6/10John C. Fremont Elementary
Zoned · CCSD (8 min)
K-5650 Students18:1
Las Vegas, Nevada
Paradise Palms Homes For Sale
Nevada's #1 team for Paradise Palms real estate. Search Las Vegas's most celebrated mid-century modern neighborhood — Palmer & Krisel butterfly-roof homes, restoration gems, and character properties along the Las Vegas National Golf Club.
AREA MEDIAN LIST (ZIP 89109)
$500K
LVR / GLVAR, June 2026
RESTORED MCM RANGE
$350K–$900K+
NREG market analysis
HOMES IN NEIGHBORHOOD
1,400+
Community record
DAYS ON MARKET (AREA)
45
LVR / GLVAR sold data, June 2026
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 Paradise Palms at a Glance?
Paradise Palms is Las Vegas's first master-planned community — 1,400+ Palmer & Krisel homes across 200 acres in ZIP 89109, priced $350K–$900K+ by restoration level per Las Vegas REALTORS MLS data, with city demographics per the U.S. Census Bureau. The takeaways below unpack the restoration premium and architectural significance.
- Architectural pedigree: Palmer & Krisel butterfly-roof and post-and-beam homes from 1962 — the most significant MCM neighborhood in Nevada, and one of the finest in the Southwest.
- The restoration spread: originals in cosmetic condition start near $350K; period-correct restorations with updated systems reach $900K+ — condition is the biggest price driver.
- Golf-course setting: the Las Vegas National Golf Club wraps the western and northern edges, providing a green buffer, fairway views, and Rat Pack history on the doorstep.
- Low carrying costs: most homes have no HOA or minimal $0–$60/mo dues; Nevada's 3% property-tax cap keeps annual increases predictable.
- Do your homework: 1960s systems — galvanized plumbing, aluminum wiring, flat-roof membranes — need inspection before any offer; renovation loans can roll rehab into the mortgage.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Paradise Palms Homes for Sale?
ZIP code 89109 — the heart of Paradise Palms — carried active listings in the $250K–$900K+ range in June 2026 according to Las Vegas REALTORS MLS data, blending originals, cosmetically updated homes, and fully restored Krisel examples. The eight newest area listings appear below, refreshed daily from the live Las Vegas MLS.
PRICE DISTRIBUTION
How Many Paradise Palms-Area Homes Sell in Each Price Range?
Across ZIP code 89109, the active market spans a wide band — from entry-level originals to fully restored Krisel showcase homes — per Las Vegas REALTORS MLS data. The bands below show where competition concentrates and where negotiating room typically exists.
Browse Paradise Palms Listings
How Can You Find a Paradise Palms Home by Condition, Style & Price?
Active listings in Paradise Palms span originals in cosmetic condition to fully restored Krisel showcase homes — each link below opens the live Las Vegas MLS search filtered by the relevant band, with counts updated daily from Las Vegas REALTORS MLS data.
Which Paradise Palms Micro-Zones Should You Explore?
The neighborhood's character varies by street and block. The cards below map the main micro-zones, each linked to the best matching hub or live search.
MCM Core · Best Krisel Stock
Merlayna Dr Corridor
MCM Core · Butterfly RooflinesTam Dr Corridor
Fairway Views · Premium LotsGolf Course-Adjacent Lots
Entry · OriginalsInterior Streets (89109)
Transitional · Mixed Use NearbySahara Ave Boundary
Convenient Access · Urban FeelParadise Rd Edge
Parent City · All NeighborhoodsLas Vegas (citywide)
Urban · Arts DistrictDowntown Las Vegas
By Price Range
Updated daily · 750 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Paradise Palms Listings First?
Custom alerts by condition tier, price, beds, and proximity to the golf course — no spam, unsubscribe anytime. Restored Krisel homes in Paradise Palms can sell in days when priced right; alert subscribers see new listings within hours of MLS entry.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION6/10 
8/10
8/10
8/10
How Are the Schools for Paradise Palms?
Schools are an honest mixed picture for Paradise Palms: zoned CCSD campuses rate 5–6/10 per GreatSchools — functional but not stand-out — while Bishop Gorman High School and The Meadows School, both A+ rated, are within practical reach for families prioritizing private education. The cards below map realistic options by level.
6/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · west valley (20 min)
PreK-5300 Students8:1
8/10Coral Academy of Science
Charter · multiple campuses (15 min)
K-121300 Students18:1
8/10Las Vegas Day School
Private · west valley (20 min)
PreK-8400 Students12:1
8/10Doral Academy Pebble Campus
Charter · west valley (20 min)
K-81000 Students20:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Paradise Palms Families?
According to GreatSchools.org, Paradise Palms families have solid private and charter options despite modest public-school ratings: zoned CCSD campuses score 5–6/10, while Bishop Gorman High School and The Meadows School anchor the private tier at A+. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 20 min | $350,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | West valley · 20 min | $350,000+ |
| 3 | Coral Academy of Science | Public charter | K-12 | 8/10 | Multiple campuses · 15 min | $350,000+ |
| 4 | John C. Fremont ES | Public (zoned) | K-5 | 6/10 | CCSD · 8 min | $350,000+ |
| 5 | Clark High School | Public (zoned) | 9-12 | 6/10 | CCSD · 12 min | $350,000+ |
SAFETY & CRIME
Is Paradise Palms Safe?
Direct Answer
Paradise Palms is an established residential neighborhood with owner-occupied MCM homes on walkable streets — a meaningfully different environment from the commercial Strip corridor one mile west. Buyers should benchmark the surrounding 89109 area through FBI Uniform Crime Reporting data; the neighborhood's active homeowner community, renovation investment, and residential character are consistent long-term safety signals.
- Established owner-occupied MCM neighborhoodDistinct from adjacent Strip commercial corridor
- Las Vegas Metropolitan Police jurisdictionCity of Las Vegas coverage
- Where associations exist: community standardsVaries by sub-block
- Verify block-level safety data independentlyfbi.gov/services/cjis/ucr
What Buyers Should Know
The neighborhood's walkable, residential character is its primary safety asset: Paradise Palms has no cut-through arterials, most streets are cul-de-sacs or curved residential layouts, and the surrounding golf course and established homes keep the block faces owner-occupied and familiar.
The 89109 ZIP code blends Paradise Palms with commercial Strip-corridor addresses — buyers should filter crime data tightly to residential block faces rather than treating the ZIP as uniform. Our agents can walk you through block-by-block character on your tour.
For buyers coming from California or other high-density cities, the neighborhood's scale — 200 acres, 1,400+ homes, a known restoration community — provides the social cohesion that is the strongest predictor of residential safety over time.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community character per NREG agent knowledge and community records. Last updated June 2026.
Living In
What's It Like Living in Paradise Palms, Las Vegas?
The Answer
Living in Paradise Palms means butterfly-roof silhouettes, mature desert landscaping, walkable streets, and the Las Vegas National Golf Club at the neighborhood's edge. The community sits within the City of Las Vegas — services per the City of Las Vegas — with the Strip 15 minutes west and Downtown Las Vegas 15 minutes north.
What is Paradise Palms known for?
