Living in Southern Highlands (89141): Homes, Schools, Parks and Costs

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This guide is for buyers looking at a master-planned community in the southwest valley. Southern Highlands sits in the south part of the Las Vegas valley, west of I-15. It covers about 2,300 acres, and its homes use zip code 89141.

It is not a 55+ community. All ages live here. You will find guard-gated neighborhoods like The Estates, custom lots and many smaller neighborhoods inside one master plan.

This guide covers where it is, the homes and neighborhoods, schools, parks, shopping, who it fits and what it costs to own here.

Start with where it is, or jump to the part you care about.

Prefer pictures? See the Southern Highlands visual guide.

In this guide:

1. Where is Southern Highlands?
2. Homes in Southern Highlands
3. The Estates and the guard-gated neighborhoods
4. Single-story homes and homes with casitas
5. Homes with mountain views
6. Schools in and near Southern Highlands
7. Parks, trails and the golf club
8. Shopping and dining
9. Who does Southern Highlands fit?
10. Southern Highlands vs Henderson
11. HOA dues, insurance and other costs
12. What do homes sell for in Southern Highlands?
13. Questions buyers ask

Where is Southern Highlands?

Southern Highlands is a master-planned community in the south part of the Las Vegas valley, west of I-15. Clark County approved its plan on November 18, 1998.

Location and zip

The HOA says the community is generally bordered by:

• I-15 on the east
• Cactus Avenue on the north
• Jones Boulevard on the west
• St. Rose Parkway on the south

A few parcels inside those lines are not part of the HOA. Ask about any home near the edges.

Homes here use zip code 89141. That zip is bigger than Southern Highlands. It also runs north of Cactus Avenue and west of Jones Boulevard. So a home in 89141 is not always inside the master plan.

City or county?

Southern Highlands is in unincorporated Clark County, in the town of Enterprise. It is not in the City of Las Vegas, and it is not in Henderson. The mailing address still says "Las Vegas, NV 89141."

What that means day to day:

• Police: Las Vegas Metro, Enterprise Area Command
• Local advisory board: Enterprise Town Advisory Board
• Plan approvals: Clark County Commission

Size and look

The community covers about 2,300 acres. The HOA has a Design Manual. Almost any change to the outside of a home or yard needs HOA approval first. A Design Manual and an approval process keep the look consistent.

Security

HOA dues pay for a 24-hour roving patrol. The patrol covers common areas and parks, by truck or by bike. It does not go onto private property. There is a security dispatch line for non-emergencies. In an emergency, call 911 first.

Some neighborhoods, like The Estates and Tuscan Cliffs, are guard-gated. Ask about the one you like. Read more about commute times from Southern Highlands.

Next step: Drive the main entry and one side street at rush hour before you tour homes.

Homes in Southern Highlands

Most homes in Southern Highlands are single family homes. The county plan sets aside 1,549 acres for single family homes and 128 acres for medium density homes. Townhomes also sell in zip 89141.

When the homes were built

The county approved the plan in 1998. By the end of 2002, the county had issued permits for 3,571 single family homes and 340 apartment units. New homes and custom lots are still offered today. So homes here were built from the late 1990s and early 2000s to today.

Custom lots

Custom lots run from about a third of an acre to several acres. If you want to build, ask for the current lot list.

Neighborhoods inside Southern Highlands

Southern Highlands is made up of many smaller neighborhoods. Many have their own sub-association on top of the master HOA. Some have none.

For prices, see the recent sales section below.

Not sure which neighborhood fits? Call or text Ryan at 702-747-5921.

Read more about Tuscan Cliffs and luxury homes in Southern Highlands.

Next step: Decide if a guard gate is a must-have first.

The Estates and the guard-gated neighborhoods

Some buyers want a guard gate. In Southern Highlands, that points you to The Estates and Tuscan Cliffs.

The Estates

The Estates is guard-gated, with a 24-hour gate. Homesites run from one-half acre to multi-acre. Some homes back to the golf course.

The Estates has its own sub-association. That fee is on top of the master HOA dues. Ask the HOA for current dues.

Other gated neighborhoods

Tuscan Cliffs is also guard-gated, with a 24-hour gate. For any other neighborhood, ask about the gate before you tour.

Read more about guard-gated communities in Southern Highlands and golf club membership.

Next step: Ask how guest access works at the gate before your first showing.

