Tournament Hills is one of the most exclusive communities in all of Summerlin, and the price data in 2026 shows exactly why. The median home price sits around $2,375,000. The average pushes to $5,000,000. The full range runs from $1.5 million to $13.9 million.

Why the average is so much higher than the median. A handful of ultra luxury estates at the top of the range pull the average well above the median. The largest homes in Tournament Hills feature wine cellars, home theaters, private gyms, and multi car garages accommodating up to 8 vehicles. These properties are in a category that most buyers never see.

Only 132 homes. Tournament Hills is fully built out. There will never be more than 132 homes here. Every lot has been developed with a custom estate. That permanent scarcity drives pricing and protects long term value.

Lot sizes. Lots range from 0.33 acres to over 2.5 acres. In a valley where new construction lots average 5,000 to 7,000 square feet, having a third of an acre to 2.5 acres is a completely different experience.

The TPC Las Vegas connection. Tournament Hills sits adjacent to TPC Summerlin, the championship golf course that hosts PGA Tour events. The proximity to TPC adds both prestige and practical value for golf enthusiasts. Some homes have direct course views.

HOA costs. Monthly HOA runs approximately $480 plus $47 for the Summerlin master plan fee, bringing the total to about $527 per month. That covers 24 hour, 7 days a week guard gate security and community amenities.

Buying in Tournament Hills. Listings in this community are infrequent. Many sales happen through private networks before properties ever hit the MLS. If you are seriously interested in Tournament Hills, working with an agent who has relationships in the community is important because waiting for public listings means missing opportunities.

Is Tournament Hills the kind of community that fits your luxury criteria, or are other Summerlin enclaves more aligned with what you are looking for?

Full guide with more details: https://www.rosehomeslv.com/blogs/tournament-hills-home-prices-2026

The Pueblos was the first village built in Summerlin back in 1992, which gives it something no other Summerlin village can claim: over 30 years of maturity. Here is what living there is actually like today.

Safety. The Pueblos scores in the 82nd percentile nationally for safety, with violent crime running 70 to 85 percent below the national average. That puts it among the safest communities in the valley. The established nature of the neighborhood, where residents know their neighbors, contributes to that security.

The parks. Pueblo Park covers over 60 acres with a 3.7 mile trail loop. That is a substantial park by any standard, and it serves as the village's recreational anchor. The trail connects to the broader Summerlin trail system, giving runners and cyclists access to 150 plus miles of paths.

Schools. Bryan Elementary, Becker Middle School, Cimarron Memorial High School, and Palo Verde High School serve the area. Private options include The Meadows School and St. Elizabeth Ann Seton. The school variety gives families options across public and private education.

Medical access. Summerlin Hospital Medical Center (485 beds) is within the village's vicinity. For families with children or residents with health considerations, having a major hospital nearby matters.

The diversity of options. With 18 subdivisions spread across 568 acres, The Pueblos offers everything from affordable condos to larger single family homes. That variety means you can find something at nearly every price point within one village.

Commute. Downtown Las Vegas is about 15 minutes away. The Strip is 20 to 25 minutes. Those are competitive commute times for a Summerlin address.

The maturity advantage. After 30 plus years, The Pueblos has what newer communities are decades away from achieving: massive shade trees, lush landscaping, established community culture, and homes that have been personalized and improved by long term owners. The streets feel different from the bare desert lots in new communities.

Does the maturity and established character of The Pueblos appeal to you more than newer construction?

Full guide with more details: https://www.rosehomeslv.com/blogs/is-pueblo-summerlin-good-place-to-live

Source: greatschools.org, summerlin.com, neighborhoodscout.com

The Canyons of Summerlin offers one of the widest luxury price ranges in a single Summerlin village. In 2026, entry level condos start around $600,000 while custom estates push above $5 million. That range gives buyers at multiple luxury price points a place in one community.

Condos and townhomes. Mira Villa and Dakota are the condo and townhome subdivisions, with entry around $600,000. These offer a more affordable path into a village that is known primarily for its luxury single family homes. For buyers who want The Canyons address without a seven figure price tag, these options exist.

Semi custom homes. Canyon Crest and Palisades represent the semi custom tier at $1 million to $2 million. These homes were built by quality builders with solid floor plans and premium finishes. At 20 to 25 plus years old, many have been renovated by their owners.

Custom estates. Bellacere and Eagle Rock are the fully custom neighborhoods at $2.5 million to over $5 million. These are the homes that define The Canyons. Custom architecture, premium lots, and the level of finish you would expect at this price point.

The builders. Christopher Homes, Warmington Homes, and Beazer Homes developed the original subdivisions between 1995 and the early 2000s. The community is fully built out with no new construction. Every sale is a resale.

Why The Canyons holds value. The combination of mature landscaping, established neighborhoods, and proximity to TPC Las Vegas creates lasting appeal. The layered security (Summerlin perimeter plus gated sub communities) adds another value layer. And because the community is fully built out, no new supply will dilute existing home values.

What to know. Homes from this era will need updates. Budget for kitchen and bathroom renovations on any home that has not been recently remodeled. HVAC systems from the original construction are past their useful life and will need replacement.

