First-Time Buyers
- Entry new construction from $350,000
- FHA from 3.5% down, VA at 0% for veterans
- Builder incentives reduce effective entry cost
- Warranty coverage — no surprise repairs in year one
North Las Vegas, Nevada
Valley Vista Homes For Sale
Nevada's #1 team for Valley Vista real estate. Search brand-new and resale single-family homes in North Las Vegas ZIP 89086 — affordable new construction from Lennar, KB Home, and Century Communities.
MEDIAN LIST PRICE (89086)
$400K
LVR / GLVAR via Repliers, as of September 14, 2026
NEW CONSTRUCTION RANGE
$350K–$550K
Builder pricing, September 2026
HOMES IN THE PLAN
2,000+
Community plan record
DAYS ON MARKET (89086)
27
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Valley Vista at a Glance?
Valley Vista is a 600-acre master plan in North Las Vegas ZIP 89086 — 2,000+ homes from Lennar, KB Home, and Century Communities per Las Vegas REALTORS GLVAR data, median $399,940, 38 days on market. Per the U.S. Census, the community skews young — median age 31 — reflecting its first-time-buyer and new-construction roots.
- Affordable new construction: brand-new homes from $350,000 — warranty-covered, energy-efficient, and with smart-home technology standard or available as an upgrade.
- Three national builders: Lennar, KB Home, and Century Communities operate active phases, each with multiple floor plans and design-center upgrade options.
- Low carrying costs: HOA dues of $50–$130/mo and Nevada's zero state income tax keep monthly ownership costs well below comparable California markets.
- Growing community: parks, trails, and commercial amenities are developing alongside residential phases; early buyers position for appreciation as the plan matures.
- Do your homework: frontier location means limited established amenities today; drive your commute at peak hours and verify school enrollment before you write.
Last updated September 2026 · Sources: LVR / GLVAR, U.S. Census, City of North Las Vegas
Where Can I Find Valley Vista Homes for Sale?
Valley Vista listings span new construction and resale in ZIP 89086, updated daily per Las Vegas REALTORS GLVAR MLS data. Entry pricing starts near $350,000 for single-story builds; two-story family homes reach $550,000. The eight newest listings appear below — every active home is searchable in our live North Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Valley Vista-Area Homes Sell in Each Price Range?
Valley Vista's 89086 ZIP concentrates new-construction inventory in the $350K–$550K band per Las Vegas REALTORS GLVAR MLS data — one of the most accessible new-construction concentrations in the metro. The bands below show where competition concentrates, from entry starters to larger two-story family homes.
Browse Valley Vista Listings
How Can You Find a Valley Vista Home by Builder, Type & Price?
Valley Vista listings span new construction and resale across six collections and three national builders — Lennar, KB Home, and Century Communities. Each link opens our live North Las Vegas MLS search with inventory updated daily from Las Vegas REALTORS GLVAR data. Entry prices start near $350,000; larger two-story family homes reach $550,000.
Which Valley Vista Collections Should You Explore?
Six neighborhood collections define Valley Vista's phases, from the earliest 2018 sections to active new-phase construction. Each card links to the relevant live search or hub. Counts reflect estimated active listings in each collection's price band.
First Phase · Resale + Models
Valley Vista Core
Elevated · Mountain ViewsVista Heights
Park-Adjacent · FamilyParkside Homes
Active · Newest ReleasesNew Phase Construction
Single-Level · AccessibleSingle-Story Collection
Family · 3–5 BedroomsFamily Two-Story
Adjacent Plan · ComparePark Highlands North (adjacent)
All NLV CommunitiesNorth Las Vegas (citywide)
By Price Range
Updated daily · 74 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Valley Vista Listings First?
Custom alerts by builder, floor plan, price, and phase — no spam, unsubscribe anytime. New-phase releases in Valley Vista can generate same-week contracts at entry price points; alert subscribers see new inventory within hours, not days. New-construction quick-move-in specs are also tracked — these builder-finished homes are often the fastest path to closing.
- 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 Valley Vista, North Las Vegas?
The Answer
Valley Vista offers brand-new single-family homes from $350,000 in a developing master plan with mountain views, community parks, and a 25-minute I-15 South commute to the Strip. The community is governed by the City of North Las Vegas, with CCSD schools, national-builder warranties, and a young-family atmosphere — median age 31.
What is Valley Vista known for?
Valley Vista is known as one of North Las Vegas's newest master-planned communities — brand-new homes from national builders at prices that make new construction accessible to first-time buyers and young families, with desert mountain views and a growing park-and-trail network.
Who should live in Valley Vista?
First-time buyers who want new construction quality without a resale premium, young families targeting modern floor plans with open-concept layouts and smart-home tech, California relocators trading high taxes for Nevada's zero-income-tax environment, and investors seeking long-hold positions in an appreciating NLV growth corridor.
What is daily life like?
Morning walks on community paths with Sheep Range views in the distance, errands along Craig Road or the Aliante retail corridor, and evenings 25 minutes from the Strip — a suburban pace with the entertainment of Las Vegas a short drive south via I-15.
