Peccole Ranch Homes For Sale

KEY TAKEAWAYS

What Should You Know About Peccole Ranch at a Glance?

Peccole Ranch is a 640-acre master plan with 4,200+ homes across 22 neighborhoods priced $400K–$3M+ in Las Vegas, anchored by guard-gated Queensridge and Canyon Gate per Las Vegas REALTORS MLS data, with a ZIP-area median around $650,000 per the U.S. Census. The takeaways below explain why this plan fits buyers at every budget.

• The widest price band in the west valley: $400K starter single-family to $3M+ Queensridge guard-gated estates — all within one master plan address.
• Maturity and location: 35-plus years of established trees and infrastructure, 10 minutes to Downtown Summerlin, 15 to the Strip.
• Best for: families seeking CCSD school zoning, California relocators trading taxes for value, and buyers who want guard-gated privacy without The Ridges pricing.
• Anchor enclaves: Queensridge (987 guard-gated estates, $800K–$5M+) and Canyon Gate (golf-course community, $700K+) anchor the luxury tier.
• Do your homework: HOA dues range from $50 to $700+ per month by sub-association; Badlands-adjacent parcels need parcel-level due diligence before writing.

Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas

PRICE DISTRIBUTION

How Many Peccole Ranch-Area Homes Sell in Each Price Range?

Across ZIP codes 89117 and 89145, 442+ homes were active in June 2026 per Las Vegas REALTORS MLS data — but the split is wide: entry corridors under $400K coexist with Queensridge estates above $3 million in the same two zip codes. The bands below show where competition actually concentrates at each buyer tier.

Counts reflect active MLS listings across ZIP codes 89117 and 89145 (the Peccole Ranch area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Guard-gated Queensridge starts near $800K; the surrounding established single-family sections fill the $400K–$700K range.

SAFETY & CRIME

Is Peccole Ranch Safe?

• GatedQueensridge + Canyon Gate staffed entry gatesCommunity association security, 24/7
• 72%Owner-occupied householdsCommunity plan record — high ownership = lower incidents
• LVMPDCity of Las Vegas police jurisdictionMetro coverage plan-wide
• 35 yrsEstablished neighborhood character since 1989Owner-heavy stability

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security and ownership data per the plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Peccole Ranch Score?

Peccole Ranch earns strong marks for location, school access, and lifestyle range, with honest trade-offs on HOA tier complexity and the redeveloping Badlands parcels at its western edge. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer considering the 22-neighborhood master plan.

• B+

  Grade B+: Safety

  Guard-gated Queensridge and Canyon Gate offer staffed gates; established single-family sections are 72% owner-occupied with lower incident rates than the citywide average.

• B+

  Grade B+: Schools

  Palo Verde HS (8/10) zoning per GreatSchools, The Meadows School adjacent to Queensridge, and Bishop Gorman within easy reach — strong public-private combination.

• B

  Grade B: Cost of Living

  Plan-wide entry at $400K is accessible for Las Vegas; the Queensridge luxury tier at $800K–$3M+ carries real HOA carrying costs. Nevada's zero income tax offsets both.

• A-

  Grade A-: Amenities

  Parks and greenbelts throughout; Angel Park Golf (36 public holes) adjacent; Peccole Ranch Park, Desert Breeze Park nearby; Downtown Summerlin ten minutes west.

• A-

  Grade A-: Outdoor Access

  Angel Park Golf next door, Red Rock Canyon 20 minutes west, Las Vegas Springs Preserve 15 minutes east, and a network of community walking paths through the plan.

• A

  Grade A: Commute

  Centrally positioned in the west valley — ten minutes to Downtown Summerlin, fifteen to the Strip, and quick 215 Beltway and US-95 access in every direction.

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.

POPULATION & GROWTH

How Fast Is the Peccole Ranch Area Growing?

Peccole Ranch itself is substantially built out at 4,200+ homes — growth comes from remodels, Queensridge teardown-rebuilds, and occasional infill lots rather than new subdivisions. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, sustaining demand for the established west-valley addresses that Peccole Ranch represents.

Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Peccole Ranch Score for Livability?

Peccole Ranch scores highest on commute access, outdoor recreation, and lifestyle range: ten minutes to Downtown Summerlin, Angel Park Golf adjacent, and 22 neighborhoods covering every price tier from $400K to $3M+. Honest trade-offs are HOA complexity across sub-associations and Badlands-adjacent parcels at the western edge. Six categories below, benchmarked to Census and community data.

