Summerlin
▬ StableThe Profile: A 22,500-acre master-planned community. High HOA governance ensures property values remain locked. Strict design guidelines and uniform infrastructure.
Key Asset: Downtown Summerlin (DTS). Properties within 2 miles benefit from immediate access to Class-A retail and dining.
| Median Price: | $727,500 |
| Status: | ⚖️ Balanced |
| Est. HOA: | $72 - $250+ |
| Tax Rate: | 3.28% - 3.35% |
| LID/SID: | Clean |
Henderson
▬ StableThe Profile: Nevada's second-largest city. Offers a wider variety of lot sizes and zoning options compared to western Las Vegas.
Key Asset: West Henderson corridor. Rapid commercial and residential expansion driven by new sports performance facilities.
| Median Price: | $531,450 |
| Status: | ⚖️ Balanced |
| Est. HOA: | $25 - $1,000 |
| Tax Rate: | 0.77% |
| LID/SID: | Clean |
The Ridges
▬ StableThe Profile: Double-gated enclave featuring contemporary desert architecture. Built around the Bear's Best golf course, maximizing elevation.
Key Asset: High-level security infrastructure and custom lot zoning allowing for architectural diversity.
| Median Price: | $3,375,000 |
| Status: | ⚖️ Balanced |
| Est. HOA: | $200 - $500+ |
| Tax Rate: | 3.28% - 3.35% |
| LID/SID: | Clean |
So. Highlands
▬ StableThe Profile: Located off the I-15 corridor, providing the fastest access to the Airport and the Strip. Estate lots (half-acre+) suitable for custom builds.
Key Asset: The Golf Club infrastructure and private estate lots suitable for custom builds.
| Median Price: | $600,000 |
| Status: | ⚖️ Balanced |
| Est. HOA: | $50 - $350+ |
| Tax Rate: | 1.0% |
| LID/SID: | Clean |
MacDonald Highlands
▬ StableThe Profile: Known for DragonRidge Country Club and significant elevation changes offering the best panoramic Strip views in the valley.
Key Asset: DragonRidge Country Club and unobstructed, protected view corridors zoned for luxury estates.
| Median Price: | $7,500,000 |
| Status: | ⚖️ Balanced |
| Est. HOA: | $330 - $829+ |
| Tax Rate: | 1.0% |
| LID/SID: | Clean |
Anthem C.C.
▬ StableThe Profile: A mature guard-gated community in Henderson. Features a Hale Irwin golf course and a waterfall entry. Known for consistent asset stability.
Key Asset: Mature landscaping and established HOA reserves, providing long-term community stability.
| Median Price: | $1,525,000 |
| Status: | ⚖️ Balanced |
| Est. HOA: | $250+ |
| Tax Rate: | 0.9% |
| LID/SID: | Clean |
Seven Hills
▼ DownThe Profile: Built around the Rio Secco Golf Club. Offers high-elevation custom homes in the "Terracina" enclave with direct Strip views.
Key Asset: Rio Secco Golf Club and elevated custom lots in Terracina offering rare view premiums.
| Median Price: | $634,500 |
| Status: | 📉 Buyer-Leaning |
| Est. HOA: | $73 - $400+ |
| Tax Rate: | 2.9% - 3.0% |
| LID/SID: | Clean |
Skye Canyon
▲ UpThe Profile: The northwest's newest master plan. Focused on "Base Camp" lifestyle with immediate access to Mt. Charleston. High volume of new construction.
Key Asset: Immediate access to Mt. Charleston for outdoor recreation and state-of-the-art community center.
| Median Price: | $562,500 |
| Status: | 📈 Seller-Leaning |
| Est. HOA: | $83 |
| Tax Rate: | 3.28% - 3.35% |
| LID/SID: | $15k Bal |
Lake Las Vegas
▬ StableThe Profile: A 320-acre artificial lake community. A distinct micro-market removed from urban density, offering waterfront lots and resort-style amenities.
Key Asset: North Shore estates featuring private docks and the only freshwater access for boats in the valley.
| Median Price: | $699,000 |
| Status: | ⚖️ Balanced |
| Est. HOA: | $450 - $600+ |
| Tax Rate: | 2.9% |
| LID/SID: | $25k Bal |
High Rise
▲ UpThe Profile: Full-service luxury towers offering concierge, valet, and security. Zero-maintenance living located directly on or near Las Vegas Blvd.
Key Asset: Unobstructed Strip views and "lock and leave" security for global travelers.
| Median Price: | $367,500 |
| Status: | 📈 Seller-Leaning |
| Est. HOA: | $800+ |
| Tax Rate: | 1.0% |
| LID/SID: | Clean |
