6/10John C. Fremont Elementary
Zoned · CCSD (10 min)
K-5700 Students19:1
South Las Vegas · Enterprise
Silverado Hills Homes For Sale
Nevada's #1 team for Silverado Hills real estate. Search established single-family homes near the 215 Beltway and St. Rose Parkway — family-friendly south Las Vegas at value pricing.
AREA MEDIAN LIST (89123)
$500K
LVR / GLVAR, June 2026
COMMUNITY PRICE RANGE
$400K–$700K
Community plan record
HOMES IN COMMUNITY
650+
Community plan record
DAYS ON MARKET (AREA)
38
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Silverado Hills at a Glance?
Silverado Hills is an established 650+ home single-family neighborhood in south Las Vegas (ZIP 89123), with an area median list near $500,000 per Las Vegas REALTORS, a 38-day median DOM, and Las Vegas city demographics per the U.S. Census. Five takeaways below frame the value case, the schools, and the location honestly.
- Value entry point: homes from $400K for original-condition to $700K for renovated — well below newer south-valley master-plan pricing.
- The location: south Las Vegas near the 215 Beltway and St. Rose Pkwy — about 15 min to the south Strip, 20 min to Harry Reid Airport.
- Best for: working families and dual-income households who want established infrastructure, mature landscaping, and low HOA dues under $130/mo.
- Established character: built out from 2001 by various builders — diverse floor plans, mature trees, and 20+ years of neighborhood proof.
- Do your homework: condition drives price spread; CCSD zoning shifts periodically; verify the sub-association resale package before closing.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Silverado Hills Homes for Sale?
Active listings in Silverado Hills (ZIP 89123) are updated daily from Las Vegas REALTORS MLS data. The eight newest area listings appear below — browse the full live inventory in our MLS portal, pre-filtered to 89123 so you see this neighborhood, not the broader south-valley mix.
PRICE DISTRIBUTION
How Many Silverado Hills-Area Homes Sell in Each Price Range?
The 89123 ZIP area spans a range of south Las Vegas neighborhoods per Las Vegas REALTORS MLS data. Silverado Hills proper concentrates in the $400K–$700K band — the counts below show where buyer competition actually clusters across the broader ZIP.
Browse Silverado Hills Listings
How Can You Find a Silverado Hills Home by Type, Price & Lifestyle?
Active listings in Silverado Hills (89123 ZIP) are sorted by type, price, and lifestyle below — each link opens our live Las Vegas MLS search, pre-filtered to 89123, with counts updated daily from Las Vegas REALTORS MLS data so you see this neighborhood and not the broader south-valley mix.
Which South Las Vegas Neighborhoods Should You Compare?
Silverado Hills sits within a cluster of established south-valley communities in and around the 89123 ZIP. The cards below help you calibrate where Silverado Hills fits on the price and lifestyle spectrum.
Updated daily · 650 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Silverado Hills Listings First?
Set custom alerts by price, beds, and condition tier — no spam, unsubscribe anytime. With only 650+ homes and a 38-day median market time, the right Silverado Hills listing may appear and go under contract before a weekly digest catches it; alert subscribers see new listings within hours.
- Custom criteria — neighborhood, price, beds, baths, features
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- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION6/10 
9/10
8/10
8/10
7/10
How Are the Schools for Silverado Hills?
Schools are the honest conversation for Silverado Hills: CCSD zoned campuses rate 5–6/10 per GreatSchools — workable but not the valley's strongest — while private options like Bishop Gorman High School and The Meadows School extend the field significantly for families who budget for tuition. The cards below map realistic options by level.
6/109/10The Meadows School (Lower)
Private · west valley (20 min)
PreK-5300 Students8:1
8/10Las Vegas Day School
Private · west valley (22 min)
PreK-8400 Students12:1
8/10Coral Academy of Science
Charter · multiple campuses (15 min)
K-121300 Students18:1
7/10Nevada State High School (lower)
Charter · south valley (10 min)
9-12600 Students20:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Silverado Hills Families?
According to GreatSchools.org, Silverado Hills families have honest options at both ends: CCSD-zoned campuses (Clark HS, Fremont MS, Fremont Elementary) rate 5–6/10, while private and charter alternatives — Bishop Gorman, The Meadows School, Coral Academy — rate 8–9/10. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 20 min | $400,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | West valley · 20 min | $400,000+ |
| 3 | Coral Academy of Science | Public charter | K-12 | 8/10 | Multiple campuses · 15 min | $400,000+ |
| 4 | Nevada State High School | Public charter | 9-12 | 7/10 | South valley · 10 min | $400,000+ |
| 5 | Clark High School | Public (zoned) | 9-12 | 6/10 | CCSD · 12 min | $400,000+ |
SAFETY & CRIME
Is Silverado Hills Safe?
Direct Answer
Silverado Hills is a low-density, predominantly owner-occupied single-family neighborhood in south Las Vegas — property crime runs at suburban levels typical for the area, and violent crime is not a defining characteristic of the street-level experience. Benchmark the 89123 area through FBI Uniform Crime Reporting data and the Nevada criminal-statistics portal before committing.
- Owner-occupied householdsCommunity plan record
- Las Vegas Metro Police jurisdictionStandard south-valley coverage
- Open neighborhood — public streetsAccess unrestricted
- Property crime profileTypical for established south-valley area
What Buyers Should Know
The 55% owner-occupancy rate sets a neighborhood tone: most residents have a long-term stake in the community and know their neighbors. The 89123 corridor around Silverado Hills is established infrastructure — streets, lights, and parks are maintained — which correlates with lower crime rates than newer, less-finished areas at comparable price points.
The surrounding south Las Vegas / Enterprise area runs typical suburban property crime patterns — package theft, vehicle break-ins along commercial corridors. Benchmark specific blocks through FBI UCR-based tools and the Nevada Department of Public Safety criminal statistics before writing any offer.
For families comparing Silverado Hills to guard-gated alternatives, the honest tradeoff is cost: a $50–$130/month HOA here versus $300–$700/month for staffed-gate communities elsewhere in the valley. The absence of a gate is real, but the established neighborhood character and owner-occupancy density provide meaningful passive security.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Neighborhood details per community plan record. Last updated June 2026.
Living In
What's It Like Living in Silverado Hills, Las Vegas?
The Answer
Living in Silverado Hills means established single-family streets, mature trees, and a south-valley location 15 minutes from the south Strip. The neighborhood falls within the City of Las Vegas — services per the City of Las Vegas — with CCSD schools, low HOA dues under $130/mo, and the 215 Beltway minutes away for Henderson commutes.
What is Silverado Hills known for?
