7/10Lummis Elementary
Zoned · northwest LV (10 min)
K-5750 Students18:1
Northwest Las Vegas, Nevada
Section 10 Homes For Sale
Nevada's #1 team for Section 10 real estate. Search custom estates, large-lot horse properties, and rebuilt homes in Las Vegas's rarest northwest enclave — adjacent to Summerlin with no HOA.
ESTATE ENTRY PRICE
$800K+
LVR / GLVAR, June 2026
TYPICAL LOT SIZE
½–1 Acre
Community character record
AREA ZIP CODES
89134/89144
Clark County GIS
TYPICAL DAYS ON MARKET
~60
LVR / GLVAR area 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 Section 10 at a Glance?
Section 10 is a historic large-lot custom enclave in the northwest Las Vegas Valley (ZIPs 89134/89144), priced $800K–$3M+ for estates on half-acre to full-acre parcels per Las Vegas REALTORS, with horse-friendly zoning in pockets, no mandatory HOA, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack the rarity of this corridor.
- The large-lot rarity: half-acre to full-acre custom parcels adjacent to Summerlin — a combination that no new master plan can replicate in this location.
- Horse-friendly zoning: select parcels carry equestrian zoning, increasingly rare within twenty-five minutes of the Strip.
- No mandatory HOA: most Section 10 parcels carry no HOA, giving owners design and use freedom unavailable inside any surrounding master plan.
- Best for: executives, privacy-first buyers, equestrian owners, and California relocators trading coastal acreage costs for Nevada tax advantages.
- Do your homework: well inspection, horse-zoning verification, jumbo financing, and sparse comps all require extra due diligence on any specific parcel.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Section 10 Homes for Sale?
Section 10 spans ZIPs 89134 and 89144 in northwest Las Vegas. Custom estates on half-acre-plus parcels trade infrequently per Las Vegas REALTORS MLS data — inventory is thin by design. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Section 10 Area Homes Sell in Each Price Range?
Section 10 spans ZIPs 89134 and 89144 — a northwest corridor that blends estate homes with the Summerlin-edge market per Las Vegas REALTORS MLS data. Large-lot custom estates in Section 10 proper start near $800,000; the wider ZIP corridor includes Sun City Summerlin active-adult inventory and other established neighborhoods. The bands below show where competition concentrates across the full area.
Browse Section 10 Listings
How Can You Find a Section 10 Home by Type, Lifestyle & Price?
Section 10 listings span custom estates on large parcels, horse properties, and rebuilt luxury homes in the northwest Las Vegas Valley — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Section 10 Parcel Types Should You Explore?
Section 10 is a custom market without formal sub-neighborhoods — parcels are distinguished by lot size, horse zoning, water source, and renovation quality. Each card links to the most relevant hub or live search.
Custom · No HOA
Large-Lot Custom Estates (½–1 acre)
Equestrian · Semi-RuralHorse-Friendly Parcels
Updated CustomRebuilt & Remodeled Estates
Large Lot · InvestorTear-Down / Rebuild Candidates
55+ Active AdultSun City Summerlin (adjacent)
Master PlanSummerlin (border community)
Established · MixedNorthwest Las Vegas Corridor
City HubLas Vegas (citywide)
Updated daily · 0 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Section 10 Listings First?
Custom alerts by lot size, price, beds, and horse-zoning status — no spam, unsubscribe anytime. Large-lot custom estates in Section 10 trade infrequently, so alert subscribers see new listings within hours of MLS entry — a real first-mover advantage over buyers who discover the same properties days or weeks later.
- 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
8/10
How Are the Schools for Section 10?
Schools are a solid complement to a Section 10 address: zoned Clark County School District campuses in the northwest zone rate 7–8/10 per GreatSchools, and Palo Verde High School — the area's top public zone — posts an 8/10. Private options including The Meadows School and Bishop Gorman High School are within fifteen minutes.
7/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · Peccole Ranch (12 min)
PreK-5300 Students8:1
8/10Las Vegas Day School
Private · west valley (15 min)
PreK-8400 Students12:1
8/10Doral Academy Red Rock Campus
Charter · northwest (10 min)
K-8900 Students20:1
8/10Coral Academy of Science
Charter · northwest campuses (15 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Section 10 Families?
According to GreatSchools.org, Section 10 families have strong options at both public and private levels: Palo Verde High School (8/10) is the zoned public high school, while The Meadows School — adjacent to the Peccole Ranch corridor — anchors the private tier alongside Bishop Gorman. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | The Meadows School | Private | PreK-12 | A+ | Peccole Ranch · 12 min | $800,000+ |
| 2 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin South · 15 min | $800,000+ |
| 3 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Northwest LV · 10 min | $800,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-8 | 8/10 | Northwest · 10 min | $800,000+ |
| 5 | Lummis Elementary | Public (zoned) | K-5 | 7/10 | Northwest LV · 10 min | $800,000+ |
SAFETY & CRIME
Is Section 10 Safe?
Direct Answer
Yes — by location and character. Section 10 sits in the established northwest Las Vegas Valley, within City of Las Vegas police jurisdiction, in a low-through-traffic large-lot corridor where residents know their neighbors. Benchmark specific streets through FBI Uniform Crime Reporting data before writing any offer.
- City of Las Vegas police jurisdictionMetro coverage, northwest valley district
- Large-lot streets with minimal through-trafficArea character observation
- Mature, owner-occupied residential corridorPre-Summerlin, historic enclave
- Benchmark crime data available by areaVerify specific streets before buying
What Buyers Should Know
Large-lot residential corridors with minimal through-traffic historically correlate with lower property crime than higher-density neighborhoods: fewer passing strangers, neighbors who know each other by name, and natural surveillance across open parcels. Section 10's pre-master-plan character and owner-occupant density reinforce this dynamic.
The surrounding 89134/89144 corridors are established, owner-heavy northwest-valley neighborhoods that include Sun City Summerlin — one of the metro's most secure active-adult communities — and the broader Summerlin-edge areas. Incidents in these corridors run to suburban property matters at rates buyers can verify through FBI UCR-based tools before writing.
For large-lot buyers, the practical picture — sparse through-traffic, neighbor familiarity, and an established northwest-valley location — is among the quieter residential environments available near Summerlin at any price tier.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Area character per NREG analysis. Last updated June 2026.
Living In
What's It Like Living in Section 10, Las Vegas?
