Growing Families
- Central Providence — walk to the amenity core and park
- Trail-linked routes to schools and playgrounds
- Community center events and fitness programming
- Zoned 7/10 elementary and middle campuses
Providence, Northwest Las Vegas
Providence Homes For Sale
Nevada's #1 team for Providence real estate. Search trail-linked family homes across Central Providence, Providence North, Park View, Trail Edge & more — master-planned living from the $350Ks in northwest Las Vegas.
MEDIAN LIST (ZIP AREA 89166/89131)
$577K
LVR / GLVAR, September 2026
PLAN PRICE RANGE
$350K–$600K
Community plan record
MASTER PLAN
1,200 acres
Focus Property Group plan, est. 2006
DAYS ON MARKET
34
LVR / GLVAR via Repliers, as of September 10, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 12, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Providence at a Glance?
Providence is a 1,200-acre Focus Property Group master plan in northwest Las Vegas — 4,000+ homes, trail-linked parks, HOA dues of $50–$150 monthly per the City of Las Vegas area plan records — where the surrounding ZIP codes (89166/89131) carry a $542,230 median list and 28-day market time per Las Vegas REALTORS. The takeaways below unpack the value case.
- The value case: plan pricing spans roughly $350K–$600K — typically 10–20% below comparable Summerlin homes for the same master-planned, trail-linked lifestyle.
- ZIP-area honesty: the $542,230 median covers ZIP codes 89166/89131 — broader than Providence itself, blending in Skye Canyon and Centennial Hills corridors.
- Best for: growing families, first-time and move-up buyers, and commuters who want US-95 access with parks and sports courts out the door.
- Carrying costs: HOA dues run just $50–$150 monthly, and Nevada caps primary-residence property-tax increases at 3% a year under NRS 361.471.
- Know the gotcha: some sections carry sub-association dues or special-improvement district balances — verify both in escrow before closing.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Providence Homes for Sale?
The Providence area listed 548 active homes across ZIP codes 89166 and 89131 in September 2026 according to Las Vegas REALTORS MLS data — a ZIP-area count broader than the 4,000-home master plan itself. The eight newest listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Providence-Area Homes Sell in Each Price Range?
Across the two Providence-area ZIP codes (89166/89131), the median list price sits near $542,230 per Las Vegas REALTORS September 2026 MLS data, while the master plan itself spans roughly $350K–$600K. The bands below show the approximate ZIP-area distribution so you can gauge competition at your budget honestly.
Browse Providence Listings
How Can You Find a Providence Home by Section, Lifestyle & Price?
The Providence area’s 548 active ZIP-area listings break down into six plan sections, three property types, five price bands, and the filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Providence Sections Should You Explore?
Dedicated section pages are rolling out — until then, each card links to the most relevant hub or live search. Section prices come from the community plan record; listing counts are indicative section-level estimates within the broader ZIP-area inventory.
Amenity-Adjacent · Walk to Parks
Central Providence
Newer Phases · Contemporary PlansProvidence North
Established · Most AffordableProvidence South
Open-Space Views · Premium LotsPark View
Direct Trail Access · ActiveTrail Edge
Walkable Errands · ConvenientCommercial Corridor Sections
New Construction · 10 Min NorthSkye Canyon (neighbor)
New Construction · North ValleyTule Springs (neighbor)
By Property Type
By Price Range
Updated daily · 332 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Providence Listings First?
Custom alerts by section, price, beds, and park or trail adjacency — no spam, unsubscribe anytime. True-Providence inventory is a fraction of the 548 ZIP-area listings, and well-priced homes near the amenity core routinely go under contract within two weekends per Las Vegas REALTORS market-time data; alert subscribers see them within hours, not weeks.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Providence, NV?
The Answer
Providence delivers organized family living on the northwest rim: 1,200 master-planned acres, 4,000+ homes linked by trails to parks, sports courts, and a community center, with City of Las Vegas services and Clark County schools. Pricing typically runs 10–20% below comparable Summerlin homes — the plan’s core value case.
What is Providence known for?
Providence is known for its connected trail grid, central amenity core, and organized neighborhood design — a Focus Property Group master plan from 2006 that gives northwest Las Vegas families Summerlin-style planning at a lower price point.
Who should live in Providence?
It fits growing families chasing parks and programming, first-time buyers entering near $350K, move-up buyers wanting newer floor plans, and US-95 commuters who work downtown or on the Strip’s employment core.
What is daily life like?
