Top Rated
7/10
7/10Aliante Academy
Zoned · North Las Vegas (10 min)
K-8900 Students18:1
North Las Vegas, Nevada
Cheyenne Ranch Homes For Sale
Nevada's #1 team for Cheyenne Ranch real estate. Search modern single-family homes, market stats, school ratings, and buyer resources in North Las Vegas ZIP 89032.
MEDIAN LIST PRICE (ZIP 89032)
$400K
LVR / GLVAR, June 2026
COMMUNITY PRICE RANGE
$270K-$450K
Community plan record
DAYS ON MARKET (ZIP 89032)
36
LVR / GLVAR sold data, June 2026
HOA DUES
$80-$200/mo
Community plan record
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Cheyenne Ranch at a Glance?
Cheyenne Ranch is an established all-ages single-family neighborhood in North Las Vegas ZIP 89032 priced $270K-$450K with HOA dues of $80-$200 per month per Las Vegas REALTORS GLVAR market data, featuring 2000s-2010s modern construction near Craig Ranch Regional Park, I-15, and US-95 per the U.S. Census. The takeaways below unpack what that means for buyers.
- The market: ZIP 89032 median near $400K with Cheyenne Ranch homes ranging $270K-$450K -- competitive value for modern construction in North Las Vegas.
- No age restriction: all-ages community open to families, professionals, and investors -- broader resale pool than the 55-plus communities in adjacent ZIP 89084.
- Best for: California transplants, value-focused families, commuters who need I-15/US-95 access, and first-time buyers seeking modern construction under $400K.
- The tax advantage: Nevada levies zero state income tax on wages and investment income -- vs. up to 13.3% in California, per the Franchise Tax Board.
- Do your homework: request the HOA resale package, verify school attendance boundaries with CCSD, and compare construction vintage between homes before closing.
Last updated June 2026 · Sources: LVR / GLVAR, U.S. Census, City of North Las Vegas
Where Can I Find Cheyenne Ranch Homes for Sale?
Cheyenne Ranch homes in ZIP 89032 are listed and sold through the GLVAR MLS -- the Greater Las Vegas Association of REALTORS per Las Vegas REALTORS. The newest active listings appear below, refreshed daily, and every current Cheyenne Ranch home is searchable in our live MLS portal filtered to North Las Vegas ZIP 89032 inventory.
PRICE DISTRIBUTION
How Many Cheyenne Ranch-Area Homes Sell in Each Price Range?
Across ZIP 89032, the active inventory ranges from entry single-family homes to larger move-up plans per Las Vegas REALTORS GLVAR MLS data. Cheyenne Ranch's all-ages single-family tier concentrates between $270K and $450K. The counts below show where the competition concentrates across the ZIP code.
Browse Cheyenne Ranch Listings
How Can You Find a Cheyenne Ranch Home by Type, Size & Price?
Cheyenne Ranch homes in ZIP 89032 are searchable by price, beds, and property type -- each link opens our live North Las Vegas MLS search pre-filtered to active inventory, with counts updated daily from Las Vegas REALTORS GLVAR data. Every active listing in the Cheyenne Ranch area appears here within hours of MLS entry.
Which Nearby North Las Vegas Communities Should You Compare?
Cheyenne Ranch sits in the central North Las Vegas corridor alongside Aliante, Lynbrook, and Coleman Highlands. The cards below compare nearby communities by price positioning and lifestyle focus so you can make an informed choice.
By Price Range
Updated daily · 253 active listings · MLS data
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EDUCATION
8/10
8/10
9/10
8/10
How Are the Schools for Cheyenne Ranch?
Cheyenne Ranch families fall within Clark County School District, served by zoned high schools at Legacy (6/10) and Cheyenne (5/10), with stronger charter options nearby. The table below maps realistic options by level -- and because attendance zones depend on exact street address, always verify assignments with CCSD before you write an offer.
8/10Doral Academy of Nevada
Charter · North Las Vegas (12 min)
K-121200 Students19:1
8/10Coral Academy of Science
Charter · North Las Vegas (14 min)
K-121300 Students18:1
9/10Mountain View Christian School
Private · North Las Vegas (10 min)
K-12600 Students14:1
8/10Valley Christian Academy
Private · North Las Vegas (12 min)
K-12400 Students15:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Cheyenne Ranch Families?
According to GreatSchools.org, the North Las Vegas area offers solid charter options including Doral Academy of Nevada and Coral Academy of Science (both 8/10) within 12-15 minutes of Cheyenne Ranch. Zoned high schools Legacy (6/10) and Cheyenne (5/10) are the honest trade-off at these price points. Ratings cross-checked against the Nevada Report Card, with the table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | A+ | Las Vegas · 20 min | $270,000+ |
| 2 | Mountain View Christian School | Private | K-12 | A | North Las Vegas · 10 min | $270,000+ |
| 3 | Doral Academy of Nevada | Public charter | K-12 | 8/10 | North Las Vegas · 12 min | $270,000+ |
| 4 | Coral Academy of Science | Public charter | K-12 | 8/10 | North Las Vegas · 14 min | $270,000+ |
| 5 | Aliante Academy | Public (zoned) | K-8 | 7/10 | North Las Vegas · 10 min | $270,000+ |
SAFETY & CRIME
Is Cheyenne Ranch Safe?
Direct Answer
Cheyenne Ranch is an open, all-ages community covered by City of North Las Vegas Police. The neighborhood is residential in character, and property crime context varies by corridor -- benchmark ZIP 89032 specifically through FBI Uniform Crime Reporting data rather than relying on the city average, which blends neighborhoods at different points on the safety spectrum.
- City of North Las Vegas PolicePrimary law enforcement for the Cheyenne Ranch area
- All-ages community (no gate)Residential character; verify ZIP 89032 corridor data
- Crime benchmark sourceUse FBI UCR data for ZIP 89032 specific context
- Established neighborhoodMature community with resident owner presence
What Buyers Should Know
Cheyenne Ranch is an open community without a gate -- all-ages and all-comers, which is the trade-off versus gated alternatives in ZIP 89084. The residential single-family character limits transient traffic compared to commercial corridors, and the 2000s-2010s construction vintage means most residents are owner-occupants with an investment in the neighborhood.
North Las Vegas as a whole has worked to address property crime in some corridors; buyers should verify the surrounding ZIP 89032 context through FBI UCR-based tools rather than relying on the city average, which blends neighborhoods at very different points on the safety spectrum. The Craig Ranch and Cheyenne Avenue corridors have seen retail investment that supports neighborhood stability.
For families evaluating the trade-off between Cheyenne Ranch's open community and gated alternatives, the honest answer is: Cheyenne Ranch is a solid residential neighborhood, but buyers who want a controlled-entry community should compare the 55-plus gated options in ZIP 89084 or the newer gated communities in northwest Las Vegas.
Sources: FBI Uniform Crime Reporting (latest available data), City of North Las Vegas. Community details per community plan record. Last updated June 2026.
Living In
What's It Like Living in Cheyenne Ranch, North Las Vegas?
The Answer
Living in Cheyenne Ranch means modern 2000s-2010s single-family homes, community parks, and easy freeway access -- all within ZIP 89032, about 25 minutes from the Strip. City services per the City of North Las Vegas, with Craig Ranch Regional Park nearby and the I-15/US-95 interchange giving quick valley-wide access for commuters and families alike.
What is Cheyenne Ranch known for?
Cheyenne Ranch is known for attainable modern construction in central North Las Vegas -- newer 2000s-2010s single-family homes with contemporary layouts, energy-efficient systems, and yards, priced $270K-$450K near Craig Ranch Regional Park and the I-15/US-95 freeway network.