Paradise Palms is known as Las Vegas's most significant mid-century modern neighborhood: 1,400+ homes designed primarily by Palmer & Krisel from 1962, featuring butterfly rooflines, post-and-beam construction, clerestory windows, and open-plan layouts wrapped around the Las Vegas National Golf Club.
Who should live in Paradise Palms?
Architecture enthusiasts and design-minded buyers, creative professionals and remote workers who want character over uniformity, California relocators trading MCM premiums for Nevada tax savings, and investors who understand restoration ROI in a finite-supply neighborhood.
What is daily life like?
Morning walks on tree-lined streets past intact butterfly rooflines, golf at the Las Vegas National Golf Club within walking distance, errands at nearby UNLV-corridor retail, and evenings 15 minutes from the Strip's dining, shows, and employment core.
Location
Where Is Paradise Palms
Paradise Palms sits in central Las Vegas (ZIP 89109), bounded roughly by Swenson Street to the west, Paradise Road to the east, Sahara Avenue to the north, and Desert Inn Road to the south — wrapping around the Las Vegas National Golf Club. About 200 acres. Roughly 2 miles from the Strip.
Las Vegas Strip
15
Min
Downtown Las Vegas
15
Min
UNLV
10
Min
Harry Reid Airport
20
Min
Summerlin
25
Min
Paradise Palms
At a Glance$500,000
Area Median List (ZIP 89109)
$350K–$900K+
MCM Home Range
45
Days on Market (area)
1,400+
Homes in Neighborhood
- Setting
- Historic MCM neighborhood, central Las Vegas
- Acreage
- ~200 acres
- Homes
- 1,400+
- Established
- 1962
- Developer
- Paradise Homes (Palmer & Krisel architecture)
- HOA
- $0–$60/mo (most homes have none)
- Architecture
- Mid-century modern — butterfly roof, post-and-beam
- Golf
- Las Vegas National Golf Club (adjacent, public)
- Schools
- CCSD + private (Bishop Gorman, The Meadows)
- Sunshine
- 300 days/year
- Distance to Strip
- ~15 min
- ZIP Code
- 89109 (primary)
LIVABILITY REPORT CARD
How Does Paradise Palms Score?
Paradise Palms earns top marks for architectural character, location, and low carrying costs, with honest trade-offs on public school ratings and the condition variability that comes with 1960s construction. Below is our category-by-category report card — the six factors our agents walk through with every buyer before their first tour.
Grade A+: Architecture
Palmer & Krisel MCM design at scale — butterfly rooflines, post-and-beam, clerestory windows — the finest collection of its kind in Nevada.
Grade B-: Schools
Zoned CCSD campuses rate 5–6/10 per GreatSchools; private Bishop Gorman and The Meadows School are A+ options within reach.
Grade B+: Cost of Living
$350K–$900K+ range, $0–$60/mo HOA, 0.5–0.75% effective property tax, zero state income tax — strong value for the character delivered.
Grade B: Amenities
Las Vegas National Golf Club adjacent; UNLV, the Boulevard Mall, and Strip-corridor dining within 15 minutes; neighborhood walkability above Las Vegas average.
Grade B+: Location
15 minutes to the Strip, 15 to Downtown, 10 to UNLV, 20 to the airport — one of the most central residential neighborhoods in the city.
Grade B: Commute
Excellent for Strip and Downtown workers; I-15 and US-95 access within minutes; RTC bus routes run Paradise Road and Sahara Avenue.
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 Paradise Palms a good place to live?
Yes — if architectural character, central location, and low carrying costs top your list. Paradise Palms pairs 1,400+ Palmer & Krisel mid-century modern homes with a 15-minute commute to both the Strip and Downtown Las Vegas, golf-course adjacency, and $0–$60/mo HOA dues on most properties. The honest trade-offs: public school ratings run 5–6/10, and 1960s construction requires careful inspection of plumbing, electrical, and roofing systems before any purchase.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Paradise Palms?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median household income of $66,820 and a median age of 38. Community records put Paradise Palms at approximately 4,200+ residents across 1,400+ households, median age 35, and average household income near $55,000.
The Census does not break Paradise Palms out as its own place, so Las Vegas citywide figures serve as the statistical backdrop. Within the neighborhood, the buyer mix skews toward creative professionals, hospitality and medical workers employed near the Strip, UNLV students and faculty, and a growing wave of architecture enthusiasts relocating from California who chose the neighborhood specifically for the Palmer & Krisel design legacy.
~4,200+
vs Las Vegas 656,274
35
vs Clark Co 38
$55,000+
vs Clark Co median $74,007
~50%
vs Clark Co 59%
1,400+
vs Clark Co ~860,000
$500K
vs Clark Co value $391K
Source: Community records & U.S. Census Bureau QuickFacts, Las Vegas city (Paradise Palms is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Paradise Palms Area Growing?
Paradise Palms itself is built out — 1,400+ homes on 200 acres since 1962, with growth coming from renovation investment and rising values rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and renewed interest in architectural character and central location is driving the neighborhood's renovation wave.
656,274Las Vegas residents (Census)
1,400+Paradise Palms homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Paradise Palms, the inventory is permanently capped: 200 acres, 1,400+ homes built by 1962, with no land left to develop. The scarcity argument for ownership here rests on finite supply meeting rising architectural demand — the same dynamic that drove MCM values in Palm Springs, the Eichler tracts of San Jose, and the Krisel-designed neighborhoods of Palm Desert. Las Vegas is earlier in that cycle, which is either the risk or the opportunity depending on your hold horizon.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the neighborhood separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Paradise Palms Score for Livability?
Paradise Palms scores highest on architectural character, location, and value — authentic Palmer & Krisel MCM design at a fraction of California prices, 15 minutes from the Strip, with $0–$60/mo HOA on most homes. The honest trade-offs are public school ratings (5–6/10) and the condition variability that comes with 1960s construction requiring diligent inspection.
- 80B+
Overall Livability
- 62B-
Schools (zoned + private)
- 68B
Safety (urban LV)
- 78B+
Cost of Living
- 75B
Amenities & Walkability
- 85A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Paradise Palms Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Paradise Palms trades against. Area ZIP 89109 figures: approximately $500,000 median, 45 median days on market. Restored MCM examples trade significantly above the ZIP median; originals trade below.
Median Sold Price
$500,000 ZIP 89109 area median — restored MCM examples trade above, originals below
vs May 2025
Source: Las Vegas REALTORS
Days on Market
45 median days across the ZIP area; restoration-premium homes take longer to find the right buyer
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Active inventory reflects a central Las Vegas ZIP blending MCM, rental stock, and Strip-corridor units
vs May 2025
Source: Las Vegas REALTORS
The long view: Paradise Palms's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
45
AREA DAYS ON MARKET
$500K
AREA MEDIAN (89109)
1,400+
HOMES IN THE NEIGHBORHOOD
< 1 hr
OUR RESPONSE TIME
LIMITED INVENTORY
Get matched with a
Paradise Palms specialist.
Market Competitiveness
How Competitive Is the Paradise Palms Market Right Now?
