PENDING
$620,000
HouseEst. $3,501/mo
4 Beds
3.5 Baths
2,358 Sq. Ft.0.18 Acres
Built in 1994
9636 Rancho Palmas Drive
Las Vegas, NV, 89117
Signature At Peccole Ranch
Peccole RanchHomes for Sale · Las Vegas, NV
35New Listings
$575,000Median Sale Price
22Avg Days to Close
ZIP: 89117, 89145
Type: Master-Planned · Established
Price Range: $400K–$3M+
HOA: $50–$400/mo
The Neighborhood
Who Lives in Peccole Ranch?
An exclusive snapshot benchmarked against Clark County
Peccole Ranch tracks the metro average for age, with a median of 41, with 27% of households raising children. Just 41% of homes are owner-occupied, below the 57% county average, and median household income ($69K) tracks the county. 39% of adults hold a bachelor's degree or higher — well above the 26% county average, and annual residential turnover (29%) is markedly lower than the county's 41% — signaling a stable, long-tenure neighborhood.
Population
9,687
vs Clark County aggregate
Median HH Income
$68,799
vs Clark County $74K
Median Age
41
vs Clark County 38
Median Home Value
$400,865
vs Clark County $401K
Owner-Occupied
41%
vs Clark County 57%
Bachelor's+
39%
vs Clark County 26%
Has Children
27%
vs Clark County 30%
Avg HH Size
2.0
vs Clark County 2.7
Annual Turnover
29%
vs Clark County 41%
Density / sq mi
8,030
vs Clark County 291/sq mi
Age distribution in Peccole Ranch
Roughly balanced across life stages.
Children (0–17)
19%
Young Adults (18–24)
8%
Working Age (25–64)
60%
65 +
12%
When was Peccole Ranch built?
Peak construction era: 1990s — about 66% of homes.
Before 1970
—
1970s
1%
1980s
11%
1990s
66%
2000s
17%
2010s
5%
2020 +
—
How much do Peccole Ranch households earn?
42% of households earn $100K or more annually.
Under $50K
26%
$50K – $100K
32%
$100K – $150K
17%
$150K – $200K
12%
$200K +
12%
How does Peccole Ranch get to work?
Most common commute: 15 – 29 min (40% of workers).
Commute Time
Transportation Mode
Source American Community Survey 2023 via LiveBy. Benchmarks Clark County aggregate.
Location
Where is Peccole Ranch?
Las Vegas, Nevada
~15 min
to the Strip
via W Flamingo Rd
~10 min
to Downtown Summerlin
via W Sahara Ave
~20 min
to Red Rock Canyon
via W Charleston Blvd
~25 min
to Harry Reid Airport
via I-215 South → I-15
Which Peccole Ranch Homes Are for Sale Right Now?
NEWPRICE REDUCED $10k$639,995$10kHouseEst. $3,614/mo4 Beds3.5 Baths2,404 Sq. Ft.0.10 AcresBuilt in 199810000 Ranch Hand AvenueLas Vegas, NV, 89117Peccole Ranch Phase 2 B
PENDING$549,000HouseEst. $3,100/mo3 Beds3.5 Baths1,838 Sq. Ft.0.11 AcresBuilt in 19999709 Floweret AvenueLas Vegas, NV, 89117Peccole Ranch At Pt Amd
NEW$619,900HouseEst. $3,500/mo4 Beds3.5 Baths1,870 Sq. Ft.0.13 AcresBuilt in 19921213 Daytona LaneLas Vegas, NV, 89117Signature At Peccole Ranch 2
NEWPRICE REDUCED $10k$515,000$10kHouseEst. $2,908/mo4 Beds3 Baths1,870 Sq. Ft.0.09 AcresBuilt in 19941420 Desert Hills DriveLas Vegas, NV, 89117Signature At Peccole Ranch
NEW$515,000HouseEst. $2,908/mo4 Beds3.5 Baths2,404 Sq. Ft.0.10 AcresBuilt in 19991664 Shifting Winds StreetLas Vegas, NV, 89117Peccole Ranch Phase 2 B
Listing data sourced from GLVAR via Repliers IDX. Information deemed reliable but not guaranteed. Updated continuously.
Community Overview
What Is It Like Living in Peccole Ranch, Las Vegas?
Peccole Ranch is a master-planned · established in Las Vegas, Nevada (ZIP 89117), established 1989 with 4,200+ homes. Pricing runs $400K–$3M+ with HOA dues of $50–$400/mo, and the community is not guard-gated. The sections below cover current listings, market data, schools, HOA detail, and how Peccole Ranch compares to its neighbors — all sourced from Las Vegas REALTORS…
Peccole Ranch is one of the most established and centrally located master-planned communities in Las Vegas, encompassing 640 acres and more than 4,200 homes in 22 distinct neighborhoods. Developed by the Peccole family beginning in 1989, the community occupies a prime position in the western Las Vegas Valley, bordered by Charleston Boulevard to the south, Sahara Avenue to the north, and Durango Drive to the west.