Single-story homes and homes with casitas

This section covers two home types: single-story homes and homes with a casita.

Single-story homes

If stairs are a deal breaker, ask for a search filtered to one-story plans. That way you only see homes that fit.

Homes with casitas

A casita is usually a separate guest suite. It often has a bedroom and a bath, and sometimes a kitchenette.

Casitas come in three common layouts:

• Detached: a separate small building on the lot
• Attached: connected to the house, with its own entrance
• Built in: inside the house, with private access

A casita can work for visiting family, a home office or a guest room. Note that the HOA does not allow short-term or vacation rentals. Plan to use a casita for family or guests, not as a short-term rental.

See also homes with pools in Southern Highlands.

Next step: Ask for a search filtered to single story or casita, so you only see homes that fit.

Homes with mountain views

Two mountain ranges shape the views from this part of the valley.

• To the west: the Spring Mountains. Charleston Peak is the highest point in the range, at 11,916 feet.
• To the southeast: the McCullough Range, south of Henderson.

Which way a lot faces, and how high it sits, decide what you see. A backyard that faces west looks toward the Spring Mountains. One that faces southeast looks toward the McCullough Range.

Views can change over time. In Southern Highlands, the HOA must approve additions, new trees and most outside changes. So a neighbor's changes go through review first. Read the CC&Rs and Design Manual for the neighborhood you like.

Next step: Visit at sunset and stand in the backyard, not the street.

Schools in and near Southern Highlands

School zones change. Check your exact address with the CCSD school zoning search before you buy. Attendance zones are reviewed every year.

The zones below come from Clark County's school zone maps, checked at 16 sample points inside Southern Highlands on October 19, 2026. Your street could be different.

Public schools

Southern Highlands is split across three elementary zones. Most homes are zoned to Stuckey, Frias or Ortwein elementary, depending on the street.

Private school

Southern Highlands Preparatory School is a private school in the community, at 11500 Southern Highlands Pkwy. It serves preschool through 8th grade. Ask the school about tuition and openings for your child's grade.

Read more about Southern Highlands schools, Tarkanian Middle School and the best schools in Las Vegas by neighborhood.

Next step: Run the address through CCSD zoning before you write an offer.

Parks, trails and the golf club

The master HOA runs seven community parks and two dog parks.

Community parks

Park hours are 6 am to 6 pm in winter and 6 am to 9 pm in summer.

What you will find at the parks:

• Seasonal splash pads at Jaynes Family Splash Park, Somerset Hills Park and the Rose Garden, May to September
• Covered play structures at several parks
• A basketball court at Goett Family Park
• Tennis courts at Somerset Hills Park
• Pavilions that residents can reserve

The Paseo

The Paseo is a lit walking path next to Goett Family Park. You can reach it from Southern Highlands Parkway and Somerset Hills.

Stonewater Park

Stonewater Park is 7 acres, at 11501 Goett Golf Drive. It has access to water, a grass field and an amphitheater. Its feature list does not include a play structure or courts. If you bring a dog, check the posted park rules.

Southern Highlands Golf Club

Southern Highlands Golf Club is private. HOA dues pay for parks, common areas, the patrol and running the association. Golf is not part of that list, so club membership is separate. Ask the club about membership.

Nearby outdoors

• Exploration Peak Park, a Clark County park at 9700 S Buffalo Dr in Enterprise
• Sloan Canyon National Conservation Area, run by the BLM, south of Henderson
• Red Rock Canyon National Conservation Area, run by the BLM

Read more about Southern Highlands parks, dog parks and golf club membership.

Next step: Walk the nearest park at the time of day you'd use it.

Shopping and dining

Southern Highlands has two shopping centers inside the community: Southern Highlands Marketplace and Fire Station Plaza.

Southern Highlands Marketplace

The Marketplace covers the weekly basics. Its tenant list includes:

• A grocery store (Smith's)
• A drugstore (Walgreens)
• Urgent care
• Dental offices
• A bank
• A gas station

Restaurants and coffee shops are in the Marketplace too.

Hospital nearby

Dignity Health St. Rose Dominican, Siena Campus, is at 3001 St. Rose Parkway in Henderson. St. Rose Parkway is the south edge of Southern Highlands.

Read more about Southern Highlands restaurants.

Next step: Do one weekly grocery run here before you buy, to feel the traffic.

Who does Southern Highlands fit?