Location
Where Is Valley Vista
Valley Vista sits in the northernmost development frontier of North Las Vegas in ZIP code 89086, generally near the 215 Beltway and I-15 interchange. About 600 acres. Roughly 20 miles from the Strip via I-15 South.
Aliante Casino
10
Min
Downtown Las Vegas
15
Min
Strip (I-15 South)
25
Min
Harry Reid Airport
35
Min
Summerlin
30
Min
Valley Vista
At a Glance$399,940
Median List Price (89086)
$350K–$550K
New Construction Range
27
Days on Market (89086)
2,000+
Community Homes
- Setting
- New-construction master plan, open (no gate)
- Acreage
- ~600 acres
- Homes
- 2,000+ (active development)
- Established
- 2018
- Builders
- Lennar · KB Home · Century Communities
- Neighborhoods
- 6 collection types
- Gate
- None (HOA-governed)
- HOA
- $50–$130/mo
- Schools
- CCSD + charter options (Somerset, Doral Academy)
- Parks
- Valley Vista Community Park · Floyd Lamb Park nearby
- Sunshine
- 300 days/year
- Distance to Strip
- ~25 min via I-15 South
Quick Answer
Is Valley Vista a good place to live?
Yes — for the right buyer profile. Valley Vista is among the best new-construction affordability addresses in the Las Vegas metro: brand-new homes from $350,000, builder warranties, modern floor plans, and HOA dues of just $50–$130 per month. The honest trade-offs are CCSD school ratings that trail charter alternatives, a developing commercial infrastructure that has not yet caught up to the residential build-out, and a 25-minute Strip commute via I-15. For first-time buyers, young families, and California relocators, those trade-offs are often worth it.
Source: City of North Las Vegas
DEMOGRAPHICS
Who Lives in Valley Vista?
According to the U.S. Census Bureau QuickFacts for North Las Vegas — the city that contains Valley Vista — the parent city holds approximately 285,000 residents with a median household income of about $65,000. Inside Valley Vista specifically, community records show roughly 6,000 residents across 2,200 households, a median age of 31, and an average household income near $60,000.
Valley Vista skews significantly younger than the broader Las Vegas metro, reflecting its first-time-buyer and young-family origins. Our closing data shows a mix of Nevada first-timers, California transplants trading high state taxes for homeownership, and working families in the logistics and service sectors that anchor North Las Vegas employment. The 70% homeownership rate — high for a community this new and affordable — reflects the builder-financing and incentive programs that have driven owner-occupancy.
~6,000
vs NLV ~285,000
31
vs Clark Co 38
$60,000
vs Clark Co median $74,007
70%
vs Clark Co 59%
~2,200
vs Clark Co ~860,000
$460K
vs Clark Co value $391K
Source: NREG community records & U.S. Census Bureau QuickFacts, North Las Vegas city · Updated
POPULATION & GROWTH
How Fast Is the Valley Vista Area Growing?
Valley Vista is actively building out — 2,000+ homes delivered since 2018 with additional phases under construction across the 600-acre plan. Its parent city, North Las Vegas, is one of Nevada's fastest-growing municipalities, adding tens of thousands of residents this decade, driven by affordable housing and commercial development along the I-15 and 215 corridors.
285,000+North Las Vegas residents (Census)
2,000+Valley Vista homes (active development)
~320,000NLV projected, 2030
North Las Vegas citywide population trajectory, 2010–2030 (projected)
Valley Vista is a direct beneficiary of NLV's growth momentum: the northern 89086 ZIP was largely undeveloped before 2018, and the community represents the leading edge of the city's residential expansion. As the plan fills out and commercial services follow the rooftops, early buyers stand to benefit from the appreciation pattern common in developing master plans across the Las Vegas Valley.
Sources: U.S. Census Bureau QuickFacts and City of North Las Vegas. North Las Vegas citywide figures shown; Valley Vista community-level data per NREG plan records. Projection reflects recent NLV growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Valley Vista Area Real Estate Market Trending?
The charts below show North Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS GLVAR data — the liquid benchmark Valley Vista trades against. ZIP 89086 new construction adds seasonal builder-release patterns; the stat cards reflect the 89086 area benchmarks: $460,000 median, 38 median days on market.
Median List Price
$460,000 area median (89086), per GLVAR June 2026
Source: Las Vegas REALTORS
Days on Market
38 median days across the 89086 area; new releases move faster
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Steady North Las Vegas volume — builders add new releases monthly
vs September 2025
Source: Las Vegas REALTORS
The long view: North Las Vegas's median sold price rose 136% between 2015 ($176,886) and 2026 ($418,187), across 29,238 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
27
DAYS ON MARKET (NLV 89086)
$460K
MEDIAN LIST (89086)
2,000+
HOMES IN THE PLAN
< 1 hr
OUR RESPONSE TIME
FAST-MOVING INVENTORY
Get matched with a
Valley Vista specialist.
Market Competitiveness
How competitive is the Valley Vista market right now?