The Answer
Living in Section 10 means mature trees, large semi-rural lots, and custom estates minutes from Downtown Summerlin — without a master-plan HOA. The enclave sits within the City of Las Vegas per the City of Las Vegas, on the Summerlin border, with Red Rock Canyon twenty minutes west and the 215 Beltway nearby.
What is Section 10 known for?
Section 10 is known for its historic large-lot character — half-acre to full-acre custom parcels, horse-friendly zoning in pockets, mature trees, and zero mandatory HOA — in a location immediately adjacent to the Summerlin master plan in northwest Las Vegas.
Who should live in Section 10?
Privacy-first executives, equestrian owners, and California relocators who want genuine large-lot custom living within minutes of Summerlin's retail and dining, without architectural review boards or monthly HOA dues.
What is daily life like?
Mornings on large private parcels with mature trees, errands at Downtown Summerlin five to ten minutes away, access to Red Rock Canyon twenty minutes west, and evenings with the Strip roughly twenty-five minutes east.
Location
Where Is Section 10
Section 10 sits in the northwest Las Vegas Valley — immediately east and south of the Summerlin master plan boundary, within ZIPs 89134 and 89144. The 215 Beltway provides quick access north to Sun City Summerlin and south toward the Strip.
Downtown Summerlin
8
Min
Sun City Summerlin
10
Min
Red Rock Canyon
20
Min
Strip
25
Min
Airport
30
Min
Section 10
At a Glance$800,000+
Estate Entry Price
$3M+
Top End
½–1 Acre
Typical Lot Size
~60
Days on Market (area)
- Setting
- Historic custom-home enclave, northwest LV
- Lot Size
- ½–1 acre (some larger)
- Horse Zoning
- Available on select parcels
- HOA
- None (most parcels)
- Construction
- Custom and rebuilt estates
- Era
- Pre-Summerlin; mature landscape
- ZIP Codes
- 89134 / 89144
- Schools
- CCSD northwest zone + private
- Golf
- TPC Summerlin nearby (15 min)
- Sunshine
- 300 days/year
- Distance to Summerlin
- ~8 min
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Section 10 Score?
Section 10 earns top marks for lot size, autonomy, and large-lot rarity, with honest trade-offs on sparse inventory, older infrastructure on some parcels, and the custom-comp expertise required. Below is our category-by-category report card — the same six factors our agents walk through with every large-lot buyer before a first showing.
Grade A: Lot Size & Privacy
Half-acre to full-acre parcels with no architectural review — the rarest combination in the northwest valley.
Grade B: Schools
Zoned CCSD campuses rate 7–8/10 per GreatSchools, with Palo Verde High School and strong private options within fifteen minutes.
Grade B+: Cost of Living
Large-lot estates from $800K with no HOA — structurally cheaper than comparable acreage anywhere in coastal California.
Grade A-: Location
Five to ten minutes to Downtown Summerlin, twenty to Red Rock Canyon, twenty-five to the Strip, and quick 215 Beltway access.
Grade A: Outdoor Access
Private parcels with room for pools, barns, and courts; Red Rock Canyon's 195,000 conservation acres twenty minutes west.
Grade B: Amenities
No HOA amenity package — residents use Downtown Summerlin for dining and retail, Red Rock for recreation, and build private amenities on-site.
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 Section 10 a good place to live?
Yes — if large-lot privacy, custom construction, and autonomy top your list. Section 10 pairs half-acre to full-acre parcels and horse-friendly zoning with a location five to ten minutes from Downtown Summerlin, twenty minutes from Red Rock Canyon, and twenty-five from the Strip. Most parcels carry no mandatory HOA, meaning no architectural review board and no monthly dues beyond city services. The trade-offs are real — sparse inventory, older infrastructure on some parcels, and limited comparables for appraisals — but for buyers who value genuine large-lot rarity in the northwest valley, very few addresses compete.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Section 10?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Section 10 — the parent city holds 656,274 residents with a median household income of $66,820. Inside Section 10's large-lot parcels, the profile reflects a custom-estate buyer: executives, entrepreneurs, equestrian owners, and California relocators valuing parcel size and tax advantages.
The Census does not tabulate Section 10 separately as a named place, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Our closing data shows a mix of privacy-first executives, downsizers seeking large private parcels, equestrian owners, and a growing stream of California relocators trading coastal acreage costs for Nevada's zero state income tax and Clark County's low effective property-tax rate.
89134/89144
Northwest Las Vegas Valley
½–1 Acre
vs master-plan avg ~0.15 ac
$800K+
vs LV citywide median $476K
None (most)
vs master plans $100–$700+/mo
Select
Rare in northwest valley
38
vs Clark Co 38
Source: NREG area analysis & U.S. Census Bureau QuickFacts, Las Vegas city (Section 10 is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Section 10 Area Growing?
Section 10's large-lot parcels are finite — the land exists, and the estate character is established. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and northwest valley corridors adjacent to Summerlin rank among the most in-demand large-lot addresses in the metro.
656,274Las Vegas residents (Census)
½–1 acSection 10 typical lot size
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Large-lot equestrian land in the northwest Las Vegas Valley is not being created — the Summerlin master plan and surrounding development have consumed the surrounding acreage, making Section 10's semi-rural parcels structurally scarce. As the city grows toward 700,000 by 2030, the case for owning genuine large-lot land adjacent to Summerlin only strengthens.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Section 10 separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Section 10 Score for Livability?
Section 10 scores highest on lot size, autonomy, and location: half-acre to full-acre custom parcels with no mandatory HOA, five minutes from Downtown Summerlin, and twenty minutes from Red Rock Canyon. The honest trade-offs are sparse inventory and custom-comp complexity. Six categories below, benchmarked to Census and area data.
- 83B+
Overall Livability
- 74B
Schools (zoned + private)
- 80B+
Safety (northwest LV)
- 55C+
Cost of Living
- 78B+
Amenities (Summerlin-adjacent)
- 85A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Section 10 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 Section 10 trades against. Custom large-lot estates in this corridor trade infrequently, so the cards report ZIP-area benchmarks (89134/89144) alongside the citywide trend.
