6/10John S. Park Elementary
Zoned · central LV (8 min)
K-5550 Students20:1
Las Vegas, Nevada
Rancho Manor Homes For Sale
Nevada's #1 team for Rancho Manor real estate. Search mid-century ranch homes, large-lot properties, and renovation-ready opportunities in central Las Vegas ZIP 89107 — minutes from the Strip and Downtown Summerlin.
ZIP-AREA MEDIAN (89107)
$640K
LVR / GLVAR, June 2026
NEIGHBORHOOD PRICE RANGE
$400K–$1M+
Community data record
HOMES IN NEIGHBORHOOD
~500
Community data record
DAYS ON MARKET (ZIP-AREA)
40
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 Rancho Manor at a Glance?
Rancho Manor is a ~500-home mid-century neighborhood in ZIP 89107 — a $640,000 ZIP-area median, 40 median days on market per Las Vegas REALTORS, quarter-acre to half-acre lots, and no HOA on most parcels per U.S. Census data. The takeaways below frame why buyers choose it over newer master-planned communities.
- Mid-century character: 1950s–1960s ranch homes on quarter-acre to half-acre lots — lot sizes rarely available at these prices anywhere in central Las Vegas.
- Central location: 10 minutes to the Strip, 8 minutes to Downtown Summerlin, 5 minutes to Summerlin Parkway — one of the most convenient unbranded addresses in the valley.
- No-HOA flexibility: most parcels carry zero HOA, giving owners full renovation freedom and no monthly association fees alongside low Nevada property taxes.
- Renovation upside: entry near $400K against a renovated ceiling above $1M creates real equity opportunity for buyers willing to invest in updates.
- Value vs. neighbors: adjacent Rancho Bel Air and Rancho Circle start at $1M+ for gated security; Rancho Manor delivers the same Rancho Drive address at 60–75% less.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Rancho Manor Homes for Sale?
Rancho Manor listings fall within ZIP code 89107 in central-west Las Vegas. The eight newest area listings appear below, refreshed daily from Las Vegas REALTORS MLS data. Prices range from roughly $400,000 for original ranch homes to over $1 million for renovated properties on larger lots — search our live MLS portal to filter by price, beds, and lot size.
PRICE DISTRIBUTION
How Many Rancho Manor-Area Homes Sell in Each Price Range?
Across ZIP code 89107, Rancho Manor listings span a broad range from original-condition ranch homes to fully renovated large-lot properties per Las Vegas REALTORS MLS data. The bands below show where competition concentrates, and each link opens a pre-filtered Las Vegas MLS search.
Browse Rancho Manor Listings
How Can You Find a Rancho Manor Home by Type, Lifestyle & Price?
Rancho Manor listings span original 1950s–1960s ranch homes, partially renovated mid-century properties, and fully expanded modern remodels across the $400K–$1M+ range — each link below opens our live Las Vegas MLS search, updated daily from Las Vegas REALTORS MLS data, so you see every active ZIP 89107 listing in real time.
Which Rancho Manor Neighborhoods Should You Explore?
The neighborhood divides naturally by lot size, condition, and street character. Each card below links to the most relevant hub or live search for that buyer type.
Larger Lots · Premium
Rancho Manor Estates
Central · AccessibleRancho Drive Area
Walkable · ConvenientCharleston Corridor
Quiet · ResidentialInterior Streets
Updated · ContemporaryRenovated Moderns
Classic · OpportunityOriginal Ranch Homes
Guard-Gated · LuxuryRancho Bel Air (adjacent)
Estate · PrestigeRancho Circle (adjacent)
By Property Type
By Price Range
Updated daily · 450 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Rancho Manor Listings First?
Custom alerts by price range, lot size, beds, and renovation status — no spam, unsubscribe anytime. With ~500 homes in the neighborhood and strong demand for renovated properties, the right Rancho Manor home may appear only a few times a year; alert subscribers see it within hours, not weeks.
- 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 
9/10
8/10
How Are the Schools for Rancho Manor?
Rancho Manor schools split clearly: zoned CCSD campuses rate 5–6/10 per GreatSchools — accurate for inner-city Las Vegas — while private options within 15 minutes are among the valley's best. The Meadows School (A+, PreK–12) and Bishop Gorman High (A+) anchor the private tier. Cards below map options by level with drive times.
6/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · west valley (10 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · west valley (12 min)
K-12800 Students18:1
8/10Somerset Academy
Charter · west valley (10 min)
K-8600 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Rancho Manor Families?
According to GreatSchools.org, zoned CCSD campuses rate 5–6/10 — accurate for inner-city Las Vegas — while The Meadows School (A+, PreK–12) and Bishop Gorman (A+) rank among the valley's best private options, 10–15 minutes away. Verified against the Nevada Report Card; ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | The Meadows School | Private | PreK-12 | A+ | West valley · 10 min | $400,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 15 min | $400,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | West valley · 12 min | $400,000+ |
| 4 | Faith Lutheran Middle & High | Private | 6-12 | A | West LV · 12 min | $400,000+ |
| 5 | John S. Park Elementary | Public (zoned) | K-5 | 6/10 | Central LV · 8 min | $400,000+ |
SAFETY & CRIME
Is Rancho Manor Safe?
Direct Answer
Rancho Manor is a stable, owner-heavy neighborhood in the City of Las Vegas with 75% owner-occupancy per community records. It is not gated — safety relies on City of Las Vegas police coverage and neighborhood engagement rather than staffed entry. Benchmark specific streets through FBI Uniform Crime Reporting data, and ask our agents for a block-by-block picture before you offer.
- Owner-occupied householdsCommunity data record — high ownership correlates with stability
- City of Las Vegas police jurisdictionMetro coverage for the neighborhood
- Non-gated neighborhoodNo staffed entry — security via city services
- Homes — established residential feelLong-term resident base; low transient through-traffic
What Buyers Should Know
Rancho Manor's interior streets carry relatively little through-traffic — the neighborhood layout channels commuters to Charleston and Rancho Drive rather than through residential blocks — which contributes to a quieter, more stable feel than the surrounding arterials suggest. Most incidents in the area track the Las Vegas citywide pattern of property crime rather than violent crime.
The 75% owner-occupancy rate is a meaningful stability indicator: owner-residents invest in their properties and their neighbors, and the renovation wave moving through the neighborhood tends to attract buyers committed to the area long-term.
For buyers coming from guard-gated communities, the honest comparison is simple: Rancho Manor offers no staffed entry or roving patrols. What it offers instead is a genuine no-HOA residential neighborhood with city police coverage, a high ownership rate, and a central location that attracts a stable buyer profile. Verify specifics on any block through FBI UCR-based data before writing an offer.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community stability data per the neighborhood record. Last updated June 2026.
Living In
What's It Like Living in Rancho Manor, Las Vegas?
The Answer
Living in Rancho Manor means tree-lined streets, quarter-acre-plus lots, and a residential feel 10 minutes from the Strip and 8 minutes from Downtown Summerlin — city services via the City of Las Vegas, Lorenzi Park a short walk away, and no HOA on most parcels limiting what you do with your property.
