Sandstone Ridge Homes For Sale

KEY TAKEAWAYS

What Should You Know About Sandstone Ridge at a Glance?

Sandstone Ridge is a mature Pardee Homes community of 450+ single-family homes priced $600K–$1M in northwest Las Vegas (ZIP 89144), with a corridor median list of $750,000 per Las Vegas REALTORS, 41 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below frame what sets this neighborhood apart from newer Summerlin villages.

• The address: northwest Las Vegas ZIP 89144, on the northern edge of the Summerlin corridor near Summerlin Parkway and The Trails — 15 minutes to the Strip.
• Single builder origin: Pardee Homes built the entire community around 2005, making floor-plan comparisons and comps cleaner than mixed-builder older neighborhoods.
• Best for: established-neighborhood buyers who want northwest Las Vegas maturity, mountain views, and Summerlin-adjacent access at mid-market pricing.
• Low HOA overhead: $60–$150/mo in dues — lean carrying costs versus Summerlin guard-gated communities that run $150–$700+/mo.
• Do your homework: school zone scores run 5–6/10 (CCSD); private options are 10–20 minutes away. HVAC and roofing approaching 20-year replacement cycles on most homes.

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

PRICE DISTRIBUTION

How Many Sandstone Ridge-Area Homes Sell in Each Price Range?

Across the Sandstone Ridge 89144 corridor, homes span a broad range — from entry-level Pardee resales near $600K to updated mountain-view properties approaching $1M. The five price bands below show where active buyer competition concentrates in northwest Las Vegas, per Las Vegas REALTORS MLS data for the ZIP 89144 corridor.

Counts reflect active MLS listings in the 89144 corridor · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Sandstone Ridge homes concentrate in the $600K–$1M band — updates and mountain views drive the upper end.

SAFETY & CRIME

Is Sandstone Ridge Safe?

• LVMPDCity of Las Vegas Metro Police coveragePrimary law enforcement jurisdiction
• 55%Owner-occupied householdsCommunity record — ownership stabilizes neighborhoods
• No gateOpen-access neighborhoodInterior streets serve residents only by design
• 2005Established community, two decades of stabilityPardee Homes buildout, mature character since

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

LIVABILITY REPORT CARD

How Does Sandstone Ridge Score?

Sandstone Ridge earns strong marks for location, value, and neighborhood maturity, with honest trade-offs on public school ratings and the absence of a gate. Below is our category-by-category report card — the same six factors our agents walk through with every buyer comparing Sandstone Ridge against Summerlin villages or guard-gated alternatives.

• B+

  Grade B+: Safety

  Established owner-heavy streets with no through-traffic; City of Las Vegas Metro Police coverage; no gate but low incident density per FBI UCR benchmarks for this corridor.

• C+

  Grade C+: Schools

  CCSD zone schools score 5–6/10 per GreatSchools; private options like The Meadows School and Bishop Gorman are 15–20 minutes away and worth the commute for many families.

• B+

  Grade B+: Cost of Living

  Nevada zero income tax + 3% property-tax cap + $60–$150/mo HOA = among the leanest monthly carrying costs for northwest Las Vegas at this price tier.

• B

  Grade B: Amenities

  Community parks and paths on-site; broader amenities — Summerlin retail, Red Rock Canyon recreation, The Trails trail network — within 25 minutes.

• B+

  Grade B+: Outdoor Access

  Red Rock Canyon 25 minutes west, Floyd Lamb Park 20 minutes north, and the 200+ miles of Summerlin trail network accessible via The Trails master plan next door.

• A-

  Grade A-: Commute

  About 15 minutes to the Strip or Downtown, 20 to Harry Reid Airport via I-215, and 25 to Summerlin — well-positioned within the northwest Las Vegas arterial grid.

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 Sandstone Ridge Area Growing?

Sandstone Ridge itself is built out — 450+ homes on 80 acres from the 2005 Pardee Homes construction phase, with growth happening through remodels and resales rather than new rooftops. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the northwest corridor around the community remains one of the more in-demand quadrants of the valley.

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 Sandstone Ridge Score for Livability?