Estate Entry Price
$800,000+ for large-lot custom homes in Section 10, $3M+ for premium rebuilt estates
vs May 2025
Source: Las Vegas REALTORS
Days on Market
Approximately 60 days typical for large-lot custom estates; well-priced parcels move faster
vs May 2025
Source: Las Vegas REALTORS
Market Character
Thin, custom-home resale market — turnover is low by design; patience and comp expertise required
vs May 2025
Source: Las Vegas REALTORS
60
TYPICAL DAYS ON MARKET
$800K+
ESTATE ENTRY PRICE
½–1 ac
TYPICAL LOT SIZE
< 1 hr
OUR RESPONSE TIME
RARE LARGE-LOT INVENTORY
Get matched with a
Section 10 specialist.
Market Competitiveness
How competitive is the Section 10 market right now?
Section 10 is a patient, low-turnover custom-estate market. Large-lot properties trade infrequently — by design — and buyers who know what they want often wait months for the right parcel. Sellers who price to genuine comp data find motivated buyers; those who over-price on scarcity alone sit.
45Patient Custom Market
- ~60 daysTypical DOM for large-lot custom estates
- $800K+Estate entry price in the corridor
- ½–1 acTypical parcel size
- SparseComparable sales — judgment required
Is Section 10 Right for You?
Who Should Buy a Home in Section 10?
Section 10 is not for every buyer — it is for buyers who specifically value large lots, autonomy, and the rarity of pre-master-plan estate character adjacent to Summerlin. Five profiles below match lifestyles to what Section 10 actually delivers, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Section 10 Property Types Fit Your Buyer Type?
Equestrian Owners
- Horse-friendly zoning on select parcels
- Half-acre to full-acre lots with outbuilding room
- Twenty-five minutes to the Strip — rural living, urban access
- No HOA restricting use or fencing choices
California Relocators
- Zero state income tax saving $30K–$60K+ per year
- Large-lot estate living at a fraction of Bay Area pricing
- One-hour flight or eight-hour drive from Southern California
- Our relocation team handles virtual tours and parcel diligence
Privacy-First Executives
- Half-acre parcels with no through-traffic
- No HOA architectural review — build what you want
- Eight minutes to Downtown Summerlin for dining and errands
- Custom homes from $800K to $3M+
Custom-Home Builders
- Teardown and rebuild candidates on large lots
- Lot sizes that cannot be found inside any surrounding master plan
- City of Las Vegas permitting — no HOA pre-approval required
- True blank-canvas estate opportunity in northwest Las Vegas
Families Seeking Space
- Palo Verde High School zoning (8/10 per GreatSchools)
- Room for pools, sports courts, and guesthouses on-site
- No through-traffic in large-lot residential streets
- Bishop Gorman and The Meadows School within fifteen minutes
Long-Hold Scarcity Buyers
- Large-lot parcels adjacent to Summerlin are finite
- No new master-plan land adjacent at this lot size
- Structural scarcity that supports long-hold positions
- Sparse comps — buy correctly and hold with conviction
Best Fit For
- Equestrian owners — horse-friendly zoning and half-acre-plus lots within twenty-five minutes of the Strip — available nowhere else in the northwest valley.
- California relocators — large-lot estate living at a fraction of Bay Area or Marin pricing, with zero state income tax and a 3% property-tax cap.
- Privacy-first executives — custom estates with no HOA, large lots, minimal through-traffic, and eight minutes to Downtown Summerlin.
- Custom-home builders — teardown and rebuild candidates on true large lots — impossible to source inside any surrounding master plan.
- Families seeking space — Palo Verde High zoning, room for pools and courts on-site, and strong private school options within fifteen minutes.
- Long-hold scarcity buyers — finite large-lot parcels adjacent to a major master plan — structural scarcity that no new development can undo.
Ready to explore homes in Section 10? Our team knows every large-lot parcel, horse-zoning corridor, and rebuild candidate in the northwest valley.
Start Your Home SearchPros
- Half-acre to full-acre parcels adjacent to Summerlin — the rarest large-lot combination in the northwest valley
- Horse-friendly zoning available on select parcels — increasingly hard to find this close to urban amenities
- No mandatory HOA on most parcels — no architectural review, no monthly dues beyond city services
- Estate entry near $800,000 for large-lot custom homes versus $2M+ for comparable acreage in coastal California
- Palo Verde High School zoning (8/10) and Bishop Gorman / The Meadows within fifteen minutes
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Pre-master-plan maturity — decades of established trees and custom architecture that newer communities cannot replicate
Honest Considerations
- Sparse inventory — large-lot custom estates trade infrequently; plan to be patient
- Limited comparables make appraisals and valuation judgment-dependent
- Older infrastructure on some parcels — structural inspection is essential on pre-2000 custom homes
- No HOA amenity package — residents build private amenities or use Summerlin-adjacent facilities
- Custom estates above the conforming loan limit require jumbo financing with reserves
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Parcel Type Comparison
How Do Section 10 Property Types Compare?
A like-for-like comparison of Section 10's main property types — large-lot custom estates, horse parcels, and rebuild candidates — drawn from area character analysis and active-listing data via Las Vegas REALTORS. Honesty note: with thin turnover in this corridor, per-type market medians would be statistical noise, so we publish entry points and character distinctions instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Large-Lot Custom Estates (½–1 ac) | From $800K+ | n/a* | n/a* | n/a* | Privacy · Custom living |
| Horse-Friendly Parcels | From $1M+ | n/a* | n/a* | n/a* | Equestrian · Rural |
| Rebuilt & Remodeled Estates | From $1.2M+ | n/a* | n/a* | n/a* | Updated custom |
| Teardown / Rebuild Candidates | From $800K (land + structure) | n/a* | n/a* | n/a* | Custom builder · Investor |
| Adjacent Corridor (Sun City Summerlin) | From $350K | n/a* | n/a* | n/a* | 55+ Active Adult |
Source: Las Vegas REALTORS MLS data plus the NREG area analysis, June 2026. Per-type $/SF and DOM are intentionally omitted — sample sizes are too small to be meaningful. Verify zoning and parcel details with the Clark County Assessor for any specific address.
Property Type Deep Dive
What's Inside Section 10's Property Types?
Submarket 1
Large-Lot Custom Estates (½–1 ac)
The core Section 10 product: half-acre to full-acre custom homes, often with pools, mature trees, and outdoor entertaining areas that master-plan lots cannot support. Finishes and vintage vary widely home to home.
Browse Large-Lot Custom Estates (½–1 ac) homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Horse-Friendly Parcels
Select parcels carry Clark County horse-friendly zoning with room for barns, paddocks, and riding areas — an asset that is structurally vanishing from the northwest valley. Verify zoning, water access, and well status for each specific parcel.