What is Rancho Manor known for?
Rancho Manor is known for its mid-century ranch homes on generous lots, its no-HOA ownership flexibility, and its central Las Vegas location near the historic Rancho Drive corridor — offering estate-style lot sizes at prices well below the adjacent luxury enclaves.
Who should live in Rancho Manor?
Renovation-minded buyers, young professionals who want character and space at central pricing, families seeking lot size without HOA restrictions, and California relocators who want large-lot homeownership at a fraction of coastal prices.
What is daily life like?
Quiet interior streets, morning walks to Lorenzi Park, errands on Charleston Boulevard in minutes, and a short commute to the Strip, Downtown Summerlin, or the Arts District — with the renovation project of your choice underway in your own backyard.
Location
Where Is Rancho Manor
Rancho Manor occupies approximately 150 acres in central-west Las Vegas, bounded by the Rancho Drive corridor near Charleston Boulevard in ZIP 89107. About 10 miles from the Strip, 8 minutes to Downtown Summerlin, and adjacent to the prestige Rancho enclaves.
Summerlin Parkway
5
Min
Downtown Summerlin
8
Min
Las Vegas Strip
10
Min
Harry Reid Airport
20
Min
Downtown Las Vegas
15
Min
Rancho Manor
At a Glance$640,000
Median List Price (ZIP 89107)
40
Days on Market (ZIP-area, 90d)
$400K–$1M+
Price Range (Neighborhood)
~500
Homes in Neighborhood
- Setting
- Established classic neighborhood, no gate
- Acreage
- ~150 acres
- Homes
- ~500
- Established
- 1950s–1960s
- Developer
- Various Private Developers
- Lot Sizes
- ¼–½ acre typical
- HOA
- None (most parcels) / up to $50/mo
- Gate
- None — open neighborhood
- Schools
- CCSD zoned + strong private options nearby
- Park Access
- Lorenzi Park (~40 ac) minutes away
- Sunshine
- 300 days/year
- Distance to Strip
- ~10 min
LIVABILITY REPORT CARD
How Does Rancho Manor Score?
Rancho Manor earns strong marks for location, lot value, and ownership flexibility, with honest trade-offs on zoned school ratings and the absence of gated security. Below is our category-by-category report card — the same six factors our agents walk through with every buyer considering this neighborhood.
Grade B: Safety
Open neighborhood with City of Las Vegas police coverage; 75% owner-occupancy supports neighborhood stability — benchmark specific streets through FBI UCR data.
Grade B-: Schools
Zoned CCSD campuses rate 5–6/10 per GreatSchools; private strength nearby: The Meadows School (A+) and Bishop Gorman (A+) within 10–15 minutes.
Grade A-: Cost of Living
No HOA, low Nevada property taxes, zero state income tax, and $400K–$1M pricing for quarter-acre-plus lots — strong value relative to location.
Grade B+: Amenities
Lorenzi Park 40 acres nearby, Charleston Boulevard retail minutes away, Downtown Summerlin 8 minutes west, and the Strip 10 minutes east.
Grade B: Outdoor Access
Lorenzi Park lake and walking paths, Angel Park Golf Club nearby, and Red Rock Canyon's 195,000 acres 20 minutes west via West Charleston.
Grade A: Commute
Central-west Las Vegas — 10 minutes to the Strip, 8 minutes to Downtown Summerlin, 5 minutes to Summerlin Parkway, 20 minutes to Harry Reid Airport.
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 Rancho Manor a good place to live?
Yes — if central location, large lots, and ownership flexibility top your list. Rancho Manor pairs genuine mid-century character and quarter-acre to half-acre lot sizes with one of the most convenient unbranded addresses in Las Vegas: 10 minutes to the Strip, 8 minutes to Downtown Summerlin, and no HOA on most parcels. The honest trade-offs are non-gated security and zoned school ratings that run below the west valley's best — but for buyers who value lot size, renovation upside, and central pricing, few unbranded addresses in the valley compete at this price point.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Rancho Manor?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Rancho Manor — the parent city holds 656,274 residents with a median household income of $66,820. Inside the neighborhood, community records show roughly 1,500 residents across ~500 households, a median age of 45, and average household income around $85,000.
The Census does not break Rancho Manor out as a separate place, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the neighborhood, our closing data shows a blend of long-term Las Vegas families who have owned for decades, young professionals and creatives drawn by renovation potential and central pricing, and California relocators seeking large-lot homeownership without HOA restrictions.
~1,500
vs Las Vegas 656,274
~45
vs Clark Co 38
$85,000
vs Clark Co median $74,007
75%
vs Clark Co 59%
~500
vs Clark Co ~860,000
¼–½ acre
vs typical LV sub lot 6,000 sq ft
Source: NREG community data record & U.S. Census Bureau QuickFacts, Las Vegas city (Rancho Manor is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Rancho Manor Area Growing?
Rancho Manor itself is a built-out neighborhood of about 500 homes — growth here comes through renovation, remodel, and the occasional rebuild on a large lot, not new rooftops. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the central-west corridors around the neighborhood remain in strong demand from both long-term residents and value-seeking newcomers.
656,274Las Vegas residents (Census)
~500Rancho Manor homes
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Rancho Manor, ~150 acres and roughly 500 homes define the neighborhood's permanent footprint. The supply of large central lots does not grow — which is a quiet scarcity argument for well-bought positions here. Renovation investment flows into the neighborhood steadily, and the surrounding 89107 ZIP corridor provides the liquid market context that Rancho Manor values are benchmarked against.
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 Rancho Manor Score for Livability?
Rancho Manor scores highest on location, lot value, and ownership flexibility: central Las Vegas placement 10 minutes from the Strip, quarter-acre to half-acre lots, and no HOA on most parcels. The honest trade-offs are open-neighborhood security (no staffed gate) and zoned school ratings that trail the west valley's best. Six categories below, benchmarked to Census and FBI data.
- 72B
Overall Livability
- 63B-
Schools (zoned + private)
- 70B
Safety (open neighborhood)
- 88A-
Cost of Living
- 75B+
Amenities
- 90A
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Rancho Manor 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 Rancho Manor trades against. ZIP 89107 area figures: ~$640,000 median, 40 median days on market. The neighborhood itself is ~500 homes, so ZIP-area statistics provide the most reliable market context.
Median Sold Price
~$640,000 ZIP 89107 area median, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~40 median days across the ZIP area; renovated upper tier moves faster
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
ZIP 89107 tracks with Las Vegas citywide seasonality per LVR
vs May 2025
Source: Las Vegas REALTORS
The long view: Rancho Manor'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.
40
ZIP-AREA DAYS ON MARKET
$640K
ZIP-AREA MEDIAN
~500
HOMES IN NEIGHBORHOOD
< 1 hr
OUR RESPONSE TIME
LARGE-LOT VALUE
Get matched with a
Rancho Manor specialist.
Market Competitiveness
How Competitive Is the Rancho Manor Market Right Now?