Silverado Hills is known for its established single-family character, mature landscaping, and strong value positioning in south Las Vegas — a proven neighborhood built out from 2001 that offers 650+ homes in the $400K–$700K range with a low HOA footprint and convenient 215 Beltway access.
Who should live in Silverado Hills?
Working families and dual-income households who want a south-valley location, established infrastructure, and real-yard single-family living at prices that avoid the premium of newer master-planned communities; investors seeking buy-and-hold single-family rentals also find the 55% owner-occupancy and sub-$700K ceiling appealing.
What is daily life like?
Quiet residential streets with mature trees, a quick 215 Beltway on-ramp for south Strip or Henderson commutes, Sunset Park five minutes away for weekend runs, and south-valley dining and retail along St. Rose Parkway and Eastern Avenue all within easy reach.
Location
Where Is Silverado Hills
Silverado Hills sits in south Las Vegas / Enterprise near the Silverado Ranch area, in ZIP code 89123. The 215 Beltway and St. Rose Parkway are both nearby, giving residents a direct link to the south Strip, Harry Reid International Airport, and Henderson. Roughly 15–20 minutes from the major south-valley employment hubs.
South Strip
15
Min
Harry Reid Airport
20
Min
Henderson
15
Min
Downtown Las Vegas
20
Min
Summerlin
25
Min
Silverado Hills
At a Glance$500,000
Median List Price (ZIP-area)
$400K–$700K
Community Price Range
38
Days on Market (area)
650+
Community Homes
- Setting
- Established single-family neighborhood
- Acreage
- ~100 acres
- Homes
- 650+
- Established
- 2001
- Developer
- Various Builders
- Guard-Gated
- No
- HOA
- $50–$130/mo
- ZIP Code
- 89123
- Schools
- CCSD (Clark HS zone) + private options
- Nearest Park
- Sunset Park (~5 min)
- Sunshine
- 300 days/year
- Distance to Strip
- ~15 min
LIVABILITY REPORT CARD
How Does Silverado Hills Score?
Silverado Hills earns its strongest marks for location, value, and established character. The honest trade-offs are school ratings — CCSD zoned campuses sit at 5–6/10 — and the absence of a community pool or guard gate. Six categories below walk through the community the way our agents do with every relocating buyer.
Grade B: Safety
Established owner-occupied south-valley neighborhood; benchmark area crime through FBI UCR tools before committing.
Grade C+: Schools
Zoned CCSD campuses rate 5–6/10 per GreatSchools; private options like Bishop Gorman and The Meadows School extend the field at cost.
Grade B+: Cost of Living
$400K–$700K single-family with $50–$130/mo HOA — strong value relative to newer south-valley master plans and well below coastal California comparables.
Grade B: Amenities
No community pool, but Sunset Park and the south-valley retail corridor on St. Rose Pkwy are both within 5–10 minutes.
Grade B: Outdoor Access
Sunset Park five minutes away, Floyd Lamb Park 15 minutes north, and the wider Clark County trail network accessible from the neighborhood.
Grade A-: Commute
215 Beltway and St. Rose Pkwy immediately accessible — 15 min to south Strip, 20 min to Harry Reid Airport, 15 min to Henderson.
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 Silverado Hills a good place to live?
Yes — for families who prioritize south-valley convenience and value over resort amenities. Silverado Hills puts the 215 Beltway and St. Rose Parkway within minutes, the south Strip and Harry Reid Airport within 20 minutes, and 650+ established single-family homes in the $400K–$700K range. The trade-offs are honest: CCSD schools rate 5–6/10, there is no community pool, and the neighborhood is not guard-gated. Buyers who can work with the school picture — or who choose private options — consistently find it one of the best-value established neighborhoods in south Las Vegas.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Silverado Hills?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — which contains Silverado Hills — the parent city holds 656,274 residents with a median household income of $66,820. Inside Silverado Hills, community records show roughly 1,950+ residents across 650+ households, a median age near 38, and average household income around $65,000.
The Census does not tabulate this neighborhood as its own place, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within the community, our transaction data shows a mix of working families, healthcare and hospitality workers, dual-income households, and an active pool of buy-and-hold investors drawn to the sub-$700K single-family ceiling and 55% owner-occupancy rate.
1,950+
vs Las Vegas 656,274
~38
vs Clark Co 38
~$65,000
vs Clark Co median $74,007
~55%
vs Clark Co 59%
650+
vs Clark Co ~860,000
$500K
vs Clark Co value $391K
Source: Community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Silverado Hills is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Silverado Hills Area Growing?
Silverado Hills itself is fully built out at 650+ homes — growth in the community happens through renovation cycles rather than new rooftops. The surrounding south Las Vegas / Enterprise area continues to attract residents: Las Vegas has added roughly 72,000 city-limit residents since 2010 per Census counts, and the south-valley corridors around the 215 and St. Rose Pkwy are among the most actively absorbed in the region.
656,274Las Vegas residents (Census)
650+Silverado Hills homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Silverado Hills, growth is structurally capped: 650+ homes is the permanent number in a ~100-acre footprint. The surrounding south-valley and Enterprise area keeps expanding — which supports long-term value for owners in an established community adjacent to new supply, rather than competing with it.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the neighborhood separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Silverado Hills Score for Livability?
Silverado Hills scores highest on location and value: 215 Beltway access, 15-minute south Strip commute, and $400K–$700K single-family pricing with sub-$130/mo HOA. Honest trade-offs are school ratings (5–6/10 CCSD) and the absence of a community pool. Six categories benchmarked to Census, GreatSchools, and LVR data.
- 72B
Overall Livability
- 58C+
Schools (zoned + private)
- 70B-
Safety (area)
- 78B+
Cost of Living
- 68B-
Amenities
- 82B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Silverado Hills 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 the 89123 ZIP trades against. Area-specific stats: $500,000 area median list, 38 median days, and an established resale-only inventory of 650+ homes.
Median List Price
$500,000 area median (89123 ZIP), updated June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38 median days across the ZIP area; original-condition homes sit longer
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Active resale-only inventory; no new construction in the community
vs May 2025
Source: Las Vegas REALTORS
38
DAYS ON MARKET (ZIP-AREA)
$500K
AREA MEDIAN LIST
650+
HOMES IN COMMUNITY
< 1 hr
OUR RESPONSE TIME
VALUE PRICING
Get matched with a south
Las Vegas specialist.
Market Competitiveness
How competitive is the Silverado Hills market right now?
The 89123 ZIP area averages 38 median days per Las Vegas REALTORS data — moderately competitive. Updated and renovated homes at the right price can draw multiple offers within days; original-condition homes at the low end of the range sit longer as buyers negotiate for condition credits. The $400K–$450K entry band sees the most buyer competition.
