Top Rated
8/10
8/10John R. Hummel ES
Zoned · in/near the plan
K-5850 Students17:1
Southern Highlands, Las Vegas
Southern Highlands Homes For Sale
Nevada's #1 team for Southern Highlands real estate. Search guard-gated estates, golf-course homes, and family villages across The Estates, Tuscan Cliffs, Olympia Ridge, Royal Highlands & more.
MEDIAN LIST (3-ZIP AREA)
$540K
LVR / GLVAR, June 2026
PLAN PRICE RANGE
$400K–$10M+
Community record
MASTER-PLANNED ACRES
2,200
Olympia Group plan record
DAYS ON MARKET
27
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 Southern Highlands at a Glance?
Southern Highlands is southwest Las Vegas’ 2,200-acre guard-gated golf master plan — 6,500+ homes around a Jack Nicklaus Signature course, developed by Olympia Group since 1997 per Clark County records — with the surrounding three-ZIP area listing at a $539,950 median per Las Vegas REALTORS. The takeaways below unpack the tiers.
- The two-number market: the three-ZIP area (89141/89139/89178) lists at a $539,950 median, while the plan itself runs $400K villages to $10M+ custom estates.
- The golf club: an 18-hole Jack Nicklaus Signature course — private membership, Mediterranean clubhouse, fine dining, pools, tennis, and spa.
- Best for: executives and professionals, golf-and-club households, move-up families, and estate buyers who want gates without leaving the I-15 corridor.
- Security: ten-plus guard-gated enclaves with 24-hour staffed entries, patrols, and perimeter walls per the community record.
- Location: the valley’s southern rim — about 15 minutes to the Strip, 20 to Harry Reid International, with Town Center errands in-plan.
Last updated June 2026 · Sources: LVR, U.S. Census, Clark County
Where Can I Find Southern Highlands Homes for Sale?
Southern Highlands’ three ZIP codes (89141/89139/89178) carried 821 active listings in June 2026 per Las Vegas REALTORS MLS data — an area median of $539,950 that spans $400K non-gated villages to $10M+ estates. The eight newest listings appear below, refreshed daily, and every active home is searchable in our portal.
PRICE DISTRIBUTION
How Many Southern Highlands-Area Homes Sell in Each Price Range?
The three-ZIP Southern Highlands area lists at a $539,950 median per Las Vegas REALTORS June 2026 MLS data, but the plan itself spans tiers: non-gated villages from $400K, guard-gated enclaves from $700K, and custom estates past $10M. Each card opens a live pre-filtered search.
Browse Southern Highlands Listings
How Can You Find a Southern Highlands Home by Tier, Lifestyle & Price?
The 821 active listings across Southern Highlands’ three ZIP codes break down into guard-gated enclaves, property types, price bands, and the lifestyle filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Southern Highlands Enclaves Should You Explore?
Dedicated enclave pages are rolling out — until then, each card links to the most relevant hub or live search. Listing counts shown are price-tier or ZIP-corridor actives across the three-ZIP area (the ZIPs extend beyond the plan), not enclave-exclusive counts; entry prices come from the community record.
Guard-Gated · Custom & Golf Estates
The Estates & Olympia Ridge
Guard-Gated · Hillside LuxuryTuscan Cliffs & Vintage Canyon
Guard-Gated · Semi-CustomThe Foothills & Royal Highlands
Family · Parks & TrailsNon-Gated Villages
First-Time · TownhomesEntry Tier & Townhomes
Golf Club · Town Center corridorZIP 89141 — Plan Core
Plan edge · Area corridorZIP 89139 — Northeast Corridor
Plan edge · Mountains Edge-adjacentZIP 89178 — West Corridor
By Property Type
By Price Range
Updated daily · 821 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Southern Highlands Listings First?
Custom alerts by enclave, price, beds, and golf or view frontage — no spam, unsubscribe anytime. Guard-gated inventory is the scarce slice: the $1.5M+ tiers carried just 68 active listings across the whole area in June 2026 per Las Vegas REALTORS data, and the best estates often trade quietly. Alert subscribers see new matches 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
EDUCATION
8/10
8/10
9/10
8/10
How Are the Schools in Southern Highlands?
Schools are a quiet strength of a Southern Highlands address: the zoned elementary and middle campuses outscore most of the valley on GreatSchools, and the zoned high school sits mid-pack — which is why many families layer in the charter and private tier. The cards below map realistic options by level, with drive times.
8/10Somerset Academy
Charter · southwest valley (15 min)
K-81100 Students21:1
8/10Pinecrest Academy of Nevada
Charter · St. Rose corridor (15 min)
K-122000 Students20:1
9/10Doral Academy Red Rock
Charter · Summerlin (25–30 min)
K-122000 Students20:1
8/10Henderson International School (Lower)
Private · Green Valley (20 min)
PreK-5400 Students12:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Southern Highlands Families?
According to GreatSchools.org, Southern Highlands families start strong: zoned John R. Hummel Elementary rates 8/10 and Del E. Webb Middle 7/10, while Doral Academy Red Rock and Bishop Gorman lead the charter and private tiers. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 25–30 min | $400,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin · 20–25 min | $400,000+ |
| 3 | John R. Hummel ES | Public (zoned) | K-5 | 8/10 | In/near the plan | $400,000+ |
| 4 | Del E. Webb MS | Public (zoned) | 6-8 | 7/10 | Henderson · 12–15 min | $400,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 6/10 | Henderson · 15–20 min | $400,000+ |
SAFETY & CRIME
Is Southern Highlands Safe?
Direct Answer
Southern Highlands layers security few Las Vegas communities can match: ten-plus guard-gated enclaves with 24-hour staffed entries, patrols, perimeter walls, and camera-monitored access per the community record, with LVMPD covering the surrounding unincorporated area. FBI Uniform Crime Reporting describes the metro, not individual plans, but single-entry enclave design limits through-traffic, and typical incidents are property matters, not violent crime.
- Staffed gates across the guard-gated enclavesCommunity record
- Las Vegas Metropolitan Police coverageUnincorporated Clark County jurisdiction
- Gated enclaves with perimeter walls and patrolsCommunity record
- Enclave design limits through-trafficNREG analysis
What Buyers Should Know
Geography and design do quiet work here: each guard-gated enclave has controlled vehicle access, so people inside are residents, registered guests, or vetted vendors. Perimeter walls, patrols, and camera-monitored entries — all per the community record — add layers on top of Las Vegas Metropolitan Police coverage of the surrounding southwest valley.