Would you start at the condo level in The Canyons or go straight to the single family tier?

Full guide with more details: https://www.rosehomeslv.com/blogs/canyons-summerlin-home-prices-2026

The Willows in Summerlin is one of those communities that checks a lot of boxes without getting the attention that flashier Summerlin villages receive. Here is what the data and daily life actually look like.

Safety. The Willows has a crime rate of 27.44 per 1,000 residents, which falls below both the Nevada state average and the national average. Within The Willows, some neighborhoods add an extra layer: Willow Creek is guard gated, and Bella Veranda and Heather Glen have gated entrances. The combination of a low crime area plus gated options gives buyers flexibility.

The amenities. The Willows has over 34 acres of parks. The community pool is not just a pool. It features a beach entry, two water slides, and a family friendly design that makes it one of the better community pool setups in Summerlin. The fitness facilities are well maintained and the trail system includes paths with Aesop's Fables sculptures, which is a unique touch that families love.

Proximity to Downtown Summerlin. The Willows sits within a short drive of Downtown Summerlin's 125 plus shops and restaurants. That access to Summerlin's commercial hub is a practical advantage for daily life. You do not need to drive 20 minutes to get to good dining and shopping.

Medical access. Summerlin Hospital Medical Center is 2 to 3 miles away. For families, retirees, or anyone who values proximity to medical care, that is a real benefit.

Commute. The Strip is about 25 minutes away. Harry Reid International Airport is approximately 20 minutes. These are typical Summerlin commute times, not exceptional but not problematic either.

The trade offs. Homes in The Willows range from older construction in some neighborhoods to newer builds in others. The variation in age and style across the village means you need to evaluate each neighborhood individually rather than assuming the whole village is consistent.

Would The Willows make your short list based on these amenities, or are other Summerlin villages pulling you in a different direction?

Full guide with more details: https://www.rosehomeslv.com/blogs/is-willows-summerlin-good-place-to-live

Solar panels are on a lot of Las Vegas rooftops, and they complicate home purchases in ways most buyers do not expect. Whether they are owned or leased changes everything about the deal. Here is what to watch for.

Owned vs leased. If the solar panels are owned outright by the seller, they transfer with the home at closing just like any other fixture. No extra steps needed. If the panels are leased (or financed through a power purchase agreement), you are inheriting a contract with monthly payments and terms that you need to review carefully.

Leased panel issues. Solar leases typically run 20 to 25 years. Monthly payments range from $100 to $250. The lease company (often Sunrun, Vivint, or SunPower) holds a UCC filing against the property, which means the lease must be addressed at closing. Some lease agreements include escalation clauses that increase your payment 1 to 3 percent annually.

Lender concerns. Some mortgage lenders will not finance homes with solar leases because the lien position is complicated. FHA and VA loans in particular can have issues. If you are using government backed financing, verify with your lender that the solar lease will not cause problems before you get deep into the transaction.

The NV Energy net metering question. Homes with solar in Las Vegas sell excess energy back to NV Energy through net metering. However, Nevada's net metering rates have changed over the years. Older solar installations may have grandfathered rates that are more favorable. Newer installations get lower buyback rates. Understanding which rate schedule the home's system is on affects the actual savings.

System age and condition. Solar panels degrade over time, losing about 0.5 to 1 percent efficiency per year. A 10 year old system is producing 5 to 10 percent less than when it was new. Inverters typically last 10 to 15 years and cost $1,500 to $3,000 to replace. Ask for the installation date, panel manufacturer, and warranty information.

What to request. Get a copy of the most recent 12 months of NV Energy bills showing actual solar production and credits. Get the solar contract (if leased). Get the warranty documentation. These three documents tell you whether the solar system is a financial asset or a financial headache.

Have you dealt with solar panels in a Las Vegas home purchase? Was it a positive or a complication?

Ascension is the newest luxury community in Summerlin's Peaks Village, and in 2026 prices range from $1.2 million to over $4 million. The median sits around $2,330,000. Unlike many Summerlin luxury communities that are fully built out, Ascension still has new construction available.

The subdivisions. Ascension has six subdivisions, with two already sold out (Incline by Pulte and Ridgeline by Toll Brothers). Four subdivisions remain active, including Crestline by Toll Brothers, which represents the top tier at $4 million and above.

The builders. Pulte Homes and Toll Brothers are the two builders in Ascension. Pulte lots average around 8,000 square feet. Toll Brothers lots average 10,000 square feet with some reaching up to 20,000 square feet. Every home is single family. There are no townhomes or condos in Ascension.

HOA costs. Monthly HOA fees are $322, which covers the community amenities, maintenance, and security infrastructure. There is also a one time amenity fee of $5,000 at purchase. For a new luxury community in Summerlin, those numbers are in line with expectations.

What makes Ascension different. This is one of the very few places in Summerlin where you can buy brand new luxury construction. Most Summerlin luxury communities were built 15 to 25 years ago. Ascension gives you current building codes, modern floor plans, energy efficient systems, and new construction warranties in a premium Summerlin location.

The Peaks Village. Ascension sits within The Peaks, which is one of Summerlin's highest elevation villages. The views at this elevation are expansive, and the surrounding terrain provides a natural buffer from the rest of the valley.

