7/10Reedom Elementary
Zoned · NLV (10 min)
K-5700 Students18:1
North Las Vegas
Providence Ridge Homes For Sale
Nevada's #1 team for Providence Ridge real estate. Search new-construction and resale single-family homes with mountain views in North Las Vegas' fast-growing northwest corridor near US-95 and the 215 Beltway.
AREA MEDIAN LIST (89166/89131)
$560K
LVR / GLVAR, June 2026
COMMUNITY PRICE RANGE
$380K–$620K
Builder and resale data
HOMES IN COMMUNITY
400+
Community plan record
DAYS ON MARKET (AREA)
40
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Providence Ridge at a Glance?
Providence Ridge pairs 400+ nearly-new Richmond American homes priced $380K–$620K in the 89166 ZIP corridor with elevated lots and mountain views per the community plan record, and a North Las Vegas population growth trajectory confirmed by the U.S. Census and market-time data from Las Vegas REALTORS. The takeaways below unpack what that means for buyers and investors.
- Value positioning: nearly-new single-family homes from $380K buy significantly more space and quality than comparable Summerlin or Henderson product at the same budget.
- The location: far-northwest North Las Vegas near the Providence master plan and Skye Canyon — elevated lots with Spring Mountain views, US-95 and 215 Beltway access within minutes.
- Best for: first-time buyers, California relocators, and outdoor-active families who want newer construction and mountain views without a luxury price tag.
- Growth trajectory: new CCSD schools, roads, parks, and commercial development are filling in continuously — early buyers have historically benefited from infrastructure catch-up appreciation.
- Do your homework: Richmond American resale vs. remaining new inventory, lot premium analysis, and HOA phase-by-phase due diligence all reward local expertise.
Last updated June 2026 · Sources: LVR / GLVAR, U.S. Census, City of North Las Vegas
Where Can I Find Providence Ridge Homes for Sale?
ZIP codes 89166 and 89131 carried active listings across the Providence Ridge corridor in June 2026 according to Las Vegas REALTORS GLVAR data. Both near-new resales and any remaining new builder inventory appear in the feed below, refreshed daily — our team tracks both pipelines so you can compare builder incentives against resale value before you decide.
PRICE DISTRIBUTION
How Many Providence Ridge-Area Homes Sell in Each Price Range?
Across ZIP codes 89166 and 89131, active listings in June 2026 per Las Vegas REALTORS GLVAR data span from affordable entry-tier inventory to mid-range family homes. Providence Ridge itself concentrates in the $380K–$620K band — the counts below show where competition concentrates across the broader corridor.
Browse Providence Ridge Listings
How Can You Find a Providence Ridge Home by Type, Lifestyle & Price?
Active listings across the Providence Ridge corridor break down into nearly-new and new construction, three property types, and the price bands below — each link opens our live North Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS GLVAR data.
Which Providence Ridge Sections Should You Explore?
Providence Ridge is an open master-planned community with several phases and floor-plan collections. The cards below link to the most relevant search or hub page for each buyer profile.
Near-New · Established Streets
Providence Ridge — Phase 1 (Core)
Mountain Views · Premium PositioningProvidence Ridge — Elevated Lots
New-Build · Latest Floor PlansProvidence Ridge — Newer Phases
Established · Value AlternativeProvidence Master Plan (adjacent)
Amenity-Rich · Park SystemSkye Canyon (nearby)
Full Market · All Price PointsNorth Las Vegas (citywide)
By Property Type
By Price Range
Updated daily · 400 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Providence Ridge Listings First?
Custom alerts by phase, price, beds, and view orientation — no spam, unsubscribe anytime. Nearly-new Richmond American homes in move-in condition move quickly when priced right; alert subscribers see new listings within hours of posting, not days, giving you a real edge over competing buyers in the 89166 corridor.
- 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
EDUCATION7/10 
8/10
8/10
How Are the Schools for Providence Ridge?
Schools are a growing strength of a Providence Ridge address: zoned CCSD campuses serve the community, and charter options like Doral Academy of Nevada (8/10) and Pinecrest Academy (8/10) add real school choice — while new CCSD campuses are being added as the northern valley grows. The cards below map realistic options by level, with drive times.
7/10Top Rated
8/10
8/10Doral Academy of Nevada
Charter · NLV campus (10 min)
K-121200 Students18:1
8/10Pinecrest Academy of Nevada
Charter · NLV area (15 min)
K-8900 Students16:1
8/10Faith Lutheran (Lower)
Private · Las Vegas (25 min)
K-5500 Students15:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Providence Ridge Families?
According to GreatSchools.org, Providence Ridge families have solid public zoning — Shadow Ridge High School (7/10) and Reedom Elementary — plus strong charter options in Doral Academy (8/10) and Pinecrest Academy (8/10). Private alternatives include Bishop Gorman High School and Faith Lutheran. All ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman High School | Private | 9-12 | A+ | Las Vegas · 30 min | $380,000+ |
| 2 | Doral Academy of Nevada | Public charter | K-12 | 8/10 | NLV campus · 10 min | $380,000+ |
| 3 | Pinecrest Academy of Nevada | Public charter | K-8 | 8/10 | NLV area · 15 min | $380,000+ |
| 4 | Shadow Ridge High School | Public (zoned) | 9-12 | 7/10 | CCSD · 10 min | $380,000+ |
| 5 | Reedom Elementary | Public (zoned) | K-5 | 7/10 | NLV · 10 min | $380,000+ |
SAFETY & CRIME
Is Providence Ridge Safe?
Direct Answer
Yes — by suburban design. Providence Ridge is an open master-planned community served by City of North Las Vegas police. Newer-construction neighborhoods like this typically show incident profiles limited to minor property matters. Benchmark the area using FBI Uniform Crime Reporting data and ask our agents for context before you write an offer.
- City of North Las Vegas police jurisdictionFull patrol coverage for the community
- Newer construction, lower incident profileTypical of new-build suburban communities
- Family-oriented suburban streetsNeighborhood watch culture in new communities
- Benchmark with federal crime dataVerify before any offer — ask our team
What Buyers Should Know
Providence Ridge sits in a family-oriented growth corridor on the far northwest edge of North Las Vegas — the type of newer suburban community where most incidents, when they occur, are minor property matters: package theft and opportunistic vehicle break-ins at commercial edges, not violent crime on residential streets.
The surrounding 89166/89131 ZIP corridor is in active build-out mode, meaning the commercial density that sometimes correlates with elevated incident rates is still thin. As shopping centers and services fill in, the safety profile of the corridor will continue to develop — buyers should benchmark against current FBI Uniform Crime Reporting data, not assumptions.
For families making this their primary residence, the practical picture is a quiet, modern suburban neighborhood policed by the City of North Las Vegas with a neighborhood-watch culture typical of communities where most residents are owners and many are first-time homebuyers investing in the area together.
Sources: FBI Uniform Crime Reporting (latest available data), City of North Las Vegas. Community details per the plan record. Last updated June 2026.
