Executives & Privacy Seekers
- Guard-gated enclaves with 24-hour staffed entry
- Fifteen minutes to the Strip’s corporate core
- Plan record: executives, entertainers, athletes since 1997
- Single-entry enclave design limits through-traffic
Southern Highlands, Las Vegas
Southern Highlands Homes For Sale
Nevada's #1 team for Southern Highlands real estate. Search guard-gated estates, golf-course homes, and family villages across The Estates, Tuscan Cliffs, Olympia Ridge, Royal Highlands & more.
MEDIAN LIST (3-ZIP AREA)
$540K
LVR / GLVAR, September 2026
PLAN PRICE RANGE
$400K–$10M+
Community record
MASTER-PLANNED ACRES
2,200
Olympia Group plan record
DAYS ON MARKET
30
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 Southern Highlands at a Glance?
Southern Highlands is southwest Las Vegas’ 2,200-acre guard-gated golf master plan — 6,500+ homes around a Jack Nicklaus Signature course, developed by Olympia Group since 1997 per Clark County records — with the surrounding three-ZIP area listing at a $617,450 median per Las Vegas REALTORS. The takeaways below unpack the tiers.
- The two-number market: the three-ZIP area (89141/89139/89178) lists at a $617,450 median, while the plan itself runs $400K villages to $10M+ custom estates.
- The golf club: an 18-hole Jack Nicklaus Signature course — private membership, Mediterranean clubhouse, fine dining, pools, tennis, and spa.
- Best for: executives and professionals, golf-and-club households, move-up families, and estate buyers who want gates without leaving the I-15 corridor.
- Security: ten-plus guard-gated enclaves with 24-hour staffed entries, patrols, and perimeter walls per the community record.
- Location: the valley’s southern rim — about 15 minutes to the Strip, 20 to Harry Reid International, with Town Center errands in-plan.
Last updated September 2026 · Sources: LVR, U.S. Census, Clark County
Where Can I Find Southern Highlands Homes for Sale?
Southern Highlands’ three ZIP codes (89141/89139/89178) carried 821 active listings in September 2026 per Las Vegas REALTORS MLS data — an area median of $617,450 that spans $400K non-gated villages to $10M+ estates. The eight newest listings appear below, refreshed daily, and every active home is searchable in our portal.
PRICE DISTRIBUTION
How Many Southern Highlands-Area Homes Sell in Each Price Range?
The three-ZIP Southern Highlands area lists at a $617,450 median per Las Vegas REALTORS September 2026 MLS data, but the plan itself spans tiers: non-gated villages from $400K, guard-gated enclaves from $700K, and custom estates past $10M. Each card opens a live pre-filtered search.
Browse Southern Highlands Listings
How Can You Find a Southern Highlands Home by Tier, Lifestyle & Price?
The 821 active listings across Southern Highlands’ three ZIP codes break down into guard-gated enclaves, property types, price bands, and the lifestyle filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Southern Highlands Enclaves Should You Explore?
Dedicated enclave pages are rolling out — until then, each card links to the most relevant hub or live search. Listing counts shown are price-tier or ZIP-corridor actives across the three-ZIP area (the ZIPs extend beyond the plan), not enclave-exclusive counts; entry prices come from the community record.
Guard-Gated · Custom & Golf Estates
The Estates & Olympia Ridge
Guard-Gated · Hillside LuxuryTuscan Cliffs & Vintage Canyon
Guard-Gated · Semi-CustomThe Foothills & Royal Highlands
Family · Parks & TrailsNon-Gated Villages
First-Time · TownhomesEntry Tier & Townhomes
Golf Club · Town Center corridorZIP 89141 — Plan Core
Plan edge · Area corridorZIP 89139 — Northeast Corridor
Plan edge · Mountains Edge-adjacentZIP 89178 — West Corridor
By Property Type
By Price Range
Updated daily · 292 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Southern Highlands Listings First?
Custom alerts by enclave, price, beds, and golf or view frontage — no spam, unsubscribe anytime. Guard-gated inventory is the scarce slice: the $1.5M+ tiers carried just 68 active listings across the whole area in September 2026 per Las Vegas REALTORS data, and the best estates often trade quietly. Alert subscribers see new matches 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
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School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Southern Highlands, NV?
The Answer
Southern Highlands delivers elevated guard-gated living on the valley’s southern rim: a private Jack Nicklaus Signature golf club, ten-plus gated enclaves, mountain and Strip views, and its own commercial corridor. U.S. Census Bureau data frames the parent city, and Nevada’s zero state income tax sweetens every relocation budget.
What is Southern Highlands known for?
Southern Highlands is known for its ten-plus guard-gated enclaves, the private Jack Nicklaus Signature golf club, elevated southern-rim views of the Spring Mountains and Strip skyline, and one of the widest price ladders of any Las Vegas master plan.