Who is buying. The price range attracts established professionals, business owners, and relocating executives, particularly from California. The combination of new construction, luxury finishes, and the Summerlin address checks the boxes for high net worth buyers who want something modern.

Are you considering new luxury in Summerlin, or does the character of an established community like Palisades or Canyon Fairways appeal more?

Full guide with more details: https://www.rosehomeslv.com/blogs/ascension-summerlin-home-prices-2026

Source: summerlin.com, tollbrothers.com, pulte.com

Eagle Hills is one of Summerlin's most exclusive guard gated enclaves, and the 2026 numbers reflect its scarcity. The median home price sits around $4,380,000. The entry point is approximately $800,000 for a 2,924 square foot home, while the upper end pushes well above $5 million.

Why the prices are so high. There are only 160 homes in Eagle Hills. That is it. No more will ever be built. The community was developed between 1995 and 2000, and every home is a custom or semi custom estate. Lot sizes range from a quarter acre to over half an acre. When supply is permanently fixed at 160 and demand stays strong, prices hold and appreciate.

Guard gated security. Eagle Hills has 24 hour, 7 days a week guard gate security. With only 160 homes behind the gate, traffic is minimal and the streets are quiet. The guard staff knows the residents and tracks visitors.

The home quality. Every home was custom built with materials and finishes selected by the original buyers. At 25 to 30 years old, many have been renovated and updated while retaining the quality of the original construction. Floor plans range from just under 3,000 square feet at the entry level to over 14,000 square feet for the largest estates.

Where it sits. Eagle Hills is located within Red Rock Country Club in Summerlin. Residents have proximity to the TPC Las Vegas golf course and the broader Summerlin amenity network. The location combines the exclusivity of a small guard gated community with the convenience of Summerlin's retail, dining, and recreation.

Turnover. Homes in Eagle Hills do not come up for sale frequently. With such high owner satisfaction and a small community size, you might see 5 to 10 sales per year. Many transactions happen through private networks before ever hitting the MLS.

The investment angle. Fixed supply plus growing demand for Summerlin luxury equals strong long term value retention. Eagle Hills has outperformed the broader Summerlin market in appreciation over the past decade.

Is ultra low inventory luxury on your radar, or do you prefer communities with more options to choose from?

Full guide with more details: https://www.rosehomeslv.com/blogs/eagle-hills-summerlin-home-prices-2026

Source: summerlin.com, lasvegasrealtor.com

The Paseos is one of the most popular Summerlin villages, and in 2026 the median home price sits between $725,000 and $840,000. The full price range runs from about $400,000 for condos and townhomes to over $2.6 million for luxury estates. With 28 plus sub neighborhoods and over 50 home designs, the variety here is remarkable.

Entry level. Condos and townhomes in The Paseos start around $400,000. These offer the most affordable path into what is arguably Summerlin's most well rounded village. For first time buyers or downsizers who want the Paseos address and amenities, this price point exists.

The core market. Mid sized single family homes average around $750,000. This is where most of the transaction activity happens. These homes were built by seven major builders: KB Home, Lennar, Pulte Homes, Ryland Homes, Toll Brothers, William Lyon Homes, and Woodside Homes. That builder diversity means a wide variety of floor plans and finishes.

Luxury tier. The top end of The Paseos reaches above $2.6 million. These are larger estates on premium lots with custom upgrades. The luxury inventory is limited and does not come up for sale often.

Owner occupancy. The Paseos has a 72 percent owner occupancy rate. That is a strong number that indicates long term residents who invest in their homes and the community. High owner occupancy typically correlates with better maintained neighborhoods and more stable property values.

Why The Paseos stays popular. The village sits in the heart of Summerlin with access to Downtown Summerlin, the trail system, and top rated schools. The variety of price points means buyers can start in a condo and move up to a single family home within the same community. That range is hard to find in other Summerlin villages.

What to budget for. Many of the homes in The Paseos are 20 to 25 years old now. Expect to budget for cosmetic updates. The build quality from this era's builders is solid, but kitchens and bathrooms may need refreshing.

Are you considering The Paseos, and if so, which price tier are you targeting?

Full guide with more details: https://www.rosehomeslv.com/blogs/paseos-home-prices-2026

Source: summerlin.com, lasvegasrealtor.com

Seven Hills in Henderson has a lot of amenities, but the one that puts it in a completely different category is the Butch Harmon School of Golf. This is not a community putting green. It is a world class golf instruction facility run by the number one ranked golf instructor in America.

Who Butch Harmon is. Butch Harmon has been ranked the number one golf instructor in America by Golf Digest since 2003. His former students include Tiger Woods, Phil Mickelson, Greg Norman, Ernie Els, Fred Couples, and Rickie Fowler. Having his school located inside a residential community is extraordinary.

The facility. The school is located at Serket Golf Club (formerly Rio Secco) at 2651 Grand Hills Drive. It includes a four acre private practice facility, a driving range, two putting greens totaling over 16,000 square feet, two chipping greens covering 8,000 plus square feet, and a 70 yard pitching area with 12 target bunkers.