Who should live in Cheyenne Ranch?
Families, working professionals, first-time buyers, and California transplants who want modern single-family construction at North Las Vegas prices -- particularly buyers who need I-15 or US-95 commute access and cannot justify paying $650K+ for comparable California square footage.
What is daily life like?
Morning commutes south on I-15 to the Strip or west on US-95 toward Summerlin, afternoons at Craig Ranch Regional Park with the family, errands along the Cheyenne Avenue commercial corridor, and evenings in a modern yard -- a practical, family-oriented North Las Vegas rhythm.
Location
Where Is Cheyenne Ranch
Cheyenne Ranch sits in central North Las Vegas near Cheyenne Avenue and the I-15, in ZIP code 89032. The community is roughly 15 miles north of the Las Vegas Strip with Craig Ranch Regional Park as its primary outdoor anchor and the broader Aliante master plan as its eastern neighbor.
Craig Ranch Regional Park
5
Min
Summerlin
20
Min
Las Vegas Strip
25
Min
Harry Reid Airport
30
Min
Henderson
30
Min
Cheyenne Ranch
At a Glance$400,000
Median List Price (ZIP 89032)
$270K-$450K
Community Price Range
36
Median Days on Market
$80-$200/mo
HOA Dues
- Age Restriction
- None (all ages)
- Setting
- Established single-family neighborhood
- Builder
- Various (2000s-2010s)
- Established
- 2000s-2010s
- ZIP Code
- 89032
- Home Styles
- Single-family, contemporary layouts
- Gate
- No gate (open community)
- HOA
- $80-$200/mo
- Parks
- Craig Ranch Regional Park (170 acres)
- Schools
- CCSD / Doral Academy Charter
- Sunshine
- 300 days/year
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Cheyenne Ranch Score?
Cheyenne Ranch earns top marks for value and commute access -- with honest trade-offs on neighborhood polish compared to master-planned communities and the modest school ratings at the zoned high schools. Below is our category-by-category report card for the buyer evaluating Cheyenne Ranch against other North Las Vegas and valley-wide options.
Grade A: Value
$270K-$450K for modern 2000s-2010s construction in an all-ages single-family neighborhood is strong relative to comparable California homes at $650K-$900K+.
Grade B: Safety
City of North Las Vegas police coverage; open community without gate -- benchmark the ZIP 89032 corridor through FBI UCR data for a specific picture.
Grade A-: Commute Access
I-15 and US-95 both within minutes -- 25 min to the Strip, 20 min to Summerlin, 30 min to Harry Reid Airport and Henderson.
Grade B+: Tax Advantage
Zero Nevada state income tax on all income; 3% property-tax cap on primary residences under NRS 361.471; no personal vehicle property tax.
Grade B-: Schools
Zoned high schools (Legacy, Cheyenne) run 5-6/10; charter alternatives Doral and Coral Academy score 8/10 within 10-15 minutes.
Grade B+: Parks & Recreation
Craig Ranch Regional Park (170 acres, skate park, amphitheater, sports fields) is one of North Las Vegas's best outdoor assets, minutes from Cheyenne Ranch.
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.
Quick Answer
Is Cheyenne Ranch a good place to buy?
Yes -- if modern single-family construction, attainable prices, and Nevada's zero income tax match your priorities. Cheyenne Ranch delivers 2000s-2010s homes with contemporary layouts and yards at $270K-$450K -- a price point that buys meaningfully less in comparable California neighborhoods. The trade-offs are real: zoned high schools rate 5-6/10, and the neighborhood lacks the master-plan polish of Aliante or Summerlin villages. For value-focused families and commuters who need I-15 access, Cheyenne Ranch is one of the better all-around buys in North Las Vegas.
Source: City of North Las Vegas
DEMOGRAPHICS
Who Lives in Cheyenne Ranch?
According to the U.S. Census Bureau QuickFacts for North Las Vegas, the parent city holds approximately 277,000 residents with a median household income around $64,500. Inside Cheyenne Ranch, the community record shows a median age of 32 and average household income around $55,000+ -- reflecting the working-family and young-professional demographic the neighborhood primarily serves.
The Census does not tabulate Cheyenne Ranch as a separate place, so city figures are the statistical backdrop. Inside the community, our closing data shows California transplants drawn by Nevada's zero income tax, military families near Nellis AFB, and first-time buyers stretching from entry-level North Las Vegas pricing into modern construction.
~32
vs Clark Co 38
$55,000+
vs Clark Co median $74,007
68%
vs Clark Co 59%
None
All ages welcome
$270K
vs Clark Co value $391K
$80-$200/mo
Common-area maintenance
Source: NREG community plan records & U.S. Census Bureau QuickFacts, North Las Vegas city (Cheyenne Ranch is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the North Las Vegas Area Growing?
North Las Vegas is one of Nevada's fastest-growing cities: the city has grown from about 216,000 residents in 2010 to approximately 277,000 today per U.S. Census estimates -- a gain of roughly 28% in fifteen years. That growth drives new retail, dining, and infrastructure investment along corridors like Craig Ranch and Cheyenne Avenue that benefit Cheyenne Ranch residents directly.
277,000North Las Vegas residents (Census est.)
~32Median age inside Cheyenne Ranch
~315,000North Las Vegas projected, 2030
North Las Vegas citywide population trajectory, 2010-2030 (projected)
Cheyenne Ranch itself grows through resale turnover in a maturing neighborhood -- the community was built out through the 2000s-2010s. The broader ZIP 89032 corridor continues to absorb demand from the valley's population growth, which supports the retail and service amenities along Cheyenne Avenue and Craig Ranch that Cheyenne Ranch residents rely on daily.
Sources: U.S. Census Bureau QuickFacts and City of North Las Vegas. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent North Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Cheyenne Ranch Score for Livability?
Cheyenne Ranch scores highest on value and commute access: modern single-family construction at $270K-$450K with I-15/US-95 adjacency and zero Nevada state income tax. The honest trade-offs are the zoned high school ratings (5-6/10) and the neighborhood's open character without a master-plan entry statement. Six categories below, benchmarked to Census and community data.
- 82B+
Overall Livability
- 65C+
Schools (zoned campuses)
- 74B
Safety (CNLV police)
- 92A
Value vs. California
- 88B+
Commute Access (I-15/US-95)
- 85B+
Parks & Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Cheyenne Ranch Area Real Estate Market Trending?
The charts show North Las Vegas citywide sold medians and market time from Las Vegas REALTORS GLVAR data -- the liquid benchmark Cheyenne Ranch trades against. ZIP 89032 benchmarks: approximately $400,000 median list and 36 median days, with steady demand from families, first-time buyers, and California transplants seeking modern North Las Vegas construction.
Median List Price
$400,000 ZIP 89032 median, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
36 median days; all-ages pool moves at a healthy, consistent pace
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Steady North Las Vegas 89032 activity per LVR GLVAR monthly reports
vs May 2025
Source: Las Vegas REALTORS
36
DAYS ON MARKET (ZIP 89032)
$400K
MEDIAN LIST PRICE
0%
NV STATE INCOME TAX
< 1 hr
OUR RESPONSE TIME
NORTH LAS VEGAS VALUE
Get matched with a
Cheyenne Ranch specialist.
Market Competitiveness
How competitive is the Cheyenne Ranch market right now?
ZIP 89032 runs at a measured 36 median days on market per Las Vegas REALTORS data -- all-ages community with FHA, VA, and conventional buyer pools. Well-priced Cheyenne Ranch homes move in 3-5 weeks; entry-level listings under $350K see multiple offers in active seasons. Nevada's zero income tax and $270K-$450K value draw steady, broad demand.