Browse Horse-Friendly Parcels homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Rebuilt & Remodeled Estates
Prior owners who have completed full remodels or rebuilds to contemporary standards — combining the large-lot character of Section 10 with updated kitchens, baths, and systems. Often the cleanest path to move-in ready for buyers who can't wait for a custom build.
Browse Rebuilt & Remodeled Estates homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Teardown / Rebuild Candidates
Older structures on large lots — the opportunity is the parcel, not the home. Buyer takes it to a local custom builder for a ground-up estate. City of Las Vegas permits apply; no HOA pre-approval required.
Browse Teardown / Rebuild Candidates homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Adjacent Corridor (Sun City Summerlin)
The active-adult master plan immediately north — smaller lots and HOA structure, but a fully managed, community-amenity-rich lifestyle for buyers who want maintenance-free living adjacent to Section 10.
Browse Adjacent Corridor (Sun City Summerlin) homes →$350K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Section 10 — The Large-Lot Advantage
Half-acre to full-acre parcels adjacent to Summerlin, horse-friendly zoning on select lots, and no mandatory HOA — the rare combination that attracts California relocators, equestrian owners, and privacy-first executives who cannot get this land footprint anywhere else in the northwest Las Vegas Valley.
Browse Section 10 — The Large-Lot Advantage homes →½–1 acTypical Lot Size
$800K+Estate Entry Price
8 minTo Summerlin
No HOADesign Freedom
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Section 10
parcel type fits?
BY ZIP CODE
How Do the Section 10 ZIP Codes (89134/89144) Break Down?
Section 10 spans ZIP codes 89134 and 89144 — a northwest corridor that blends custom large-lot estates with Sun City Summerlin active-adult inventory and the broader Summerlin-edge market. The table below breaks down each ZIP's character, from semi-rural custom homes to master-plan adjacency, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | Section 10 custom estates / large-lot parcels (core) | $800K–$3M+ (estate range) | n/a* | ~60 (area) | Thin — custom-home turnover | n/a* |
| 89134 | Sun City Summerlin (active-adult, same ZIP) | From $350K | n/a* | Area benchmark | Active | n/a* |
| 89144 | Summerlin-edge / northwest custom corridor | From $500K to $3M+ | n/a* | Area benchmark | Mixed | n/a* |
| 89134/89144 | Full northwest area benchmark combined | Area median varies — estate entry $800K+ | — | ~60 (estate tier) | Mixed | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: custom-home-scale samples are too small to be meaningful, so we publish estate entry points and area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Section 10 Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the Bureau of Land Management — capture Section 10 faster than any brochure: large-lot parcels from $800K, horse-friendly zoning in select areas, no mandatory HOA, and twenty minutes to one of the Southwest's signature conservation areas.
$800K+
Estate entry price for large-lot custom homes in the Section 10 corridor, June 2026.
Las Vegas REALTORS
$3M+
Top end for premium rebuilt estates on the largest parcels with the most extensive custom finishes.
Area analysis, NREG
½–1 ac
Typical parcel size — roughly five to ten times the lot footprint of a production-builder home in Summerlin.
Area character record
~60 days
Typical market time for large-lot custom estates in this corridor — patient, low-turnover by design.
LVR / GLVAR area data, June 2026
No HOA
Most Section 10 parcels carry no mandatory HOA — no architectural review board, no monthly dues beyond city services.
City of Las Vegas
0%
Nevada state income tax rate — the single biggest financial driver for California relocators to Section 10.
Nevada Department of Taxation
3%
Annual primary-residence property-tax increase cap under Nevada Revised Statutes 361.471 — predictable long-term holding costs.
NRS 361.471
20 min
Drive to Red Rock Canyon National Conservation Area's roughly 195,000 acres — one of the metro's best outdoor amenities.
Bureau of Land Management · drive times
WHY SECTION 10
Why Does Section 10 Stand Apart From Its Peers?
From the large semi-rural lots to the horse-friendly zoning, Section 10 occupies a niche no surrounding master plan fills. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Clark County Assessor data, Census figures, and the area character record — so you can check every claim.
- Area character record · Clark County Assessor
Genuine large lots adjacent to Summerlin
Half-acre to full-acre custom parcels immediately east of the Summerlin border — a combination unavailable at any price inside any of the surrounding master plans.
- Clark County zoning records
Horse-friendly zoning still available
Select parcels carry equestrian zoning — a vanishing asset in the northwest valley as surrounding master plans have built out on smaller lots.
- City of Las Vegas
No mandatory HOA on most parcels
Owners set their own landscaping, fencing, and outbuilding choices within City of Las Vegas zoning — no architectural review board, no monthly dues.
- Nevada Revised Statutes 361.471
Zero state income tax + 3% property-tax cap
Nevada levies no personal income tax, and primary-residence tax increases are capped at 3% annually under NRS 361.471 — two lines that fund most California relocations.
- Area character record
Pre-master-plan maturity
Decades of established trees, mature landscaping, and custom architecture — an environment and lot character the surrounding new master plans cannot replicate.
WHY BUY IN SECTION 10
What Are the Top 10 Reasons to Buy a Home in Section 10?
Section 10's case rests on large-lot rarity and autonomy: half-acre to full-acre parcels adjacent to Summerlin, horse-friendly zoning in select areas, no mandatory HOA, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471. Ten sourced reasons follow.
Large lots unavailable inside any master plan
Half-acre to full-acre parcels adjacent to Summerlin — you cannot buy this lot size inside any surrounding HOA community.
Area character record
Horse-friendly zoning on select parcels
Equestrian land within twenty-five minutes of the Strip — a combination that no longer exists at this proximity anywhere in the metro.
Clark County zoning records
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California relocating households.
Nevada Department of Taxation
3% property-tax cap by statute
Annual increases on a primary residence are capped at 3% — predictable ownership costs for the long hold.
NRS 361.471
No mandatory HOA
No architectural review, no monthly dues beyond city services — design and use freedom unique in this corridor.
City of Las Vegas
Palo Verde High School zoning
The northwest valley's top public high school (8/10 GreatSchools) is the zoned campus, with Bishop Gorman and The Meadows within fifteen minutes.
GreatSchools / CCSD
Custom and rebuilt estate character
True custom homes with floor plans, finishes, and lot configurations unavailable from any production builder.