Valley Vista is a moderate-competition market driven by the first-time-buyer and affordability premium. New-release phases from Lennar, KB Home, and Century Communities can generate same-week contracts; resale inventory competes against builder pricing and incentives. The 38-day median DOM reflects the broader 89086 area — well-priced new construction and quick-move-in specs move faster.
62Moderate Competition
- 38 daysArea median DOM (89086, sold)
- $350KNew construction entry price
- $50–$130Monthly HOA range
- 2,000+Homes in the master plan
Is Valley Vista Right for You?
Who Should Buy a Home in Valley Vista?
Valley Vista is not one-size-fits-all — it spans six collection types from entry single-story starters to larger two-story family homes, with a buyer profile centered on affordability, new construction quality, and Nevada's tax environment. Six profiles below match lifestyles to collections, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Valley Vista Collections Fit Your Buyer Type?
Young Families
- Two-story family homes from $400K, 3–5 bedrooms
- Charter school options: Doral Academy (9/10), Somerset (8/10)
- Community parks and walking paths inside the plan
- I-15 South commute to valley-wide employment
California Relocators
- Zero Nevada state income tax vs. 13.3% California top rate
- Brand-new homes under $500K — impossible in most SoCal markets
- One-hour flight or eight-hour drive from Southern California
- Our relocation team handles virtual builder tours and incentive coordination
Investors & Long-Hold Buyers
- Sub-$500K new construction in a growing NLV corridor
- High homeownership rate (70%) stabilizes long-term rental demand
- Appreciation potential as community amenities mature
- Low HOA and Nevada tax structure improve net yield
Empty-Nesters & Retirees
- Single-story collection from $350K — no stairs, accessible design
- Low HOA and maintenance compared to older community styles
- 10 minutes from Aliante Casino, Floyd Lamb Park
- No state income tax on retirement distributions
Veterans & Active-Duty Military
- 0% down VA loans work at all Valley Vista price points
- New construction avoids the deferred-maintenance risk of resale
- Nellis AFB roughly 15–20 minutes via I-15
- Our team has deep VA transaction experience
Best Fit For
- First-time buyers — brand-new homes from $350,000 with FHA/VA financing, builder incentives, and warranty coverage.
- Young families — two-story family homes with open-concept layouts, charter school access, and community parks.
- California relocators — new construction under $500K, zero state income tax, and a straight I-15 commute.
- Veterans & active-duty military — 0% down VA loans, new construction quality, and proximity to Nellis AFB.
- Empty-nesters and retirees — single-story accessible homes, low HOA, and no state income tax on retirement income.
- Long-hold investors — sub-$500K new construction in a growing NLV corridor with high homeownership stability.
Ready to explore homes in Valley Vista? Our team knows every builder, phase, floor plan, and incentive program currently active in the community.
Start Your Home SearchPros
- Most affordable new-construction price point in the Las Vegas metro — from $350,000
- Three national builders with active phases, multiple floor plans, and design-center customization
- Builder warranty coverage eliminates year-one repair surprises common in resale
- FHA-, VA-, and conventional-eligible price points — broadest low-down-payment access
- Zero Nevada state income tax — annual savings of $10,000+ for California households
- Growing community with appreciation potential as parks, schools, and commercial services develop
- Community parks and walking paths developed alongside residential phases
Honest Considerations
- CCSD zoned school ratings (5–6/10) lag charter alternatives — enrollment research required
- Developing commercial infrastructure: some errands require driving to Aliante or Craig Road corridors
- Frontier location adds drive time — 25 minutes to the Strip is the standard NLV trade-off
- Active construction noise and dust during ongoing build phases
- No guard gate or dedicated community security — open HOA-governed neighborhood
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Collection Comparison
How Do Valley Vista's Six Collections Compare?
A like-for-like comparison of Valley Vista's six neighborhood collections — entry pricing, lifestyle fit, and who each suits — drawn from the builder plan record and active-listing data via Las Vegas REALTORS. Builder-release timing affects availability in each collection; confirm active phases before scheduling tours.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Valley Vista Core | From $375K | n/a* | n/a* | n/a* | First phase · Resale |
| Vista Heights | From $450K | n/a* | n/a* | n/a* | Views · Premium lots |
| Parkside Homes | From $400K | n/a* | n/a* | n/a* | Park-adjacent · Family |
| New Phase Construction | From $375K | n/a* | n/a* | n/a* | Newest releases |
| Single-Story Collection | From $350K | n/a* | n/a* | n/a* | Single-level · Accessible |
| Family Two-Story | From $400K | n/a* | n/a* | n/a* | Family · 3–5 beds |
Source: Las Vegas REALTORS GLVAR MLS data plus builder plan records, June 2026. Collection-level $/SF and DOM figures are intentionally omitted — builder-release patterns make collection-level medians misleading. Use ZIP-area benchmarks: 38-day median DOM, $460,000 median list.
Collection Deep Dive
What's Inside Valley Vista's Collections?