The non-gated villages and the Town Center corridor see mainly low-level property incidents — package theft, the occasional vehicle break-in — at rates consistent with the broader suburban southwest. Standard precautions cover most of it.
For estate buyers, the practical security picture in The Estates and Olympia Ridge — staffed entry, patrols, and a private-club social fabric where neighbors know each other — is among the strongest in the Las Vegas Valley, which is a large part of why the plan has drawn entertainers and athletes since the late 1990s.
Sources: FBI Uniform Crime Reporting (latest available metro data), Clark County / community record. Last updated June 2026.
Living In
What's It Like Living in Southern Highlands, NV?
The Answer
Southern Highlands delivers elevated guard-gated living on the valley’s southern rim: a private Jack Nicklaus Signature golf club, ten-plus gated enclaves, mountain and Strip views, and its own commercial corridor. U.S. Census Bureau data frames the parent city, and Nevada’s zero state income tax sweetens every relocation budget.
What is Southern Highlands known for?
Southern Highlands is known for its ten-plus guard-gated enclaves, the private Jack Nicklaus Signature golf club, elevated southern-rim views of the Spring Mountains and Strip skyline, and one of the widest price ladders of any Las Vegas master plan.
Who should live in Southern Highlands?
It fits executives and professionals who want privacy near the Strip, golf-and-club households, move-up families chasing the valley’s stronger zoned schools, and estate buyers climbing toward The Estates and Olympia Ridge.
What is daily life like?
Mornings start on the Nicklaus course or the community trails, errands run through the Town Center corridor without leaving the plan, and evenings end at the clubhouse or fifteen minutes north on the Strip.
Location
Where Is Southern Highlands
Southern Highlands occupies the southern rim of the Las Vegas Valley along I-15, between the Strip corridor and Sloan Canyon’s conservation land. About 2,200 acres. Fifteen minutes from the Strip.
Strip
15
Min
Airport
20
Min
Summerlin
25
Min
Downtown LV
25
Min
Sloan Canyon
15
Min
Southern Highlands
At a Glance$539,950
Median List Price (3-ZIP area)
$499,000
Median Sold (100 days, area)
821
Active Listings (area)
27
Days on Market
- Setting
- Southern rim of the Las Vegas Valley
- Acreage
- 2,200 acres
- Established
- 1997
- Developer
- Olympia Group
- Homes
- 6,500+
- Enclaves
- 10+ guard-gated
- Golf
- Jack Nicklaus Signature (private)
- HOA Range
- $150–$600/mo
- Sunshine
- 300 days/year
- Schools
- CCSD southwest + charters/private
- Guard-Gated
- Yes — staffed 24/7
- Distance to Strip
- ~15 min
LIVABILITY REPORT CARD
How Does Southern Highlands Score?
Southern Highlands earns top marks for security, golf, and location, with honest trade-offs on carrying costs and a mid-pack zoned high school. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour of the enclaves.
Grade A: Safety
24-hour staffed gates across ten-plus enclaves, patrols, and perimeter walls per the community record, with LVMPD covering the surrounding area.
Grade B: Schools
Zoned John R. Hummel ES rates 8/10 and Del E. Webb MS 7/10 per GreatSchools; Coronado HS sits at 6/10, so many families add charter or private options.
Grade B-: Cost of Living
The $539,950 area median runs above Las Vegas’ $476K citywide figure, and gated enclaves layer $300–$600+ monthly HOA dues plus optional club membership.
Grade A-: Amenities
Private Nicklaus Signature golf club, two community parks with pools and courts, trails, and the Town Center grocery-dining-medical corridor in-plan.
Grade A-: Outdoor Access
Community trails and parks at home, Sloan Canyon’s 48,438-acre conservation area just east, and the Spring Mountains on the horizon.
Grade A-: Commute
About 15 minutes to the Strip via I-15, 20 to Harry Reid International, 25 to Summerlin — premium-plan living without a premium commute.
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 Southern Highlands a good place to live?
Yes — if its rhythm matches yours. Southern Highlands pairs ten-plus guard-gated enclaves with a private Jack Nicklaus Signature golf club, two community parks, trails, and its own Town Center commercial corridor, all about fifteen minutes from the Strip on the valley’s southern rim. It rewards executives, golf households, and move-up families most; budget-first buyers should weigh the $150–$600 monthly HOA layers against the non-gated villages’ $400K entry. Nevada’s zero state income tax adds five-figure annual savings for most relocating California households.
Source: Clark County
DEMOGRAPHICS
Who Lives in Southern Highlands?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the parent city of this page — the city holds 656,274 residents with a median household income of $66,820. Inside the plan, the community record tells a more affluent story: roughly 22,000+ residents, a median age of 42, average household income near $120,000, and 78% homeownership.
The Census does not tabulate Southern Highlands as its own place — the plan sits in unincorporated Clark County on the city’s southern rim — so the citywide figures are the statistical backdrop and the plan-record figures describe the community itself. Inside the gates, our closing data shows executives, professionals, golf-club households, and a steady stream of California relocators.
22,000+
vs Las Vegas 656,274
$120,000
vs Clark Co median $74,007
42
vs Clark Co 38
78%
vs Clark Co 59%
$539,950
vs Las Vegas $476K
$499,000
vs Clark Co $391K
Sources: U.S. Census Bureau QuickFacts (Las Vegas city), community record, LVR MLS data (the plan is not separately tabulated by the Census) · Updated
POPULATION & GROWTH
How Fast Is the Southern Highlands Area Growing?
Southern Highlands itself is a mature, supply-capped plan — Olympia Group opened it in 1997 and its 2,200 acres are largely built out — while the parent city compounds steadily: Las Vegas has grown from 583,756 residents in 2010 to 656,274 today per the U.S. Census, and the southwest valley remains one of the metro’s busiest growth corridors.
656,274Las Vegas residents (Census)
2,200Southern Highlands master-planned acres
~700,000Las Vegas projected, 2030
City of Las Vegas population trajectory, 2010–2030 (projected)
Inside the plan, growth is deliberately finite: the golf course, the gates, and the 1997 master plan cap what can ever be built, which is the scarcity argument for ownership here. The remaining new-construction story is custom lots in the estate enclaves — the probed MLS data shows 116 land and lot listings active across the three-ZIP area — while the surrounding southwest corridors absorb the valley’s production growth.
Sources: U.S. Census Bureau QuickFacts and Clark County. Citywide figures shown because the Census does not tabulate the plan separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Southern Highlands Score for Livability?