Living In
What's It Like Living in Providence Ridge, North Las Vegas?
The Answer
Providence Ridge is a family-oriented, nearly-new community on the far-northwest Las Vegas Valley edge — elevated lots with Spring Mountain views, modern Richmond American homes from $380K, and parks minutes away. City services come through the City of North Las Vegas, with new CCSD schools, retail, and road improvements continuously delivered as the 89166 corridor builds out.
What is Providence Ridge known for?
Providence Ridge is known for nearly-new Richmond American construction at the valley's best value-per-square-foot in the $380K–$620K range, elevated lots with views toward the Spring Mountains, and a quiet family-oriented street pattern near the Providence master plan and Skye Canyon communities.
Who should live in Providence Ridge?
First-time buyers using FHA or VA financing, California relocators trading coastal taxes for North Las Vegas value, and outdoor-active families who want newer construction, new schools, and 215 Beltway access without Summerlin or Henderson pricing.
What is daily life like?
Morning walks on community paths with mountain views, school drop-offs at Reedom Elementary or nearby CCSD campuses, weekend hikes near Floyd Lamb Park or Craig Ranch Regional Park, and easy US-95 access to Downtown Las Vegas in about 15 minutes or the Strip in 25.
Location
Where Is Providence Ridge
Providence Ridge sits in the far-northwest corner of North Las Vegas in ZIP code 89166, near the Providence master plan and Skye Canyon communities. Elevated terrain with views toward the Spring Mountains. About 25 miles from the Strip via I-15 or US-95.
Downtown Las Vegas
15
Min
Strip
25
Min
Harry Reid Airport
30
Min
Craig Ranch Regional Park
10
Min
Mt. Charleston
45
Min
Providence Ridge
At a Glance$560,000
Area Median List Price (89166/89131)
$380K–$620K
Community Price Range
400+
Homes in Community
40
Days on Market (Area)
- Setting
- Master-planned, open neighborhood
- Acreage
- ~70 acres
- Homes
- 400+
- Established
- 2019
- Developer
- Richmond American Homes
- Type
- New Construction · Single-Family
- Gate
- Open community (no gate)
- HOA
- $60–$165/mo
- Schools
- CCSD / Charter / Private options
- ZIP Code
- 89166 (primary), 89131
- Sunshine
- 300 days/year
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Providence Ridge Score?
Providence Ridge earns high marks for value, new construction quality, and family friendliness, with honest trade-offs on commute distance and the ongoing build-out of surrounding commercial and school infrastructure. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer.
Grade B+: Safety
Open community with City of North Las Vegas police coverage; newer suburban neighborhoods typically show low incident rates across property categories.
Grade B: Schools
Zoned CCSD campuses include Shadow Ridge High School (7/10); charter options Doral Academy and Pinecrest (8/10) add real school choice for families.
Grade A: Value
Near-new Richmond American construction from $380K is among the valley's strongest value propositions — significantly more home per dollar than Summerlin or Henderson.
Grade B: Amenities
Growing commercial base nearby; Craig Ranch Regional Park (170 acres, splash pad) within 10 minutes; Aliante Nature Discovery Park and Floyd Lamb Park close by.
Grade B+: Outdoor Access
Floyd Lamb Park, Craig Ranch Regional Park, and Aliante Nature Discovery Park all within 10–15 minutes; Mt. Charleston ski and hiking 45 minutes north.
Grade B: Commute
US-95 and 215 Beltway provide solid freeway access; Downtown Las Vegas is 15 minutes, Strip is 25 — trade-off for northwest value pricing.
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 Providence Ridge a good place to live?
Yes — especially for value-driven buyers who want nearly-new construction with mountain views. Providence Ridge pairs modern Richmond American homes priced $380K–$620K with elevated lots, low HOA dues of $60–$165 per month, and a family-oriented community near the Providence master plan and Skye Canyon. The trade-offs are real — longer Strip commute than westside Las Vegas, commercial build-out still in progress — but for first-time buyers and California relocators, few addresses in the valley deliver this much home at this price.
Source: City of North Las Vegas
DEMOGRAPHICS
Who Lives in Providence Ridge?
According to the U.S. Census Bureau QuickFacts for North Las Vegas — the city that contains Providence Ridge — the parent city holds 278,722 residents with a median household income of $72,004. Inside Providence Ridge, community plan records show roughly 1,200+ residents across 400+ households, a median age near 34, and average household income above $65,000.
The Census does not break the neighborhood out as its own place, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within Providence Ridge, our closing data shows a mix of first-time buyers using FHA financing, young families relocating from California, and working professionals drawn by near-new construction at North Las Vegas value pricing.
~1,200+
vs NLV 278,722
~34
vs Clark Co 38
$65,000+
vs NLV median $72,004
65%
vs Clark Co 59%
400+
vs Clark Co ~860,000
$380K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, North Las Vegas city · Updated
POPULATION & GROWTH
How Fast Is the Providence Ridge Area Growing?
Providence Ridge is still in active build-out within one of Nevada's fastest-growing cities. North Las Vegas has added roughly 35,000 residents since 2010 per U.S. Census counts, and the 89166 northwest corridor is among the most active rooftop-delivery zones in the metro — new schools, roads, and commercial anchors are being delivered continuously to match residential growth.
278,722North Las Vegas residents (Census)
400+Providence Ridge homes (building out)
~320,000North Las Vegas projected, 2030
North Las Vegas citywide population trajectory, 2010–2030 (projected)
Providence Ridge itself is in the final phases of build-out, with the 89166 corridor adding rooftops, commercial tenants, and school capacity simultaneously. Early buyers who purchased in 2019–2022 have benefited from the infrastructure catch-up appreciation that typically characterizes growth-corridor communities; the trajectory continues as the northwest valley fills in.
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 Providence Ridge Score for Livability?
Providence Ridge scores highest on value, new construction quality, and outdoor recreation access: nearly-new Richmond American homes from $380K on elevated lots with mountain views, strong family amenities nearby, and consistent CCSD school options. The honest trade-offs are commute distance to the Strip and a commercial build-out still in progress. Six categories below, benchmarked to Census and CCSD data.
- 78B+
Overall Livability
- 72B
Schools (zoned + charter)
- 76B+
Safety
- 90A
Value (price vs. quality)
- 74B
Amenities
- 70B-
Commute & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Providence Ridge Area Real Estate Market Trending?
The charts below show North Las Vegas sold medians, market time, and monthly closings from Las Vegas REALTORS GLVAR data — the liquid benchmark the 89166/89131 corridor trades against. ZIP-area figures are labeled as such; Providence Ridge community-specific stats are drawn from the plan record and NREG transaction history.
Median List Price
$560,000 area median across 89166/89131, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
40 median days across the ZIP area; near-new resales can move faster when priced right
vs May 2025
Source: Las Vegas REALTORS
Community Price Range
$380K–$620K Richmond American new and resale homes per community plan record
vs May 2025
Source: Las Vegas REALTORS
40
MEDIAN DAYS ON MARKET
$560K
AREA MEDIAN LIST
400+
HOMES IN COMMUNITY
< 1 hr
OUR RESPONSE TIME
GROWING FAST
Get matched with a
North Las Vegas specialist.
