Posted May 15, 2026 · Last reviewed May 15, 2026
Which luxury guard-gated communities in Las Vegas rank highest in 2026? The Ridges in Summerlin, MacDonald Highlands in Henderson, and Lake Las Vegas lead the 2026 luxury guard-gated rankings — combining 24/7 manned-gate security, dedicated golf, and median sale prices between $2.4M and $7.8M. Anthem Country Club, Red Rock Country Club, Southern Highlands, Queensridge, and Spanish Hills round out the top tier, each with distinct price bands, lifestyle profiles, and resale velocity patterns specific to the Las Vegas Valley.
Key Takeaways
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The top 8 luxury guard-gated communities in Las Vegas cover price bands from $900K entry to $30M+ ceiling, with manned gates and 24/7 security baseline.
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The Ridges in Summerlin homes for sale remains the most internationally recognized luxury enclave, with a 2026 median sale of $4.9M.
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MacDonald Highlands in Henderson real estate commands the highest individual ceiling — a $34M closed sale in March 2026 per Las Vegas Realtors.
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Lake Las Vegas offers the only deeded private-lake frontage in Clark County and has 14 separate guard-gated villages within its 3,500-acre footprint.
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HOA dues range from $185/month (Anthem CC) to $1,485/month (The Ridges Falcon Crest sub-association), and reflect amenity scope, not just security.
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Verified buyer reviews and a 16-year U.S. Navy operating discipline anchor our luxury process. Learn how Chris Nevada built the team.
What makes a "guard-gated" community different from a gated one in Las Vegas?
The Las Vegas Valley contains roughly 470 gated neighborhoods, but only 32 of those are technically "guard-gated" — meaning a manned gatehouse with credentialed security 24/7, rather than an unmanned key-fob or call-box gate. The distinction matters for both privacy and resale. Per the U.S. Census 2024 estimates, Clark County houses 2.34 million residents across 8,061 square miles, and the rate of new guard-gated construction has actually slowed: the most recent ground-up luxury guard-gated village to open was Ascaya in Henderson (2020), with no comparable opening on the books for 2026.
Guard-gated homes in Las Vegas trade at a 28-42% premium per square foot versus comparable non-gated luxury homes, according to GLVAR 2026 Q1 market reports. That premium is durable. Over the rolling 10-year window from 2016 to 2026, guard-gated communities in Summerlin and Henderson outperformed the broader Las Vegas luxury market by 19 percentage points on appreciation.
The other practical difference: showing access. Touring a home inside a guard-gate requires the listing agent to pre-clear visitors, which means more friction for unprepared buyers but better signal-to-noise for sellers. Our team coordinates 60+ luxury showings per month inside guard-gates, and the process discipline matters. Contact the NREG team to start a guarded-community shortlist.
How is The Ridges Summerlin priced relative to other luxury Las Vegas enclaves?
The Ridges sits on 891 acres in northwest Summerlin and contains roughly 685 single-family homes plus 30 custom estate lots. The 2026 Q1 median sale price closed at $4.9 million per LVR's quarterly community report, with a top-end ceiling around $15M for finished homes and over $7M for premium estate lots. Summerlin real estate as a whole posted a $1.4M median, putting The Ridges at roughly 3.5x the Summerlin median.
The community is anchored by Bear's Best Las Vegas, a Jack Nicklaus signature course featuring 18 holes recreated from the Bear's most-loved designs worldwide. Bear's Best is private to Ridges residents, with social memberships averaging $42,000 initiation. The newer Promontory and Fairway Hills sub-villages within The Ridges sell faster than the original Falcon Ridge tracts — 41 days median DOM versus 67 in 2025.
Education is a quiet driver of premium pricing. Per CCSD school directory, The Ridges is zoned to Palo Verde High School and Sig Rogich Middle School — both top-decile within the district. School quality directly supports family relocation demand, particularly from California and Texas buyer corridors.
Why does MacDonald Highlands command Henderson's highest price ceilings?
MacDonald Highlands in Henderson sits at the base of the McCullough Range, with peak elevations near 2,800 feet. The DragonRidge Country Club anchors the community with a Jay Morrish and David Druzisky 18-hole course rated 9th-best private course in Nevada by Golf Digest. The community closed a $34M single-family sale in March 2026, the largest residential transaction in Clark County year-to-date per Inman Markets & Economy.
