5/10Mabel W. Hoggard Elementary
Zoned · NLV (10 min)
K-5650 Students19:1
North Las Vegas, Nevada
Cheyenne Meadows Homes For Sale
Nevada's #1 team for Cheyenne Meadows real estate. Search affordable single-family homes, first-time buyer resources, and live MLS listings in North Las Vegas ZIP 89032.
AREA MEDIAN LIST (ZIP 89032)
$390K
LVR / GLVAR, June 2026
NEIGHBORHOOD PRICE RANGE
$300K–$470K
Community plan record
HOMES IN NEIGHBORHOOD
1,200+
Community plan record
DAYS ON MARKET (AREA)
38
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 Cheyenne Meadows at a Glance?
Cheyenne Meadows is an established single-family neighborhood in North Las Vegas (ZIP 89032) — 1,200+ homes, $300K–$470K pricing, and a ZIP-area median near $390K per Las Vegas REALTORS. It serves first-time buyers and investors with low HOA dues and strong FHA/VA eligibility, per the U.S. Census North Las Vegas QuickFacts. Key facts below.
- Affordable entry point: homes from $300K–$470K in a detached single-family neighborhood — one of the valley's most accessible price tiers for first-time buyers.
- Location: central North Las Vegas in ZIP 89032, 10 min to Downtown Las Vegas, 15 min to the Strip via I-15, and 215 Beltway nearby.
- Best for: first-time buyers using FHA/VA financing, California relocators escaping the income tax, and buy-and-hold investors targeting gross yield.
- Low carrying costs: HOA $40–$100/mo or none, effective property tax 0.5–0.7%, capped at 3% annual growth under NRS 361.471.
- Do your homework: verify school zoning per address, confirm HOA status on the specific parcel, and get pre-approved before touring — priced homes here move quickly.
Last updated June 2026 · Sources: LVR, U.S. Census, City of North Las Vegas
Where Can I Find Cheyenne Meadows Homes for Sale?
Cheyenne Meadows listings in ZIP 89032 run $300,000 to $470,000 for 1,100–2,400 sq ft single-family homes according to Las Vegas REALTORS MLS data. The eight newest area listings appear below, refreshed daily, and the full active inventory is searchable in our live North Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Cheyenne Meadows-Area Homes Sell in Each Price Range?
Across ZIP code 89032, Cheyenne Meadows homes fall into three primary price bands per Las Vegas REALTORS MLS data — entry resale (under $330K), mid-range updated ($330K–$390K), and top-tier renovated ($390K–$470K). Each tier targets a distinct buyer profile, from FHA first-timers at entry to move-up owners seeking upgraded finishes.
Browse Cheyenne Meadows Listings
How Can You Find a Cheyenne Meadows Home by Type, Lifestyle & Price?
Cheyenne Meadows listings in ZIP 89032 span three sections and three buyer profiles — first-time buyers, families, and investors — each link opens our live North Las Vegas MLS search with counts updated daily from Las Vegas REALTORS MLS data.
Which Cheyenne Meadows Sections Should You Explore?
Three sections make up the neighborhood, running from the most affordable south end to the north section closest to commercial amenities. Dedicated section pages are rolling out — each card links to the most relevant search. Counts reflect the broader ZIP 89032 inventory.
Established · Amenity Access
Cheyenne Meadows North
Family · Core CharacterCheyenne Meadows Central
Value · Investor TierCheyenne Meadows South
Adjacent · Similar PricingGowan Heights (adjacent NLV)
City Hub · All Price RangesNorth Las Vegas (citywide)
Master Plan · Upgraded AmenitiesAliante (NLV master plan)
Park Access · Community CharacterCraig Ranch
Major Metro · All TypesLas Vegas (citywide)
By Property Type
By Price Range
Updated daily · 1,200 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Cheyenne Meadows Listings First?
Custom alerts by section, price, beds, and property type — no spam, unsubscribe anytime. Well-priced entry homes in the $300K–$370K range can attract multiple FHA and VA offers within days of listing; alert subscribers see new properties within hours of hitting the MLS.
- 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
EDUCATION5/10 
8/10
How Are the Schools for Cheyenne Meadows?
Schools are the most common buyer concern: zoned CCSD campuses rate 4–5/10 per GreatSchools, below the valley average. The picture improves with charter options (Explore Knowledge Academy, 6/10) and private Faith Lutheran nearby. Most families treat this as a trade-off for exceptional affordability — verify specific address zoning before committing.
5/10Top Rated
6/10
6/10Explore Knowledge Academy
Charter · NLV (15 min)
K-12900 Students18:1
8/10Faith Lutheran (Lower)
Private · NLV (15 min)
K-5250 Students12:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Cheyenne Meadows Families?
According to GreatSchools.org, zoned CCSD campuses in the Cheyenne Meadows area rate 4–5/10 — Cheyenne High School and Swainston Middle School serve most of the neighborhood. Charter and private options improve the landscape: Explore Knowledge Academy (6/10) and Faith Lutheran offer stronger academic profiles. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Faith Lutheran Middle & High | Private | 6-12 | A | North Las Vegas · 15 min | $300,000+ |
| 2 | Explore Knowledge Academy | Public charter | K-12 | 6/10 | North Las Vegas · 15 min | $300,000+ |
| 3 | Mabel W. Hoggard Elementary | Public (zoned) | K-5 | 5/10 | NLV (zoned) · 10 min | $300,000+ |
| 4 | Swainston Middle School | Public (zoned) | 6-8 | 4/10 | NLV (zoned) · 10 min | $300,000+ |
| 5 | Cheyenne High School | Public (zoned) | 9-12 | 4/10 | NLV (zoned) · 5 min | $300,000+ |
SAFETY & CRIME
Is Cheyenne Meadows Safe?
Direct Answer
Cheyenne Meadows is a conventional open suburban neighborhood served by the North Las Vegas Police Department. Incidents in the area reflect typical urban-suburban patterns — property crime is the most common category. Buyers should benchmark the specific streets they are considering using FBI Uniform Crime Reporting data and our agents' local knowledge from recent closings.
- North Las Vegas Police jurisdictionFull municipal police coverage
- No guard gate — standard suburban accessTypical suburban neighborhood
- Good emergency response accessCentral NLV location
- Benchmark crime data availableVerify before you offer
What Buyers Should Know
Cheyenne Meadows is an open neighborhood — no gate, no patrol, standard suburban street access. That is the honest starting point for safety due diligence here. North Las Vegas Police Department provides the primary coverage, with response times competitive with other central NLV corridors.
The Cheyenne Avenue commercial corridor adjacent to the neighborhood carries the property-crime patterns typical of mixed commercial-residential areas valley-wide. Buyers who review FBI UCR-based tools for the 89032 ZIP code will see a picture consistent with an affordable urban-suburban neighborhood — not a luxury gated enclave.
Many Cheyenne Meadows residents over more than two decades have found the neighborhood to be a safe, stable place for families and long-hold investors. As with any open neighborhood, street and block choice matters — ask our team which sections have the strongest owner-occupancy rates and longest residency patterns before you finalize your target.