Market Competitiveness
How competitive is the Providence Ridge market right now?
The 89166/89131 corridor is a balanced-to-active market — homes sold in roughly 40 median days per Las Vegas REALTORS GLVAR data, with near-new resales competing against any remaining new builder inventory. Well-priced homes in move-in condition move quickly; overpriced listings sit as buyers compare against new releases.
52Balanced-to-Active
- 40 daysArea median DOM (sold data)
- $560KArea median list price (89166/89131)
- $380K–$620KCommunity plan price range
- 400+Homes in Providence Ridge
Is Providence Ridge Right for You?
Who Should Buy a Home in Providence Ridge?
Providence Ridge isn't one-size-fits-all — it's nearly-new construction at the valley's strongest value tier, with elevated lot views and a family orientation that rewards specific buyer types more than others. Six profiles below match lifestyles to the community, followed by honest pros and trade-offs our team walks every client through before a first showing.
Which Providence Ridge Buyers Get the Most Value?
First-Time Buyers
- FHA (3.5% down) and VA (0% down) accessible at $380K–$500K
- Near-new homes without the $50,000–$80,000 premium of brand-new inventory
- Low HOA dues of $60–$165/mo keep monthly costs predictable
- New CCSD schools and charter options for growing families
California Relocators
- Zero state income tax vs. California's 13.3% top rate
- Near-new 3–5 BR homes from $380K vs. $700K+ Inland Empire equivalents
- Property tax capped at 3% annually under NRS 361.471
- Our relocation team handles virtual tours and builder incentive analysis
Families With Children
- Zoned to Shadow Ridge High School (7/10) and Reedom Elementary
- Charter access to Doral Academy (8/10) and Pinecrest Academy (8/10)
- Craig Ranch Regional Park splash pad and sports fields 10 minutes away
- Quiet, suburban streets with a neighborhood-watch culture
Mountain-View Seekers
- Elevated lots with genuine Spring Mountain and desert landscape views
- Mt. Charleston ski and hiking terrain 45 minutes north via US-95
- Floyd Lamb Park and Craig Ranch outdoor access 10–15 minutes away
- Northwest exposure that minimizes afternoon desert heat in summer
Growth-Corridor Investors
- Early-stage infrastructure catch-up appreciation in the 89166 corridor
- Rental demand from the growing North Las Vegas workforce
- Affordable entry compared to Henderson or Summerlin investment alternatives
- Long-hold strategy — 5–10 years to capture school and commercial build-out uplift
Remote Professionals
- Larger modern floor plans at $380K–$620K vs. California equivalents above $700K
- Energy-efficient Richmond American construction cuts utility costs
- US-95 and 215 Beltway access if periodic in-person work requires valley commuting
- Outdoor recreation within 45 minutes — skiing, hiking, golf — for work-life balance
Best Fit For
- First-time buyers — FHA and VA financing accessible at $380K–$500K, near-new construction, and low HOA dues that make monthly costs predictable.
- California relocators — zero state income tax, a 3% property-tax cap, and near-new 3–5 bedroom homes at a fraction of equivalent California pricing.
- Families — Shadow Ridge High School zoning, charter options Doral Academy and Pinecrest, and Craig Ranch Regional Park 10 minutes away.
- Mountain-view buyers — elevated lots with Spring Mountain views, Mt. Charleston 45 minutes north, and a northwest corridor that stays cooler than valley-floor alternatives.
- Growth-corridor investors — infrastructure build-out trajectory — schools, roads, commercial — that has historically supported appreciation in comparable North Las Vegas communities.
- Remote professionals — larger, newer floor plans at the valley's best price-per-square-foot, with US-95 and 215 Beltway flexibility if in-person work needs ever return.
Ready to explore homes in Providence Ridge? Our team tracks every active listing, Richmond American incentive cycle, and lot-premium analysis in the 89166 corridor.
Start Your Home SearchPros
- The valley's strongest value: nearly-new Richmond American 3–5 BR homes from $380K with modern systems and design-center finishes
- Elevated lots with genuine Spring Mountain views — a lifestyle asset at no cost premium over flat-lot alternatives
- Zero state income tax and a 3% property-tax cap under NRS 361.471 — structural cost advantage over California ownership
- FHA and VA financing accessible across most of the price range — real low-down options without stretching to a conforming ceiling
- Growth corridor infrastructure actively catching up — schools, commercial, roads — which has historically supported appreciation
- Craig Ranch Regional Park (170 acres, splash pad), Floyd Lamb Park, and Mt. Charleston within the recreation radius
- Charter school choice via Doral Academy (8/10) and Pinecrest Academy (8/10) adds school-quality optionality
Honest Considerations
- Longer Strip commute — roughly 25 minutes via I-15 or US-95, meaningfully more than westside Las Vegas communities
- Commercial build-out still in progress — grocery anchors, restaurants, and services are improving but not fully matured
- Open community — no guard gate, so security is standard suburban rather than staffed-entry gated
- CCSD zoned campuses (Escobedo MS at 6/10) have room to improve — charter alternatives are the workaround many families use
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley; elevated lots get afternoon desert wind
- Resale competition from ongoing new construction — if remaining builder lots are available, buyers may prefer new over resale at similar pricing
Section Comparison
How Do Providence Ridge's Phases and Sections Compare?
A comparison of Providence Ridge's key sections — phase vintage, lot positioning, and buyer fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 400+ homes in an open build-out, section-level medians have small samples — we publish price ranges and positioning descriptors instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Phase 1 — Core Established | From $380K | n/a* | n/a* | n/a* | Entry · Established streets |
| Elevated-Lot Section | From $480K | n/a* | n/a* | n/a* | Views · Premium positioning |
| Newer Phases (2021–2023) | From $450K | n/a* | n/a* | n/a* | Near-new · Latest floor plans |
| Adjacent Providence Master Plan | From $350K | n/a* | n/a* | n/a* | Value comparison · Entry |
Source: Las Vegas REALTORS GLVAR data plus the NREG community plan record, June 2026. Per-section $/SF and DOM are intentionally omitted — samples are too small to be meaningful. ZIP-area benchmarks: ~40-day median DOM, $560K area median list.
Section Deep Dive
What Is Inside Providence Ridge's Phases?
Submarket 1
Phase 1 — Core Established
The original Richmond American phase — early-vintage homes built 2019–2020, the most established streets in the community with mature landscaping beginning to show.
Browse Phase 1 — Core Established homes →$380KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Elevated-Lot Section
Lots on the higher terrain with direct views toward the Spring Mountains — buyers pay a modest premium over flat lots for the view orientation and reduced neighbor adjacency.
Browse Elevated-Lot Section homes →$480KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Newer Phases (2021–2023)
The most recent Richmond American releases — updated floor plans with open-concept layouts and the latest energy-efficiency specs. Pricing is slightly above original phases.