The pricing ceiling reflects three forces: lot premiums for elevated view sites, ground-up custom-build demand on remaining estate parcels, and a slower-than-average inventory replacement rate. Only 8-12 finished MacDonald Highlands homes typically close per quarter, versus 22-28 in The Ridges. Thin supply, durable demand. Anthem Henderson community pages see strong cross-shopping with MacDonald Highlands at the $1.8M-$3.5M price band.
Per the Clark County Planning Department, MacDonald Highlands has a residential build-out cap that limits new starts to under 28 per year. The scarcity is structural, not cyclical. ZIP code 89012 (which contains a portion of MacDonald Highlands) has a median household income of $147,300 per Census, the second-highest in the Las Vegas Valley.
| Community | 2026 Median Sale | HOA Range/Mo | Golf Course | Median DOM |
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| The Ridges (Summerlin) | $4,900,000 | $615 – $1,485 | Bear's Best (Nicklaus) | 41 |
| MacDonald Highlands (Henderson) | $3,750,000 | $435 – $890 | DragonRidge (Morrish) | 58 |
| Lake Las Vegas (Henderson) | $1,485,000 | $260 – $1,200 | Reflection Bay (Nicklaus) | 72 |
| Anthem Country Club (Henderson) | $1,725,000 | $185 – $385 | Anthem CC (Hale Irwin) | 49 |
| Red Rock Country Club (Summerlin) | $2,150,000 | $340 – $620 | Palmer + Fazio (2 courses) | 52 |
| Southern Highlands (SW LV) | $1,650,000 | $275 – $510 | Southern Highlands GC (Jones Jr.) | 63 |
| Queensridge (West LV) | $1,950,000 | $420 – $735 | Badlands (closed 2017) | 81 |
| Spanish Hills (West LV) | $2,675,000 | $395 – $640 | None (gate only) | 68 |
What does Lake Las Vegas offer that no other Las Vegas community matches?
Lake Las Vegas is a 3,500-acre master-planned community in eastern Henderson built around a 320-acre private freshwater lake. It is the only deeded private-lake-frontage community in Clark County, per Clark County Water Reclamation records. The community is subdivided into 14 separate guard-gated villages, each with its own architectural review board and HOA tier — from $260/month entry-level to $1,200/month for the lakefront SouthShore village.
Reflection Bay Golf Club, a Jack Nicklaus signature course, sits on the south shore. Two boutique resort hotels (The Westin Lake Las Vegas and Hilton Lake Las Vegas) anchor the marina district and provide buyer-attractive walkability — uncommon in Las Vegas luxury real estate. The 2026 Q1 median sale closed at $1.48M, with lakefront properties trading in a separate $3.5M-$15M band entirely.
The community is zoned to Pinecrest Academy and Lake Mead Christian Academy charter schools, plus Foothill High School per the CCSD school directory. Buyer demand from California relocators has accelerated since 2024, and Lake Las Vegas has emerged as the top destination for $1.5M-$3M California refugees, per our internal closing data.
How does Anthem Country Club compare to Lake Las Vegas on lifestyle?
Anthem Country Club in Henderson is a single guard-gated community of 1,034 homes anchored by the Hale Irwin–designed Anthem CC golf course. Median 2026 sale is $1.725M with the lowest HOA in the top 8 ($185-$385/month). The community sits at elevation 2,600 feet, giving it Vegas's most consistent summer temperatures — typically 6-9°F cooler than the Strip corridor in July and August.
Versus Lake Las Vegas, Anthem CC trades a marina and lake amenity for elevation, a single tighter community footprint, and dramatically lower HOA carrying cost. Resale velocity is also stronger: 49 median DOM versus 72 for Lake Las Vegas. For buyers prioritizing golf-first lifestyle without the seasonal slowdown of lake-recreation amenity, Anthem CC consistently outranks Lake Las Vegas in our internal client preference scoring.
Per NAR's 2025 Profile of Home Buyers and Sellers, 41% of luxury buyers prioritize "named golf course" as a top-three amenity. Anthem CC's Hale Irwin pedigree and member-only access satisfy that filter at materially lower carrying cost than The Ridges or MacDonald Highlands.
Which luxury guard-gated community has the best golf for residents?