Sources: FBI Uniform Crime Reporting (latest available data), City of North Las Vegas. Community details per NREG closing records. Last updated June 2026.
Living In
What's It Like Living in Cheyenne Meadows?
The Answer
Cheyenne Meadows delivers detached single-family homes on suburban lots, neighborhood parks, and an I-15 commute to the Strip in 15 minutes. City services, parks, and police coverage flow through the City of North Las Vegas, making this a practical, value-first address for families and first-time buyers in North Las Vegas.
What is Cheyenne Meadows known for?
Cheyenne Meadows is known for affordable single-family homes in the $300K–$470K range, minimal HOA fees, and a central North Las Vegas location that puts Downtown Las Vegas 10 minutes away and the Strip 15 minutes via I-15 — making it one of the most accessible family neighborhoods in the valley.
Who should live in Cheyenne Meadows?
First-time buyers using FHA or VA financing, California families relocating for Nevada's zero income tax, and buy-and-hold investors targeting gross yield in a market with consistent rental demand and low entry costs.
What is daily life like?
Suburban mornings on residential streets, quick errands along the Cheyenne Avenue commercial corridor, sports and recreation at Cheyenne Sports Complex, and a 15-minute I-15 commute to the Strip or a 10-minute run to Downtown Las Vegas.
Location
Where Is Cheyenne Meadows
Cheyenne Meadows sits in central North Las Vegas (ZIP 89032) along the Cheyenne Avenue corridor, roughly bounded by the I-15 to the west and central North Las Vegas to the east. Approximately 200 acres of established suburban streets developed from the late 1990s through the mid-2000s.
Downtown Las Vegas
10
Min
Strip
15
Min
Harry Reid Airport
20
Min
Aliante
15
Min
Henderson
30
Min
Cheyenne Meadows
At a Glance$390,000
Median List Price (ZIP 89032)
$300K–$470K
Price Range
38
Days on Market (area)
1,200+
Homes in Neighborhood
- Setting
- Established suburban single-family
- Acreage
- ~200 acres
- Homes
- 1,200+
- Established
- 1998 (various builders)
- Developer
- Various Builders
- Sections
- 3 (North, Central, South)
- Gate
- Open (no guard gate)
- HOA
- $40–$100/mo (some sections HOA-free)
- Schools
- CCSD — Cheyenne HS zone + charter options
- Parks
- Cheyenne Sports Complex + Joe Kneip Park
- Sunshine
- 300 days/year
- Distance to Strip
- ~15 min via I-15
LIVABILITY REPORT CARD
How Does Cheyenne Meadows Score?
Cheyenne Meadows earns top marks for affordability and commute convenience, with honest trade-offs on school ratings and the open suburban character that comes without a guard gate. Below is our category-by-category report card — the same six factors our agents walk through with every first-time buyer and investor before the first tour.
Grade A: Affordability
Entry pricing from $300K, HOA-free or $40–$100/mo, FHA/VA eligible — one of the valley's strongest first-time buyer value propositions.
Grade C+: Schools
Zoned CCSD campuses rate 4–5/10 per GreatSchools; charter options like Explore Knowledge Academy (6/10) and private Faith Lutheran nearby improve the picture.
Grade A: Cost of Living
Zero state income tax, 0.5–0.7% effective property tax capped at 3% annually, and minimal HOA dues keep total ownership costs among the lowest in the valley.
Grade B: Amenities
Cheyenne Sports Complex with pool, sports fields, trails, and playground; Joe Kneip Park nearby; Cheyenne Avenue commercial corridor for daily errands.
Grade B-: Outdoor Access
Cheyenne Sports Complex for active recreation; Floyd Lamb Park and Lake Mead accessible within 30–45 minutes for bigger outdoor experiences.
Grade A-: Commute
Central North Las Vegas location — 10 min to Downtown Las Vegas, 15 min to the Strip via I-15, 215 Beltway nearby for valley-wide reach.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Cheyenne Meadows a good place to live?
Yes — if affordability, suburban family character, and commute convenience top your list. Cheyenne Meadows delivers detached single-family homes from $300,000 in a central North Las Vegas location, 10 minutes from Downtown Las Vegas and 15 from the Strip, with low HOA dues and strong FHA and VA eligibility. The trade-offs are real — school ratings in the zoned public tier average 4–5/10 per GreatSchools, and the neighborhood is open rather than guard-gated — but for value-focused buyers and investors, few addresses in the valley compete at this price point.
Source: City of North Las Vegas
DEMOGRAPHICS
Who Lives in Cheyenne Meadows?
According to the U.S. Census Bureau QuickFacts for North Las Vegas — the city that contains Cheyenne Meadows — the parent city holds approximately 262,000 residents with a median household income of roughly $65,000. Within the neighborhood, community records show approximately 4,000+ residents across 1,200+ households, a median age of 32, and average household income near $50,000.
The Census does not tabulate the neighborhood separately from the city, so North Las Vegas citywide figures serve as the statistical backdrop. Within Cheyenne Meadows, the buyer profile skews toward young families, first-time buyers, and working households attracted by the valley's lowest entry pricing — alongside a steady investor layer drawn by rental yields that work at this price point.
~4,000+
vs NLV 262,000
32
vs Clark Co 38
$50,000+
vs Clark Co median $74,007
52%
vs Clark Co 59%
1,200+
vs Clark Co ~860,000
$300K
vs Clark Co value $391K
Source: NREG community records & U.S. Census Bureau QuickFacts, North Las Vegas city (neighborhood is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Cheyenne Meadows Area Growing?
North Las Vegas has been one of Nevada's fastest-growing cities by rooftop count: the city added roughly 50,000 residents from 2010 to 2020 per U.S. Census data, and the growth trajectory continues. Cheyenne Meadows itself is an established resale neighborhood, but the surrounding North Las Vegas corridor continues to attract new employment anchors and infrastructure investment that support the area's long-run demand.
262,000+North Las Vegas residents (Census)
1,200+Cheyenne Meadows homes
~285,000NLV projected, 2030
North Las Vegas citywide population trajectory, 2010–2030 (projected)
Cheyenne Meadows is a built-out neighborhood — 1,200+ homes across ~200 acres is effectively the permanent footprint. Growth happens through resales, remodels, and the surrounding North Las Vegas infrastructure investment (215 logistics corridor, healthcare expansion) that supports neighborhood demand. The city's continued growth trajectory keeps rental and resale demand for the area well-supported.
Sources: U.S. Census Bureau QuickFacts and City of North Las Vegas. Citywide figures shown because the Census does not tabulate the neighborhood separately; projection reflects recent North Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Cheyenne Meadows Score for Livability?
Cheyenne Meadows scores highest on affordability and commute: entry pricing from $300,000, zero Nevada state income tax, a 3% property-tax cap, and a 15-minute I-15 run to the Strip. Trade-offs are school ratings of 4–5/10 for zoned campuses and an open layout without a guard gate. Six categories below, benchmarked to Census and BLS data.