Who should live in Southern Highlands?
It fits executives and professionals who want privacy near the Strip, golf-and-club households, move-up families chasing the valley’s stronger zoned schools, and estate buyers climbing toward The Estates and Olympia Ridge.
What is daily life like?
Mornings start on the Nicklaus course or the community trails, errands run through the Town Center corridor without leaving the plan, and evenings end at the clubhouse or fifteen minutes north on the Strip.
Location
Where Is Southern Highlands
Southern Highlands occupies the southern rim of the Las Vegas Valley along I-15, between the Strip corridor and Sloan Canyon’s conservation land. About 2,200 acres. Fifteen minutes from the Strip.
Strip
15
Min
Airport
20
Min
Summerlin
25
Min
Downtown LV
25
Min
Sloan Canyon
15
Min
Southern Highlands
At a Glance$617,450
Median List Price (3-ZIP area)
$499,000
Median Sold (100 days, area)
292
Active Listings (area)
30
Days on Market
- Setting
- Southern rim of the Las Vegas Valley
- Acreage
- 2,200 acres
- Established
- 1997
- Developer
- Olympia Group
- Homes
- 6,500+
- Enclaves
- 10+ guard-gated
- Golf
- Jack Nicklaus Signature (private)
- HOA Range
- $150–$600/mo
- Sunshine
- 300 days/year
- Schools
- CCSD southwest + charters/private
- Guard-Gated
- Yes — staffed 24/7
- Distance to Strip
- ~15 min
Quick Answer
Is Southern Highlands a good place to live?
Yes — if its rhythm matches yours. Southern Highlands pairs ten-plus guard-gated enclaves with a private Jack Nicklaus Signature golf club, two community parks, trails, and its own Town Center commercial corridor, all about fifteen minutes from the Strip on the valley’s southern rim. It rewards executives, golf households, and move-up families most; budget-first buyers should weigh the $150–$600 monthly HOA layers against the non-gated villages’ $400K entry. Nevada’s zero state income tax adds five-figure annual savings for most relocating California households.
Source: Clark County
DEMOGRAPHICS
Who Lives in Southern Highlands?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the parent city of this page — the city holds 656,274 residents with a median household income of $66,820. Inside the plan, the community record tells a more affluent story: roughly 22,000+ residents, a median age of 42, average household income near $120,000, and 78% homeownership.
The Census does not tabulate Southern Highlands as its own place — the plan sits in unincorporated Clark County on the city’s southern rim — so the citywide figures are the statistical backdrop and the plan-record figures describe the community itself. Inside the gates, our closing data shows executives, professionals, golf-club households, and a steady stream of California relocators.
22,000+
vs Las Vegas 656,274
$120,000
vs Clark Co median $74,007
42
vs Clark Co 38
78%
vs Clark Co 59%
$539,950
vs Las Vegas $476K
$499,000
vs Clark Co $391K
Sources: U.S. Census Bureau QuickFacts (Las Vegas city), community record, LVR MLS data (the plan is not separately tabulated by the Census) · Updated
POPULATION & GROWTH
How Fast Is the Southern Highlands Area Growing?
Southern Highlands itself is a mature, supply-capped plan — Olympia Group opened it in 1997 and its 2,200 acres are largely built out — while the parent city compounds steadily: Las Vegas has grown from 583,756 residents in 2010 to 656,274 today per the U.S. Census, and the southwest valley remains one of the metro’s busiest growth corridors.
656,274Las Vegas residents (Census)
2,200Southern Highlands master-planned acres
~700,000Las Vegas projected, 2030
City of Las Vegas population trajectory, 2010–2030 (projected)
Inside the plan, growth is deliberately finite: the golf course, the gates, and the 1997 master plan cap what can ever be built, which is the scarcity argument for ownership here. The remaining new-construction story is custom lots in the estate enclaves — the probed MLS data shows 116 land and lot listings active across the three-ZIP area — while the surrounding southwest corridors absorb the valley’s production growth.
Sources: U.S. Census Bureau QuickFacts and Clark County. Citywide figures shown because the Census does not tabulate the plan separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Southern Highlands Real Estate Market Trending?
Median sold price, days on market, and monthly closings across ZIPs 89141/89139/89178 from Las Vegas REALTORS MLS data — the three-ZIP area containing Southern Highlands, broader than the plan itself. Roughly 160 homes close monthly across the area, so these medians are statistically sturdy. The three charts below show the past year.