48Moderate Competition
- 38 daysArea median DOM (sold)
- $500KArea median list price
- 650+Homes in community (resale only)
- No gateOpen neighborhood — all buyers welcome
Is Silverado Hills Right for You?
Who Should Buy a Home in Silverado Hills?
Silverado Hills is not one-size-fits-all — it is a 650+ home single-family community that suits specific buyer types better than others. Six profiles below match lifestyles to this south Las Vegas neighborhood, followed by the honest pros and trade-offs our agents walk every client through.
Which Buyer Types Fit Silverado Hills Best?
Value-Seeking Families
- $400K–$700K single-family with real yards and mature trees
- CCSD schools with private options within 20 min
- Low HOA footprint — $50–$130/mo
- 215 Beltway access for valley-wide commutes
California Relocators
- Zero state income tax vs California's 13.3% top rate
- Comparable home 30–40% below SoCal pricing
- South Strip and airport access without Strip pricing
- NREG relocation team handles virtual tours and remote closing
Buy-and-Hold Investors
- Sub-$700K single-family with 55% owner-occupancy
- $2,100–$2,800/mo rental range per LVR data
- FHA-eligible price point supports broad buyer exit pool
- Established resale-only stock — no new supply competition
First-Time Buyers
- FHA 3.5% down applies across most of the price range
- Sub-$450K entry tier competes with apartment rents
- Low HOA keeps monthly carrying cost manageable
- NREG team navigates condition negotiations and credits
Airport and Strip Workers
- 20 min to Harry Reid International Airport via 215
- 15 min to south Strip resort corridor
- No freeway required for most shift-time commutes
- Established neighborhood to return to after shift work
Renovation Buyers
- Original-condition homes at $400K–$450K entry
- Below-market purchases with condition-driven upside
- Established lot sizes and mature trees add to finished value
- Our agents identify renovation candidates before they list broadly
Best Fit For
- Value-seeking families — established single-family homes $400K–$700K with mature landscaping, low HOA, and south-valley location.
- California relocators — zero state income tax, sub-$700K single-family, and 20-minute airport access — the math closes easily.
- Buy-and-hold investors — FHA-eligible pricing, 55% owner-occupancy, and $2,100–$2,800/mo rental range per LVR data.
- First-time buyers — FHA 3.5% down applies across most of the range; entry under $450K competes with local apartment rents.
- Airport and Strip workers — 20 min to Harry Reid Airport, 15 min to south Strip — both without Strip-adjacent carrying costs.
- Renovation buyers — original-condition homes at $400K–$450K with below-market entry and renovation-driven upside.
Ready to explore homes in Silverado Hills? Our team knows the south Las Vegas neighborhood, the school picture, and which blocks command a premium.
Start Your Home SearchPros
- 215 Beltway and St. Rose Pkwy access — 15 min south Strip, 20 min airport, 15 min Henderson
- Established mature landscaping with 20+ years of neighborhood proof
- $400K–$700K single-family pricing — below comparable new south-valley construction
- Low HOA footprint: $50–$130/month vs. $200–$500/month at newer master plans
- Zero Nevada state income tax and 3% annual property-tax cap under NRS 361.471
- FHA-eligible price range supports broad buyer pool and exit liquidity
- Renovation upside: original-condition homes priced for cosmetic-flip buyers
Honest Considerations
- CCSD zoned campuses rate 5–6/10 on GreatSchools — private schools add tuition cost
- No community pool or staffed guard gate
- Original-condition homes need renovation budgets — wide spread in move-in readiness
- Not guard-gated — public streets with standard suburban open access
- Some south-valley traffic on St. Rose and the 215 during peak hours
- Extreme summer heat — 105°F+ July through September, like all of Las Vegas valley
Neighborhood Comparison
How Does Silverado Hills Compare to Nearby South Las Vegas Neighborhoods?
A side-by-side comparison of Silverado Hills against the south-valley neighborhoods buyers most frequently cross-shop — drawn from Las Vegas REALTORS MLS data and community plan records. Entry pricing is the primary differentiator; lifestyle and school fit determine the final call.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Silverado Hills | $500K (area) | n/a* | 38 | 650+ homes | Value · Established |
| Silverado Ranch | From $375K | n/a* | n/a* | n/a* | Master plan · South LV |
| Enterprise Area | From $400K | n/a* | n/a* | n/a* | Growing · New builds |
| Henderson (nearby) | $548K (citywide) | n/a* | 21 | 2,460 | City services · Schools |
| Summerlin | $728K | n/a* | 21 | 1,253 | Master plan · Nevada's best schools |
| Las Vegas (citywide) | $476K | n/a* | 20 | 8,606 | Selection · All budgets |
Source: Las Vegas REALTORS MLS data plus NREG community records, June 2026. Per-block medians omitted — neighborhood-scale samples are too small to be meaningful at this price point.
Neighborhood Deep Dive
What Is Each South Las Vegas Neighborhood Known For?
Submarket 1
Silverado Hills
The neighborhood this page is about: 650+ established homes from 2001, $400K–$700K, $50–$130/mo HOA, 15 min to south Strip. Best for families and investors who want proven character at south-valley pricing.
Browse Silverado Hills homes →$500KMedian Price
38Days on Market
650+ homesActive Listings
n/a*Price / Sq Ft
Submarket 2
Silverado Ranch
The broader master-planned area surrounding Silverado Hills — a wide range of product types and price points across multiple sub-communities, larger HOA infrastructure.
Browse Silverado Ranch homes →$375K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Enterprise Area
The incorporated area just southwest of Las Vegas proper — active new construction, newer infrastructure, and slightly more suburban feel than the established Silverado Hills corridor.
Browse Enterprise Area homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Henderson (nearby)
15–20 min east via the 215 — stronger CCSD school ratings, planned communities, lower citywide crime index, and a slightly higher price floor as a trade-off.
Browse Henderson (nearby) homes →$548KMedian Price
21Days on Market
2,460Active Listings
n/a*Price / Sq Ft
Submarket 5
Summerlin
The valley's premier master plan 25 min northwest — stronger schools, more amenities, Howard Hughes Corporation management, and a meaningfully higher price floor.
Browse Summerlin homes →$728KMedian Price
21Days on Market
1,253Active Listings
n/a*Price / Sq Ft
Submarket 6
Las Vegas (citywide)
The broadest market in the valley — 8,600+ active listings across every price point and lifestyle; Silverado Hills sits at the value end of the established single-family tier.