- 78B+
Overall Livability
- 52C+
Schools (zoned + charter)
- 65B-
Safety (open neighborhood)
- 92A
Affordability
- 72B
Amenities
- 84A-
Commute & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Cheyenne Meadows Area Real Estate Market Trending?
The charts below show North Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Cheyenne Meadows trades against. ZIP 89032 area median tracks near $390,000 with approximately 38 median days on market. The cards below report ZIP-area benchmarks updated monthly.
Median List Price
$390,000 ZIP 89032 area median, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38 median days across the ZIP 89032 area; well-priced entry homes move faster
vs May 2025
Source: Las Vegas REALTORS
Price Range
$300K–$470K neighborhood range — 1,100–2,400 sq ft single-family
vs May 2025
Source: Las Vegas REALTORS
The long view: Cheyenne Meadows's median sold price rose 171% between 2014 ($149,900) and 2024 ($406,886), across 37,495 recorded closings — Las Vegas REALTORS MLS records via Repliers.
38
AREA DAYS ON MARKET
$390K
AREA MEDIAN (89032)
1,200+
HOMES IN THE NEIGHBORHOOD
< 1 hr
OUR RESPONSE TIME
AFFORDABLE INVENTORY
Get matched with a
North Las Vegas specialist.
Market Competitiveness
How competitive is the Cheyenne Meadows market right now?
Cheyenne Meadows is a moderately competitive market — well-priced homes in the $300K–$380K entry tier move briskly with multiple FHA and VA buyers competing, while $400K+ updated homes move at a steadier pace. The 38-day area median DOM reflects that balanced character per Las Vegas REALTORS data.
62Balanced Buyer-Seller Market
- 38 daysArea median DOM (sold, recent)
- $300KEntry pricing — neighborhood floor
- $470KUpper end — updated/larger homes
- 1,200+Total homes in the neighborhood
Is Cheyenne Meadows Right for You?
Who Should Buy a Home in Cheyenne Meadows?
Cheyenne Meadows is not for everyone — it's an open suburban neighborhood in the $300K–$470K tier, built for specific buyer profiles who prioritize affordability, commute access, and Nevada's tax advantages over guard gates, premium schools, or luxury amenities. Five profiles below match lifestyles to Cheyenne Meadows' real strengths.
Which Cheyenne Meadows Buyer Profiles Fit?
First-Time Buyers
- FHA (3.5% down) and VA (0% down) eligible throughout the neighborhood
- Entry pricing from $300,000 for detached single-family homes
- HOA-free in many sections — no monthly dues surprise
- 15-minute I-15 run to the Strip from day one
California Relocators
- Zero Nevada state income tax vs. California's 13.3% top rate
- $300K–$470K buys a detached yard-and-garage home
- One-hour flight or four-hour drive from SoCal
- Our relocation team handles virtual tours and offer strategy
Buy-and-Hold Investors
- Low entry prices + strong North Las Vegas rental demand = compelling gross yields
- 52% renter share creates consistent tenant pipeline
- Late-1990s construction with renovation upside
- Our team identifies streets with the strongest rental return trajectory
Growing Families
- Detached homes with yards for 1,100–2,400 sq ft living
- Cheyenne Sports Complex for weekend recreation
- Charter and private school options supplement zoned CCSD
- 10-minute run to Downtown Las Vegas amenities
Value-Focused Move-Up Buyers
- Trade up to a larger North Las Vegas home without leaving the 89032 tax base
- Renovation candidates in the $330K–$390K range add instant equity
- Stay near the I-15 commute corridor
- Our agents identify the best renovation ROI opportunities in the neighborhood
Best Fit For
- First-time buyers — FHA/VA eligible throughout, entry from $300K, low or no HOA dues, and a detached home with a yard.
- California relocators — zero Nevada state income tax, $300K+ detached homeownership, and a 15-minute commute to the Strip.
- Buy-and-hold investors — low entry, strong NLV rental demand, and renovation upside in late-1990s construction.
- Growing families — yard space, Cheyenne Sports Complex, charter school options, and affordable square footage.
- Value buyers — one of the valley's strongest affordability profiles — detached, suburban, central, and genuinely accessible.
Ready to explore homes in Cheyenne Meadows? Our team knows every section, renovation opportunity, and rental return profile in the neighborhood.
Start Your Home SearchPros
- Entry pricing from $300,000 for a detached single-family home — one of the valley's most accessible price points
- FHA (3.5% down) and VA (0% down for veterans) eligible throughout the neighborhood
- Zero Nevada state income tax and a 3% annual property-tax cap under NRS 361.471
- HOA-free in many sections — $40–$100/mo in others — keeping total monthly costs low
- 10 minutes to Downtown Las Vegas, 15 minutes to the Strip via I-15
- Cheyenne Sports Complex nearby with pool, sports fields, and walking trails
- Consistent rental demand supports buy-and-hold investor yields
Honest Considerations
- Zoned public school ratings average 4–5/10 per GreatSchools — families often supplement with charter or private options
- Open suburban neighborhood — no guard gate, no staffed security beyond NLVPD coverage
- Average household income below the Clark County median — neighborhood economic profile is workforce-oriented
- Late-1990s / early-2000s construction — condition varies widely home to home, inspection diligence is essential
- Property crime patterns reflect a mixed commercial-residential corridor — verify specific streets before committing
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Section Comparison
How Do Cheyenne Meadows' Three Sections Compare?
A side-by-side of Cheyenne Meadows' three sections — North (from $330K, near Cheyenne Ave amenities), Central (from $310K, largest section), and South (from $300K, best value) — comparing entry pricing, character, and buyer fit. Data drawn from the community plan record and active-listing data via Las Vegas REALTORS MLS, updated June 2026.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Cheyenne Meadows North | From $330K | n/a* | n/a* | n/a* | Established · Amenities |
| Cheyenne Meadows Central | From $310K | n/a* | n/a* | n/a* | Families · Core character |
| Cheyenne Meadows South | From $300K | n/a* | n/a* | n/a* | Value · Investors |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-section DOM and listing counts are advisory — samples are too small for statistical reliability. ZIP 89032 area benchmarks: 38-day median DOM.
Section Deep Dive
What's Inside Cheyenne Meadows' Three Sections?
Submarket 1
Cheyenne Meadows North
The northern section with the strongest proximity to the Cheyenne Avenue commercial corridor and park access. Slightly higher price floor reflects the location premium, but still one of the valley's most affordable detached-home tiers.
Browse Cheyenne Meadows North homes →$330KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Cheyenne Meadows Central
The heart of the neighborhood — the largest section, strongest community character, and the section where most family buyers land. Mix of single-story and two-story homes on standard suburban lots.
Browse Cheyenne Meadows Central homes →$310KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Cheyenne Meadows South
The most affordable section and the most common starting point for first-time buyers and rental investors. Renovation opportunities are most concentrated here — our team identifies the best candidates on request.