• 82B+

  Overall Livability

• 76B+

  Schools (zoned + private)

• 78B+

  Safety (owner-heavy, gated enclaves)

• 60B-

  Cost of Living

• 84B+

  Amenities

• 90A-

  Location & Access

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Peccole Ranch Area Real Estate Market Trending?

The charts below show Las Vegas sold medians, market time, and closings from Las Vegas REALTORS MLS data — the benchmark Peccole Ranch trades against. ZIP codes 89117 and 89145 carried a median list around $650,000 in June 2026, with 35 median days on market — faster at the entry tier, slower at the $800K+ guard-gated level.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Peccole Ranch market right now?

Peccole Ranch is a two-speed market — entry single-family homes under $600K in the outer sections move in 25–30 days, while Queensridge guard-gated estates and Canyon Gate golf-course homes at $800K–$3M+ reward patient, well-priced sellers with longer timelines. The plan's breadth means buyers compete across very different tiers in the same zip codes.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area figures span the two Peccole Ranch zip codes and blended corridors — treat as area benchmarks, not neighborhood-specific guarantees.

Neighborhood Comparison

How Do Peccole Ranch's Key Neighborhoods Compare?

A like-for-like comparison of Peccole Ranch's major neighborhoods — entry pricing, lifestyle fit, HOA level, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 22 neighborhoods and varied sub-associations, per-section medians are indicative entry points, not statistical guarantees.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-neighborhood $/SF and DOM are intentionally omitted for small-sample sections — ZIP-area benchmarks: 35-day median DOM, 442+ actives across 89117/89145.

Neighborhood Deep Dive

What's Inside Peccole Ranch's Major Neighborhoods?

BY ZIP CODE

How Do the Peccole Ranch ZIP Codes (89117/89145) Break Down?

Peccole Ranch spans two ZIP codes — 89117 and 89145 — and the table below breaks the area into its real corridors, from guard-gated estates to entry-level single-family neighborhoods. The spread across these two zip codes is unusually wide, per Las Vegas REALTORS MLS data.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: section-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.

WHY PECCOLE RANCH

Why Does Peccole Ranch Stand Apart From Its Peers?

From the 35-year-old tree canopy to the guard-gated Queensridge crown jewel, Peccole Ranch occupies a niche no newly-built master plan can replicate. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and the community's plan record — so you can check every claim.

1. 1

   22 neighborhoods, one address — the widest price range of any west-valley master plan

   From $400K starter single-family in Sierra Madre to $3M+ Queensridge guard-gated estates — all sharing the same central location, school zoning, and community amenities.

   Community plan record
2. 2

   35-plus years of establishment that new plans cannot manufacture

   Mature trees, settled greenbelts, and known neighbors — you pay a premium for newness elsewhere; here you get the character that takes decades to build at market-rate pricing.

   Community plan record (est. 1989)
3. 3

   The most central west-valley position in Las Vegas

   Ten minutes to Downtown Summerlin, fifteen to the Strip, immediate 215 Beltway access — comparable to Queensridge's central argument extended across the full 640-acre plan.

   Community plan record · drive times
4. 4

   Tax-capped carrying costs and Nevada's zero income tax

   Nevada levies zero state income tax, and the 3% annual primary-residence cap under NRS 361.471 keeps property-tax growth predictable across every price tier in the plan.

   Nevada Revised Statutes 361.471
5. 5

   Angel Park Golf and a complete lifestyle radius

   Thirty-six holes of public golf immediately adjacent, Red Rock Canyon twenty minutes west, and Downtown Summerlin ten minutes away — the lifestyle radius requires no membership or long commute.

   Bureau of Land Management · community plan record

WHY BUY IN PECCOLE RANCH

What Are the Top 10 Reasons to Buy a Home in Peccole Ranch?

Peccole Ranch's case rests on maturity, breadth, and tax efficiency: 4,200+ homes across 22 neighborhoods, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a location ten minutes from Downtown Summerlin. Ten sourced reasons follow.

1. 1

   One address, every price tier

   $400K starter to $3M+ guard-gated estate — Peccole Ranch is the only west-valley master plan that covers the full buyer spectrum.