Submarket 1
Valley Vista Core
The earliest 2018 sections with the most mature landscaping, established neighborhood character, and the most resale and builder-model availability. Good entry for buyers who want established community feel.
Browse Valley Vista Core homes →$375K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Vista Heights
Higher-elevation lots with mountain views of the Sheep Range and enhanced privacy. The premium positioning within the plan — worth the lot upgrade for buyers who value the view corridor.
Browse Vista Heights homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Parkside Homes
Homes walking distance to Valley Vista Community Park — playgrounds, paths, and open space right out the front door. The most popular location tier for growing families with young children.
Browse Parkside Homes homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
New Phase Construction
The currently active builder phases — the most current floor plans, design-center options, and builder incentives. The trade-off is active construction around you during build-out.
Browse New Phase Construction homes →$375K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Single-Story Collection
Single-story plans from $350,000, popular with retirees, empty-nesters, and buyers who prefer single-level living. The most accessible price tier in the community and the best fit for VA zero-down buyers.
Browse Single-Story Collection homes →$350K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Family Two-Story
Two-story homes from 2,200 to 2,800 square feet with 3–5 bedrooms and two-car garages — the highest-demand configuration for growing families in Valley Vista.
Browse Family Two-Story homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Valley Vista — New Construction Advantage
Three national builders. Six collections. Brand-new homes from $350,000 with warranties, smart-home technology, and energy-efficient construction — the strongest new-construction value in the Las Vegas metro's north-valley growth corridor.
Browse Valley Vista — New Construction Advantage homes →3Active National Builders
$350KEntry New Construction
2,000+Homes Delivered or Under Construction
$50–$130Monthly HOA Range
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Valley Vista
phase fits?
BY ZIP CODE
How Does the Valley Vista ZIP Code (89086) Break Down?
Valley Vista anchors ZIP 89086 in North Las Vegas's northernmost development corridor. The table below breaks the ZIP into its sub-areas — from entry new construction to the adjacent developing parcels — with the price spread that defines this frontier market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89086 | Valley Vista Core — earliest phases (resale + models) | From $375K | n/a* | 38 (ZIP-area) | Varies by season | n/a* |
| 89086 | Vista Heights — elevated lots, mountain views | From $450K | n/a* | Varies by phase | — | n/a* |
| 89086 | Active new-phase construction — Lennar, KB Home, Century | $375K–$550K | n/a* | Builder release | Active | n/a* |
| 89086 | Single-story and family two-story collections | $350K–$550K | n/a* | 38 (ZIP-area) | Active | n/a* |
| 89086 | Full ZIP-area benchmark — all 89086 listings combined | $460,000 (median list) | — | 38 | Tracked monthly | n/a* |
Source: Las Vegas REALTORS GLVAR MLS plus NREG plan analysis. *Collection-level $/SF and year-over-year figures are intentionally omitted — builder-release phasing makes collection-scale medians misleading, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in Valley Vista?
Lennar, KB Home, and Century Communities operate active phases across Valley Vista's 600-acre master plan. Floor plans span 1,400 to 2,800 square feet, priced $350,000 to $550,000. Builder incentives — rate buy-downs, upgrade credits, closing-cost credits — shift by phase; let our team lock in current offers before you tour the models.
Family & First-Time Buyer
Lennar
Everything's Included® package — appliances, smart-home tech, and solar-ready
Personalized New Homes
KB Home
Design studio customization and ENERGY STAR® certified construction
Value & Move-Up
Century Communities
Smart home technology standard; broad floor-plan selection per phase
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for empty-nesters comparing Valley Vista single-stories
Family
Richmond American
Broad family floor plans; compare against Valley Vista if NW Las Vegas also works
Outdoor Recreation
What Outdoor Amenities Does Valley Vista Offer?
Community parks and walking paths within the master plan, Floyd Lamb Park's 680 acres nearby, and Aliante Nature Discovery Park minutes away — Valley Vista buyers trade urban proximity for open space and mountain views. The City of North Las Vegas maintains the surrounding park and trail network across North Las Vegas, accessible through 300 days of annual sunshine.
IN-COMMUNITY
Valley Vista Community Park
~8 acresPlaygrounds · Paths · BasketballResidents
The neighborhood anchor — playgrounds, walking paths, picnic areas, basketball court, and open green space, developed alongside residential phases.
~10 MIN
Floyd Lamb Park at Tule Springs
~680 acresFishing · Picnics · WalkingNV State Parks fee
One of Southern Nevada's largest parks — fishing ponds, peacock gardens, historic ranch buildings, and walking trails in a desert oasis setting.
~10 MIN
Aliante Nature Discovery Park
~20 acresLake · Trails · AmphitheaterFree
The Aliante master plan's showpiece — lake, nature trails, interactive water features, amphitheater, and playground, popular with Valley Vista families.
~15 MIN
Craig Ranch Regional Park
~164 acresSports · Trails · Dog ParkFree
Clark County's major north-valley sports complex — soccer fields, softball, tennis, dog park, and paved trails connecting to the regional trail network.