58Moderate Activity
- 36 daysZIP 89032 median DOM (sold)
- $400KMedian list price, ZIP 89032
- All agesNo restriction -- broad buyer pool
- $80-$200Monthly HOA dues
Is Cheyenne Ranch Right for You?
Who Should Buy a Home in Cheyenne Ranch?
Cheyenne Ranch is purpose-built for value-focused buyers who want modern 2000s-2010s single-family construction, all-ages community access, and Nevada's zero income tax at $270K-$450K in North Las Vegas -- a price point that delivers meaningfully more than comparable California homes at $650K-$900K+. Five buyer profiles follow with honest pros and trade-offs.
Which Cheyenne Ranch Buyer Type Are You?
California Transplants
- Save $5,000-$12,000/year on state income tax
- Modern single-family home at $270K-$450K vs. $650K-$900K+ in California
- One-hour flight or four-hour drive back to family
- Our relocation team handles virtual tours and closing remotely
First-Time Buyers
- FHA (3.5% down) and VA (0% down) financing both work -- no HOPA layer
- Entry at $270K-$340K for modern construction
- Craig Ranch Regional Park as your backyard amenity
- 30-year ownership costs kept low by Nevada's 3% property-tax cap
Military Families
- Nellis AFB approximately 15 minutes east via Craig Road
- Nevada's zero state income tax on military pay and allowances
- VA loans work seamlessly -- no 55-plus community age restrictions
- Large veteran population concentration in North Las Vegas ZIP 89032
Commuter Families
- I-15 South to the Strip: 25 minutes
- US-95 West to Summerlin: 20 minutes
- Harry Reid Airport: 30 minutes via I-15
- Craig Ranch corridor retail and dining without the freeway for errands
Value Investors
- Entry at $270K-$340K in a maturing North Las Vegas neighborhood
- All-ages community = maximum rental and resale buyer pool
- North Las Vegas 28% population growth since 2010 supports appreciation
- Low carrying costs: $80-$200 HOA, 0.5-0.75% effective property tax
Best Fit For
- California transplants — modern construction at $270K-$450K vs. $650K-$900K+ in California, plus zero Nevada state income tax from day one of residency.
- First-time buyers — FHA 3.5% down and VA 0% down both work seamlessly in this all-ages community, with entry starting around $270K for 2000s-construction homes.
- Military families — zero Nevada state income tax on military pay, Nellis AFB proximity, and a large veteran community concentration in North Las Vegas ZIP 89032.
- Commuter families — I-15 and US-95 dual freeway access puts the Strip 25 minutes south, Summerlin 20 minutes west, and the airport 30 minutes away.
- Value investors — North Las Vegas's 28% population growth since 2010 combined with all-ages resale flexibility and $270K-$450K entry pricing makes Cheyenne Ranch a solid long-hold case.
Ready to explore homes in Cheyenne Ranch? Our team knows the North Las Vegas market across ZIP 89032 and can match you to the right home and neighborhood.
Start Your Home SearchPros
- Nevada's zero state income tax on wages, investment income, and retirement withdrawals -- up to 13.3% savings vs. California
- Modern 2000s-2010s single-family construction at $270K-$450K -- contemporary layouts and energy-efficient systems without new-build premiums
- All-ages community: FHA, VA, conventional, and investor financing all available without HOPA age restrictions
- I-15 and US-95 dual freeway access -- 25 min to the Strip, 20 min to Summerlin, 30 min to the airport
- Craig Ranch Regional Park (170 acres, free) within minutes -- skate park, water play, sports fields, dog park, amphitheater
- 3% annual property-tax cap on primary residences under NRS 361.471 -- predictable carrying costs
- $80-$200 monthly HOA -- low-to-moderate dues for a maintained neighborhood community
Honest Considerations
- Zoned high schools (Legacy 6/10, Cheyenne 5/10) are the honest school trade-off at these price points
- Open community without a gate -- property crime context varies by corridor; verify through FBI UCR data for ZIP 89032
- 25-30 minutes from the Strip and airport -- farther than central Las Vegas addresses
- Multiple builders = inconsistent construction quality; inspect each home carefully or pull the permit history
- North Las Vegas property values historically lag Henderson and Summerlin on appreciation -- the trade-off for lower entry
- Extreme summer heat -- 105°F+ stretches July through September require early-morning outdoor activity
Community Comparison
How Does Cheyenne Ranch Compare to Nearby North Las Vegas Communities?
A side-by-side comparison of Cheyenne Ranch against the primary all-ages and active-adult alternatives in North Las Vegas and the broader valley -- drawn from the community plan record and active-listing data via Las Vegas REALTORS. Entry points are published rather than median statistics because community sample sizes are too small for meaningful per-community medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Cheyenne Ranch | From $270K | n/a* | n/a* | n/a* | Value · Modern construction · I-15 access |
| Lynbrook | From $280K | n/a* | n/a* | n/a* | All ages · Value |
| Coleman Highlands | From $290K | n/a* | n/a* | n/a* | All ages · North Las Vegas |
| Aliante (all-ages master plan) | From $280K | n/a* | n/a* | n/a* | Master plan · All ages |
| Ardiente (55+ gated) | From $350K | n/a* | n/a* | n/a* | 55+ resort · Gated |
| Centennial Hills (Las Vegas) | From $350K | n/a* | n/a* | n/a* | Northwest LV · Schools |
Source: Las Vegas REALTORS GLVAR data plus NREG community plan records, June 2026. ZIP 89032 benchmark: 36-day median DOM, $400K median list.
Community Deep Dive
What's Inside North Las Vegas's Family-Friendly Communities?
Submarket 1
Cheyenne Ranch
All-ages single-family community with 2000s-2010s modern construction at $270K-$450K, near Craig Ranch Regional Park and the I-15/US-95 freeway network in ZIP 89032.
Browse Cheyenne Ranch homes →$270K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Lynbrook
Neighboring North Las Vegas single-family community in a similar price range and construction vintage -- compare layouts and lot sizes side-by-side with Cheyenne Ranch.
Browse Lynbrook homes →$280K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Coleman Highlands
Another established North Las Vegas all-ages neighborhood with comparable pricing -- buyers often tour Coleman Highlands and Cheyenne Ranch together.
Browse Coleman Highlands homes →$290K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Aliante (all-ages master plan)
The adjacent Aliante master plan offers more structured amenities and a planned-community feel at a slight price premium -- the comparison for buyers valuing master-plan polish over Cheyenne Ranch's value pricing.
Browse Aliante (all-ages master plan) homes →$280K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Ardiente (55+ gated)
The 55-plus gated alternative in ZIP 89084 -- for buyers considering age-restricted resort living vs. Cheyenne Ranch's all-ages open community.
Browse Ardiente (55+ gated) homes →$350K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Centennial Hills (Las Vegas)
Northwest Las Vegas alternative with stronger school ratings and master-plan polish at a moderate price premium -- buyers stepping up from Cheyenne Ranch often look here next.
Browse Centennial Hills (Las Vegas) homes →$350K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Craig Ranch Regional Park
Craig Ranch Regional Park at 628 W Craig Road is Cheyenne Ranch's primary outdoor anchor: 170 acres of free recreation including a skate park, water play area, sports fields, a dog park, and a performance amphitheater -- one of North Las Vegas's best public amenities and a key reason families choose ZIP 89032 over comparable-priced alternatives.
Browse Craig Ranch Regional Park homes →170Park Acres (Free)
SkatePark + Water Play
$270KEntry Home Price
5 minTo Park from Cheyenne Ranch
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
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BY ZIP CODE
How Does ZIP Code 89032 Break Down for Buyers?