Southern Highlands pairs A-grade security, golf, and views with honest trade-offs: HOA layers run $150–$600 monthly and the zoned high school scores mid-pack. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 86A-
Overall Livability
- 72B
Schools (zoned)
- 90A
Safety
- 62B-
Cost of Living
- 88A-
Amenities
- 84A-
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Southern Highlands Real Estate Market Trending?
Median sold price, days on market, and monthly closings across ZIPs 89141/89139/89178 from Las Vegas REALTORS MLS data — the three-ZIP area containing Southern Highlands, broader than the plan itself. Roughly 160 homes close monthly across the area, so these medians are statistically sturdy. The three charts below show the past year.
Median Sold Price
$468K–$520K monthly band — steady around the half-million mark
vs May 2025
Source: Las Vegas REALTORS
Days on Market
22–46 day monthly range; 27 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~160 monthly average area-wide; May 2026 shown partial
vs May 2025
Source: Las Vegas REALTORS
27
MEDIAN DAYS ON MARKET
$540K
3-ZIP AREA MEDIAN LIST
821
ACTIVE LISTINGS (AREA)
< 1 hr
OUR RESPONSE TIME
TIERED MARKET
Get matched with a
Southern Highlands specialist.
Market Competitiveness
How competitive is Southern Highlands right now?
The Southern Highlands area is a balanced, tier-dependent market — sold homes across the three ZIPs took a median 27 days over the past hundred days per Las Vegas REALTORS data, with 821 active listings against 407 sales in that window. Entry villages move fastest; $2M+ estates take months to find their buyer.
55Balanced · Tier-Dependent
- 27 daysMedian days on market (sold, 100d)
- 821Active listings, 3-ZIP area (June 2026)
- 407Homes sold, past 100 days (area)
- $499,000Median sold price, 100 days (area)
Is Southern Highlands Right for You?
Who Should Buy a Home in Southern Highlands?
Southern Highlands isn’t one-size-fits-all — it’s a tiered ladder spanning $400K non-gated villages to $10M+ custom estates, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to tiers, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Southern Highlands Tiers Fit Your Buyer Type?
Executives & Privacy Seekers
- Guard-gated enclaves with 24-hour staffed entry
- Fifteen minutes to the Strip’s corporate core
- Plan record: executives, entertainers, athletes since 1997
- Single-entry enclave design limits through-traffic
Golf-First Buyers
- Private Jack Nicklaus Signature course in-plan
- Golf-frontage estates in The Estates and Olympia Ridge
- Clubhouse dining, tennis, spa, and fitness
- Membership separate from HOA — confirm availability early
Move-Up Families
- Zoned Hummel ES (8/10) and Webb MS (7/10)
- Two community parks, pools, and trails
- The Foothills and Royal Highlands semi-custom tier
- Town Center errands without leaving the plan
Estate & Trophy Buyers
- Custom lots and estates to $10M+ in The Estates
- Olympia Ridge — the plan’s highest elevation
- Strip-skyline and Spring Mountains sightlines
- Only 30 active $3M+ listings area-wide — scarcity is real
California Relocators
- Zero state income tax vs up to 13.3% in California
- Guard-gated entry near $700K vs $2M+ coastal gates
- 3% property-tax cap under NRS 361.471
- Four-hour drive or one-hour flight back to SoCal
Value-Entry Buyers
- Non-gated villages from $400K per the plan record
- 246 area listings under $450K in June 2026
- Same parks, trails, and zoned schools as the gated tiers
- Watch HOA dues and tier resale dynamics
Best Fit For
- California relocators — guard-gated golf living at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Executives & professionals — staffed gates, privacy, and a fifteen-minute run to the Strip’s corporate and entertainment core.
- Golf & club households — a private Nicklaus Signature course with clubhouse dining, tennis, spa, and a real member calendar.
- Move-up families — the valley’s stronger zoned elementary and middle schools, two community parks, and a semi-custom gated tier from $700K.
- Estate buyers — custom lots and trophy homes to $10M+ in The Estates and Olympia Ridge, with comps our team tracks street by street.
- Buyers who value scarcity — a built-out 1997 plan with finite estate lots — supply discipline that protects well-bought positions.
Ready to explore homes in Southern Highlands? Our team knows every enclave, gate, and golf-frontage street in the plan.
Start Your Home SearchPros
- Ten-plus guard-gated enclaves with 24-hour staffed entries, patrols, and perimeter walls
- Private Jack Nicklaus Signature golf club — one of Nevada’s most decorated courses
- The southwest valley’s widest price ladder: $400K villages to $10M+ custom estates
- About 15 minutes to the Strip and 20 to Harry Reid International via I-15
- Zoned Hummel ES (8/10) and Webb MS (7/10) — stronger than most valley zoning per GreatSchools
- Town Center corridor keeps grocery, dining, and medical inside the plan
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Layered HOA costs — $150–$250 non-gated, $300–$600+ in the gated enclaves; club membership separate
- Zoned Coronado HS sits at 6/10 — many families budget for charter or private high school
- The area median runs above Las Vegas’ citywide figure — entry buyers compete hardest under $450K
- Largely built out: production new-build buyers must look to surrounding corridors or custom lots
- Gate logistics add friction — showings, vendors, and deliveries all route through access control
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Enclave Comparison
How Do Southern Highlands’ Top 6 Enclaves Compare?
A like-for-like comparison of Southern Highlands’ six most-searched enclaves — entry pricing, gate type, lot character, and lifestyle fit — drawn from the community record and active-listing patterns via Las Vegas REALTORS. Honesty note: per-enclave medians are intentionally omitted; entry prices below come from the plan record.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Estates | From $2M+ (record entry) | n/a* | n/a* | n/a* | Custom estates · Golf frontage |
| Olympia Ridge | From $1.5M+ (record entry) | n/a* | n/a* | n/a* | Golf · Highest elevation |
| Tuscan Cliffs | From $800K (record entry) | n/a* | n/a* | n/a* | Hillside luxury |
| Vintage Canyon | From $800K (record entry) | n/a* | n/a* | n/a* | Character · Larger lots |
| The Foothills | From $700K (record entry) | n/a* | n/a* | n/a* | Semi-custom value |
| Royal Highlands | From $700K (record entry) | n/a* | n/a* | n/a* | Established · Community feel |
Source: Las Vegas REALTORS MLS data plus the community record and NREG analysis, June 2026. Per-enclave sold samples are small, so we publish record entry prices rather than estimated medians. Listing counts for the area update daily via our IDX.
Enclave Deep Dive
What’s Inside Southern Highlands’ Top Enclaves?
Submarket 1
The Estates
The plan’s premier address: custom estates on large lots with Nicklaus course frontage and panoramic mountain views. Sales are infrequent and individually negotiated — patience is part of the price.