~20 MIN N
Sheep Range / Desert National Wildlife Refuge
~1.6M acresHiking · WildlifeFree
The Sheep Range is visible from Valley Vista lots — the actual refuge boundary is about 20 minutes north, offering remote desert hiking away from the valley floor.
~10 MIN
Aliante Casino + Hotel
Entertainment complexDining · EntertainmentFree to enter
The north valley's neighborhood casino — dining, movie theater, and entertainment without the drive to the Strip.
~15 MIN
Las Vegas Motor Speedway
Major motorsports venueRacing · EventsEvent tickets
NASCAR, NHRA, and year-round motorsports events at the valley's dedicated racing complex — a differentiator for north-valley buyers who love motorsports.
~15 MIN S
Downtown Las Vegas
Entertainment districtArts · Dining · EventsFree
Fremont Street Experience, the Arts District, and a growing dining scene — closer to Valley Vista than many Las Vegas residents realize via I-15 South.
The Valley Vista Lifestyle
What Does a Weekend in Valley Vista Look Like?
Three easy rhythms: a morning walk on community paths with Sheep Range views, Saturday lunch at Aliante Casino ten minutes away, and a Sunday visit to Floyd Lamb Park's 680-acre fishing ponds and peacock gardens — with 300 sunshine days per year per the City of North Las Vegas regional climate record.
2,000+Homes in the Plan
~600Acres of Development
25Minutes to the Strip
$350KEntry New Construction
THIS WEEKEND'S OPEN HOUSES
Can You Tour Valley Vista Homes This Weekend?
Valley Vista model homes are open seven days a week at Lennar, KB Home, and Century Communities sales offices — no appointment required. Set up instant alerts to know the moment a listing schedules an open house, or browse active listings now and let us arrange same-day builder tours and private showings.
Planning a move
What Should I Verify Before Moving to Valley Vista?
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 Valley Vista 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 Valley Vista Economy?
Valley Vista households are employed across the Las Vegas Valley's service, logistics, and healthcare sectors. According to the U.S. Bureau of Labor Statistics, the Las Vegas MSA labor market has maintained historically low unemployment, and North Las Vegas has expanded its employment base with distribution and logistics investment from Amazon, Walmart, and related operators along the I-15 corridor.
$60,000Avg household income, Valley VistaNREG community plan record
70%Owner-occupied householdsCommunity plan record
~15 minTo North Las Vegas employment corridorAmazon, Walmart logistics via I-15
~25 minTo Strip resort employmentI-15 South — the valley's largest employer base
Top Valley Vista-Area Employers
- Amazon North Las Vegas fulfillment centersMajor distribution and logistics employer along the I-15 / Craig Road corridor
- Las Vegas Strip resort corridorThe metro's largest employer base — 25 minutes south via I-15
- Nellis Air Force BaseActive-duty, civilian, and contractor employment about 15–20 minutes southeast
- NLV medical and healthcare corridorValley Hospital system and North Las Vegas healthcare providers
- Clark County School District (NLV region)Area schools including Legacy High, Somerset Academy, and Doral Academy
- City of North Las VegasMunicipal services and administration for the parent city
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Valley Vista Compare to North Las Vegas, Las Vegas & Henderson?
If you're weighing Valley Vista against other Las Vegas Valley communities, this side-by-side covers the metrics buyers ask about most, updated June 2026. Valley Vista wins on new-construction affordability, Las Vegas on selection and urban access, Henderson on schools and established infrastructure — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Valley Vista | North Las Vegas | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | $460K (89086 area) | $390K | $476K | $548K |
| New Construction Entry | $350K (3 builders active) | $300K+ | $400K+ | $400K+ |
| Days on Market | 38 (89086) | 35 | 20 | 21 |
| Population | ~6,000 (community) | ~285,000 | 656,274 | 331,857 |
| Median Household Income | ~$60,000 (community) | $65,000 | $66,820 | $88,654 |
| HOA Range | $50–$130/mo | Varies | Varies | Varies |
| Guard-Gated | None (open HOA) | Select enclaves | Select enclaves | Select enclaves |
| New Construction Activity | Very High (3 builders) | High | Moderate | Very High (Cadence) |
| Best For | First-time · New Build · Value | Affordability · Logistics Jobs | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Valley Vista income and population figures are community plan-record values; city demographics are North Las Vegas and Clark County Census data. Last updated June 2026.
Cost of Ownership
What Will Valley Vista 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 Valley Vista Payment
$3,336
Illustrative Monthly Payment
- Principal & Interest$2,528
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$158
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 Valley Vista?
I-15 South is the spine that makes Valley Vista viable — 25 minutes to the Strip, 15 to Downtown Las Vegas. Metro mean commute times run about 25 minutes per U.S. Census ACS data. Valley Vista southbound commutes match that benchmark; westbound to Summerlin or Henderson adds 5–15 minutes.