ZIP 89032 spans several North Las Vegas communities -- Cheyenne Ranch, Lynbrook, Coleman Highlands, and surrounding neighborhoods -- and the table below breaks that corridor into its real submarkets. The spread is the story: $270K entry homes and $450K+ move-up plans share the same ZIP code per Las Vegas REALTORS GLVAR data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89032 | Cheyenne Ranch (all-ages single-family) | $270K-$450K (plan range) | n/a* | varies by home | Community resale inventory | n/a* |
| 89032 | Lynbrook (all-ages single-family) | From $280K | n/a* | varies | Community resale inventory | n/a* |
| 89032 | Coleman Highlands (all-ages) | From $290K | n/a* | varies | Community resale inventory | n/a* |
| 89032 | Surrounding ZIP 89032 communities | From $250K | n/a* | 34-38 (ZIP area) | Mixed community inventory | n/a* |
| 89032 | Full ZIP 89032 benchmark combined | $400,000 list | -- | 36 | ~253 | n/a* |
Source: Las Vegas REALTORS GLVAR MLS plus NREG corridor analysis. *Community-level $/SF and year-over-year change are intentionally omitted: community sample sizes are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Cheyenne Ranch Real Estate?
Eight verifiable numbers -- sourced to Las Vegas REALTORS, the U.S. Census Bureau, Clark County Assessor, and the Nevada Revised Statutes -- capture Cheyenne Ranch faster than any brochure: $400K ZIP median, $270K-$450K plan range, $80-$200 monthly HOA, and zero Nevada state income tax on all income.
$400,000
Median list price across ZIP 89032, the Cheyenne Ranch area corridor, June 2026.
Las Vegas REALTORS / GLVAR
$270K-$450K
Cheyenne Ranch's actual community price range -- the honest figure every buyer needs alongside the broader ZIP median.
Community plan record
$80-$200
Monthly HOA dues covering common-area maintenance and community standards that protect curb appeal and resale value.
Community plan record
36
Median days from list to accepted offer across ZIP 89032; all-ages pool brings broad buyer demand year-round.
LVR / GLVAR, June 2026
0%
Nevada state income tax on all income -- wages, investment returns, retirement withdrawals -- vs. up to 13.3% in California.
Nevada Dept. of Taxation
3%
Maximum annual increase on a primary residence property tax bill, capped by Nevada Revised Statutes 361.471.
NRS 361.471
170 ac
Craig Ranch Regional Park -- free public outdoor recreation including a skate park, water play, sports fields, and amphitheater within minutes.
City of North Las Vegas Parks & Recreation
25 min
Drive time to the Las Vegas Strip via I-15 South -- the fastest freeway corridor from North Las Vegas's ZIP 89032 pocket.
Community plan record drive times
WHY CHEYENNE RANCH
Why Does Cheyenne Ranch Stand Apart From Its Peers?
Cheyenne Ranch fills a specific niche: value-priced 2000s-2010s single-family housing at $270K-$450K in central North Las Vegas with Craig Ranch Regional Park nearby and Nevada's zero income tax in effect. Each advantage below cites a verifiable source -- the Nevada Revised Statutes, GLVAR MLS data, or the community plan record.
- Community plan record + LVR GLVAR data
Modern 2000s-2010s construction at $270K-$450K
Buyers get contemporary floor plans, energy-efficient systems, and yards built to modern standards at prices well below comparable California metros -- without paying new-build premiums.
- Nevada Dept. of Taxation / California FTB
Nevada's zero state income tax
Wages, investment income, and retirement withdrawals -- Nevada taxes none of them. California taxes all income at rates up to 13.3% per the Franchise Tax Board.
- Nevada Revised Statutes 361.471
3% property-tax cap on primary residences
Annual increases on a primary residence are capped at 3% by statute -- predictable carrying costs for families on a budget.
- Community plan record drive times
I-15 and US-95 dual freeway access
Two of the valley's main freeway corridors within minutes -- 25 min to the Strip, 20 min to Summerlin, 30 min to Harry Reid Airport. Better commute flexibility than purely northern North Las Vegas addresses.
- City of North Las Vegas Parks & Recreation
Craig Ranch Regional Park -- 170 acres free
A skate park, water play area, sports fields, dog park, and performance amphitheater within minutes. A regional park of this scale would command a premium in most Las Vegas Valley zip codes.
WHY BUY IN CHEYENNE RANCH
What Are the Top 10 Reasons to Buy a Home in Cheyenne Ranch?
Cheyenne Ranch's case for buyers rests on modern 2000s-2010s construction at $270K-$450K, zero Nevada state income tax on all income (wages, investment, retirement), and I-15/US-95 dual freeway access -- with annual property-tax increases capped at 3% on a primary residence under Nevada Revised Statutes 361.471. Ten sourced reasons follow.
Zero Nevada state income tax
Wages, investment gains, and retirement income -- all tax-free in Nevada. California taxes the same income at up to 13.3%.
Nevada Dept. of Taxation
3% property-tax cap on primary residences
Annual increases are capped by statute, making long-run ownership costs predictable for families and retirees on fixed income.
NRS 361.471
Modern 2000s-2010s construction at $270K-$450K
Contemporary floor plans, energy-efficient systems, and yards -- without paying new-build premiums in the mid-$400Ks.
Community plan record
No age restriction -- broadest buyer pool
All-ages community means FHA, VA, conventional, and investor financing all available -- the widest resale market in the neighborhood type.
Community plan record
I-15 and US-95 dual freeway access
Two major freeways within minutes -- 25 min to the Strip, 20 min to Summerlin, 30 min to the airport and Henderson.
Community plan record drive times
Craig Ranch Regional Park (170 acres)
Skate park, water play, sports fields, dog park, and amphitheater -- one of North Las Vegas's best free outdoor assets, minutes away.
City of North Las Vegas Parks & Recreation
$270K-$450K entry well below valley average
ZIP 89032 offers some of the most attainable modern single-family pricing in the Las Vegas metro, beating most southwestern Las Vegas and Henderson zip codes.
LVR GLVAR, June 2026
North Las Vegas's fastest-growing city trajectory
ZIP 89032 benefits from North Las Vegas's infrastructure and retail investment -- the city has grown 28% since 2010 per the U.S. Census.
U.S. Census Bureau population data
Charter school options nearby
Doral Academy and Coral Academy of Science (both 8/10) within 12-15 minutes -- meaningful upgrade from zoned high school ratings.
GreatSchools.org + Nevada Report Card
VA loan eligible -- 0% down for veterans
No age restriction means VA loans work without the HOPA approval layer required in 55-plus communities. North Las Vegas has one of Nevada's largest veteran populations.
VA loan program guidelines
New Construction
Who Builds New Homes in and Around Cheyenne Ranch?
Cheyenne Ranch itself was built out through the 2000s-2010s by various builders -- today's opportunities inside the neighborhood are resale. Buyers who want new construction nearby can look at active North Las Vegas projects along Craig Ranch and the broader US-95 corridor. Incentives change monthly -- verify current offers before writing anything.
First-Time & Family
KB Home
Affordable new construction in the North Las Vegas growth corridor near ZIP 89032
Family & Move-Up
Richmond American
Value-oriented new builds in the North Las Vegas northern corridor
Family & Move-Up
Lennar
All-ages new construction nearby for buyers comparing resale Cheyenne Ranch vs. new
First-Time & Family
D.R. Horton
High-volume builder with multiple North Las Vegas area communities
55+ Active Adult
Del Webb / Pulte (55+)
The leading active-adult brand nearby -- for buyers comparing all-ages Cheyenne Ranch to 55-plus alternatives
Outdoor Recreation
What Outdoor Amenities Does Cheyenne Ranch Offer?