Median Sold Price
$468K–$520K monthly band — steady around the half-million mark
vs September 2025
Source: Las Vegas REALTORS
Days on Market
22–46 day monthly range; 27 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~160 monthly average area-wide; May 2026 shown partial
Source: Las Vegas REALTORS
The long view: Southern Highlands's median sold price rose 82% between 2015 ($249,995) and 2021 ($455,000), across 6,110 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
30
MEDIAN DAYS ON MARKET
$540K
3-ZIP AREA MEDIAN LIST
292
ACTIVE LISTINGS (AREA)
< 1 hr
OUR RESPONSE TIME
TIERED MARKET
Get matched with a
Southern Highlands specialist.
Market Competitiveness
How competitive is Southern Highlands right now?
The Southern Highlands area is a balanced, tier-dependent market — sold homes across the three ZIPs took a median 27 days over the past hundred days per Las Vegas REALTORS data, with 821 active listings against 407 sales in that window. Entry villages move fastest; $2M+ estates take months to find their buyer.
55Balanced · Tier-Dependent
- 27 daysMedian days on market (sold, 100d)
- 821Active listings, 3-ZIP area (June 2026)
- 407Homes sold, past 100 days (area)
- $499,000Median sold price, 100 days (area)
Is Southern Highlands Right for You?
Who Should Buy a Home in Southern Highlands?
Southern Highlands isn’t one-size-fits-all — it’s a tiered ladder spanning $400K non-gated villages to $10M+ custom estates, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to tiers, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Southern Highlands Tiers Fit Your Buyer Type?
Golf-First Buyers
- Private Jack Nicklaus Signature course in-plan
- Golf-frontage estates in The Estates and Olympia Ridge
- Clubhouse dining, tennis, spa, and fitness
- Membership separate from HOA — confirm availability early
Move-Up Families
- Zoned Hummel ES (8/10) and Webb MS (7/10)
- Two community parks, pools, and trails
- The Foothills and Royal Highlands semi-custom tier
- Town Center errands without leaving the plan
Estate & Trophy Buyers
- Custom lots and estates to $10M+ in The Estates
- Olympia Ridge — the plan’s highest elevation
- Strip-skyline and Spring Mountains sightlines
- Only 30 active $3M+ listings area-wide — scarcity is real
California Relocators
- Zero state income tax vs up to 13.3% in California
- Guard-gated entry near $700K vs $2M+ coastal gates
- 3% property-tax cap under NRS 361.471
- Four-hour drive or one-hour flight back to SoCal
Value-Entry Buyers
- Non-gated villages from $400K per the plan record
- 246 area listings under $450K in June 2026
- Same parks, trails, and zoned schools as the gated tiers
- Watch HOA dues and tier resale dynamics
Best Fit For
- California relocators — guard-gated golf living at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Executives & professionals — staffed gates, privacy, and a fifteen-minute run to the Strip’s corporate and entertainment core.
- Golf & club households — a private Nicklaus Signature course with clubhouse dining, tennis, spa, and a real member calendar.
- Move-up families — the valley’s stronger zoned elementary and middle schools, two community parks, and a semi-custom gated tier from $700K.
- Estate buyers — custom lots and trophy homes to $10M+ in The Estates and Olympia Ridge, with comps our team tracks street by street.
- Buyers who value scarcity — a built-out 1997 plan with finite estate lots — supply discipline that protects well-bought positions.
Ready to explore homes in Southern Highlands? Our team knows every enclave, gate, and golf-frontage street in the plan.
Start Your Home SearchPros
- Ten-plus guard-gated enclaves with 24-hour staffed entries, patrols, and perimeter walls
- Private Jack Nicklaus Signature golf club — one of Nevada’s most decorated courses
- The southwest valley’s widest price ladder: $400K villages to $10M+ custom estates
- About 15 minutes to the Strip and 20 to Harry Reid International via I-15
- Zoned Hummel ES (8/10) and Webb MS (7/10) — stronger than most valley zoning per GreatSchools
- Town Center corridor keeps grocery, dining, and medical inside the plan
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Layered HOA costs — $150–$250 non-gated, $300–$600+ in the gated enclaves; club membership separate
- Zoned Coronado HS sits at 6/10 — many families budget for charter or private high school
- The area median runs above Las Vegas’ citywide figure — entry buyers compete hardest under $450K
- Largely built out: production new-build buyers must look to surrounding corridors or custom lots
- Gate logistics add friction — showings, vendors, and deliveries all route through access control
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Enclave Comparison
How Do Southern Highlands’ Top 6 Enclaves Compare?