Browse Las Vegas (citywide) homes →$476KMedian Price
20Days on Market
8,606Active Listings
n/a*Price / Sq Ft
Submarket 7
Sunset Park — South Valley's Recreation Hub
Clark County's 324-acre Sunset Park — lake fishing, disc golf, sports fields, and trails — is roughly five minutes from Silverado Hills, and is the outdoor anchor that most south-valley buyers cite when choosing the 89123 corridor over other Las Vegas ZIP codes.
Browse Sunset Park — South Valley's Recreation Hub homes →324Acres (Sunset Park)
5 minFrom Silverado Hills
15 minTo South Strip
20 minTo Airport
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which south
Las Vegas neighborhood fits?
BY ZIP CODE
How Does the Silverado Hills ZIP Code (89123) Break Down?
ZIP code 89123 covers several south Las Vegas neighborhoods, and the table below breaks the corridor into its real sub-markets — so you can see where Silverado Hills fits versus adjacent communities. Silverado Hills is the established single-family anchor built out in 2001; surrounding areas blend newer construction and commercial corridors.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89123 | Silverado Hills — established single-family (2001 buildout) | $400K–$700K (plan range) | n/a* | 38 (area) | 650+ homes (resale only) | n/a* |
| 89123 | Silverado Ranch master-plan sub-communities | From $375K | n/a* | 38 (area) | — | n/a* |
| 89123 | Enterprise / south Las Vegas corridor | From $400K | n/a* | 38 (area) | — | n/a* |
| 89123 | Full 89123 area benchmark | ~$500,000 list | — | 38 | Multiple communities | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Block-level $/SF and year-over-year change omitted: neighborhood samples are too small for meaningful medians. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Silverado Hills 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 Silverado Hills faster than any brochure: 650+ homes, a $500K area median, 38 median days on market, and a $50–$130/mo HOA that keeps carrying costs well below the valley average.
$500K
Area median list price in the 89123 ZIP corridor, updated June 2026.
Las Vegas REALTORS
$400K–$700K
Silverado Hills' actual price range — condition and lot drive the spread across 650+ resale homes.
Community plan record
650+
Homes in the built-out community — 100 acres of established single-family streets from the 2001 buildout.
Community plan record
38
Median days from list to accepted offer across the 89123 ZIP area; updated-condition homes sell faster.
LVR / GLVAR, June 2026
$50–$130
Monthly HOA dues — common-area maintenance without resort-fee overhead.
Community plan record
2001
Year the community was established — over 20 years of mature landscaping that new builds cannot replicate.
Community plan record
~0.6%
Effective property-tax rate — plus a 3% annual cap for primary residences under NRS 361.471.
Clark County Assessor
15 min
Drive to the south Strip — and 20 minutes to Harry Reid International Airport via I-15 or I-215.
Community drive times
WHY SILVERADO HILLS
Why Does Silverado Hills Stand Apart From Its Peers?
Five sourced advantages set Silverado Hills apart from south-valley alternatives — including zero state income tax, a 3% property-tax cap, and a 15-minute south Strip commute. Each advantage is tied to a primary source: Nevada Revised Statutes, LVR MLS data, Clark County Assessor records, and the community plan record.
- Community plan record · established 2001
Mature established character
Silverado Hills has 20+ years of neighborhood proof — mature trees, established landscaping, and infrastructure that newer communities are still building toward.
- Drive time estimates
South-valley access premium
215 Beltway and St. Rose Pkwy within minutes — 15 min to south Strip, 20 min to Harry Reid Airport, 15 min to Henderson, all without navigating Strip-adjacent congestion.
- LVR / GLVAR market data, June 2026
Value pricing with upside
$400K–$700K for a single-family home in an established neighborhood, with renovation-driven appreciation potential when originals are updated.
- Community plan record
Low HOA burden
$50–$130/month covers common-area maintenance — keeping carrying costs well below newer master-planned community fees of $200–$500/month.
- Nevada Revised Statutes 361.471
Nevada tax advantage
Zero state income tax and a 3% annual property-tax cap under NRS 361.471 — both are permanent structural advantages over California.
WHY BUY IN SILVERADO HILLS
What Are the Top 10 Reasons to Buy a Home in Silverado Hills?
Silverado Hills's case rests on value, location, and established character: 650+ homes priced $400K–$700K with sub-$130/month HOA, 215 Beltway access, property taxes capped at 3% under Nevada Revised Statutes 361.471, and zero state income tax. Ten sourced reasons follow.
Value pricing in south Las Vegas
$400K–$700K for established single-family homes — below comparable new construction in the south valley.
LVR / GLVAR market data
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
Annual increases on a primary residence are capped by statute — carries more predictably than California.
NRS 361.471
215 Beltway and St. Rose Pkwy access
15 min to south Strip, 20 min to Harry Reid Airport, 15 min to Henderson — the south-valley sweet spot.
Community drive times
Low HOA footprint
$50–$130/month covers common areas — not resort amenities, but no resort-cost overhead either.
Community plan record
Established mature landscaping
20+ years of trees and shrubs that newer communities will not replicate for another decade.
Community plan record
Renovation upside
Original-condition homes enter at sub-$450K and can be repositioned with targeted renovations.
NREG south-valley transaction data
Sunset Park and south-valley recreation
Sunset Park — one of Clark County's largest — is roughly five minutes away for trails, sports, and lake access.
Clark County Parks
FHA and conventional-friendly price point
Sub-$600K pricing keeps FHA (3.5% down) and low-down conventional programs in play — broader buyer pool and exit liquidity.
Freddie Mac PMMS / FHA limits
Proximity to Henderson and airport employment
Henderson's corporate park, hospital corridor, and Harry Reid Airport logistics are all within 20 minutes.
BLS Las Vegas metro data
New Construction
Who Builds New Homes Near Silverado Hills?
No production builder operates inside Silverado Hills — the community built out in the early 2000s, leaving resale and renovation as the only options. Buyers who want new construction nearby will find Lennar, KB Home, and Pulte actively selling 10–20 minutes east in Enterprise and Henderson. Incentives change monthly — ask us what is live.
Family & Move-Up
Lennar
Broadest new-build selection in the south valley near 89123
Entry & Family
KB Home
Most price-accessible new construction in the corridor
Family & 55+ Active Adult
Pulte / Del Webb
55+ buyers often compare Sun City Anthem to Silverado Hills resale
Family
Richmond American
Value-oriented new construction 15–20 min from the neighborhood
Move-Up
Taylor Morrison
Design-forward alternative for buyers who outgrow the resale search
Outdoor Recreation
What Outdoor Amenities Does Silverado Hills Offer?