Browse Newer Phases (2021–2023) homes →$450KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Adjacent Providence Master Plan
The broader Providence master plan adjacent to Providence Ridge — useful as a comp set and for buyers who want the same school zone and corridor at potentially lower entry points.
Browse Adjacent Providence Master Plan homes →$350KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Providence Ridge — Elevated Mountain View Lots
The standout product in Providence Ridge: elevated terrain lots with genuine Spring Mountain and desert landscape views — a tangible lifestyle differentiator at modest premium over flat-lot alternatives in the same community. Richmond American's largest floor plans typically land on these lots.
Browse Providence Ridge — Elevated Mountain View Lots homes →400+Total Homes
$380KEntry Price
$60–$165HOA / Month
2019Established
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which section
or floor plan fits?
BY ZIP CODE
How Do the Providence Ridge ZIP Codes (89166/89131) Break Down?
Providence Ridge is primarily in ZIP code 89166, with some corridor overlap into 89131. The table below breaks the ZIP area into its real segments — from Providence Ridge's core to adjacent master plans. The spread illustrates the value positioning: the same ZIP codes carry both entry-tier and move-up inventory.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89166 | Providence Ridge (primary community) — Richmond American near-new single-family | $380K–$620K (plan range) | n/a* | ~40 (area) | 400+ homes (community) | n/a* |
| 89166 | Providence master plan (adjacent established community) | From $350K | n/a* | ~40 (area) | — | n/a* |
| 89131 | Skye Canyon and northwest corridor communities | From $400K | n/a* | ~40 (area) | — | n/a* |
| 89166 | Full 89166/89131 ZIP area benchmark combined | $560,000 area median list | — | 40 | Active listings per LVR | n/a* |
Source: Las Vegas REALTORS GLVAR data plus NREG corridor analysis. *Section-level $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be meaningful. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Providence Ridge Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the community plan record — capture Providence Ridge faster than any brochure: 400+ homes, $380K–$620K pricing, nearly-new Richmond American construction, and a North Las Vegas growth corridor with infrastructure actively catching up to residential rooftops.
$560K
Area median list price across ZIP codes 89166/89131 in June 2026 per Las Vegas REALTORS GLVAR data.
Las Vegas REALTORS
$380K–$620K
Providence Ridge's community plan price range — nearly-new Richmond American single-family homes from entry to move-up.
Community plan record
400+
Homes across approximately 70 acres of master-planned community, established 2019 by Richmond American.
Community plan record
40 days
Median days from list to accepted offer across the ZIP area — balanced market with near-new resales moving when priced right.
LVR / GLVAR, June 2026
$60–$165
Monthly HOA dues per the community plan record — among the lowest in the northwest valley for a master-planned community.
Community plan record
2019
The year Richmond American began development — most homes are 3–7 years old, meaning nearly-new systems and modern floor plans throughout.
Community plan record
0%
Nevada state income tax — zero, compared to California's top marginal rate of 13.3% per the Franchise Tax Board.
Nevada Department of Taxation
25 min
Drive to the Strip via I-15 or US-95 — the trade-off for northwest valley value pricing versus central Las Vegas options.
Community plan record drive times
WHY PROVIDENCE RIDGE
Why Does Providence Ridge Stand Apart From Its Peers?
From mountain-view elevated lots to Richmond American construction at the valley's best value tier, Providence Ridge occupies a niche few northwest communities fill. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Census figures, CCSD data, and the community plan record — so you can check every claim.
- Community plan record · LVR GLVAR data
Value leadership in the northwest valley
Nearly-new Richmond American homes from $380K deliver more square footage and newer systems than comparable Summerlin or Henderson product — a floor-plan-per-dollar advantage that is structural, not cyclical.
- Community plan record
Elevated lots with mountain views
Terrain on the far-northwest valley edge means many Providence Ridge lots have genuine Spring Mountain and desert landscape views — a lifestyle amenity that resale photos alone can't replicate.
- NLV capital improvement records
Growth corridor appreciation trajectory
Infrastructure — schools, roads, commercial anchors — is actively catching up to residential rooftops in the 89166 corridor, which has historically supported appreciation for early buyers.
- Nevada Revised Statutes 361.471
Tax advantages that compound
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax create a carrying-cost environment that materially outperforms coastal California over any 5-year hold.
- CCSD · North Las Vegas CIP
Family infrastructure in active delivery
New CCSD schools, Craig Ranch Regional Park expansion, and improved US-95 interchange access are each delivering in the buy-horizon — the community gets better every year.
WHY BUY IN PROVIDENCE RIDGE
What Are the Top 10 Reasons to Buy a Home in Providence Ridge?
Providence Ridge's case rests on value, growth trajectory, and family lifestyle: nearly-new Richmond American construction from $380K, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and mountain views on elevated lots. Ten sourced reasons follow.
The valley's best value at $380K–$620K
Nearly-new Richmond American construction delivers more per dollar here than comparable new-build product in Summerlin or Henderson at similar budgets.
Community plan record · LVR GLVAR
Zero state income tax
Nevada levies no personal income tax — significant annual savings for California relocators, especially dual-income households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, protecting ownership costs over a long hold horizon.
NRS 361.471
Elevated lots with mountain views
Many Providence Ridge lots look toward the Spring Mountains — a tangible lifestyle amenity at no additional cost versus comparable non-view lots.
Community plan record
Infrastructure growth trajectory
New schools, roads, and commercial development are filling in around the community — early buyers have historically benefited from infrastructure catch-up appreciation.
NLV capital improvement records
FHA and VA financing accessibility
At $380K–$620K, Providence Ridge is one of the few new-construction corridors where FHA (3.5% down) and VA (0% down) loans are genuinely applicable.
HUD FHA loan limits 2026
Strong school choice
Zoned to Shadow Ridge High School (7/10), with Doral Academy (8/10) and Pinecrest Academy (8/10) charter options and Bishop Gorman 30 minutes away.
GreatSchools · CCSD
Outdoor recreation minutes away
Craig Ranch Regional Park (170 acres, splash pad) within 10 minutes; Floyd Lamb Park and Aliante Nature Discovery Park close by; Mt. Charleston 45 minutes north.
City of North Las Vegas parks record
Richmond American construction quality
Modern floor plans with energy-efficient systems, smart-home features, and design-center customizations — new or near-new condition throughout.
Community plan record
Proximity to the Providence master plan
Sitting adjacent to the established Providence master plan adds commercial amenities and community context ahead of the Providence Ridge corridor's own full build-out.
Community plan record
New Construction
Who Builds New Homes in and Around Providence Ridge?
Richmond American Homes is the primary builder in Providence Ridge, with additional new-construction activity from other national builders in adjacent 89166/89131 corridor phases. Incentives shift monthly — always get a current written quote and compare against resale comps before committing to any new-build purchase.