A like-for-like comparison of Southern Highlands’ six most-searched enclaves — entry pricing, gate type, lot character, and lifestyle fit — drawn from the community record and active-listing patterns via Las Vegas REALTORS. Honesty note: per-enclave medians are intentionally omitted; entry prices below come from the plan record.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Estates | From $2M+ (record entry) | n/a* | n/a* | n/a* | Custom estates · Golf frontage |
| Olympia Ridge | From $1.5M+ (record entry) | n/a* | n/a* | n/a* | Golf · Highest elevation |
| Tuscan Cliffs | From $800K (record entry) | n/a* | n/a* | n/a* | Hillside luxury |
| Vintage Canyon | From $800K (record entry) | n/a* | n/a* | n/a* | Character · Larger lots |
| The Foothills | From $700K (record entry) | n/a* | n/a* | n/a* | Semi-custom value |
| Royal Highlands | From $700K (record entry) | n/a* | n/a* | n/a* | Established · Community feel |
Source: Las Vegas REALTORS MLS data plus the community record and NREG analysis, June 2026. Per-enclave sold samples are small, so we publish record entry prices rather than estimated medians. Listing counts for the area update daily via our IDX.
Enclave Deep Dive
What’s Inside Southern Highlands’ Top Enclaves?
Submarket 1
The Estates
The plan’s premier address: custom estates on large lots with Nicklaus course frontage and panoramic mountain views. Sales are infrequent and individually negotiated — patience is part of the price.
Browse The Estates homes →From $2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Olympia Ridge
Ultra-luxury guard-gated golf enclave with Nicklaus frontage and the highest elevation in the community — the view premium is real and uneven, so comp selection takes judgment.
Browse Olympia Ridge homes →From $1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Tuscan Cliffs
Mediterranean-inspired guard-gated enclave with dramatic hillside homesites — semi-custom and custom homes with valley and mountain views.
Browse Tuscan Cliffs homes →From $800KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Vintage Canyon
Known for distinctive architecture, larger lot sizes, and mature landscaping — the connoisseur’s pick among the gated mid-tiers.
Browse Vintage Canyon homes →From $800KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Foothills
Elevated guard-gated section with quality semi-custom homes and mountain views — the most attainable door into gated Southern Highlands.
Browse The Foothills homes →From $700KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Royal Highlands
Well-established guard-gated enclave with mature landscaping, quality construction, and a strong sense of community — steady, liveable luxury.
Browse Royal Highlands homes →From $700KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Plan Core (Golf Club · Town Center · Parks)
The amenity engine residents use daily: the private Nicklaus Signature club, the Town Center grocery-dining-medical corridor, two community parks, and the trail network linking it all. Owning anywhere in the plan puts this downstairs.
Browse The Plan Core (Golf Club · Town Center · Parks) homes →18Nicklaus Holes
2Community Parks
2,200Master-Planned Acres
15 minTo the Strip
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Southern Highlands
enclave fits?
BY ZIP CODE
What Does the Market Look Like Across the Southern Highlands ZIP Codes?
Southern Highlands spans three ZIP codes — 89141 at the plan’s core, 89139 on the northeast edge, and 89178 on the west — each blending plan streets with surrounding southwest-valley neighborhoods. The table reads them as area corridors, per Las Vegas REALTORS MLS data: 89141 carries the golf and estate premium, while 89139 and 89178 anchor the entry tiers.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89141 | Plan core — golf club, guard-gated enclaves, Town Center | $639,799 | — | 23 | 303 | n/a* |
| 89139 | Northeast corridor — plan edge toward the central southwest | $499,950 | — | 23 | 318 | n/a* |
| 89178 | West corridor — plan edge toward Mountains Edge | $499,000 | — | 32 | 200 | n/a* |
Source: Las Vegas REALTORS MLS data, June 2026. Each ZIP is an area corridor broader than the master plan — figures blend Southern Highlands streets with surrounding neighborhoods. *Year-over-year change is intentionally omitted: mixed-corridor samples make per-ZIP YoY misleading. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Southern Highlands?
The plan is largely built out, so new construction inside Southern Highlands means custom builds on remaining estate lots — MLS data shows 116 active land and lot listings across the three-ZIP area. For production new-builds, national builders sell minutes away in the surrounding southwest valley. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Luxury production nearest the plan’s price tiers
Family & Mid-Market
Lennar
High-volume alternative for cross-shoppers
Entry & Family
D.R. Horton
Value-oriented southwest new builds
Personalized Entry & Family
KB Home
Build-to-order floor plans near the plan
Design-Forward Move-Up
Tri Pointe Homes
Design-led alternative for move-up buyers
Outdoor Recreation
What Outdoor Amenities Does Southern Highlands Offer?
Elevation is the amenity here — Southern Highlands sits on the valley’s southern rim with Spring Mountains and Strip-skyline views. Clark County parks and trails thread the plan, the private Nicklaus club anchors the core, and Sloan Canyon’s 48,438-acre conservation area begins just east — usable through 300 days of sunshine.
IN-COMMUNITY
Southern Highlands Golf Club
18 holesPrivate golfMembers
The plan’s centerpiece: a Jack Nicklaus Signature course with a Mediterranean clubhouse, fine dining, pools, tennis, spa, and fitness center.
