Understanding HOA Fees in Las Vegas: What Every Buyer Must Know (2025)

by Ryan Rose

HOA fees in Las Vegas range from $25 to over $1,200 per month depending on property type and community amenities. The valley-wide median is approximately $182 per month for single-family homes in master-planned communities. Beyond the monthly cost, Nevada has unique HOA laws—including the super priority lien—that every buyer must understand before purchasing. This guide breaks down what HOA fees cover, what they cost by community type, and critical Nevada-specific rules.

HOA Fee Ranges by Property Type

What HOA Fees Typically Cover

Single-Family Home HOAs:

Common area landscaping and maintenance
Community pools, parks, and amenities
Street lighting in common areas
Architectural review and enforcement
Guard gate staffing (if applicable)
Reserve funds for major repairs

Condo/Townhome HOAs (includes more):

All of the above, plus:
Exterior building maintenance and insurance
Roof repairs and replacement
Water and sewer (often included)
Trash removal
Elevator maintenance (high-rises)

Nevada's Super Priority Lien: Critical for Buyers

Nevada is one of few states with a super priority lien law (NRS 116.3116) that gives HOAs significant power. Under this law, if a homeowner fails to pay HOA dues, the HOA can foreclose on the property—and their lien takes priority over even the mortgage lender for up to nine months of unpaid dues.

What this means for buyers:

HOAs in Nevada have real enforcement power
Past-due HOA assessments can cloud title
Title insurance is essential (and standard) to protect against unknown liens
Always verify HOA payment status before closing
Review the HOA's financial health and reserve studies

This law exists to ensure HOAs can maintain communities even when owners default. It is not something to fear but something to understand. Your title company will verify all HOA dues are current before closing.

HOA Fees by Community

Summerlin:

Base Summerlin Community Association fee of approximately $60-$80/month, plus sub-association fees that vary by village. Total typically $150-$300/month for most villages. Guard-gated villages like The Ridges run $400+/month.

Henderson Communities:

Anthem: $100-$200/month for most sections; Anthem Country Club higher. Green Valley Ranch: $75-$150/month. Cadence: $100-$175/month. Seven Hills (guard-gated): $200-$350/month.

Southern Highlands:

$150-$250/month for most sections. Guard-gated sections and golf course areas can exceed $300/month.

Mountains Edge:

$75-$150/month typically. One of the more affordable master-planned options for HOA fees.

Questions to Ask About Any HOA

What is the current monthly fee and what does it include?
When was the last fee increase and by how much?
What are the reserve fund balances? (Low reserves may mean special assessments coming)
Are there any pending special assessments?
Is the HOA involved in any litigation?
What percentage of owners are current on dues? (High delinquency is a red flag)
What are the rental restrictions? (Important if you might rent in future)

Transfer Fees and Move-In Costs

Beyond monthly dues, HOAs charge one-time fees when properties change hands:

Transfer fee: $200-$500 typically (sometimes split buyer/seller)
Capital contribution: Some HOAs charge 1-2 months dues as capital contribution
Document fees: $100-$300 for resale package/disclosure documents
Move-in deposit: Some condos require refundable deposits for common areas

Finding Homes Without HOA

If you want to avoid HOAs entirely, options exist but are limited. Older neighborhoods in the central valley, some Enterprise/southwest areas, and parts of North Las Vegas have non-HOA properties. Trade-offs include less consistent neighborhood maintenance and no community amenities. Most master-planned communities require HOA membership.

The Bottom Line

HOA fees are a significant ongoing cost that buyers must factor into their budget. In Las Vegas, expect $100-$250/month for most single-family homes in master-planned communities, more for condos and guard-gated areas. Nevada's super priority lien law makes HOAs powerful, so always verify the HOA's financial health before purchasing. The fees typically provide value through maintained common areas, amenities, and property value protection—but know what you are paying for.

I help buyers understand HOA costs and evaluate communities. If you have questions about specific HOAs or want to find options that fit your budget, reach out for guidance.