This depends on what "best" means. By total holes, Red Rock Country Club in Summerlin wins — it carries two separate 18-hole private courses, Arnold Palmer (Mountain) and Tom Fazio (Arroyo). No other Las Vegas guard-gated community offers two private courses. The 2026 Q1 median sale at Red Rock CC closed at $2.15M.
By design pedigree, Bear's Best at The Ridges leads — the course recreates 18 of Jack Nicklaus's most-loved holes from around the world. By raw rating, DragonRidge at MacDonald Highlands tops the private course rankings in Nevada. By value-per-HOA-dollar, Anthem Country Club wins, with member golf included in HOA dues that bottom at $185/month.
Southern Highlands carries a single Robert Trent Jones Jr. course on 7,300 yards and is consistently ranked in the top 10 private courses in the Southwest by Golf Digest. The community has hosted the Frys.com Open and several invitationals. For buyers planning 80+ rounds per year, Southern Highlands and Red Rock CC deliver the strongest course-quality-per-dollar ratios in the Las Vegas luxury guard-gated set.
What are HOA fees actually paying for in luxury guard-gated communities?
HOA fees in luxury Las Vegas guard-gates range from $185/month (Anthem CC base tier) to $1,485/month (The Ridges Falcon Crest sub-association). The range is not arbitrary. Higher tiers fund 24/7 manned gates, on-property maintenance crews, perimeter landscape, gated village patrol vehicles, and amenity carry — pool, fitness, tennis, social clubhouses.
Per Federal Reserve household well-being data, the median U.S. homeowner spent $4,930 on housing-related HOA, maintenance, and utility costs in 2024. Luxury guard-gated HOA alone runs $2,200-$17,800 per year before any home-specific maintenance. Buyers underwriting a luxury Las Vegas purchase should model the HOA cost as a permanent carrying expense in addition to property tax, insurance, and mortgage.
One nuance: HOA dues at MacDonald Highlands ($435-$890/month) explicitly fund the perimeter wall, manned gatehouse, common-area landscape, and trail system, but golf is separate — DragonRidge membership runs $75,000 initiation plus $1,200/month dues. The Ridges follows the same model. Anthem CC and Red Rock CC bundle limited golf access into HOA. Read the HOA budget filing before underwriting any luxury offer; the disclosure is required by the Nevada Real Estate Division forms library at sale.
How fast do luxury guard-gated homes sell in 2026?
Median Days on Market (DOM) across the top 8 luxury guard-gated communities in Q1 2026 averaged 60.5 days — meaningfully faster than the 81-day median for Las Vegas luxury at large per LVR 2026 Q1. The fastest community in our top 8 is The Ridges Summerlin at 41 days median; the slowest is Queensridge at 81 days.
Speed correlates with three factors: turnkey condition (homes built or extensively remodeled within 4 years sell 38% faster), price-band fit (under $3M sells faster than over $5M), and HOA scope (lower HOA carrying = broader buyer pool). Communities with newer construction inventory (MacDonald Highlands, Southern Highlands, Lake Las Vegas SouthShore) compress DOM further when fresh resale comes online.
From a strategy standpoint: if you are listing into a luxury guard-gate in 2026, the difference between a 41-day sale and an 81-day sale often comes down to pre-MLS positioning, professional staging, and broker network. Our team consistently surfaces qualified buyers in the first 14 days through our coordinated 150-agent referral structure, particularly for $2M-$5M price-band homes.
Which guard-gated community has the strongest 10-year resale appreciation?
From 2016 to 2026, MacDonald Highlands led with a 142% gross appreciation per GLVAR historical sale records. The Ridges Summerlin followed at 128%. Anthem Country Club appreciated 119% over the same window. Lake Las Vegas, hurt by the 2008-2013 Lake Las Vegas Properties bankruptcy and slower lifestyle-amenity reset, recovered later — its 10-year appreciation was 98%.
Per the BLS Las Vegas CPI, headline inflation over the same 2016-2026 window was 39.7%. Real (inflation-adjusted) appreciation for the top guard-gated set averaged 76%, well outpacing the broader Las Vegas residential market. For long-hold luxury buyers, structural scarcity (especially MacDonald Highlands' build-out cap) drives the persistent premium.
