 minMt. Charleston / Lee CanyonUS-95 north → NV-157
- 5 minTule Springs Fossil Beds NMAdjacent — Tule Springs Rd
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home in Villages at Tule Springs?
Resale homes close in 30-45 days through Nevada escrow; spec (move-in-ready) new construction closes similarly. Build-to-order purchases take 60-180 days depending on builder backlog and permitting — confirm your rate lock covers the full window. Builder contracts are longer and less negotiable than resale contracts, so have our team review before you sign.
Quick Answer
What down payment do you need to buy in Villages at Tule Springs?
FHA loans allow 3.5% down — on a $500,000 home that's $17,500. Conventional loans start at 5% down for qualified buyers; VA loans allow 0% for eligible veterans and active military. Builder-preferred lenders sometimes layer closing-cost credits on top of low-down programs — compare the builder's in-house lender against your own pre-approval before choosing. The spread between the two can be $5,000–$15,000 at the closing table, and your NREG agent will help you run that analysis at no extra cost.
Villages at Tule Springs FAQ — 17 Answers
What Do Villages at Tule Springs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Villages at Tule Springs?
Homes in Villages at Tule Springs range $430K–$700K, with ZIP codes 89084 and 89086 showing a median list price near $449,000 per NREG’s analysis of Las Vegas REALTORS MLS data. Builder incentives on unsold inventory can shave $20,000–$40,000 off list — always have our team run new-release pricing alongside resale comps before you write an offer.
Which builders are active in Villages at Tule Springs?
Lennar, KB Home, and Century Communities are the primary national builders operating in and adjacent to the Villages at Tule Springs corridor. Each offers different floor plans, included features, and incentive structures — Lennar often bundles closing cost credits, KB Home leans on design-center flexibility, and Century Communities typically anchors the value tier. Incentives shift monthly, so never compare builder pricing without a current written quote.
What are HOA fees in Villages at Tule Springs?
HOA dues run $60–$160 per month depending on the specific section and builder phase, covering common-area maintenance and community amenities. Exact amounts are set per sub-association, and builder communities sometimes adjust fees as phases close out. Always confirm the current figure on the specific home during Nevada's standard 30-45 day escrow — request the HOA disclosure package on new sales and the resale certificate on resales.
What are property taxes like in Villages at Tule Springs?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.4723 once the owner claims it. On a $500,000 Villages at Tule Springs home that means approximately $2,500–$3,500 per year — a meaningful advantage over comparable California communities where effective rates routinely exceed 1.0% with no statutory cap.
How does Nevada's no-income-tax advantage compare to California?
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 income taxes alone after moving. Paired with North Las Vegas property-tax rates roughly half of coastal California's, Villages at Tule Springs buyers from the Bay Area and Southern California typically find the carrying-cost gap is larger than the list-price gap.
What schools serve Villages at Tule Springs?
Clark County School District campuses zoned to the area include Reedom Elementary, Escobedo Middle School, and Shadow Ridge High School — with new CCSD campuses being added as the northern valley grows. Charter options include Doral Academy of Nevada (8/10) and Pinecrest Academy (8/10); private choices within reach include Faith Lutheran and Bishop Gorman High School. Verify current zoning for any specific address at ccsd.net before you write an offer.
How far is Villages at Tule Springs from the Strip?
Plan roughly 25 minutes 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 up US-95 and NV-157. The northern location trades a longer Strip commute for newer construction and lower pricing — drive your actual commute window before deciding.
What outdoor recreation is near Villages at Tule Springs?
Tule Springs Fossil Beds National Monument and Floyd Lamb Park — a 680-acre urban refuge with ponds, wildlife, and trails — are within minutes of the community. Craig Ranch Regional Park (170 acres, amphitheater, sports fields, splash pad) and Aliante Nature Discovery Park add nearby options. Mt. Charleston ski and hiking is about 45 minutes north, and the 215 Beltway connects riders and hikers to valley-wide trail systems in under 20 minutes.
What is the appreciation potential in Villages at Tule Springs?
Growth-corridor communities in North Las Vegas have historically shown strong appreciation as infrastructure, schools, and commercial development catch up to residential rooftops. Villages at Tule Springs sits in North Las Vegas ZIP codes 89084 and 89086, 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.
Is Villages at Tule Springs guard-gated?
No — Villages at Tule Springs is an open, master-planned community, not a guard-gated enclave. The family-oriented neighborhood design prioritizes walkability, parks, and community connectivity over private-entry security. Buyers who need a staffed gate should look at guard-gated North Las Vegas options or communities like MacDonald Highlands in Henderson, but most families here find the open layout and active outdoor culture a better fit than a gated alternative at a similar price point.