Area character record
Five to ten minutes from Downtown Summerlin
Every Summerlin retail, dining, and entertainment amenity within minutes — without the master-plan rules.
Drive time estimate
Red Rock Canyon twenty minutes west
The Mojave's signature 195,000-acre conservation area for hiking, climbing, and cycling — among the best outdoor access in the metro.
Bureau of Land Management
Structural parcel scarcity
The surrounding land has been master-planned — Section 10's large-lot parcels are finite, and that scarcity is structural support for well-bought positions.
Area character record
New Construction
Who Builds New Homes in and Around Section 10?
No production builder operates in Section 10 — it is strictly a custom and resale market. New opportunities arrive as teardown-rebuild projects on large lots. Buyers who want new-build master-plan communities look to Summerlin West, five to fifteen minutes west, where Toll Brothers and other luxury builders are actively selling.
Luxury & Move-Up
Toll Brothers
Closest luxury production profile to Section 10 custom estates
Family & Mid-Market
Lennar
Broadest northwest new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against custom remodels
55+ Active Adult
Pulte / Del Webb
The active-adult new-build alternative for downsizing buyers
Family
Richmond American
Value-oriented new builds near the Section 10 corridor
Outdoor Recreation
What Outdoor Amenities Does Section 10 Offer?
Private large parcels, nearby parks, and Red Rock Canyon twenty minutes west — Section 10 buyers access exceptional outdoor space both on their own lots and through the northwest valley's recreation network. The City of Las Vegas maintains the surrounding park and trail infrastructure, usable through 300 days of annual sunshine.
ON PROPERTY
Private Parcel (on-site)
½–1 acrePool · Barn · CourtsPrivate
The defining Section 10 amenity: a half-acre to full-acre private parcel where owners build pools, equestrian facilities, tennis courts, and guesthouses that master-plan lots simply cannot accommodate.
15 MIN
TPC Summerlin
18 holes (PGA Tour)Private/daily-fee golfMembers + select daily
Home of the Shriners Children's Open PGA Tour event — one of Las Vegas's marquee golf experiences, minutes from Section 10 via the 215 Beltway.
15 MIN
Angel Park Golf Club
36 holesPublic golfPublic
Two public courses plus a lighted short course — daily-fee golf without a club commitment, within easy reach of Section 10.
15 MIN N
Floyd Lamb Park at Tule Springs
680 acresTrails · Picnics · FishingFree
One of the valley's most expansive parks — horse-friendly trails, fishing ponds, and picnic areas at the northern edge of the metro, per the City of Las Vegas parks system.
20 MIN W
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class climbing, and dozens of trails managed by the Bureau of Land Management.
8 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's shopping, dining, and entertainment hub — farmers markets, seasonal festivals, and Las Vegas Ballpark all within minutes.
30 MIN W
Spring Mountains National Recreation Area
316,000 acresSkiing · Hiking · Mt. CharlestonUSFS fee
Mt. Charleston and the Spring Mountains — skiing at Lee Canyon in winter, hiking and camping in summer, at elevations that can be 30 degrees cooler than the valley floor.
10 MIN
Lone Mountain Regional Park
~150 acresHiking · ViewsFree
The northwest valley's signature natural landmark — a basalt cone with 360-degree views of the Las Vegas Valley and a short loop hike accessible from Section 10 in minutes.
The Section 10 Lifestyle
What Does a Weekend in Section 10 Look Like?
Three moods within minutes of your parcel: a morning on your own half-acre with mature trees and horses, shopping and dinner at Downtown Summerlin eight minutes away, and Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management twenty minutes west when you want to go bigger.
½–1 acTypical Private Parcel
8 minTo Downtown Summerlin
20 minTo Red Rock Canyon
No HOANo Dues, No Review Board
THIS WEEKEND'S OPEN HOUSES
Can You Tour Section 10 Homes This Weekend?
Open houses are uncommon here — large-lot custom estates show by private appointment, and turnover is thin enough that a Section 10 open house is a notable event. Set up instant alerts to catch new listings the moment they hit MLS, or browse active area listings now and we will arrange a private tour.
Quick Answer
What is horse zoning in Section 10?
Select parcels in Section 10 carry Clark County horse-friendly zoning — meaning the land is entitled for equestrian use, including barns, paddocks, and riding areas on the parcel. This zoning is not available on every lot; verify the specific parcel's equestrian status with the Clark County Assessor before you make any assumptions about equestrian use. Well and irrigation access should also be inspected. Horse-zoned land this close to Summerlin and the 215 Beltway is among the most finite assets in the northwest Las Vegas Valley.
Moving to Section 10
Should I Move to Section 10?
Every month, Bay Area and Southern California households discover that large-lot custom estate living — horse properties, mature trees, half-acre parcels — is attainable in northwest Las Vegas at a fraction of coastal pricing. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why California Buyers Are Choosing Section 10
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone. Section 10 adds what coastal rural-estate markets can't match at the price: large semi-rural lots adjacent to one of the nation's best-ranked master plans, a 0.5–0.7% effective property-tax rate with a 3% annual cap for primary residences, and horse-friendly zoning that is vanishing from the southwest's suburban fringe.
At a $1.5 million budget, a Marin County buyer is looking at a quarter-acre cottage with no outbuildings. That same budget in Section 10 secures a custom estate on a half-acre-to-acre parcel — with room for a pool, barn, or guesthouse — five minutes from Downtown Summerlin and twenty minutes from the Strip.
According to Las Vegas REALTORS, the Summerlin-edge corridor (89134/89144) carries active custom-estate listings priced $800K to $3M+. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data lets you benchmark area safety parcel by parcel, and the Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area about twenty minutes west.
Section 10 residents operate on a professional and entrepreneurial economy: executives, physicians, and business owners who value parcel autonomy over master-plan amenity packages. The Downtown Summerlin corporate corridor is five to ten minutes away, Summerlin Hospital Medical Center is about ten minutes by car, and the Strip's resort employment core is twenty-five minutes east — the corridor's northwest position is precisely why privacy-first buyers choose it.
Cost of Living Snapshot — Section 10 vs. Bay Area, CA
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters here: large-lot custom estate living that starts near $800,000 in Section 10 starts in the multiple millions behind comparable Bay Area gates or in Marin County's rural-residential corridors.
| Metric | Section 10, NV | Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Large-Lot Custom Estate Entry | ~$800K (½–1 acre) | $2.5M+ (Marin ½-acre) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.25%+ |
| HOA | None on most parcels | Varies ($200–$600/mo typical) |
| Airport Commute | ~25 min (Harry Reid) | 45–90+ min (SFO) |
Figures are approximate, for illustration. Contact our team for current market data.