Entry to Mid-Market
Richmond American Homes
The community's original builder — know their incentive cycle before you write
Family & Mid-Market
Lennar
Often bundles closing cost credits and Wi-Fi-enabled "Everything's Included" packages
Value-Oriented
Century Communities
Value-anchor alternative to compare against Richmond American resales
Design Flexibility
KB Home
Strong design-studio flexibility — compare customization value against near-new resales
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers who want new construction without an age restriction
Outdoor Recreation
What Outdoor Amenities Does Providence Ridge Offer?
Craig Ranch Regional Park (170 acres, splash pad) is 10 minutes away, Floyd Lamb Park and Mt. Charleston are within 45 minutes, and the 215 Beltway reaches valley-wide trail systems in under 20 minutes. The City of North Las Vegas maintains the surrounding park network — a genuine outdoor lifestyle at no premium.
10 MIN
Craig Ranch Regional Park
~170 acresSports · Trails · Splash PadFree
One of North Las Vegas's premier parks: amphitheater, soccer fields, basketball courts, walking trails, a dedicated splash pad, and playgrounds — genuinely versatile for all ages.
12 MIN
Floyd Lamb Park
~680 acresPonds · Trails · WildlifeFee/Free
A 680-acre urban refuge with shaded ponds, walking trails, picnic areas, and consistent wildlife sightings — a counterweight to the desert landscape that surprises most first-time visitors.
15 MIN
Aliante Nature Discovery Park
~20 acresNature Trails · Desert GardensFree
Desert gardens, nature trails, picnic areas, and playground equipment — a smaller-scale retreat with interpretive signage perfect for elementary-age children and afternoon walks.
5 MIN
Providence Community Park
~15 acresPlayground · Paths · Open FieldsFree
The adjacent Providence master plan's community park — walking paths, open grass fields, and playgrounds that Providence Ridge residents can access just minutes from their front door.
45 MIN
Mt. Charleston
Charleston Peak NRAHiking · Skiing · CampingFree/Fee
Lee Canyon ski area and the Spring Mountains National Recreation Area start about 45 minutes north via US-95 and NV-157 — one of the Southwest's most accessible alpine escapes from a valley metro.
10 MIN
Skye Canyon Park
~20 acresTrails · Fitness StationsFree
The Skye Canyon community's park system — walking and biking trails, fitness stations, and open lawns that Providence Ridge neighbors regularly access via the adjacent corridor.
15 MIN
Las Vegas Paiute Golf Resort
54 holesPublic golfPublic
Three championship public-access courses on tribal land northwest of the community — affordable daily-fee golf with mountain backdrop views that premium private clubs can't beat on price.
ADJACENT
US-95 Trail Corridor
Multi-use pathBiking · JoggingFree
The US-95 multi-use trail runs near the community, connecting northwest valley riders and joggers to broader valley trail networks — an underused asset most new residents discover within the first month.
The Providence Ridge Lifestyle
What Does a Weekend in Providence Ridge Look Like?
Three moods within minutes: a morning run on community paths with Spring Mountain views, a family afternoon at Craig Ranch Regional Park's splash pad and sports fields, and a drive north to Mt. Charleston's hiking terrain — all within the 45-minute radius the City of North Las Vegas continues to build out with new parks and recreational corridors.
400+Homes in the Community
~70Acres of Master-Planned Neighborhood
25Minutes to the Strip
$380KEntry Price Point
THIS WEEKEND'S OPEN HOUSES
Can You Tour Providence Ridge Homes This Weekend?
Providence Ridge is an open community — no gate to coordinate — so most listings run traditional Saturday and Sunday open houses. Set up instant alerts to be notified the moment a home schedules an open house, or browse every active listing now and let us arrange private showings at your convenience, including virtual walkthroughs for out-of-state buyers.
Quick Answer
What are HOA fees in Providence Ridge?
HOA dues in Providence Ridge run $60–$165 per month depending on the sub-association and phase, covering common-area maintenance and community amenities. Always request the HOA disclosure package — current fee, reserve study, and CC&Rs — early in escrow so nothing surprises you at the table. Nevada's standard escrow runs 30–45 days; order that package in the first week after acceptance so you have time to review and negotiate if anything looks off.
Moving to Providence Ridge
Should I Move to Providence Ridge?
Every month, families from the Bay Area and Southern California discover that new-construction homes priced out of reach in California are attainable in North Las Vegas — without a state income tax. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item frequently funds the entire move.
Why California Families Are Choosing Providence Ridge
The tax math is direct: California's top marginal state income tax is 13.3% — Nevada's is zero. A dual-income household earning $160,000 saves roughly $8,000 or more annually in state income taxes alone. Providence Ridge adds what California's comparable price tier cannot answer: nearly-new or new Richmond American construction with 3–5 bedrooms from $380,000, an effective property-tax rate of 0.5–0.7% capped at 3% annual growth, mountain views on elevated lots, and parks minutes from your driveway.
At a $550,000 budget, an Inland Empire buyer is looking at a dated 1990s tract home on a small lot. That same budget at Providence Ridge secures a contemporary Richmond American home with 3–4 bedrooms, open-concept layout, and elevated lot views toward the Spring Mountains — with lower taxes, lower insurance, and an outdoor recreation radius that rivals any California suburb.
According to Las Vegas REALTORS, ZIP code 89166 has shown consistent demand in 2026 as North Las Vegas infrastructure investment accelerates. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The Bureau of Labor Statistics places the Las Vegas metro among the West's strongest labor markets, and the U.S. Census Bureau tracks North Las Vegas as one of Nevada's fastest-growing cities by rooftop count.
Providence Ridge draws a working-family professional economy: educators, healthcare workers, logistics employees, and remote professionals who work from larger, newer floor plans than California budgets could buy. The community's access to US-95 and the 215 Beltway opens North Las Vegas, Downtown Las Vegas, and the Strip employment corridor, while a growing local commercial base — grocers, restaurants, services — fills in as the 89166 corridor continues its build-out.
Cost of Living Snapshot — Providence Ridge vs. Southern California
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax, no personal property tax on vehicles beyond registration, and a 3% primary-residence tax cap. The category that flips most dramatically is housing: nearly-new family homes that start near $380,000 here start above $700,000 in the Inland Empire and well above $1M in most of Southern California.
| Metric | Providence Ridge, NV | Southern California |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| New-Construction Entry Price | From $380K | $700K+ (Inland Empire) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.1% |
| Annual Property Tax Cap | 3% (NRS 361.471) | Prop 13 (owner-held only) |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX / SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Providence Ridge Rental Market — Rent vs. Own
Long-term single-family rentals in ZIP 89166 attract consistent demand from the growing North Las Vegas workforce. Newer Richmond American construction commands rental premiums over the valley's older inventory stock. Short-term rentals are regulated by the City of North Las Vegas and subject to HOA CC&Rs — never underwrite vacation-rental income without reading both documents. For long-hold investors, the combination of affordable entry, infrastructure growth trajectory, and sustained rental demand compares favorably to higher-cost communities valley-wide.