Browse The Estates homes →From $2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Olympia Ridge
Ultra-luxury guard-gated golf enclave with Nicklaus frontage and the highest elevation in the community — the view premium is real and uneven, so comp selection takes judgment.
Browse Olympia Ridge homes →From $1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Tuscan Cliffs
Mediterranean-inspired guard-gated enclave with dramatic hillside homesites — semi-custom and custom homes with valley and mountain views.
Browse Tuscan Cliffs homes →From $800KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Vintage Canyon
Known for distinctive architecture, larger lot sizes, and mature landscaping — the connoisseur’s pick among the gated mid-tiers.
Browse Vintage Canyon homes →From $800KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Foothills
Elevated guard-gated section with quality semi-custom homes and mountain views — the most attainable door into gated Southern Highlands.
Browse The Foothills homes →From $700KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Royal Highlands
Well-established guard-gated enclave with mature landscaping, quality construction, and a strong sense of community — steady, liveable luxury.
Browse Royal Highlands homes →From $700KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Plan Core (Golf Club · Town Center · Parks)
The amenity engine residents use daily: the private Nicklaus Signature club, the Town Center grocery-dining-medical corridor, two community parks, and the trail network linking it all. Owning anywhere in the plan puts this downstairs.
Browse The Plan Core (Golf Club · Town Center · Parks) homes →18Nicklaus Holes
2Community Parks
2,200Master-Planned Acres
15 minTo the Strip
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Southern Highlands
enclave fits?
BY ZIP CODE
What Does the Market Look Like Across the Southern Highlands ZIP Codes?
Southern Highlands spans three ZIP codes — 89141 at the plan’s core, 89139 on the northeast edge, and 89178 on the west — each blending plan streets with surrounding southwest-valley neighborhoods. The table reads them as area corridors, per Las Vegas REALTORS MLS data: 89141 carries the golf and estate premium, while 89139 and 89178 anchor the entry tiers.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89141 | Plan core — golf club, guard-gated enclaves, Town Center | $639,799 | — | 23 | 303 | n/a* |
| 89139 | Northeast corridor — plan edge toward the central southwest | $499,950 | — | 23 | 318 | n/a* |
| 89178 | West corridor — plan edge toward Mountains Edge | $499,000 | — | 32 | 200 | n/a* |
Source: Las Vegas REALTORS MLS data, June 2026. Each ZIP is an area corridor broader than the master plan — figures blend Southern Highlands streets with surrounding neighborhoods. *Year-over-year change is intentionally omitted: mixed-corridor samples make per-ZIP YoY misleading. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Southern Highlands Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, Clark County records, or community filings — capture Southern Highlands faster than any brochure: a $539,950 three-ZIP median, 27 median days on market, 2,200 master-planned acres, and 6,500+ homes behind the plan’s gates and villages.
$539,950
Median list price across the three Southern Highlands ZIP codes (89141/89139/89178), June 2026.
Las Vegas REALTORS
$499,000
Median sold price across the area over the past hundred days — 407 closings in the window.
LVR / GLVAR, June 2026
27
Median days from list to accepted offer across the area’s past hundred days of sales.
LVR / GLVAR, June 2026
821
Active listings across the three-ZIP area in June 2026, including 116 land and custom-lot listings.
Las Vegas REALTORS
2,200
Master-planned acres on the valley’s southern rim, developed by Olympia Group since 1997.
Community record
6,500+
Homes in the plan, from $400K non-gated villages to $10M+ custom estates.
Community record
78%
Homeownership inside the plan per the community record — well above the county’s 59%.
Community record / U.S. Census
18
Holes on the private Jack Nicklaus Signature course at Southern Highlands Golf Club.
Community record
WHY SOUTHERN HIGHLANDS
Why Does Southern Highlands Stand Apart From Its Peers?
From the guard gates to the Nicklaus Signature course, Southern Highlands occupies the southwest valley’s premium tier. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and the community’s own development record — so you can check every claim.
- Community record
A Jack Nicklaus Signature golf club
An 18-hole private Nicklaus Signature course with a Mediterranean clubhouse, dining, pools, tennis, and spa — consistently ranked among Nevada’s best courses per the community record.
- Community record
Ten-plus guard-gated enclaves
24-hour staffed entries, patrols, and perimeter walls across The Estates, Tuscan Cliffs, Olympia Ridge, The Foothills, Royal Highlands, Vintage Canyon, and more.
- Community record
The widest price ladder in the southwest
$400K non-gated villages to $10M+ custom estates inside one 2,200-acre plan — buyers can climb tiers for decades without changing schools or commutes.
- 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 predictable.
- Community record drive times
Premium without the premium commute
The southern rim puts the Strip about 15 minutes and the airport about 20 minutes away — closer than Summerlin’s comparable luxury tiers.
WHY BUY IN SOUTHERN HIGHLANDS
What Are the Top 10 Reasons to Buy a Home in Southern Highlands?
Southern Highlands’ case rests on verifiable fundamentals: a Jack Nicklaus Signature golf club, ten-plus guard-gated enclaves, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a $400K-to-$10M+ ladder buyers can climb without leaving the plan. Ten sourced reasons follow.
A private Nicklaus Signature course
One of Nevada’s most decorated golf identities, anchoring the plan since 1997.
Community 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 by statute.
NRS 361.471
Ten-plus guard-gated enclaves
24-hour staffed gates, patrols, and perimeter walls — security depth few plans match.
Community record
The $400K–$10M+ ladder
Entry villages through custom estates in one plan — move up without moving out.
Community record
Fifteen minutes to the Strip
I-15 puts the resort-corridor job core and nightlife closer than any comparable gated plan.
Community record drive times
Southern-rim elevation and views
Spring Mountains, Red Rock, and Strip-skyline sightlines from many elevated homesites.
Community record
Errands without leaving the plan
The Town Center corridor covers grocery, dining, medical, and retail along Southern Highlands Parkway.
Community record
Zoned schools that start strong
John R. Hummel ES rates 8/10 and Del E. Webb MS 7/10 — above most valley zoning.
GreatSchools
A mature, supply-capped plan
Built out since 1997 with finite estate lots left — scarcity that protects well-bought positions.
LVR / community record
New Construction
Who Builds New Homes in and Around Southern Highlands?