ZIP 89107 homes spend about 40 median days on market per Las Vegas REALTORS data — real negotiating room for buyers who know the condition spread. Renovated move-in-ready homes move faster than the median; original fixer-uppers can sit 60–90 days. Knowing which tier you're buying determines your leverage.
48Patient Market
- ~40 daysZIP 89107 median DOM
- $400KNeighborhood entry price
- $1M+Renovated upper ceiling
- NoneHOA on most parcels
Is Rancho Manor Right for You?
Who Should Buy a Home in Rancho Manor?
Rancho Manor is not one-size-fits-all — it spans original 1950s fixer-uppers to fully renovated large-lot estates, attracting specific buyer types who value central location and ownership flexibility over HOA-managed polish. Six profiles below match lifestyles to the right section of the neighborhood, followed by honest pros and trade-offs.
Which Rancho Manor Buyer Type Are You?
Renovation Buyers
- Entry near $400K against a renovated ceiling above $1M
- No HOA — renovate on your schedule, no approvals needed
- Quarter-acre-plus lots with room for pools and additions
- Growing demand from design-forward buyers supports exit values
California Relocators
- Large-lot homeownership at a fraction of California pricing
- Zero state income tax and a 3% property-tax cap
- Central Las Vegas within an hour of Southern California by air
- Our relocation team handles virtual tours and pre-offer lot analysis
Young Professionals & Creatives
- Mid-century character and community identity that new builds lack
- Entry pricing below much of the Las Vegas metro
- Arts District and Fremont Street 10–15 minutes east
- No HOA to restrict personal expression or studio space
Families Seeking Space
- Quarter-acre-plus lots for kids, dogs, and outdoor space
- Private school access: The Meadows (A+), Bishop Gorman (A+)
- Quiet interior streets with low through-traffic
- Lorenzi Park 5 minutes away for daily play
Value-Focused Buyers
- Adjacent Rancho Bel Air and Rancho Circle prestige at 60–75% less
- No HOA keeping monthly carrying costs minimal
- Nevada's zero income tax compounding the ownership advantage
- A central LV location comparable to guard-gated neighbors nearby
Long-Hold Investors
- Renovation upside well-documented in recent comp sales
- Central location attracts stable tenant and buyer demand
- Large lots attract a buyer pool that outgrows smaller modern homes
- No-HOA flexibility on rental arrangements — verify city STR rules
Best Fit For
- Renovation buyers — central Las Vegas large lots at $400K–$700K entry with a renovated ceiling above $1M and no HOA approval process.
- California relocators — large-lot homeownership at a fraction of coastal pricing, zero Nevada state income tax, and a 3% annual property-tax cap.
- Young professionals & creatives — mid-century character, no-HOA freedom, and central Las Vegas pricing below what newer master-planned communities charge.
- Families who want space — quarter-acre-plus lots, quiet interior streets, and private school access within 10–15 minutes.
- Value-focused buyers — the Rancho Drive corridor address at 60–75% below adjacent gated community entry prices.
- Long-hold investors — demonstrated renovation comp values, central demand, and large-lot scarcity that drives buyer competition above the area median.
Ready to explore homes in Rancho Manor? Our team knows every street, lot position, and renovation comp in the neighborhood.
Start Your Home SearchPros
- Central Las Vegas location — 10 minutes to the Strip, 8 minutes to Downtown Summerlin, 5 minutes to Summerlin Parkway
- Quarter-acre to half-acre lots — rarely available at these prices in central Las Vegas
- No HOA on most parcels — full renovation freedom, no monthly association fees, no approval delays
- Entry near $400,000 with a renovated ceiling above $1 million — documented equity runway
- Nevada zero state income tax and 3% annual property-tax cap under NRS 361.471
- Adjacent to prestige Rancho enclaves (Rancho Bel Air, Rancho Circle) — same corridor at significantly lower cost
- Mature mid-century character — established trees, wide streets, neighborhood identity that new builds cannot replicate
Honest Considerations
- Non-gated neighborhood — no staffed entry or roving patrols; security depends on city police and community engagement
- Zoned CCSD schools rate 5–6/10 per GreatSchools — strong private alternatives nearby but at added tuition cost
- Original homes need full systems inspections — 1950s–1960s plumbing, electrical, and HVAC require realistic update budgets
- No HOA cuts both ways — neighbors also have full renovation and modification freedom
- Renovation comps require expertise — wide condition spread means simple price-per-square-foot analysis misleads
- Extreme summer heat — 105°F+ stretches July through September, like all of Las Vegas valley
Neighborhood Comparison
How Do Rancho Manor's Streets and Sub-Areas Compare?
A side-by-side of Rancho Manor's main sub-areas — entry pricing, lifestyle fit, and who each suits — drawn from the community data record and active-listing patterns via Las Vegas REALTORS. Honesty note: with ~500 homes total, per-section medians would be statistical noise, so we publish entry points and lifestyle profiles instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Rancho Manor Estates | From $700K | n/a* | n/a* | n/a* | Larger lots · Premium |
| Rancho Drive Area | From $450K | n/a* | n/a* | n/a* | Central · Accessible |
| Charleston Corridor | From $400K | n/a* | n/a* | n/a* | Walkable · Young professionals |
| Interior Streets | From $425K | n/a* | n/a* | n/a* | Quiet · Families |
| Renovated Moderns | From $650K | n/a* | n/a* | n/a* | Move-in ready · Contemporary |
| Original Ranch Homes | From $400K | n/a* | n/a* | n/a* | Renovation · First-time buyers |
Source: Las Vegas REALTORS MLS data plus the NREG community data record, June 2026. Per-section $/SF and DOM are intentionally omitted — samples this small are not statistically meaningful. ZIP 89107 benchmarks: ~40-day median DOM, ~$640,000 area median.
Sub-Area Deep Dive
What's Inside Rancho Manor's Sub-Areas?
Submarket 1
Rancho Manor Estates
Homes approaching half an acre, many renovated or expanded with modern additions. The neighborhood's premium tier — best for buyers who want maximum lot size and the highest renovation ceilings.
Browse Rancho Manor Estates homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Rancho Drive Area
Properties near Rancho Drive with easy Summerlin Parkway access. A mix of original and updated quarter-acre homes — the neighborhood's most accessible central address.
Browse Rancho Drive Area homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Charleston Corridor
Southern sections with walkable access to Charleston restaurants and shops. Popular with young professionals and creatives who want a car-optional daily errand radius.
Browse Charleston Corridor homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Interior Streets
Interior cul-de-sac and loop streets with minimal through-traffic. Family-friendly atmosphere with mature shade trees and a calmer pace than the arterial corridors.
Browse Interior Streets homes →$425K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Renovated Moderns
Fully renovated homes with open floor plans, updated kitchens, and contemporary finishes. The neighborhood's premium move-in-ready tier — these sell faster than the median and carry stronger comps.
Browse Renovated Moderns homes →$650K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Original Ranch Homes
Original 1950s–1960s ranch homes in lightly updated or original condition. The neighborhood's renovation-upside tier — significant equity ceiling for buyers who invest in improvements.