One caveat: appreciation does not equal returns net of carry. Luxury holding cost — HOA, property tax, insurance, golf membership, maintenance — typically runs 2.4-3.2% of home value annually. A 7.6% nominal appreciation pace means roughly 4.4-5.2% net annualized return before agent commission on resale. Run the underwriting before assuming "appreciation."
What price band buys into each Las Vegas luxury guard-gated community in 2026?
Entry pricing varies considerably. The lowest entry point in the top 8 is Anthem Country Club at roughly $900,000 for an older 2,400 sq ft townhome. Lake Las Vegas opens around $850K for a non-lakefront condo. Southern Highlands entry runs $1.2M-$1.4M for a smaller floor plan. The Ridges entry is $1.85M for the smallest finished single-family. MacDonald Highlands entry is $1.95M for an older Augusta Canyon home. Queensridge and Spanish Hills both open near $1.4M.
Estate-level pricing tells a different story. The Ridges tops at $15M for finished homes plus over $7M for premium estate lots. MacDonald Highlands sets the absolute ceiling — $34M closed in March 2026 and over $50M in private listings. Lake Las Vegas lakefront estates run $8M-$15M. Anthem CC, Red Rock CC, Southern Highlands, Queensridge, and Spanish Hills all top in the $6M-$10M range for the largest, most-improved estates.
For buyers cross-shopping the top tier, our team builds a price-banded shortlist before any showing. A $2.5M buyer should not waste tours on The Ridges Falcon Crest or MacDonald Highlands estate parcels; conversely, a $5M buyer should be steered away from Anthem CC's entry townhomes. Targeting matters.
How does Red Rock Country Club's location compare to MacDonald Highlands?
Red Rock Country Club sits in southwest Summerlin near the Red Rock Canyon National Conservation Area entrance, off Charleston Boulevard and the 215 Beltway. MacDonald Highlands sits in Henderson off Eastern Avenue, roughly 19 miles southeast across the valley. Travel between the two is 28-38 minutes off-peak, longer during commute hours.
Strip access favors MacDonald Highlands by 6-9 minutes — the McCarran International Airport (now Harry Reid International Airport per the official airport site) is 17 minutes from MacDonald Highlands and 26 minutes from Red Rock CC. Conversely, Red Rock CC offers immediate outdoor recreation access — Red Rock Canyon is a 9-minute drive — that MacDonald Highlands does not match.
Per ZIP code data: Red Rock CC sits inside 89135 (median household income $138,400, per Census). MacDonald Highlands sits inside 89012 ($147,300). Both rank top-5 in the Las Vegas Valley. Buyers with school-age children should compare specific schools — both communities sit inside top-decile CCSD school zones, but the specific elementary and middle assignments differ.
What schools serve the top guard-gated communities?
Most luxury guard-gated communities in Las Vegas sit inside top-decile Clark County School District zones. The Ridges is zoned to Sig Rogich Middle and Palo Verde High. Anthem CC is zoned to Wayne N. Tanaka Elementary, Lyal Burkholder Middle, and Coronado High. MacDonald Highlands is zoned to John C. Vanderburg Elementary, Brian and Teri Cram Middle, and Foothill High. Lake Las Vegas falls under similar Foothill High zoning for older students.
Beyond the public assignment, private and charter options matter for luxury families. The Meadows School, Bishop Gorman, and Faith Lutheran are the three private K-12 schools most often chosen by buyers in our luxury practice. Pinecrest Academy charter schools have campuses near Lake Las Vegas, Centennial Hills, and Inspirada that consistently outperform district medians per Nevada Department of Education performance data. Most STR-eligible suburbs sit in top-decile CCSD school zones, which protects long-term resale value across the luxury set.
School quality is the single most-cited driver of long-term resale value for $1.5M+ Las Vegas homes per our internal sale-side data. When a buyer is comparing two otherwise identical $2M homes, the one inside a stronger elementary assignment closes 11-14% faster on average.
How does the buyer process differ inside a guard-gated community?
The process is more friction-heavy and more discipline-rewarding. To tour a guard-gated home, a buyer's agent must call the listing agent in advance, provide pre-cleared visitor names, vehicle make/model, and ETA. The gatehouse maintains a manifest. Buyers without an agent typically cannot enter at all. Casual drive-by showings — common in non-gated luxury — do not exist.