The south-valley recreation network around Silverado Hills centers on Sunset Park, the region's largest metro park, with the 215 trail system and Henderson's green infrastructure nearby. The City of Las Vegas maintains the surrounding park and trail network, open through Las Vegas's 300 annual days of sunshine.
~5 MIN
Sunset Park
~324 acresLake · Trails · SportsFree
Clark County's premier south-valley park — lake fishing, disc golf, sports fields, walking and jogging trails, and picnic areas across 324 acres on Sunset Road.
IN AREA
Silverado Hills Community Park
Neighborhood parkPlayground · PathsFree
The local neighborhood green space — play structures, open lawn, and walking paths that serve the immediate Silverado Hills area.
~15 MIN
Floyd Lamb Park
~680 acresPonds · Trails · WildlifeFree
Tule Springs history, four fishing ponds, and broad open trails at the north valley boundary — a half-day escape that surprises first-time visitors.
~15 MIN
Lorenzi Park
~40 acresLakes · PlaygroundFree
Mid-valley park with two lakes, playground, and sports fields — a convenient option for residents commuting toward Downtown.
~20 MIN
Henderson Bird Viewing Preserve
~140 acresBirding · WalkingFree
A quiet counterpoint to the valley's urban energy — 200+ bird species identified at this wetland preserve on the Henderson border.
~20 MIN
UNLV Trail System (nearby)
Urban trailsWalking · RunningFree
The trail network around UNLV and the east valley provides a flat, shaded running option with campus amenities nearby.
~5 MIN
St. Rose Pkwy Retail Corridor
Commercial districtDining · ShoppingFree
The south valley's primary commercial strip — restaurants, grocery, retail, and professional services along the St. Rose corridor.
~30 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic driveBLM fee
The Mojave's signature conservation area — 13-mile scenic loop and world-class hiking, managed by the Bureau of Land Management, 30 minutes west.
The Silverado Hills Lifestyle
What Does a Weekend in Silverado Hills Look Like?
South-valley convenience on a human scale: morning runs at Sunset Park, south Strip or Henderson errands in under 20 minutes, and outdoor options from the local trails to Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management — 30 minutes west when the family wants more than neighborhood paths.
650+Homes in the Community
~100Acres of Established Neighborhood
15Minutes to South Strip
20Minutes to Airport
THIS WEEKEND'S OPEN HOUSES
Can You Tour Silverado Hills Homes This Weekend?
Open houses are moderately common in this established neighborhood — sellers of updated homes frequently hold weekend showings. Set up instant alerts to get notified the moment a Silverado Hills home schedules an open house, or browse every active listing and let our team arrange private showings any day of the week.
Quick Answer
What is the HOA like in Silverado Hills?
Silverado Hills HOA dues run $50–$130 per month depending on the sub-association, covering common-area maintenance — entry landscaping, shared green spaces, and neighborhood signage. These dues are modest by Las Vegas standards: newer master-planned communities typically charge $200–$500/mo for resort pools and clubhouses. Always request the full resale package — current dues, reserve funding, and CC&Rs — early in escrow so there are no surprises. Transfer and capital fees at closing vary; price them into your offer math.
Moving to Silverado Hills
Should I Move to Silverado Hills?
Southern California households are discovering that south Las Vegas delivers family neighborhoods at prices coastal metro areas can no longer match. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero — and that single line item closes the relocation math for most families.
Why California Families Are Choosing Silverado Hills
The tax math is simple: California's top marginal income tax is 13.3% — Nevada's is zero. A household earning $150,000 saves roughly $11,000 per year in state income taxes alone. Silverado Hills adds what coastal suburbs can't match: a $400K–$700K single-family home with mature landscaping, a sub-$130/month HOA, and a south-valley location that puts the Strip, airport, and Henderson all within 20 minutes.
At a $550,000 budget, Southern California buyers are typically choosing between a condo in a commuter suburb or a dated home on a tiny lot. That same budget in Silverado Hills secures a renovated four-bedroom single-family home with a real yard, mature trees, and immediate 215 Beltway access — in an established neighborhood where infrastructure is proven and neighbors have lived for fifteen-plus years.
According to Las Vegas REALTORS, the 89123 ZIP area median list sits near $500,000. Per the Clark County Assessor, effective property-tax rates run 0.5–0.75% of assessed value, with increases capped at 3% annually for primary residences under Nevada Revised Statutes 361.471. The U.S. Bureau of Labor Statistics tracks the Las Vegas metro labor market, which remains one of the West's strongest for hospitality, healthcare, and logistics employment.
Silverado Hills residents draw from the south valley's diversified employment base: the south Strip resort corridor, Harry Reid International Airport and its logistics infrastructure, Henderson's corporate park, and the expanding healthcare and retail employment along the St. Rose Parkway corridor. Average household income runs roughly $65,000 per community records — a profile of working families and dual-income households who chose south-valley convenience over Strip-adjacent pricing.
Cost of Living Snapshot — Silverado Hills vs. Southern California
Day-to-day costs run 20–30% lower than Southern California across groceries, utilities, and housing. Nevada has no state income tax and no personal property tax on vehicles beyond registration — the two line items that most shock California transplants when they first compare pay stubs. Housing is where the gap is most dramatic: a $500K south Las Vegas family home would exceed $900K in most SoCal suburban markets.
| Metric | Silverado Hills, NV | Southern California |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price (area) | ~$500K | $700K–$1.2M (comparable suburbs) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.0–1.2%+ (plus Mello-Roos) |
| HOA (single-family) | $50–$130/mo | $200–$500/mo (gated communities) |
| Airport Commute | ~20 min (Harry Reid) | 45–90+ min (LAX / SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Silverado Hills Rental Market — Rent vs. Own
Single-family rentals in the 89123 ZIP trade at roughly $2,100–$2,800/month for three- and four-bedroom homes per Las Vegas REALTORS rental tracking. Owner-occupancy sits near 55%, so the rental pool is meaningful. Short-term rentals are regulated by the City of Las Vegas — never underwrite STR income on a Silverado Hills purchase without reading current city rules. For 5+ year holds at a $500K price point, the buy-vs.-rent math typically favors owning once principal paydown and modest appreciation compound.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Silverado Hills? Our south Las Vegas team handles virtual tours, remote offer negotiation, and relocation-closing coordination — most out-of-state buyers close without flying in more than once.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Silverado Hills in 8 Steps
From first research to keys-in-hand, here's the 8–10 week timeline most Silverado Hills buyers follow. Two Nevada deadlines are statutory: 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 budget and condition tolerance
Silverado Hills spans $400K for original-condition homes to $700K for renovated. Decide how much renovation appetite you have — turnkey costs more up front; original-condition homes require capital but create upside.