Browse Original Ranch Homes homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Rancho Manor Estates — The Large-Lot Premium
The neighborhood's premium sub-area: homes approaching half an acre in the heart of Rancho Manor, many renovated with contemporary finishes. Rare for central Las Vegas — the closest thing to estate-scale lots at non-estate prices inside the city limits.
Browse Rancho Manor Estates — The Large-Lot Premium homes →~150Total Neighborhood Acres
¼–½Acre Lots (typical)
$400K+Entry Price
$1M+Renovated Ceiling
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
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AVERAGE RESPONSE
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BY ZIP CODE
How Does ZIP Code 89107 Break Down for Rancho Manor Buyers?
Rancho Manor sits fully within ZIP code 89107 in central-west Las Vegas. The table below places the neighborhood in context within the broader ZIP corridor, which includes adjacent Rancho corridor properties and nearby west-side streets that set the comparison benchmarks Rancho Manor values trade against.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89107 | Rancho Manor proper — mid-century ranch homes on ¼–½ acre lots | $400K–$1M+ (condition-dependent) | varies widely | ~40 (ZIP-area) | ~500 homes total | n/a* |
| 89107 | Rancho Drive corridor — original and updated homes | From $450K | n/a* | ~40 (ZIP-area) | — | n/a* |
| 89107 | Charleston Boulevard corridor — walkable west-side properties | From $400K | n/a* | ~40 (ZIP-area) | — | n/a* |
| 89107 | Adjacent Rancho Bel Air and Rancho Circle (guard-gated) | From $1M (separate communities) | n/a* | varies | — | n/a* |
| 89107 | Full ZIP 89107 benchmark | ~$640,000 median | — | ~40 days | All types | n/a* |
Source: Las Vegas REALTORS MLS plus NREG neighborhood analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: sub-area samples are too small for meaningful statistics, so we publish price bands and ZIP benchmarks. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Rancho Manor Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and Nevada Revised Statutes — capture Rancho Manor faster than any brochure: ~500 homes on ¼–½ acre lots, a ~$640,000 ZIP-area median, no HOA for most parcels, and central Las Vegas location 10 minutes from the Strip.
~$640K
ZIP 89107 area median list price as of June 2026 — the liquid benchmark Rancho Manor trades against.
Las Vegas REALTORS
$400K–$1M+
Neighborhood price range driven by condition and lot size — the widest spread of any sub-area in the Rancho corridor.
Community data record
~500
Homes across approximately 150 acres — an established, built-out neighborhood with a permanent footprint.
Community data record
~40 days
Median days from list to accepted offer across ZIP 89107 — renovated move-in-ready homes sell faster.
LVR / GLVAR, June 2026
None
HOA fees for most Rancho Manor parcels — no monthly dues, no design approvals, no association restrictions.
Community data record
1950s–60s
Era when most Rancho Manor homes were built — genuine mid-century character on lots modern subdivisions can't match.
Community data record
75%
Owner-occupancy rate inside the neighborhood — high stability indicator for a non-gated community.
Community data record
10 min
Drive to the Las Vegas Strip — genuine central location at prices far below what the adjacent gated enclaves charge.
Community data record drive times
WHY RANCHO MANOR
Why Does Rancho Manor Stand Apart From Its Peers?
From large lots to no-HOA freedom, Rancho Manor fills a niche no modern Las Vegas subdivision replicates. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Census figures, the Clark County Assessor, and the community data record — so you can check every claim independently.
- Community data record · drive times
Central Las Vegas at mid-century lot sizes
10 minutes to the Strip, 8 minutes to Downtown Summerlin, on quarter-acre to half-acre lots — a combination modern subdivisions physically cannot offer.
- Community data record
No-HOA ownership freedom
Most parcels carry zero HOA — no monthly fees, no design committees, no approval delays for renovations, pools, workshops, or RV gates.
- Las Vegas REALTORS comparable sales
Renovation ceiling well above entry price
Entry near $400,000 against a renovated ceiling above $1 million creates a documented equity runway for buyers willing to invest.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs significantly below California comparables.
- Community data record
Mature character that new construction cannot replicate
Seventy-plus years of established trees, generous setbacks, and genuine neighborhood character that Summerlin subdivisions on small lots simply cannot produce.
WHY BUY IN RANCHO MANOR
What Are the Top 10 Reasons to Buy a Home in Rancho Manor?
Rancho Manor's case rests on lot size, central location, and no-HOA ownership freedom: quarter-acre to half-acre lots, 10 minutes to the Strip, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, and zero Nevada state income tax. Ten sourced reasons follow.
Central Las Vegas at large-lot pricing
10 minutes to the Strip, 8 to Downtown Summerlin — genuine centrality at prices far below what nearby guard-gated enclaves charge.
Community data record
Quarter-acre to half-acre lots
Lot sizes almost never available at these prices in central Las Vegas — room for pools, workshops, expansions, and mature landscaping.
Community data record
Zero state income tax
Nevada levies no personal income tax — annual five-figure savings for most households relocating from California.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying cost year over year.
NRS 361.471
No HOA on most parcels
No monthly fees, no design approval process, no restrictions on renovations, additions, RV gates, or workshops.
Community data record
Renovation ceiling above $1M
Entry near $400K against a fully renovated ceiling above $1M — documented equity runway for buyers who invest in updates.
Las Vegas REALTORS comparable sales
Private school access
The Meadows School (A+, PreK–12) and Bishop Gorman (A+) are 10–15 minutes away for families who prioritize private education.
GreatSchools
Mid-century character
Seventy-plus years of mature trees, wide streets, and genuine neighborhood feel — impossible to replicate in new construction.
Community data record
Adjacent to prestige Rancho enclaves
Rancho Bel Air and Rancho Circle are immediately adjacent — the same Rancho Drive address at 60–75% lower entry pricing.
Community data record
Value relative to neighboring gated communities
Comparable central-west location as guard-gated neighbors, at significantly lower entry price and carrying cost.
Las Vegas REALTORS, June 2026
New Construction
Who Builds New Homes Near Rancho Manor?
No production builder operates inside Rancho Manor — the neighborhood built out in the 1950s–1960s, and today's opportunities are resale, renovation, or the occasional rebuild on a large lot. Buyers who want new construction nearby typically look west toward Summerlin or northwest toward Skye Canyon. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest luxury new-build profile to Rancho Manor resale
Family & Mid-Market
Lennar
Widest west-side new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary finishes buyers often cross-shop against renovated Rancho Manor
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing renovation vs. new build
Family
Richmond American
Value-oriented new builds for buyers comparing brand-new vs. Rancho Manor large lots
Outdoor Recreation
What Outdoor Amenities Does Rancho Manor Offer?
A 40-acre neighborhood lake park minutes away, the Charleston Boulevard retail and restaurant corridor on the doorstep, and Red Rock Canyon 20 minutes west via West Charleston — Rancho Manor buyers access serious outdoor recreation without driving far. The City of Las Vegas maintains the surrounding park and trail network, usable through 300 days of annual sunshine.
5 MIN
Lorenzi Park
~40 acresLake · Paths · PlaygroundFree
The neighborhood's anchor park: a lake ringed by walking paths, playgrounds, picnic areas, and the Nevada State Museum — a genuine 40-acre green space minutes from the front door.