Paradise Palms is a patient buyer's market: restoration-premium homes attract a specific buyer pool rather than bidding wars, and originals can sit 60–90 days. The ZIP 89109 area median runs about 45 days on market per Las Vegas REALTORS — longer than hot master-planned communities, creating negotiating room for prepared buyers.
50Patient Buyer's Market
- 45 daysArea median DOM (sold, ZIP 89109)
- $350K–$900K+MCM price range by restoration level
- 1,400+Homes in the neighborhood
- $0–$60/moHOA range — most homes have none
Is Paradise Palms Right for You?
Who Should Buy a Home in Paradise Palms?
Paradise Palms isn't for everyone — it's a 1960s neighborhood with authentic charm and genuine condition variability, suited to specific buyer types who value character over uniformity. Six profiles below match lifestyles to the neighborhood's strengths, followed by an honest pros and cons our agents walk every buyer through.
Which Paradise Palms Buyer Profiles Fit the Neighborhood Best?
Architecture Enthusiasts
- Authentic Palmer & Krisel butterfly-roof design
- 1,400+ homes — the largest MCM collection in Nevada
- Active restoration community with shared knowledge
- Irreplaceable vintage character in a modern city
California Relocators
- MCM character at a fraction of Palm Springs or Silver Lake prices
- Zero state income tax, 3% property-tax cap
- One-hour flight or four-hour drive from SoCal
- Our relocation team handles virtual tours and renovation-loan guidance
First-Time Buyers
- $250K–$400K entry points in original condition
- FHA and VA financing within the price range
- No HOA in most homes — lower monthly carrying costs
- Appreciation upside from renovation investment
Renovation Investors
- $150K–$250K restoration budget can add $300K–$500K in value
- FHA 203(k) and Fannie Mae HomeStyle renovation loans available
- Active buyer pool seeking restored Krisel homes
- Short-term rental potential with city permit (verify current rules)
Creative Professionals
- 10 minutes to UNLV, arts district access
- 15 minutes to Strip employment core
- Walkable streets — commute by foot or bike to nearby employers
- Neighborhood of like-minded design and culture enthusiasts
Long-Hold Investors
- Finite supply — 1,400+ homes, no new MCM can be added
- Restoration demand rising as MCM appreciation spreads nationally
- Flexible rental strategy: long-term executive or short-term with permit
- Price entry well below comparable MCM in California markets
Best Fit For
- Architecture enthusiasts — authentic Palmer & Krisel butterfly-roof design at scale — the largest MCM collection in Nevada, in a neighborhood of passionate fellow owners.
- California relocators — MCM character at a fraction of Palm Springs or Silver Lake prices, zero state income tax, and a 3% property-tax cap on primary residences.
- First-time buyers — $250K–$400K entry in original condition, FHA and VA financing available, and no HOA in most homes.
- Renovation investors — a $150K–$250K restoration budget can add $300K–$500K in market value; active buyer pool for finished Krisel homes.
- Creative professionals — 10 minutes to UNLV, 15 to the Strip, walkable streets, and a neighborhood of design-minded owners.
- Long-hold investors — finite supply of 1,400+ homes that cannot be replicated, rising national demand for authentic MCM, flexible rental strategies.
Ready to explore homes in Paradise Palms? Our team understands MCM valuation, renovation-loan navigation, and the block-by-block character differences that move price inside a 1,400-home neighborhood.
Start Your Home SearchPros
- Authentic Palmer & Krisel mid-century modern architecture — the largest MCM collection in Nevada
- Las Vegas National Golf Club adjacent — public-access golf with Rat Pack history on the doorstep
- Most central residential location in Las Vegas — 15 minutes to Strip, 15 to Downtown, 10 to UNLV
- $0–$60/mo HOA on most homes — rare low-carrying-cost freedom in a city of HOA communities
- Zero state income tax and 3% property-tax cap under NRS 361.471
- Restoration premium upside: originals near $350K, fully restored Krisel examples reach $900K+
- Active, organized restoration community — shared knowledge, contractor referrals, historic-designation advocacy
Honest Considerations
- Public school ratings: zoned CCSD campuses score 5–6/10 — private options are A+ but cost extra
- 1960s systems require diligent inspection: galvanized plumbing, aluminum wiring, flat-roof membranes
- Condition variability is wide — cosmetic updates don't always address underlying system issues
- No guard gate or HOA enforcement — neighbor property condition is uneven block to block
- Summer heat: 105°F+ stretches July through September, tough on older windows and original HVAC
- ZIP 89109 blends residential and commercial Strip-corridor addresses — benchmark safety data tightly
Micro-Zone Comparison
How Do Paradise Palms's Micro-Zones Compare?
A like-for-like comparison of the main Paradise Palms micro-zones — entry pricing, condition profile, and lifestyle fit — drawn from the community record and active-listing data via Las Vegas REALTORS. Honesty note: with 1,400+ homes, per-block market medians would be statistical noise, so we publish entry points and condition profiles instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Merlayna Dr Corridor | $600K–$900K+ | n/a* | n/a* | n/a* | Best Krisel stock · Trophy MCM |
| Tam Dr Corridor | $550K–$850K | n/a* | n/a* | n/a* | Butterfly rooflines · MCM core |
| Golf Course-Adjacent Lots | $500K–$900K+ | n/a* | n/a* | n/a* | Fairway views · Premium setting |
| Interior Streets (89109) | $250K–$500K | n/a* | n/a* | n/a* | Entry pricing · Renovation projects |
| Sahara Ave Boundary | $300K–$550K | n/a* | n/a* | n/a* | Transitional blocks · Mixed character |
| Paradise Rd Edge | $300K–$600K | n/a* | n/a* | n/a* | Convenient access · Urban connectivity |
Source: Las Vegas REALTORS MLS data plus NREG market analysis, June 2026. Per-block $/SF, DOM, and listing counts intentionally omitted — samples at this scale are too small for reliable medians.
Micro-Zone Deep Dive
What's Inside Paradise Palms's Key Streets?
Submarket 1
Merlayna Dr Corridor
The heart of the Palmer & Krisel collection — Merlayna Drive and its cross-streets contain some of the most intact and celebrated butterfly-roof examples in Las Vegas. Premium pricing reflects restoration quality and architectural prestige.
Browse Merlayna Dr Corridor homes →$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Tam Dr Corridor
The Tam Drive corridor delivers strong Krisel examples at a slight discount to the Merlayna premium — the second-best address for buyers seeking authentic butterfly-roof profiles with golf-course proximity.
Browse Tam Dr Corridor homes →$550K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Golf Course-Adjacent Lots
Lots backing to or facing the Las Vegas National Golf Club command a green-space premium — quieter, more private, and rarely available. Golf adjacency in a walkable MCM neighborhood is a combination Las Vegas doesn't offer anywhere else.
Browse Golf Course-Adjacent Lots homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Interior Streets (89109)
The neighborhood's most accessible entry point — originals and cosmetically updated homes on interior streets, suitable for buyers with renovation ambition and the patience to do the inspection work before offering.
Browse Interior Streets (89109) homes →$250K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Sahara Ave Boundary
Streets near Sahara Avenue blend residential originals with transitional urban character — lower entry pricing, easier arterial access, but more variability in adjacent land use than the interior streets.