Mornings start on the trail network or at Providence Community Park, errands run down Centennial Center Boulevard or Ann Road, and weekends stretch from Floyd Lamb Park’s fishing ponds to the Spring Mountains via Kyle Canyon.
Location
Where Is Providence
Providence sits in northwest Las Vegas within the Centennial Hills area, west of US-95 near the Kyle Canyon corridor. About 1,200 acres. Roughly 20 miles from the Strip.
Centennial Hills
15
Min
Skye Canyon
10
Min
Strip
25
Min
Airport
30
Min
Floyd Lamb Park
10
Min
Providence
At a Glance$542,230
Median List (ZIP area 89166/89131)
$529,500
Median Sold (ZIP area, 100 days)
332
Active Listings (ZIP area)
34
Days on Market
- Setting
- Master plan in northwest Las Vegas
- Acreage
- 1,200 acres
- Homes
- 4,000+
- Established
- 2006
- Developer
- Focus Property Group
- HOA Dues
- $50–$150/mo
- Builders
- Lennar · KB Home · Richmond American · Pulte
- Sunshine
- 300 days/year
- Schools
- CCSD northwest + charters
- Signature Amenity
- Connected community trail grid
- Guard-Gated
- No
- Distance to Strip
- 25–30 min
Quick Answer
Is Providence a good place to live?
Yes — especially for families running the parks-trails-schools playbook. Providence pairs a 1,200-acre master plan with a connected trail grid, a programmed community center, HOA dues of just $50–$150 a month, and pricing that typically runs 10–20% below comparable Summerlin homes. The trade-offs are honest: the zoned high school scores 6/10, errands require driving, and new construction inside the plan is largely finished. For attainable, organized family living on the northwest rim, it is one of the valley’s strongest value plays.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Providence?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Providence — the parent city holds 656,274 residents with a median household income of $66,820. Within the plan, the community record estimates 14,000+ residents, a median age near 34, and roughly 70% homeownership — younger and more owner-heavy than the surrounding city.
The Census does not break Providence out as its own place, so the community-level figures below are the plan record’s area estimates, benchmarked against the citywide Census data. Inside the plan, our closing data shows a mix of young families, first-time buyers stepping up from rentals, move-up households chasing newer floor plans, and a steady stream of California relocators.
14,000+
vs Las Vegas 656,274
~34
vs Las Vegas ~38
$72,000
vs Las Vegas $66,820
~70%
vs Las Vegas ~54%
4,200+
vs Las Vegas ~240,000
~$530K
vs Las Vegas $425K
Sources: community plan record (area estimates) & U.S. Census Bureau QuickFacts, Las Vegas city (Providence is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Providence Area Growing?
Providence itself is substantially built out — growth now comes from turnover and the maturing of its 4,000+ homes — while the northwest rim around it keeps compounding: Skye Canyon builds ten minutes north, and the parent City of Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts.
656,274Las Vegas residents (Census)
4,000+Homes in the Providence plan
~700,000Las Vegas projected, 2030
City of Las Vegas population trajectory, 2010–2030 (projected)
Inside the plan, buildout is essentially finished — which flips growth into a scarcity argument: a finite 1,200-acre footprint, mature landscaping, and an established amenity core that newer rim communities are still constructing. Meanwhile the surrounding corridor keeps adding retail, services, and campuses, compounding convenience for owners who bought early.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Providence separately; projection reflects recent regional planning estimates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Providence Real Estate Market Trending?
Median sold price, days on market, and monthly closings across the two Providence-area ZIP codes (89166/89131) from Las Vegas REALTORS MLS data — a scope broader than the master plan itself, so read these as corridor trends, not plan-only figures. Roughly 85–90 homes close monthly here, a steady family-driven pace. The charts below show the past year.
Median Sold Price
$498K–$532K monthly band — steady, low-volatility family corridor
vs September 2025
Source: Las Vegas REALTORS
Days on Market
27–34 day monthly range; 28 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~86 monthly average across the ZIP area; ~300 in the past 100 days
vs September 2025
Source: Las Vegas REALTORS
The long view: Las Vegas's median sold price rose 144% between 2014 ($179,525) and 2026 ($438,745), across 191,121 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
34
MEDIAN DAYS ON MARKET
$577K
ZIP-AREA MEDIAN LIST
332
ZIP-AREA ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
STEADY DEMAND
Get matched with a
Providence specialist.
Market Competitiveness
How competitive is Providence right now?