10 MIN
Angel Park Golf Club
36 holesPublic golfPublic
Two 18-hole public courses plus a lighted short course on Rampart Boulevard — daily-fee golf accessible from Rancho Manor without a club membership.
10 MIN
Bob Baskin Park
~10 acresSports · BasketballFree
Sports fields, community center, playground, basketball courts, and picnic areas — a full-service neighborhood park serving the central Las Vegas corridor.
DOORSTEP
Charleston Boulevard Corridor
N/ADining · ErrandsFree
Grocery stores, restaurants, coffee shops, and daily services along Charleston Boulevard — walkable or a one-minute drive from most Rancho Manor addresses.
8 MIN
Downtown Summerlin
Open-air districtShops · EventsFree
The west valley's dining, shopping, and entertainment hub — 125+ stores and restaurants, Las Vegas Ballpark, and seasonal events 8 minutes west via Charleston.
5 MIN
Nevada State Museum at Lorenzi
N/AMuseum · HistoryTicketed
Nevada's official state museum sits inside Lorenzi Park — natural history, cultural exhibits, and rotating shows, minutes from the neighborhood.
20 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and climbing, managed by the Bureau of Land Management, 20 minutes west via West Charleston.
10 MIN
Las Vegas Arts District
N/AGalleries · DiningFree
The city's creative hub — galleries, independent restaurants, First Friday art walks, and a growing cultural scene a short drive east.
The Rancho Manor Lifestyle
What Does a Weekend in Rancho Manor Look Like?
Three modes within minutes: morning walks around Lorenzi Park's lake, errands on Charleston Boulevard in under 5 minutes, and a Saturday hike in Red Rock Canyon's 195,000 acres per the Bureau of Land Management 20 minutes west — or an evening drive to Downtown Summerlin in 8 minutes.
~500Homes in the Neighborhood
~150Acres of Established Lots
10Minutes to the Strip
NoneHOA (Most Parcels)
THIS WEEKEND'S OPEN HOUSES
Can You Tour Rancho Manor Homes This Weekend?
Rancho Manor is an open neighborhood — no gate coordination required. Open houses are listed directly in the MLS and anyone can attend. Set up instant alerts to be notified the moment a Rancho Manor home schedules an open house, or browse every active listing now and let us arrange a private showing on your schedule.
Quick Answer
What does HOA cost in Rancho Manor?
Most of Rancho Manor has no HOA at all — zero monthly fees, no design-committee approvals, no CC&R restrictions beyond City of Las Vegas code. A handful of parcels near voluntary neighborhood associations pay under $50 per month. Verify the exact HOA status of any specific address during escrow: pull the parcel record and confirm with title before you close. The no-HOA majority is a genuine ownership advantage, especially for renovation buyers who need maximum flexibility on timeline, subcontractors, and material choices.
Moving to Rancho Manor
Should I Move to Rancho Manor?
California households relocating to Rancho Manor trade a 13.3% state income-tax rate for zero — and gain quarter-acre lots at $400K–$1M that don't exist at any price on the coast. Per the California Franchise Tax Board, that tax savings alone covers most households' down-payment gap in two to three years.
Why California Buyers Are Choosing Rancho Manor
The math is transparent: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $30,000 per year in state income taxes alone by establishing Nevada residency. Rancho Manor adds what coastal neighborhoods can't match at the price: quarter-acre to half-acre lots, no HOA restrictions, mid-century character, and a central location 10 minutes from the Strip — all in the $400K–$1M range where comparable California neighborhoods start well above $2 million.
At a $700,000 budget, Southern California buyers are looking at a small condo or a 1,200-square-foot bungalow on a 4,000-square-foot lot. That same budget in Rancho Manor secures a fully renovated ranch home on a half-acre lot — often with a pool, detached garage, and workshop — ten minutes from the Strip and eight minutes from Downtown Summerlin's dining and retail.
According to Las Vegas REALTORS, the ZIP 89107 area median sits around $640,000 with a median days on market near 40 days as of June 2026. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. FBI Uniform Crime Reporting data lets you benchmark neighborhood safety street by street, and the U.S. Census Bureau tracks the broader Las Vegas city demographics that surround the neighborhood.
Rancho Manor draws on a mixed professional economy anchored by proximity to three job cores: the Strip resort corridor 10 minutes east, the Downtown Summerlin office and retail hub 8 minutes west, and the Las Vegas medical corridor via Summerlin Hospital. Average household income in the neighborhood runs around $85,000 per community records — reflecting the blend of long-term residents, young professionals, and design-forward renovators who are reshaping the area.
Cost of Living Snapshot — Rancho Manor vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax, no personal property tax on vehicles beyond registration, and an effective property-tax rate roughly half the California average. The category that shifts most dramatically: central Las Vegas large-lot living that starts at $400,000 starts above $2 million in comparable L.A. neighborhoods.
| Metric | Rancho Manor, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price | ~$640K (ZIP-area) | ~$900K–$1.2M (comparable lots) |
| Lot Size (typical) | ¼–½ acre | 5,000–7,000 sq ft |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.0%+ |
| HOA Fees | None (most parcels) | $300–$800/mo typical |
| Airport Commute | ~20 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Rancho Manor Rental Market — Rent vs. Own
Rancho Manor runs 75% owner-occupied per community records, which keeps rental supply thin relative to demand. Long-term family rentals exist but turn infrequently. Short-term rentals require City of Las Vegas licensing and zoning compliance — verify current rules before underwriting vacation-rental income. For most buyers at the $400K–$700K entry tier, the rent-vs-own math tilts decisively toward owning given the no-HOA carrying cost advantage and the renovation upside that renting forfeits entirely.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Rancho Manor? Our team handles out-of-state relocation: virtual tours, renovation-loan introductions, lot-by-lot due diligence, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Rancho Manor in 8 Steps
From first research to keys-in-hand, here is the 8–12 week timeline most Rancho Manor 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 priorities: lot size, condition, or location?
Decide which Rancho Manor you're buying: original fixer-upper on a large lot for renovation upside, a partially updated mid-ranger, or a move-in-ready renovated home. Each tier has different financing paths and holding strategies.
Get pre-approved — renovation-loan aware
Conventional financing covers most Rancho Manor purchases. If you're buying a fixer-upper, explore FHA 203k or Fannie Mae HomeStyle renovation loans, which bundle purchase and improvement costs in one closing. Have your lender review the specific financing program before you write.
Hire a Rancho Manor specialist
Condition, lot position, and renovation comp selection require neighborhood expertise. Prices per square foot vary by 50%+ between original and renovated homes on adjacent lots — you need an agent who knows which streets and which conditions command which premiums.
Tour in person or virtually
No gate coordination needed — Rancho Manor is an open neighborhood. Walk the candidate streets at different times of day; lot size, street traffic, and neighbor property condition are all inspection items before you make an offer.
Write and negotiate the offer
Renovation buyers have real negotiating room in the $400K–$600K original-condition tier. Renovated move-in-ready homes face more competition — price cleanly and ask us what each seller actually needs before you write.
