What Are SID and LID Fees in Las Vegas Real Estate?

by Ryan Rose

If you are buying in a newer Las Vegas community, you will likely encounter SID and LID fees. These are the number one surprise cost for buyers in master-planned communities, and they can add hundreds of dollars to your annual housing expenses. Understanding what they are and how they work helps you budget accurately and avoid surprises.

SID and LID Explained

SID stands for Special Improvement District. LID stands for Limited Improvement District. Both are fees assessed on properties to pay for public infrastructure like roads, sewer lines, parks, street lighting, and other community improvements.

Instead of the city or county paying for this infrastructure, developers create these districts and pass the costs to homeowners. When you buy in a community with active SID/LID, you are essentially paying off bonds that funded the original development.

Fee Type	What It Funds
SID (Special Improvement District)	Roads, sewer, water, parks, public improvements
LID (Limited Improvement District)	More localized improvements within specific areas

How Much Do They Cost?

In master-planned communities like Summerlin, Skye Canyon, Inspirada, and Cadence, SID/LID fees typically range from $300 to $900 semi-annually. That means $600 to $1,800 per year in addition to your:

Mortgage payment
Property taxes
HOA dues
Homeowner's insurance

These fees usually last 10-20 years or until the bond is fully paid off. The exact amount and duration depend on when the community was developed and how the bonds were structured.

Where SID/LID Fees Are Common

You will typically find SID/LID fees in:

Newer master-planned communities. Summerlin (especially newer villages), Skye Canyon, Inspirada, Cadence, and similar developments.

New construction areas. Most new home communities have active SID/LID because the infrastructure is recently built.

Growing areas. North Las Vegas, southwest Henderson, and other rapidly developing zones.

Older Communities May Be Paid Off

Here is the good news for resale buyers: in older communities or older sections of master-planned communities, SID/LID bonds may already be paid off. This is a significant advantage of buying in established neighborhoods.

When considering a resale home, always ask whether SID/LID fees exist and whether they have been paid off. A home where these fees are resolved saves you thousands over your ownership period compared to a similar home where they are still active.

How to Find Out About SID/LID

SID/LID information should be disclosed during the purchase process, but you can also:

Ask your agent. A knowledgeable local agent can research SID/LID status for any property.

Check the seller's disclosure. Sellers should disclose these fees.

Review the HOA documents. Community documents often reference these fees.

Contact the county assessor. Clark County records show special assessments on properties.

SID/LID vs. HOA Fees

Do not confuse SID/LID with HOA fees. They are separate:

HOA fees: Fund community amenities, maintenance, and management. Ongoing indefinitely.

SID/LID fees: Pay off infrastructure bonds. End when bonds are paid.

In newer communities, you often pay both. Your total monthly housing cost should account for mortgage, taxes, insurance, HOA, and SID/LID.

Impact on Affordability

When comparing homes, factor SID/LID into your calculations. A home that appears $20,000 cheaper may actually cost more monthly if it has $1,500 annual SID/LID fees compared to a slightly more expensive home in an area where fees are paid off.

For Sellers

If you are selling a home where SID/LID has been paid off, this is a selling point worth highlighting. Buyers in established communities with resolved fees have lower ongoing costs than buyers in new developments.

Where to Start

If you are buying or selling in Las Vegas and want to understand how SID/LID affects a specific property, I can help you research these fees and factor them into your decision.

Ready to get the full picture? Request a free home evaluation here or reach out directly to discuss your options.

Frequently Asked Questions About SID and LID Fees in Las Vegas

Q1: What is the difference between SID and LID fees?

SID (Special Improvement District) fees fund larger public infrastructure like roads, sewer, water, and parks, while LID (Limited Improvement District) fees cover more localized improvements within specific areas. In practice, both function similarly and are used to pay off bonds that funded the original community development.

Q2: How much do SID and LID fees typically cost in Las Vegas?

In master-planned communities like Summerlin, Skye Canyon, Inspirada, and Cadence, SID/LID fees typically range from $300 to $900 semi-annually, which equals $600 to $1,800 per year. The exact amount depends on the community and when it was developed.

Q3: How long do I have to pay SID/LID fees?

SID/LID fees usually last 10-20 years or until the infrastructure bond is fully paid off. The exact duration depends on when the community was developed and how the bonds were structured. Once the bond is paid, the fees end permanently.

Q4: Which Las Vegas communities have SID/LID fees?

SID/LID fees are most common in newer master-planned communities including newer villages in Summerlin, Skye Canyon, Inspirada, Cadence, and other rapidly developing areas in North Las Vegas and southwest Henderson. New construction areas typically have active SID/LID because the infrastructure was recently built.

Q5: Are SID/LID fees the same as HOA fees?

No, they are completely separate. HOA fees fund community amenities, maintenance, and management, and continue indefinitely. SID/LID fees specifically pay off infrastructure bonds and end when those bonds are paid. In newer communities, you often pay both types of fees.

Q6: Can I avoid SID/LID fees in Las Vegas?

Yes, by purchasing in older established communities or older sections of master-planned communities where the SID/LID bonds have already been paid off. Resale homes in these areas can save you thousands over your ownership period compared to newer developments with active fees.

Q7: How do I find out if a property has SID/LID fees?

Ask your real estate agent to research the property's SID/LID status, check the seller's disclosure documents, review HOA documents, or contact the Clark County Assessor's office. These fees should be disclosed during the purchase process, but it's important to verify before making an offer.

Q8: Do SID/LID fees affect my monthly housing costs?

Yes, significantly. SID/LID fees add $50 to $150+ to your monthly housing expenses on top of your mortgage, property taxes, HOA dues, and insurance. When comparing homes, a property that appears cheaper may actually cost more monthly if it has active SID/LID fees.

Q9: Can I pay off SID/LID fees early?

In most cases, yes. Property owners can typically pay off their portion of the SID/LID bond early, eliminating future payments. Contact the Clark County Assessor's office or your HOA to inquire about the payoff amount and process for your specific property.

Q10: Are SID/LID fees tax deductible?

SID/LID fees may be tax deductible as property taxes since they are special assessments on real estate. However, tax laws vary and change, so consult with a tax professional to determine if these fees qualify as deductions for your specific situation.