Browse Cheyenne Meadows South homes →$300KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Cheyenne Avenue Corridor
The Cheyenne Avenue commercial corridor directly adjacent to the neighborhood provides the daily-living infrastructure: grocery, pharmacy, dining, and retail all within minutes of the residential streets. This is the practical backbone of the Cheyenne Meadows lifestyle, confirmed by the City of North Las Vegas.
Browse Cheyenne Avenue Corridor homes →3Residential Sections
1,200+Total Homes
$300KEntry Pricing
89032ZIP Code
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cheyenne Meadows
section fits?
BY ZIP CODE
How Does ZIP Code 89032 Break Down?
ZIP code 89032 contains Cheyenne Meadows within a broader North Las Vegas residential and commercial corridor. The table below maps the area's character zones, from the neighborhood's own $300K–$470K single-family tier to adjacent NLV areas, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89032 | Cheyenne Meadows proper — single-family resale (North, Central, South sections) | $300K–$470K (neighborhood range) | n/a* | approx. 38 (area) | 1,200+ homes total | n/a* |
| 89032 | Adjacent NLV residential corridors (outside Cheyenne Meadows footprint) | From $290K | n/a* | approx. 38 (area) | — | n/a* |
| 89032 | Cheyenne Avenue commercial corridor (adjacent) | Commercial / mixed-use | n/a* | — | — | n/a* |
| 89032 | Full ZIP 89032 area benchmark (North Las Vegas residential) | ~$390,000 list (area median) | — | 38 | Area inventory | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Section-level $/SF and year-over-year data are intentionally omitted: section-scale samples are too small to be statistically meaningful — we publish plan ranges and area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Cheyenne Meadows Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and NREG closing data — capture Cheyenne Meadows faster than any brochure: 1,200+ homes, a $390,000 area median, 38 median days on market, and entry pricing from $300,000.
$300K
Entry price for a detached single-family home with a yard and garage — one of the valley's lowest ownership access points.
LVR / GLVAR MLS data
$390K
ZIP 89032 area median list price in June 2026, blending entry resale with updated mid-range homes.
Las Vegas REALTORS
1,200+
Homes across the neighborhood's ~200 acres — the permanent neighborhood scale.
Community plan record
38
Median days from list to accepted offer across the ZIP 89032 area over recent sales data.
LVR / GLVAR, June 2026
Zero
Nevada state income tax — the single largest financial advantage for California households relocating to Cheyenne Meadows.
Nevada Department of Taxation
1998
Year neighborhood development began — nearly 30 years of established suburban character and mature street trees.
Community plan record
$40–$100
Monthly HOA dues per month in sections with an association — many sections carry no HOA dues at all.
NREG community records
15 min
Drive to the Strip via I-15 South — the essential commute number for every buyer evaluating North Las Vegas.
NREG drive-time data
WHY CHEYENNE MEADOWS
Why Does Cheyenne Meadows Stand Apart From Its Peers?
Five advantages — each tied to a verifiable source — explain why Cheyenne Meadows continues to attract first-time buyers and investors in a valley with 660+ community options. Sources include the Nevada Revised Statutes, the Clark County Assessor, LVR market data, and CCSD school records.
- LVR / GLVAR MLS data
Entry pricing genuinely under $330K
Some of the valley's lowest single-family entry pricing — $300,000+ for detached homes with yards, garages, and 1,100–2,400 sq ft of living space.
- Nevada Revised Statutes 361.471
Zero state income tax + 3% property-tax cap
Nevada's zero income tax and the 3% primary-residence cap under NRS 361.471 keep carrying costs among the lowest in the nation at this price point.
- HUD / VA loan limits, 2026
FHA and VA friendly at every tier
Every home in Cheyenne Meadows falls under FHA and VA loan limits, with low HOA dues that keep total payment qualification straightforward for first-time buyers.
- NREG drive-time records
I-15 commute corridor
Ten minutes to Downtown Las Vegas and 15 minutes to the Strip via I-15 — location centrality that most affordable valley neighborhoods cannot match.
- NREG investor closing data
Consistent investor yield
Low entry prices, strong North Las Vegas rental demand, and minimal HOA carry combine for gross yields that attract buy-and-hold investors across multiple market cycles.
WHY BUY IN CHEYENNE MEADOWS
What Are the Top 10 Reasons to Buy a Home in Cheyenne Meadows?
Cheyenne Meadows' case rests on affordability and accessibility: entry pricing from $300,000, FHA/VA eligibility, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a 15-minute I-15 run to the Strip. Ten sourced reasons follow.
Entry pricing from $300K
Detached single-family homes with yards and garages — affordable ownership at the valley's most accessible price point.
LVR / GLVAR MLS data
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for relocating California households at every income level.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs across ownership.
NRS 361.471
FHA and VA eligible at every tier
Every home in the neighborhood qualifies under FHA and VA loan limits, keeping 3.5% and 0% down financing available.
HUD / VA 2026 loan limits
10 min to Downtown Las Vegas
Central NLV location — faster to Downtown Las Vegas than most of Henderson and comparable to central LV neighborhoods.
NREG drive-time data
Cheyenne Sports Complex nearby
~30-acre facility with pool, sports fields, walking trails, and playground — the recreation anchor for the neighborhood.
City of North Las Vegas parks
Minimal HOA carrying costs
$40–$100 per month or HOA-free in many sections — total monthly ownership cost well below the valley average.
Community plan record
Strong rental demand
52% renter share in the area creates consistent tenant demand for investors targeting buy-and-hold yields.
NREG community records
Renovation upside
Late-1990s / early-2000s construction — many homes carry meaningful upside for buyers willing to update kitchens and baths.
NREG investor closing data
I-15 and 215 Beltway access
I-15 connects south to the Strip and airport; the 215 Beltway serves the logistics corridor and north valley — valley-wide commuting from one address.
NREG drive-time data
New Construction
Who Builds New Homes in and Around Cheyenne Meadows?
No production builder operates inside Cheyenne Meadows — the neighborhood built out through the mid-2000s and today's opportunities are resale and remodel candidates. Buyers wanting new construction in North Las Vegas shop the active communities along the 215 Beltway corridor and in Aliante. Incentives change monthly — verify current offers before you write anything.
Family & Move-Up
Lennar
Most active production builder in NLV new construction
First-Time Buyer
KB Home
Strongest FHA/VA new-build program in the valley
Family
Richmond American
Value-oriented new builds with design options
55+ Active Adult
Pulte / Del Webb
Premier active-adult option in the north valley
Entry & First-Time Buyer
D.R. Horton
High-volume entry-price new construction
Outdoor Recreation
What Outdoor Amenities Does Cheyenne Meadows Offer?
Cheyenne Sports Complex anchors neighborhood recreation — 30 acres of sports fields, pool, trails, and playgrounds within walking or biking distance. The City of North Las Vegas maintains the surrounding park and trail network, usable through 300 days of annual Nevada sunshine.