IN-COMMUNITY
Southern Highlands Community Park
~15 acresPool · Courts · TrailsFree
Resort-style pool, playground, basketball courts, walking trails, and picnic areas — the daily-routine anchor for plan families.
IN-COMMUNITY
Olympia Ridge Park
~10 acresTurf · Paths · PlaygroundFree
Open turf, walking paths, playground, shade structures, and desert-landscape trails on the plan’s elevated west side.
AT HOME
Community trail network
Plan-wideWalking · Running · CyclingFree
Landscaped trails link the villages, parks, and Town Center corridor — morning miles without leaving the master plan.
15 MIN
Sloan Canyon National Conservation Area
48,438 acresHiking · PetroglyphsFee area
One of Nevada’s great archaeological landscapes — petroglyph hiking, desert trails, and wildlife viewing just east of the plan.
30–35 MIN
Red Rock Canyon NCA
National Conservation AreaHiking · Climbing · Scenic driveNPS/BLM fee
The valley’s signature outdoor escape — the 13-mile scenic loop and world-class sandstone, an easy weekend run up the 215.
~60 MIN
Spring Mountains / Mt. Charleston
National Recreation AreaAlpine hiking · SnowFree
A 20–30 degree summer temperature drop and winter snow — the desert-to-alpine day trip that surprises every relocator.
The Southern Highlands Lifestyle
What Does a Weekend in Southern Highlands Look Like?
Three southern-rim moods within one master plan: dawn tee times on the Nicklaus Signature course, afternoons on Clark County park trails beneath the Spring Mountains, and evenings fifteen minutes from the Strip’s dining — with Sloan Canyon’s petroglyph country waiting just east when weekends call for bigger.
2,200Master-Planned Acres
18Nicklaus Signature Holes
10+Guard-Gated Enclaves
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Southern Highlands Homes This Weekend?
Open houses split by tier here: the non-gated villages hold regular weekend opens, while the guard-gated enclaves are mostly appointment-only — Nevada Real Estate Group coordinates all gate access for showings. Set up instant alerts for new Southern Highlands open houses, or browse every active listing and let us arrange private tours behind the gates.
Planning a move
What Should I Verify Before Moving to Southern Highlands?
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 Southern Highlands 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 Southern Highlands Economy?
Southern Highlands runs on executive households, the golf club’s operations, and its own commercial corridor along Southern Highlands Parkway. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and plan-record household incomes average $120,000 — well above county figures. The Strip’s employment core sits fifteen minutes north.
$120,000Avg household income (plan record)Community record
78%Homeownership inside the planCommunity record
~15 minTo Strip employment coreVia I-15 North
1,916Area closings, past 12 monthsLVR / GLVAR three-ZIP series
Top Southern Highlands-Area Employers
- Southern Highlands Golf ClubPrivate Nicklaus Signature club — golf, dining, and hospitality staff
- Town Center commercial corridorGrocery, dining, medical, and retail along Southern Highlands Parkway
- CCSD southwest-region campusesZoned and nearby schools serving the plan’s families
- Strip resort corridor (15 min)The metro’s hospitality and entertainment employment core
- Harry Reid International Airport (20 min)Aviation, logistics, and airport-services employment base
- Professional & medical offices, I-15 south corridorExecutive, healthcare, and service employment near the plan
Sources: U.S. Bureau of Labor Statistics, Clark County. Last updated June 2026.
COMMUNITY COMPARISON
How Does Southern Highlands Compare to Las Vegas, Henderson & Summerlin?
If you’re weighing Southern Highlands against the valley’s other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Southern Highlands wins on gates-plus-golf proximity to the Strip, Henderson on schools-and-safety balance, Summerlin on village depth — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Southern Highlands | Las Vegas | Henderson | Summerlin |
|---|---|---|---|---|
| Median List Price | $539,950 (3-ZIP area) | $476K | $548K | $728K |
| Active Listings | 821 (3-ZIP area) | 8,606 | 2,460 | 1,253 |
| Days on Market | 27 | 20 | 21 | 21 |
| Population | 22,000+ (plan record) | 656,274 | 331,857 | ~127,000 |
| Median Household Income | $120,000 avg (plan record) | $66,820 | $88,654 | $95,200 |
| Golf | Nicklaus Signature (private, in-plan) | Various courses | Various courses | Multiple courses |
| Guard-Gated Living | 10+ enclaves | Select communities | Select communities | Select villages |
| Best For | Executives · Golf · Gated luxury · Move-up families | Investors · Urban · Value | Families · Schools · Safety | Schools · Luxury · Outdoors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Southern Highlands population and income are community-record figures — the Census and FBI do not tabulate the plan separately. Market figures are three-ZIP area data. Last updated June 2026.
Cost of Ownership
What Will Southern Highlands 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 Southern Highlands Payment
$4,086
Illustrative Monthly Payment
- Principal & Interest$3,233
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$202
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 Southern Highlands?