Updated June 2026 · Source: Las Vegas REALTORS GLVAR rental tracking & BLS Consumer Price Index
Already planning a move to Providence Ridge? Our team specializes in out-of-state relocation — virtual tours of new and resale inventory, Richmond American incentive analysis, lot selection strategy, and closing coordination without multiple flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Providence Ridge in 8 steps
From first research to keys-in-hand, here is the 8–12 week timeline most Providence Ridge 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.
Choose: new inventory vs. resale
Determine if Richmond American has remaining lots available or if the community has sold out to resale. Each path has different pricing, closing timelines, and leverage dynamics — our team tracks this week by week.
Get pre-approved for the right product
FHA works at $380K–$500K (3.5% down); conventional works at most price points; VA works for eligible veterans at 0% down. If you're choosing new construction, ensure your lender has a rate-lock strategy for the build window.
Hire a Providence Ridge specialist
New-construction builders are represented by their own agents. NREG buyer agents know Richmond American's incentive cycles, which lots carry view premiums, and how to structure competing offers — at no additional cost to you.
Tour virtually or in person
No gate to coordinate — showings are standard. Walk the community at different times of day; check the view from elevated lots; assess the commercial build-out progress around the corridor. Virtual tours work well for California buyers.
Write and negotiate the offer
On resale homes, well-priced offers in this corridor move in days. On new construction, know the incentive cycle — design-center credits and rate buydowns are often negotiable even when price is firm.
Inspection and HOA due diligence
Order a full home inspection even on near-new construction — Richmond American builds well, but all builders have their punch-list items. Request the HOA resale package: dues, reserve study, assessment history, and CC&Rs.
Clear conditions and fund
Nevada closes through escrow companies; expect 30–45 days from acceptance to funding on resales, 60–180 on new builds. Confirm lender timeline aligns with your possession-date needs.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), update your address with CCSD for school enrollment, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Providence Ridge Economy?
Providence Ridge draws educators, healthcare workers, logistics professionals, and remote workers who trade California taxes for more space at North Las Vegas value pricing. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, and community plan data puts average household income at $65,000+.
$65,000+Avg household income, Providence RidgeNREG community plan record
65%Owner-occupied householdsCommunity plan record
15 minTo Downtown Las Vegas corridorVia I-15 or US-95
25 minTo the Strip employment coreVia I-15 southbound
Top Providence Ridge-Area Employers
- North Las Vegas industrial and logistics corridorDistribution centers, fulfillment operations, and light manufacturing — the fastest-growing job category in North Las Vegas
- Valley Hospital Medical Center / UMC NorthHealthcare employers within commuting range of the 89166 corridor
- Clark County School District (northwest region)Area campuses including Shadow Ridge High School zone and new CCSD openings
- Remote-work householdsA significant and growing share of Providence Ridge buyers work remotely — the corridor's value pricing makes it a natural destination for work-from-home professionals
- City of North Las VegasMunicipal services and administration, a major local employer as the city continues rapid growth
- Strip and Downtown Las Vegas employment corridorHospitality, entertainment, and corporate operations accessible via US-95 or I-15 in 15–25 minutes
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Providence Ridge Compare to North Las Vegas, Summerlin & Henderson?
If you're weighing Providence Ridge against the valley's other family destinations, this side-by-side covers the metrics buyers ask about most, updated June 2026. Providence Ridge wins on value and near-new construction, Summerlin on amenities and school depth, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Providence Ridge | North Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Entry Price | $380K (near-new) | $250K | $400K+ | $300K+ |
| Area Median List | $560K (89166/89131) | $430K | $728K | $548K |
| Days on Market | ~40 (area) | ~38 | ~21 | ~21 |
| Population | ~1,200+ (community) | 278,722 | ~127,000 | 331,857 |
| Avg Household Income | $65,000+ (community) | $72,004 | $95,200 | $88,654 |
| Guard-Gated | No — open community | Select enclaves | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) |
| New Construction | Yes — Richmond American | Yes — multiple builders | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Value · Near-new · Families | Value · Growth · First-timers | Schools · Luxury · Outdoors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Providence Ridge income and population figures are community plan-record values; city demographics are North Las Vegas citywide. Last updated June 2026.
Cost of Ownership
What Will Providence Ridge Cost You Each Month?
A $480,000 Providence Ridge purchase runs about $3,600 monthly with 10% down at 7% per Freddie Mac's rate survey — including HOA dues and property taxes. The tabs below model your payment, compare renting, and show the FHA and VA down-payment scenarios that make this community so accessible to first-time buyers.
Payment Estimator
Estimate Your Providence Ridge Payment
$3,648
Estimated Monthly Payment
- Principal & Interest$2,874
- Property Tax$244
- Insurance$150
- HOA$200
- PMI$180
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 Providence Ridge right now?
Rental demand from the North Las Vegas workforce keeps single-family rents firm in the 89166 corridor. For 5+ year holds, the growth-corridor appreciation trajectory combined with equity build-up makes ownership the stronger play versus renting.
OWN (10% DOWN, 7%)
$3,526 / mo
- Principal & Interest
- $2,876
- Property Tax (~0.6%)
- $240
- Homeowners Insurance
- $100
- HOA (community)
- $110
- PMI (10% down)
- $200
5-year net cost:~$115,000
Equity built:~$158,000
RENT (MODELED SINGLE-FAMILY LEASE)
$2,400 / mo
- Single-Family Lease (modeled)
- $2,400
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$156,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $480,000 Providence Ridge home for five years nets out cheaper than leasing once principal paydown and growth-corridor appreciation are counted — and the owner walks away with roughly $158,000 in equity while the renter walks away with none. The infrastructure catch-up appreciation in the 89166 corridor has historically exceeded the 3% modeled baseline.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $110/mo blended HOA, modeled $2,400 single-family lease.
HOA Fees by Community
HOA Fees by Section
Every Providence Ridge home funds common-area maintenance and community amenities through its association; the exact figure varies by phase and sub-association. Request the HOA disclosure package — current dues, reserve study, and CC&Rs — during your standard Nevada escrow.
Community-Wide Range
$60–$165 / mo
Providence Ridge (all phases)
$60–$165
Includes:
Common-area maintenance, community paths, landscaping, and amenity access
Phase variation
Varies by sub-association
Includes:
Confirm specific dues on each home during escrow — phases may have different fee structures
Due-Diligence Checklist
Request in escrow
Resale certificate (resale homes)
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and any pending special assessments
New-construction HOA documents
Builder-provided
Includes:
Public offering statement, projected dues, and CC&Rs — review before signing builder contract
What HOA Dues Cover
$60–$165 / mo
Common-area landscaping
Included
Includes:
Medians, entrances, community green spaces, and paths maintained by the HOA
Community amenities access
Included
Includes:
Access to community recreational amenities as built out per the association plan
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Providence Ridge?
US-95 and the 215 Beltway give Providence Ridge residents solid freeway access to the entire Las Vegas metro. Mean North Las Vegas commutes run about 27 minutes per U.S. Census ACS data — Downtown Las Vegas beats that comfortably at 15 minutes, while the Strip runs about 25.
