Master planned communities in Las Vegas hold most of the valley's newer homes, and comparing them is one of the first steps for most buyers I work with. They share a basic idea, but they differ a lot in age, location, amenities and the layers of fees that come with them.
Here's a side-by-side look at the major master plans, followed by what "master-planned" really means, how the HOA layers work, where SIDs and LIDs come in, and how to choose.
What does master-planned mean in Las Vegas?
A master-planned community is a large area laid out by one master developer before most of the homes are built. The developer plans the road network, parks, trails, school and commercial sites and the overall look, then typically sells finished parcels to a range of home builders.
A few things usually come with that approach:
- Consistent design. Walls, streetscapes, landscaping and architecture follow community-wide guidelines.
- Built-in amenities. Parks, trail networks and sometimes community centers or pools are part of the plan from the start.
- A master association. A community-wide HOA maintains common areas and enforces the design rules.
- Phased growth. Large plans build out over years or decades, so the newest sections may still be under construction while the oldest have mature trees.
The alternative is a patchwork of separate subdivisions, as in much of Centennial Hills, where each tract has its own builder and often its own small HOA, or none at all. Neither is better by default. It depends on whether you value consistency and amenities or variety and fewer rules.
Las Vegas master-planned communities compared
This table covers the master plans buyers ask me about most. The developer listed is the company that launched or led each plan; several have changed hands or brought in partners over time.
| Community | Area | Developer | Era | Notable amenities | HOA structure |
|---|---|---|---|---|---|
| Summerlin | West valley, along Red Rock Canyon | Howard Hughes | 1990 to today; newest areas in Summerlin West | Long trail network, parks, community pools and centers, Downtown Summerlin | Community associations plus village or neighborhood HOAs; SIDs on some parcels |
| Green Valley | Central Henderson | American Nevada Corp. | Launched 1978; later phases through the 1990s and 2000s | Mature trees, greenbelts and parks, The District at Green Valley Ranch | Varies by section, from modest sub-associations to guard-gated |
| Anthem | South Henderson foothills | Del Webb | Opened 1998 | Hillside views, Anthem Country Club, Sun City Anthem (55+), Sloan Canyon nearby | Separate associations by section |
| Inspirada | Southwest Henderson | A group of home builders | Opened 2007; resumed after a recession-era stall | Parks spread through the villages, paseos and trails, a town-center plan | Master association, some sub-associations; City of Henderson LID |
| Cadence | East Henderson | The LandWell Company | First home sales in 2015 | Central Park of about 50 acres, trails, Heritage at Cadence (55+) | Master association, some sub-associations |
| Lake Las Vegas | Far east Henderson | Several developers over the years | Lake filled in the early 1990s; building since | Private lake, golf, MonteLago Village, resorts, Del Webb 55+ | Master association plus village HOAs, many gated |
| Southern Highlands | Southwest, west of I-15 at St. Rose Pkwy | Olympia Cos. | Late 1990s onward | Private guard-gated golf club, neighborhood parks, Olympia Sports Park | Master association plus sub-associations |
| Mountain's Edge | Southwest, south of Blue Diamond Rd | Focus Property Group | Mid-2000s through the 2010s | Exploration Peak Park, neighborhood parks and trails | Master association plus sub-associations; SIDs common |
| Skye Canyon | Far northwest, off US-95 | Olympia Cos.; Century Communities later took over master development | Mid-2010s to today | Skye Canyon Park, Skye Center, quick Mount Charleston access | Master association, some sub-associations; SID on many parcels |
| Providence | Northwest, off the 215 at Hualapai | Focus Property Group | Mid-2000s onward | Neighborhood parks linked by walking and biking paths | Master association plus sub-associations |
| Aliante, in North Las Vegas | North valley | Joint venture of American Nevada Corp. and Del Webb | Early 2000s | Aliante Golf Club, Aliante Nature Discovery Park, Sun City Aliante (55+) | Layers vary by neighborhood |
| Peccole Ranch | West, beside Summerlin | Peccole family | Around 1989 onward | Established parks, guard-gated Queensridge, golf nearby | Sub-associations vary; some gated enclaves |
Most of these plans are largely built out and sell mainly as resales. In recent years, new construction has been concentrated in Summerlin West, Cadence, Skye Canyon and parts of Lake Las Vegas. If you're focused on the east side, my Henderson guide puts Green Valley, Anthem, Inspirada, Cadence and Lake Las Vegas in context.
Master HOA vs. sub-HOA: how the layers work
Nearly every home in a Las Vegas master plan belongs to at least one association, and many belong to two or more.
- The master association covers the whole community: parkways, community parks, trails, perimeter walls and the design guidelines everyone follows.
- The sub-association covers one neighborhood or village, often with its own gates, private streets, pool or front-yard landscaping.
- Extra layers appear in some places: an age-qualified 55+ association with its own recreation centers, an enclave inside a guard-gated area, or a condo or townhome association.