I-15 carries nearly everything in and out of the plan, with the 215 Beltway interchange minutes north feeding the rest of the valley. Most households drive — mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and the southern-rim position means residents start ahead of the valley’s worst congestion rather than inside it.
Drive Times from Southern Highlands
- ~15 minLas Vegas StripI-15 North
- ~20 minHarry Reid Intl AirportI-15 → I-215 East
- ~15 minAllegiant Stadium / Arena DistrictI-15 North
- ~25 minDowntown Las VegasI-15 North
- ~20 minHenderson / Green ValleyI-215 East
- ~25 minSummerlinI-215 West
- ~15 minSloan Canyon NCAVia S Las Vegas Blvd
- ~10 minMountains EdgeVia S Las Vegas Blvd / local arterials
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 Southern Highlands?
Most Southern Highlands purchases close in 30 to 45 days; cash offers — common in the estate tiers — can close in 7–14. Gated resales add HOA document review, with Nevada’s statutory five-day resale-package window. Jumbo files on $2M+ estates may need extra appraisal time because custom comps are scarce, and custom builds run on construction timelines.
Quick Answer
What down payment do you need to buy in Southern Highlands?
Most Southern Highlands buyers put down 10% to 25%. Conventional loans start at 3% for qualified buyers in the non-gated villages, VA loans allow 0% for eligible veterans, and jumbo financing — standard in The Estates and Olympia Ridge — typically wants 20–25% with reserves. On the $539,950 three-ZIP area median, plan roughly $54,000 (10%) to $108,000 (20%); on a $2M estate, $400,000 (20%) is the working floor.
Southern Highlands FAQ — 18 Answers
What Do Southern Highlands Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Southern Highlands?
Across the three Southern Highlands ZIP codes (89141/89139/89178), the median list price is about $617,450 per Las Vegas REALTORS MLS data — though those ZIPs extend beyond the plan. Inside Southern Highlands itself, the community record runs from $400K non-gated villages to $10M+ custom estates, with guard-gated enclaves typically starting around $700K.
What are the best neighborhoods in Southern Highlands?
For custom and golf-frontage estates: The Estates — the plan’s premier address — and Olympia Ridge, its highest-elevation enclave. For hillside Mediterranean luxury: Tuscan Cliffs and Vintage Canyon, known for distinctive architecture and larger lots. For semi-custom value behind a gate: The Foothills and Royal Highlands, both established with mature landscaping. The non-gated villages near Southern Highlands Community Park carry the plan’s $400K entry tier and share the same parks, trails, and schools.
How is Southern Highlands different from Summerlin and the rest of Las Vegas?
Southern Highlands is the southwest valley’s premium tier: 2,200 master-planned acres on the valley’s southern rim, ten-plus guard-gated enclaves, and a private Jack Nicklaus Signature golf club — closer to the Strip (about fifteen minutes) than Summerlin and generally priced below comparable Summerlin luxury villages. Mainstream southwest Las Vegas is open-grid suburban; Southern Highlands layers gates, elevation, views, and architectural standards on top of the same commute geography.
What is the average days on market in Southern Highlands?
Homes sold across the three Southern Highlands ZIP codes over the past hundred days took a median of about 30 days from list to accepted offer, per Las Vegas REALTORS MLS statistics. Monthly medians ranged from 22 to 46 days over the past year — winter slower, spring faster. Well-priced non-gated homes move quickest; $2M+ estates can take months because the buyer pool is thinner and most showings are appointment-only behind the gates.
What are property taxes like in Southern Highlands?
Property taxes are 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. On a $617,450 purchase that works out to roughly $2,700–$3,800 a year. Always pull the parcel’s actual tax bill in escrow — abatement status follows the property, not the buyer.
Are there HOA fees in Southern Highlands?
Yes — every Southern Highlands address sits under the master association, and gated enclaves add a sub-association on top. Per the community record, non-gated sections typically run $150–$250 monthly while guard-gated enclaves run $300–$600+, covering staffed gates, patrols, perimeter walls, and common-area maintenance. Southern Highlands Golf Club membership is private and priced separately from HOA dues. Review CC&Rs, reserves, and any assessment history before writing an offer.
What is the cost of living in Southern Highlands?
It depends on the tier you buy. The three-ZIP area median near $617,450 sits above Las Vegas’ $476K citywide median but below Summerlin’s $728K — so guard-gated golf living here is a relative value among the valley’s premium plans. Day-to-day costs track the rest of Clark County, the Town Center corridor keeps groceries and errands inside the plan, and Nevada’s zero state income tax offsets much of the premium for relocating households.
What are the schools like in Southern Highlands?