Craig Ranch Regional Park provides 170 acres of free outdoor recreation minutes from Cheyenne Ranch -- skate park, water play, sports fields, dog park, and a performance amphitheater. The City of North Las Vegas maintains the surrounding trail and park network, usable through 300 days of Nevada sunshine.
5 MIN
Craig Ranch Regional Park
170 acresSports · Skate · AmphitheaterFree
North Las Vegas's largest regional park -- skate park, water play area, sports fields, a dog park, and a performance amphitheater at 628 W Craig Road, ZIP 89032. One of the primary family amenities that gives Cheyenne Ranch its livability edge over many comparable-priced neighborhoods.
15 MIN
Aliante Nature Discovery Park
20 acresTrails · Wildlife viewingFree
A 20-acre nature preserve with walking trails, a nature center, playground, and wildlife viewing -- North Las Vegas's most distinctive outdoor space, approximately 15 minutes from Cheyenne Ranch.
IN-AREA
Cheyenne Avenue Walking Corridor
Community pathsWalking · BikingFree
Neighborhood walking and biking paths along the Cheyenne Avenue corridor -- the daily exercise option before the desert heat peaks in July and August.
15 MIN
Floyd Lamb Park at Tule Springs
680 acresTrails · Fishing · PicnicsVehicle fee
A historic ranch and nature preserve north of the valley -- peacocks, walking trails, a fishing pond, and one of the most unusual park experiences in the Las Vegas metro, 15 minutes north.
20 MIN
Las Vegas Speedway / BLM Trails
RegionalCycling · Open desertFree
Open desert trails and BLM land north of the city accessible for cyclists and hikers looking for unstructured outdoor space without the weekend crowds of Red Rock Canyon.
35 MIN
Red Rock Canyon NCA
195,000 acresHiking · Climbing · Scenic driveVehicle fee
The Las Vegas Valley's premier outdoor destination -- 13-mile scenic drive, 30+ miles of hiking trails, and technical climbing within 35 minutes of Cheyenne Ranch via US-95 West and SR-159.
55 MIN
Valley of Fire State Park
40,000 acresHiking · PhotographyState park fee
Nevada's oldest state park -- red Aztec sandstone formations, petroglyphs, and wide desert hikes about 55 minutes northeast via I-15 and NV-169, a regular weekend destination for North Las Vegas families.
45 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Fishing · SwimmingFederal rec fee
The closest major lake to the Las Vegas metro -- boating, fishing, and swimming on 247 square miles of water, approximately 45 minutes from Cheyenne Ranch via US-95 South and US-93 East.
The Cheyenne Ranch Lifestyle
What Does a Week in Cheyenne Ranch Look Like?
Three rhythms define Cheyenne Ranch: practical family living in modern construction, outdoor recreation at Craig Ranch Regional Park, and easy freeway access to the entire Las Vegas Valley per the City of North Las Vegas -- all without the resort-corridor pricing that follows you home in Summerlin or Henderson.
$270KEntry Home Price
$80-$200Monthly HOA Dues
25Minutes to the Strip
300Days of Sunshine/Year
THIS WEEKEND'S OPEN HOUSES
Can You Tour Cheyenne Ranch Homes This Weekend?
Cheyenne Ranch is an open community -- no gate to coordinate. Open houses run on weekends when sellers are active; set up instant alerts to get notified the moment a Cheyenne Ranch home schedules an open house, or browse every active listing now and let us arrange a private showing at your convenience.
Quick Answer
What does an HOA cost in Cheyenne Ranch?
Budget $80-$200 per month depending on the specific home and sub-association. That range covers common-area maintenance, shared landscaping, and community standards that protect curb appeal and resale value across the neighborhood. Always request the full resale package -- current dues, reserve study, and any pending assessments -- early in escrow, and confirm HOA transfer fees are priced into your offer math before you write.
Moving to Cheyenne Ranch
Should I Move to Cheyenne Ranch?
California families find that modern single-family construction -- $650K-$900K+ in-state -- is attainable in North Las Vegas at $270K-$450K. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero on wages, investments, and retirement income -- one line item that transforms the household cost equation.
Why California Families Are Choosing Cheyenne Ranch
The tax math is direct: California taxes wages, investment gains, and retirement income at rates up to 13.3%. Nevada taxes none of it. A household earning $110,000 annually saves roughly $6,000-$12,000 per year by living in Nevada instead of California. Cheyenne Ranch adds modern 2000s-2010s single-family construction with yards, community parks, and Craig Ranch Regional Park access at a price point -- $270K-$450K -- that California families simply cannot match within 25 minutes of a major metro.
At a $450,000 budget in coastal California, families are considering a small condo in an inland city or a dated home in a cramped neighborhood. That same budget in Cheyenne Ranch secures a modern single-family home with a yard, 2000s-2010s construction, and access to Craig Ranch Regional Park -- 25 minutes from the Las Vegas Strip and 20 minutes from Summerlin -- with Nevada's zero state income tax in effect from day one.
According to Las Vegas REALTORS, the North Las Vegas ZIP 89032 market median is approximately $400,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5-0.75% of assessed value, capped at 3% annual growth for primary residences. U.S. Census Bureau QuickFacts show North Las Vegas as one of Nevada's fastest-growing cities, and the Bureau of Labor Statistics confirms the Las Vegas metro labor market remains historically strong.
Cheyenne Ranch residents benefit from North Las Vegas's expanding economic base: the city has attracted warehouse and distribution employers along the I-15 corridor, new retail investment at Craig Ranch, and significant infrastructure spending. Average household income in the Cheyenne Ranch demographic runs around $55,000+ per the community record -- working families and dual-income households who benefit most from Nevada's zero state income tax structure. Craig Ranch Regional Park provides 170 acres of free outdoor recreation immediately in the neighborhood.
Cost of Living Snapshot -- Cheyenne Ranch vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest for families is the one that matters most: modern single-family construction with a yard that costs $270K-$450K in Cheyenne Ranch often requires $700K-$900K+ in comparable California metros.
| Metric | Cheyenne Ranch, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None (NV) | Up to 13.3% (CA) |
| Entry Single-Family Home | $270K-$340K | $650K-$900K+ |
| Effective Property Tax Rate | ~0.5%-0.75% | ~1.0%-1.2% |
| HOA (community maintenance) | $80-$200/mo | $150-$400+/mo |
| Airport Commute | ~30 min (Harry Reid) | 45-90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Cheyenne Ranch Rental Market -- Rent vs. Own
Single-family rentals in Cheyenne Ranch and ZIP 89032 are actively leased by working families who have not yet purchased. When units appear, they command firm pricing because modern construction in this price corridor is in demand. For buyers with a 3-5 year horizon, ownership at $270K-$450K with Nevada's tax structure typically outperforms renting once equity accumulation and the zero state income tax on investment returns are factored into the annual cash-flow comparison.
Updated June 2026 · Source: Las Vegas REALTORS GLVAR rental tracking & BLS Consumer Price Index
Already planning a move to Cheyenne Ranch? Our team specializes in out-of-state relocation for North Las Vegas buyers -- virtual tours, school-district research, lender coordination, and closing guidance without multiple flights to Las Vegas.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Cheyenne Ranch in 8 steps
From first research to keys-in-hand, most Cheyenne Ranch buyers close in 8-12 weeks following a standard Nevada resale timeline. Two statutory deadlines matter: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60 per the Nevada DMV -- penalties stack fast. No age-verification step: Cheyenne Ranch is all-ages.
