Boulder City Homes For Sale

KEY TAKEAWAYS

What Should You Know About Boulder City at a Glance?

Boulder City is the small town the federal government built in 1931 — about 15,000 residents under a growth-control ordinance per the City of Boulder City — with a median list price near $507,450 and roughly 11 closings a month per Las Vegas REALTORS. The five takeaways below distill those numbers.

• Population: about 15,000 residents — held nearly flat since 1980 by the controlled-growth ordinance, while the valley around it tripled.
• Median list price: $507,450 (June 2026) at roughly $287 per square foot, across just 66 active listings from $199,900 to $3.95M.
• Best for: retirees, historic-home lovers, lake-and-trail households, and buyers who want scarcity — not investors chasing short-term rentals (heavily restricted).
• Top neighborhoods: the Historic District and B Hill for character; Hemenway Valley and Lake Mountain Estates for Lake Mead views; Del Prado for low-maintenance townhomes.
• Why people move here: no casinos, near-zero new construction, an independent police force, Lake Mead ten minutes out, and Hoover Dam heritage on every corner.

Last updated June 2026 · Sources: LVR, U.S. Census, City of Boulder City

PRICE DISTRIBUTION

How Many Boulder City Homes Sell in Each Price Range?

The Boulder City median list price sits at $507,450 per Las Vegas REALTORS June 2026 MLS data, and half the 66 actives cluster between $400K and $750K. Each card shows live counts by range — in a 66-home market, knowing whether your band holds four listings or twenty changes your whole strategy.

Counts reflect active MLS listings citywide (ZIP 89005) · June 2026 · Updated daily.

SAFETY & CRIME

Is Boulder City Safe?

• BCPDIndependent city police forceBoulder City PD — not LVMPD
• ~50%Below metro violent-crime averageFBI UCR, latest available reporting
• 0Casinos inside city limitsGambling banned by city code since 1931
• 2018I-11 bypass removed through-trafficUS-93 trucks now skip downtown

Sources: FBI Uniform Crime Reporting (latest available data), City of Boulder City / Boulder City Police Department. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Boulder City Score?

Boulder City scores like no other Las Vegas–area market: elite grades for safety and outdoor access, honest mid-grades for amenities and commute, and a cost picture shaped by scarcity rather than demand spikes. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer.

• A

  Grade A: Safety

  Independent Boulder City PD; violent-crime rates well below metro averages per FBI UCR data. No casinos, little through-traffic.

• B+

  Grade B+: Schools

  Four small, community-backed CCSD campuses — one per level, so every address shares the same path. No zone shopping.

• B

  Grade B: Cost of Living

  $507K median sits above Las Vegas ($476K) but below Henderson ($548K) — and most homes carry zero HOA dues.

• B-

  Grade B-: Amenities

  Charming but small: historic-district dining, two golf courses, a hospital. Big-box retail is 20 minutes away in Henderson.

• A+

  Grade A+: Outdoor Access

  Lake Mead NRA at the city line, Bootleg Canyon mountain biking, the 34-mile River Mountains Loop, and the Historic Railroad Trail.

• B

  Grade B: Commute

  Interstate 11 (2018) put Henderson 20 minutes out and the Strip 30–35. Inside town, everything is five minutes away.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

POPULATION & GROWTH

How Fast Is Boulder City Growing?

Boulder City has barely grown since 1980 — by choice. The 1979 controlled-growth ordinance caps new dwellings at roughly 120 permits a year and requires a public vote for major city land sales, holding the population near 15,000 while the valley around it tripled.

Sources: U.S. Census Bureau QuickFacts and City of Boulder City. Historical figures per decennial Census; projection assumes permit-cap-constrained growth. Last updated June 2026.

LIVABILITY SCORES

How Does Boulder City Score for Livability?

Boulder City pairs the valley’s best safety-and-outdoors profile with its slowest market — A-range scores for safety and recreation, mid-grades for amenities and schools, and a cost score reflecting a $507,450 median. The rings below break that composite into the six categories buyers ask about most, benchmarked against Census and FBI data.

• 82A-

  Overall Livability

• 78B+

  Schools

• 91A

  Safety

• 64B-

  Cost of Living

• 68B-

  Amenities

• 96A+

  Outdoor / Recreation

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Boulder City Real Estate Market Trending?