Section 10 Rental Market — Rent vs. Own
Executive and estate leases in Section 10 are rare — large-lot custom homes in this corridor skew heavily toward owner-occupants, and rental listings surface infrequently. Horse-property leases do exist but compete for a thin tenant pool. Short-term rentals are regulated by the City of Las Vegas. For buyers with a 5+ year horizon, the parcel scarcity — large lots in the northwest valley are permanently finite — tilts decisively toward owning over leasing.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Section 10? Our team specializes in out-of-state relocation — virtual estate and parcel tours, horse-zoning and well-inspection coordination, custom-home comp analysis, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Section 10 in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Section 10 buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Define your parcel priorities
Decide what you need: horse-zoning, minimum lot size, well or city water, condition (move-in vs. rebuild candidate), and price ceiling. Section 10 is a custom market — specificity upfront saves months of searching.
Get pre-approved — jumbo-aware
Most Section 10 estates exceed the conforming loan limit and require jumbo financing with 20–25% down plus reserves. Line up your lender before you tour; cash offers are common and competitive at this tier.
Hire a large-lot custom-home specialist
With thin turnover and sparse comparables, valuation requires judgment on lot size, zoning, condition, and proximity to Summerlin. Work with an agent who tracks this specific corridor — call (702) 637-1759.
Tour in person or virtually
Private showings by appointment — there are no guard gates here, but large-lot properties show best when the listing agent coordinates the visit. Virtual tours work well for California buyers doing first-pass research.
Write and negotiate the offer
Cash is common at the estate tier; financed buyers compete with clean terms and jumbo pre-approvals. Ask your agent for the seller's real position before you write — thin comps make anchor pricing important.
Inspection, zoning & parcel diligence
Order a structural inspection (especially on pre-2000 custom homes), confirm horse-zoning or agricultural status with the Clark County Assessor, inspect the well if applicable, and review any CC&Rs or easements with title.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Jumbo appraisals on large-lot custom estates may need additional time for comparable research.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), then handle the DMV — Nevada license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Section 10 Economy?
Section 10 residents are executives, physicians, and business owners who value parcel autonomy and northwest valley access. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and the northwest valley's proximity to Summerlin's corporate and medical corridors makes it ideal for high-earner households.
$0Nevada state income taxNevada Department of Taxation
3%Primary-residence tax-increase capNRS 361.471
8 minTo Downtown Summerlin corporate corridorDrive time estimate
25 minTo Strip employment coreVia 215 Beltway
Top Section 10 Area Employers
- Downtown Summerlin corporate and retail corridorOffices, medical practices, and retail employment hub, eight minutes away
- Summerlin Hospital Medical CenterMajor west-valley hospital and physician-office campus, about ten minutes north
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, ten minutes south
- Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, twenty-five minutes east
- Clark County School District (northwest region)Area campuses including Palo Verde High School zone
- City of Las VegasMunicipal services and administration for the parent city
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Section 10 Compare to Summerlin, Queensridge & Henderson?
Weighing Section 10 against the valley's other large-lot and luxury addresses? This side-by-side covers the metrics buyers ask about most, June 2026. Section 10 leads on lot size and autonomy; Summerlin wins on amenities; Queensridge on guard-gated access; Henderson on schools — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Section 10 | Summerlin | Queensridge | Henderson |
|---|---|---|---|---|
| Estate Entry Price | ~$800K (large lot, custom) | $450K–$728K (master plan) | $800K+ (guard-gated) | $548K (citywide) |
| Typical Lot Size | ½–1 acre (custom) | ~0.15 ac (master plan) | ¼ ac typical | ~0.15 ac typical |
| HOA | None (most parcels) | $75–$300+/mo | $250–$700+/mo | Varies |
| Horse-Friendly Zoning | Yes (select parcels) | No | No | Select rural areas only |
| Guard-Gated | No (open access) | Select enclaves | 24/7 staffed since 1997 | Select enclaves |
| New Construction | None — custom/resale | Very High (Summerlin West) | None — built out | Very High (Cadence, Inspirada) |
| Distance to Downtown Summerlin | ~8 min | Within community | ~10 min | ~35 min |
| Best For | Large lots · Horses · Autonomy | Schools · Amenities · New builds | Guard-gated · Centrality · Estates | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Section 10 figures are area character analysis values; Census and FBI do not tabulate the corridor separately. Last updated June 2026.
Cost of Ownership
What Will Section 10 Cost You Each Month?
An $800,000 entry Section 10 estate runs about $5,600 monthly with 10% down at 7% per Freddie Mac's rate survey — with no HOA dues on most parcels. The tabs below model your payment, compare renting, and lay out the full carrying-cost picture for this custom-estate corridor.
Payment Estimator
Estimate Your Section 10 Payment
$5,847
Estimated Monthly Payment
- Principal & Interest$4,790
- Property Tax$407
- Insurance$150
- HOA$200
- PMI$300
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 Section 10 right now?
Rental supply of large-lot custom estates in this corridor is structurally near-zero — owners hold. For 5+ year holds, the large-lot scarcity math tilts decisively toward owning.
OWN (10% DOWN, 7%)
$5,670 / mo
- Principal & Interest
- $4,790
- Property Tax (~0.6%)
- $400
- Homeowners Insurance
- $180
- HOA
- $0 (most parcels)
- PMI (10% down)
- $300
5-year net cost:~$186,000
Equity built:~$249,000
RENT (MODELED EXECUTIVE LEASE)
$4,200 / mo
- Executive-Home Lease (modeled)
- $4,200
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$273,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning an entry-level Section 10 estate for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $249,000 in equity while the renter walks away with none. Large-lot scarcity-supported appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $0 HOA (no-HOA parcels), modeled $4,200 executive lease.
HOA Fees by Community
HOA Status by Section 10 Parcel Type
Most Section 10 parcels carry no mandatory HOA — confirm the specific parcel's CC&R, easement, and deed-restriction status with title early in escrow. A small number of older covenants may exist on certain blocks.