Drive Times from Valley Vista
- ~10 minAliante Casino + diningAliante Pkwy north
- ~15 minDowntown Las Vegas / Fremont StI-15 South to Downtown
- ~15 minCraig Road employment corridorValley Vista Blvd south to Craig Rd
- ~15 minNellis Air Force BaseI-15 South to Lake Mead Blvd
- ~25 minLas Vegas StripI-15 South
- ~35 minHarry Reid Intl AirportI-15 South → I-215 East
- ~45 minHendersonI-15 South → I-215 East
- ~30 minSummerlinI-15 South → US-95 West
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 new construction home in Valley Vista?
Spec or quick-move-in homes in Valley Vista close in 30–45 days through Nevada escrow. To-be-built homes — selecting your plan and lot at signing — take 4–8 months from contract to closing. Build a buffer into lease-end or school-enrollment deadlines, as supply-chain delays can shift timelines by several weeks.
Quick Answer
How much down payment do you need to buy in Valley Vista?
FHA loans require 3.5% down with a 580+ credit score — on a $400,000 Valley Vista home, that is $14,000. VA loans allow 0% down for eligible veterans and active-duty military — a significant advantage in this price range. Conventional loans work from 3% down for first-time buyers. Builder preferred-lender programs often layer closing-cost credits on top, effectively lowering total cash at closing. Run parallel comparisons: builder incentive versus the open market on the same purchase price before committing to any lender.
Valley Vista FAQ — 18 Answers
What Do Valley Vista Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Valley Vista?
Valley Vista homes range from roughly $350,000 for single-story starters to $550,000 for two-story family homes per $399,940 GLVAR data, ZIP 89086. The median tracks near $399,940 — one of the most affordable new-construction addresses in the Las Vegas metro. Builder rate buy-downs and closing-cost credits can lower your effective cost further.
Is Valley Vista still building new homes?
Yes — Valley Vista is actively developing in 2026. National builders Lennar, KB Home, and Century Communities are delivering new phases across the roughly 600-acre master plan that launched in 2018. More than 2,000 homes have been delivered or are under construction, and model homes are open for touring. New-phase inventory at these price points moves fast, so set alerts and confirm active releases before scheduling your first visit.
What builders are building in Valley Vista?
Lennar, KB Home, and Century Communities are the primary production builders in Valley Vista, with floor plans spanning roughly 1,400 to 2,800 square feet priced from $350K to $550K. All three offer energy-efficient construction, solar-ready infrastructure, and smart-home technology as standard or upgrade options. Builder lineups and active phases shift as sections sell out — confirm current releases with us before touring, and let our team register you at the models so you keep independent representation.
Is Valley Vista guard-gated?
No — Valley Vista is an open new-construction community governed by an HOA, not a guard-gated enclave. HOA dues run a modest $50–$130 per month and fund community parks, common-area maintenance, and neighborhood governance. The open format keeps entry costs and monthly carrying costs lower than gated alternatives. Buyers who want staffed-gate security at similar price points will find fewer options in the Las Vegas metro — the budget trades off sharply.
What are HOA fees in Valley Vista?
HOA dues typically run $50–$130 per month — among the lowest in the North Las Vegas metro — covering community parks, walking paths, common-area maintenance, and neighborhood governance as amenity phases are built out. Exact dues vary by sub-association and phase; request the builder HOA disclosure or resale package for your specific neighborhood. Pair low HOA with Nevada's zero state income tax and an effective property-tax rate capped at 3% annual growth for primary residences.
What are property taxes like in Valley Vista?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $399,940 Valley Vista home, expect approximately $2,300–$3,200 per year — a fraction of comparable California new-construction property-tax bills. There is no state income tax in Nevada, which further compresses the total cost of homeownership versus California.
Is Valley Vista good for first-time buyers?
Yes — Valley Vista is one of the strongest first-time-buyer addresses in the Las Vegas metro. Brand-new, warranty-covered homes start around $350,000 with modern floor plans, energy efficiency, and smart-home technology. HOA dues are a modest $50–$130/mo. Builders frequently offer rate buy-downs and closing-cost credits that effectively lower entry costs further. Pair a pre-approval with our team before your first model visit; call (702) 637-1759 and we can coordinate builder registration and incentive timing.
What schools serve Valley Vista?
Valley Vista is zoned to Clark County School District campuses in North Las Vegas: Reedom Elementary (6/10), Kathleen & Tim Harney Middle School (6/10), and Legacy High School (5/10) per GreatSchools. Charter alternatives include Somerset Academy North Las Vegas (8/10) and Doral Academy of Nevada (9/10), both rated significantly higher. Private options include Faith Lutheran (A) and American Preparatory Academy. Verify zoning for your specific address before writing an offer.
How far is Valley Vista from the Las Vegas Strip?
Approximately 25 minutes from the Strip via I-15 South — the standard North Las Vegas commute trade-off for new-construction affordability. Downtown Las Vegas is about 15 minutes, Harry Reid International Airport roughly 35 minutes via I-15 and I-215, and the Aliante Casino about 10 minutes for close-to-home dining and entertainment. Drive your actual commute at peak hours before you write; the 215/I-15 interchange is the critical variable.