Browse Sahara Ave Boundary homes →$300K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Paradise Rd Edge
The eastern edge of the neighborhood along Paradise Road offers convenient access to UNLV, the airport corridor, and the Strip — urban connectivity at the cost of slightly more traffic noise on boundary-facing lots.
Browse Paradise Rd Edge homes →$300K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Las Vegas National Golf Club — The Green Buffer
The Las Vegas National Golf Club wraps Paradise Palms's western and northern perimeter — a public-access course with Rat Pack history that keeps through-traffic out, provides fairway views for adjacent lots, and makes walkable golf a reality for residents. It's the outdoor amenity that most master-planned golf communities charge $50,000+ in initiation fees to access.
Browse Las Vegas National Golf Club — The Green Buffer homes →18Holes (Public Access)
1961Established
~15Min to Strip
$0Membership Required
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which
Paradise Palms block fits?
BY ZIP CODE
How Does ZIP Code 89109 Break Down?
ZIP code 89109 is Paradise Palms's primary address, but the same code covers Strip-corridor commercial and rental towers alongside MCM homes. That spread — $250K originals to $2M+ luxury condos — is why filtering tightly to the residential neighborhood boundary matters when pulling comps or insurance quotes.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89109 | Paradise Palms MCM neighborhood — residential homes | $350K–$900K+ (by restoration level) | n/a* | 45 (area) | ~750 neighborhood total | n/a* |
| 89109 | Las Vegas National Golf Club corridor (adjacent) | Golf views add $50K–$150K premium | n/a* | varies | ~120 golf-adjacent | n/a* |
| 89109 | Strip-corridor rental and condo towers | $300K–$2M+ (high-rise / hotel-condo) | n/a* | varies | varies by building | n/a* |
| 89169 | Paradise Palms boundary extension (secondary ZIP) | $350K–$650K (similar MCM stock) | n/a* | 45 (area) | limited | n/a* |
| 89109 + 89169 | Combined area benchmark — both ZIPs | ~$500,000 list | — | 45 | varies | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change omitted: samples too small for reliable medians. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Paradise Palms Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the community record — capture Paradise Palms faster than any brochure: 1,400+ homes, a $500K area median, 45 median days on market, and restoration examples ranging $350K–$900K+.
$500K
Area median list price in ZIP 89109 — blending MCM homes with Strip-corridor stock; the neighborhood itself spans $350K–$900K+.
Las Vegas REALTORS
$350K–$900K+
The real Paradise Palms price range, driven almost entirely by restoration level — the honest number every buyer needs.
NREG market analysis
1,400+
Homes across the approximately 200-acre neighborhood, built from 1962 — a permanently finite supply.
Community record
45
Median days from list to accepted offer across the ZIP 89109 area — longer than hot master-planned communities, creating negotiating room.
LVR / GLVAR, June 2026
1962
The year Paradise Homes broke ground — making Paradise Palms Las Vegas's first master-planned community and its most significant MCM neighborhood.
Community record
$0–$60/mo
HOA range — most homes in Paradise Palms carry no formal association at all, keeping monthly carrying costs low.
Community record
0.5–0.75%
Effective property-tax rate range per the Clark County Assessor, with annual increases capped at 3% on primary residences under NRS 361.471.
Clark County Assessor
15 min
Drive to the Strip — one of the most central residential neighborhoods in Las Vegas, without master-plan premium pricing.
Community drive times
WHY PARADISE PALMS
Why Does Paradise Palms Stand Apart From Its Peers?
From the butterfly rooflines to the golf-course perimeter, Paradise Palms occupies a niche no other Las Vegas neighborhood fills. The five advantages below are tied to verifiable sources — the Nevada Revised Statutes, Las Vegas REALTORS data, Census figures, and architectural history — so you can check every claim.
- Community record · architectural history
Las Vegas's only true MCM neighborhood at scale
1,400+ Palmer & Krisel butterfly-roof homes from 1962 — authentic mid-century modern design that newer Las Vegas communities physically cannot replicate.
- Las Vegas National Golf Club
Golf-course setting without club fees
The Las Vegas National Golf Club wraps the western and northern perimeter — public-access golf with Rat Pack history, adjacent to the neighborhood, no membership required.
- Community drive times
Central location without master-plan premium
15 minutes to the Strip, 15 to Downtown, 10 to UNLV — the most central residential neighborhood in Las Vegas with no HOA conformity requirements.
- Nevada Revised Statutes 361.471
Low carrying costs
Most homes: $0–$60/mo HOA or none at all. Nevada's 3% primary-residence tax cap under NRS 361.471 plus zero state income tax make long-run ownership costs predictable.
- Community record
Architectural scarcity that can't be reproduced
200 acres, built out since 1962 — no land left to add more authentic Krisel homes. Supply is permanently capped; restoration demand is permanently rising.
WHY BUY IN PARADISE PALMS
What Are the Top 10 Reasons to Buy a Home in Paradise Palms?
Paradise Palms's case rests on architectural authenticity and location: 1,400+ Palmer & Krisel homes that cannot be replicated, 15 minutes from the Strip, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a finite supply that limits future competition. Ten sourced reasons follow.
Authentic MCM architecture at scale
Palmer & Krisel butterfly-roof and post-and-beam homes from 1962 — the finest collection of its kind in Nevada.
Community plan record
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped at 3% by Nevada statute.
NRS 361.471
Golf-course adjacency without membership fees
The Las Vegas National Golf Club wraps the neighborhood — public access, Rat Pack history, no club dues.
Las Vegas National Golf Club
Central Las Vegas location
15 minutes to the Strip, 15 to Downtown, 10 to UNLV — among the most central residential addresses in the city.
Community drive times
Minimal or no HOA
Most Paradise Palms homes carry $0–$60/mo dues or none — rare freedom in a city of HOA-governed communities.
Community record
Restoration premium upside
Fully restored Krisel examples reach $900K+ against originals at $350K — skilled buyers who renovate well capture significant value.
NREG market analysis
Finite, irreplaceable supply
200 acres built out since 1962 — no land left to add more authentic MCM homes in this neighborhood.
Community record
Active restoration community
A passionate homeowner group documents homes, shares contractors, and advocates for historic designation — neighborhood character is actively maintained.
Community knowledge
Renovation loan accessibility
FHA 203(k) and Fannie Mae HomeStyle loans let buyers roll acquisition and rehab costs into a single mortgage at closing.
FHA / Fannie Mae guidelines
New Construction
Who Builds New Homes In and Around Paradise Palms?
No production builder operates inside Paradise Palms — the neighborhood built out its 1,400+ homes by the mid-1960s, and today's opportunities are resale, renovation, and the occasional tear-down-and-rebuild on larger lots. Buyers who want new construction shop master-planned communities like Summerlin (25 minutes west) or Henderson. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
New luxury alternative for buyers who want modern finishes
Family & Mid-Market
Lennar
Broadest new-build selection within 30 minutes
Family
Richmond American
Value new-build alternative for buyers comparing new vs. vintage
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers cross-shopping Paradise Palms
Entry & First-Time Buyer
DR Horton
Entry-level new construction for buyers comparing to MCM originals
Outdoor Recreation
What Outdoor Amenities Does Paradise Palms Offer?