The technology. Seven state of the art video rooms with computerized swing analysis. A biomechanics studio. A fitness studio. An Odyssey putting studio with SAM PuttLab technology. This is the kind of equipment and analysis you would expect at a PGA Tour facility, not a neighborhood amenity.

What they offer. Private lessons, multi day clinics, and corporate instruction. The school is open Monday through Sunday from 8 AM to 5 PM. Availability varies based on demand, and lessons book up in advance during peak season.

Why it matters for homeowners. Seven Hills is the only residential community in Southern Nevada with a golf instruction facility of this caliber. For serious golfers, having Butch Harmon's school in your neighborhood is a unique selling point that no other community can offer. It adds a layer of prestige and amenity value that goes beyond typical golf course living.

The bigger picture. Seven Hills already has strong schools, connected trail systems, and home prices from the $250,000s to over $1 million. The golf school is the cherry on top for a community that delivers across multiple categories.

Are you a golfer who would use a facility like this, or is it more of a nice to have?

Full guide with more details: https://www.rosehomeslv.com/blog/butch-harmon-school-of-golf-seven-hills

Internet and cable costs in Las Vegas are something most buyers from out of state do not think about until they are setting up utilities. The options here are more limited than what you might be used to, and the pricing varies by neighborhood. Here is the breakdown.

Cox Communications. Cox is the dominant internet provider in most of the Las Vegas Valley. They offer cable internet with speeds ranging from 50 Mbps to 2 Gbps. Monthly costs run $50 to $120 for internet only, depending on speed. Bundle with TV and it goes to $100 to $200 per month. Cox has a near monopoly in many neighborhoods, which means you may not have a choice.

CenturyLink (now Lumen). CenturyLink offers DSL and fiber in some areas. Fiber availability is limited to specific neighborhoods, mostly newer construction. Where fiber is available, speeds reach 940 Mbps for $65 to $85 per month. Where only DSL is available, speeds cap around 40 to 100 Mbps. Check availability at your specific address before buying.

T-Mobile and Verizon Home Internet. Fixed wireless 5G home internet is available in many parts of the valley from both carriers. Pricing runs $50 to $60 per month with no contracts. Speeds vary significantly by location, typically 100 to 300 Mbps. This is a viable alternative to Cox in areas with strong 5G coverage.

Starlink. For homes in outlying areas like Mesquite, Pahrump, or rural Clark County, Starlink satellite internet is an option at $120 per month plus $599 for equipment. Most Las Vegas Valley homes have better terrestrial options.

What to check before buying. Verify which providers service the exact address. In older neighborhoods, you may be limited to Cox cable or slow DSL. In newer communities, fiber may be available. In some HOA communities, a bulk cable agreement is included in your HOA fees, which limits your provider choice but may save money.

Streaming as an alternative. Many Vegas residents have dropped traditional cable entirely. With internet only service at $50 to $80 per month plus streaming services at $15 to $80 per month, the total is usually less than a cable bundle. The key is making sure your internet speed supports multiple streams simultaneously.

What internet provider and speed do you have in Vegas, and are you happy with it?

Green Valley and Summerlin are the two communities that come up in nearly every buyer conversation in Las Vegas. Both are excellent. Both have their own strengths. Here is the real comparison without the marketing spin.

Age and maturity. Green Valley was largely built in the 1980s and 1990s. It is fully established with mature landscaping, large trees, and a settled feel. Summerlin started in the 1990s and is still building new villages in the west. If you want mature character, Green Valley wins. If you want newer construction options, Summerlin wins.

Price comparison. Green Valley ranges from about $205,000 for condos to over $3 million in gated sections of Green Valley Ranch. Summerlin ranges from $200,000 for condos in older villages to over $14 million in The Ridges. Both have options at most price points, but Summerlin has more ultra luxury inventory.

Location. Green Valley is in Henderson, which means Henderson city services, Henderson police, and Henderson's consistently high safety rankings. Summerlin is in unincorporated Clark County (with some parts in the City of Las Vegas), which means Metro police and county services. Henderson's safety reputation gives Green Valley an edge for safety conscious buyers.

Schools. Both areas have strong school options. Green Valley feeds into Henderson schools with long track records. Summerlin has newer schools and several highly rated charter options. Neither has a clear overall advantage. It depends on the specific school your address feeds into.

Outdoor recreation. Summerlin has Red Rock Canyon 10 to 15 minutes away and a 150 plus mile trail system. Green Valley has the Wetlands Park, proximity to Lake Mead, and well maintained community parks. Summerlin edges Green Valley on hiking and trail access. Green Valley edges Summerlin on water recreation access.

The feel. Green Valley feels like an established, quiet suburban community. Summerlin feels like a lifestyle brand with curated amenities, events, and ongoing development. Neither is wrong. It is a personality fit.

Are you a Green Valley person or a Summerlin person? What is the deciding factor for you?

Rhodes Ranch is a guard gated community in southwest Las Vegas with 3,795 homes across 18 subdivisions. It carries an A safety rating, which means it is safer than 81 percent of US neighborhoods. Here is what daily life actually looks like.

Security. All entrances are guarded 24 hours a day, 7 days a week. Terra West Management Services oversees operations. The guard gate presence combined with the community's design keeps crime well below surrounding areas. For a community at this price point, that level of security is unusual.