How does Nevada's tax environment compare to California for Valley Vista buyers?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $200,000 saves roughly $15,000–$20,000 per year in state income tax alone after moving to North Las Vegas. Pair that with an effective property-tax rate of roughly 0.5–0.7% (versus California's Prop 13-base rates that still average higher on new purchases) and the annual ownership cost difference on a comparable home is material, often funding the entire HOA and more.
What sub-neighborhoods are inside Valley Vista?
Valley Vista's phases break into six informal collections: Valley Vista Core (the earliest 2018 sections with resale and model availability), Vista Heights (elevated lots with Sheep Range views), Parkside Homes (park-adjacent family streets), New Phase Construction (the newest active builder releases), Single-Story Collection (single-level homes for retirees and empty-nesters), and Family Two-Story (2,200–2,800 sq ft, 3–5 bedrooms, the most popular configuration for growing families, from $400K).
What outdoor amenities does Valley Vista offer?
The community park — Valley Vista Community Park — anchors the neighborhood with playgrounds, walking paths, picnic areas, basketball courts, and open green space. Floyd Lamb Park at Tule Springs (~680 acres, fishing ponds, peacock gardens, historic ranch buildings) sits nearby. Aliante Nature Discovery Park offers a lake, nature trails, an amphitheater, and interactive water features within about 10 minutes. The northern valley position delivers open desert and Sheep Range views directly from many lots.
Is Valley Vista a good investment?
Valley Vista's investment case rests on affordability at the new-construction tier and North Las Vegas's long-run growth trajectory. Early buyers in developing phases have historically seen appreciation as community amenities and commercial services mature around them. The risk is the frontier location — appreciation depends on commercial development, school-quality improvements, and broader NLV demand. Long-hold buyers and investors targeting first-time-renter demographics find the low HOA, new construction quality, and sub-$500K entry attractive.
What financing options work best in Valley Vista?
Valley Vista's price range puts most homes within conforming loan limits, so conventional, FHA, and VA financing all work. FHA loans require 3.5% down with a 580+ credit score; VA loans allow 0% down for eligible veterans — a significant advantage on a $400K purchase. Builders often offer preferred-lender incentives (rate buy-downs, credits) that beat market pricing, but our team always runs a parallel comparison. First-timers: get pre-approved before the model visit so you can move same-day if the right plan appears.
What should I know before buying a new construction home in Valley Vista?
Four things that move real money. First, use an independent agent — builder sales representatives work for the builder, not you; our representation costs you nothing and protects your interests. Second, negotiate incentives, not just price: builders frequently trade rate buy-downs, upgrades, or closing credits. Third, hire a new-construction inspector — builder warranties cover defects, but a third-party inspection documents the baseline. Fourth, confirm your phase's HOA sub-association, lot premiums, and timeline before signing. Call (702) 637-1759 to start.
How much down payment do you need to buy in Valley Vista?
FHA loans require 3.5% down with a 580+ credit score — on a $400,000 Valley Vista home, that is $14,000. VA loans allow 0% for eligible veterans and active-duty military. Conventional loans work from 3% down for first-time buyers and 5% for others. Builder preferred-lender programs often layer closing-cost credits on top, effectively reducing the total cash needed at closing. Get pre-approved with at least two lenders before your model visit so you can compare the builder incentive against the open market.
How long does it take to close on a new construction home in Valley Vista?
Spec or quick-move-in homes close in 30–45 days, similar to a resale transaction. To-be-built homes — where you select your plan and lot at signing — typically take 4–8 months from contract to closing, depending on the builder and phase. Builder timelines can shift with supply-chain conditions; build a buffer into any lease-end or school-enrollment deadline. Resale homes in Valley Vista follow the standard 30–45 day Nevada escrow timeline.
Can Nevada Real Estate Group help me buy in Valley Vista?
Yes — and builder representation through our team costs you nothing. Builders pay our commission; our loyalty is entirely to you. We register you at the model homes so you keep independent representation, walk you through the contract and addenda the builder will not explain voluntarily, run parallel lender comparisons against the builder's preferred rate, and negotiate incentives on your behalf. Call (702) 637-1759 or submit the form below to connect with a Valley Vista specialist today.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Valley Vista?
These are the eight queries Valley Vista 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 builder plan records.
Is Valley Vista in North Las Vegas?
Yes — Valley Vista is a master-planned community in North Las Vegas in ZIP code 89086, in the northernmost residential development corridor of the Las Vegas Valley. The community launched in 2018 and has grown to 2,000+ homes from national builders Lennar, KB Home, and Century Communities.
What ZIP code is Valley Vista?
Valley Vista is in ZIP code 89086 in North Las Vegas, Nevada. Home prices run from roughly $350,000 for entry new construction to $550,000 for larger two-story family homes. The Strip is about 25 minutes south via I-15.
Are there resale homes in Valley Vista?
Yes — Valley Vista has both active new construction from Lennar, KB Home, and Century Communities and resale inventory as early buyers from 2018–2022 move up or out. Resale homes offer immediate occupancy at competitive pricing versus the to-be-built builder lead times of 4–8 months.