A public golf course at the doorstep, mature tree-lined streets for walking and cycling, and some of Las Vegas's largest regional parks within 20 minutes — Paradise Palms offers accessible outdoor living without the drive-to-nature trade-offs of remote communities. The City of Las Vegas maintains the surrounding trail and park network, usable through 300 days of annual sunshine.
ADJACENT
Las Vegas National Golf Club
18 holesPublic golfDaily fee
A public-access course steeped in Rat Pack history — Dean Martin and Frank Sinatra played here in the 1960s — wrapping Paradise Palms's western and northern perimeter.
10 MIN
Lorenzi Park
~40 acresLakes · Playground · SportsFree
One of Las Vegas's most pleasant neighborhood parks — man-made lakes, walking paths, playground equipment, and sports fields northwest of the neighborhood.
10 MIN
UNLV Campus Grounds
~340 acresWalking · EventsFree (campus)
The University of Nevada, Las Vegas campus provides public walking paths, public art, and access to cultural events — a walkable and bikeable destination from the neighborhood.
15 MIN
Sunset Park
~324 acresLake · Sports · Disc GolfFree
One of Las Vegas's largest parks — a lake, sports fields, disc golf, and a network of walking and running trails southeast of the neighborhood via Paradise Road.
15 MIN
Springs Preserve
180 acresTrails · MuseumsTicketed
Botanical gardens, desert trails, and the Nevada State Museum at the historic springs that founded the city — an easy half-day north on US-95.
25 MIN
Floyd Lamb Park
~680 acresPonds · Wildlife · TrailsFree
A surprising pastoral escape at the city's northern edge — spring-fed ponds, peacocks, picnic areas, and walking trails in a setting that feels nothing like Las Vegas.
30 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop and world-class hiking and climbing, managed by the Bureau of Land Management.
IN-COMMUNITY
Neighborhood Walking Routes
Street networkWalking · CyclingFree
The curved residential streets and cul-de-sacs of Paradise Palms — free of through-traffic — are among the most walkable residential blocks in central Las Vegas.
The Paradise Palms Lifestyle
What Does a Weekend in Paradise Palms Look Like?
A morning round at the Las Vegas National Golf Club next door, an afternoon on Merlayna Drive's intact Krisel rooflines, an evening at the Strip or Fremont Street — and Bureau of Land Management-managed Red Rock Canyon 30 minutes west when you want bigger adventures. No other Las Vegas neighborhood offers that range.
1,400+MCM Homes
200Acres of Character Streets
15Minutes to the Strip
1962Established
THIS WEEKEND'S OPEN HOUSES
Can You Tour Paradise Palms Homes This Weekend?
Open houses do run in Paradise Palms, particularly on renovated and fully restored Krisel homes where sellers want wide exposure to the architectural buyer pool. Originals with renovation potential often sell by appointment — set up alerts to be notified the moment an open house is scheduled, or browse every active listing now and let us arrange private showings.
Quick Answer
What does it cost to renovate a Paradise Palms home?
Budget varies sharply by scope: a cosmetic refresh — paint, fixtures, landscaping, appliances — runs $30,000–$80,000. A full period-correct restoration that addresses plumbing (galvanized to copper or PEX), electrical (aluminum branch wiring to copper with updated panel), roof membrane, windows, and kitchen typically runs $150,000–$250,000 on a 1,400–1,800 sq ft Krisel. Buyers using FHA 203(k) or Fannie Mae HomeStyle renovation loans can finance this at acquisition; our team can refer experienced MCM-specialized contractors.
Moving to Paradise Palms
Should I Move to Paradise Palms?
Every month, buyers from Los Angeles, Orange County, and the Bay Area discover that architectural character priced at $2M+ in Palm Springs or Silver Lake is attainable near $500,000 in Paradise Palms. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that difference funds most relocations.
Why California Buyers Are Choosing Paradise Palms
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $24,000 per year in state income taxes alone. Paradise Palms adds what California MCM markets cannot match at this price: authentic Palmer & Krisel butterfly-roof homes in a neighborhood of 1,400+ comparable properties, framed by the Las Vegas National Golf Club and 15 minutes from the Strip's employment core, all in the $350K–$900K range.
At a $700,000 budget, Palm Springs buyers are competing for one-bathroom originals on small lots against deep-pocketed investors. That same budget in Paradise Palms secures a fully restored Krisel with updated systems, period-correct finishes, and golf-course adjacency — fifteen minutes from the Strip, with no state income tax.
According to Las Vegas REALTORS, the ZIP 89109 area median runs near $500,000, with restored MCM examples trading $700K–$900K+. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value, capped at 3% annual growth on primary residences. FBI Uniform Crime Reporting data lets you benchmark area safety block by block.
Paradise Palms runs on a diverse employment base rather than a single anchor: the Strip resort corridor sits 15 minutes west, Downtown Las Vegas 15 minutes north, and UNLV and the Boulevard Mall within walking and biking distance. The neighborhood attracts a mix of creative professionals, hospitality workers, medical staff from nearby hospitals, and remote workers who chose Las Vegas for the tax structure and chose Paradise Palms for the architecture.
Cost of Living Snapshot — Paradise Palms vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across every major category. Nevada has no state income tax and no personal property tax on vehicles. The category that flips hardest is the one that matters here: authentic MCM architecture that starts near $350,000 in Paradise Palms starts at $1.5M+ in comparable Los Angeles neighborhoods.
| Metric | Paradise Palms, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| MCM Home Entry Price | ~$350K (original condition) | $1.5M+ (comparable MCM) |
| Restored MCM Premium | $700K–$900K+ | $2M–$4M+ (Silver Lake / Los Feliz) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.0%+ |
| HOA / Association | $0–$60/mo (most homes) | $300–$600/mo (HOA-governed areas) |
Figures are approximate, for illustration. Contact our team for current market data.
Paradise Palms Rental Market — Rent vs. Own
About half of Paradise Palms households own their homes per community records — the other half rent, creating an active rental market that includes both long-term leases on unrenovated originals and premium short-term offerings on restored Krisel homes. Long-term leases on updated homes run $2,000–$3,500/month. Short-term rental rules in Las Vegas require a city permit, and the Strip proximity makes Paradise Palms a popular option — verify current city regulations before underwriting vacation-rental income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Paradise Palms? Our team specializes in MCM valuation and out-of-state relocation — virtual tours, renovation-loan navigation, inspector referrals for 1960s systems, and off-market access to homes before they hit the MLS.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Paradise Palms in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Paradise Palms 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.
Define your restoration ambition and budget
Decide where on the condition spectrum you're buying: $250K–$400K originals for renovation, $400K–$650K updated homes, or $650K–$900K+ fully restored Krisel showcases. Each carries different financing options and post-purchase demands.
Get pre-approved — renovation-loan-aware
Standard conventional and FHA loans work for move-in-ready homes; FHA 203(k) and Fannie Mae HomeStyle roll acquisition plus renovation into one close. VA allows 0% for veterans. Get renovation financing pre-approved before you tour originals so you know your rehab budget at the same time as your purchase limit.