Southern Highlands has guard-gated neighborhoods like The Estates, custom lots and many smaller neighborhoods. That mix fits a few kinds of buyers.

Families

The community has a sports park, play areas, splash pads and after-school programs. The HOA lists Boys and Girls Club after care, plus after care at Frias, Ortwein, Reis and Stuckey elementary schools.

School zones split by street here. Check the CCSD school zoning search for each address you like.

First-time buyers

In recent 89141 sales, townhomes sold for less than single family homes. If you want to get into the area for less, a townhome is worth a look. See the recent sales section for the area numbers.

FHA, VA and conventional loans are three common loan types. Get pre-approved first, so you know your price range before you tour.

Example: On a $400,000 home with 10% down, the down payment is $40,000 and the loan is $360,000. (Made-up numbers to show the math.)

Retirees

Southern Highlands is not a 55+ community. All ages live here. If you want one-story living, ask for a search filtered to single-story plans.

Two Nevada tax facts to know:

• Nevada has no state personal income tax on wages and salaries.
• Because Nevada has no state income tax, the state does not tax Social Security. Federal tax can still apply.

The Siena Campus hospital is on St. Rose Parkway, at the south edge of the community.

Next step: Write down your top three must-haves, then match them to a neighborhood.

Southern Highlands vs Henderson

Here is how Southern Highlands and Henderson compare. They are set up very differently.

Who runs the city services, and which HOA rules apply, can be very different between the two.

Comparing other areas? Read Southern Highlands vs Summerlin.

Next step: Tour one Henderson home and one Southern Highlands home on the same day.

HOA dues, insurance and other costs

The price of the home is only part of the cost. Plan for HOA dues, insurance and property taxes too.

HOA dues

Homes in the HOA pay master dues. Some neighborhoods add a sub-association fee on top of the master dues.

Master dues pay for:

• Upkeep of the parks and landscaped common areas
• The roving courtesy patrol
• Running the association, like insurance, utilities, management and accounting staff
• A reserve fund

The HOA sets its budget each fall. New amounts start January 1. Ask the HOA for current dues. The HOA's phone number on its site is 702-361-6640.

Two HOA rules to know before you buy:

• Almost any change to the outside of a home or yard needs HOA approval first.
• Short-term and vacation rentals are not allowed.

Home insurance

A standard homeowners policy usually has four parts:

• Dwelling: the house itself
• Personal property: your things
• Liability: if someone is hurt on your property
• Additional living expense: where you stay if the home can't be lived in after a covered loss

Insure the home for what it would cost to rebuild it, called replacement cost.

Standard homeowners policies do not cover flood. Flood insurance comes from the National Flood Insurance Program (FEMA) or private insurers. Check your address on the FEMA Flood Map Service Center.

The HOA has its own insurance for the association. It is not a policy on your home. You still need your own homeowners policy.

Property taxes

Nevada caps the yearly increase in the property tax bill on an owner's primary residence at 3%. Homes that are not owner-occupied get a cap of up to 8%. Only one Nevada property can be your primary residence. New construction gets the cap starting the next fiscal year.

A sample monthly budget

Example: Say the loan payment is $2,500, HOA dues are $100, and insurance is $150 a month. Your monthly cost before property taxes and utilities would be $2,750. (Made-up numbers to show the math. Ask the HOA and an insurance agent for real numbers.)

Read more about HOA fees, property taxes and utilities in Southern Highlands.

Next step: Ask for the HOA resale packet and an insurance quote before your inspection ends.

What do homes sell for in Southern Highlands?

Here are recent closed sales for Southern Highlands (zip 89141) and the Las Vegas valley as a whole.

Closed sales, August 19, 2026 through October 19, 2026. Source: Las Vegas MLS closed sales export, pulled 2026-10-19. Areas are grouped by zip code, so they are close to but not the same as master plan lines.

Valley wide by type, same window: single family $480,950 (3,218 sales), townhome $335,000 (441 sales), condo $218,500 (354 sales).

The Southern Highlands row counts every closed sale in zip 89141, which is larger than the master plan. It mixes townhomes, single family homes and estate homes. Ask for recent sales in the one neighborhood you like.

How to read these numbers

A median is the middle sale. Half sold for more, half for less. Use the Southern Highlands row as a starting point, and the valley wide row to see how 89141 compares to the rest of Las Vegas.