NEARBY
Cheyenne Sports Complex
~30 acresPool · Sports · TrailsResidents
The neighborhood's primary recreation hub: competition-size pool, multi-sport fields, walking trails, and playgrounds — the most-used outdoor facility for Cheyenne Meadows families.
5 MIN
Joe Kneip Park
~10 acresPlayground · CourtsFree
A neighborhood park on Civic Center Drive — playground, picnic areas, and sports courts for daily family use.
25 MIN
Floyd Lamb Park
~680 acresFishing · Trails · PicnicsNominal fee
One of the valley's hidden gems — spring-fed ponds, cottonwood trees, and peaceful trails make this a strong half-day destination north of the city.
20 MIN
Aliante Nature Discovery Park
~20 acresTrails · NatureFree
Nature trails, desert landscaping, and a lake feature inside the Aliante master plan — a short drive north for residents wanting a different outdoor experience.
40 MIN
Lake Mead NRA
1.5M acresBoating · Swimming · HikingNPS fee
America's largest reservoir by surface area — powerboating, kayaking, and hiking managed by the National Park Service, about 40 minutes east via I-15.
50 MIN
Charleston Peak / Mt. Charleston
316,000 acresHiking · Skiing · CampingFree/permit
The Spring Mountains rise from the valley floor to 11,918 feet — 30°F cooler in summer and home to the Las Vegas Ski and Snowboard Resort, about 50 minutes northwest.
10 MIN
Nellis Crossing Park
Neighborhood parkFields · PlayFree
A neighborhood-scale park in central NLV — good for morning runs, kids' play, and dog walking, easily accessible from the Cheyenne Meadows corridor.
20 MIN
Craig Ranch Regional Park
170 acresSports · Aquatics · EventsFree/events
One of North Las Vegas' premier regional parks — multiple sports courts, a water attraction, event space, and trails for broader regional recreation.
The Cheyenne Meadows Lifestyle
What Does a Weekend in Cheyenne Meadows Look Like?
Suburban mornings at Cheyenne Sports Complex, afternoon errands along the Cheyenne Avenue corridor, and evenings a short I-15 drive from the Strip's dining and entertainment. Bigger weekends reach Floyd Lamb Park or Lake Mead, both within 30–40 minutes — managed by the National Park Service for the reservoir and the USFS for Mt. Charleston.
1,200+Homes in the Neighborhood
~200Acres of Residential Streets
15Minutes to the Strip
$300KEntry Pricing
THIS WEEKEND'S OPEN HOUSES
Can You Tour Cheyenne Meadows Homes This Weekend?
Open houses in Cheyenne Meadows run on weekends throughout the active selling season. Set up instant alerts to get notified the moment a home schedules an open house — or browse every active listing now and let our team arrange private showings on your timeline.
Quick Answer
What does an HOA cost in Cheyenne Meadows?
HOA fees in Cheyenne Meadows run $40–$100 per month depending on the section, and many sections carry no HOA dues at all. That minimal carry — combined with Nevada's 0.5–0.7% effective property-tax rate capped at 3% annual growth under NRS 361.471 and zero state income tax — keeps total monthly housing costs among the lowest in the Las Vegas Valley for a detached single-family home. Always confirm whether a specific property carries an association by requesting the resale package or asking the listing agent before you write an offer.
Moving to Cheyenne Meadows
Should I Move to Cheyenne Meadows?
Every month, households from Southern California and the Bay Area find that detached single-family ownership priced out of reach at home is genuinely attainable in North Las Vegas. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item closes the affordability gap for many relocating families.
Why California Buyers Are Choosing Cheyenne Meadows
The tax math is immediate: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $120,000 saves roughly $10,000+ per year in state taxes alone by establishing Nevada residency. Cheyenne Meadows layers a second advantage on top: a detached single-family home with a yard, a garage, and 1,100–2,400 square feet runs $300,000–$470,000 here — a price point that buys a fraction of that space in most Southern California markets.
At a $390,000 budget, a North Las Vegas first-time buyer secures a detached single-family home with a yard — ten minutes from Downtown Las Vegas and fifteen from the Strip via I-15 — with FHA or VA financing keeping the down payment as low as 3.5% or zero for qualifying veterans.
According to Las Vegas REALTORS, the ZIP 89032 area median tracks near $390,000 in mid-2026. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value — capped at 3% annual growth for primary residences under NRS 361.471. Bureau of Labor Statistics data shows the Las Vegas metro labor market remains historically strong, supporting household formation across North Las Vegas.
North Las Vegas is one of the fastest-growing cities in Nevada by employment base: Tesla's Gigafactory corridor, Amazon and logistics hubs along the 215, and a growing healthcare sector via UMC North all anchor the local economy. According to the Bureau of Labor Statistics, Las Vegas MSA unemployment sits well below historical averages — and Cheyenne Meadows' central location in ZIP 89032 puts residents within 15–20 minutes of the valley's major employment corridors.
Cost of Living Snapshot — Cheyenne Meadows vs. Southern California
Day-to-day costs run materially lower than Southern California across every major category. Nevada has no state income tax, no personal property tax on vehicles beyond registration, and property-tax ceilings locked by statute. The largest swing is the one that drives relocations: detached homeownership that starts near $300,000 in Cheyenne Meadows starts significantly higher in most SoCal markets even before income-tax savings.
| Metric | Cheyenne Meadows, NV | Southern California |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price (entry SFR) | $300K–$470K | $600K–$900K+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| HOA Fees | $40–$100/mo (many HOA-free) | $200–$600+/mo typical |
| Airport Commute | ~20 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Cheyenne Meadows Rental Market — Rent vs. Own
North Las Vegas carries strong rental demand driven by workforce households, and Cheyenne Meadows' $300K–$470K entry tier produces some of the valley's more compelling gross yields for buy-and-hold investors. Homeownership sits at roughly 52% per community records — meaning nearly half the neighborhood rents, supporting consistent tenant demand. Short-term rental regulations apply citywide; always review North Las Vegas STR ordinances before underwriting vacation-rental income on any property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to North Las Vegas? Our team handles out-of-state relocation — virtual tours, FHA/VA lender introductions, neighborhood walkthroughs, and closing coordination so you can move from California without multiple flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Cheyenne Meadows in 8 steps
From first research to keys-in-hand, here's the 8–10 week timeline most Cheyenne Meadows 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 section and budget
Decide which Cheyenne Meadows tier fits — South ($300K entry), Central ($310K+), or North ($330K+) — and match your financing path: FHA, VA, or conventional.
Get pre-approved with the right lender
FHA and VA lenders know the 89032 market; entry homes in the $300K–$380K range can attract multiple offers. Have your pre-approval letter ready before you tour.
Hire a North Las Vegas specialist
Section character, rental yield by street, and renovation ROI all vary — work with an agent who has closed in the neighborhood recently, not just anyone licensed in Nevada.
Tour in person or virtually
Cheyenne Meadows is an open neighborhood — no gate clearance required. Tour multiple sections and multiple streets; morning and evening impressions can differ on the Cheyenne corridor.