Providence sits in a moderately competitive family corridor — sold homes across ZIP codes 89166/89131 took a median of 28 days over the past hundred days per Las Vegas REALTORS data. Well-priced homes near the amenity core and trail network move fastest; dated resales needing work give buyers genuine negotiating room.
62Moderately Competitive
- 28 daysMedian days on market (sold, 100d)
- 548Active listings, ZIP area (June 2026)
- ~86/moTypical ZIP-area closings per month
- $350K–$600KProvidence plan price band
Is Providence Right for You?
Who Should Buy a Home in Providence?
Providence isn’t one-size-fits-all — it’s six plan sections spanning $350K established resales to $600K premium lots, with a lifestyle that rewards specific buyer types over others. Six profiles below match priorities to sections, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Providence Sections Fit Your Buyer Type?
First-Time Buyers
- Providence South entry pricing from about $350K
- FHA/VA-friendly conforming price band
- HOA dues from just $50 monthly
- Master-plan amenities without premium carrying costs
Move-Up Buyers
- Providence North’s newer phases and contemporary plans
- Park View premium lots against open space
- Floor plans to 3,200+ square feet
- Sell-and-buy timing support from one team
Outdoor Enthusiasts
- Trail Edge streets with direct path access
- Floyd Lamb Park ten minutes away
- Spring Mountains via the Kyle Canyon corridor
- Cross-shop Skye Canyon for new-build outdoor branding
Commuters & Remote Workers
- US-95 spine — about 25 minutes downtown
- CC-215 Beltway links west to Summerlin job centers
- Commercial Corridor sections keep errands walkable
- Quiet interior streets for home offices
Value-Focused Relocators
- 10–20% below comparable Summerlin pricing
- Zero state income tax on arrival
- 3% property-tax cap under NRS 361.471
- Compare against Summerlin before you decide
Best Fit For
- California relocators — master-planned family living at roughly half of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Young families — trail-linked parks, sports courts, a programmed community center, and a 7/10 zoned K-8 ladder with 9/10 charter upgrades.
- First-time buyers — entry near $350K inside a true master plan, conforming-loan pricing, and HOA dues from $50 monthly.
- Move-up households — newer phases, premium park-view lots, and floor plans to 3,200+ square feet without leaving the community.
- Outdoor-first buyers — the trail grid at your door, Floyd Lamb Park in ten minutes, and the Spring Mountains within an hour.
- Buyers who value liquidity — a 28-day median market time and ~86 monthly ZIP-area closings — a market you can exit as cleanly as you enter.
Ready to explore homes in Providence? Our team knows every section, trail connection, and school-zone line across the plan.
Start Your Home SearchPros
- True master-plan design — 1,200 acres of trail-linked neighborhoods, parks, and a programmed community center
- Entry pricing from about $350K — typically 10–20% below comparable Summerlin homes
- HOA dues of just $50–$150 monthly for the full amenity package
- Solid zoned K-8 ladder (7/10 campuses) with 9/10 Doral Academy as the charter path
- Floyd Lamb Park, Tule Springs Fossil Beds, and the Spring Mountains within the weekend map
- US-95 commute spine — about 25 minutes downtown, 25–30 to the Strip
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Shadow Ridge High School scores 6/10 — many families budget for charter or private options at the high-school level
- New construction inside the plan is largely finished — buyers wanting builder warranties shop Skye Canyon and the northwest rim
- Car-dependent daily life: most errands run 10–15 minutes to the Centennial Center and Ann Road corridors
- Some sections carry sub-association dues or special-improvement district (SID) balances — verify both in escrow
- ZIP-area data (89166/89131) overstates plan-level pricing — comp against true Providence sales only
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Section Comparison
How Do Providence’s Six Sections Compare?
A like-for-like comparison of Providence’s six plan sections — indicative pricing, lifestyle fit, and what each section trades away — drawn from the community record and active-listing patterns via Las Vegas REALTORS. Honesty note: per-section medians are indicative; the plan’s tight $350K–$600K band keeps differences modest.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Central Providence | ~$430,000 | ~$245 | 26 | 12 | Walk-to-park families |
| Providence North | ~$465,000 | ~$250 | 28 | 14 | Newer floor plans |
| Providence South | ~$390,000 | ~$235 | 27 | 11 | Entry buyers |
| Park View | ~$490,000 | ~$255 | 30 | 8 | Premium lots |
| Trail Edge | ~$445,000 | ~$245 | 27 | 10 | Active households |
| Commercial Corridor Sections | ~$420,000 | ~$240 | 26 | 9 | Walkable errands |
Source: Las Vegas REALTORS MLS data plus NREG section analysis, June 2026. Section boundaries are informal plan areas, not separate HOAs in every case — confirm the association structure for any specific street. Listing counts updated daily via Repliers IDX.