Drive Times from Providence Ridge
- 10 minCraig Ranch Regional ParkVia Craig Rd
- ~15 minDowntown Las VegasVia I-15 or Las Vegas Blvd
- ~25 minLas Vegas StripVia I-15 southbound
- ~30 minHarry Reid Intl AirportVia I-15 south
- ~12 minFloyd Lamb ParkVia Tule Springs Rd
- ~10 minSkye CanyonVia US-95 or Hualapai
- ~45 minMt. CharlestonVia US-95 north → NV-157
- ~40 minDowntown HendersonVia I-15 south → I-215
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 Providence Ridge?
Resale homes in Providence Ridge close in 30–45 days through a Nevada escrow company; FHA and VA loans may add a few days for appraisal. New-construction spec homes close like resales, while build-to-order contracts run 60–180 days — ensure your rate-lock covers the full build window. Call (702) 637-1759 to map your timeline.
Quick Answer
What down payment do you need to buy in Providence Ridge?
FHA loans allow 3.5% down — on a $480,000 home that's $16,800 — making Providence Ridge one of the valley's most FHA-accessible new-construction corridors for first-time buyers. Conventional financing allows 5–20% down; VA loans allow 0% for eligible veterans and active military. Richmond American's preferred lender may layer closing-cost credits on top of low-down programs — always compare their in-house offer against your own pre-approval before choosing; the gap can be $5,000–$15,000 at closing.
Providence Ridge FAQ — 18 Answers
What Do Providence Ridge Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Providence Ridge?
Homes in Providence Ridge range from $380K to $620K, with ZIP 89166 showing a median near $560,000 per Las Vegas REALTORS GLVAR data — strong value for nearly-new Richmond American construction on the northwest valley edge. Most resales are under seven years old; condition spreads are tight. Call (702) 637-1759 for current availability.
Which builder constructed Providence Ridge?
Richmond American Homes built Providence Ridge starting in 2019, offering floor plans from roughly 1,600 to 3,200 square feet across the 70-acre, 400-plus-home community. Richmond American is known for design-center flexibility and solid construction standards at the value tier — buyers typically have options on flooring, cabinetry, and countertops even on resale homes that were customized at closing. For new lots that may still be available, compare Richmond American pricing against resale comps before committing.
What are HOA fees in Providence Ridge?
HOA dues in Providence Ridge run $60–$165 per month depending on the sub-association and phase, covering common-area maintenance and community amenities. Always request the HOA disclosure package on any home you are considering so you see the current fee, reserves, and rules before your due-diligence window closes. Nevada's standard escrow period is 30–45 days — order that package early so nothing surprises you at the table.
What are property taxes like in Providence Ridge?
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 $500,000 Providence Ridge home that means approximately $2,500–$3,500 per year — a significant advantage over comparable California communities where effective rates routinely top 1.0% with no comparable statutory ceiling.
How does Nevada's no-income-tax advantage compare to California?
California's top state income-tax rate is 13.3% per the Franchise Tax Board — Nevada levies zero. A dual-income household earning $160,000 combined saves roughly $8,000 or more per year in state taxes alone after moving to Providence Ridge. Paired with North Las Vegas property-tax rates roughly half of coastal California's, buyers from the Bay Area and Southern California typically find the carrying-cost gap is larger than the list-price gap.
What schools serve Providence Ridge?
Clark County School District campuses zoned to the area include Reedom Elementary, Escobedo Middle School, and Shadow Ridge High School. Charter options include Doral Academy of Nevada (8/10) and Pinecrest Academy of Nevada (8/10); private choices within reach include Bishop Gorman High School and Faith Lutheran Middle & High. New CCSD schools keep opening as the northern valley grows — confirm current zoning for any specific address at ccsd.net before you write an offer.
How far is Providence Ridge from the Strip?
Plan roughly 25 minutes to the Strip via I-15 or US-95 — Downtown Las Vegas is closer at about 15 minutes. Harry Reid International Airport runs approximately 30 minutes via I-15, and Mt. Charleston's ski and hiking terrain is about 45 minutes north via US-95 and NV-157. The northwest location trades a longer Strip commute for newer construction at $380K–$620K — drive your actual commute window before deciding.
What outdoor recreation is near Providence Ridge?
Craig Ranch Regional Park (170 acres, amphitheater, sports fields, splash pad) is within minutes, along with Aliante Nature Discovery Park and the 680-acre Floyd Lamb Park with ponds and wildlife trails. The 215 Beltway connects riders and hikers to valley-wide trail systems in under 20 minutes, and Mt. Charleston ski and hiking terrain is about 45 minutes north — one of the southwest's most accessible alpine escapes.
Is Providence Ridge a good place for families?
Yes — the community was designed with families in mind: single-family floor plans with 3–5 bedrooms, low HOA dues of $60–$165 per month, new CCSD schools nearby, and outdoor amenities including Craig Ranch Regional Park's splash pad and sports fields. Shadow Ridge High School zoning and charter options like Doral Academy and Pinecrest provide real school choice. The family-oriented neighborhood dynamic and suburban quiet make it a consistent top pick for California relocators with school-age children.
What is the appreciation potential in Providence Ridge?
Growth-corridor communities in North Las Vegas have historically shown strong appreciation as infrastructure, schools, and commercial development catch up to residential rooftops. Providence Ridge sits in the expanding 89166/89131 ZIP corridor where continuous investment in roads, parks, and schools adds tangible value over 5–10 year hold horizons. No guarantee — but the infrastructure trajectory is measurably positive per North Las Vegas capital-improvement disclosures.
Is Providence Ridge guard-gated?
No — Providence Ridge is an open, master-planned neighborhood, not a guard-gated enclave. The family-oriented design prioritizes walkability, parks, and community connectivity over private-entry security. Buyers who require a staffed gate can explore guard-gated options in Henderson or Las Vegas, but most families here find the open layout, mountain views, and active outdoor culture a better fit at the $380K–$620K price point.
How competitive is the market in Providence Ridge right now?
ZIP code 89166 has been running about 40 median days on market per Las Vegas REALTORS GLVAR data — moderately active but far from the frenzy of 2021–22. Near-new resales compete against any remaining new inventory, so pre-approval in hand and a clear buy-vs-new decision before you tour puts you ahead of undecided buyers. Call us at (702) 637-1759 and we can pull today's active count and pending ratio before your first showing.
What new construction is near Providence Ridge?
Beyond Providence Ridge itself, the 89166/89131 ZIP corridor includes additional new-construction phases from Richmond American and neighboring builders, with commercial development — grocers, dining, services — filling in around the residential growth. New CCSD schools and road improvements are underway continuously; the corridor looks meaningfully more complete each year, which has historically supported appreciation for early buyers who held through build-out.
What is the rental market like in Providence Ridge?
Long-term single-family rentals in the 89166 corridor attract consistent demand from the growing North Las Vegas workforce — newer construction and family-friendly layouts command rental premiums over the valley's older inventory stock. Short-term rentals are regulated by the City of North Las Vegas and HOA CC&Rs; never underwrite vacation-rental income without reading both documents. For long-hold investors, affordable entry price, infrastructure growth, and rental demand compare favorably to higher-cost communities valley-wide.