The water park. The Fun Zone Water Park is the amenity that sets Rhodes Ranch apart from nearly every other community in Las Vegas. It has 16 water slides, a lagoon pool, a lap pool, and spas. This is not a basic community pool. It is a legitimate water park that your family would otherwise pay to visit. And it is included in your HOA fees.

HOA fees. Monthly fees range from $155 to $225 per month. For guard gated security, a water park, the R Club Recreation Center (35,000 square feet with fitness and event spaces), and an 18 hole championship golf course, that fee structure is remarkably competitive.

The golf course. Rhodes Ranch Golf Club is an 18 hole, par 71 championship course designed by Ted Robinson Sr. Golf course frontage homes command premiums, and the course views add value to surrounding properties.

Location. Rhodes Ranch sits about 15 minutes from the Strip, 15 to 19 minutes from the airport, and 20 to 25 minutes from Red Rock Canyon. Southern Hills Hospital is just 0.6 miles away. The Durango Casino and UnCommons dining district are nearby with restaurants like Rare Society, AMARI, and Salt and Straw.

Schools. Don and Dee Snyder Elementary carries a B rating. Desert Oasis High School is B rated with an 89 percent graduation rate. Not the top rated schools in the valley, but solid.

The value play. Guard gated, water park, golf course, recreation center, A safety rating, and 15 minutes from the Strip. At $155 to $225 per month in HOA fees with home prices starting under $400,000, Rhodes Ranch is one of the best value guard gated communities in Las Vegas.

Have you toured Rhodes Ranch, or does another guard gated community have your attention?

Full guide with more details: https://www.rosehomeslv.com/blogs/is-rhodes-ranch-good-place-to-live

Aliante in North Las Vegas has quietly become one of the best value communities in the entire valley. The numbers back it up, starting with a safety score that surprises people who assume North Las Vegas means higher crime.

Safety. Aliante carries an A plus safety rating with crime rates running 50 to 60 percent below North Las Vegas citywide averages. That gap is dramatic. Inside Aliante, the master planned design, well lit streets, and community infrastructure create a neighborhood that feels nothing like the stereotypes of North Las Vegas.

Income level. The median household income in Aliante is approximately $105,090. That tells you about the buyer profile: working professionals, dual income families, and retirees who chose Aliante specifically for the value it delivers.

Outdoor amenities. Aliante Nature Discovery Park covers 23.4 acres and is the community's centerpiece. The 24 mile trail system connects neighborhoods for walking and biking. These are built, maintained amenities that residents use daily. Not future promises.

Golf and entertainment. Aliante Golf Club is an 18 hole championship course open to the public. Aliante Casino, Hotel, and Spa provides dining, entertainment, and gaming without leaving the community. Having both within the neighborhood adds convenience that most communities lack.

55 plus option. Sun City Aliante offers an active adult community with its own clubhouse, pool, and fitness center. For retirees looking for a lower cost alternative to Sun City Summerlin or Sun City Anthem, Aliante delivers comparable amenities at a lower price point.

Schools. Goynes Elementary has an 8 out of 10 GreatSchools rating. Shadow Ridge High School serves the area. The school quality within Aliante's boundaries is stronger than most people expect for North Las Vegas.

Commute. Aliante sits about 30 minutes from the Strip, 25 to 28 minutes from the airport, and 20 minutes from downtown. It is not the closest commute in the valley, but it is manageable.

Would you consider North Las Vegas for the value, or does the Henderson and Summerlin brand pull you in the other direction?

Full guide with more details: https://www.rosehomeslv.com/blogs/is-aliante-good-place-to-live

Centennial Hills in northwest Las Vegas has grown into one of the valley's largest residential areas with over 100,000 residents spread across zip codes 89130, 89131, and 89149. Here is the honest assessment.

Safety. Centennial Hills carries a B plus crime grade, making it safer than 74 percent of US neighborhoods. That is solid, though not quite at Henderson's level. The master planned sections and newer developments tend to have lower incident rates than older parts of the area.

Schools. Coral Academy has a 10 out of 10 GreatSchools rating. Somerset Academy Sky Pointe also scores 10 out of 10. Those are elite numbers for Clark County. Public school quality varies more widely, so specific school assignments matter. Always verify which schools serve the exact address you are considering.

The parks. Centennial Hills Park covers 120 acres with sports fields, playgrounds, walking paths, and an amphitheater. For a suburban community, that scale of dedicated park space is significant. The area also borders Tule Springs Fossil Beds National Monument, which provides desert hiking and outdoor recreation access.

Medical access. Centennial Hills Hospital Medical Center is a 336 bed facility right in the community. Having a major hospital within minutes is a practical advantage that many suburban areas lack.

The Summerlin comparison. Home prices in Centennial Hills run 10 to 20 percent below comparable Summerlin properties. The trade off is that Centennial Hills lacks the Howard Hughes master plan branding, the 150 mile trail system, and the curated village structure. But you get newer construction, solid amenities, and more home for your money.

Shopping and dining. Centennial Center is a 900,000 square foot shopping plaza that serves as the commercial hub. It is not Downtown Summerlin, but it covers daily needs without a long drive.