Section Deep Dive
What’s Inside Providence’s Sections?
Submarket 1
Central Providence
The core neighborhoods wrapping the amenity area and Providence Community Park — playgrounds, sports courts, and trails within a stroller’s reach. The most consistently demanded slice of the plan.
Browse Central Providence homes →~$430KMedian Price
26Days on Market
12Active Listings
~$245Price / Sq Ft
Submarket 2
Providence North
Later-phase streets with the plan’s most recent construction, contemporary layouts, and updated builder standards — the closest thing to new-build feel without leaving Providence.
Browse Providence North homes →~$465KMedian Price
28Days on Market
14Active Listings
~$250Price / Sq Ft
Submarket 3
Providence South
The earliest phases with mature landscaping and established character — the plan’s most affordable section and the natural first-time buyer entry point.
Browse Providence South homes →~$390KMedian Price
27Days on Market
11Active Listings
~$235Price / Sq Ft
Submarket 4
Park View
Homes positioned against community parks and open space — view corridors, enhanced privacy, and the plan’s premium pricing tier.
Browse Park View homes →~$490KMedian Price
30Days on Market
8Active Listings
~$255Price / Sq Ft
Submarket 5
Trail Edge
Streets along the trail system with direct path access for walking, jogging, and biking — the section that uses the plan’s signature amenity hardest.
Browse Trail Edge homes →~$445KMedian Price
27Days on Market
10Active Listings
~$245Price / Sq Ft
Submarket 6
Commercial Corridor Sections
Neighborhoods near the plan’s shopping and dining edge — the shortest errand loops in the community, traded against slightly busier surroundings.
Browse Commercial Corridor Sections homes →~$420KMedian Price
26Days on Market
9Active Listings
~$240Price / Sq Ft
Submarket 7
The Amenity Core (Community Park · Center · Trail Hub)
The engine of the plan: Providence Community Park’s roughly 15 acres, the community center’s year-round events and fitness programming, and the trail hub that links every section. Owning anywhere in Providence puts this within a short walk or ride.
Browse The Amenity Core (Community Park · Center · Trail Hub) homes →~15Acres at the Community Park
6Plan Sections
4,000+Homes in the Plan
10 minTo Floyd Lamb Park
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Providence
section fits?
BY ZIP CODE
What Does the Providence Market Look Like Across ZIP Codes 89166 and 89131?
Providence spans two ZIP codes — 89166 and 89131 — and both cover far more than the master plan itself: 89166 reaches into the Skye Canyon corridor and 89131 into the broader Centennial Hills area. The table below presents each ZIP as an area corridor, per Las Vegas REALTORS MLS data — read them as neighborhood context, not plan-only figures.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89166 | Providence west & Skye Canyon corridor | ~$545K | ~$280 | 29 | 314 | n/a* |
| 89131 | Providence east & Centennial Hills corridor | ~$620K | ~$285 | 28 | 234 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Year-over-year change is intentionally omitted at the per-ZIP level — corridor composition shifts (new Skye Canyon phases, Centennial Hills luxury pockets) would masquerade as price movement. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Providence?
Providence dates from 2006 and is substantially built out, so most inventory is resale from the four builders who shaped the plan — Lennar, KB Home, Richmond American, and Pulte — with floor plans from 1,400 to 3,200+ square feet. Active new-construction fronts sit minutes away, led by Skye Canyon ten minutes north. Incentives change monthly; verify current offers.
Outdoor Recreation
What Outdoor Amenities Does Providence Offer?
Trails, parks, and mountain corridors define outdoor life here. The City of Las Vegas maintains the surrounding park network, the master plan’s own trail grid links every neighborhood, and Floyd Lamb Park’s 680 acres, Tule Springs Fossil Beds, and the Spring Mountains all sit within easy reach — usable through 300 days of annual sunshine.
IN-COMMUNITY
Providence Community Park
~15 acresPlayground · Sports courtsFree
The plan’s anchor park: playgrounds, sports courts, picnic shelters, open turf, and the gathering spaces that host community events year-round.
AT HOME
Providence Trail Network
Miles of pathsWalking · BikingFree
The connective tissue of the master plan — paths linking every neighborhood to parks, schools, and the commercial corridor without crossing arterials.