The plan is largely built out, so new construction inside Southern Highlands means custom builds on remaining estate lots — MLS data shows 116 active land and lot listings across the three-ZIP area. For production new-builds, national builders sell minutes away in the surrounding southwest valley. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Luxury production nearest the plan’s price tiers
Family & Mid-Market
Lennar
High-volume alternative for cross-shoppers
Entry & Family
D.R. Horton
Value-oriented southwest new builds
Personalized Entry & Family
KB Home
Build-to-order floor plans near the plan
Design-Forward Move-Up
Tri Pointe Homes
Design-led alternative for move-up buyers
Outdoor Recreation
What Outdoor Amenities Does Southern Highlands Offer?
Elevation is the amenity here — Southern Highlands sits on the valley’s southern rim with Spring Mountains and Strip-skyline views. Clark County parks and trails thread the plan, the private Nicklaus club anchors the core, and Sloan Canyon’s 48,438-acre conservation area begins just east — usable through 300 days of sunshine.
IN-COMMUNITY
Southern Highlands Golf Club
18 holesPrivate golfMembers
The plan’s centerpiece: a Jack Nicklaus Signature course with a Mediterranean clubhouse, fine dining, pools, tennis, spa, and fitness center.
IN-COMMUNITY
Southern Highlands Community Park
~15 acresPool · Courts · TrailsFree
Resort-style pool, playground, basketball courts, walking trails, and picnic areas — the daily-routine anchor for plan families.
IN-COMMUNITY
Olympia Ridge Park
~10 acresTurf · Paths · PlaygroundFree
Open turf, walking paths, playground, shade structures, and desert-landscape trails on the plan’s elevated west side.
AT HOME
Community trail network
Plan-wideWalking · Running · CyclingFree
Landscaped trails link the villages, parks, and Town Center corridor — morning miles without leaving the master plan.
15 MIN
Sloan Canyon National Conservation Area
48,438 acresHiking · PetroglyphsFee area
One of Nevada’s great archaeological landscapes — petroglyph hiking, desert trails, and wildlife viewing just east of the plan.
30–35 MIN
Red Rock Canyon NCA
National Conservation AreaHiking · Climbing · Scenic driveNPS/BLM fee
The valley’s signature outdoor escape — the 13-mile scenic loop and world-class sandstone, an easy weekend run up the 215.
~60 MIN
Spring Mountains / Mt. Charleston
National Recreation AreaAlpine hiking · SnowFree
A 20–30 degree summer temperature drop and winter snow — the desert-to-alpine day trip that surprises every relocator.
The Southern Highlands Lifestyle
What Does a Weekend in Southern Highlands Look Like?
Three southern-rim moods within one master plan: dawn tee times on the Nicklaus Signature course, afternoons on Clark County park trails beneath the Spring Mountains, and evenings fifteen minutes from the Strip’s dining — with Sloan Canyon’s petroglyph country waiting just east when weekends call for bigger.
2,200Master-Planned Acres
18Nicklaus Signature Holes
10+Guard-Gated Enclaves
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Southern Highlands Homes This Weekend?
Open houses split by tier here: the non-gated villages hold regular weekend opens, while the guard-gated enclaves are mostly appointment-only — Nevada Real Estate Group coordinates all gate access for showings. Set up instant alerts for new Southern Highlands open houses, or browse every active listing and let us arrange private tours behind the gates.
Quick Answer
What does an HOA cost in Southern Highlands?
Budget in layers: the Southern Highlands master association plus your enclave’s sub-association where one exists. Per the community record, non-gated sections typically run $150–$250 a month, while guard-gated enclaves run $300–$600+ to fund staffed gates, patrols, and perimeter walls. Southern Highlands Golf Club membership is private and always separate from HOA dues. Pull dues, reserves, transfer fees, and assessment history in escrow before you commit.
Moving to Southern Highlands
Should I Move to Southern Highlands?
Every month, households from Orange County, San Diego, and the Bay Area discover that guard-gated golf living priced out of reach on the coast is attainable on Las Vegas' southern rim. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why California Buyers Are Choosing Southern Highlands
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone. Southern Highlands adds the lifestyle argument coastal California can't answer at the price: an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, attached to a guard-gated home above a Jack Nicklaus Signature golf course.
At a $900,000 budget, coastal Orange County buyers are looking at an inland condo or a dated tract home miles from anything gated. That same budget in Southern Highlands secures a semi-custom home behind a 24-hour staffed gate — often with mountain or Strip-skyline views — with the private Nicklaus club, two community parks, and the Town Center commercial corridor inside the master plan.
According to Las Vegas REALTORS, the median list price across the three Southern Highlands ZIP codes is about $539,950, with guard-gated enclaves entering near $700K per the community record. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data covers the metro, and the U.S. Bureau of Labor Statistics tracks a historically strong labor market underneath it.
Southern Highlands runs on executive households rather than a single employer: the Southern Highlands Golf Club and the Town Center commercial corridor — grocery, dining, medical, and retail along Southern Highlands Parkway per the community record — anchor jobs inside the plan, while the Strip’s resort employment core sits about fifteen minutes north via I-15 and Harry Reid International about twenty minutes away.
Cost of Living Snapshot — Southern Highlands vs. Orange County
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters here: gated golf living. Guard-gated enclaves that enter near $700K in Southern Highlands start in the multiple millions behind comparable gates on the California coast.
| Metric | Southern Highlands, NV | Orange County, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | ~$540K (3-ZIP area) | ~$1.2M+ |
| Guard-Gated Entry Point | ~$700K (plan record) | $2M+ (coastal gated) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX/SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Southern Highlands Rental Market — Rent vs. Own
Single-family rentals stay in demand across the area — executive households relocating mid-year often lease first — and guard-gated homes command clear premiums per Las Vegas REALTORS rental tracking. Note that short-term rentals are tightly licensed by unincorporated Clark County and further restricted by most associations here, so the rental story is long-term leases, not vacation units. For 5+ year holds, the supply-capped plan rewards owners.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Southern Highlands? Our team specializes in out-of-state relocation — virtual enclave tours, gate-access showings, club-membership introductions, off-market access, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Southern Highlands in 8 steps
From first research to keys-in-hand, here’s the 8-12 week timeline most Southern Highlands 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.
Pick your tier and set a budget
Decide which Southern Highlands you’re buying: $400K–$600K non-gated villages, $700K+ gated semi-custom in The Foothills or Royal Highlands, $800K+ hillside luxury, or $1.5M–$10M+ estates. Each carries different dues and dynamics.
Get pre-approved — tier-aware
Entry tiers fit conventional and VA programs; The Estates and Olympia Ridge run jumbo with 20–25% down and reserve requirements. Have the pre-approval match the tier before you tour.