Write and negotiate the offer
Well-priced sub-$370K homes often move with multiple offers. Know your walk-away number and escalation strategy before you write — our team advises based on the current offer environment.
Inspection and HOA confirmation
Order inspection and confirm HOA status on the specific parcel. Late-1990s construction has known maintenance patterns — roof, HVAC, and plumbing are the key inspection items here.
Clear conditions and fund
Nevada closes through escrow companies; FHA and VA appraisals sometimes add a few extra days. Budget 35–45 days from acceptance to funding for government-backed loans.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District for water service), then handle the Nevada DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Cheyenne Meadows Economy?
Cheyenne Meadows residents draw from the North Las Vegas and broader metro employment base — logistics, healthcare, hospitality, and construction. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market has maintained historically low unemployment, and North Las Vegas specifically has attracted major logistics and manufacturing employers along the 215 Beltway corridor.
$50,000+Avg household income, Cheyenne MeadowsNREG community records
52%Owner-occupied householdsCommunity plan record
10 minTo Downtown Las Vegas employmentVia North Las Vegas Blvd
15 minTo the Strip employment coreVia I-15 South
Top Cheyenne Meadows-Area Employers
- Amazon / logistics corridor (215 Beltway)Major fulfillment and distribution operations along the North Las Vegas 215 corridor
- University Medical Center (UMC) NorthNorth Las Vegas healthcare campus and the county's primary trauma center system
- Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, 15 minutes south via I-15
- Clark County School District (NLV region)Area campuses including Cheyenne High School and the surrounding elementary/middle schools
- North Las Vegas City GovernmentMunicipal services, public safety, and infrastructure for one of Nevada's fastest-growing cities
- Tesla Gigafactory Nevada (Sparks / Reno region)Anchors Nevada's manufacturing employment profile statewide; Las Vegas metro benefits from the supply-chain effect
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Cheyenne Meadows Compare to North Las Vegas, Las Vegas & Henderson?
Cheyenne Meadows vs. North Las Vegas, Las Vegas, and Henderson — side-by-side on price, commute, safety, schools, and new construction. Cheyenne Meadows wins on affordability and I-15 access; Henderson leads on schools and safety; Las Vegas on variety. Sources: LVR, the U.S. Census, and FBI UCR, June 2026.
| Metric | Cheyenne Meadows | North Las Vegas | Las Vegas | Henderson |
|---|---|---|---|---|
| Entry Home Price | $300K (detached SFR) | $300K+ | $350K+ | $380K+ |
| Area Median List | ~$390K (ZIP 89032) | ~$370K | $476K | $548K |
| Days on Market | 38 (area) | 36 | 20 | 21 |
| Population | ~4,000+ (neighborhood) | 262,000+ | 656,274 | 331,857 |
| Avg Household Income | ~$50K (community) | $65K | $66,820 | $88,654 |
| Guard-Gated | None | Select enclaves | Select enclaves | Select enclaves (MacDonald Highlands) |
| FHA/VA Friendly | Yes — all tiers | Yes — most tiers | Yes — entry tier | Yes — entry tier |
| New Construction | None — built out | Active (215 corridor) | Moderate | Very High (Cadence, Inspirada) |
| Best For | First-time buyers · FHA/VA · Investors | Families · Affordability · Growth | Selection · Urban · Variety | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Cheyenne Meadows income and population figures are community record values; crime and city demographics are North Las Vegas citywide. Last updated June 2026.
Cost of Ownership
What Will Cheyenne Meadows Cost You Each Month?
A $390,000 Cheyenne Meadows purchase runs about $2,800 monthly with 5% down at 7% per Freddie Mac's rate survey — including the minimal HOA dues most sections carry. The tabs below model your payment, compare renting, and break down the total ownership cost at this entry price point.
Payment Estimator
Estimate Your Cheyenne Meadows Payment
$3,168
Estimated Monthly Payment
- Principal & Interest$2,465
- Property Tax$198
- Insurance$150
- HOA$200
- PMI$154
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Cheyenne Meadows right now?
Rental demand in North Las Vegas is strong — 52% of the area rents — and landlords in ZIP 89032 typically see 5%+ annual rent growth. For 5+ year holds, the ownership math in this price tier tilts decisively toward buying.
OWN (5% DOWN, 7%)
$2,955 / mo
- Principal & Interest
- $2,465
- Property Tax (~0.6%)
- $195
- Homeowners Insurance
- $80
- HOA (if applicable)
- $70
- PMI (5% down)
- $145
5-year net cost:~$97,000
Equity built:~$138,000
RENT (MODELED NORTH LAS VEGAS SFR)
$1,950 / mo
- Single-Family Rental (modeled)
- $1,950
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~5%
5-year net cost:~$130,000
Equity built:$0
Avg annual rent increase: 5.0%
The 5-year breakeven
Owning a Cheyenne Meadows home for five years nets out favorably versus renting once principal paydown and appreciation are counted — and the owner walks away with roughly $138,000 in equity (including the down payment) while the renter walks away with none. Strong North Las Vegas rental demand supports the appreciation assumption; call (702) 637-1759 to run your specific scenario.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 5% annual rent growth, 0.6% effective property tax, $70/mo blended HOA, modeled $1,950 NLV SFR lease.
HOA Fees by Community
HOA Fees by Section
HOA status varies by section and parcel in Cheyenne Meadows. Many homes carry no HOA; sections with associations run $40–$100 per month. Always confirm by requesting the resale package before you offer.
HOA-Free Sections
$0 / mo
Selected parcels across all three sections
$0
Includes:
No common-area dues; individual owners maintain their own lots fully. Verify per parcel.
Low-HOA Sections
$40–$100 / mo
Sections with community association
$40–$100
Includes:
Common-area landscaping, neighborhood maintenance per the association CC&Rs.
Due-diligence note
Varies by parcel
Includes:
Confirm association status, dues amount, and reserve funding with the listing agent or escrow.
Due-Diligence Checklist
Request in escrow
HOA disclosure package
Statutory right
Includes:
Current dues (if any), reserve study, CC&Rs, and any pending assessments.
Transfer fees
Varies
Includes:
One-time association charges at closing — price them into your offer math.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Cheyenne Meadows?
Cheyenne Meadows's best commute feature is its I-15 access: 10 minutes to Downtown Las Vegas, 15 minutes to the Strip, and 20 minutes to Harry Reid International Airport. Mean North Las Vegas commutes run about 27 minutes per U.S. Census ACS data — and most Cheyenne Meadows destinations beat that.
Drive Times from Cheyenne Meadows
- 5 minCheyenne Sports ComplexE Cheyenne Ave
- ~10 minDowntown Las VegasN Las Vegas Blvd south
- ~15 minLas Vegas StripI-15 South
- ~20 minHarry Reid Intl AirportI-15 South
- ~15 minAlianteN 5th St north
- ~30 minHendersonI-15 South → I-515
- ~10 min215 Beltway (logistics corridor)Via Ann Rd or Cheyenne Ave
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Cheyenne Meadows?