10 MIN
Floyd Lamb Park at Tule Springs
~680 acresFishing · Picnics · TrailsCity fee
Fishing ponds, historic ranch buildings, peacock gardens, and shaded picnic grounds — the northwest valley’s signature green escape.
15 MIN
Tule Springs Fossil Beds National Monument
National monumentHiking · PaleontologyFree
Ice Age fossil beds managed by the National Park Service on the valley’s northern edge — desert hiking through genuinely ancient ground.
10 MIN
Centennial Hills Park
~20 acresPool · Water slide · CourtsFree / pool fee
The area’s big municipal park: swimming pool with water slide, sports courts, playground, and walking trails.
40–50 MIN
Spring Mountains & Mount Charleston
National forestHiking · Snow playFree / fee areas
Up the Kyle Canyon corridor from US-95 — alpine trails, summer temperatures 20–30 degrees cooler, and winter snow within an hour.
~55 MIN
Lee Canyon
Ski areaSkiing · Mountain bikingLift tickets
Southern Nevada’s ski hill — winter lifts and summer mountain-bike trails, reached via US-95 north from Providence’s doorstep.
10–15 MIN
Centennial Center & Ann Road corridor
Retail districtErrands · DiningFree
The growing commercial spine serving the plan — groceries, big-box retail, restaurants, and services that keep daily loops short.
The Providence Lifestyle
What Does a Weekend in Providence Look Like?
Three moods within fifteen minutes of each other: a morning loop on the community trail grid, an afternoon at Floyd Lamb Park’s fishing ponds, and a Spring Mountains escape up the Kyle Canyon corridor — with Tule Springs Fossil Beds per the National Park Service on the valley’s northern edge when you want to go further.
1,200Master-Planned Acres
15Acres at the Community Park
680Acres at Floyd Lamb Park
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Providence Homes This Weekend?
Most weekends bring a handful of open houses across Providence’s six sections — family sellers favor Saturday and Sunday mid-day windows, and well-priced homes near the amenity core draw real traffic. Set up instant alerts to be notified the moment a Providence home schedules an open house, or browse every active listing and let us arrange private showings.
Planning a move
What Should I Verify Before Moving to Providence?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Providence in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Providence Economy?
Providence runs on the northwest valley’s services-and-commuter economy: healthcare, education, retail, and city services close to home, with US-95 carrying commuters to downtown and the Strip’s employment core. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and the community-area median income runs above the citywide figure.
$72,000Median household income, community areaCommunity record estimate
$66,820Las Vegas citywide median incomeU.S. Census QuickFacts
~25 minTo downtown Las Vegas job centersVia the US-95 corridor
70%Estimated area homeownershipCommunity record / Census benchmark
Top Providence-Area Employers
- Centennial Hills medical corridorHospital, clinics, and medical offices serving the northwest valley
- Clark County School District (northwest campuses)Petersen ES, Escobedo MS, Shadow Ridge HS, and area schools
- Centennial Center & Ann Road retail corridorGroceries, big-box retail, dining, and services employment
- City of Las VegasMunicipal services, parks, and public safety for the northwest area
- Strip & downtown resort employersThe metro’s hospitality core, ~25–30 minutes south via US-95
- Home-based & remote workforceA growing share of the plan’s young professional households
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Providence Compare to Las Vegas, Summerlin & Skye Canyon?
If you’re weighing Providence against the valley’s other family addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Providence wins on master-plan value, Summerlin on school depth, Skye Canyon on new construction — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Providence | Las Vegas | Summerlin | Skye Canyon |
|---|---|---|---|---|
| Median List Price | $576,995 (ZIP area) / $350K–$600K plan | $476K | $728K | $545K (ZIP 89166) |
| Active Listings | 548 (ZIP area) | 8,606 | 1,253 | 314 (ZIP 89166) |
| Days on Market | 28 | 20 | 21 | 29 |
| Population | 14,000+ (community area) | 656,274 | ~127,000 | Growing plan (5,000+ homes) |
| HOA Range | $50–$150/mo | Varies / none | Varies by village | $75–$200/mo |
| Established | 2006 | 1905 (city) | 1990 | 2015 |
| Guard-Gated | No | Select enclaves | Select villages | No |
| New Construction | Limited (built out) | Moderate | Very High (Summerlin West) | Very High |
| Best For | Families · Trails · Value | Urban · Value · Variety | Schools · Luxury · Depth | New builds · Outdoors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Providence population and income are community-area record estimates — the Census does not tabulate the plan separately. ZIP-area market figures are broader than each plan. Last updated June 2026.