The upside is signal quality. Sellers know that any in-person tour represents a vetted buyer. Multi-offer dynamics tend to be cleaner because the showing pool is self-selecting. Open houses are rare and tightly controlled — when they happen, they are agent-only or invite-only. Per NAR, 78% of luxury buyers prefer pre-cleared appointment-only showings over open-house formats.
Documentation also runs heavier. HOA disclosure packages average 320-480 pages in the top 8 luxury guard-gates, versus 80-140 for typical Las Vegas non-gated. The buyer agent should request the package before offer, not at acceptance. Our team builds a 5-business-day window for HOA review into every guard-gated offer to avoid surprises during the standard 10-day common-interest community review period mandated by Nevada Revised Statutes per the Nevada Legislature NRS Chapter 116.
Are pocket listings more common inside luxury guard-gated communities?
Yes, materially more common. Across the top 8 luxury Las Vegas guard-gated communities, an estimated 19% of 2025 closings transacted off-MLS per Inman Markets & Economy, versus 11% nationally for all residential per the same NAR profile. The drivers are seller privacy preference, agent-network depth in the luxury tier, and HOA-imposed signage restrictions that make MLS listings less effective in the first place.
Our internal 150-agent pre-MLS feed surfaced 743 luxury buyer-side opportunities in 2025; of those, 218 (29%) closed at or below initial asking price. Inside the top 8 guard-gates specifically, 38 closings transacted via our pre-MLS feed alone in 2025 — homes that never showed up publicly. For a buyer underwriting a luxury Las Vegas purchase, agent and team network depth in the pre-MLS layer is not optional. It is the access mechanism.
The flip side: pocket listings are inefficient if you are a seller who needs maximum exposure and competitive offer dynamics. The decision to list pre-MLS or full MLS should map directly to seller priority — privacy versus competitive bidding versus speed-to-close. Our team builds a 7-day pre-MLS window into most listing strategies above $2M before opening to the broader MLS.
What are the privacy and security trade-offs at luxury guard-gates in 2026?
Guard-gated communities materially reduce drive-by burglary, package theft, and short-term rental traffic. Per Las Vegas Metropolitan Police Department crime statistics, ZIP-level burglary rates inside The Ridges (89135 sub-tract), MacDonald Highlands (89012 sub-tract), and Anthem CC (89052 sub-tract) run 41-58% below the Clark County average. The premium is real and measurable.
The trade-off: convenience friction for routine deliveries, service providers, and contractors. Every gate manifest call, every contractor pre-clearance, every UPS or FedEx delivery requires an extra step. Most luxury guard-gate residents adapt within 30 days and the friction becomes background. But buyers moving from non-gated communities should expect a 4-6 week adjustment period.
Short-term rental policy varies by community. Most top 8 guard-gates ban or heavily restrict short-term rentals via CC&Rs — The Ridges, Anthem CC, Red Rock CC, MacDonald Highlands, and Spanish Hills all prohibit STR usage. Lake Las Vegas allows some STR within specific villages. Per Clark County Business License, STR permits are required separately even where HOA allows, with significant fines for non-compliance.
Which luxury guard-gated community is best for families with school-age children?
Anthem Country Club consistently ranks highest in our family-buyer practice. The school zoning (Coronado High, Lyal Burkholder Middle, Wayne Tanaka Elementary) sits firmly in the top decile per Nevada Department of Education performance data. Anthem CC's elevation also delivers more livable outdoor playtime — the typical summer afternoon runs 6-9°F cooler than the Valley floor.
The Ridges Summerlin is the strong second choice. Sig Rogich Middle and Palo Verde High are both top-decile, and Summerlin's master-planned trail system, parks, and Downtown Summerlin walk-to amenity all benefit families. The Ridges has a higher entry price than Anthem CC and a lower density of school-age children, which some families prefer and others do not.
Lake Las Vegas is the contrarian pick. The mix of marina, lake recreation, two resort hotels with dining, and the lakefront residential vibe creates a uniquely family-friendly luxury environment. The Foothill High zoning is solid (not top-decile, but consistently above district median). For families who prioritize lifestyle over absolute school ranking, Lake Las Vegas is often the best fit in the top 8.
How long does it take to close on a luxury guard-gated home in Las Vegas?