Sandstone Ridge scores highest on commute access, value, and established neighborhood character: 15-minute Strip access, Nevada zero income tax, $60–$150/mo HOA dues, and 20 years of mature landscaping. The honest trade-offs are CCSD school zone scores (5–6/10) and the absence of a gate. Six categories below, benchmarked to Census and FBI data.

• 76B+

  Overall Livability

• 58C+

  Schools (zoned + private)

• 78B+

  Safety (owner-occupied)

• 72B

  Cost of Living

• 74B

  Amenities

• 82A-

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Sandstone Ridge Area Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Sandstone Ridge trades against. The 89144 corridor median runs around $750,000 with 41 median days on market; community-level series are too thin to chart separately.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Sandstone Ridge market right now?

Sandstone Ridge is a measured market — 41 median days on market in the 89144 corridor per Las Vegas REALTORS data suggests most listings find buyers within six weeks, but competition is selective. Updated, well-priced homes draw multiple offers while original-condition listings price-reduce. Knowing Pardee floor plans and recent comparable sales is the edge in this community.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. Corridor figures span the northwest Las Vegas 89144 ZIP — treat community-level statistics as indicative, not definitive.

Area Comparison

How Does Sandstone Ridge Compare to Nearby Northwest Las Vegas Communities?

A like-for-like comparison of Sandstone Ridge against the communities buyers most often cross-shop — entry pricing, lifestyle fit, and who each suits — drawn from the community plan records and active-listing data via Las Vegas REALTORS. Sandstone Ridge is the value anchor in this northwest corridor.

Source: Las Vegas REALTORS MLS data plus the NREG community plan records, June 2026. Per-community exact $/SF and DOM vary by listing condition; consult our team for address-specific comps.

Community Deep Dive

What's in Each Northwest Las Vegas Community?

BY ZIP CODE

How Does the Sandstone Ridge ZIP Code (89144) Break Down?

Sandstone Ridge sits entirely within ZIP 89144, a northwest Las Vegas corridor that includes The Trails master plan, adjacent established neighborhoods, and the Summerlin Parkway corridor. The table below breaks the ZIP into its real segments so buyers understand where Sandstone Ridge sits in the broader pricing landscape.

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

WHY SANDSTONE RIDGE

Why Does Sandstone Ridge Stand Apart From Its Peers?

From the mature landscaping to the northwest Las Vegas location, Sandstone Ridge occupies a specific niche in the market. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Clark County Assessor, GreatSchools, and the community plan record — so you can check every claim.

1. 1

   Summerlin-edge location without Summerlin pricing

   On the northern edge of the Summerlin corridor in northwest Las Vegas, with Summerlin Parkway minutes away — 15-minute Strip access at $600K–$1M, well below most Summerlin village pricing.

   Community record · drive times
2. 2

   Single-builder consistency for clean comps

   Pardee Homes built all 450+ homes starting in 2005 — floor plans repeat, making appraisals and offer-price judgment more precise than mixed-builder older neighborhoods.

   Community plan record
3. 3

   Two decades of mature landscaping

   Established trees, grown-in lots, and proven street character that new construction cannot replicate — and that typically shows in resale stability over time.

   Community plan record
4. 4

   Nevada tax advantages

   Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 keep long-run ownership costs structurally lower than California equivalents.

   Nevada Revised Statutes 361.471
5. 5

   Low HOA carrying costs

   $60–$150 per month in dues — among the most affordable HOA structures for any established northwest Las Vegas neighborhood in this price tier.

   Community plan record

WHY BUY IN SANDSTONE RIDGE

What Are the Top 10 Reasons to Buy a Home in Sandstone Ridge?

Sandstone Ridge's case rests on location, maturity, and value: northwest Las Vegas placement on the Summerlin corridor edge, established Pardee Homes construction, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and $60–$150/mo HOA dues. Ten sourced reasons follow.

1. 1

   Northwest Las Vegas with Summerlin-edge access

   15 minutes to the Strip, 25 to Downtown Summerlin, and Summerlin Parkway minutes from the front door.

   Community plan record · drive times

2. 2

   Zero state income tax

   Nevada levies no personal income tax — thousands in annual savings for California relocating households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute at 3%, keeping carrying costs predictable.

