Homes for Sale in 89117 — Las Vegas, NV

ZIP 89117 is a residential ZIP code with Las Vegas mailing addresses. The Census Bureau's 2020 tabulation area for it covers about 9.2 square miles of land, with about 57,000 residents counted in the 2020 Census. ZIP 89117 is split between the City of Las Vegas (about 63% of its residential parcels) and unincorporated Spring Valley (about 37%). ZIP 89117 contains the Peccole Ranch master plan and The Lakes private-lake community, between Charleston Boulevard and Spring Mountain Road from Rainbow Boulevard west to Hualapai Way. Guard-gated Queensridge is just north across Charleston Boulevard in 89145. The ZIP is one of the most established mid-luxury markets in Las Vegas.

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Where is ZIP 89117?

ZIP 89117 sits in Las Vegas, Nevada at approximately 36.142°N, 115.27°W. Bounded roughly by Charleston Boulevard on the north, Spring Mountain Road on the south, Hualapai Way on the west, and Rainbow Boulevard on the east (2020 Census ZIP Code Tabulation Area). The ZIP runs approximately 10-15 min to the Las Vegas Strip and 15-20 min to Harry Reid International Airport. For broader Las Vegas market context across every neighborhood NREG covers, see the Las Vegas hub, or see where 89117 falls on the Las Vegas ZIP code map.

Which government covers ZIP 89117, and what is its property tax rate?

ZIP 89117 is split between the City of Las Vegas (about 63% of its residential parcels) and unincorporated Spring Valley (about 37%). The shares count the Clark County Assessor's residential parcels inside the ZIP's 2020 Census boundary, by tax district, as read on October 21, 2026. Jurisdiction decides which local government handles zoning, building permits, business licenses and short-term-rental rules, and which tax rate applies.

The Clark County Treasurer's fiscal 2026–27 rates run from $2.9328 to $3.2782 per $100 of assessed value depending on the parcel's district: $2.9328 in district 417 (Spring Valley); $3.2782 in district 200 (City of Las Vegas). Assessed value is 35% of the Assessor's taxable value, so each $100,000 of taxable value carries about $1,026–$1,147 a year before abatements. Taxable value is set by the Assessor and is often below the sale price. An owner-occupied home's bill can rise at most 3% a year once the owner claims the primary-residence cap (NRS 361.4723); other property, and a home whose new owner has not yet claimed it, falls under the general cap of up to 8% (NRS 361.4722). Check a specific parcel's district on the Clark County Assessor's records search.

Sources: Clark County Treasurer, Tax Rate by District (fiscal 2026–27); Clark County Assessor real property records; parcel counts from the Assessor's parcel layer and the Census Bureau's 2020 ZIP Code Tabulation Areas, read October 21, 2026.

What communities are inside ZIP 89117?

ZIP 89117 contains two high-end mature mid-valley master plans: Peccole Ranch (gated 1980s-1990s master plan with the Hualapai Way / Sahara Avenue retail anchor) and The Lakes (private central lake with lakefront single-family homes). Both sit between Summerlin (to the west) and central Las Vegas (to the east). Guard-gated Queensridge and the One Queensridge Place towers are just north across Charleston Boulevard, in 89145. The ZIP runs 10-15 minutes to the Strip via Sahara Avenue.

Which schools serve ZIP 89117?

CCSD schools serving ZIP 89117 include Bonanza HS (5/10 GreatSchools), Mervin Iverson MS (6/10), and elementaries Lummis ES (7/10) and Ferron ES (7/10). The Bonanza HS feeder has shown steady improvement and ranks in the upper tier of CCSD large high schools. Faith Lutheran private school is just west of the ZIP at 2015 S Hualapai Way (89135) — IB Diploma Programme plus AP courses, with PreK through grade 12. Bishop Gorman is 5-10 minutes south. Verify specific street-level assignments at ccsd.net before signing any offer. For deeper Summerlin-area school detail, see the Summerlin schools guide.

What does the ZIP 89117 housing market look like in 2026?

For homes that went under contract June 1–August 31, 2026 and had closed by October 21, 2026, the median sale price in ZIP 89117 was $534,000, and the middle half of those homes went under contract 10–55 days after listing (NREG analysis of Las Vegas REALTORS MLS sales via Repliers; houses, townhomes and condos). Master-plan ZIP 89117 inventory turnover reflects the mix between master-association resales and any active new-construction builder phases. Compare submarket-by-submarket monthly data at the Las Vegas market data desk and review best neighborhoods for ZIP cross-comparison.

See the 89117 market report for a live trailing-twelve-month view and recent comparable sales, or get a free comparative market analysis on your specific 89117 home.

What is nearby in ZIP 89117?

The Lakes' private lake sits inside ZIP 89117. Tivoli Village and Boca Park Marketplace are a short drive north on Rampart Boulevard, and the Faith Lutheran campus is just west at 2015 S Hualapai Way (89135). Drive times: Las Vegas Strip 10-15 min · Harry Reid International Airport 15-20 min.

What about buying in ZIP 89117?

ZIP 89117 fits established mid-luxury and move-up buyers prioritizing mature established master plans with full amenities over outer-ring Summerlin new construction. Peccole Ranch HOA fees run $100-$250/month. The Lakes HOA covers private lake maintenance and beach access — runs $100-$300/month plus assessment districts. Master-plan ZIP 89117 buyers must verify sub-association assessments and architectural-review rules in addition to the master HOA — most 89117 HOAs operate two-tier (master + village sub-association) with combined dues varying by village. Pull the NRS 116 resale package within the 10-day delivery window and review the reserve study before removing contingencies. CCSD zone verification at ccsd.net is critical because feeder boundaries can change. For school comparisons across master plans see the best neighborhoods guide. Begin family-buyer representation at the buyer hub.

Frequently asked questions about ZIP 89117