Southern Highlands is a master-planned community in the southwest Las Vegas Valley, set against the foothills just west of I-15 near St. Rose Parkway. Most people know the name from the guard-gated Southern Highlands Golf Club, but the club is only one piece of a much larger community.
Outside the club gates there's a wide spread of production-built neighborhoods, from townhomes to roomy single-family homes, many with gates of their own. Add a quick run up I-15 to the Strip and the airport, and it's a strong option if you want an established master plan without a long commute. Here's how I walk my clients through it.
From my own listings: I've listed a custom estate inside the guard-gated Southern Highlands Golf Club. If you're weighing the club against the rest of the community, I'm glad to walk you through how the two differ, in person or by video.
What is Southern Highlands like?
Southern Highlands covers roughly 2,300 acres at the valley's southern rim, with I-15 on its east side and the land climbing toward the foothills to the west. It sits in unincorporated Clark County, inside the township of Enterprise, even though every address says "Las Vegas."
The easiest way to understand it is as two layers:
- The master community. Dozens of neighborhoods from different builders, a master HOA, neighborhood parks and a long list of individually gated enclaves. Some gates are staffed; many are not.
- Southern Highlands Golf Club. A private, guard-gated enclave the rest of the community wraps around, with custom and semi-custom estates and a private 18-hole course designed by Robert Trent Jones Sr. and Robert Trent Jones Jr.
Because the ground rises toward the hills, some lots look back across the valley toward the Strip skyline. Those view lots are priced accordingly, and they're worth seeing at night before you decide.
Homes in Southern Highlands: from townhomes to custom estates
Most homes here date from the late 1990s through the 2010s, so expect stucco, tile roofs and the Mediterranean styling of that era, with cleaner contemporary designs in some later neighborhoods. The spread of price points is the main reason I like Southern Highlands for buyers who haven't pinned down their budget yet.
| Area | What you'll find | Price tier |
|---|---|---|
| Southern Highlands Golf Club (guard-gated) | Custom and semi-custom estates, golf-course and view lots | Luxury |
| Gated enclaves outside the club | Larger production and semi-custom homes | Upper-moderate to upper |
| Non-gated neighborhoods | Single-family homes and townhomes on smaller lots | Moderate |
If you're shopping the top of that range, my Las Vegas luxury homes guide covers how custom-estate pricing and inspections differ from production homes. If golf frontage is the goal, read my guide to golf course homes first. Living on a fairway comes with trade-offs worth knowing before you fall for the view.
Parks, golf and day-to-day life
The master plan spreads neighborhood parks throughout the community, and Olympia Sports Park, which opened in 2018, adds space for organized sports. Many enclaves also have their own small parks and walking paths.
The Southern Highlands Golf Club course is private. Owning a home behind the club's gates and holding a golf membership are typically separate decisions, so ask about membership terms before you assume access comes with the house.
For errands, grocery stores, restaurants and medical offices cluster along St. Rose Parkway and Southern Highlands Parkway, and St. Rose Parkway continues east across I-15 into Henderson. For a bigger night out, the south end of the Strip is a short drive up the freeway.
Getting around: I-15, the Strip and the airport
Freeway access is the quiet advantage here. Southern Highlands connects to I-15 at three interchanges, St. Rose Parkway, Starr Avenue and Cactus Avenue, so you usually have a choice of on-ramps when one is backed up.
Approximate off-peak drive times:
- The Strip: about 15–20 minutes up I-15
- Harry Reid International Airport: about 15–20 minutes
- Henderson: about 10–20 minutes via St. Rose Parkway
- Summerlin: about 25–35 minutes via the 215 Beltway
I-15 is also the road to Southern California, which matters if you're relocating from there and expect to drive back often. My California-to-Las Vegas guide covers the rest of that transition.
How much are HOA fees in Southern Highlands?
Nearly every home here pays a master association fee, and most also pay a sub-association for their specific neighborhood. Staffed guard gates, private streets and landscaped common areas all add to that second layer, so dues vary a lot from one enclave to the next. The golf club enclave sits at the top of the range.
A few other line items to budget for:
- Special assessments. Check the tax records for any Special Improvement District assessment and ask how much is left. My HOA, SID and LID explainer walks through how these work.
- Property taxes. Nevada caps annual property-tax increases on an owner-occupied primary residence at 3%, and there's no state personal income tax. Confirm your situation with a CPA.
- The resale package. The HOA's resale package shows the budget, reserves and rules. Read it before your review window closes.
I don't publish fee numbers because they change. Ask me for current dues on any home you're considering and I'll pull them.
Buying in Southern Highlands: my advice
- Decide inside the club or outside first. They're different markets, with different price points and inspection priorities.
- Confirm the gate type. "Gated" in a listing can mean a staffed guard gate or an unstaffed gate. If a staffed gate matters to you, verify it on the showing.
- Read the leasing rules. If you might rent the home out later, check the CC&Rs; some sub-associations restrict it.
- Budget for aging systems. Many homes are old enough for original AC units, water heaters and pool equipment to be near replacement. My desert homeownership guide covers what to check.
- Listen for the freeway. Homes close to I-15 can pick up road noise. Visit at rush hour, not just on a quiet Sunday.
Dana's tip: On a view lot, ask what's planned for the land below you. A vacant parcel today can be a two-story home next year, and a view isn't protected unless the documents say so.
Ready to look? Start with current home listings, or take my neighborhood quiz to see how Southern Highlands stacks up against the rest of the valley.
Southern Highlands questions
Is Southern Highlands guard-gated?
Partly. Southern Highlands Golf Club is a private, guard-gated enclave, and several neighborhoods across the wider master plan have gates of their own. Some of those are staffed and many are not, and plenty of streets aren't gated at all. If a staffed gate matters to you, filter for it specifically and confirm it in person, since listings often use "gated" loosely.
Is Southern Highlands in the City of Las Vegas?
No. Southern Highlands is in unincorporated Clark County, within the township of Enterprise, even though homes carry a Las Vegas mailing address. That means Clark County, not the City of Las Vegas, handles permits, zoning and code questions. It changes little day to day, but it matters if you plan a remodel. More in my Enterprise guide.
How far is Southern Highlands from the Strip and the airport?
Off-peak, plan on about 15–20 minutes to the Strip and about the same to Harry Reid International Airport. Southern Highlands has three I-15 interchanges (St. Rose Parkway, Starr Avenue and Cactus Avenue), which gives you options when one is backed up. Rush-hour times run longer, so test-drive your actual commute before you commit.
Do you need a golf membership to live in Southern Highlands Golf Club?
Owning a home inside the club gates and holding a golf membership are typically separate decisions. The course is private, so playing generally requires a membership on the club's terms. Ask for the current membership structure before you buy rather than assuming it comes with the house. My golf course homes guide covers what else to check.
How much are HOA fees in Southern Highlands?
They vary widely. Most homes pay a master association fee plus a sub-association fee, and enclaves with staffed gates and private streets cost more than non-gated neighborhoods. Because dues change, I pull current figures for each home my clients consider. For how HOAs, SIDs and LIDs stack up, see my fee explainer.
Weighing Southern Highlands against another area?Put up to three neighborhoods side by side.
CompareBuying in Southwest Las Vegas? Read Southwest Las Vegas Real Estate Agent: New Construction, Gated Golf and SIDs.
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