Is Valley Vista good for veterans?
Yes — VA zero-down loans work at every price point in Valley Vista ($350K–$550K), making it one of the strongest new-construction markets for veterans in the Las Vegas metro. Nellis Air Force Base is about 15–20 minutes southeast, and our team has deep VA transaction experience. Call (702) 637-1759.
How is the commute from Valley Vista to the Strip?
Approximately 25 minutes via I-15 South on a normal day — the standard North Las Vegas commute trade-off for affordable new construction. Peak-hour traffic on I-15 can add 5–10 minutes in the AM; drive your actual commute before you write an offer.
What is the HOA fee in Valley Vista?
$50–$130 per month, among the lowest HOA loads in the Las Vegas metro, covering community parks, walking paths, common-area maintenance, and neighborhood governance. Exact dues vary by sub-association and phase — request the builder disclosure or resale package for your specific neighborhood.
Are there good schools near Valley Vista?
Charter options Doral Academy of Nevada (9/10) and Somerset Academy (8/10) are the strongest nearby schools per GreatSchools; they require enrollment applications and may have waitlists. Zoned CCSD campuses — Reedom Elementary and Kathleen & Tim Harney Middle — rate 6/10. Faith Lutheran is the top private option.
Can Nevada Real Estate Group help me buy new construction in Valley Vista?
Yes — and our representation costs you nothing when buying new construction; builders pay our commission. We register you at the model homes, walk you through the contract, negotiate incentives on your behalf, and run parallel lender comparisons. Call (702) 637-1759 to start.
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 first-time buyers, California relocators, and investors across Valley Vista and the North Las Vegas new-construction corridor — the depth behind the team's #1 ranking in Nevada.
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Want to Talk to a Valley Vista 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 Valley Vista?
Compare Valley Vista with neighboring North Las Vegas communities and broader valley options — from the Tropical Parkway Corridor at 10 minutes to Henderson at 45. Each card pairs drive time with median pricing, so you can judge whether a different community offers meaningfully more for your budget.
More North Las Vegas communities
- Villages at Tule Springs
- Windsong
- Wolf Creek
- Alexander Park
- Aliante
- Nature Discovery at Aliante
- Aliante West
- Alta Mira
- Ann Road Corridor
- Apex
- Ardiente
- Aurora Heights
Shopping the whole city? Browse all North Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Valley Vista Collections Can You Explore A–Z?
Six collections make up the 2,000+ home plan, from entry single-story starters to two-story family homes with mountain views. Individual collection pages are rolling out — the entries below are indexed alphabetically, and our team can pull current listings, builder releases, and HOA documents for any of them on request.
F
- Family Two-Story Collection
N
- New Phase Construction (Active Releases)
- North Las Vegas (parent city)
P
- Parkside Homes
S
- Single-Story Collection
V
- Valley Vista Core
- Vista Heights
- Valley Vista self-link
KEEP LEARNING
What Else Should You Read About Valley Vista?
These guides extend the research most Valley Vista buyers do next — understanding the broader North Las Vegas market, comparing new-construction options across the valley, and mapping the first-time buying process — each written by our team from the same GLVAR data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The valley-wide playbook — pricing, inventory, rates, and where the metro's momentum actually is this year.
Read →COMMUNITY HUB
North Las Vegas Community Hub
Every major North Las Vegas community, market data, and side-by-side comparisons in one place.
Read →BUYER GUIDE
First-Time Home Buyer Guide Las Vegas
FHA, VA, conventional — the financing map, builder incentive playbook, and closing-cost breakdown for valley new construction.
Read →SAFETY GUIDE
Is North Las Vegas Safe? 2026
A data-backed look at NLV crime, neighborhoods, and where families buy.
Read →COST GUIDE
Cost of Living in North Las Vegas
A real monthly budget for NLV — housing, utilities, taxes, and more.
Read →Sources & Methodology
Where Does This Valley Vista Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Valley Vista is in active development, so community figures reflect the plan record as of June 2026 — builder phases, HOA sub-associations, and pricing change as the plan progresses. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active listing counts for ZIP code 89086 and North Las Vegas. lasvegasrealtors.com
- U.S. Census Bureau — North Las Vegas city population, income, age, and housing data (Valley Vista is not separately tabulated by Census). census.gov/quickfacts
- City of North Las Vegas — City services, police coverage, zoning, and development information for Valley Vista's parent city. cityofnorthlasvegas.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89086. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — Nevada's statutory protection against runaway assessed-value increases. leg.state.nv.us
- Clark County School District (CCSD) — School zoning, enrollment data, and campus information for North Las Vegas-area CCSD schools. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Valley Vista-area schools. greatschools.org
- U.S. Bureau of Labor Statistics — Las Vegas MSA employment, unemployment, and wage data. bls.gov
- California Franchise Tax Board — California state income-tax rates used in the Nevada tax-advantage comparison. ftb.ca.gov
- Freddie Mac PMMS — Weekly mortgage rate survey used in the payment calculator and buy-vs-rent model. 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