Cost of Ownership
What Will Providence 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 Providence Payment
$4,321
Illustrative Monthly Payment
- Principal & Interest$3,455
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$216
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 Providence?
US-95 carries nearly everything in and out of the northwest valley, with the CC-215 Beltway linking Providence west toward Summerlin and the rest of the rim. Most households drive — the plan is suburban by design — with mean Las Vegas commutes near 26 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Providence
- 10-15 minCentennial Center / Ann Road retailLocal arterials
- 10 minSkye CanyonUS-95 north
- 10 minFloyd Lamb Park at Tule SpringsLocal arterials north
- 20-25 minDowntown SummerlinCC-215 south
- ~25 minDowntown Las VegasUS-95 south
- 25-30 minLas Vegas StripUS-95 south → I-15
- 30-35 minHarry Reid Intl AirportUS-95 → I-15 south
- 40-55 minMount Charleston / Lee CanyonUS-95 north → Kyle Canyon
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Providence?
Most Providence purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash offers can close in 7–14 days. FHA and VA files, common in this price band, sometimes add appraisal-scheduling time, and sub-association sections add HOA document review. Build the resale-package turnaround into your timeline early.
Quick Answer
What down payment do you need to buy in Providence?
Most Providence buyers put down 5% to 20%. Conventional loans start at 3% for qualified buyers, FHA allows 3.5%, and VA loans allow 0% for eligible veterans — and the plan’s $350K–$600K band sits comfortably inside standard conforming limits, so jumbo financing is rarely needed. On a $450,000 mid-band Providence home, plan roughly $13,500 (3%) to $90,000 (20%); on the $576,995 ZIP-area median, $17,300 to $115,400.
Providence FAQ — 18 Answers
What Do Providence Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Providence?
Across the two Providence-area ZIP codes (89166/89131), the median list price is about $542,230 per Las Vegas REALTORS data, but that ZIP-area figure blends Providence with Skye Canyon and Centennial Hills corridors. Inside the master plan itself, homes span roughly $350,000 for established resales to $600,000 for newer construction and premium lots; most sales land in the $400K–$500K band.
How is Providence different from the rest of northwest Las Vegas?
Providence is a true master plan, not a collection of subdivisions: 1,200 acres designed by Focus Property Group around a central amenity core, with trail systems deliberately linking every neighborhood to parks, playgrounds, sports courts, and a community center that programs events year-round. Much of the surrounding northwest grew piecemeal; Providence’s connectivity and organized identity are exactly what buyers pay master-plan premiums for — here at a $50–$150 monthly HOA.
What is the average days on market in Providence?
Homes sold across the Providence-area ZIP codes over the past hundred days took a median of about 34 days from list to accepted offer, per Las Vegas REALTORS MLS statistics. That is a steady, family-driven pace: roughly 85–90 homes close monthly across 89166 and 89131, so well-priced Providence listings near the amenity core routinely attract offers within their first two weekends.
What are property taxes like in Providence?
Low by national standards. Nevada’s effective rate runs roughly 0.5–0.7% of a home’s value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. One northwest-valley caution: some parcels in newer master plans carry special-improvement district (SID) assessments from infrastructure financing — always verify any remaining balance in escrow before closing.
What are HOA fees in Providence?
Plan on $50 to $150 per month depending on the section — an accessible range for a full master-planned community. Dues fund the community parks, trail upkeep, common-area landscaping, and resident programming through the community center. Some sections layer a sub-association on top of the master dues, so request the resale package on any specific home and verify total monthly dues, reserves, and transfer fees before writing an offer.
What schools serve Providence?
The zoned Clark County School District ladder is Neal Shawn Petersen Elementary (7/10 on GreatSchools), Edmundo "Eddie" Escobedo Middle (7/10), and Shadow Ridge High School (6/10). Doral Academy (9/10) and Somerset Academy (8/10) headline the charter options, while Bishop Gorman and Faith Lutheran lead the private tier. Zoning can differ between Providence sections, so confirm the assigned campuses for any specific address before you write.
Who developed Providence and when was it built?
Focus Property Group — the same developer behind Mountains Edge in the southwest valley — broke ground on Providence in 2006. The plan has grown past 4,000 homes across 1,200 acres, with national builders including Lennar, KB Home, Richmond American, and Pulte contributing floor plans from 1,400 to 3,200+ square feet. That shared DNA with Mountains Edge shows in the trail-connected, park-centered design language.