Full inspection and systems review
No HOA resale package to request — one less delay. Spend that time on a thorough inspection: 1950s–1960s plumbing, electrical panels, and HVAC all need professional review and realistic budget estimates.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding on conventionally financed purchases. Renovation loan files add 10–15 days for the additional appraisal review.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), then handle Nevada residency requirements: driver's license within 30 days, vehicle registration within 60, per the Nevada DMV.
ECONOMY & JOBS
What Drives the Rancho Manor Area Economy?
Rancho Manor draws on three job cores — the Strip resort corridor, Downtown Summerlin offices, and central Las Vegas medical services — with average household income near $85,000. Per the U.S. Bureau of Labor Statistics, the Las Vegas metro stays historically strong, supporting the professional and trades mix reshaping the neighborhood.
$85,000Avg household income, Rancho ManorCommunity data record
75%Owner-occupied householdsCommunity data record — high stability indicator
10 minTo the Strip employment coreResort corridor via Rancho Dr / I-15
8 minTo Downtown SummerlinOffice, medical, and retail employment hub
Top Rancho Manor-Area Employers
- Las Vegas Strip resort corridorGaming, hospitality, and entertainment employment — 10 minutes east via Rancho Drive and I-15
- Downtown Summerlin corporate corridorOffices, headquarters, and the west side's retail employment hub — 8 minutes west via Charleston
- Summerlin Hospital Medical CenterMajor hospital and medical-office campus serving the central and west valley — 10 minutes away
- Las Vegas Valley Water DistrictMajor public utility headquarters serving the entire valley — located near the Rancho Drive corridor
- Clark County School District (central region)Area CCSD campuses including the Rancho Manor attendance zone schools
- City of Las VegasMunicipal services, city hall, and administration for the parent city — central LV location
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Rancho Manor Compare to Las Vegas, Summerlin & Henderson?
If you're weighing Rancho Manor against the valley's other popular addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Rancho Manor wins on lot size and no-HOA flexibility, Summerlin on schools and new construction, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Rancho Manor | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | ~$640K (ZIP 89107) | $476K | $728K | $548K |
| Price Range | $400K–$1M+ | Wide range | Wide range | Wide range |
| Days on Market | ~40 (ZIP-area) | 20 | 21 | 21 |
| Population | ~1,500 (neighborhood) | 656,274 | ~127,000 | 331,857 |
| Typical Lot Size | ¼–½ acre | 5K–8K sq ft typical | 5K–8K sq ft typical | 5K–9K sq ft typical |
| HOA Fees | None (most parcels) | Varies | Common ($100–$400/mo) | Common ($100–$400/mo) |
| Guard-Gated Option | No (adjacent enclaves yes) | Select enclaves | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) |
| New Construction | None — built out | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Lots · Value · Renovation | Selection · Urban · Investors | Schools · Luxury · Outdoors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Rancho Manor income and population figures are community data-record values; city demographics are Las Vegas citywide — the Census does not tabulate the neighborhood separately. Last updated June 2026.
Cost of Ownership
What Will Rancho Manor Cost You Each Month?
A $550,000 mid-range Rancho Manor purchase runs about $3,800 monthly with 10% down at 7% per Freddie Mac's rate survey — $0 HOA on most parcels, a meaningful cost edge over master-planned communities. Tabs below model your payment, compare renting, and show how the no-HOA advantage compounds annually.
Payment Estimator
Estimate Your Rancho Manor Payment
$4,129
Estimated Monthly Payment
- Principal & Interest$3,293
- Property Tax$280
- Insurance$150
- HOA$200
- PMI$206
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 Rancho Manor right now?
Long-term family rentals in Rancho Manor are scarce — 75% of households own — and without HOA dues on most parcels, the monthly ownership cost premium over renting is narrower than in master-planned communities. For 5+ year holds, the renovation-upside math tilts decisively toward owning.
OWN (10% DOWN, 7%)
$3,883 / mo
- Principal & Interest
- $3,292
- Property Tax (~0.6%)
- $275
- Homeowners Insurance
- $110
- HOA (most parcels)
- $0
- PMI (10% down)
- $206
5-year net cost:~$148,000
Equity built:~$170,000
RENT (MODELED FAMILY HOME)
$2,800 / mo
- Family Home Lease (modeled)
- $2,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$182,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a mid-range Rancho Manor home for five years nets out competitively with leasing once principal paydown, appreciation, and the no-HOA carrying cost advantage are counted — and the owner walks away with roughly $170,000 in equity while the renter walks away with none. Renovation-driven appreciation above the modeled 3% widens the gap materially for buyers who invest in updates.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $0 blended HOA (most parcels), modeled $2,800 family home lease.
HOA Fees by Community
HOA Fees in Rancho Manor
Most Rancho Manor parcels carry no HOA — an unusual ownership advantage for a central Las Vegas neighborhood. A small number of addresses are near voluntary associations with minimal dues. Verify HOA status parcel by parcel before you offer.
Most Rancho Manor Parcels
$0 / mo
No association
$0/mo
Includes:
No monthly fees, no design committee, no CC&R approvals beyond City of Las Vegas code
Full renovation freedom
No cost
Includes:
Modify, expand, add pools, workshops, or RV gates without association approval — just city permits
Voluntary Neighborhood Associations (a few parcels)
Under $50 / mo
Voluntary associations
Under $50/mo
Includes:
Minimal community maintenance contributions — verify at escrow whether your specific parcel participates
Due-diligence check
Request at escrow
Includes:
Pull the parcel record and confirm HOA status with title before you close — verify, don't assume
Carrying Cost Comparison
HOA savings vs. alternatives
vs. Summerlin master plan
$100–$400/mo saved
Includes:
Summerlin communities typically carry association fees; Rancho Manor's no-HOA majority saves that monthly
vs. Henderson master plans
$100–$400/mo saved
Includes:
Similar HOA-free advantage over most Henderson master-planned communities
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Rancho Manor?
Centrality is the neighborhood's strongest card: Charleston Boulevard, Rancho Drive, and Sahara Avenue feed every direction, with the US-95 freeway and Summerlin Parkway minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Rancho Manor destinations beat that comfortably.
Drive Times from Rancho Manor
- 5 minSummerlin Parkway on-rampW Charleston Blvd west
- ~8 minDowntown SummerlinW Charleston Blvd west
- ~10 minLas Vegas StripRancho Dr south → I-15
- ~10 minLas Vegas Arts DistrictE via Charleston
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~15 minDowntown Las Vegas / FremontUS-95 east
- ~20 minHarry Reid Intl AirportI-15 south
- ~20 minRed Rock CanyonW Charleston Blvd west
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 Rancho Manor?
Most Rancho Manor purchases close in 30 to 45 days through a Nevada escrow company; cash offers close in 7–14 days. No HOA resale package is required, eliminating one common delay. Renovation loan files (FHA 203k or HomeStyle) add 10–15 days. Complexity typically comes from inspection negotiations on original-condition homes, not administrative paperwork.