How competitive is the market in Villages at Tule Springs right now?
ZIP codes 89084 and 89086 have been running about 26 median days on market per NREG’s analysis of Las Vegas REALTORS MLS data — moderately competitive but not the frenzy of 2021–22. Builder inventory on remaining new-release lots moves quickly when priced right, while early-phase resales compete against new options. Pre-approval in hand and a clear lot-or-resale decision before you tour puts you ahead of buyers who arrive undecided. Call us at (702) 637-1759 and we can tell you today's active count and pending ratio.
What new construction is being built near Villages at Tule Springs?
Beyond the Villages at Tule Springs phases themselves, the 89084/89086 ZIP corridor is home to additional new-construction projects by builders including Lennar and Richmond American, with commercial development including grocery anchors, dining, and services filling in around the residential growth. New CCSD schools and road improvements are underway — the corridor looks meaningfully more complete each year, which has historically supported appreciation for early buyers who held through the build-out.
What is the rental market like in Villages at Tule Springs?
Long-term single-family rentals in the 89084/89086 corridor attract consistent demand from the growing North Las Vegas workforce — the area's newer construction and family-friendly layout command rental premiums over older inventory. Short-term rentals are regulated by the City of North Las Vegas and HOA CC&Rs; never underwrite vacation-rental income without reading both. For long-hold investors, the combination of affordable entry price, infrastructure growth, and rental demand compares favorably to higher-cost communities valley-wide.
What should I know before buying in Villages at Tule Springs?
Four things move real money here. First, builder vs. resale: incentives on new inventory can equal or beat resale discount — we run both analyses before you commit. Second, lot selection: location within the plan (proximity to parks, traffic corridors, or future commercial) creates real value differences. Third, phase pricing: earlier phases may have appreciated relative to current releases. Fourth, HOA disclosures: confirm exact dues, reserves, and CC&Rs section by section. Call (702) 637-1759 and we will pull current data before you write.
What down payment do you need to buy in Villages at Tule Springs?
FHA loans allow 3.5% down — on a $500,000 home that's $17,500 — making Villages at Tule Springs one of the most accessible new-construction communities in the valley for first-time buyers. Conventional financing allows 5–20% down; VA loans allow 0% for eligible veterans and active military. Builder-preferred lenders sometimes layer additional closing-cost credits on top of low-down programs — compare the builder's in-house lender against your own pre-approval before choosing; the spread can be $5,000–$15,000 at close.
How long does it take to close on a home in Villages at Tule Springs?
Resale homes in Nevada typically close in 30–45 days through escrow. New-construction purchases vary: spec (move-in-ready) homes close like resales, while build-to-order homes can run 60–180 days depending on builder backlog, permitting, and finishes. Builder contracts typically contain 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.
Can Nevada Real Estate Group help me negotiate with builders in Villages at Tule Springs?
Yes — and you need representation. Builders are represented by their own sales agents whose job is to maximize builder profit. NREG's buyer agents know each builder's current incentive cycle, which lot premiums are negotiable, and how to structure offers that get you design-center credits or closing-cost assistance without giving up home quality. Call (702) 637-1759 to get matched with an agent who tracks this corridor daily — builder representation is included at no additional cost to you.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Villages at Tule Springs?
These are the questions Villages at Tule Springs buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from NREG’s MLS analysis GLVAR, tax law from the Nevada Revised Statutes, and community facts from the plan record and National Park Service.
Is Villages at Tule Springs in Las Vegas or North Las Vegas?
North Las Vegas — the MLS files Villages at Tule Springs homes under North Las Vegas in ZIP codes 89084 (Villages 1–3) and 89086 (Village 4), in the northern part of the city adjacent to Tule Springs Fossil Beds National Monument. City of North Las Vegas provides municipal services and police coverage.
What is Tule Springs Fossil Beds National Monument?
A 22,650-acre National Park Service unit established in 2014 adjacent to the community, preserving Ice Age fossil beds with walking trails and interpretive sites. It's the community's permanent open-space neighbor and one of the newest NPS units in the West.
Does Villages at Tule Springs have a community pool?
The community features neighborhood parks and open spaces; verify current community amenity status with the HOA disclosure package, which your NREG agent will request during escrow. Builder models and community guidelines specify which amenities are included in the HOA structure.
Is there new construction available at Villages at Tule Springs?
Yes — KB Home is the primary active builder inside the plan, with Lennar and Century Communities operating in adjacent phases within the same ZIP corridor. Builder spec homes (move-in-ready) and to-be-built options are typically both available; call (702) 637-1759 for current inventory.
What is the property tax rate in North Las Vegas?