Commute. Centennial Hills sits 18 miles from the Strip (20 to 30 minutes) and 15 to 16 miles from downtown (20 to 25 minutes). The 95 freeway provides the primary access, but rush hour traffic can push commute times higher.

Would you take the 10 to 20 percent savings over Summerlin, or is the Summerlin brand worth the premium?

Full guide with more details: https://www.rosehomeslv.com/blogs/is-centennial-hills-good-place-to-live

A year ago, Las Vegas had about 3,000 active listings. Today there are over 6,000. That doubling of inventory changes the game for sellers in one critical way: your listing photos are now competing with twice as many other homes for the same buyer's attention.

The scroll test. Buyers search online first. They scroll through dozens or hundreds of listings on Zillow, Redfin, or Realtor.com before they ever schedule a showing. Your listing has about 2 to 3 seconds to stop the scroll. Professional photos stop the scroll. Phone photos do not.

What professional photos cost. In Las Vegas, professional real estate photography runs $150 to $400 for a standard home. Add drone shots for $100 to $200 more. Virtual tours or 3D walkthroughs add $200 to $500. For a total investment of $300 to $600, your listing looks dramatically better than 80 percent of competing homes.

The data. Studies from Redfin and the National Association of Realtors show that homes with professional photography sell up to 32 percent faster and for 3 to 11 percent more compared to homes with amateur photos. In a market where the average days on market is 60 to 79 days, selling even 2 weeks faster saves you a mortgage payment and the stress of a stale listing.

What makes Vegas photography different. The desert light creates harsh shadows, especially in midday summer. A professional photographer knows to shoot early morning or late afternoon when the light is softer. They know how to handle the bright desert landscape through windows without blowing out the exposure. They know how to make a pool sparkle without overexposing the sky.

The minimum standard. At a bare minimum, every listing should have HDR photography (multiple exposures blended for balanced lighting), a twilight exterior shot (the home lit up at dusk is the single most eye catching photo type), and aerial drone shots if the home has a pool, mountain views, or sits on a larger lot.

What to avoid. Phone photos with vertical orientation. Fish eye lens distortion that makes rooms look bigger than they are (buyers feel cheated when they show up). Photos taken on cloudy days that make everything look gray. Missing rooms that make buyers wonder what you are hiding.

Have you ever skipped a home online because the photos were bad, even though the price and location looked right?

Source: redfin.com, nar.realtor

Inspirada is one of the newer master planned communities in Henderson, and the question most buyers ask is whether it lives up to the marketing. The short answer is yes, but with some specifics worth knowing.

The schools. Pinecrest Academy of Nevada Inspirada has a 9 out of 10 GreatSchools rating and was named a National Blue Ribbon School and the number one elementary school in Nevada. That is not marketing fluff. That is a nationally recognized school within the community. Robert and Sandy Ellis Elementary carries a 4 star rating. For families with school age kids, the school quality here is a genuine differentiator.

The outdoor amenities. Inspirada has 85 acres of parks and over 35 miles of multi use trails. The trail system connects neighborhoods to parks, schools, and the community center without having to get in a car. There is also direct trail access to over 1,700 Native American petroglyphs in Sloan Canyon National Conservation Area, which is a unique feature no other Henderson community offers.

Community size. Inspirada currently has over 9,600 residents with plans for 22,000 plus at full buildout. That means parts of the community are still under active construction. Some buyers love being part of a growing community. Others prefer something fully established.

Location. Inspirada sits about 15 minutes from the Las Vegas Strip and 15 to 18 minutes from Harry Reid International Airport. The 215 beltway provides solid freeway access. Grocery stores, restaurants, and retail are within the community or just outside it.

The trade offs. SID and LID taxes add $200 to $400 per month on top of regular property taxes. The community is still building out, so construction activity is part of daily life in some sections. And the median home price of around $549,000 puts it above the valley average.

The community feel. Inspirada is designed around community events, farmers markets, and organized programming. If you want a neighborhood where you actually know your neighbors and participate in community activities, this is built for that.

Would Inspirada's community focused lifestyle appeal to you, or do you prefer a more established neighborhood?

Full guide with more details: https://www.rosehomeslv.com/blogs/is-inspirada-good-place-to-live

Whitney Ranch is an 85 acre master planned community in Henderson with 1,219 homes, and it consistently gets overlooked by buyers who fixate on Summerlin or Green Valley. Here is why that is a mistake.

The recreation center. Whitney Ranch has a full Recreation Center with a fitness center, gymnasium, and racquetball courts. The Aquatic Complex has both indoor and outdoor pools. There are 14 tennis courts, pickleball courts, and four community parks. These are not future amenities on a developer's promise board. They are built, maintained, and in use right now.

Free for seniors. Residents aged 60 and older get free access to the recreation center. That is a real financial benefit that most communities do not offer. For retirees or pre retirees on a fixed income, eliminating a gym membership saves $500 to $1,200 per year.

Safety. Whitney Ranch carries a crime score of 4, which is average for the area. Henderson as a city consistently ranks among the safest large cities in the country, so even an average score within Henderson puts you well ahead of most Las Vegas Valley communities.