Quick Answer
What down payment do you need to buy in Rancho Manor?
Most Rancho Manor buyers put down 5% to 20%. Conventional financing works across the full price spectrum — on a $550,000 mid-range home, plan roughly $27,500 (5%) to $110,000 (20%). FHA loans allow as little as 3.5% down with qualifying credit, and VA loans offer 0% for eligible veterans with no PMI. Renovation loans (FHA 203k or Fannie Mae HomeStyle) are popular here for buyers financing purchase and improvements in a single closing. Our team works with lenders who specialize in renovation financing and can make introductions early in the process.
Rancho Manor FAQ — 18 Answers
What Do Rancho Manor Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Rancho Manor?
The ZIP 89107 area median is around $378,500 per Las Vegas REALTORS as of June 2026, with about 20 median days on market. Inside the neighborhood, original 1950s–1960s ranch homes start near $400,000; fully renovated properties on half-acre-plus lots push above $1 million. Condition and lot size drive value here more than floor plan.
Is Rancho Manor guard-gated?
No — Rancho Manor is an open, non-gated neighborhood, and most parcels carry no HOA whatsoever. That is a deliberate trade-off many buyers prefer: no gate fees, no design committees, no association restrictions on renovations beyond City of Las Vegas code. Buyers who want the prestige Rancho address with gated security can look at adjacent Rancho Bel Air or Rancho Circle at substantially higher price points and decide which trade fits their priorities.
What ZIP code is Rancho Manor in?
Rancho Manor occupies ZIP code 89107 in central-west Las Vegas, near Rancho Drive and Charleston Boulevard. The location is the headline: roughly 10 minutes to the Strip via Rancho Drive and I-15, 5 minutes to Summerlin Parkway, and about 8 minutes to Downtown Summerlin via West Charleston. Few Las Vegas neighborhoods with quarter-acre-plus lots sit this close to everything. Use 89107 in your MLS searches to see every active listing.
When were homes in Rancho Manor built?
Most Rancho Manor homes date to the 1950s and 1960s, when generous lots were standard Las Vegas practice — typically quarter-acre to half-acre with classic ranch architecture, mature shade trees, detached garages, and room for additions. About 500 homes span roughly 150 acres. Expect original systems throughout alongside a growing share of thoughtful, design-forward renovations. Budget for a full inspection and mechanical updates before you offer.
Is Rancho Manor a good area for renovation?
Yes — Rancho Manor is one of the strongest renovation-upside plays in central Las Vegas. Large quarter-acre to half-acre lots, no HOA across most of the neighborhood, and a prime central-west location support genuine upside for buyers willing to invest. Entry pricing near $400,000 against a renovated ceiling above $1 million frames the math clearly. Our team can pull recent renovated-comp sales before you underwrite a project budget.
Are there HOA fees in Rancho Manor?
Most of Rancho Manor carries no HOA — no monthly fees, no design restrictions, no association approval process beyond City of Las Vegas permitting. A few sections have voluntary associations under $50 per month. Pair that with Nevada's zero state income tax and an effective property-tax rate around 0.5–0.75% capped at 3% annual growth for primary residences under NRS 361.471, and monthly carrying costs stay meaningfully lower than comparable California neighborhoods. Verify HOA status parcel by parcel before you write.
What schools serve Rancho Manor?
Rancho Manor is zoned to Clark County School District campuses: John S. Park Elementary (6/10), Brinley Middle School (5/10), and Bonanza High School (5/10) per GreatSchools. Private options strengthen the picture considerably — The Meadows School (PreK–12, A+) is roughly 10 minutes away, Bishop Gorman High School (A+) is reachable in 15 minutes, and Doral Academy Red Rock charter earns 9/10. Verify exact zoning for any specific address before making an offer.
How does Rancho Manor compare to nearby luxury communities?
Rancho Manor delivers the same central-west Las Vegas location as neighboring Rancho Bel Air and Rancho Circle at entry prices roughly 60–75% lower. The honest trade: gated communities offer staffed security and larger estate lots from $1 million up, while Rancho Manor offers no-HOA flexibility, quarter-acre-plus lots, and a $400K–$1M range. For renovation-minded buyers, Rancho Manor is the value play; for privacy-first luxury buyers, the gated neighbors justify their premium. Both buyer types deserve straight talk about what each delivers.
What is the property tax situation in Rancho Manor?
Property taxes in Rancho Manor are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and state law caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $640,000 home, expect roughly $3,200–$4,800 per year — a fraction of what comparable California properties carry. Nevada also levies zero state income tax, compounding the ownership-cost advantage for relocating households.
What is daily life like in Rancho Manor?
Quiet tree-lined streets, wide lots, and a genuinely residential feel — without the gate and the HOA. Morning walks along Rancho Drive or Lorenzi Park nearby, errands on Charleston Boulevard in minutes, and a short commute to the Strip, Downtown Summerlin, or the Arts District. The neighborhood draws a mix of long-term Las Vegas families, design-forward renovators, and young professionals who want character and space at central pricing they can actually afford.
Is Rancho Manor a safe neighborhood?
Rancho Manor is a stable, owner-heavy residential neighborhood in the City of Las Vegas with 75% owner-occupancy per community records. It is not gated, so neighborhood safety depends on city police coverage and community engagement rather than a staffed entry point. Benchmark specific streets through FBI Uniform Crime Reporting data before offering, and ask our agents for a street-level analysis — context within ZIP 89107 varies, and we pull block-by-block data for every buyer we represent.
What lot sizes are typical in Rancho Manor?
Quarter-acre to half-acre lots are the Rancho Manor standard — larger than nearly any modern Las Vegas subdivision at comparable price points. Many parcels feature detached garages, RV gates, workshops, mature shade trees, and room for pool additions or expansions without the HOA review process. Lot size is the single biggest value differentiator inside the neighborhood: the bigger the lot, the wider the renovation ceiling and the stronger the long-run scarcity argument.
Can I rent out a Rancho Manor home short-term?
With no community-wide HOA, Rancho Manor does not layer association restrictions on top of city code — but the City of Las Vegas regulates short-term rentals through a licensing and zoning framework. Verify the current rules and any active ordinance changes with the City before underwriting vacation-rental income on a Rancho Manor purchase. Long-term executive leases are a more common investor strategy here; a 75% owner-occupancy rate keeps the neighborhood stable and long-term rental demand steady.
What should I know before buying in Rancho Manor?
Four things move real money here. First, lot position and size: a half-acre lot on a quiet interior street commands a significant premium over a quarter-acre on a through street — measure carefully. Second, systems inspection: 1950s–1960s plumbing, electrical, and HVAC need a full review and realistic budget. Third, renovation comps: see what fully renovated Rancho Manor homes actually sell for before you underwrite an update budget. Fourth, no-HOA flexibility cuts both ways — neighbors can modify their properties freely too. Call (702) 637-1759 and we will pull the right comparables before you write.
Does Nevada's no-income-tax advantage apply in Rancho Manor?