Get pre-approved for the right loan program
FHA (3.5% down) works across most of the range; conventional 5% is common for buyers with solid credit; VA allows 0% for veterans. Lock in your rate window before shopping seriously.
Hire a south Las Vegas specialist
Condition and micro-location drive values here — our agents know which streets hold value and which condition tiers are priced correctly. Call (702) 637-1759 to start.
Tour homes (in person or virtually)
Silverado Hills showings are straightforward — no gate clearance required. We arrange same-day private tours and offer full virtual walkthroughs for out-of-state buyers who cannot fly in for every round.
Write and negotiate the offer
Condition credits are your primary negotiating lever on original homes. Ask us where the seller actually stands — we read motivation, not just list price.
Complete inspection and sub-association review
Get the full home inspection plus the sub-association resale package — dues, reserves, assessment history, CC&Rs. Review before your inspection contingency expires.
Clear conditions and fund escrow
Nevada closes through escrow companies, not attorneys; expect 30–45 days from accepted offer to funding. Coordinate your California close-out and Nevada move timing carefully.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District or LVVWD), update your address with USPS and the DMV, then handle Nevada residency — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Silverado Hills Economy?
Silverado Hills residents draw from four south-valley employment anchors: the south Strip resort corridor, Harry Reid International Airport, Henderson's corporate hub, and the St. Rose Pkwy retail corridor. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong — community records put average household income near $65,000.
~$65,000Avg household income, Silverado HillsCommunity plan record
55%Owner-occupied householdsCommunity plan record
15 minTo south Strip resort employmentVia local roads, off-peak
20 minTo Harry Reid Airport logistics hubVia I-15 or I-215
Top Silverado Hills-Area Employers
- Harry Reid International AirportAirport operations, logistics, cargo, and airline employment — 20 min via I-215
- South Strip resort corridor (MGM, Mandalay Bay, Allegiant)Hospitality, gaming, and entertainment employment — 15 min via local roads
- Henderson corporate park and medical corridorHealthcare, technology, and light industrial employment — 15–20 min east
- St. Rose Pkwy retail and healthcare corridorRetail, medical offices, and urgent-care employment along the nearby commercial strip
- Clark County School District (south region)Area campuses including Clark HS, Fremont MS, and Fremont Elementary zone
- City of Las Vegas municipal servicesCity administration, parks, and public works for the parent jurisdiction
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Silverado Hills Compare to Henderson, Las Vegas & Summerlin?
If you're weighing Silverado Hills against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Silverado Hills wins on value and south-valley access; Henderson edges ahead on schools and citywide safety; Summerlin leads on master-plan amenities — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Silverado Hills | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | ~$500K (area) | $548K | $476K | $728K |
| Community Price Range | $400K–$700K | From $430K | From $200K | From $450K |
| Days on Market | 38 (area) | 21 | 20 | 21 |
| Population | ~1,950 (community) | 331,857 | 656,274 | ~127,000 |
| Avg Household Income | ~$65,000 | $88,654 | $66,820 | $95,200 |
| Guard-Gated | No | Select enclaves | Select enclaves | Select enclaves |
| HOA Range | $50–$130/mo | $100–$500/mo | $50–$700/mo | $200–$600/mo |
| New Construction | None (built out) | Very High | Moderate | Very High |
| Best For | Value · Access · Established | Families · Safety · Schools | Selection · All Budgets | Schools · Luxury · Outdoors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Silverado Hills income and population figures are community plan-record values; city demographics are Las Vegas citywide — the Census does not tabulate this neighborhood separately. Last updated June 2026.
Cost of Ownership
What Will Silverado Hills Cost You Each Month?
A $500,000 Silverado Hills purchase runs about $3,700 monthly with 10% down at 7% per Freddie Mac's rate survey — including modest HOA dues well below the Las Vegas master-plan average. The tabs below model your payment, compare renting, and map the HOA structure.
Payment Estimator
Estimate Your Silverado Hills Payment
$3,786
Estimated Monthly Payment
- Principal & Interest$2,994
- Property Tax$254
- Insurance$150
- HOA$200
- PMI$188
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 Silverado Hills right now?
The 55% owner-occupancy rate means rental supply is meaningful but not dominant — single-family leases in 89123 run $2,100–$2,800/month and compete with ownership on a month-to-month basis until principal paydown and appreciation compound.
OWN (10% DOWN, 7%)
$3,624 / mo
- Principal & Interest
- $2,994
- Property Tax (~0.6%)
- $250
- Homeowners Insurance
- $100
- HOA (common-area)
- $90
- PMI (10% down)
- $190
5-year net cost:~$118,000
Equity built:~$157,000
RENT (MODELED SINGLE-FAMILY)
$2,400 / mo
- Single-Family Lease (modeled)
- $2,400
- Renters Insurance
- $25
- 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 $500,000 Silverado Hills home for five years nets out cheaper than leasing once principal paydown and modest 3% annual appreciation are counted — the owner walks away with roughly $157,000 in equity (including the down payment) while the renter walks away with none. The breakeven is typically reached in year 3–4 at this price point.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $90/mo HOA, modeled $2,400 single-family lease.
HOA Fees by Community
HOA Fees in Silverado Hills
Every Silverado Hills home funds common-area maintenance through its sub-association; the exact figure depends on the section and association structure. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Standard Single-Family
$50–$130 / mo
Silverado Hills single-family homes
$50–$130
Includes:
Common-area landscaping, entry signage, and shared green space maintenance
Sub-association variation
Varies
Includes:
Some sections have additional amenity assessments — confirm with the specific sub-association
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and community rules
Transfer and capital fees
Varies
Includes:
One-time association charges at closing — price into your offer math before writing
Comparison to Valley Alternatives
Context
Silverado Hills vs. master plans
$50–$130/mo vs. $200–$600/mo
Includes:
Silverado Hills HOA covers maintenance only; master-plan fees fund resort pools, fitness, and staffed gates
Total monthly carrying cost
~$3,600 at $500K / 10% down
Includes:
Principal + interest + tax + insurance + HOA — favorable vs. most comparable Las Vegas neighborhoods
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Silverado Hills?
The 215 Beltway and St. Rose Pkwy give Silverado Hills residents immediate access to every major south-valley employment corridor. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Silverado Hills destinations beat that for south-valley and airport commuters.
Drive Times from Silverado Hills
- 5 minSt. Rose Pkwy shopping & diningLocal roads
- ~15 minSouth Strip (Mandalay, MGM)Local roads via St. Rose / Tropicana
- ~15 minHenderson (city center)215 Beltway east
- ~20 minHarry Reid Intl AirportI-15 south or I-215 east
- ~20 minDowntown Las VegasUS-95 north
- ~25 minSummerlinUS-95 or Summerlin Pkwy
- ~20 minUNLV campusLocal roads east
- ~30 minRed Rock CanyonWest Charleston Blvd west
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 Silverado Hills?