Define your budget and commute priorities
Single-family homes range from about 1,200 to 2,400 sq ft at $270K-$450K; HOA is $80-$200 monthly. Know your total monthly budget -- principal, interest, taxes, insurance, and HOA -- before your first tour. Factor the I-15 or US-95 commute route into your decision.
Get pre-approved with a Nevada-licensed lender
Conventional, FHA, and VA loans all work seamlessly in this all-ages community -- no HOPA restrictions. VA loans allow 0% down for eligible veterans. Aim for pre-approval before touring so you can move quickly on entry-level homes under $350K.
Hire a North Las Vegas specialist
With multiple builders and construction vintages across ZIP 89032, knowing which sub-block has the strongest construction history matters. Our team has closed dozens of North Las Vegas transactions and can flag issues a generalist agent misses.
Tour in person or virtually
Cheyenne Ranch is an open community -- no gate coordination required. Plan 2-3 tours to compare construction quality across homes; permit histories vary by builder. Virtual tours work well for out-of-state buyers; schedule an in-person visit before writing.
Write and negotiate the offer
Entry-level homes under $350K can move in multiple-offer situations during spring and fall activity peaks. Know the list-to-close timeline on comparable recent sales before you decide on escalation strategy.
Order HOA resale package and inspection
Request HOA current dues, reserve study, and assessment history immediately after contract. Hire a licensed Nevada home inspector -- multi-builder communities need a thorough system-by-system review.
Verify school assignments
Confirm attendance zone assignments with Clark County School District for the specific address. If charter schools are a priority (Doral Academy, Coral Academy), confirm enrollment availability before closing -- charter seats aren't guaranteed.
Close and establish Nevada residency
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), then handle the DMV -- Nevada driver's license within 30 days of residency, vehicle registration within 60. No HOA age-verification step in this all-ages community.
ECONOMY & JOBS
What Drives the Cheyenne Ranch Area Economy?
North Las Vegas has diversified beyond casinos: Amazon, warehousing, and light manufacturing now drive job growth along the I-15 corridor near ZIP 89032. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and most Cheyenne Ranch residents commute to the Strip, downtown, or the I-15 industrial base.
$55,000+Avg household income, Cheyenne Ranch areaCommunity record; working-family profile
68%Owner-occupied householdsCommunity plan record
5 minTo Craig Ranch commercial corridorRetail, dining, services
25 minTo Strip employment coreVia I-15 South
Top Cheyenne Ranch-Area Employers and Services
- Amazon / warehouse and distribution corridor (I-15 NLV)North Las Vegas distribution and fulfillment centers along the I-15 corridor -- the city's largest employment growth sector, accessible within minutes from ZIP 89032
- Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, 25 minutes south via I-15 South -- the most common Cheyenne Ranch commute destination
- Nellis Air Force BaseMajor military employer approximately 15 minutes east via Craig Road -- a primary reason North Las Vegas has one of Nevada's largest veteran populations
- Craig Ranch commercial corridorRetail, dining, and services along Craig Road near Craig Ranch Regional Park -- the neighborhood's primary commercial anchor within 5 minutes
- Clark County School District (NLV)Area campuses including Legacy High School, Cheyenne High School, and Aliante Academy -- a major local employer and service provider
- City of North Las VegasMunicipal services, parks and recreation, and administration for ZIP 89032 residents -- investing in infrastructure and retail attraction across the corridor
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Cheyenne Ranch Compare to North Las Vegas, Summerlin & Henderson?
If you are weighing Cheyenne Ranch against the valley's other family-friendly addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Cheyenne Ranch wins on entry price and commute access; Summerlin on luxury depth and schools; Henderson on citywide safety. Sources: LVR GLVAR, the U.S. Census, and FBI UCR.
| Metric | Cheyenne Ranch | North Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Price Range | $270K-$450K | $200K-$600K | $350K-$2M+ | $280K-$1.5M+ |
| Median List Price | $400K (ZIP 89032) | $370K | $728K | $548K |
| Days on Market | 36 (ZIP 89032) | 38 | 21 | 21 |
| Age Restriction | None (all ages) | None | Select 55+ villages | Select 55+ communities |
| Community Type | Established single-family | Mixed city | Master-planned luxury | Suburban master plans |
| State Income Tax | Zero (NV) | Zero (NV) | Zero (NV) | Zero (NV) |
| Distance to Strip | ~25 min | ~20 min | ~20 min | ~25 min |
| Best For | Value · Families · Commuters · CA transplants | Value · Growth · Military | Luxury · Outdoors · Schools | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community demographics are plan-record values; city demographics are Census citywide. Last updated June 2026.
Cost of Ownership
What Will Cheyenne Ranch Cost You Each Month?
A $400,000 Cheyenne Ranch purchase runs about $3,200 monthly with 10% down at 7% per Freddie Mac's rate survey -- including HOA dues and property tax. The tabs below model your payment, compare renting, and break out the low carrying costs that make Cheyenne Ranch attractive for budget-conscious buyers.
Payment Estimator
Estimate Your Cheyenne Ranch Payment
$3,098
Estimated Monthly Payment
- Principal & Interest$2,395
- Property Tax$203
- Insurance$150
- HOA$200
- PMI$150
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Cheyenne Ranch right now?
Rental supply in ZIP 89032 is active but demand from working families keeps single-family lease rates firm. For 5-year holds, the ownership math typically wins once Nevada's zero income tax on investment returns is factored alongside equity accumulation.
OWN (10% DOWN, 7%)
$2,961 / mo
- Principal & Interest
- $2,394
- Property Tax (~0.6%)
- $200
- Homeowners Insurance
- $80
- HOA (community maintenance)
- $140
- PMI (10% down)
- $147
5-year net cost:~$97,000
Equity built:~$112,000
RENT (MODELED SINGLE-FAMILY LEASE)
$2,000 / mo
- Single-Family Lease (modeled)
- $2,000
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$132,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Cheyenne Ranch home for five years nets out cheaper than leasing once principal paydown and appreciation are counted -- and the owner walks away with roughly $112,000 in equity (including the down payment) while the renter walks away with none. Nevada's zero income tax on investment income widens the gap further for households with taxable investment accounts.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $140/mo blended HOA, modeled $2,000 single-family lease.
HOA Fees by Community
HOA Fees by Property Type
Every Cheyenne Ranch home funds common-area maintenance through its association; the exact figure depends on the specific home and sub-association. Request the full resale package -- dues, reserves, and assessment history -- early in escrow.
Single-Family Homes (Standard)
$80-$150 / mo
Standard Cheyenne Ranch homes
$80-$150
Includes:
Common-area maintenance, shared landscaping, community standards enforcement, and neighborhood lighting
Entry-level plans (under $350K)
Lower end of range
Includes:
Basic common-area coverage; confirm reserve health -- older HOA reserves can carry deferred maintenance
Move-Up Single-Family Homes
$140-$200 / mo
Larger or upgraded floor plans
$140-$200
Includes:
Same common-area coverage; some sub-associations include additional amenities or landscaping services
HOA compliance items
Per sub-association
Includes:
Transfer fees at closing typically $150-$400; price them into your offer math before you write
HOA Due Diligence
Standard NV process
Resale package
Request at contract
Includes:
Current dues, reserve study, assessment history, CC&Rs, and community rules -- order on day one of escrow
Reserve funding
Verify during escrow
Includes:
Multi-builder communities can have variable reserve health -- a weak reserve study is a negotiating point
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Cheyenne Ranch?
North Las Vegas has strong freeway access: I-15 South and US-95 West put most of the Las Vegas Valley within 30 minutes. Mean Las Vegas metro commutes run about 25 minutes per U.S. Census ACS data -- and Cheyenne Ranch's I-15/US-95 corridor access matches that benchmark for the Strip, Summerlin, and downtown Las Vegas.
