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North Ranch

North Las Vegas, NV

Neighborhood Market Analysis

Q3 2025 Report
$463,806 (as of Feb 2025)
Median Home Price
Low to moderate (most errands require a car, but parks and schools are walkable for some homes)
Walkability Score
CCSD schools in this area are rated average (5-7/10 on GreatSchools); some improvement in test scores in recent years.
School Rating

Location Overview

Neighborhood Boundaries

Generally north of W. Ann Rd, east of Decatur Blvd, south of W. Elkhorn Rd, and west of N. 5th St. (exact boundaries may vary by source)

Zip Codes

8903189084

Market Data Summary

Price Range$319,900 - $471,817 (recent listings and sales)
Price per Sq Ft~$236 (North Las Vegas overall, June 2025)
Inventory LevelsLow to moderate; only 4 active listings in North Ranch Estates as of July 2025, but inventory is rising across North Las Vegas.[5][1][2]

Property Characteristics

Home Types & Architecture

Home Types

Single-family detached homesTownhomes (limited)

Architectural Styles

Contemporary SouthwestSpanish/MediterraneanModern Traditional

Property Details

Typical Lot Sizes0.12 - 0.18 acres (approx. 5,000 - 8,000 sqft)
Home Age RangeBuilt 2005-2020 (majority post-2010)
Construction QualityGenerally above average for North Las Vegas; stucco exteriors, tile roofs, energy-efficient features common.

Community Profile

Demographics & Lifestyle

Demographics

Predominantly families and working professionals; diverse ethnic mix typical of North Las Vegas.

Community Vibe

Suburban, quiet, and residential with a newer, well-kept feel.

Typical Residents

  • Families with children
  • First-time buyers
  • Move-up buyers
  • Military/VA buyers (Nellis AFB proximity)

Family Friendly

High—quiet streets, parks, and proximity to schools attract families.

Amenities & Lifestyle

Parks & Recreation

  • • Craig Ranch Regional Park (just south)
  • • Neighborhood playgrounds
  • • Walking/biking trails

Dining Options

  • • Fast casual chains
  • • Local Mexican and Asian eateries
  • • Coffee shops

Shopping Centers

  • • Decatur & Ann Shopping Center
  • • Walmart Supercenter (nearby)
  • • Smith's Grocery

Local Businesses

  • • Convenience stores
  • • Daycares
  • • Fitness centers

Education & Schools

CCSD schools in this area are rated average (5-7/10 on GreatSchools); some improvement in test scores in recent years.
Overall School Rating

Elementary Schools

  • • Don E. Hayden Elementary
  • • Eva Wolfe Elementary

Middle Schools

  • • Clifford O. Findlay Middle School

High Schools

  • • Legacy High School

Private Schools

  • • Calvary Christian Learning Academy (nearby)

Transportation & Accessibility

Transit & Roads

Public Transit

  • • RTC bus routes along Ann Rd and Decatur Blvd

Major Roads

  • • Ann Rd
  • • Decatur Blvd
  • • N. 5th St
  • • I-215 Beltway (5 min drive)

Commute & Walkability

Commute Times20-30 min to Downtown Las Vegas; 15 min to Nellis AFB; 30-40 min to The Strip.
WalkabilityLow to moderate; sidewalks and crosswalks present, but most errands require driving.
ParkingAmple street and driveway parking; garages standard.

Marketing Intelligence

Target Buyer Types

  • Families with children
  • First-time buyers
  • Military/VA buyers
  • Investors seeking stable rentals

Key Selling Points

  • Newer homes with modern features
  • Family-friendly parks and schools
  • Affordable compared to Summerlin or Henderson
  • Strong rental demand

Pricing Considerations

Price competitively within $10-15K of recent comps; avoid overpricing as inventory grows.

Common Objections & Response Strategies

Objection: Schools are only average-rated.

Response Strategy:

Highlight recent improvements, after-school programs, and proximity to charter/private options.

Objection: Limited walkability to shopping/dining.

Response Strategy:

Emphasize short drive times and planned commercial developments nearby.

Objection: Rising inventory may signal price softening.

Response Strategy:

Point to continued YoY appreciation and strong rental demand as stabilizing factors.

Investment Insights

Investment Potential

Appreciation Potential

Moderate—values up 4.5% YoY, but pace may slow as inventory rises.

Rental Demand

Strong—proximity to Nellis AFB and local employers keeps rental demand high.

Buyer Competition

Still a seller's market, but competition easing as inventory grows.

Best For

  • Families
  • First-time buyers
  • Military/VA buyers
  • Buy-and-hold investors

Potential Concerns

  • Rising inventory could slow appreciation
  • CCSD school ratings only average
  • Limited walkability for errands

Professional Recommendations

1

Target VA/military buyers with tailored marketing and lender partnerships.

2

Price homes competitively and monitor inventory weekly for shifts.

3

Stage homes to highlight family and entertaining spaces.

4

Educate buyers on HOA rules and local school options.

5

Leverage rental comps and cash flow data for investor clients.

6

Highlight proximity to parks, schools, and new retail developments.

Competitive Analysis

Comparable Markets

  • Aliante
  • Eldorado
  • Centennial Hills

Market Positioning

Best value for newer, family-friendly homes in North Las Vegas with strong rental demand.

Competitive Advantages

  • Newer homes at lower price point than Summerlin
  • Proximity to Nellis AFB and major employers
  • Lower crime than some North Las Vegas areas

Price Comparison

North Ranch median ($463,806) is below Las Vegas median ($480,000) and well below Summerlin/Henderson ($550K+).

Investment Metrics

5.5-6.5% (typical for single-family rentals in North Las Vegas)
Cap Rates
~6% gross yield based on $2,500/mo rent for $463K home
Rental Yields
~15-16
Price-to-Rent
Positive cash flow likely with 20% down and current rents; strong demand from military tenants.
Cash Flow
Modest 2-4% annual appreciation expected through 2026 barring major market shifts.
Appreciation

Buyer Journey Insights

First-Time Buyers

Affordable entry point, newer homes, family amenities; may need education on HOA/CC&R rules.

Move-Up Buyers

Larger floorplans and newer features than older North Las Vegas stock; good value trade-up.

Downsizers

Limited single-story or low-maintenance options, but some newer homes fit the bill.

Investors

Strong rental demand, stable cash flow, easy tenant pool (military, families).

Relocators

Appealing for those seeking affordable, newer homes with suburban feel and access to amenities.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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