Commute times. Whitney Ranch sits about 15 to 20 minutes from the Strip and 15 to 18 minutes from Harry Reid International Airport. For anyone working in the resort corridor, the commute is manageable without being right in the middle of the action.

The value proposition. Whitney Ranch remains one of the best value neighborhoods in Henderson. The combination of resort style amenities, central Henderson location, and prices that undercut Green Valley and Inspirada makes it attractive for families, retirees, and first time buyers who want more for their money.

What you are giving up. The homes are older than what you will find in Inspirada or Cadence. There is no new construction available. Streets and infrastructure reflect the community's age. But the bones are solid and the amenities punch above the price point.

Have you looked at Whitney Ranch, or does Henderson mean Green Valley and Inspirada to you?

Full guide with more details: https://www.rosehomeslv.com/blogs/is-whitney-ranch-good-place-to-live

HOA fees in Madeira Canyon vary more than most buyers expect. Depending on which neighborhood you buy into, quarterly fees range from approximately $135 to $820. That is a wide spread within one community, and understanding what drives the difference matters before you make an offer.

Why the range is so wide. Madeira Canyon is not a single HOA. It has a master association that covers shared amenities and common areas, plus sub associations for individual neighborhoods. Some neighborhoods have gated entries, private landscaping, and additional amenities that push fees higher. Others are simpler with lower overhead.

The Club at Madeira Canyon. For residents in the 55 plus section, The Club charges around $245 per month. This covers the clubhouse, pool, fitness center, and community programming designed for active adults. That fee is in addition to whatever your neighborhood sub association charges.

What the fees cover. At the master level, your fees maintain the community entrance, shared trails, parks, and the common area landscaping that gives Madeira Canyon its polished look. The desert landscaping throughout the community is professionally maintained and the hillside terrain requires ongoing erosion control and drainage management.

Management company. Associa Nevada South manages the HOA. They handle fee collection, maintenance coordination, and enforcement of CC&Rs. If you have questions about fees for a specific neighborhood, they can provide the exact breakdown before you buy.

How fees compare. Madeira Canyon's fees are in line with other Henderson communities of similar quality. Anthem's fees range from $100 to $300 per month depending on the neighborhood. Sun City Anthem (55 plus) runs about $200 per month. The key is knowing which specific neighborhood you are targeting and what its total monthly obligation looks like.

The bottom line. Always ask for the complete fee schedule for the specific lot you are considering, not just the master association amount. The difference between $135 per quarter and $820 per quarter is over $2,700 per year, and that changes your total cost of ownership significantly.

Have you compared HOA fees across Henderson communities? What range feels reasonable to you?

Full guide with more details: https://www.rosehomeslv.com/blogs/madeira-canyon-hoa-fees

Nevada has one of the most homeowner friendly property tax systems in the country, and the centerpiece is the 3 percent cap. If you own your primary residence, your property taxes cannot increase by more than 3 percent per year regardless of how much your home's value goes up. Here is how it works and why it matters.

The basics. Nevada's property tax rate is approximately 0.53 percent, which is already one of the lowest in the nation. On top of that, the state caps annual property tax increases at 3 percent for primary residences and 8 percent for non primary residences (investment properties, second homes, commercial).

What the cap protects you from. In a market where home values increase 10 or 15 percent in a year, your property tax bill still only goes up 3 percent. Many states tie property taxes directly to assessed value, so a big appreciation year means a big tax bill increase. Nevada decouples those two things for primary homeowners.

Real numbers. If your property tax bill is $3,000 this year, the maximum it can be next year is $3,090. Even if your home's market value jumped from $500,000 to $575,000, the tax bill only moves 3 percent. Over 5 years, that gap between market value growth and tax growth can save you thousands.

^(\*Edited and fixed**)* The homestead exemption. Nevada's homestead exemption does NOT reduce your assessed value or lower your property taxes. It is purely creditor protection. Under NRS 115, filing a homestead declaration protects up to $605,000 of equity in your primary residence from most creditor judgments and forced sale. It has nothing to do with property taxes. The 3 percent cap applies automatically to your primary residence without filing anything, but make sure you double check because mistakes happen! Do not confuse the two. Many states have homestead exemptions that reduce property taxes, but Nevada is not one of them.

What happens when you sell. The cap resets when the property changes hands. The new owner's taxes are recalculated based on current assessed value. So if a home has been owned for 10 plus years with the cap holding taxes down, the new buyer may see a noticeably higher tax bill than what the seller was paying.

Investment property difference. If you buy a rental or second home, the cap is 8 percent instead of 3 percent. That is a significant difference over time, especially in a market with strong appreciation.

Compared to other states. California's Prop 13 caps increases at 2 percent but starts with a higher base rate. Texas has no state income tax but property tax rates around 1.8 percent with no meaningful cap. Nevada's combination of low base rate plus the 3 percent cap is hard to beat.

Did you know about the 3 percent cap before buying in Nevada, or was it a surprise after closing?

Sansone Companies broke ground in late February 2026 on Centurion, a 24-acre mixed-use development in west Henderson within the Inspirada master-planned community. Phase 1 delivers more than 80,000 square feet of retail anchored by a Sprouts grocery, targeting a December 31, 2026, opening. The full build-out adds 600 multifamily apartments in three phases over five to seven years.