Most Silverado Hills purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 10–14 days; FHA and VA purchases add appraisal time and may require minor repairs before funding. Pre-approval in hand keeps your timeline clean — call (702) 637-1759 to structure an offer that protects your window.
Quick Answer
What down payment do you need to buy in Silverado Hills?
Most Silverado Hills buyers put down 3.5–20%. FHA (3.5% down) is the most popular program at this price point — a $500,000 purchase requires roughly $17,500 down plus $8,000–$12,000 in closing costs. Conventional 5% down is common for buyers with solid credit. VA loans allow 0% down for eligible veterans — a meaningful advantage when competing against cash buyers at the entry tier. Plan for total cash-to-close of $25,000–$60,000 depending on program, price, and negotiated credits.
Silverado Hills FAQ — 18 Answers
What Do Silverado Hills Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Silverado Hills?
The active Silverado Hills market (ZIP 89123) centers on a median near $500,000 per Las Vegas REALTORS MLS data. Homes range from roughly $400,000 for original-condition three-bedrooms to $700,000 for renovated properties — condition and lot position drive the spread. Call (702) 637-1759 and our agents will pull a tight comparable-sales analysis before your first offer.
Is Silverado Hills a good neighborhood?
Yes — Silverado Hills earns consistent marks for safety, family convenience, and value. The neighborhood sits in south Las Vegas / Enterprise near the 215 Beltway and St. Rose Parkway, roughly 15 minutes from the south Strip and 20 minutes from Harry Reid International Airport, giving working families access to the valley's major employment corridors without Strip-adjacent pricing. Mature trees and an established street grid set it apart from newer tract construction.
What ZIP code is Silverado Hills in?
Silverado Hills falls within ZIP code 89123 in south Las Vegas. That positions it near the 215 Beltway and St. Rose Parkway — about 15 minutes from the south Strip, 20 minutes from Harry Reid International Airport, and quick to Henderson via the 215. Use 89123 when setting MLS listing alerts and insurance quotes, and verify comparable sales against this specific neighborhood rather than the broader ZIP, which blends several distinct communities.
What are HOA fees in Silverado Hills?
Plan on $50–$130 per month depending on the sub-association. Fees at this level cover common-area maintenance — landscaping, entry signage, shared spaces — rather than resort pools or clubhouse amenities, which keeps carrying costs well below those of newer master-planned communities. Exact dues, reserves, and rules vary by section; request the full resale package on any specific home and we will review it with you before your due-diligence window closes.
What schools serve Silverado Hills?
Clark County School District serves the neighborhood; zoned campuses include John C. Fremont Elementary, Fremont Middle School, and Clark High School, per CCSD attendance boundaries. Private options such as Bishop Gorman High School and The Meadows School, and charters including Coral Academy of Science and Nevada State High School, extend the field. CCSD zones shift periodically — verify the exact address with the district at ccsd.net before writing any offer.
How far is Silverado Hills from the Las Vegas Strip?
About 15 minutes — south Las Vegas residential roads connect directly to the south Strip corridor without requiring freeway travel during most shifts. Harry Reid International Airport runs approximately 20 minutes via I-15 or I-215, Henderson is 15–20 minutes east, and Downtown Las Vegas is roughly 20 minutes north. Drive your actual commute route during your real shift hours before committing; valley traffic is directional.
What types of homes are available in Silverado Hills?
Silverado Hills is an established single-family community built out from 2001 by various builders, so buyers encounter a range of floor plans, sizes, and styles across its 650+ homes rather than one repeated product. Lot sizes run modest but usable; mature trees are common. The price spread — roughly $400K for originals to $700K for renovated homes — rewards buyers who understand condition and can see past dated finishes.
What are property taxes like in Silverado Hills?
Nevada's effective property-tax rate runs roughly 0.5–0.75% 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 a $500,000 Silverado Hills home that means roughly $2,500–$3,750 per year — a meaningful advantage over California, where comparable homes carry effective rates above 1.0% before Mello-Roos and special assessments stack on.
Is Silverado Hills safe?
Silverado Hills is a low-density single-family neighborhood in south Las Vegas with typical suburban incident patterns — occasional property crime rather than violent crime trends residents commonly report. The neighborhood benefits from its proximity to established south-valley infrastructure and a predominantly owner-occupied profile at roughly 55% per community records. Benchmark the area yourself through FBI Uniform Crime Reporting data and the Nevada criminal-statistics portal before committing.
How does Silverado Hills compare to Henderson?
Silverado Hills sits about 15–20 minutes from Henderson via the 215 Beltway, offering comparable family convenience at a lower price floor. Henderson's citywide median list runs near $548K per Las Vegas REALTORS data, while Silverado Hills centers closer to $500K. Henderson edges ahead on school ratings and planned-community polish; Silverado Hills counters with established mature landscaping and sub-$450K entry points for original-condition homes that Henderson can rarely match.
Is there new construction in or near Silverado Hills?
Silverado Hills itself is built out — all 650+ homes are resale stock from the 2001-era buildout. Buyers who want new construction nearby should look at the Enterprise and south Henderson corridors 10–20 minutes away, where builders including Lennar, KB Home, and Pulte are active in communities like Inspirada and Cadence. Our team tracks builder incentives monthly — ask us what's live before you rule out new construction.
What are the pros and cons of living in Silverado Hills?
Pros: established street character with mature trees, convenient south-valley location near the 215 and St. Rose Parkway, low HOA dues ($50–$130/mo), value pricing relative to newer south-valley product, and quick access to the south Strip, airport, and Henderson. Cons: original-condition homes need renovation budgets, schools rate 5–6/10 on GreatSchools for the assigned CCSD campuses, no community pool or club amenity, and the neighborhood is not guard-gated.
What is the rental market like in Silverado Hills?
Single-family rentals in the 89123 ZIP trade at roughly $2,100–$2,800/month for three- and four-bedroom homes, per Las Vegas REALTORS rental tracking. Owner-occupancy runs around 55%, leaving a meaningful portion of homes as investor-held rentals — which is why the neighborhood appears regularly on buy-and-hold investor screens. Short-term vacation rentals are tightly regulated by the City of Las Vegas; verify current rules before underwriting STR income.