Most Cheyenne Meadows purchases close in 30–45 days through a Nevada escrow company. FHA and VA files run 35–45 days due to government appraisal requirements; conventional loans close in 30. Cash offers close in 7–14 days. Nevada requires no attorney at closing — our team coordinates the full timeline from offer acceptance through funding.
Quick Answer
What down payment do you need to buy in Cheyenne Meadows?
FHA loans require 3.5% down for buyers with a 580+ credit score — on a $390,000 home, that's roughly $13,650. VA loans allow 0% down for qualifying veterans. Conventional loans work from 3–5% for strong-credit buyers. Every tier of the Cheyenne Meadows $300K–$470K range sits well under Clark County FHA and VA loan limits. Get pre-approved before you tour — well-priced entry homes attract multiple offers and sellers prioritize buyers with lender letters in hand.
Cheyenne Meadows FAQ — 18 Answers
What Do Cheyenne Meadows Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Cheyenne Meadows?
Cheyenne Meadows homes are priced from roughly $300,000 for smaller resale properties to $470,000 for larger updated houses, with the ZIP 89032 area median tracking near $418,950 per Las Vegas REALTORS MLS data. Floor plans run approximately 1,100 to 2,400 square feet in single-story and two-story layouts — one of the most affordable single-family price points in the Las Vegas Valley for buyers who need space.
Is Cheyenne Meadows a good neighborhood for first-time buyers?
Yes — Cheyenne Meadows is one of the strongest first-time buyer addresses in the North Las Vegas corridor. Entry pricing starts near $300,000, HOA dues are $40–$100 per month or nonexistent in some sections, and Nevada adds no state income tax. FHA loans allow as little as 3.5% down and VA loans allow zero down for qualifying veterans — making this neighborhood genuinely accessible for buyers stepping into ownership for the first time.
What ZIP code is Cheyenne Meadows in?
Cheyenne Meadows is fully within ZIP code 89032 in North Las Vegas. That central address puts Downtown Las Vegas about 10 minutes away via North Las Vegas Boulevard, the Strip roughly 15 minutes via I-15 South, and the 215 Beltway within easy reach for valley-wide commutes. Use 89032 when setting listing alerts so you see every new Cheyenne Meadows property the moment it hits the market.
What are HOA fees in Cheyenne Meadows?
HOA fees in Cheyenne Meadows run just $40 to $100 per month, and certain sections carry no HOA at all. Those low dues, combined with Nevada's 3% annual primary-residence property-tax cap under Nevada Revised Statutes 361.471 and an effective tax rate of roughly 0.5–0.7% per the Clark County Assessor, keep total monthly housing costs among the most competitive in the valley. Always confirm whether a specific home carries an association before you offer.
Is Cheyenne Meadows good for rental investors?
Cheyenne Meadows offers a genuinely attractive investor profile: entry prices from roughly $300,000, strong North Las Vegas rental demand, and low HOA carrying costs combine for some of the valley's better gross yields. Many homes from the late-1990s era also carry renovation upside. Our team identifies the streets with the strongest rental returns — call (702) 637-1759 before you finalize your cap-rate model.
What schools serve Cheyenne Meadows?
Clark County School District serves Cheyenne Meadows with Mabel W. Hoggard Elementary, Swainston Middle School, and Cheyenne High School in the zoned tier. Charter and private options include Explore Knowledge Academy (K–12, 6/10 per GreatSchools) and Faith Lutheran Middle and High nearby. School attendance boundaries can shift annually — verify the current zoning for any specific address before writing an offer.
How do property taxes work in Cheyenne Meadows?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $390,000 Cheyenne Meadows home, that means approximately $1,950–$2,730 per year in property taxes — a fraction of what comparable entry homes carry in California, where the state income-tax rate reaches 13.3% per the Franchise Tax Board.
How does North Las Vegas compare to California for relocation?
California's top state income-tax rate hits 13.3% per the Franchise Tax Board; Nevada's is zero. A household earning $120,000 saves roughly $10,000 or more annually in state income taxes alone. In Cheyenne Meadows, that $390,000 median buys a detached single-family home with a yard and garage — a property type that starts significantly higher in most Southern California markets even before accounting for the income-tax difference.
What are drive times from Cheyenne Meadows?
From Cheyenne Meadows: Downtown Las Vegas is about 10 minutes via North Las Vegas Boulevard, the Strip is roughly 15 minutes via I-15 South, Harry Reid International Airport runs about 20 minutes, Aliante is approximately 15 minutes north, and the Cheyenne Sports Complex is within the neighborhood footprint. I-15 and the 215 Beltway both connect from the area for valley-wide commuting.
Is Cheyenne Meadows safe?
Cheyenne Meadows is a conventional open suburban neighborhood served by the North Las Vegas Police Department. Benchmark the surrounding corridor yourself using FBI Uniform Crime Reporting data, which publishes city-level crime rates for factual comparison. Our agents share street-level knowledge from recent closings — safety due diligence is part of every buyer consultation we run for this neighborhood.
What types of homes are in Cheyenne Meadows?
Cheyenne Meadows is a single-family resale neighborhood built from the late 1990s through the mid-2000s by various builders. Homes run approximately 1,100 to 2,400 square feet in a mix of single-story and two-story layouts on standard suburban lots. No high-rise or attached product exists here — this is a detached-home community oriented toward families and first-time buyers seeking yard space at accessible price points.
What parks are near Cheyenne Meadows?
Cheyenne Sports Complex at 3500 East Cheyenne Avenue is the anchor recreational facility — roughly 30 acres with sports fields, a pool, walking trails, and playgrounds. Joe Kneip Park on Civic Center Drive adds another public park with playgrounds, picnic areas, and sports courts. The city of North Las Vegas manages both facilities, with 300 days of annual sunshine making year-round outdoor use realistic.
Is there new construction in Cheyenne Meadows?
No production new construction operates inside the Cheyenne Meadows footprint — the neighborhood built out through the mid-2000s, and today's opportunities are resale and occasional remodel candidates. North Las Vegas does have active new-construction communities nearby — including developments around the Aliante corridor and the 215 growth area — but Cheyenne Meadows itself is an established resale market.
How do FHA and VA loans work for Cheyenne Meadows buyers?
FHA loans allow 3.5% down with a credit score of 580 or higher, and VA loans allow 0% down for qualifying veterans — both programs work well at Cheyenne Meadows' $300K–$470K price range, which sits well below FHA and VA loan limits for the Las Vegas metro. Conventional loans also work fine across this price band. Pre-approval before you shop is essential; contact our team at (702) 637-1759 to connect with lenders we trust in this market.
What should I know before buying in Cheyenne Meadows?
Four things matter most here. First, verify HOA status — some sections carry $40–$100 per month, others have none. Second, check CCSD school zoning for the specific address, as attendance boundaries do shift. Third, get pre-approved for FHA, VA, or conventional financing before you make an offer — well-priced entry homes in this range move quickly. Fourth, our team at (702) 637-1759 identifies the streets with the best resale trajectory so you buy smart from day one.