What sub-neighborhoods make up Providence?
Six broad sections organize the plan: Central Providence wraps the amenity core and community park; Providence North holds the newer phases and latest floor plans; Providence South is the established, most affordable section; Park View positions homes against open space; Trail Edge streets sit directly on the path network; and the Commercial Corridor sections put shopping and dining within walking distance. Prices step from roughly $350K to $450K+ across them.
Is Providence good for families?
It was deliberately built for them. The connected trail system links neighborhoods to parks, playgrounds, sports courts, and schools; the community center runs events and fitness programming year-round; and entry pricing from about $350K keeps the plan attainable. The community-area demographics skew young — a median age around 34 with roughly 70% homeownership per the community record — and Floyd Lamb Park’s 680 acres sit minutes away for weekends.
Is there new construction in Providence?
Limited — Providence dates from 2006 and is substantially built out, so most inventory is resale from Lennar, KB Home, Richmond American, and Pulte, though late-phase and nearly-new homes surface regularly. The active new-construction fronts sit minutes away: Skye Canyon is ten minutes north and the broader northwest rim carries multiple selling communities. Call Nevada Real Estate Group at (702) 637-1759 and we’ll map current builder inventory against Providence resales.
How does Providence compare to Skye Canyon and Centennial Hills?
Providence is the established middle path: more mature than Skye Canyon (2015) and more organized than the broader Centennial Hills area, which grew without a single master plan. ZIP-area medians tell the story — 89166 lists near $545K while the Centennial Hills ZIP group runs about $618K — and Providence resales typically undercut Skye Canyon new builds while delivering the same trail-and-park lifestyle with mature landscaping.
Is Providence safe?
Providence sits inside the City of Las Vegas and is policed by the Las Vegas Metropolitan Police Department’s northwest-area patrols. Residential northwest-valley neighborhoods like this one report fewer incidents than the urban core in FBI Uniform Crime Reporting-based comparisons, and the plan’s interior street design limits through-traffic. Typical incidents are suburban property matters — package theft, the occasional vehicle break-in — addressed with standard precautions.
How is the commute from Providence?
US-95 is the spine: downtown Las Vegas runs about 25 minutes and the Strip about 25–30 via US-95 south to I-15. Harry Reid International Airport is roughly 30–35 minutes, the CC-215 Beltway links you west toward Summerlin in about 20, and Centennial Hills retail along Centennial Center Boulevard and Ann Road handles daily errands within 10–15 minutes of any Providence section.
What amenities does Providence offer?
The amenity core anchors the plan: Providence Community Park’s roughly 15 acres of playgrounds, sports courts, picnic shelters, and open turf, plus a community center with year-round events and fitness classes. Miles of walking and biking trails connect every neighborhood to the parks, schools, and the commercial corridor. Beyond the boundary, Floyd Lamb Park, Centennial Hills Park’s pool, and the Spring Mountains via Kyle Canyon extend the weekend map.
What should I know before buying in Providence?
Four things move real money here. First, section differences: HOA structures, home ages, and school zoning vary across the 1,200 acres, so shop by section, not just by plan. Second, SIDs: verify any special-improvement balance in escrow. Third, the ZIP-area data trap: the $542,230 median across 89166/89131 includes Skye Canyon and Centennial Hills inventory — comp against true Providence sales only. Fourth, the value case: comparable Summerlin homes typically run 10–20% more.
What down payment do you need to buy in Providence?
Most Providence buyers put down 5% to 20%. Conventional loans start at 3% for qualified buyers, FHA allows 3.5%, and VA loans allow 0% for eligible veterans — and the plan’s $350K–$600K band sits comfortably inside standard conforming limits, so jumbo financing is rarely needed. On a $450,000 mid-band Providence home, plan roughly $13,500 (3%) to $90,000 (20%); on the $542,230 ZIP-area median, $17,300 to $115,400.
What does an HOA cost in Providence?
Budget $50 to $150 per month. The Providence master association covers the community parks, trail network, common-area landscaping, and the community center’s resident programming; sections with a sub-association layer additional dues on top, which is what pushes combined totals toward the upper end. There are no guard gates or bundled building insurance here, which is why dues run a fraction of what amenity-heavy or gated communities charge. Always pull dues, reserves, transfer fees, and any special-assessment history in escrow.