How does Nevada's tax environment compare to California for Silverado Hills buyers?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $200,000 saves roughly $16,000 per year in state income taxes alone by relocating. Add Nevada's effective property-tax rate of 0.5–0.75% with a 3% annual cap versus California's 1.0%+ with Mello-Roos overlays, and the annual savings on a Silverado Hills home can run $18,000–$25,000 versus an equivalent California purchase.
What should I know before buying in Silverado Hills?
Four priorities. First, pull a tight comp set — 89123 blends several neighborhoods, so use Silverado Hills-specific sales. Second, budget for condition: original-finish homes are priced accordingly but need renovation capital. Third, verify school zoning directly with CCSD before writing — boundaries shift. Fourth, check the sub-association resale package (dues, reserves, CC&Rs) early in escrow. Call (702) 637-1759 and we will walk you through all four before your first offer.
What down payment do you need to buy in Silverado Hills?
Most Silverado Hills buyers put down 3.5–20%. FHA loans (3.5% down, $500K purchase = $17,500 down) are popular here given the price range. Conventional 5% down is common for buyers with solid credit, and VA loans allow 0% for eligible veterans — a meaningful advantage at this price point. On a $500,000 purchase, plan roughly $17,500 (FHA) to $100,000 (20% conventional) in cash to close, including closing costs of approximately $8,000–$12,000.
How competitive is the Silverado Hills market?
Moderately competitive — homes in the 89123 ZIP area sell in roughly 38 median days per Las Vegas REALTORS data, which is firm but not frantic. Well-priced, updated homes can draw multiple offers in days; original-condition properties sit longer. Entry-point listings under $450,000 see the most buyer competition. Pre-approval in hand and flexibility on possession date are the two levers that move offers here.
Can Nevada Real Estate Group help me buy or sell in Silverado Hills?
Yes — call (702) 637-1759 or start your search above. Our NREG team closes hundreds of south Las Vegas transactions annually and knows the 89123 sub-neighborhoods that command premiums versus those that stay soft. For sellers, we price from actual Silverado Hills sold data — not ZIP-area averages that blend in communities trading at different price points. For buyers, we flag off-market signals and negotiate condition credits that generic searches miss.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Silverado Hills?
These are the questions Silverado Hills buyers and sellers most frequently 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 Silverado Hills in Henderson or Las Vegas?
Silverado Hills is in south Las Vegas, not Henderson — ZIP code 89123, City of Las Vegas jurisdiction. Henderson begins roughly 15 minutes east via the 215 Beltway. The communities share a similar south-valley character, but city services, school zoning, and property tax billing all run through Las Vegas.
What builder built Silverado Hills?
Silverado Hills was developed from 2001 by various builders rather than a single production builder, which is why you encounter a range of floor plans, elevations, and finish standards across its 650+ homes. The multi-builder origin is why condition and upgrades drive more value variance here than in single-builder communities with uniform product.
Can I get an FHA loan for a Silverado Hills home?
Yes — FHA-insured financing is available across most of the Silverado Hills price range ($400K–$700K), subject to the current FHA loan limit for Clark County and property condition requirements. The appraiser must confirm the home is in acceptable condition; original-condition homes sometimes require repairs before FHA funding. Call (702) 637-1759 and we will match you with an FHA-experienced lender.
How does Silverado Hills compare to Silverado Ranch?
Silverado Hills is a sub-neighborhood within or adjacent to the broader Silverado Ranch master-plan area of south Las Vegas. Silverado Ranch is the larger umbrella — multiple sub-communities over a wider footprint. Silverado Hills is specifically the ~100-acre, 650+ home established single-family section the data record and this page describe.
Is 89123 a good ZIP code?
Yes for south-valley convenience and value — 89123 puts residents 15 minutes from the south Strip, 20 minutes from Harry Reid Airport, and 15 minutes from Henderson, at price points below newer south-valley construction. School ratings are the honest trade-off: assigned CCSD campuses rate 5–6/10, while private options cost tuition.
How do property taxes work in Silverado Hills?
Property taxes in Silverado Hills follow Nevada's effective rate of roughly 0.5–0.75% of assessed value, per the Clark County Assessor. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. On a $500,000 home, expect roughly $2,500–$3,750 per year — meaningfully lower than California, where comparable suburban homes carry 1.0%+ plus Mello-Roos assessments.
How many homes are in Silverado Hills?
The community has 650+ homes across roughly 100 acres, all built out from the 2001 development — the number is permanent; no new construction will be added inside the community footprint. That supply cap is one reason buy-and-hold investors find the neighborhood: established scarcity in a growing south-valley corridor.
What is Sunset Park near Silverado Hills?
Sunset Park is a 324-acre Clark County park roughly five minutes from Silverado Hills — one of the largest in southern Nevada, with a lake, disc golf, sports fields, walking trails, and picnic areas. It is the primary outdoor anchor for south Las Vegas residents and a major quality-of-life asset that most Silverado Hills buyers cite in their decision.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed hundreds of south Las Vegas transactions — in an established resale-only neighborhood like Silverado Hills, knowing which blocks hold value and which condition tiers are priced correctly 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 Silverado Hills?
Compare Silverado Hills with the south Las Vegas valley's other established neighborhoods and master plans. Each card pairs the commute time with price positioning — so you can judge whether a different neighborhood actually buys you more home for the same money.
A–Z INDEX
Which Silverado Hills Sub-Areas Can You Explore A–Z?
Silverado Hills is a single built-out community of 650+ homes within the broader south Las Vegas 89123 corridor. The entries below give orientation to the nearby neighborhoods — Silverado Ranch, Enterprise, and Henderson — and link to the pages most relevant to buyers researching the south-valley market from this ZIP code.
E
- Enterprise (unincorporated area)
H
- Henderson (nearby city)
S
- Silverado Hills (this page)
- Silverado Ranch (broader area)
KEEP LEARNING
What Else Should You Read About Silverado Hills?
These guides extend the research most Silverado Hills buyers do next — understanding the Las Vegas citywide market, comparing south-valley value options, and mapping the full 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 →COMMUNITY HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas neighborhood, and side-by-side comparisons in one place.
Read →BUYER GUIDE
Buying a Home in Las Vegas
Step-by-step buyer guide for Las Vegas — from pre-approval through closing in the current market.
Read →Sources & Methodology
Where Does This Silverado Hills Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Silverado Hills sits within the broader 89123 ZIP corridor, we present ZIP-area figures as area benchmarks — never as community-only claims — and omit block-level medians where sample sizes are too small. 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 code 89123 and the Las Vegas area. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Silverado Hills is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, police coverage, short-term rental regulations, and municipal records. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89123 corridor. 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 for area benchmarking. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Clark County School District (CCSD) — School zoning, attendance boundaries, and enrollment data for the 89123 area. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios. greatschools.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026