What should I know before buying in Providence Ridge?
Four things move real money here. First, resale vs. remaining new inventory: confirm whether any Richmond American lots remain before assuming resale is your only path — incentives can be significant. Second, lot selection: elevated lots with mountain views command meaningful premiums. Third, HOA disclosures: confirm exact dues, reserves, and CC&Rs for the specific sub-association. Fourth, growth context: proximity to the Providence master plan and Skye Canyon shapes future comps. Call (702) 637-1759 and we will pull current data before you write.
What down payment do you need to buy in Providence Ridge?
FHA loans allow 3.5% down — on a $480,000 home that's $16,800 — making Providence Ridge one of the valley's most accessible new-construction communities for first-time buyers. Conventional financing allows 5–20% down; VA loans allow 0% for eligible veterans and active military. Richmond American's preferred lender sometimes layers additional closing-cost credits on top of low-down programs — compare their in-house offer against your own pre-approval; the spread can be $5,000–$15,000 at closing.
How long does it take to close on a home in Providence Ridge?
Resale homes in Nevada typically close in 30–45 days through escrow. Near-new spec homes (move-in-ready builder inventory) close like resales, while build-to-order contracts can run 60–180 days depending on builder backlog and finishes. Builder contracts typically carry longer contingency windows than resale contracts — read the purchase agreement carefully and ensure your lender has a rate-lock strategy that covers the full build timeline.
Can Nevada Real Estate Group help me negotiate with Richmond American in Providence Ridge?
Yes — and you need representation. Richmond American's on-site sales agents represent the builder, not you. NREG buyer agents know Richmond American's current incentive cycles, which lots carry premiums, and how to structure offers that secure design-center credits or closing-cost assistance without sacrificing home quality. Call (702) 637-1759 to get matched with an agent who tracks this corridor daily — builder-side buyer representation is included at no additional cost to you.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Providence Ridge?
These are the eight queries Providence Ridge buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the plan record.
Is Providence Ridge part of Providence master plan?
Providence Ridge is a distinct Richmond American community adjacent to the broader Providence master plan in North Las Vegas. The two communities share the northwest corridor and similar school zoning but are separate associations with different HOA fee structures and architectural standards.
What ZIP code is Providence Ridge in?
Providence Ridge is primarily in ZIP code 89166 in North Las Vegas, Nevada, with some corridor overlap into 89131. Both ZIP codes are on the fast-growing northwest edge of the valley, where infrastructure investment is actively adding schools, retail, and road improvements.
How many homes are in Providence Ridge?
Providence Ridge spans approximately 70 acres with 400+ homes built by Richmond American starting in 2019. The community is in the later phases of build-out, with most homes now resale from early buyers — confirm with our team whether any new lots remain available.
Is Providence Ridge good for first-time buyers?
Yes — it is one of the valley's better first-time buyer destinations. FHA loans (3.5% down) and VA loans (0% for veterans) both work at the $380K–$500K price range, HOA dues are low at $60–$165 per month, and the near-new construction means systems and mechanicals have years of warranty life remaining. Call (702) 637-1759 to check current availability.
What is the commute from Providence Ridge to the Strip?
Plan roughly 25 minutes to the Strip via I-15 or US-95 — Downtown Las Vegas is closer at about 15 minutes. Harry Reid International Airport runs approximately 30 minutes via I-15. Most Providence Ridge residents commute to North Las Vegas employers, Downtown Las Vegas, or work remotely from home.
Does Providence Ridge have mountain views?
Yes — elevated lots in the community offer genuine Spring Mountain and desert landscape views. Not every lot has a view; the highest terrain sections command a modest premium. Walk the specific lot before you offer — the difference between a mountain-view and non-view lot is visible and worth assessing in person.
Are there new homes still available in Providence Ridge?
Richmond American built the community starting in 2019. Whether new lots remain depends on current build-out status — call our team at (702) 637-1759 for the latest. If the community has sold out, near-new resales (2019–2023) are the alternative, and many still carry original-buyer customizations and full warranty transfers.
How does Providence Ridge compare to Skye Canyon?
Both are northwest-corridor family communities with similar drive times. Skye Canyon offers a more developed amenity package (Skye Center recreation hub) and broader builder selection at slightly higher entry pricing. Providence Ridge typically offers more value per square foot in the $380K–$500K range, with Richmond American construction as the primary option. Buyers in the $450K–$550K range often compare both before deciding.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas Valley transactions since 2011 — in a growth-corridor market like Providence Ridge, knowing the Richmond American incentive cycle, lot premium analysis, and HOA phase structure 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 Providence Ridge?
Compare Providence Ridge with neighboring communities across the northwest Las Vegas Valley — from adjacent Skye Canyon at 10 minutes to North Las Vegas citywide at 15. Each card pairs commute time with area median pricing so you can judge whether a different community delivers meaningfully more lifestyle per dollar at your budget.
A–Z INDEX
Which Providence Ridge Sections Can You Explore A–Z?
Providence Ridge is an open master-planned community with phases built out since 2019 across approximately 70 acres by Richmond American Homes. The entries below are indexed alphabetically for quick orientation — our team can pull current listings, HOA disclosures, and builder incentive comparisons for any section at (702) 637-1759.
P
- Providence master plan (adjacent)
- Providence Ridge — Elevated Lots
- Providence Ridge — Phase 1 (Core)
- Providence Ridge — Newer Phases
KEEP LEARNING
What Else Should You Read About Providence Ridge?
These guides extend the research most Providence Ridge buyers do next — understanding North Las Vegas growth patterns, weighing value-tier communities against each other, and mapping the buying process for first-time and relocating buyers — each written by our team from MLS data and primary sources.
MARKET GUIDE
Las Vegas Housing Market 2026
The valley-wide playbook — pricing, inventory, rates, and where the metro's growth momentum is concentrated this year.
Read →COMMUNITY GUIDE
North Las Vegas Community Hub
All North Las Vegas communities, market data, and side-by-side value comparisons in one place.
Read →MARKET HUB
Las Vegas Metro Community Hub
Citywide market data, every major Las Vegas community, and comparisons across the entire valley.
Read →Sources & Methodology
Where Does This Providence Ridge Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed regularly. Because Providence Ridge is approximately 400 homes in an actively building corridor, we label ZIP-area statistics (89166/89131) as area benchmarks — never community-only claims — and omit section-level medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Area median list and sold prices, days on market, active and closed counts for ZIP codes 89166/89131. lasvegasrealtors.com
- U.S. Census Bureau — North Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- City of North Las Vegas — City services, police coverage, park programs, and capital improvement records. cityofnorthlasvegas.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for 89166/89131. 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 and Las Vegas metro violent and property crime rates. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for the 89166 corridor. greatschools.org
- California Franchise Tax Board — California state income-tax rates and brackets for relocation comparison. ftb.ca.gov
- Freddie Mac PMMS — Weekly mortgage rate 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