   NRS 361.471

4. 4

   Single-builder Pardee consistency

   All 450+ homes built by Pardee Homes around 2005 — floor plans repeat, comps are cleaner, and appraisals are more defensible.

   Community plan record

5. 5

   20 years of mature landscaping

   Established trees, proven streets, and community character that new builds cannot offer at any price.

   Community plan record

6. 6

   Low HOA dues

   $60–$150/mo — lean carrying costs compared to guard-gated alternatives that run $150–$700+.

   Community plan record

7. 7

   Red Rock Canyon and Summerlin recreation radius

   The 200+ miles of Summerlin trail network via The Trails and Red Rock Canyon 25 minutes west.

   BLM · Summerlin master plan

8. 8

   Private school access

   The Meadows School and Bishop Gorman HS are within 20 minutes for families supplementing CCSD zone options.

   GreatSchools

9. 9

   Mountain views on premium lots

   Upper-end homes in the $800K–$1M range capture Spring Mountains sightlines that increase with elevation within the community.

   Community plan record

10. 10

    Mid-market entry into northwest Las Vegas

    A $600K–$1M range that bridges the gap between affordable corridors and Summerlin village pricing — the value tier in this quadrant.

    LVR / GLVAR, June 2026

THIS WEEKEND'S OPEN HOUSES

Can You Tour Sandstone Ridge Homes This Weekend?

Open houses in Sandstone Ridge follow a typical Las Vegas suburban pattern — listings hold weekend open houses for the first one to two weekends, then shift to appointment-only showings. Set up instant alerts to get notified the moment a home schedules an open house, or browse every active listing and let us arrange a private showing on your schedule.

RELOCATION TIMELINE

How to relocate to Sandstone Ridge in 8 steps

From first research to keys-in-hand, here's the 8-10 week timeline most Sandstone 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.

1. 01

   Set your budget and price tier

   Sandstone Ridge runs $600K–$1M. Decide where you sit in that band: entry resales at $600K–$700K vs updated mountain-view properties at $850K–$1M carry different condition profiles and comp logic.

2. 02

   Get pre-approved for the right loan type

   Conventional financing works across most of the range; jumbo loans kick in above the conforming limit. VA buyers: this price tier works well for $0-down. FHA: $600K is near the Clark County FHA loan limit — confirm eligibility early.

3. 03

   Hire a northwest Las Vegas specialist

   Pardee floor plans repeat across the community, so condition and upgrade quality are the real variables. An agent who knows which upgrades hold value here saves you from overpaying for cosmetic updates.

4. 04

   Tour in person or virtually

   Schedule showings by appointment through our team — Sandstone Ridge is not gated, so access is flexible. Virtual tours work well for out-of-state buyers before the in-person visit.

5. 05

   Write and negotiate the offer

   The 41-day corridor DOM means updated homes sell at or above list; original-finish homes have room to negotiate. Know which side of that line your target sits on before you write.

6. 06

   Inspection and HOA due diligence

   Budget for HVAC and roofing at 20-year replacement age on most homes. Order the HOA resale package at contract signing — dues, reserves, and assessment history are your protection here.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies; expect 30-45 days from acceptance to funding for financed buyers. Cash offers can close in 10-15 days.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), then handle the DMV — Nevada driver's license within 30 days of residency, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Sandstone Ridge Area Economy?

Sandstone Ridge residents commute into the broader Las Vegas metro employment base — hospitality, healthcare, retail, and professional services. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income around $65,000+ — close to the Clark County median.

Top Sandstone Ridge-Area Employers

• Las Vegas Strip resort corridorThe metro's hospitality, entertainment, and gaming employment core — 15 minutes east
• Summerlin Hospital Medical CenterMajor northwest valley hospital and medical-office campus — 20 minutes via Rampart Blvd
• Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west side's retail employment hub — 25 minutes south
• Clark County School District (northwest region)Area campuses including the Fremont zone and northwest LV elementary schools
• City of Las VegasMunicipal services and administration for the parent city
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations 20 minutes south on Charleston Blvd

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

COMMUNITY COMPARISON

How Does Sandstone Ridge Compare to Las Vegas, Summerlin & Henderson?