What sets Peccole Ranch apart from other Las Vegas master plans is its remarkable range of housing options within a compact, mature community. The neighborhood portfolio spans from well-maintained single-family homes in the $400,000 range to the ultra-luxury guard-gated enclave of Queensridge, where estates regularly trade above $3 million. This diversity — combined with the community's central location — makes Peccole Ranch one of the most versatile residential choices in the valley.
The community is anchored by the award-winning Badlands Golf Club site (formerly a 27-hole championship course) and the iconic Queensridge Towers. Mature landscaping, wide streets, and established neighborhood character give Peccole Ranch an appeal that newer master plans cannot replicate. The surrounding commercial corridor along Sahara and Charleston provides walkable access to shopping, dining, and services.
Peccole Ranch's central location delivers drive times that are difficult to match elsewhere in Las Vegas — 15 minutes to the Strip, 10 minutes to Summerlin's shopping and dining, and easy freeway access via the 215 Beltway and US-95. For buyers who want an established community with mature trees, proven property values, and proximity to everything, Peccole Ranch remains one of the smartest choices in the market.
Peccole Ranch At a Glance
Established1989
DeveloperPeccole Family / William Peccole
Total Acreage640 acres
Homes4,200+
Median Home Price$575,000
ZIP Codes89117, 89145
Guard-GatedNo
HOA$50–$400/mo
Ready to explore Peccole Ranch? Schedule a private tour of the community and the current listings that match your goals.
Call (702) 637-1759Quick Facts
What Should You Know About Peccole Ranch at a Glance?
- Peccole Ranch spans 640 acres in Las Vegas, Nevada (ZIP 89117, 89145).
- Peccole Ranch was established in 1989 by Peccole Family / William Peccole.
- Peccole Ranch contains 4,200+ homes with prices ranging from $400K–$3M+.
- Peccole Ranch is a master-planned · established community.
- HOA fees in Peccole Ranch range from $50–$400/mo per month.
- Top-rated schools serving Peccole Ranch include William & Mary Scherkenbach Elementary (7/10) and Lawrence & Heidi Canarelli Middle School (7/10).
- Peccole Ranch is located ~15 min to the Strip via W Flamingo Rd.
Why Peccole Ranch
What Makes Peccole Ranch Stand Out?
22 Distinct Neighborhoods
From starter homes to guard-gated luxury estates, Peccole Ranch's 22 neighborhoods offer something for every buyer at every price point within a single master plan.
Central Location
15 minutes to the Strip, 10 minutes to Summerlin, and immediate access to the 215 Beltway. One of the most centrally positioned communities in Las Vegas.
Parent to Queensridge
Home to the prestigious guard-gated Queensridge community, where 987 luxury homes command the highest prices in the western valley outside of Summerlin.
Mature Landscaping
Decades-old trees, established common areas, and lush greenbelts create a neighborhood character that newer communities cannot replicate.
Top-Rated Schools
Zoned for highly rated CCSD schools including Palo Verde High School and close to premier private institutions like The Meadows School.
Proven Investment
35+ years of established property values with consistent appreciation. Peccole Ranch homes hold their value through every market cycle.
Outdoor Amenities
Which Parks and Recreation Serve Peccole Ranch?
Residents of Peccole Ranch use Peccole Ranch Park and Rafael Rivera Park, among 3+ parks and recreation options nearby. Park access is one of the quiet drivers of resale value in Las Vegas — homes within walking distance of a signature park routinely outperform the community median. The list below maps each option with what it offers.
Peccole Ranch Park
2600 Torrey Pines Dr, Las Vegas, NV 89146
~12 acres- Playgrounds
- Basketball courts
- Picnic areas
- Walking paths
- Open fields
Rafael Rivera Park
2900 N Stewart Ave, Las Vegas, NV 89101
~8 acres- Sports fields
- Playgrounds
- Picnic pavilions
- Basketball courts
Desert Breeze Park
8275 Spring Mountain Rd, Las Vegas, NV 89147
~20 acres- Skate park
- Soccer fields
- Playgrounds
- Walking trails
- Community pool
HOA
What Does the Peccole Ranch HOA Cost and Cover?
Peccole Ranch carries HOA dues of $50–$400/mo, covering common-area maintenance and community amenities. Before writing an offer, budget for the dues alongside Nevada's property-tax math — an effective rate near half a percent with the 3% annual cap on primary residences under NRS 361.471 — and request the resale package early; HOA document review is a standard Nevada escrow step.
Fees & Management
Monthly HOA Range$50–$400/mo
Guard-GatedNo
Community TypeMaster-Planned · Established
HOA fees are subject to change. Verify current fees with the management company before purchase.
What HOA Typically Covers
- Common area landscaping and maintenance
- Community parks and trail maintenance
- Neighborhood street maintenance
- Exterior architectural standards enforcement
- Reserve fund contributions
Education
Which Schools Serve Peccole Ranch?
School NameGradesRating
Piggott Academy Elementary SchoolK–5
West Prep Elementary SchoolK–5
Johnson Walter Junior High School Academy of Int'l Studies6–8
Bonanza High School9–12
College of So NV High School East9–12
College of So NV High School South9–12
College of So NV High School West9–12
Northwest Career-Technical Academy High School9–12
Attendance-zone data via LiveBy + GreatSchools (most recent academic year). Specific zoning varies by street — confirm with CCSD before purchasing.