Drive Times from Cheyenne Ranch
- 5 minCraig Ranch Regional Park (recreation)W Craig Rd
- 5 minCraig Ranch commercial corridor (errands)W Craig Rd
- ~20 minSummerlinUS-95 West
- ~25 minLas Vegas StripI-15 South or US-95 South
- ~20 minDowntown Las VegasUS-95 South
- ~30 minHendersonI-15 South / I-215 East
- ~30 minHarry Reid Intl AirportI-15 South
- ~15 minNellis Air Force BaseCraig Rd East
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Cheyenne Ranch?
Most Cheyenne Ranch purchases close in 30-45 days through a Nevada escrow company. There is no 55-plus HOA age-verification step -- this all-ages community runs a standard Nevada resale timeline. Cash buyers can close in 14-21 days. Call (702) 637-1759 and our team will coordinate the HOA resale package and inspection from day one.
Quick Answer
What down payment do you need to buy in Cheyenne Ranch?
Most Cheyenne Ranch buyers put down 3.5-20%. On a $380,000 home, that is $13,300 (FHA 3.5%) to $76,000 (20%) at closing. FHA and conventional loans work well; VA loans allow 0% for qualifying veterans -- North Las Vegas has one of Nevada's largest veteran populations. No 55-plus HOPA layer means all financing types work without additional HOA approval steps.
Cheyenne Ranch FAQ — 18 Answers
What Do Cheyenne Ranch Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Cheyenne Ranch?
Cheyenne Ranch homes in North Las Vegas ZIP 89032 range from roughly $270,000 to $450,000, with a community median near $400,000 per Las Vegas REALTORS GLVAR data -- strong value for 2000s-2010s construction with modern floor plans and energy-efficient systems. Entry plans start around $270,000; larger upgraded homes approach $450,000 depending on size.
Is Cheyenne Ranch a good neighborhood?
Yes -- Cheyenne Ranch is an established, all-ages single-family neighborhood in central North Las Vegas ZIP 89032 that delivers newer construction at attainable prices. The community sits near Cheyenne Avenue and Craig Ranch Regional Park with quick I-15 and US-95 access putting the Strip 25 minutes away and Summerlin 20 minutes away. For families and commuters who want modern construction without paying new-build premiums, Cheyenne Ranch represents one of the valley's better value propositions.
Who are the builders in Cheyenne Ranch?
Cheyenne Ranch was developed by various builders during the 2000s-2010s construction wave in North Las Vegas -- the same period that brought energy-efficient systems, open floor plans, and contemporary layouts to ZIP 89032 at prices below the valley average. Because multiple builders contributed, floor plans and finish levels vary meaningfully between homes; walk each candidate carefully or ask our team to pull the permit history.
What are HOA fees in Cheyenne Ranch?
HOA dues in Cheyenne Ranch run $80 to $200 per month, covering common-area maintenance, landscaping of shared spaces, and the community standards that protect curb appeal and resale value. That is a low-to-moderate carrying cost by North Las Vegas standards. Always request the full resale package during escrow -- current dues, reserve study, and any pending assessments -- before finalizing your offer math.
How far is Cheyenne Ranch from the Las Vegas Strip?
Cheyenne Ranch is approximately 25 minutes from the Las Vegas Strip via I-15 South or US-95, and about 30 minutes from Harry Reid International Airport. Summerlin is roughly 20 minutes west via US-95 West, and Henderson runs about 30 minutes south via I-15 and I-215. The I-15/US-95 interchange near ZIP 89032 gives Cheyenne Ranch commuters unusually flexible freeway access to the entire Las Vegas Valley.
What schools serve Cheyenne Ranch?
Clark County School District serves Cheyenne Ranch. The zoned high schools are Legacy High School (6/10) and Cheyenne High School (5/10). Aliante Academy (K-8, 7/10) serves elementary students. Charter options include Doral Academy of Nevada and Coral Academy of Science (both 8/10 within 10-15 minutes). Private options include Mountain View Christian School and Bishop Gorman High School. Verify exact attendance boundaries with CCSD for your specific address.
What are property taxes like in Cheyenne Ranch?
Property taxes on a Cheyenne Ranch home are low by national standards. Nevada's effective rate runs roughly 0.5-0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $400,000 Cheyenne Ranch home, that means approximately $2,000-$3,000 per year -- a fraction of comparable single-family property taxes in California or Arizona.
Is Cheyenne Ranch near Craig Ranch Regional Park?
Yes -- Craig Ranch Regional Park at 628 W Craig Road is within the ZIP 89032 corridor and one of North Las Vegas's primary outdoor assets. The 170-acre park features a skate park, water play area, sports fields, a dog park, and a performance amphitheater. It is one of the clearest livability advantages for Cheyenne Ranch families -- a regional park of this scale would command a price premium in most Las Vegas Valley zip codes.
What is the Nevada tax advantage for Cheyenne Ranch buyers?
Nevada levies zero state income tax -- on wages, investment income, and retirement withdrawals -- a significant advantage over California, which taxes all income sources at rates up to 13.3% per the Franchise Tax Board. A household earning $100,000 annually saves roughly $5,000-$10,000 per year by living in Nevada rather than California. That differential, combined with Cheyenne Ranch's $270K-$450K price range versus California's $600K+ market, makes the financial case unusually direct.
What is the commute like from Cheyenne Ranch?
Cheyenne Ranch sits in the I-15/US-95 corridor -- the valley's most efficient freeway network. The Strip runs 25 minutes south, downtown Las Vegas about 20 minutes via US-95, and Summerlin 20 minutes west. Henderson is 30 minutes on I-215 East. Mean commute times in the Las Vegas metro run about 25 minutes per U.S. Census ACS data, and Cheyenne Ranch's central North Las Vegas position matches that benchmark well for most valley destinations.
Is Cheyenne Ranch a good investment?
Cheyenne Ranch combines Nevada's zero income tax, a 3% primary-residence property-tax cap under NRS 361.471, and North Las Vegas's strong appreciation trajectory -- one of Nevada's fastest-growing cities per U.S. Census population data -- into a compelling long-hold case. Entry at $270K-$450K for modern 2000s-2010s construction in a maturing neighborhood near major employment corridors makes the fundamentals solid. Call (702) 637-1759 to discuss specific scenarios.
What is the all-ages appeal of Cheyenne Ranch?
Cheyenne Ranch has no age restriction -- it is open to families, young professionals, retirees, and investors alike, which broadens the resale pool compared to the nearby 55-plus communities in ZIP 89084. That wider buyer pool is a meaningful liquidity advantage: more qualified buyers means faster days-on-market when sellers list, and a broader range of financing options (FHA, VA, conventional) without the HOPA approval layer that 55-plus communities require.
How does Cheyenne Ranch compare to Aliante?
Both Cheyenne Ranch (ZIP 89032) and Aliante (ZIP 89084) are established North Las Vegas single-family communities with 2000s-2010s construction, but Aliante is a larger master-planned development with more structured amenities and slightly higher pricing. Cheyenne Ranch offers more attainable entry points at $270K-$340K alongside I-15 freeway proximity. The choice often comes down to whether you value Aliante's master-plan polish or Cheyenne Ranch's central-North-Las-Vegas commute access.
Is Cheyenne Ranch near public transit?
RTC (Regional Transportation Commission) bus routes serve the Cheyenne Avenue and US-95 corridors near ZIP 89032, connecting Cheyenne Ranch to downtown Las Vegas, the Strip, and North Las Vegas transit hubs. Cheyenne Ranch is primarily a car-based community by design -- most residents drive -- but the I-15 and US-95 adjacency means rideshare pickups are fast and airport runs cost roughly $25-$40.