Hire a Southern Highlands specialist
Gate access, club-membership questions, and view premiums all demand plan-level knowledge — work with an agent who tracks every enclave and knows which premiums hold at resale.
Tour in person or virtually
Walk the Town Center corridor at errand hour and the enclaves at dusk — elevation, views, and gate culture differ street by street. Virtual tours work well for out-of-state buyers.
Write and negotiate the offer
Entry tiers move in weeks; estates negotiate over months. Cash is common at the top, and financed buyers compete with clean terms and tier-matched pre-approvals.
Inspection, HOA docs & appraisal
Order the resale package early: master plus sub-association dues, reserves, and assessment history. Nevada law gives you a five-day resale-package review window — use it.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding, with jumbo estate files occasionally needing extra appraisal time.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), program your gate access, then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Southern Highlands Economy?
Southern Highlands runs on executive households, the golf club’s operations, and its own commercial corridor along Southern Highlands Parkway. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and plan-record household incomes average $120,000 — well above county figures. The Strip’s employment core sits fifteen minutes north.
$120,000Avg household income (plan record)Community record
78%Homeownership inside the planCommunity record
~15 minTo Strip employment coreVia I-15 North
1,916Area closings, past 12 monthsLVR / GLVAR three-ZIP series
Top Southern Highlands-Area Employers
- Southern Highlands Golf ClubPrivate Nicklaus Signature club — golf, dining, and hospitality staff
- Town Center commercial corridorGrocery, dining, medical, and retail along Southern Highlands Parkway
- CCSD southwest-region campusesZoned and nearby schools serving the plan’s families
- Strip resort corridor (15 min)The metro’s hospitality and entertainment employment core
- Harry Reid International Airport (20 min)Aviation, logistics, and airport-services employment base
- Professional & medical offices, I-15 south corridorExecutive, healthcare, and service employment near the plan
Sources: U.S. Bureau of Labor Statistics, Clark County. Last updated June 2026.
COMMUNITY COMPARISON
How Does Southern Highlands Compare to Las Vegas, Henderson & Summerlin?
If you’re weighing Southern Highlands against the valley’s other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Southern Highlands wins on gates-plus-golf proximity to the Strip, Henderson on schools-and-safety balance, Summerlin on village depth — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Southern Highlands | Las Vegas | Henderson | Summerlin |
|---|---|---|---|---|
| Median List Price | $539,950 (3-ZIP area) | $476K | $548K | $728K |
| Active Listings | 821 (3-ZIP area) | 8,606 | 2,460 | 1,253 |
| Days on Market | 27 | 20 | 21 | 21 |
| Population | 22,000+ (plan record) | 656,274 | 331,857 | ~127,000 |
| Median Household Income | $120,000 avg (plan record) | $66,820 | $88,654 | $95,200 |
| Crime Index (lower=safer) | Gated enclaves (LVMPD area) | 100 | 62 | 58 |
| Golf | Nicklaus Signature (private, in-plan) | Various courses | Various courses | Multiple courses |
| Guard-Gated Living | 10+ enclaves | Select communities | Select communities | Select villages |
| Best For | Executives · Golf · Gated luxury · Move-up families | Investors · Urban · Value | Families · Schools · Safety | Schools · Luxury · Outdoors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Southern Highlands population and income are community-record figures — the Census and FBI do not tabulate the plan separately. Market figures are three-ZIP area data. Last updated June 2026.
Cost of Ownership
What Will Southern Highlands Cost You Each Month?
A $539,950 area-median Southern Highlands purchase runs about $4,075 monthly with 10% down at 7% per Freddie Mac’s rate survey — including mid-tier HOA dues. The tabs below model your payment, compare renting, and budget HOA tiers from non-gated villages to staffed-gate golf enclaves.
Payment Estimator
Estimate Your Southern Highlands Payment
$4,060
Estimated Monthly Payment
- Principal & Interest$3,233
- Property Tax$274
- Insurance$150
- HOA$200
- PMI$202
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 Southern Highlands right now?
Executive-household demand keeps area single-family rents firm, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, the supply-capped plan tilts the math toward owning.
OWN (10% DOWN, 7%)
$4,075 / mo
- Principal & Interest
- $3,233
- Property Tax (~0.6%)
- $270
- Homeowners Insurance
- $120
- HOA (master + enclave, mid-tier)
- $250
- PMI (10% down)
- $202
5-year net cost:~$150,000
Equity built:~$124,000
RENT (AREA SINGLE-FAMILY MEDIAN)
$2,800 / mo
- Median Area Single-Family Rent
- $2,800
- Renters Insurance
- $20
- 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 an area-median Southern Highlands home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $124,000 in equity after selling costs (including the down payment) while the renter walks away with none. Appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $250/mo blended HOA, ~7% selling costs at exit.
HOA Fees by Community
HOA Fees by Tier
Every Southern Highlands home pays the master association; gated enclaves add a sub-association on top. Ranges below come from the community record — confirm exact dues, transfer fees, and reserves in escrow.
Non-Gated Villages
$150–$250 / mo
Family villages near Community Park
$150–$250
Includes:
Master association, parks, trails, common-area landscaping
Entry & townhome sections
$150–$250
Includes:
Master association plus any sub-association maintenance items
Guard-Gated Enclaves
$300–$600+ / mo
The Foothills · Royal Highlands · Vintage Canyon
$300–$450
Includes:
Staffed gate, patrols, perimeter walls, common areas
Tuscan Cliffs · The Estates · Olympia Ridge
$400–$600+
Includes:
Staffed gate, patrols, private streets, enclave landscaping
Golf Club (separate)
Membership priced separately
Southern Highlands Golf Club
Separate
Includes:
Private Nicklaus Signature golf, clubhouse dining, pools, tennis, spa — never bundled into HOA dues
Membership availability
Inquire
Includes:
Available to residents of certain gated sections per the community record; many homes carry no golf obligation
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Southern Highlands?
I-15 carries nearly everything in and out of the plan, with the 215 Beltway interchange minutes north feeding the rest of the valley. Most households drive — mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and the southern-rim position means residents start ahead of the valley’s worst congestion rather than inside it.
Drive Times from Southern Highlands
- ~15 minLas Vegas StripI-15 North
- ~20 minHarry Reid Intl AirportI-15 → I-215 East
- ~15 minAllegiant Stadium / Arena DistrictI-15 North
- ~25 minDowntown Las VegasI-15 North
- ~20 minHenderson / Green ValleyI-215 East
- ~25 minSummerlinI-215 West
- ~15 minSloan Canyon NCAVia S Las Vegas Blvd
- ~10 minMountains EdgeVia S Las Vegas Blvd / local arterials
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 Southern Highlands?