Nevada's effective rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under NRS 361.4723. On a $500,000 home that's approximately $2,500–$3,500 per year — a fraction of comparable California communities.
How close is Floyd Lamb Park?
Approximately 5 minutes from the community via Tule Springs Road — a 680-acre urban park with ponds, wildlife, shaded picnic areas, and walking trails. It's the community's immediate outdoor recreation anchor and a significant quality-of-life amenity that comparable communities at this price don't have.
Why is North Las Vegas more affordable than Summerlin?
Distance and brand premium: Summerlin carries a master-developer premium built over 30+ years of Howard Hughes Corporation investment. North Las Vegas is 15–25 minutes further from the Strip, which translates to $100,000–$200,000 less in entry price for comparable new-construction square footage — a trade many families gladly make.
Can I use VA financing at Villages at Tule Springs?
Yes — new-construction and resale homes at Villages at Tule Springs are generally eligible for VA financing with 0% down for qualified veterans and active military. The builder's preferred lender and any third-party lender can process VA loans; compare both before closing. Call (702) 637-1759 to connect with an agent who specializes in military relocation to North Las Vegas.
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Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, 9,061+ verified five-star reviews, and 9,600+ closed transactions totaling $4.85B+ in volume since 2011. Our agents have represented buyers and sellers across North Las Vegas growth corridors including Villages at Tule Springs — with builder-negotiation and lot-selection expertise that separates buyers who win from those who overpay.
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Want to Talk to a Villages at Tule Springs Real Estate Expert?
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Villages at Tule Springs?
Compare Villages at Tule Springs — entry prices from $430K per the community plan record — with neighboring master plans and North Las Vegas communities. Each card pairs commute time with price positioning, so you can judge whether a different community buys you more lifestyle per dollar.
More North Las Vegas communities
- Kyle Canyon Gateway
- Cliffside at Northstar
- Providence Ridge
- Trellis by Pardee
- Grand Teton / Deer Springs Corridor
- Centennial Parkway Corridor
- Heartland at Tule Springs
- Park Highlands North
- Tule Springs
- Sun City Aliante
- Aliante
- Eagle Canyon
Shopping the whole city? Browse all North Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Villages at Tule Springs Areas Can You Explore A–Z?
The community and its immediate neighbors — including Aliante, Heartland at Tule Springs, and Skye Canyon — are indexed alphabetically for quick orientation. The MLS files the community in North Las Vegas ZIP codes 89084 and 89086. Our team can pull current listings, builder inventory, and HOA documents for any section on request.
F
- Floyd Lamb Park (adjacent recreation)
T
- Tule Springs Fossil Beds National Monument (adjacent)
KEEP LEARNING
What Else Should You Read About Villages at Tule Springs?
These guides extend the research most Villages at Tule Springs buyers do next — understanding the North Las Vegas market, weighing North Las Vegas against Summerlin or Henderson, and mapping the new-construction buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The valleywide playbook — pricing, inventory, rates, and where the metro's momentum actually is this year.
Read →COMMUNITY HUB
North Las Vegas Real Estate Hub
Every North Las Vegas community, market data, and side-by-side comparisons in one place.
Read →AREA GUIDE
Las Vegas Community Hub
Citywide and valleywide market data, every major community, and live MLS search.
Read →SAFETY GUIDE
Is North Las Vegas Safe? 2026
A data-backed look at NLV crime, neighborhoods, and where families buy.
Read →COST GUIDE
Cost of Living in North Las Vegas
A real monthly budget for NLV — housing, utilities, taxes, and more.
Read →Sources & Methodology
Where Does This Villages at Tule Springs Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Villages at Tule Springs is a growing community in a multi-builder ZIP corridor, we present area-level benchmarks (ZIPs 89084/89086) as corridor statistics — never single-phase claims — and omit section-level medians that small builder-release samples cannot support. Follow any link below to verify a figure.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89084 and 89086, plus the community's own plat-level listings and closings. NREG market report
- U.S. Census Bureau — North Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- City of North Las Vegas — City services, police coverage, development permits, and capital improvement projects. cityofnorthlasvegas.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- National Park Service — Tule Springs Fossil Beds — Monument acreage, establishment date, trail and visitor information. nps.gov/tusk
- FBI Uniform Crime Reporting (UCR) — North Las Vegas violent and property crime rates. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Clark County School District (CCSD) — School zone assignments, enrollment, and new school construction in North Las Vegas. ccsd.net
- GreatSchools.org — K-12 school ratings and student-teacher ratios for CCSD and charter campuses. greatschools.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California state income tax rates for the NV-vs-CA comparison. ftb.ca.gov
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: October 15