Hire a Paradise Palms / MCM specialist
Restoration premium pricing requires comp judgment — an MCM-naive agent will misread what condition tier a home belongs in. Work with our team: we know Merlayna Drive from Tam Drive and can read a Krisel floor plan before the first showing.
Tour in person or virtually with condition notes
Walk the streets at different times of day. Note roof profile, window condition, evidence of updated electrical panel, and copper vs. galvanized supply. Virtual tours work for initial screening; a physical visit is essential before any offer on a 1960s home.
Write the offer with an inspection contingency
Keep your inspection contingency — 1960s systems can hide expensive surprises. Cash buyers may waive inspection to compete, but on originals, the risk is real. Ask our agents where each seller actually stands before you decide how to structure.
Inspection: general + specialists
General inspector plus a licensed Nevada electrician and plumber on the same visit. Confirm: panel amperage and branch wiring type, supply line material, roof membrane condition, HVAC capacity for summer heat, and window seal integrity. Order the HOA resale package if one exists.
Clear conditions, confirm renovation scope, and fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding, or 45-60 days for renovation-loan files that need a second appraisal draw schedule.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), then handle the DMV — driver's license within 30 days of establishing residency, vehicle registration within 60. Start contractor bids on renovation scope immediately if you're doing a 203(k) or HomeStyle close.
ECONOMY & JOBS
What Drives the Paradise Palms Economy?
Paradise Palms draws from Strip hospitality, UNLV academics, healthcare, and a growing remote-worker cohort. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong; community records put Paradise Palms average household income near $55,000, reflecting its mix of first-time buyers, renters, and renovation investors.
$55,000+Avg household income, Paradise PalmsCommunity record
~50%Owner-occupied householdsCommunity record
10 minTo UNLV employment corridorAcademia, medical, and research
15 minTo Strip employment coreResort, hospitality, and entertainment
Top Paradise Palms-Area Employers
- Las Vegas Strip resort corridorThe metro's largest employment base — hospitality, gaming, food and beverage, entertainment — 15 minutes west
- University of Nevada, Las Vegas (UNLV)Faculty, staff, and UNLV Medical Center employment 10 minutes east
- Desert Springs Hospital Medical CenterMajor hospital and medical-office campus in the surrounding corridor
- Convention Center corridorTrade show, events, and convention business approximately 15 minutes away
- Clark County School District (central region)Area campuses including Clark High School zone
- City of Las VegasMunicipal services and administration for the parent city
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Paradise Palms Compare to Las Vegas, Summerlin & Henderson?
If you're weighing Paradise Palms against the valley's other residential options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Paradise Palms wins on architectural character and central location; Summerlin on schools and new construction; Henderson on overall safety and master-plan amenities — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Paradise Palms | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | $350K–$900K+ (by restoration) | $476K | $728K | $548K |
| HOA Range | $0–$60/mo (most none) | Varies | $50–$300+/mo | $50–$300+/mo |
| Days on Market | 45 (area) | 20 | 21 | 21 |
| Architecture | MCM / Palmer & Krisel (1962) | Mixed eras | Modern master-plan | Modern master-plan |
| Median Household Income | $55,000+ (community) | $66,820 | $95,200 | $88,654 |
| Schools (GreatSchools) | 5–6/10 public; A+ private | Varies | 8–9/10 in top villages | 7–8/10 across city |
| New Construction | None — built out since 1962 | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Golf Adjacency | Las Vegas National (public, adjacent) | Select communities | TPC Summerlin + trail system | Multiple golf courses nearby |
| Best For | MCM character · Location · Value | Selection · Urban · Investors | Schools · Luxury · Outdoors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Paradise Palms income and population figures are community-record values; citywide demographics are Las Vegas-wide. Last updated June 2026.
Cost of Ownership
What Will Paradise Palms Cost You Each Month?
A $500,000 Paradise Palms purchase runs about $3,400 monthly with 10% down at 7% per Freddie Mac's rate survey — and most homes carry $0–$60/mo in HOA dues. The tabs below model your payment, compare renting, and budget renovation-loan scenarios.
Payment Estimator
Estimate Your Paradise Palms Payment
$3,786
Estimated Monthly Payment
- Principal & Interest$2,994
- Property Tax$254
- Insurance$150
- HOA$200
- PMI$188
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 Paradise Palms right now?
About half of Paradise Palms households rent, giving renters options — but renovation upside and finite supply tilt the math toward owning for buyers with a 5+ year horizon.
OWN (10% DOWN, 7%)
$3,562 / mo
- Principal & Interest
- $2,994
- Property Tax (~0.6%)
- $250
- Homeowners Insurance
- $100
- HOA (most homes: $0–$60)
- $30
- PMI (10% down)
- $188
5-year net cost:~$115,000
Equity built:~$145,000
RENT (MODELED LEASE)
$2,500 / mo
- Executive-Home Lease (modeled)
- $2,500
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$163,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $500,000 Paradise Palms home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner builds roughly $145,000 in equity while the renter builds none. Renovation investment that lifts value above the modeled 3% appreciation widens the gap significantly.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $30/mo blended HOA, modeled $2,500 lease.
HOA Fees by Community
HOA Fees by Scenario
Most Paradise Palms homes carry no formal HOA or minimal dues — a meaningful advantage over Las Vegas master-planned communities. Confirm the specific property's association status early in escrow.
No Association (most homes)
$0 / mo
Paradise Palms MCM homes (typical)
$0
Includes:
No formal association; no dues, no resale package required, no CC&R restrictions on renovation style
Advantage
Freedom
Includes:
Renovation without design-review approval; lower monthly carrying costs than any HOA-governed community
Minimal Association (some blocks)
$0–$60 / mo
Where associations exist
$0–$60/mo
Includes:
Typically covers common-area landscaping or street-level maintenance only — no amenity complex
Due-diligence note
Confirm in escrow
Includes:
Request the full resale package when an association applies: current dues, reserves, assessment history
Renovation Loan Note
FHA 203(k) / HomeStyle
FHA 203(k) Rehabilitation Loan
Rolls acquisition + rehab into one mortgage
Includes:
Minimum 3.5% down; renovation draws managed through escrow; licensed contractor required
Fannie Mae HomeStyle
Conventional renovation loan
Includes:
3–5% down for eligible buyers; broader renovation scope than 203(k); confirm lender approval for 1962-vintage home
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Paradise Palms?
Paradise Palms sits at the center of the Las Vegas Valley's street grid — Swenson Street, Paradise Road, Sahara Avenue, and Desert Inn Road all border or bisect the neighborhood, with I-15 and US-95 minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Paradise Palms destinations beat that comfortably.
Drive Times from Paradise Palms
- 10 minUNLV / Maryland Pkwy corridorSwenson St south to Tropicana Ave
- ~15 minLas Vegas StripSahara Ave west or Desert Inn Rd west
- ~15 minDowntown Las VegasParadise Rd north or Las Vegas Blvd north
- ~20 minHarry Reid Intl AirportParadise Rd south to Warm Springs or I-15 south
- ~25 minHendersonI-515 or I-215 east
- ~25 minSummerlinUS-95 north + Summerlin Pkwy west
- ~30 minRed Rock CanyonUS-95 north + W Charleston Blvd west
- ~55 minMt. CharlestonUS-95 north → SR-157
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 Paradise Palms?