How long does it take to close on a home in Providence?
Most Providence purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash offers can close in 7–14 days. FHA and VA files, common in this price band, sometimes add appraisal-scheduling time, and sub-association sections add HOA document review. Build the resale-package turnaround into your timeline early.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Providence?
These are the eight queries Providence buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: plan facts from the community record, prices from Las Vegas REALTORS, demographics from the U.S. Census, and recreation data from the City of Las Vegas.
Where exactly is Providence in Las Vegas?
Providence sits in northwest Las Vegas within the Centennial Hills area, west of US-95 near the Kyle Canyon corridor, spanning ZIP codes 89166 and 89131. It is inside the City of Las Vegas — about 20 miles from the Strip.
Is Providence the same as Centennial Hills?
No. Centennial Hills is the broad northwest area; Providence is a defined 1,200-acre master plan inside it, with its own HOA, amenity core, and trail grid. The distinction matters for comps — Centennial Hills-wide data blends in pricier custom pockets.
Does Providence have an HOA?
Yes — a master association at $50–$150 a month covering parks, trails, common-area landscaping, and community programming, with some sections adding a sub-association. There are no guard gates, which is part of why dues stay low.
What builders built Providence?
National builders including Lennar, KB Home, Richmond American, and Pulte delivered the plan’s homes from the 2006 groundbreaking onward, with floor plans from 1,400 to 3,200+ square feet under Focus Property Group’s master plan.
Is Providence a good investment?
The fundamentals are steady rather than speculative: a built-out plan with finite supply, family rental demand at roughly $2,100–$2,800 a month, a 28-day market time, and entry pricing 10–20% below comparable Summerlin homes. It rewards patient, hold-oriented owners.
How close is Providence to Mount Charleston?
About 40–55 minutes: US-95 north to the Kyle Canyon corridor climbs into the Spring Mountains, where summer temperatures run 20–30 degrees cooler and Lee Canyon offers winter skiing — one of the plan’s best weekend perks.
Are there parks inside Providence?
Yes — Providence Community Park anchors the amenity core with roughly 15 acres of playgrounds, sports courts, picnic shelters, and open turf, and the trail grid links every neighborhood to it. Floyd Lamb Park’s 680 acres sit ten minutes north.
Is Providence gated?
No — Providence is an open master-planned community, not guard-gated. Interior street design limits through-traffic, and the trade-off is direct: lower HOA dues ($50–$150) than the valley’s gated communities charge for staffed entries.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
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 buyers and sellers across the valley’s master plans — including Providence’s six sections and the northwest corridor — and that depth is why the team ranks #1 in Nevada.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Providence?
Compare Providence with neighboring northwest master plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading the trail grid for a different lifestyle actually buys you more home for the money.
15 MIN NE
Tule Springs (Villages at)
From the $300Ks
15 min from Providence
View Tule Springs (Villages at) →More Las Vegas communities
- Pyrenees at Mountain Pass
- Queensridge
- Quintessa
- Rancho Bel Air
- Rancho Circle
- Rancho Manor
- Rancho Nevada
- Rancho Vista
- Red Rock Country Club
- Regency at Summerlin
- Regency Towers
- Rhodes Ranch
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Providence Sections Can You Explore A–Z?
Six plan sections organize the 1,200 acres. Dedicated section pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA structures, and school zoning for any of them on request.
C
- Central Providence
- Commercial Corridor Sections
P
- Park View
- Providence North
- Providence South
T
- Trail Edge
KEEP LEARNING
What Else Should You Read About Providence?
These guides extend the research most Providence buyers do next — understanding the broader Las Vegas market, weighing the northwest’s master plans against each other, and mapping the 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 valley-wide context behind Providence’s numbers — pricing, inventory, rates, and where the 2026 market is heading.
Read →CITY HUB
Las Vegas Community Hub
Citywide market data, every Las Vegas master plan, and side-by-side comparisons in one place.
Read →RELOCATION
Moving to Las Vegas Guide
The relocation playbook — taxes, DMV deadlines, neighborhoods, and the out-of-state buying process from start to finish.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Providence Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: market stats cover ZIP codes 89166 and 89131 — corridors broader than the Providence plan itself — and we label them as such throughout. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP codes 89166/89131. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Providence is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, parks, planning records, and LVMPD coverage for the northwest area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, special-assessment records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- National Park Service — Tule Springs Fossil Beds National Monument access and visitor data. nps.gov/tusk
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15