Most Southern Highlands purchases close in 30 to 45 days; cash offers — common in the estate tiers — can close in 7–14. Gated resales add HOA document review, with Nevada’s statutory five-day resale-package window. Jumbo files on $2M+ estates may need extra appraisal time because custom comps are scarce, and custom builds run on construction timelines.
Quick Answer
What down payment do you need to buy in Southern Highlands?
Most Southern Highlands buyers put down 10% to 25%. Conventional loans start at 3% for qualified buyers in the non-gated villages, VA loans allow 0% for eligible veterans, and jumbo financing — standard in The Estates and Olympia Ridge — typically wants 20–25% with reserves. On the $539,950 three-ZIP area median, plan roughly $54,000 (10%) to $108,000 (20%); on a $2M estate, $400,000 (20%) is the working floor.
Southern Highlands FAQ — 18 Answers
What Do Southern Highlands Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Southern Highlands?
Across the three Southern Highlands ZIP codes (89141/89139/89178), the median list price is about $539,950 per Las Vegas REALTORS MLS data — though those ZIPs extend beyond the plan. Inside Southern Highlands itself, the community record runs from $400K non-gated villages to $10M+ custom estates, with guard-gated enclaves typically starting around $700K.
What are the best neighborhoods in Southern Highlands?
For custom and golf-frontage estates: The Estates — the plan’s premier address — and Olympia Ridge, its highest-elevation enclave. For hillside Mediterranean luxury: Tuscan Cliffs and Vintage Canyon, known for distinctive architecture and larger lots. For semi-custom value behind a gate: The Foothills and Royal Highlands, both established with mature landscaping. The non-gated villages near Southern Highlands Community Park carry the plan’s $400K entry tier and share the same parks, trails, and schools.
How is Southern Highlands different from Summerlin and the rest of Las Vegas?
Southern Highlands is the southwest valley’s premium tier: 2,200 master-planned acres on the valley’s southern rim, ten-plus guard-gated enclaves, and a private Jack Nicklaus Signature golf club — closer to the Strip (about fifteen minutes) than Summerlin and generally priced below comparable Summerlin luxury villages. Mainstream southwest Las Vegas is open-grid suburban; Southern Highlands layers gates, elevation, views, and architectural standards on top of the same commute geography.
What is the average days on market in Southern Highlands?
Homes sold across the three Southern Highlands ZIP codes over the past hundred days took a median of about 27 days from list to accepted offer, per Las Vegas REALTORS MLS statistics. Monthly medians ranged from 22 to 46 days over the past year — winter slower, spring faster. Well-priced non-gated homes move quickest; $2M+ estates can take months because the buyer pool is thinner and most showings are appointment-only behind the gates.
What are property taxes like in Southern Highlands?
Property taxes are low by national standards. Nevada’s effective rate runs roughly 0.5–0.7% of a home’s 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 $539,950 purchase that works out to roughly $2,700–$3,800 a year. Always pull the parcel’s actual tax bill in escrow — abatement status follows the property, not the buyer.
Are there HOA fees in Southern Highlands?
Yes — every Southern Highlands address sits under the master association, and gated enclaves add a sub-association on top. Per the community record, non-gated sections typically run $150–$250 monthly while guard-gated enclaves run $300–$600+, covering staffed gates, patrols, perimeter walls, and common-area maintenance. Southern Highlands Golf Club membership is private and priced separately from HOA dues. Review CC&Rs, reserves, and any assessment history before writing an offer.
What is the cost of living in Southern Highlands?
It depends on the tier you buy. The three-ZIP area median near $539,950 sits above Las Vegas’ $476K citywide median but below Summerlin’s $728K — so guard-gated golf living here is a relative value among the valley’s premium plans. Day-to-day costs track the rest of Clark County, the Town Center corridor keeps groceries and errands inside the plan, and Nevada’s zero state income tax offsets much of the premium for relocating households.
What are the schools like in Southern Highlands?
Zoned schools start stronger here than in most of the valley: John R. Hummel Elementary rates 8/10 and Del E. Webb Middle School 7/10 per GreatSchools, with Coronado High School at 6/10. Many families add choice options — Doral Academy Red Rock (9/10) and Somerset Academy lead the charters, while Bishop Gorman and Henderson International anchor the private tier. Our agents walk every family through zoning maps and commute trade-offs before a first tour.
Is Southern Highlands good for families and retirees?
It leans executive-family and professional first: 6,500+ homes, two community parks, pools, trails, and zoned elementary and middle schools that outscore most of the valley. Retirees do well in the gated enclaves — single-story floor plans, golf, and lock-and-leave security — though there is no dedicated 55+ neighborhood inside the plan. Per the community record, Southern Highlands has drawn executives, professionals, entertainers, and athletes since Olympia Group opened it in 1997.
What is the rental and investment market like in Southern Highlands?
Long-term rentals are steady: executive households and the Strip-commute geography keep single-family demand firm, and guard-gated homes command premiums per Las Vegas REALTORS rental tracking. Short-term rentals are a different story — unincorporated Clark County licenses them tightly and community associations layer their own restrictions on top, so never underwrite vacation-rental income here. Investors should model long-term leases, HOA dues, and Nevada’s lower 3% primary-residence tax cap versus the higher cap on rentals.
Is there new construction in Southern Highlands?
The plan itself is largely built out — new construction today means custom builds on remaining estate lots in enclaves like The Estates and Olympia Ridge, with 116 land and lot listings active across the three-ZIP area per MLS data. For production new-builds, the surrounding southwest valley is one of the metro’s busiest corridors, with national builders selling minutes away. Many buyers cross-shop a Southern Highlands resale against a nearby new build — we model both side by side.
What amenities does Southern Highlands offer?
The private Southern Highlands Golf Club anchors the plan: an 18-hole Jack Nicklaus Signature course with a Mediterranean clubhouse, fine dining, resort-style pools, tennis, a spa, and a fitness center. Outside the club, Southern Highlands Community Park (~15 acres) and Olympia Ridge Park (~10 acres) add pools, playgrounds, courts, and trails, and the Town Center corridor along Southern Highlands Parkway covers groceries, dining, and medical without leaving the plan.
How is the commute from Southern Highlands?
I-15 is the spine: the Strip runs about fifteen minutes north, Harry Reid International Airport about twenty via I-15 and I-215, and downtown Las Vegas roughly twenty-five. Summerlin is about twenty-five minutes via the 215 Beltway, and Henderson’s Green Valley about twenty minutes east. The plan’s southern-rim position means most commutes start ahead of the valley’s worst congestion rather than inside it.