If you're weighing Sandstone Ridge against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sandstone Ridge wins on lean HOA dues and established northwest character; Summerlin on new construction and school depth; Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Sandstone Ridge income and population figures are community plan-record values; city demographics are Las Vegas citywide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Sandstone Ridge?

Northwest Las Vegas placement is the community's commute advantage: Charleston Boulevard, Summerlin Parkway, and US-95 feed every direction, with I-215 accessible within minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Sandstone Ridge destinations beat that comfortably.

Drive Times from Sandstone Ridge

• ~15 minStrip employment corridorW Charleston Blvd or Summerlin Pkwy → US-95 south
• ~15 minDowntown Las VegasW Charleston Blvd east → US-95
• ~20 minHarry Reid International AirportI-215 south → I-15 south
• ~25 minDowntown SummerlinSummerlin Pkwy south → W Charleston
• ~25 minRed Rock Canyon NCAW Charleston Blvd west
• ~20 minFloyd Lamb ParkUS-95 north → Tule Springs Rd
• ~20 minSummerlin HospitalSummerlin Pkwy south → Rampart Blvd
• ~55 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default — Sandstone Ridge's northwest location puts it at the center of the Charleston, Summerlin Parkway, and US-95 arterials, giving good access in every direction without significant congestion in off-peak hours.

• RTC Transit

  Routes run the Charleston and Rancho corridors near the community, but residents should plan around a car-first lifestyle — this is a suburban owner neighborhood built around driving.

• Cycling & Trails

  The adjacent Trails master plan provides immediate trail network access, and experienced cyclists can reach Red Rock Canyon via W Charleston — one of the best road routes in the Southwest.

• Rideshare

  Fast and available in northwest Las Vegas; airport runs cost roughly $25–$40, and downtown Strip rides run $20–$30 in standard conditions.

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 Sandstone Ridge?

Most Sandstone Ridge buyers put down 5% to 20%. Conventional financing is standard across the $600K–$1M range — on a $700,000 home, plan $35,000 (5%) to $140,000 (20%). VA loans allow 0% for eligible veterans. FHA requires 3.5% down with a 580+ credit score; confirm the Clark County FHA loan limit covers your target price. Buyers above the conforming limit go jumbo, where lenders typically want 10–20% down with reserves. Lock your rate early — Freddie Mac's weekly PMMS survey tracks the 30-year benchmark, and rate moves are the #1 variable in this price band.

PEOPLE ALSO ASK

What Else Do People Ask About Sandstone Ridge?

These are the eight queries Sandstone 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.

WHY NEVADA REAL ESTATE GROUP

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

Direct community knowledge, Nevada's largest agent team, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have covered every northwest Las Vegas price tier — knowing Pardee floor plans, HOA nuances, and the right comparable sales is the edge in Sandstone Ridge.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Sandstone Ridge?

Compare Sandstone Ridge with neighboring master plans and nearby Las Vegas areas. Each card pairs the commute time with price positioning, so you can judge whether trading Sandstone Ridge's established character for a different lifestyle actually buys you more home for the money.

A–Z INDEX

Which Northwest Las Vegas Communities Can You Explore A–Z?

Sandstone Ridge sits at the intersection of established northwest Las Vegas and the Summerlin corridor — ZIP 89144, 15 minutes to the Strip and directly adjacent to The Trails. The index below lets buyers orient themselves in the broader market before deciding where to focus their Pardee-era home search.

Sources & Methodology

Where Does This Sandstone Ridge Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Sandstone Ridge data is drawn from the community plan record, GLVAR/LVR MLS feeds for the 89144 corridor, and Las Vegas city Census figures — clearly labeled to distinguish community-level facts from corridor benchmarks. Follow any link to verify.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for the 89144 corridor. lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Sandstone Ridge is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — City services, police coverage, short-term rental rules, and zoning information. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89144 corridor. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates for corridor safety benchmarking. 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, and student-teacher ratios for northwest Las Vegas campuses. greatschools.org
9. Clark County School District (CCSD) — School zone assignments, enrollment data, and northwest Las Vegas campus information. ccsd.net
10. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
11. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
12. California Franchise Tax Board — California top marginal state income tax rate (13.3%) cited in the 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