Median sold price, days on market, and monthly closed sales from Las Vegas REALTORS MLS data. Important honesty: Boulder City closes only 5–17 homes a month, so small-sample medians swing — read ranges and trends, not single months. The three charts below cover June 2025 through May 2026.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is Boulder City right now?

Boulder City is a patient, balanced market — homes take a median 46 days to go under contract per Las Vegas REALTORS data, double the valley pace. Inventory is scarce by ordinance, but the buyer pool is small too: well-priced historic homes still draw multiple offers, while $1M+ view estates wait months.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. Single-digit monthly closings — treat medians as ranges.

Neighborhood Comparison

How Do Boulder City’s Top 6 Neighborhoods Compare?

A like-for-like comparison of Boulder City’s six most-searched neighborhoods — typical price, dollars per square foot, market pace, and lifestyle fit — drawn from the 66-listing active sample via Las Vegas REALTORS. With single-digit monthly closings, treat every figure as a range, not a quote.

Source: Las Vegas REALTORS MLS data, June 2026, with neighborhood splits estimated by NREG from the citywide active sample. Small-sample honesty: sub-area medians here swing month to month — use them to rank neighborhoods, not to price a specific home.

Neighborhood Deep Dive

What’s Inside Boulder City’s Top Neighborhoods?

BY ZIP CODE

What Does the Boulder City Market Look Like by Area?

Boulder City is effectively a one-ZIP town — 89005 covers nearly every home, with 89006 serving post-office boxes. So instead of ZIP rows, the table breaks the same 89005 down by neighborhood corridor, using the 66-listing active sample. Sub-area medians are NREG estimates — small samples, honest ranges.

Source: Las Vegas REALTORS MLS active-listing sample, June 2026, with corridor splits estimated by NREG. *Year-over-year change is not published at sub-area level — with 5–17 monthly closings citywide, neighborhood-level YoY would be statistical noise. Parcel data per the Clark County Assessor.

WHY BOULDER CITY

Why Does Boulder City Outperform Its Peers?

From its Hoover Dam origins to its growth-control scarcity, Boulder City competes on character no suburb can copy. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, U.S. Census figures, and City of Boulder City ordinances — not marketing copy, so you can check every claim yourself.

1. 1

   Scarcity written into law

   The 1979 controlled-growth ordinance caps new dwellings near 120 permits a year and puts major land sales to a public vote — supply is structurally fixed.

   City of Boulder City code
2. 2

   A real historic district

   The 1931 federal town built for Hoover Dam workers survives intact — walkable storefronts, original cottages, and a downtown that predates Las Vegas’ boom.

   City of Boulder City / National Park Service
3. 3

   Lake Mead at the city line

   1.5 million acres of national recreation area border the town; Boulder Beach and the marina corridor sit ten minutes from most front doors.

   National Park Service
4. 4

   Independent, small-town safety

   Its own police department, a gambling ban, and crime rates well below metro averages make it one of Nevada’s safest cities.

   FBI Uniform Crime Reporting
5. 5

   Tax-capped carrying costs

   Nevada’s 3% primary-residence cap under NRS 361.471, zero state income tax, and mostly HOA-free neighborhoods keep ownership costs predictable.

   Nevada Revised Statutes 361.471

WHY BUY IN BOULDER CITY

What Are the Top 10 Reasons to Buy a Home in Boulder City?

Boulder City’s case rests on scarcity and stability: roughly 120 new dwellings permitted a year by ordinance, medians near $507,450 per Las Vegas REALTORS, property taxes capped at 3% annual growth under Nevada law, and Lake Mead out the back door. The ten reasons below pair each claim with its named source.

1. 1

   Supply fixed by ordinance

   Roughly 120 dwelling permits a year since 1979; major land sales require a public vote.

   City of Boulder City

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most relocating California households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute.

   NRS 361.471

4. 4

   Lake Mead NRA next door

   1.5 million acres of protected water and desert — access can’t be built out.

   National Park Service

5. 5

   Hoover Dam heritage

   The 1931 historic district gives Boulder City an authenticity no master plan can manufacture.