Is Southern Highlands safe?
Southern Highlands layers security the way few Las Vegas communities can: 24-hour staffed gates across ten-plus enclaves, security patrols, perimeter walls, and camera-monitored entries per the community record, with the Las Vegas Metropolitan Police Department covering the surrounding unincorporated area. FBI Uniform Crime Reporting data describes the metro, not individual plans — but gated, single-entry enclave design structurally limits through-traffic, and typical incidents are suburban property matters, not violent crime.
What should I know before buying in Southern Highlands?
Four things move real money here. First, tier selection: non-gated, gated, golf-frontage, and custom tiers carry different dues, taxes, and resale dynamics. Second, club membership: Southern Highlands Golf Club is private and separate from HOA dues — confirm availability early if golf is the point of the move. Third, gate logistics: showings in guard-gated enclaves are coordinated through your agent. Fourth, HOA documents: pull CC&Rs, reserves, and assessment history during your due-diligence window.
What down payment do you need to buy in Southern Highlands?
Most Southern Highlands buyers put down 10% to 25%. Conventional loans start at 3% for qualified buyers in the non-gated villages, VA loans allow 0% for eligible veterans, and jumbo financing — standard in The Estates and Olympia Ridge — typically wants 20–25% with reserves. On the $539,950 three-ZIP area median, plan roughly $54,000 (10%) to $108,000 (20%); on a $2M estate, $400,000 (20%) is the working floor.
What does an HOA cost in Southern Highlands?
Budget in layers: the Southern Highlands master association plus your enclave’s sub-association where one exists. Per the community record, non-gated sections typically run $150–$250 a month, while guard-gated enclaves run $300–$600+ to fund staffed gates, patrols, and perimeter walls. Southern Highlands Golf Club membership is private and always separate from HOA dues. Pull dues, reserves, transfer fees, and assessment history in escrow before you commit.
How long does it take to close on a home in Southern Highlands?
Most Southern Highlands purchases close in 30 to 45 days; cash offers — common in the estate tiers — can close in 7–14. Gated resales add HOA document review, and Nevada gives buyers a five-day resale-package review window by statute. Jumbo files on $2M+ estates sometimes need extra appraisal time because custom comps are scarce, and custom builds on estate lots run on construction timelines, not escrow timelines.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Southern Highlands?
These are the eight queries Southern Highlands buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the plan’s own record.
Is Southern Highlands a good area of Las Vegas?
It’s one of the valley’s premium tiers: guard-gated enclaves, a private Jack Nicklaus Signature golf club, strong zoned elementary and middle schools, and a fifteen-minute Strip commute. The trade-offs are layered HOA dues and an area median above the citywide figure.
Is Southern Highlands gated?
Partially — the plan includes both guard-gated and non-gated sections. Ten-plus enclaves, including The Estates, Tuscan Cliffs, Olympia Ridge, The Foothills, Royal Highlands, and Vintage Canyon, have 24-hour staffed gates per the community record; the family villages around the parks are open-access.
Is Southern Highlands in Las Vegas or unincorporated Clark County?
Both, in practice: the plan sits in unincorporated Clark County on the valley’s southern rim, uses Las Vegas mailing addresses, and is policed by the Las Vegas Metropolitan Police Department. County government handles permits and services.
Can residents join Southern Highlands Golf Club?
The club is private — per the community record, membership is available to residents of certain guard-gated sections, and many homes in the plan carry no golf obligation at all. If golf is the point of your move, confirm membership availability before you write an offer.
What ZIP codes cover Southern Highlands?
The plan spans ZIPs 89141, 89139, and 89178 in southwest Las Vegas. Note that all three ZIPs extend beyond the master plan, which is why this page labels market statistics as three-ZIP area data rather than plan-only numbers.
Who developed Southern Highlands?
Olympia Group, beginning in 1997. The plan has matured into roughly 2,200 acres and 6,500+ homes, with architectural standards — Mediterranean, Tuscan, and desert contemporary — enforced throughout per the community record.
How far is Southern Highlands from the Strip?
About fifteen minutes via I-15 North, with Harry Reid International Airport roughly twenty minutes via I-15 and I-215. The southern-rim position means most trips start ahead of the valley’s congestion.
Does Southern Highlands have parks and trails?
Yes — Southern Highlands Community Park (~15 acres, resort-style pool, courts, playground) and Olympia Ridge Park (~10 acres) anchor the plan, a landscaped trail network links the villages, and Sloan Canyon National Conservation Area’s 48,438 acres of petroglyph country begin just east.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — and in a tiered, gate-controlled plan like Southern Highlands, knowing every enclave, view premium, and HOA layer 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 Southern Highlands?
Compare Southern Highlands with neighboring master plans and the valley’s other premium addresses. Each card pairs the commute time with price positioning, so you can judge whether trading the gates and the golf for a different lifestyle actually buys you more home for the money.
A–Z INDEX
Which Southern Highlands Enclaves Can You Explore A–Z?
Ten-plus enclaves and villages ladder up the plan’s 2,200 acres. Dedicated enclave pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and HOA documents for any of them on request.
A
- Augusta Canyon
O
- Olympia Ridge
P
- Portofino
R
- Royal Highlands
T
- The Enclave
- The Estates
- The Foothills
- Tuscan Cliffs
- The Villages at Southern Highlands
V
- Vintage Canyon
KEEP LEARNING
What Else Should You Read About Southern Highlands?
These guides extend the research most Southern Highlands buyers do next — reading the citywide Las Vegas market, comparing the valley’s luxury master plans, and mapping the guard-gated buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET REPORT
Las Vegas Housing Market 2026
The citywide playbook — prices, inventory, rates, and where the southwest valley’s premium plans fit in the bigger picture.
Read →COMPARISON
Summerlin vs Henderson: Luxury Master Plans Compared
How the valley’s other premium addresses stack up — useful context for weighing Southern Highlands against both.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every Las Vegas master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Southern Highlands Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. One honesty note: the three ZIP codes containing Southern Highlands extend beyond the master plan, so market figures are labeled as three-ZIP area data and plan-level claims come from the community record — never blended. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, monthly closing counts for ZIPs 89141/89139/89178. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the plan is not separately tabulated). census.gov/quickfacts
- Clark County — Jurisdiction, parks, GIS boundaries, and county services for the unincorporated southern rim. clarkcountynv.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, abatement status. 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) — Metro violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- Nevada DMV — New-resident licensing and registration deadlines used in the relocation timeline. dmv.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026