Common Questions
Frequently Asked Questions About Peccole Ranch
These are the questions buyers and sellers ask our team most about Peccole Ranch — pricing, HOA, schools, and timing — answered directly from MLS records, Las Vegas sources, and the transactions Nevada Real Estate Group has closed across the valley. If your question is not covered, call (702) 637-1759 and a specialist will answer it the same day.
Peccole Ranch spans about $400,000 for entry-level single-family homes to over $3 million in the guard-gated Queensridge enclave, with 22 neighborhoods covering virtually every price point across 640 central acres. That range within one established master plan is rare in Las Vegas. Define your budget band first; the right Peccole Ranch neighborhood looks entirely different at $450,000 versus $2 million.
Twenty-two distinct neighborhoods make up Peccole Ranch's 640 acres, from starter-home streets to the guard-gated luxury of Queensridge. Developed by the Peccole family beginning in 1989, the community is fully mature, with established landscaping, settled associations, and proven values across 4,200-plus homes. Each neighborhood has its own character and HOA profile, so compare several before settling on one.
Peccole Ranch overall is not guard-gated; it is an open master-planned community. It does, however, contain Queensridge, a 987-home guard-gated enclave, and some individual neighborhoods have gated entries. HOA fees vary accordingly, from about $50 to $400 per month depending on neighborhood. If staffed-gate security matters, target Queensridge specifically; otherwise the open neighborhoods offer more accessible price points.
Peccole Ranch spans ZIP codes 89117 and 89145 in the western Las Vegas Valley, bordered by Charleston Boulevard, Sahara Avenue, and Durango Drive. The location is the headline: roughly 15 minutes to the Strip via Flamingo, 10 to Downtown Summerlin, and quick access to the 215 Beltway and US-95. Home prices run $400,000 to $3 million-plus across 22 neighborhoods.
Yes. Queensridge is a guard-gated luxury community of 987 homes located within the Peccole Ranch master plan. It operates its own HOA and staffed gate while remaining geographically part of Peccole Ranch, and its estates regularly trade above $3 million. The community is also home to the iconic Queensridge Towers. If you're comparing westside gated luxury, Queensridge belongs on the tour.
The Badlands Golf Club, formerly a 27-hole championship course within Peccole Ranch, ceased operations, and the site has since been the subject of extensive redevelopment proposals and legal proceedings over potential residential use. Outcomes could affect adjacent views and values in either direction. If you're considering a home bordering the former course, we'll walk you through the current status before you offer.
Peccole Ranch is served by CCSD campuses including William & Mary Scherkenbach Elementary (7/10), Lawrence & Heidi Canarelli Middle School (7/10), and Palo Verde High School (8/10). The Meadows School (A+) sits adjacent to the community, with Bishop Gorman (A+) and Doral Academy Pebble Campus (8/10) among other options. Confirm zoning for the specific address, since two ZIPs split the community.
Development began in 1989 under the Peccole family, making Peccole Ranch one of Las Vegas's most established master plans: 35-plus years of mature trees, settled HOAs, and property values proven through every market cycle. Construction eras vary by neighborhood, so inspect systems and renovations home by home. Communities like this trade on location and character rather than newness, and buyers reward both.
It depends on your priorities, because school zones, lot size, home age, and amenities vary across the 22 neighborhoods. Queensridge leads the luxury tier above $3 million, while the open neighborhoods deliver established single-family homes from around $400,000, many near the Sahara and Charleston retail corridors. Our Peccole Ranch specialists can map specific streets to your criteria at (702) 637-1759.
Peccole Ranch is essentially built out. It is a mature master plan dating to 1989, so inventory is overwhelmingly resale rather than new construction. The former Badlands golf site has been the subject of residential redevelopment proposals and litigation, which could eventually change that. For now, expect established homes with mature landscaping. Contact Nevada Real Estate Group for current availability across all 22 neighborhoods.
Comparisons
Which Communities Near Peccole Ranch Should You Compare?
CommunityStarting PriceWhy Consider
QueensridgeFrom $800KGuard-gated luxury enclave within Peccole Ranch. 987 homes with estate living.→SummerlinFrom $450KLas Vegas' premier master-planned community, located directly west of Peccole Ranch.→Canyon GateFrom $700KGuard-gated golf community adjacent to Peccole Ranch. 330 acres.→Spring ValleyFrom $300KLarge unincorporated area south of Peccole Ranch with diverse housing options.→The LakesFrom $350KEstablished waterfront community east of Peccole Ranch with lake-front living.→Free · No obligation · (702) 637-1759
Ready to Search Peccole Ranch Homes for Sale?
Peccole Ranch homes are selling at a median of about $575,000, per Las Vegas REALTORS MLS data via our live feed. That positions the community within the broader Las Vegas market, where selection and pace vary block by block. The listings module above refreshes throughout the day, and our team can pull a same-day comp report for any…
Nevada Real Estate Group is the #1 real estate team in Nevada. Whether you're buying or selling in Peccole Ranch, let's talk.
Chris Nevada · S.181401
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com