No-HOA Custom Estates (typical)
$0 / mo
Standard large-lot custom parcels
$0
Includes:
No architectural review, no monthly dues — City of Las Vegas zoning applies
Property maintenance
Owner responsibility
Includes:
Landscaping, fencing, outbuildings per city code — no HOA approval required
Older Covenant Parcels (verify)
CC&R-specific
Pre-existing deed restrictions
Verify with title
Includes:
Some older blocks carry deed covenants — confirm status early in escrow
Easements
Parcel-specific
Includes:
Irrigation, access, or utility easements on some large-lot properties — review with title before closing
Due-Diligence Checklist
Required on every parcel
Title and CC&R review
Standard diligence
Includes:
Confirm no buried HOA, old covenants, or shared-use agreements before writing an offer
Zoning verification
Clark County Assessor
Includes:
Confirm horse-zoning or agricultural status for equestrian parcels before assuming use rights
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Section 10?
Section 10's northwest location gives it immediate access to the 215 Beltway — connecting quickly to Summerlin, the Strip, and the airport. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Section 10 destinations beat that comfortably.
Drive Times from Section 10
- ~8 minDowntown Summerlin (retail & dining)W Sahara Ave west
- ~10 minSun City Summerlin (adjacent)Rampart Blvd north
- ~12 minSummerlin Hospital Medical CenterRampart Blvd north
- ~10 minLone Mountain Regional ParkLone Mountain Rd
- ~20 minRed Rock CanyonW Charleston Blvd west
- ~25 minLas Vegas StripI-215 east → W Flamingo
- ~30 minHarry Reid International AirportI-215 south → I-15
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Section 10?
Most Section 10 purchases close in 30 to 45 days through a Nevada escrow company. Cash offers on estate-tier properties can close in 7–14 days. Jumbo files sometimes need extra appraisal time when comparables are sparse; horse-zoned parcels may need additional zoning confirmation. Budget 45 days and confirm your lender's timeline before you write.
Quick Answer
What down payment do you need to buy in Section 10?
Most Section 10 buyers put down 10% to 25%. On an $800,000 entry estate, plan roughly $80,000 (10%) to $160,000 (20%). Custom estates and rebuilt properties above the conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans. Lenders may require additional appraisal documentation on large-lot custom properties with limited comparable sales in the area — ask your lender before you make assumptions.
Section 10 FAQ — 18 Answers
What Do Section 10 Buyers Most Frequently Ask?
Most AskedWhat is Section 10 in Las Vegas?
Section 10 is a historic custom-home enclave in the northwest Las Vegas Valley — ZIP codes 89134 and 89144 — predating Summerlin. It offers half-acre to full-acre lots, horse-friendly zoning in pockets, mature trees, and custom estates priced from roughly $800,000 to $3 million-plus per Las Vegas REALTORS area data.
What makes Section 10 different from Summerlin communities?
Section 10 predates Summerlin and its HOA architecture boards. Lots run half an acre to a full acre — far larger than most master-plan lots — with horse-friendly zoning in certain pockets, mature trees planted decades before Summerlin broke ground, and true custom construction rather than production builder floor plans. Buyers trade new-build amenities for genuine large-lot rarity within minutes of every Summerlin convenience.
Are there horse properties in Section 10?
Yes — select parcels in Section 10 carry horse-friendly zoning, an increasingly rare asset in the northwest valley as surrounding master plans have built out. Buyers seeking equestrian land this close to the 215 Beltway and Downtown Summerlin find very few alternatives at any price. Verify zoning and well/irrigation access for any specific parcel with the Clark County Assessor before you write an offer.
What are property taxes like in Section 10?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On an $800,000 entry estate that translates to approximately $4,000–$5,600 per year — a fraction of a comparable large-lot property in coastal California.
What is the median home price in Section 10?
Section 10 spans ZIPs 89134 and 89144 — the Summerlin-edge corridor of northwest Las Vegas. Area list-price medians run roughly $700K–$900K across those ZIPs per Las Vegas REALTORS data, but custom estates on large lots within Section 10 proper start near $800,000 and reach $3 million-plus depending on lot size, horse-zoning status, and renovation quality. Days on market run about 60 for the area.
Is Section 10 inside Summerlin?
No — Section 10 is a historic enclave in the City of Las Vegas that predates and borders Summerlin rather than being part of it. Residents gain no Howard Hughes Corporation HOA membership and have no architectural review board, which is a feature for custom-home buyers who want design freedom. Downtown Summerlin shopping and dining is about five to ten minutes away.
Does Section 10 have an HOA?
Most Section 10 parcels carry no mandatory HOA, which is the defining contrast with every surrounding master plan. Lot owners set their own landscaping, fencing, and outbuilding choices within City of Las Vegas zoning — a major draw for buyers who want the large-lot lifestyle without architectural review committees. Confirm the specific parcel's CC&R and easement status with title before closing.
What schools serve Section 10?
Section 10 falls in Clark County School District's northwest zone. Nearby campuses include Palo Verde High School (rated 8/10 per GreatSchools), Ernest Becker Jr. Middle School, and Lummis Elementary. Private options include Bishop Gorman High School and The Meadows School, both within a fifteen-minute drive. Verify exact zoning for any address at the CCSD website before making school-dependent decisions.
How does Section 10 compare to Summerlin luxury communities?
Section 10 wins on lot size and autonomy: half-acre to full-acre custom parcels with no HOA versus the quarter-acre-or-less production lots inside most Summerlin villages. Summerlin's The Ridges counters with new trophy architecture and Red Rock views, but entry there starts near $2 million. Section 10 buyers choose rarity — genuine large lots, horse zoning, and mature trees — over HOA amenities and new construction.
Is Section 10 safe?
Section 10 sits in the established northwest Las Vegas Valley — one of the metro's quieter residential corridors — within City of Las Vegas police jurisdiction. Large-lot communities with low through-traffic density historically correlate with lower property crime than higher-density corridors, as verified through FBI Uniform Crime Reporting data. Benchmark the specific streets you're considering through UCR-based tools before writing an offer.
What is new construction availability in Section 10?
No production builder operates in Section 10 — by definition it is a custom and resale market. Opportunities come as teardown and rebuild candidates on large lots, remodel-to-studs projects, or move-in-ready estates that prior owners have already renovated. Buyers who want new builds with similar large-lot character look at The Ridges or Ascension Peaks in Summerlin, five to fifteen minutes west.
How far is Section 10 from Downtown Summerlin?