Most Paradise Palms purchases close in 30–45 days through a Nevada escrow company. FHA and VA files run 35–45 days; cash offers on restored Krisel homes can close in 10–14. Renovation-loan files — FHA 203(k) or HomeStyle — typically need 45–60 days because lenders require contractor bids and a draw schedule before funding.
Quick Answer
What down payment do you need to buy in Paradise Palms?
Most Paradise Palms buyers put down 3.5–20%. FHA allows 3.5% with a 580+ score on homes under the FHA limit — well above the $250K–$550K range here. Conventional loans start at 3% for first-time buyers and 5% for repeat buyers. VA loans allow 0% for eligible veterans, and the neighborhood's price range keeps jumbo financing out of the picture for most purchases. Renovation loan products — FHA 203(k) or Fannie Mae HomeStyle — can roll acquisition and rehab costs into a single close, which many Paradise Palms buyers use.
Paradise Palms FAQ — 18 Answers
What Do Paradise Palms Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Paradise Palms?
Across ZIP code 89109 — which blends Paradise Palms with adjacent Strip-corridor stock — the area median runs near $335,000 per Las Vegas REALTORS data, with a median of about 37 days on market. Inside the MCM neighborhood itself, originals in original condition start near $350,000 while fully restored Krisel examples have traded above $800,000. Restoration quality is the single biggest price driver, so comparable selection requires judgment, not just zip codes.
What makes Paradise Palms architecturally significant?
Paradise Palms is Las Vegas's first master-planned community and its most celebrated mid-century modern neighborhood. William Krisel and the Palmer & Krisel firm designed the majority of the 1,400+ homes from 1962, deploying butterfly rooflines, post-and-beam construction, clerestory windows, and open-plan living decades before those ideas went mainstream. Intact examples — especially on Merlayna Drive and Tam Drive — are among the finest surviving production MCM homes in the American Southwest.
How does the Las Vegas National Golf Club affect Paradise Palms?
The Las Vegas National Golf Club wraps the western and northern perimeter of Paradise Palms, providing a green buffer that keeps through-traffic out of the neighborhood's interior streets and frames many lots with golf-course views or fairway adjacency. The course is a public-access layout steeped in Rat Pack history — Dean Martin and Frank Sinatra played here in the 1960s — and it remains a walkable amenity for residents without membership fees.
What are HOA fees in Paradise Palms?
Little to none: most Paradise Palms homes carry no formal HOA, and where associations exist they run $0–$60 per month for common-area maintenance. Low dues keep monthly carrying costs down, but they also mean fewer enforced standards, so condition varies significantly street to street. Confirm whether a specific property belongs to an association, and if so request the full resale package — dues, reserves, and any assessment history — before closing.
What ZIP code is Paradise Palms in?
Paradise Palms sits primarily in ZIP code 89109, with some boundary streets touching 89169. The 89109 ZIP places the neighborhood about 15 minutes from both the Strip and Downtown Las Vegas, and roughly 20 minutes from Harry Reid International Airport via I-15 or I-215. When setting listing alerts or pulling insurance quotes, filter tightly to the MCM neighborhood boundaries — broader ZIP-level statistics blend in Strip-corridor rental towers that inflate the median differently.
What property taxes will I pay in Paradise Palms?
Nevada's effective property-tax 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 $500,000 Paradise Palms purchase that means approximately $2,500–$3,750 per year — a fraction of what a comparable vintage home in California's coastal cities carries. No state income tax adds another layer of savings for households relocating from high-tax states.
What schools serve Paradise Palms?
Clark County School District serves the neighborhood. Assigned public campuses include John C. Fremont Elementary (6/10 GreatSchools), Fremont Middle School (5/10), and Clark High School (6/10). Private options within reach include Bishop Gorman High School and The Meadows School, both rated A+ by GreatSchools, plus charters including Coral Academy of Science (8/10) and Nevada State High School (7/10). CCSD attendance boundaries shift periodically — verify the exact address with the district before writing an offer.
Is Paradise Palms safe?
Paradise Palms is an established residential neighborhood with owner-occupied homes on walkable streets — a meaningfully different profile from the commercial Strip corridor one mile west. That said, 89109 is urban Las Vegas, and buyers should benchmark the surrounding area through FBI Uniform Crime Reporting data before purchasing. Our agents can discuss block-by-block character during your tour; the neighborhood's active homeowner community and strong renovation investment are consistent signals of long-term resident commitment.
What is the renovation premium in Paradise Palms?
Restoration quality creates the widest price spread of any factor in Paradise Palms. An original, unimproved Krisel home in cosmetic condition might trade near $350,000; a meticulous period-correct restoration with updated systems — plumbing, electrical, HVAC, roof — routinely reaches $700,000–$900,000 or above. The restoration premium is real, but buyers should verify what was done: cosmetic-only updates that leave original galvanized plumbing or aluminum wiring in place do not justify top-of-band pricing.
Is Paradise Palms a good investment?
Architecturally significant MCM neighborhoods have outperformed generic suburban stock in most major U.S. cities where restoration culture is active, and Paradise Palms has the ingredients: authentic Krisel inventory, a passionate homeowner community, proximity to major employment, and a finite supply of 1,400+ homes that cannot be replicated. The risk is condition variability — originals with deferred maintenance can absorb $150,000+ in renovation before they're competitive with restored comparables. Underwrite the condition, not just the address.
How does Paradise Palms compare to other Las Vegas neighborhoods?
Paradise Palms wins on architectural character, walkability, and Strip proximity — no other Las Vegas neighborhood offers genuine Palmer & Krisel MCM design at scale. The trade-off against master-planned communities like Summerlin or Henderson is newness: newer roofs, modern floor plans, and HOA-enforced curb standards come standard there. Paradise Palms buyers are choosing character and location over uniformity, and they're typically right that the supply of authentic MCM at this scale is genuinely irreplaceable.
What should I look for in a Paradise Palms home inspection?
Focus on the systems that 1960s construction routinely leaves behind: original galvanized supply lines that restrict flow and corrode, aluminum branch wiring that requires AFCI protection under current code, single-pane jalousie or sliding-glass windows that defeat modern HVAC, and flat or butterfly roofs that need careful membrane inspection. A general inspector plus a licensed Nevada electrician and plumber on the same visit gives you the full picture before you release contingencies on a vintage buy.
What is Nevada's advantage over California for a Paradise Palms buyer?
California's top marginal state income-tax rate is 13.3% per the Franchise Tax Board — Nevada's is zero. A household earning $300,000 annually saves roughly $24,000 per year in state income taxes alone by relocating. Nevada adds a 3% annual cap on primary-residence property-tax increases under NRS 361.471 and no personal property tax on vehicles. At $500,000, a Paradise Palms MCM home is also a fraction of what a comparable architectural property costs in Palm Springs or Silver Lake.
Can Nevada Real Estate Group help me buy or sell in Paradise Palms?