Zoned schools start stronger here than in most of the valley: John R. Hummel Elementary rates 8/10 and Del E. Webb Middle School 7/10 per GreatSchools, with Coronado High School at 6/10. Many families add choice options — Doral Academy Red Rock (9/10) and Somerset Academy lead the charters, while Bishop Gorman and Henderson International anchor the private tier. Our agents walk every family through zoning maps and commute trade-offs before a first tour.
Is Southern Highlands good for families and retirees?
It leans executive-family and professional first: 6,500+ homes, two community parks, pools, trails, and zoned elementary and middle schools that outscore most of the valley. Retirees do well in the gated enclaves — single-story floor plans, golf, and lock-and-leave security — though there is no dedicated 55+ neighborhood inside the plan. Per the community record, Southern Highlands has drawn executives, professionals, entertainers, and athletes since Olympia Group opened it in 1997.
What is the rental and investment market like in Southern Highlands?
Long-term rentals are steady: executive households and the Strip-commute geography keep single-family demand firm, and guard-gated homes command premiums per Las Vegas REALTORS rental tracking. Short-term rentals are a different story — unincorporated Clark County licenses them tightly and community associations layer their own restrictions on top, so never underwrite vacation-rental income here. Investors should model long-term leases, HOA dues, and Nevada’s lower 3% primary-residence tax cap versus the higher cap on rentals.
Is there new construction in Southern Highlands?
The plan itself is largely built out — new construction today means custom builds on remaining estate lots in enclaves like The Estates and Olympia Ridge, with 116 land and lot listings active across the three-ZIP area per MLS data. For production new-builds, the surrounding southwest valley is one of the metro’s busiest corridors, with national builders selling minutes away. Many buyers cross-shop a Southern Highlands resale against a nearby new build — we model both side by side.
What amenities does Southern Highlands offer?
The private Southern Highlands Golf Club anchors the plan: an 18-hole Jack Nicklaus Signature course with a Mediterranean clubhouse, fine dining, resort-style pools, tennis, a spa, and a fitness center. Outside the club, Southern Highlands Community Park (~15 acres) and Olympia Ridge Park (~10 acres) add pools, playgrounds, courts, and trails, and the Town Center corridor along Southern Highlands Parkway covers groceries, dining, and medical without leaving the plan.
How is the commute from Southern Highlands?
I-15 is the spine: the Strip runs about fifteen minutes north, Harry Reid International Airport about twenty via I-15 and I-215, and downtown Las Vegas roughly twenty-five. Summerlin is about twenty-five minutes via the 215 Beltway, and Henderson’s Green Valley about twenty minutes east. The plan’s southern-rim position means most commutes start ahead of the valley’s worst congestion rather than inside it.
Is Southern Highlands safe?
Southern Highlands layers security the way few Las Vegas communities can: 24-hour staffed gates across ten-plus enclaves, security patrols, perimeter walls, and camera-monitored entries per the community record, with the Las Vegas Metropolitan Police Department covering the surrounding unincorporated area. FBI Uniform Crime Reporting data describes the metro, not individual plans — but gated, single-entry enclave design structurally limits through-traffic, and typical incidents are suburban property matters, not violent crime.
What should I know before buying in Southern Highlands?
Four things move real money here. First, tier selection: non-gated, gated, golf-frontage, and custom tiers carry different dues, taxes, and resale dynamics. Second, club membership: Southern Highlands Golf Club is private and separate from HOA dues — confirm availability early if golf is the point of the move. Third, gate logistics: showings in guard-gated enclaves are coordinated through your agent. Fourth, HOA documents: pull CC&Rs, reserves, and assessment history during your due-diligence window.
What down payment do you need to buy in Southern Highlands?
Most Southern Highlands buyers put down 10% to 25%. Conventional loans start at 3% for qualified buyers in the non-gated villages, VA loans allow 0% for eligible veterans, and jumbo financing — standard in The Estates and Olympia Ridge — typically wants 20–25% with reserves. On the $617,450 three-ZIP area median, plan roughly $54,000 (10%) to $108,000 (20%); on a $2M estate, $400,000 (20%) is the working floor.
What does an HOA cost in Southern Highlands?
Budget in layers: the Southern Highlands master association plus your enclave’s sub-association where one exists. Per the community record, non-gated sections typically run $150–$250 a month, while guard-gated enclaves run $300–$600+ to fund staffed gates, patrols, and perimeter walls. Southern Highlands Golf Club membership is private and always separate from HOA dues. Pull dues, reserves, transfer fees, and assessment history in escrow before you commit.
How long does it take to close on a home in Southern Highlands?
Most Southern Highlands purchases close in 30 to 45 days; cash offers — common in the estate tiers — can close in 7–14. Gated resales add HOA document review, and Nevada gives buyers a five-day resale-package review window by statute. Jumbo files on $2M+ estates sometimes need extra appraisal time because custom comps are scarce, and custom builds on estate lots run on construction timelines, not escrow timelines.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Southern Highlands?