Section 10 sits immediately adjacent to the Summerlin master plan — Downtown Summerlin's retail, dining, and Las Vegas Ballpark complex is roughly five to ten minutes by car via West Sahara Avenue or the 215 Beltway. Residents enjoy every Summerlin amenity without the HOA dues or architectural review that come with master-plan membership.
What is the lot size in Section 10?
Section 10 lots typically run from approximately half an acre to a full acre — roughly five to ten times the size of a production-builder lot inside most Summerlin villages. Some parcels support outbuildings, equestrian facilities, pools, tennis courts, and guesthouses that master-plan lots simply cannot accommodate. That acreage is the primary reason buyers choose Section 10 over every neighboring master plan.
What does Nevada vs California taxes mean for Section 10 buyers?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. A household earning $500,000 saves roughly $51,000 in state income taxes per year by relocating. Combined with Clark County's 0.5–0.7% effective property-tax rate and the 3% primary-residence cap under NRS 361.471, Section 10 delivers large-lot custom-estate living at a total cost of ownership that is structurally impossible to replicate in the Bay Area or coastal Southern California.
What should I know before buying in Section 10?
Four items move real money here. First, confirm horse-zoning or agricultural status for the specific parcel — not the neighborhood generally. Second, order a well inspection if the property uses private water. Third, get a structural inspection on any custom home predating 2000; renovation quality varies widely. Fourth, comps are sparse — true large-lot custom sales in this corridor may number in the single digits per month, so valuation demands judgment. Call (702) 637-1759 and we will pull the right comparables before you write.
What down payment do you need to buy in Section 10?
Most Section 10 buyers put down 10% to 25%. On an $800,000 entry estate, plan roughly $80,000 (10%) to $160,000 (20%). Custom estates and rebuilt properties above the conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans. Lenders may require additional appraisal documentation on large-lot custom properties with limited comparables — ask your lender before you make assumptions.
Does Section 10 have HOA fees?
Most Section 10 parcels carry no mandatory HOA, which distinguishes the area from every surrounding master plan. Lot owners set their own landscaping and fencing within City of Las Vegas zoning rules. Confirm the specific parcel's CC&R, easement, and deed-restriction status with title early in escrow — a small number of older covenants do exist on certain blocks, and you want to know before you offer.
How long does it take to close on a home in Section 10?
Most Section 10 purchases close in 30 to 45 days through a Nevada escrow company. Cash offers on estate-tier properties can close in 7–14 days. Jumbo files on custom properties with limited comparables sometimes need extra appraisal time; budget 45 days to be safe. Horse-zoned or agricultural parcels may require additional title and zoning confirmation that adds a few days to the standard timeline.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Section 10?
These are the eight queries Section 10 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 area facts from the Clark County Assessor and NREG analysis.
What is Section 10 in Las Vegas?
Section 10 is a historic pre-master-plan custom-home enclave in the northwest Las Vegas Valley (ZIPs 89134/89144), known for half-acre to full-acre lots, horse-friendly zoning in pockets, mature trees, and custom estates priced $800K to $3M+. It predates and borders Summerlin, offering large-lot character with no mandatory HOA.
Is Section 10 part of Summerlin?
No — Section 10 is a distinct historic enclave in the City of Las Vegas that borders Summerlin rather than being part of it. Residents are not members of the Howard Hughes Corporation HOA and face no master-plan architectural review. Downtown Summerlin is about eight minutes away by car.
Can you have horses in Section 10?
Yes — select parcels in Section 10 carry Clark County horse-friendly zoning, including room for barns and paddocks. Verify the specific parcel's equestrian zoning status with the Clark County Assessor before assuming equestrian use. Well and irrigation access should be independently inspected.
What are Section 10 homes priced at?
Large-lot custom estates in Section 10 start near $800,000 and reach $3 million-plus depending on lot size, horse-zoning status, and renovation quality, per Las Vegas REALTORS area data. The wider 89134/89144 ZIP codes include lower-priced inventory outside the custom-estate corridor.
Does Section 10 have an HOA?
Most Section 10 parcels carry no mandatory HOA — which is the defining advantage over every surrounding master plan. Confirm the specific parcel's CC&R and deed-restriction status with title early in escrow; a small number of older covenants exist on certain blocks.
How far is Section 10 from Summerlin?
Section 10 borders Summerlin directly — Downtown Summerlin's retail, dining, and Las Vegas Ballpark complex is about eight minutes by car via West Sahara Avenue. Residents access all Summerlin amenities without holding a master-plan HOA membership.
What schools are near Section 10?
Palo Verde High School (8/10 per GreatSchools) is the zoned public high school, with Ernest Becker Jr. Middle School and Lummis Elementary as zoned CCSD campuses. Private options include The Meadows School (twelve minutes) and Bishop Gorman High School (fifteen minutes).
How do I get a showing for a Section 10 home?
Section 10 homes show by private appointment — there's no guard gate, but large-lot estate showings are typically coordinated through the listing agent. Call (702) 637-1759 and we'll arrange a private tour with same-day or next-day access in most cases.
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NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Section 10?
Compare Section 10 with neighboring master plans and nearby cities across the northwest valley. Each card pairs the commute time with price positioning, so you can judge whether trading large-lot autonomy for a different lifestyle actually buys you more home for the money.
A–Z INDEX
Which Section 10 Property Types Can You Explore A–Z?
Section 10 is a custom corridor without formal sub-neighborhoods — the key distinctions are parcel type, zoning, and condition. The entries below are indexed alphabetically for orientation, and our team can pull current listings, zoning records, and comparable sales for any specific address on request.
C
- Custom Estates (½–1 acre)
H
- Horse-Friendly Parcels (equestrian zoning)
R
- Rebuilt & Remodeled Estates
T
- Teardown / Rebuild Candidates
KEEP LEARNING
What Else Should You Read About Section 10?
These guides extend the research most Section 10 buyers do next — understanding the citywide Las Vegas market, comparing large-lot luxury options across the valley, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging Section 10's large-lot third option.
Read →COMMUNITY HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Section 10 Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Section 10 is a thin custom-estate corridor with no formal Census tabulation, we present ZIP-area statistics (89134/89144) as area benchmarks and clearly label custom-home figures as area analysis. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89134/89144. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Section 10 is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, police coverage, zoning, and permitting for Section 10 parcels. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, zoning records, and parcel data. 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) — Las Vegas violent and property crime rates, national comparisons. 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, student-teacher ratios for northwest Las Vegas campuses. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026