How does Cheyenne Ranch compare to California alternatives?
At a Cheyenne Ranch price of $270K-$450K, California buyers are typically considering a condominium in an inland city or a small home in an aging neighborhood -- not a newer single-family home with a yard. California adds up to 13.3% state income tax on all income per the Franchise Tax Board; Nevada adds zero. The honest answer for most California families: Cheyenne Ranch buys a better physical product at a meaningfully lower purchase price with significantly lower ongoing tax costs.
What down payment do you need to buy in Cheyenne Ranch?
Most Cheyenne Ranch buyers put down 3.5-20%. On a $380,000 home, that is $13,300 (FHA 3.5%) to $76,000 (20%) at closing. FHA and conventional loans both work well at this price range; VA loans allow 0% for eligible veterans -- meaningful in North Las Vegas's large veteran community. Cheyenne Ranch has no age restriction or HOPA layer, so financing options are straightforward. Call (702) 637-1759 for a lender referral.
What does an HOA cost in Cheyenne Ranch?
Budget $80-$200 per month for common-area maintenance and community standards that protect curb appeal and resale value. Always request the full resale package -- current dues, reserve study, and any pending assessments -- early in escrow so there are no surprises at closing.
How long does it take to close on a home in Cheyenne Ranch?
Most Cheyenne Ranch purchases close in 30-45 days through a Nevada escrow company. There is no 55-plus HOA age-verification step here -- the all-ages community means a standard Nevada resale timeline. Cash buyers can close in 14-21 days. Our team coordinates every step from offer to keys -- call (702) 637-1759 to get started.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Cheyenne Ranch?
These are the eight queries Cheyenne Ranch buyers actually type into Google and AI assistants -- answered with specifics you can verify: GLVAR market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the plan record.
Is Cheyenne Ranch in North Las Vegas or Las Vegas?
Cheyenne Ranch is in North Las Vegas, Nevada -- a separate incorporated city north of Las Vegas proper -- in ZIP code 89032. The distinction matters for property taxes (Clark County), school zoning (CCSD), and city services (City of North Las Vegas Police), but the community sits well within the greater Las Vegas Valley's daily commute and lifestyle radius.
Is Cheyenne Ranch a safe neighborhood?
Cheyenne Ranch is a residential single-family neighborhood covered by City of North Las Vegas Police. Property crime context varies by corridor -- buyers should benchmark ZIP 89032 specifically through FBI Uniform Crime Reporting data rather than relying on the city average, which blends neighborhoods at different safety levels. The residential character and owner-occupant concentration support neighborhood stability.
What builders built homes in Cheyenne Ranch?
Cheyenne Ranch was developed by various builders during the 2000s-2010s construction wave in North Las Vegas. Because multiple builders contributed, floor plans, construction quality, and finish levels vary meaningfully between homes. Our team can pull the permit history on any specific address to identify the original builder and flag any notable construction notes.
Are there any HOA fees in Cheyenne Ranch?
Yes -- HOA dues run $80-$200 per month covering common-area maintenance, shared landscaping, and community standards. Always request the full resale package during escrow to confirm current dues, reserve health, and any pending assessments. Some sub-associations within ZIP 89032 have weaker reserve funding than others -- a point worth negotiating.
How close is Cheyenne Ranch to Nellis Air Force Base?
Nellis AFB is approximately 15 minutes east of Cheyenne Ranch via Craig Road -- one of the primary reasons North Las Vegas ZIP 89032 has a large military and veteran household concentration. VA loans work seamlessly here without the HOPA age-verification layer required in 55-plus communities. Our team coordinates VA purchase paperwork regularly.
What grocery stores and retail are near Cheyenne Ranch?
The Craig Ranch commercial corridor along Craig Road provides grocery, dining, and retail within 5 minutes. Smith's, Walmart, and various dining options anchor the strip. The broader Cheyenne Avenue corridor adds additional retail. For major shopping, the Centennial Center area is about 15 minutes west via US-95 and Ann Road.
How does Cheyenne Ranch compare to Henderson for families?
Henderson offers consistently stronger school ratings and master-plan polish at a price premium -- median list around $548K vs. $400K in ZIP 89032. Cheyenne Ranch wins on entry price and I-15 commute access; Henderson wins on schools and citywide safety metrics. Families with school-age children often lean Henderson unless budget constraints make Cheyenne Ranch the practical entry point.
Is Cheyenne Ranch good for first-time buyers?
Yes -- Cheyenne Ranch is one of the more accessible first-time buyer markets in the Las Vegas metro: entry at $270K-$340K, FHA 3.5% down works without HOPA restrictions, and Nevada's zero state income tax helps household cash flow from the first paycheck. Charter school alternatives at 8/10 within 12-15 minutes address the zoned high school trade-off for families.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct North Las Vegas community knowledge across ZIP 89032, 9,600+ closed transactions, and $4.85B+ in total volume since 2011. Our agents know which Cheyenne Ranch sub-blocks have the strongest construction history, how to evaluate HOA reserve health across multiple-builder communities, and how to coordinate VA purchase paperwork without the delays that trip up generalist agents.
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Henderson, Summerlin, Las Vegas, North Las Vegas
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9,600+ transactions and $4.85B+ in total volume. In a multi-builder neighborhood like Cheyenne Ranch, knowing which homes have the strongest construction vintage and reserve health is the whole game. Tell us your criteria and we'll match you to the right home in ZIP 89032.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Cheyenne Ranch?
Compare Cheyenne Ranch with neighboring communities and nearby cities across the Las Vegas Valley -- from Lynbrook at $280K+ next door to Summerlin at $728K median 20 minutes west. Each card pairs commute time with price positioning so you can judge whether a different community buys you a meaningfully better fit for your budget.
A-Z INDEX
Which North Las Vegas Communities Can You Explore A-Z?
The North Las Vegas ZIP 89032 corridor includes Cheyenne Ranch, Lynbrook, and Coleman Highlands -- all value-priced all-ages single-family communities with 2000s-2010s construction. Entries below are indexed for quick orientation; our team can pull current listings and HOA documents for any.
KEEP LEARNING
What Else Should You Read About Cheyenne Ranch?
These guides extend the research most Cheyenne Ranch buyers do next -- understanding the North Las Vegas market, comparing communities across the valley, and mapping the buying process as a California relocator -- each written by our team from the same GLVAR MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The valley-wide playbook -- pricing, inventory, rates, and where Las Vegas metro momentum actually is this year.
Read →CITY HUB
North Las Vegas Community Hub
Every North Las Vegas community, market data, and the city comparison tools buyers need in one place.
Read →CITY HUB
Las Vegas Community Hub
The broader Las Vegas metro -- all cities, price comparisons, and the context for any North Las Vegas decision.
Read →Sources & Methodology
Where Does This Cheyenne Ranch Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. ZIP 89032 figures are presented as area benchmarks -- not community-only data -- because Cheyenne Ranch is not separately tabulated by the Census. Follow any link below to verify.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active counts for ZIP code 89032. lasvegasrealtors.com
- U.S. Census Bureau — North Las Vegas city population, income, age, and housing data (Cheyenne Ranch is not separately tabulated). census.gov/quickfacts
- City of North Las Vegas — City services, police coverage, parks, and infrastructure investment in ZIP 89032. cityofnorthlasvegas.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for North Las Vegas properties. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- California Franchise Tax Board — California state income tax rates for comparison with Nevada zero-tax advantage. ftb.ca.gov
- FBI Uniform Crime Reporting (UCR) — North Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings and student-teacher ratios for Clark County School District campuses near Cheyenne Ranch. greatschools.org
- 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