- Club membership, where there's a golf or country club, is usually separate from HOA dues. Ask whether it's optional or required.
Each layer has its own budget, reserves, rules and resale documents. That's why two homes a mile apart in the same master plan can have very different monthly costs, and different rules on rentals, parking and exterior changes.
When you compare homes, add up every layer, then read the rules that matter most to you, such as long-term and short-term rentals, RV and boat parking, solar and exterior changes.
SIDs and LIDs in master-planned communities
Many newer master plans used a Special Improvement District (SID) or Local Improvement District (LID) to pay for roads, sewer, water and drainage. The city or county sells bonds, and the properties that benefit repay them through an assessment over a set period. Henderson generally uses the term LID, while the City of Las Vegas and Clark County generally use SID. They work the same way.
- Where they show up. SIDs are common on many parcels in Mountain's Edge, Skye Canyon and Summerlin West, and Inspirada was built with a City of Henderson LID. In plans that built out decades ago, balances have often been paid off, but check anyway.
- It's parcel-specific. Two homes in the same community can differ, and some prior owners have already paid their balance off.
- It stays with the property. An unpaid assessment is a lien on the parcel and passes to the buyer unless it's paid off at closing.
- Billing varies. Depending on the district, the installment may be billed with the property tax bill or separately, so a clean-looking tax bill isn't proof there's no assessment.
I ask for the remaining balance and annual installment on every home before we write an offer. My guide to HOA, SID and LID fees shows where to find each number. For how an assessment fits your tax situation, check with a CPA.
How to choose a master-planned community
The right master plan depends less on which one is "best" and more on how you'll live day to day. These are the questions I walk through with buyers:
- Where's your commute? The west side, the southwest, Henderson and the northwest are far apart at rush hour. Start with the drive you'll make most often.
- New construction or resale? Newer plans offer builder incentives and current floor plans, but they often come with SIDs and young HOAs still building reserves. Established plans offer mature landscaping and a track record you can review.
- Which amenities will you actually use? A trail network, a golf club, a lake or a big central park each shape daily life differently.
- What's the total monthly cost? Add the mortgage, taxes, insurance, every HOA layer and any SID or LID installment together.
- What do the rules allow? Rentals, RV parking, solar, pools and exterior changes all depend on the CC&Rs.
- What's being built nearby? In a growing plan, vacant land near you will be developed. Ask what's planned.
A quick way to narrow the field by amenity:
- Red Rock and long trail networks: Summerlin
- A private lake and resort setting: Lake Las Vegas
- Hillside views: Anthem and the upper sections of Southern Highlands
- Mount Charleston on short notice: Skye Canyon
- A short drive to the Strip and airport: Green Valley and Southern Highlands
Clark County School District serves the whole valley, so confirm the zoned schools for any address with CCSD before you buy. When you have a short list, reach out to me for current pricing, fees and what's actively selling in each plan.
Frequently asked questions
What is the largest master-planned community in Las Vegas?
Summerlin, developed by Howard Hughes on the west side of the valley, is the largest and best known. It has been building out since 1990 and covers roughly 22,500 acres, from established villages near the 215 to newer neighborhoods in Summerlin West. Green Valley in Henderson is older and also large, while plans such as Cadence and Skye Canyon are newer. My Summerlin guide breaks down its villages.
What is the difference between a master HOA and a sub-HOA?
The master association covers the whole community, including parks, trails, parkways and the design guidelines. The sub-association covers one neighborhood or village and often handles gates, private streets, a pool or front-yard landscaping. In most Las Vegas master plans you pay both, and each has its own budget, rules and resale documents. Add every layer together when you compare homes, and read the rules on rentals and parking.
Do all master-planned communities in Las Vegas have SIDs?
No. SIDs and LIDs are most common in newer plans and growth areas, such as parts of Mountain's Edge, Skye Canyon and Summerlin West, and Inspirada was built with a City of Henderson LID. Older plans are less likely to carry a remaining balance. Even within one community it varies by parcel, so check the tax records and title report for each home. My HOA, SID and LID guide explains how.
Which Las Vegas master plans are still building new homes?
In recent years, new construction has been concentrated in Summerlin West, Cadence in east Henderson, Skye Canyon in the far northwest and parts of Lake Las Vegas. Many older plans, including Green Valley, Anthem, Mountain's Edge, Providence and Southern Highlands, are largely built out and sell mainly as resales. Build-out changes quickly, so ask me what's actively selling before you plan around a specific community.
Are there 55+ communities inside Las Vegas master plans?
Yes. Several master plans include age-qualified 55+ active-adult communities, including Sun City Summerlin, Sun City Anthem, Heritage at Cadence, Del Webb at Lake Las Vegas and Sun City Aliante in North Las Vegas. Each has its own association and amenities on top of the broader plan's. My 55+ communities guide compares them side by side.