   Bureau of Reclamation

6. 6

   One of Nevada’s safest cities

   Independent police force, no casinos, and violent-crime rates well below metro averages.

   FBI Uniform Crime Reporting

7. 7

   Mostly HOA-free ownership

   The majority of neighborhoods carry zero association dues and zero SID/LID assessments.

   Clark County Assessor records

8. 8

   City-owned utilities

   A municipal electric utility with hydropower heritage and solar-lease revenue supporting the city budget.

   City of Boulder City

9. 9

   Outdoor capital of the valley

   Bootleg Canyon mountain biking, the 34-mile River Mountains Loop, and the Historic Railroad Trail above Lake Mead.

   National Park Service / City of Boulder City

10. 10

    Steady, scarcity-backed values

    Twelve-month sold medians ran $417K–$601K on single-digit monthly closings — a thin, stable market, not a speculative one.

    Las Vegas REALTORS, June 2026

THIS WEEKEND’S OPEN HOUSES

Can You Tour Boulder City Homes This Weekend?

With 66 active listings citywide, a typical Boulder City weekend brings only a handful of open houses — and the best historic homes often skip them entirely, selling on early private showings. Set up instant alerts to hear about new listings and open houses the day they post, or browse every active Boulder City home now.

RELOCATION TIMELINE

How to relocate to Boulder City in 8 steps

From first research to keys-in-hand, here’s the 8–12 week timeline most Boulder City buyers follow. Two deadlines are statutory: Nevada requires a driver’s license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Research neighborhoods & set a budget

   Decide between historic character (Old Town, B Hill), lake views (Hemenway Valley, Lake Mountain Estates), and low-maintenance townhomes (Del Prado) — the bands run $200K to $3.95M.

2. 02

   Get pre-approved

   Most Boulder City inventory sits under FHA limits and well under jumbo territory — but in a 66-listing market, sellers expect a strong pre-approval with the offer.

3. 03

   Hire a Boulder City specialist

   Ordinance quirks, no-HOA diligence, 1970s construction, and the off-market whisper network all move real money here. Local knowledge is the edge.

4. 04

   Tour in person or virtually

   Walk the Historic District in the evening and Hemenway Valley at dusk — views, wind, and the bighorn sheep schedule all factor into which street fits.

5. 05

   Write and negotiate the offer

   With ~11 closings a month, well-priced homes draw competition while overpriced ones sit. Your comp analysis matters more in a thin market, not less.

6. 06

   Inspection & appraisal

   Inspect like it’s 1973: roofs, galvanized plumbing, panels, sewer laterals, and permit history on additions. Appraisals can run long on low-comp streets.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding.

8. 08

   Close, move, and register

   Set up City of Boulder City utilities (the city runs its own electric and water), then handle the DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives Boulder City’s Economy?

Boulder City’s economy runs on water, power, and public lands. According to the U.S. Bureau of Labor Statistics, metro unemployment sits near record lows — and Boulder City adds federal anchors no suburb has: Bureau of Reclamation Hoover Dam operations, the National Park Service’s Lake Mead headquarters, and Eldorado Valley solar leases funding the city budget.

Top Boulder City Employers

• Bureau of ReclamationHoover Dam operations and Lower Colorado Basin offices
• National Park ServiceLake Mead National Recreation Area headquarters
• Boulder City HospitalCritical-access hospital and long-term care
• City of Boulder CityMunicipal government, electric utility, airport, golf courses
• Clark County School DistrictFour campuses — Mitchell, King, Garrett, Boulder City HS
• Eldorado Valley solar operatorsUtility-scale solar projects on leased city land

Sources: U.S. Bureau of Labor Statistics, City of Boulder City. Last updated June 2026.

CITY COMPARISON

How Does Boulder City Compare to Las Vegas, Henderson & North Las Vegas?

Deciding between the small town and the valley? This side-by-side covers the 10 metrics buyers weigh most, updated June 2026. Boulder City wins on safety and scarcity, Henderson on schools and shopping, Las Vegas on selection, North Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Crime index is a relative composite (Las Vegas = 100) from FBI UCR-derived data; median year built per GLVAR active samples. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around Boulder City?