A rough way to estimate

Price per square foot can give you a rough range. Multiply it by the size of the home.

Example: A 3,000 sq ft home at $300 per sq ft works out to about $900,000. (Made-up numbers to show the math.)

Lot, view, gate and updates all change the price.

Call or text Ryan at 702-747-5921 for recent sales in any Southern Highlands neighborhood.

Next step: Compare one neighborhood's recent sales to the Southern Highlands row above.

Questions buyers ask

Is Southern Highlands a 55+ community?

No. Southern Highlands is not a 55+ community. All ages live here, and the parks have play structures and splash pads.

What zip code is Southern Highlands in?

Southern Highlands uses zip code 89141. That zip is bigger than the master plan, so a home in 89141 is not always inside Southern Highlands. Ask about any home near the edges.

Is Southern Highlands in the city of Las Vegas or Henderson?

Neither. Southern Highlands is in unincorporated Clark County, in the town of Enterprise. The mailing address says Las Vegas, NV 89141. Henderson is its own city with its own city services.

Is Southern Highlands guard-gated?

Some neighborhoods are. The Estates and Tuscan Cliffs are guard-gated, with 24-hour gates. The whole community has a 24-hour roving patrol paid for by HOA dues. Ask about the gate in the neighborhood you like.

What schools serve Southern Highlands?

Most homes are zoned to Stuckey, Frias or Ortwein elementary, depending on the street. Sample points returned Tarkanian Middle School and Desert Oasis High School. Zones change, so check your address with the CCSD school zoning search.

Is the golf club included in HOA dues?

No. Southern Highlands Golf Club is private. HOA dues pay for parks, common areas, the patrol and running the association, so club membership is separate.

Do I need flood insurance in Southern Highlands?

Standard homeowners policies do not cover flood. Flood insurance comes from the National Flood Insurance Program (FEMA) or private insurers. Check your address on the FEMA Flood Map Service Center, and ask your insurance agent.

What do homes cost in Southern Highlands?

The closed sales table in this guide shows recent sales for zip 89141 and the Las Vegas valley. The 89141 row mixes townhomes, single family homes and estate homes. Ask for recent sales in the one neighborhood you like.

Local Insight

Southern Highlands has guard-gated neighborhoods, custom lots and many smaller neighborhoods in one master plan. The school zone, the gate and the sub-association can all change from one street to the next. Ryan focuses on the southwest valley and Summerlin, and he'd be glad to help you sort through it.

Tell Ryan how you want to live, and he'll help you narrow it down. No pressure. Call or text Ryan at 702-747-5921.

Ryan Rose | Real Broker, LLC | 702-747-5921

Source: Clark County Comprehensive Planning, Southern Highlands, accessed October 19, 2026

Source: Clark County GIS, Political Boundaries, accessed October 19, 2026

Source: Clark County Assessor, Subdivisions, accessed October 19, 2026

Source: Clark County GIS, CCSD Attendance Zones, accessed October 19, 2026

Source: Southern Highlands Community Association, FAQ, accessed October 19, 2026

Source: Southern Highlands Community Association, Community, accessed October 19, 2026

Source: Southern Highlands Community Association, Sub-Association Listing, accessed October 19, 2026

Source: Southern Highlands Community Association, Parks, accessed October 19, 2026

Source: Southern Highlands Community Association, Stonewater Park, accessed October 19, 2026

Source: Southern Highlands Community Association, The Paseo, accessed October 19, 2026

Source: Southern Highlands Golf Club, accessed October 19, 2026

Source: Bureau of Land Management, Mt. Charleston Wilderness Fact Sheet, accessed October 19, 2026

Source: Bureau of Land Management, Sloan Canyon National Conservation Area, accessed October 19, 2026

Source: Bureau of Land Management, Red Rock Canyon National Conservation Area, accessed October 19, 2026

Source: Clark County Parks, Exploration Peak Park, accessed October 19, 2026

Source: Dignity Health, St. Rose Dominican Siena Campus, accessed October 19, 2026

Source: City of Henderson, Master-Planned Communities (January 2025), accessed October 19, 2026

Source: Nevada Department of Taxation, Income Tax in Nevada, accessed October 19, 2026

Source: Clark County, Tax Abatement, accessed October 19, 2026

Source: FEMA, FloodSmart, accessed October 19, 2026

Source: Clark County School District, accessed October 19, 2026