Ready to find your Las Vegas home? Call or text Ryan Rose at 702-747-5921 for personalized guidance.

Las Vegas HOA Fees: Frequently Asked Questions (2025)

Q1: What is the average HOA fee in Las Vegas?

The valley-wide median HOA fee is approximately $182 per month for single-family homes in master-planned communities. Fees range from $25 per month in basic communities to over $1,200 per month for high-rise condos near the Strip. Most buyers in master-planned communities should budget $100-$250 per month.

Q2: What do HOA fees cover in Las Vegas?

For single-family homes, HOA fees typically cover common area landscaping, community pools and parks, street lighting, architectural review, and reserve funds. For condos and townhomes, fees also include exterior building maintenance and insurance, roof repairs, water/sewer, trash removal, and elevator maintenance in high-rises.

Q3: What is Nevada's super priority lien law?

Nevada's super priority lien law (NRS 116.3116) gives HOAs the power to foreclose on properties for unpaid dues, with their lien taking priority over mortgage lenders for up to nine months of unpaid dues. This means HOAs have significant enforcement power to ensure communities remain maintained even when owners default. Title insurance protects buyers against unknown liens.

Q4: How much are HOA fees in Summerlin?

Summerlin has a base Community Association fee of approximately $60-$80 per month, plus sub-association fees that vary by village. Total fees typically range from $150-$300 per month for most villages. Guard-gated communities like The Ridges run $400+ per month.

Q5: What are HOA fees in Henderson master-planned communities?

Henderson HOA fees vary by community: Anthem ranges from $100-$200/month (higher in Country Club areas), Green Valley Ranch runs $75-$150/month, Cadence is typically $100-$175/month, and Seven Hills guard-gated sections range from $200-$350/month.

Q6: Are there any homes in Las Vegas without HOA fees?

Yes, but options are limited. Older neighborhoods in the central valley, some Enterprise/southwest areas, and parts of North Las Vegas have non-HOA properties. Trade-offs include less consistent neighborhood maintenance and no community amenities. Most master-planned communities require HOA membership.

Q7: What questions should I ask about an HOA before buying?

Critical questions include: What is the current monthly fee and what does it cover? When was the last increase? What are the reserve fund balances? Are there pending special assessments or litigation? What percentage of owners are current on dues? What are the rental restrictions? Low reserves or high delinquency rates are red flags.

Q8: What one-time HOA fees should I expect when buying?

Beyond monthly dues, expect transfer fees of $200-$500 (sometimes split between buyer and seller), capital contributions of 1-2 months' dues in some HOAs, document fees of $100-$300 for resale packages, and potentially refundable move-in deposits for condos.

Q9: How much are condo HOA fees in Las Vegas?

Mid-rise condos typically have HOA fees ranging from $200-$450 per month, while high-rise condos in the Strip area range from $500-$1,200+ per month. Condo fees are higher than single-family homes because they cover exterior building maintenance, insurance, roof repairs, utilities, and elevator maintenance.

Q10: Can HOA fees increase over time?

Yes, HOA fees can and do increase over time to cover rising costs for maintenance, insurance, utilities, and reserves. It's important to ask about the history of fee increases and review the HOA's financial health and reserve studies. Well-managed HOAs with adequate reserves are less likely to impose sudden large increases or special assessments.

Q11: What are the most affordable master-planned communities for HOA fees?

Mountains Edge is one of the more affordable master-planned options with HOA fees typically ranging from $75-$150 per month. Other relatively affordable options include certain sections of Green Valley Ranch ($75-$150/month) and some Anthem neighborhoods ($100-$200/month).

Q12: What happens if the previous owner didn't pay HOA dues?

Your title company will verify that all HOA dues are current before closing, which is standard practice in Nevada. Title insurance protects you against unknown liens. Due to Nevada's super priority lien law, it's critical to ensure past-due assessments are resolved before purchase to avoid clouded title issues.