   Community plan record

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most California household relocations.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by Nevada Revised Statutes, keeping long-run ownership costs predictable.

   NRS 361.471

4. 4

   35 years of established character

   Mature trees, settled greenbelts, and known community identity — something new master plans charge a premium for and can't deliver for years.

   Community plan record (est. 1989)

5. 5

   Queensridge and Canyon Gate inside the gates

   Two prestigious guard-gated enclaves — Queensridge (987 luxury estates) and Canyon Gate (golf community) — anchor the master plan's luxury tier.

   Community plan record

6. 6

   Palo Verde High School zoning (8/10)

   One of the west valley's highest-rated public high schools is the zoned campus for most Peccole Ranch addresses.

   GreatSchools

7. 7

   Angel Park Golf Club adjacent

   Thirty-six holes of daily-fee public golf immediately north — no club membership required, morning tee times from your driveway.

   Community plan record

8. 8

   Ten minutes to Downtown Summerlin

   Shopping, dining, Las Vegas Ballpark, and the west valley's corporate corridor are all a short, predictable drive.

   Community plan record · drive times

9. 9

   A liquid, trackable market

   442+ active listings across two ZIP codes provide transparent comps and genuine exit liquidity at every price tier.

   Las Vegas REALTORS, June 2026

10. 10

    Red Rock Canyon twenty minutes west

    The Bureau of Land Management's roughly 195,000-acre conservation area — hiking, climbing, and the scenic loop road — is a short drive from any Peccole Ranch driveway.

    Bureau of Land Management

THIS WEEKEND'S OPEN HOUSES

Can You Tour Peccole Ranch Homes This Weekend?

Open houses happen regularly across Peccole Ranch's non-gated sections — 22 neighborhoods and 4,200+ homes make this one of the west valley's most active markets. Guard-gated Queensridge and Canyon Gate showings require gate-cleared appointments coordinated through our team. Set up alerts to catch new open houses first, or browse all active listings now.

RELOCATION TIMELINE

How to relocate to Peccole Ranch in 8 steps

From first research to keys-in-hand, here's the 8-12 week timeline most Peccole Ranch 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.

1. 01

   Pick your neighborhood tier and set a budget

   Decide which Peccole Ranch you're buying: $400K starter in Sierra Madre, $500K–$700K established single-family, $700K Canyon Gate golf, $800K+ Queensridge guard-gated, or One Queensridge Place towers. Each carries different dues and financing paths.

2. 02

   Get pre-approved — tier-aware

   Entry sections work with FHA (3.5% down) and conventional (3–5%); mid-range sections typically need 10–20%; Queensridge estates above the conforming limit go jumbo with reserves. Tower buyers: confirm building warrantability with your lender early.

3. 03

   Hire a Peccole Ranch specialist

   With 22 neighborhoods, two gated enclaves, and Badlands-adjacent parcels, this market rewards an agent who knows every block. Our team has closed across every price tier inside the plan.

4. 04

   Tour in person or virtually

   Non-gated sections are open for self-guided drives. Queensridge and Canyon Gate showings need gate clearance — we coordinate access with same-day notice in most cases. Virtual tours work well for out-of-state buyers narrowing to three or four candidates.

5. 05

   Write and negotiate the offer

   Cash is common in the guard-gated tier; financed buyers compete with clean terms and tier-vetted pre-approvals. Ask us where each seller actually stands before you write — Peccole Ranch resale data reveals it.

6. 06

   Inspection, HOA docs & parcel diligence

   Order the resale package for the specific sub-association early: dues, reserves, CC&Rs, assessment history. If the home borders former Badlands land, review the latest parcel entitlement status now, not at closing.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. HOA questionnaire turnaround adds a week for gated enclaves; jumbo files may need extra appraisal time.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders if applicable, then handle the DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Peccole Ranch Economy?

Peccole Ranch runs on a professional economy: average household income tops $110,000 — nearly 50% above the Clark County median — with residents in healthcare, technology, and finance. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, and the community's central location puts three major employment corridors within fifteen minutes.

Top Peccole Ranch-Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about twelve minutes away via Rampart
• Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's largest retail employment hub, ten minutes west
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about fifteen minutes west
• The Strip resort corridorThe metro's hospitality and entertainment employment core, fifteen minutes east via Flamingo or Sahara
• Clark County School District (west region)Area campuses including Palo Verde High School, Canarelli Middle, and Scherkenbach Elementary
• City of Las VegasMunicipal services and administration for the parent city that contains Peccole Ranch

Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does Peccole Ranch Compare to Las Vegas, Summerlin & Henderson?