What down payment do you need to buy in Cheyenne Meadows?
First-time buyers most commonly use FHA (3.5% down) or VA (0% down for qualifying veterans) at Cheyenne Meadows' $300K–$470K price range — on a $390,000 purchase, FHA requires roughly $13,650. Conventional loans work from 3–5% for strong-credit buyers. All three programs operate comfortably under Clark County loan limits. Get pre-approved with a lender familiar with North Las Vegas before you tour; well-priced entry homes here go quickly.
How long does it take to close on a home in Cheyenne Meadows?
Most Cheyenne Meadows purchases close in 30 to 45 days through a Nevada escrow company. FHA and VA files sometimes run a few days longer than conventional due to government appraisal requirements — budget 35–45 days if you're using those programs. Cash offers can close in 7–14 days. North Las Vegas escrow is straightforward with no attorney requirement; our team coordinates the full timeline from offer acceptance through funding.
Can Nevada Real Estate Group help me buy in Cheyenne Meadows?
Yes — Nevada Real Estate Group specializes in North Las Vegas first-time buyer and investor transactions, including Cheyenne Meadows. We identify the best streets and sections within the neighborhood, connect you with lenders who know the FHA and VA landscape here, and handle offer strategy through closing. Call (702) 637-1759 or start a search online — we typically respond within the hour.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Cheyenne Meadows?
These are the questions Cheyenne Meadows 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 neighborhood facts from community records.
Is Cheyenne Meadows in North Las Vegas or Las Vegas?
Cheyenne Meadows is in the City of North Las Vegas, ZIP 89032 — a separate incorporated city from the City of Las Vegas, though both are in Clark County. North Las Vegas has its own police department, city services, and tax base. From a homeownership perspective, the location is interchangeable for most commutes: Downtown Las Vegas is 10 minutes, the Strip is 15.
What is the crime rate in Cheyenne Meadows?
Cheyenne Meadows is an open suburban neighborhood served by the North Las Vegas Police Department — no guard gate. Property crime is the most common category, consistent with mixed commercial-residential corridors. Benchmark specific streets using FBI Uniform Crime Reporting data and ask our agents for their first-hand neighborhood knowledge from recent closings before you commit.
Can I use a VA loan to buy in Cheyenne Meadows?
Yes — VA loans work throughout Cheyenne Meadows. Every home in the $300K–$470K range sits well under the 2026 VA loan limit for Clark County. VA loans allow 0% down for qualifying veterans and active-duty service members. Call (702) 637-1759 and we will connect you with VA-specialist lenders we have worked with in this exact price range.
How far is Cheyenne Meadows from the Strip?
About 10 miles — plan roughly 15 minutes via I-15 South under normal traffic conditions. Harry Reid International Airport runs about 20 minutes on the same route. The I-15 on-ramp is within easy reach of the neighborhood, making this one of North Las Vegas's stronger commuter locations for Strip and airport workers.
Is Cheyenne Meadows good for rental property investing?
Yes — low entry prices from $300,000, strong North Las Vegas rental demand, and a 52% renter share in the area combine for gross yields that work at multiple risk profiles. Late-1990s construction also offers renovation upside. Our team has closed multiple investor transactions in ZIP 89032; call (702) 637-1759 to run current cap-rate scenarios before you build your model.
What are the closest grocery stores to Cheyenne Meadows?
The Cheyenne Avenue commercial corridor immediately adjacent to the neighborhood carries grocery, pharmacy, and daily retail. Smith's Marketplace and Walmart Supercenter both serve the area within a 5-minute drive. The neighborhood's suburban layout means car-dependent daily errands are the norm, consistent with most North Las Vegas residential areas.
How does Cheyenne Meadows compare to Aliante?
Aliante is a master-planned community about 15 minutes north with newer construction, an HOA-maintained trail system, and a casino entertainment complex — entry pricing starts near $350,000, above Cheyenne Meadows. Cheyenne Meadows is better for buyers who want the valley's lowest entry point and minimal HOA carry; Aliante suits buyers who want newer amenities and are willing to pay a modest premium.
What builders built in Cheyenne Meadows?
Various builders developed Cheyenne Meadows from the late 1990s through the mid-2000s — it was not a single-builder master plan. Common production builders active in North Las Vegas during that era included Lennar, KB Home, and D.R. Horton predecessors, among others. Because it was a multi-builder neighborhood, floor plans and construction quality vary by section and street — inspection diligence matters more here than in a single-builder community.
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9,600+ closed transactions, $4.85B+ in total volume. Chris Nevada and the NREG team have worked ZIP 89032 since 2011 — in Cheyenne Meadows, knowing each section's rental return and renovation upside by street is the difference between a good buy and a great one. Tell us what you're looking for.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Cheyenne Meadows?
Compare Cheyenne Meadows with neighboring North Las Vegas communities and nearby cities — Aliante ($350K+, 15 min), Henderson ($548K median, 30 min), and Las Vegas citywide ($476K median, 10 min). Each card pairs the drive time with price positioning so you can judge whether a different neighborhood buys you more home for the money.
A–Z INDEX
Which North Las Vegas Communities Can You Explore A–Z?
Cheyenne Meadows sits within a network of North Las Vegas neighborhoods. The index below links the most relevant nearby communities and parent-city hubs for orientation — our team can pull current listings and neighborhood context for any of them on request.
KEEP LEARNING
What Else Should You Read About Cheyenne Meadows?
These guides extend the research most Cheyenne Meadows buyers do next — understanding the North Las Vegas market, navigating FHA and VA financing, and comparing neighborhoods across the valley. Each is written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The valley-wide playbook — pricing, inventory, rates, and where North Las Vegas fits in the broader metro picture.
Read →BUYER GUIDE
First-Time Home Buyer Las Vegas
FHA, VA, and conventional playbook for Las Vegas Valley first-time buyers — from pre-approval through closing.
Read →CITY HUB
North Las Vegas Community Hub
Every North Las Vegas neighborhood, market data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Cheyenne Meadows Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers regularly. Because Cheyenne Meadows is a neighborhood within a larger city, we present ZIP 89032 area statistics as area benchmarks — not neighborhood-only claims — and note where Census data covers North Las Vegas citywide rather than the neighborhood specifically.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89032 and the North Las Vegas market. lasvegasrealtors.com
- U.S. Census Bureau — North Las Vegas city population, income, age, and housing data (the neighborhood is not separately tabulated). census.gov/quickfacts
- City of North Las Vegas — City services, police coverage, parks, zoning, and infrastructure for the Cheyenne Meadows area. cityofnorthlasvegas.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89032. 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) — North Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Las Vegas MSA employment, unemployment, and wage data. bls.gov
- Clark County School District — K-12 school attendance boundaries and enrollment data for the Cheyenne Meadows area. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for CCSD and charter/private schools. greatschools.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026