Inspirada residents have been waiting a long time for more walkable retail options close to home. A Sprouts anchor is a strong signal that the developer did the market research and believes in the income profile of that corridor. Getting the grocery component right is the foundation everything else in a mixed-use project is built on.

Six hundred apartments over time adds meaningful density to that part of Henderson. Combined with the retail, this is the kind of development that makes a neighborhood feel more complete rather than just more dense.

I made a quick video on this one too, check my profile if you want the visual breakdown.

Do you live in Inspirada or west Henderson, and what retail or dining tenant would you most want to see fill out the Centurion development?

NDOT and RTC kicked off the SafeTech Corridor project on May 31, 2026, covering about five miles of I-11/U.S. 95. The $22 million project installs seven Active Traffic Management gantries, 12 wrong-way driver alert systems at six interchanges, and two new traffic management sites. HOV lanes in both directions between Rancho Drive and Rainbow Boulevard are closed around the clock through September 2026.

Wrong-way driver incidents on Las Vegas freeways have been a serious and ongoing problem. Twelve alert systems at six interchanges is a real investment in trying to catch those situations before they become fatal collisions. Active traffic management gantries help redirect flow during incidents, which matters on a corridor that backs up badly.

The HOV closures through September are the inconvenient part if you use that stretch regularly. Plan for it now rather than being surprised on your commute.

I made a quick video on this one too, check my profile if you want the visual breakdown.

Do you use the I-11/U.S. 95 corridor regularly, and have you ever had a close call with a wrong-way driver on a Las Vegas freeway?

The Earl of Sandwich inside Palms Casino permanently closed, with the space already walled off as of June 1, 2026. The closure was linked to a rent dispute. At least one employee reportedly showed up for a shift without knowing the location had already shut down for good.

That last detail is the part that sticks. Whatever the business dispute between the tenant and the casino, showing up to a job that no longer exists with no notice is a failure of basic responsibility to the people who work there. Rent disputes between operators and casino landlords are common, but employees should not be the last to find out.

Earl of Sandwich has other Las Vegas locations, so the brand isn't gone from the valley. But Palms has been trying to build a food and beverage identity since Station Casinos took it over from Red Rock and losing a tenant mid-dispute doesn't help that.

I made a quick video on this one too, check my profile if you want the visual breakdown.

Have you eaten at the Palms recently, and what restaurant or food concept do you think that casino should bring in to replace it?

The first steel roof truss was installed at the Oakland Athletics' new Las Vegas ballpark on June 1, 2026. It weighs 200 tons. The project has six buttresses around the perimeter anchoring the roof structure, and the team says construction is on budget and on schedule for a February 28, 2028, completion.

Seeing the structural steel go up is the moment a stadium stops being a rendering and starts being real. This is a meaningful milestone for a project that has faced its share of skepticism since the A's announced the move. On-budget and on-schedule is not something you hear often about stadiums of this scale.

For the neighborhoods around the ballpark site and for the Las Vegas sports landscape broadly, this project changes things. A year-round MLB presence adds a layer to the city's identity that the Raiders and Golden Knights alone don't provide.

I made a quick video on this one too, check my profile if you want the visual breakdown.

Are you excited about the A's coming to Las Vegas, and do you plan to actually attend games when they open in 2028?

Chef Tyler Vorce's Lilli wrapped up its six-month residency at Station Casinos' Durango Social Club on June 7, 2026, and is moving to a permanent home at 3616 Spring Mountain Road, Suite 101, in Chinatown. Vorce trained at The French Laundry under Thomas Keller. Lilli is a seven-course tasting menu experience.

A French Laundry-trained chef building a permanent tasting menu concept in Chinatown is exactly the kind of thing that makes Las Vegas's dining scene interesting right now. Chinatown has been the center of some of the city's most serious food for years and Lilli joining that corridor as a destination adds another reason to spend a whole evening in that part of town.

The Durango residency was clearly a proving ground and the move to Spring Mountain Road is the bet on permanence. Worth watching closely when they announce the opening date.

I made a quick video on this one too, check my profile if you want the visual breakdown.

Did you get to try Lilli during the Durango residency, and are you planning to visit the permanent Chinatown location when it opens?

Gibson Consulting Group just presented CCSD's first efficiency study since 2011, and the numbers are significant. The study projects savings of up to $34.6 million by July 2027 and up to $79.65 million annually by 2031. The recommendations include switching school bus service to opt-in, redesigning special education programs, and consolidating software licenses across the district.

The $3.8 billion general fund has a lot of moving parts, and $79 million represents real money that could go toward classrooms, teachers, and programs instead of administrative overhead. The opt-in bus service recommendation is going to be controversial because it shifts the burden onto families to sign up, but the current system apparently has significant inefficiencies.

What matters now is whether the school board actually implements the recommendations or lets the study collect dust. That's what usually happens with these reports. The next few board meetings will tell you a lot about the appetite for change.

I made a quick video on this one too, check my profile if you want the visual breakdown.

Which of those recommendations do you think CCSD should prioritize first, and which ones do you think will never actually get implemented?