If you're weighing Peccole Ranch against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Peccole Ranch wins on price breadth and maturity, Summerlin on new construction and outdoor trails, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Peccole Ranch income and population figures are community plan-record values; city and county demographics are Las Vegas citywide — the Census does not tabulate the master plan separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Peccole Ranch?

Peccole Ranch sits at the crossroads of the western Las Vegas Valley: Charleston Boulevard, Sahara Avenue, Rampart Boulevard, and Durango Drive all border the master plan, with the 215 Beltway and Summerlin Parkway a few minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Peccole Ranch destinations beat that benchmark.

Drive Times from Peccole Ranch

• 5 minTivoli Village (dining & errands)Rampart Blvd at Alta Dr
• ~10 minDowntown SummerlinW Sahara Ave or Summerlin Pkwy
• ~12 minSummerlin Hospital Medical CenterRampart Blvd north
• ~15 minLas Vegas StripW Flamingo Rd or W Sahara Ave east
• ~20 minRed Rock CanyonW Charleston Blvd west
• 20-25 minDowntown Las VegasAlta Dr / US-95 east
• ~25 minHarry Reid Intl AirportI-215 south → I-15
• ~50 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default and unusually efficient: four major arterials border the plan, with the 215 Beltway and Summerlin Parkway minutes from any address. Traffic on Charleston and Sahara is manageable outside peak hours.

• RTC Transit

  Routes run the Charleston and Sahara corridors just outside the community. Transit works for commutes to UNLV or downtown; most Peccole Ranch residents plan their life around a car.

• Cycling & Trails

  Internal paths through the community connect to west-valley routes. Red Rock Canyon's scenic loop road — one of the best road-cycling routes in the Southwest — starts twenty minutes west.

• Rideshare

  Fast and reliable this close to the core. Airport runs cost roughly $25–$40; guard-gated sections (Queensridge, Canyon Gate) require gate clearance coordinated in advance for pickup.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in Peccole Ranch?

It depends on which of the 22 neighborhoods you target. Entry homes from $400K–$500K can qualify for 3.5% down through FHA or 3% through Fannie Mae conventional programs. Mid-range homes at $500K–$700K typically require 5–20% down. Queensridge guard-gated estates above the conforming loan limit require jumbo financing, where lenders typically want 20–25% plus reserves. VA loans allow 0% for eligible veterans regardless of tier.

PEOPLE ALSO ASK

What Else Do People Ask About Peccole Ranch?

These are the eight queries Peccole Ranch 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 record.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Direct builder relationships, 9,061+ five-star reviews, and 9,600+ closed transactions totaling $4.85B+ in volume since 2011. Our agents have represented buyers and sellers across all 22 Peccole Ranch neighborhoods — from Sierra Madre starter homes to guard-gated Queensridge estates and One Queensridge Place tower residences. That depth is the team's #1 Nevada ranking.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Peccole Ranch?

Compare Peccole Ranch with neighboring master plans and nearby cities across the west and central valley. Each card pairs the commute time with price positioning, so you can judge whether the mature established character of Peccole Ranch is worth the trade-off against newer construction or different price points.

A–Z INDEX

Which Peccole Ranch Neighborhoods Can You Explore A–Z?

Twenty-two neighborhoods make up the Peccole Ranch master plan — from entry single-family to guard-gated luxury estates. The entries below are indexed alphabetically for orientation; our team can pull current listings, dues, and HOA documents for any section on request.

Sources & Methodology

Where Does This Peccole Ranch Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Peccole Ranch spans 22 sub-associations and two ZIP codes, we present ZIP-area statistics (89117/89145) as area benchmarks — never plan-only claims — and omit section-level medians that small samples cannot support. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89117/89145. lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Peccole Ranch is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — City services, police coverage, Badlands-parcel planning matters, and short-term rental regulations. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, and parcel data across the Peccole Ranch ZIP codes. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates and national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
8. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for CCSD and private campuses. greatschools.org
9. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
11. California Franchise Tax Board — California state income-tax rates (13.3% top marginal) for the NV-vs-CA relocation comparison. ftb.ca.gov

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026