These are the eight queries Southern Highlands buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the plan’s own record.
Is Southern Highlands a good area of Las Vegas?
It’s one of the valley’s premium tiers: guard-gated enclaves, a private Jack Nicklaus Signature golf club, strong zoned elementary and middle schools, and a fifteen-minute Strip commute. The trade-offs are layered HOA dues and an area median above the citywide figure.
Is Southern Highlands gated?
Partially — the plan includes both guard-gated and non-gated sections. Ten-plus enclaves, including The Estates, Tuscan Cliffs, Olympia Ridge, The Foothills, Royal Highlands, and Vintage Canyon, have 24-hour staffed gates per the community record; the family villages around the parks are open-access.
Is Southern Highlands in Las Vegas or unincorporated Clark County?
Both, in practice: the plan sits in unincorporated Clark County on the valley’s southern rim, uses Las Vegas mailing addresses, and is policed by the Las Vegas Metropolitan Police Department. County government handles permits and services.
Can residents join Southern Highlands Golf Club?
The club is private — per the community record, membership is available to residents of certain guard-gated sections, and many homes in the plan carry no golf obligation at all. If golf is the point of your move, confirm membership availability before you write an offer.
What ZIP codes cover Southern Highlands?
The plan spans ZIPs 89141, 89139, and 89178 in southwest Las Vegas. Note that all three ZIPs extend beyond the master plan, which is why this page labels market statistics as three-ZIP area data rather than plan-only numbers.
Who developed Southern Highlands?
Olympia Group, beginning in 1997. The plan has matured into roughly 2,200 acres and 6,500+ homes, with architectural standards — Mediterranean, Tuscan, and desert contemporary — enforced throughout per the community record.
How far is Southern Highlands from the Strip?
About fifteen minutes via I-15 North, with Harry Reid International Airport roughly twenty minutes via I-15 and I-215. The southern-rim position means most trips start ahead of the valley’s congestion.
Does Southern Highlands have parks and trails?
Yes — Southern Highlands Community Park (~15 acres, resort-style pool, courts, playground) and Olympia Ridge Park (~10 acres) anchor the plan, a landscaped trail network links the villages, and Sloan Canyon National Conservation Area’s 48,438 acres of petroglyph country begin just east.
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 Southern Highlands’ gated enclaves, golf-frontage streets, and family villages. That depth is why the team ranks #1 in Nevada.
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Want to Talk to a Southern Highlands 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 Southern Highlands?
Compare Southern Highlands with neighboring master plans and the valley’s other premium addresses. Each card pairs the commute time with price positioning, so you can judge whether trading the gates and the golf for a different lifestyle actually buys you more home for the money.
More Las Vegas communities
- Augusta Canyon at Southern Highlands
- Southern Highlands Country Club
- Golf Estates at Southern Highlands
- Portofino at Southern Highlands
- The Estates at Southern Highlands
- Southridge
- Southwest Las Vegas
- Spanish Gate
- Spanish Hills
- Spanish Oaks Condos
- Spanish Trail
- Spring Mountain Ranch
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Southern Highlands Enclaves Can You Explore A–Z?
Ten-plus enclaves and villages ladder up the plan’s 2,200 acres. Dedicated enclave pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and HOA documents for any of them on request.
A
- Augusta Canyon
O
- Olympia Ridge
P
- Portofino
R
- Royal Highlands
T
- The Enclave
- The Estates
- The Foothills
- Tuscan Cliffs
- The Villages at Southern Highlands
V
- Vintage Canyon
KEEP LEARNING
What Else Should You Read About Southern Highlands?
These guides extend the research most Southern Highlands buyers do next — reading the citywide Las Vegas market, comparing the valley’s luxury master plans, and mapping the guard-gated buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET REPORT
Las Vegas Housing Market 2026
The citywide playbook — prices, inventory, rates, and where the southwest valley’s premium plans fit in the bigger picture.
Read →COMPARISON
Summerlin vs Henderson: Luxury Master Plans Compared
How the valley’s other premium addresses stack up — useful context for weighing Southern Highlands against both.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every Las Vegas master plan, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Southern Highlands Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. One honesty note: the three ZIP codes containing Southern Highlands extend beyond the master plan, so market figures are labeled as three-ZIP area data and plan-level claims come from the community record — never blended. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, monthly closing counts for ZIPs 89141/89139/89178. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the plan is not separately tabulated). census.gov/quickfacts
- Clark County — Jurisdiction, parks, GIS boundaries, and county services for the unincorporated southern rim. clarkcountynv.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, abatement status. 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) — Metro 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
- Nevada DMV — New-resident licensing and registration deadlines used in the relocation timeline. dmv.nv.gov
- 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