The 2018 opening of Interstate 11 changed Boulder City commuting — through-traffic bypasses downtown while residents reach Henderson in about 20 minutes. Most households drive, with mean commutes near 26 minutes per U.S. Census ACS data — and Hoover Dam, the city’s original reason for existing, sits 12 minutes east.

Drive Times from Boulder City

• 12 minHoover DamUS-93 east
• 10 minLake Mead (Boulder Beach)Lakeshore Rd via US-93
• 20 minHendersonI-11 / US-93 north
• 25-30 minHarry Reid Intl AirportI-11 → I-215 west
• 30-35 minLas Vegas StripI-11 → I-215 → I-15
• 35-40 minDowntown Las VegasI-11 → US-95 north
• 25 minLake Las VegasUS-93 → Lake Mead Pkwy
• 30 minEldorado Canyon (Nelson)US-95 south → SR-165

Transportation Options

• Driving

  The default. Interstate 11 carries commuters to Henderson and Las Vegas while keeping trucks out of downtown; inside town, nothing is more than five minutes away.

• Transit

  Minimal by design — no RTC fixed routes serve the town day-to-day. A senior-shuttle program covers in-town needs; plan on owning a car.

• Cycling & Trails

  The 34-mile River Mountains Loop connects Boulder City to Lake Mead and Henderson; the Historic Railroad Trail and Bootleg Canyon start in town.

• Boulder City Airport

  A general-aviation field serving tour operators and private pilots — no commercial service. Harry Reid International is 25–30 minutes away.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What credit score do you need to buy a home in Boulder City?

Conventional loans generally want 620+, FHA allows 580+ with 3.5% down — and unlike the valley’s luxury submarkets, most Boulder City inventory sits comfortably under FHA loan limits — and VA has no formal floor though most lenders look for 620. Jumbo territory barely exists here: only four active listings top $1M. Higher scores still cut your rate meaningfully; the spread between 640 and 760 can exceed $250/month on a median Boulder City purchase.

PEOPLE ALSO ASK

What Else Do People Ask About Boulder City?

Beyond the core questions above, these are the eight queries Boulder City buyers actually type into Google and AI assistants — answered in two to three sentences each, with specifics you can verify: population figures from the U.S. Census, prices from Las Vegas REALTORS MLS data, and ordinance facts from City of Boulder City code.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

The largest agent team in Nevada, direct lender and escrow relationships, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers from the Historic District to Lake Mountain Estates — that depth is why the team ranks #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within Reach of Boulder City?

Compare Boulder City with its neighbors across the southeast valley and beyond. Each card pairs the drive time with that market’s price positioning — useful here, because many Boulder City shoppers cross-shop Henderson and Lake Las Vegas before deciding whether small-town scarcity or master-planned amenities matter more.

A–Z INDEX

Which Boulder City Neighborhoods Can You Explore A–Z?

Boulder City is compact — a dozen named neighborhoods and corridors rather than master-planned villages. Unlinked entries don’t have dedicated pages yet; call us about any of them, and the two linked nearby pages cover the closest master-planned alternatives outside the city limits.

Sources & Methodology

Where Does This Boulder City Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to Las Vegas REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, monthly closed-sales series via GLVAR MLS. lasvegasrealtors.com
2. U.S. Census Bureau — Population, median age, household income, owner-occupancy (Boulder City city QuickFacts & ACS). census.gov/quickfacts
3. City of Boulder City — Controlled-growth ordinance, gambling ban, municipal utilities, police department, land-lease program. bcnv.org
4. National Park Service — Lake Mead National Recreation Area acreage, trails, marinas, and visitation. nps.gov/lake
5. Bureau of Reclamation — Hoover Dam history, operations, and visitor information. usbr.gov/lc/hooverdam
6. FBI Uniform Crime Reporting (UCR) — Violent and property crime rates, metro comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro unemployment rate, employment by sector, CPI rent trends. bls.gov
8. GreatSchools.org — K-12 school ratings, enrollment, student-teacher ratios. greatschools.org
9. Nevada Report Card — Official Nevada DOE school performance data. nevadareportcard.nv.gov
10. Clark County Assessor — Property tax rates, assessed values, parcel data. clarkcountynv.gov/assessor
11. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us/nrs
12. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. 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).

Last refresh: June 2026 · Next scheduled refresh: July 2026