Yes — call (702) 637-1759. Our team understands MCM valuation nuance: restoration premiums, inspector checklists for 1960s systems, period-correct renovation ROI, and the block-by-block character differences that move the needle inside a 1,400-home neighborhood. We also maintain relationships with buyers actively seeking Krisel homes, which matters in a market where the right buyer pays more than the wrong comps suggest.
What is the Paradise Palms restoration community?
A passionate, organized group of homeowners and architecture enthusiasts — most active on social media and through local preservation advocacy — who document original homes, share contractor recommendations, source period hardware, and push for historic-district designation that would provide renovation tax incentives and design-review protection. Buying into Paradise Palms connects you to this community, which is one reason renovation investment holds value: neighbors are watching, caring, and actively maintaining the neighborhood's character.
What down payment do you need to buy in Paradise Palms?
Most Paradise Palms buyers put down 3.5–20%. FHA allows 3.5% with a 580+ score on homes under the FHA limit — well above the $250K–$550K range here. Conventional loans start at 3% for first-time buyers and 5% for repeat buyers. VA loans allow 0% for eligible veterans, and the neighborhood's price range keeps jumbo financing out of the picture for most purchases. Renovation loan products — FHA 203(k) or Fannie Mae HomeStyle — can roll acquisition and rehab costs into a single close, which many Paradise Palms buyers use.
What does it cost to renovate a Paradise Palms home?
Budget varies sharply by scope: a cosmetic refresh — paint, fixtures, landscaping, appliances — runs $30,000–$80,000. A full period-correct restoration that addresses plumbing (galvanized to copper or PEX), electrical (aluminum branch wiring to copper with updated panel), roof membrane, windows, and kitchen typically runs $150,000–$250,000 on a 1,400–1,800 sq ft Krisel. Buyers using FHA 203(k) or Fannie Mae HomeStyle renovation loans can finance this at acquisition; our team can refer experienced MCM-specialized contractors.
How long does it take to close on a home in Paradise Palms?
Most Paradise Palms purchases close in 30–45 days through a Nevada escrow company. FHA and VA files sometimes run 35–45 days, especially when renovation loans require a second appraisal draw schedule. Cash offers, which appear at the top of the range on restored Krisel homes, can close in 10–14 days. If you're pairing a renovation loan with the purchase, plan for 45–60 days and get your contractor bids ready before opening escrow — lenders need the scope before the renovation draws.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Paradise Palms?
The eight questions Paradise Palms buyers most frequently search online — answered with verifiable specifics: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the plan record. Every answer cites a number, statute, or primary source you can verify independently.
Is Paradise Palms a historic district?
Not officially designated as of June 2026 — though the preservation community is actively advocating for local historic-district status, which would provide renovation tax incentives and design-review protection. The homes are historically significant by any architectural standard; formal designation is the next step.
Who designed the homes in Paradise Palms?
The majority were designed by William Krisel of Palmer & Krisel, the Los Angeles architectural firm that produced thousands of mid-century modern homes across the Southwest. Krisel's butterfly rooflines, post-and-beam construction, and clerestory windows are the signature of the neighborhood and the reason it attracts architectural buyers nationally.
How many homes are in Paradise Palms?
Approximately 1,400+ homes across roughly 200 acres, built from 1962 by Paradise Homes. The neighborhood is built out — no land remains to add more authentic MCM homes — making the existing inventory permanently finite.
Is Paradise Palms walkable?
More walkable than most Las Vegas neighborhoods: the curved, low-traffic residential streets are pleasant to walk and bike, UNLV is 10 minutes by bicycle, and the Las Vegas National Golf Club is adjacent for an outdoor morning routine. The Strip and Downtown are 15-minute drives, not walking distance.
What is the best street in Paradise Palms?
Merlayna Drive is widely considered the MCM showcase street — the highest concentration of intact butterfly-roof Krisel homes, mature landscaping, and golf-course-adjacent lots. Tam Drive runs a close second. Buyers focused on architectural prestige start with these corridors and work outward from there.
Can I do an FHA loan on a Paradise Palms home?
Yes — the $250K–$550K price range falls well under the FHA loan limit for Clark County, and FHA 203(k) renovation loans are particularly useful here for buyers planning to update 1960s systems. Confirm the specific home meets FHA minimum property standards; originals with significant deferred maintenance may need repairs before a standard FHA loan closes.
What is the Las Vegas National Golf Club?
A public-access 18-hole golf course established in 1961 that wraps the western and northern perimeter of Paradise Palms. It carries significant Rat Pack history — Dean Martin, Frank Sinatra, and other Rat Pack members played here in the 1960s — and today offers daily-fee rounds without membership or initiation fees.
How far is Paradise Palms from the Strip?
About 2 miles as the crow flies — plan roughly 15 minutes via Sahara Avenue or Desert Inn Road, depending on time of day. Harry Reid International Airport runs about 20 minutes south via Paradise Road or I-15.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct market knowledge, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents understand vintage-home valuation, renovation ROI, and the block-by-block character differences that move price inside a 1,400-home neighborhood — the depth behind the team's #1 ranking in Nevada.
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Ranked Top 100 nationwide, RealTrends 2025
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Across 9,600+ closed transactions
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9,600+ transactions and $4.85B+ in total volume. In a historic MCM neighborhood where restoration quality, 1960s system conditions, and renovation-loan navigation determine whether you win or overpay, working with agents who know the block matters. Tell us what you're looking for and we'll find it.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Paradise Palms?
Compare Paradise Palms with neighboring areas across central and west Las Vegas. Each card pairs the commute time with price positioning, so you can judge whether trading MCM character for a different lifestyle actually buys you more home for the money.
10 MIN E
Paradise (unincorporated)
From $300K
10 min from Paradise Palms
View Paradise (unincorporated) →A–Z INDEX
Which Paradise Palms Streets and Areas Can You Explore A–Z?
The neighborhood's key streets and micro-zones, indexed alphabetically for quick orientation — from golf-course-adjacent lots near the Las Vegas National Golf Club to interior 89109 streets with $250K–$500K entry points. Our team can pull current listings, condition profiles, and comparable sales for any specific block on request.
G
- Golf Course-Adjacent Lots (Las Vegas National GC)
I
- Interior Streets (89109)
M
- Merlayna Dr Corridor
P
- Paradise (adjacent unincorporated area)
- Paradise Rd Edge
S
- Sahara Ave Boundary
T
- Tam Dr Corridor
KEEP LEARNING
What Else Should You Read About Paradise Palms?
These guides extend the research most Paradise Palms buyers do next — understanding the citywide Las Vegas market, comparing historic neighborhoods to master-planned alternatives, and mapping the buying process for vintage homes — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two premium poles compare — useful context for judging central Las Vegas historic character against master-plan luxury.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Paradise Palms Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because ZIP 89109 blends Paradise Palms with Strip-corridor commercial stock, we present ZIP-area statistics as area benchmarks — never neighborhood-only claims — and omit micro-block medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active counts for ZIP codes 89109/89169. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Paradise Palms is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, police coverage, short-term rental permit rules, and zoning matters. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89109/89169. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates and national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Clark County School District (CCSD) — Attendance zones, school assignments, and program information. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Paradise Palms-area schools. greatschools.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California top marginal state income-tax rate (13.3%) referenced in the relocation comparison. ftb.ca.gov
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