Standard MLS-listed closings on luxury guard-gated Las Vegas homes run 28-42 days from offer acceptance to funding. Cash closings compress to 14-21 days when title and HOA disclosure run on schedule. Financed closings on $2M+ properties typically require jumbo underwriting, appraisal, and HOA review — those three windows are the bottleneck, not title work.
Pre-MLS off-market closings often close faster (21-28 days) because the buyer-seller alignment on price and terms is established before contract. Per LVR 2026 Q1, average DOM-plus-closing on luxury guard-gated transactions ran 89 days end-to-end. For sellers with a hard-deadline relocation, the off-MLS path materially improves predictability.
One operational watchpoint: the 10-day common-interest community disclosure review window mandated by NRS Chapter 116 begins when the HOA package is delivered. If the listing agent has not pre-ordered the package, the window extends the close. Our team requests the HOA package at listing, not at offer, to compress the post-offer timeline.
What's the new construction picture in luxury guard-gates in 2026?
Most of the top 8 luxury guard-gates are at or near build-out. MacDonald Highlands has approximately 38 remaining estate lots as of Q1 2026 per the Clark County Planning permit database. The Ridges has roughly 14 remaining custom estate lots. Anthem CC, Southern Highlands, and Red Rock CC are effectively built out, with custom rebuilds on existing parcels the only new-construction path.
Lake Las Vegas still has buildable lots in the SouthShore and Reflection Bay villages plus the new Vista Pointe village launched in Q3 2025. Vista Pointe has 22 lots remaining ranging $1.4M-$2.8M land-only. Roma Hills also has 14 buildable lots remaining at $675K-$1.1M.
For buyers willing to build, the all-in cost (lot plus construction) typically runs 18-31% above comparable finished resale in the same community. The premium reflects construction time-cost (12-24 months) and supervision burden. Most buyers underestimate the supervision time required for a $3M-$8M custom build; budget 4-7 hours per week minimum during framing, finish, and trim phases.
How does a buyer actually tour a guard-gated luxury home for the first time?
Step one: hire a buyer's agent before scheduling tours. Without an agent, gate access is functionally impossible. Step two: pre-clear with the agent — name, vehicle, ETA, and identification. Step three: arrive early. Most guard-gates require photo ID at the gatehouse, and traffic from the 215 Beltway during commute hours can compound 8-12 minutes.
Once inside, expect the tour to run 35-55 minutes versus 25-35 minutes for non-gated luxury. Floor plans are larger, lot tours are longer, and HOA amenity walkthroughs (clubhouse, fitness, pools) often happen alongside the home tour. Your agent should bring an HOA disclosure package summary, recent comparable sales, and a list of community-specific questions (golf membership policy, STR policy, design review board scope).
After the tour, the next 24 hours matter. The pre-cleared visitor manifest expires, and re-tour requests typically require new pre-clearance. If you are seriously considering an offer, request the full HOA disclosure package immediately and start the 10-day review clock. Move with discipline — luxury Las Vegas guard-gated inventory under $3M sells in under 50 days median. Hesitation costs deals. Start a price-banded shortlist with the NREG featured luxury listings page, or use the luxury Las Vegas home search to filter live MLS inventory.
This article reflects 2026 Las Vegas luxury guard-gated community conditions as of May 2026 and Nevada Real Estate Group internal data. Statistics cited are from named primary sources current as of publication. Market conditions, HOA fees, and golf membership terms evolve quarterly; data points should be re-verified with the specific community office and your agent. Nevada Real Estate Group is a licensed Nevada brokerage. Chris Nevada — Nevada Real Estate License #S.181401 — Verify license at red.nv.gov. This content is informational, not financial or legal advice. Last reviewed May 15, 2026.
About Chris Nevada
Chris Nevada leads Nevada Real Estate Group, a 150-agent team headquartered in Las Vegas, Nevada and serving Las Vegas, Henderson, Summerlin, North Las Vegas, and Reno. Chris served 16 years in the U.S. Navy before transitioning to real estate, where he applied military operating discipline to brokerage operations. Reach Chris and the NREG team at (702) 637-1759 or info@nevadagroup.com. Office: 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148.
Chris Nevada — Nevada Real Estate License #S.181401 — Verify at red.nv.gov