Yes — Nevada levies no personal state income tax, and that applies equally to Rancho Manor residents as to buyers in any other Las Vegas community. A household earning $200,000 saves roughly $10,000–$15,000 per year versus California's top marginal bracket per the California Franchise Tax Board. Pair that with the Clark County Assessor's effective property-tax rate around 0.5–0.75% and the 3% annual cap under NRS 361.471, and the total cost-of-ownership picture in Rancho Manor is meaningfully stronger than it first appears from list prices alone.
What down payment do you need to buy in Rancho Manor?
Most Rancho Manor buyers put down 5% to 20%. Conventional financing works across the full price spectrum — on a $500,000 mid-range home, plan roughly $25,000 (5%) to $100,000 (20%). FHA loans allow as little as 3.5% down with qualifying credit, and VA loans offer 0% for eligible veterans with no private mortgage insurance. Renovation loans (FHA 203k or Fannie Mae HomeStyle) are popular here for buyers who want to finance purchase and improvements in a single closing — our team works with lenders who specialize in both.
What does HOA cost in Rancho Manor?
Most of Rancho Manor has no HOA at all — zero monthly fees, no design-committee approvals, no CC&R restrictions beyond City of Las Vegas code. A handful of parcels near voluntary neighborhood associations pay under $50 per month. Verify the exact HOA status of any specific address during escrow: pull the parcel record and confirm with title before you close. The no-HOA majority is a genuine ownership advantage, especially for renovation buyers who need maximum flexibility.
How long does it take to close on a home in Rancho Manor?
Most Rancho Manor purchases close in 30 to 45 days through a Nevada escrow company; cash offers close in 7–14 days. No HOA resale package is required, removing one common delay versus master-planned communities. Renovation loan files (FHA 203k or HomeStyle) add 10–15 days for the additional appraisal review. Budget extra inspection time on original-condition homes — that's where complexity lives, not paperwork.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Rancho Manor?
These are the eight queries Rancho Manor buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the data record.
Is Rancho Manor in a good location?
Yes — it is one of the most centrally located unbranded neighborhoods in Las Vegas: 10 minutes to the Strip, 8 minutes to Downtown Summerlin, 5 minutes to Summerlin Parkway, and 20 minutes to Harry Reid International Airport. Few neighborhoods with quarter-acre-plus lots sit this close to multiple job cores.
What is the difference between Rancho Manor and Rancho Bel Air?
Both are in the Rancho Drive corridor of central-west Las Vegas. Rancho Bel Air is a guard-gated luxury enclave with larger lots and entry prices from roughly $1 million. Rancho Manor is open, predominantly no-HOA, and spans $400K–$1M — the same address at 60–75% lower entry cost, with the trade-off being no staffed gate or association amenities.
Can I build a pool in Rancho Manor?
On most parcels, yes — with no HOA, the only approval required is a City of Las Vegas building permit. Quarter-acre to half-acre lots provide ample room for standard pool configurations. If your specific parcel is in one of the voluntary associations, confirm the CC&Rs in escrow. We can recommend licensed pool contractors after you close.
Are Rancho Manor homes hard to sell?
Renovated, move-in-ready Rancho Manor homes sell steadily — typically faster than the ZIP 89107 median. Original-condition fixer-uppers take longer and require accurate pricing against recent renovation-comp sales. The neighborhood's central location and large lots keep buyer demand consistent; pricing correctly to condition is the variable that determines time on market.
How close is Rancho Manor to the Las Vegas Arts District?
About 10 minutes east via Charleston Boulevard or Bonanza Road — a genuinely short commute to galleries, independent restaurants, and the First Friday art walk that anchors the Arts District monthly. The proximity makes Rancho Manor popular with creatives and professionals who want neighborhood character near the city's cultural core.
What is the Nevada income tax advantage for Rancho Manor buyers?
Nevada levies zero state income tax. A household earning $250,000 saves roughly $18,000–$25,000 per year versus California's top marginal bracket per the California Franchise Tax Board. Combined with an effective property-tax rate around 0.5–0.75% and the 3% annual cap under NRS 361.471, the total cost-of-ownership advantage over California comparables is significant and compounds every year of residency.
Is Rancho Manor good for first-time buyers?
Yes — particularly buyers willing to consider original-condition or lightly updated homes with renovation upside. Entry pricing near $400,000, FHA loan eligibility, and no-HOA carrying costs keep the monthly payment accessible. The renovation learning curve is real — budget for professional inspections and get renovation financing in place before you offer — but the large-lot, central-location upside rewards buyers who do the homework.
How far is Rancho Manor from Downtown Las Vegas?
About 15 minutes east via US-95 or Charleston Boulevard — close enough for Fremont Street, the Arts District, and government offices, but insulated from the urban core's pace and density. The neighborhood's interior streets are genuinely quiet residential, even with the Strip and Downtown this accessible.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct neighborhood expertise, 9,600+ closed transactions, and $4.85B+ in volume since 2011 — plus 9,061+ verified five-star reviews. Our agents have guided renovation buyers, large-lot purchases, and California relocators across Las Vegas established neighborhoods, including the condition-spread and renovation-comp selection that determine real outcomes in Rancho Manor.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
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Want to Talk to a Rancho Manor Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in an established neighborhood like Rancho Manor, knowing the renovation comps, the lot differences, and the street-level picture is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Rancho Manor?
Compare Rancho Manor with neighboring enclaves and nearby cities across the central and west valley. Each card pairs the commute time with price positioning, so you can judge whether trading the large-lot character of Rancho Manor for a different lifestyle actually buys you more of what you want.
A–Z INDEX
Which Rancho Manor Sub-Areas Can You Explore A–Z?
Six sub-areas make up the Rancho Manor neighborhood, from original ranch homes to premium large-lot estates. Entries below are indexed alphabetically for orientation — our team can pull current listings, recent renovation comps, and lot-by-lot analysis for any of them on request.
C
- Charleston Corridor
I
- Interior Streets
O
- Original Ranch Homes (fixer-upper tier)
R
- Rancho Drive Area
- Rancho Manor Estates (large-lot premium)
- Renovated Moderns
- Rancho Manor (this neighborhood)
- Rancho Bel Air (adjacent guard-gated)
- Rancho Circle (adjacent estate enclave)
KEEP LEARNING
What Else Should You Read About Rancho Manor?
These guides extend the research most Rancho Manor buyers do next — understanding the citywide Las Vegas market, comparing the neighborhood to other established communities, and mapping the renovation and buying process — 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 luxury poles compare — useful context for judging Rancho Manor's central-value position.
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 Rancho Manor Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Rancho Manor is approximately 500 homes in ZIP 89107, we present ZIP-area statistics as area benchmarks — never neighborhood-only claims — and omit sub-section medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89107. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Rancho Manor is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, police coverage, short-term rental rules, and permitting for renovations. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, HOA parcel verification, and property records. 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 for neighborhood safety benchmarking. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Rancho Manor-area schools. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California state income tax rate (13.3% top bracket) used in the Nevada vs. California cost comparison. ftb.ca.gov
- Clark County School District (CCSD) — School attendance zones, enrollment, and academic performance data for Rancho Manor-area campuses. ccsd.net
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