Living in Rhodes Ranch Las Vegas (2026): Homes, HOA & Commute
Rhodes Ranch is a guard-gated golf community in southwest Las Vegas (ZIP 89148, plus some 89178 addresses), about 20 minutes by car from the Strip and the airport. Between Sept. 3 and Oct. 22, 2026, homes covered by the Rhodes Ranch Association sold for $430,000 to $780,000 with HOA dues of about $225 a month on the MLS, while a few nearby "at Rhodes Ranch" subdivisions with their own associations sold for less (GLVAR MLS via vivahomevegas.com).
Why buyers are looking at Rhodes Ranch
- A guard gate and patrol. The community is guard-gated and patrolled (FirstService Residential).
- Amenities inside the gate. The Fun Zone Water Park, several resort-style pools, and a 35,000-square-foot recreation center with full fitness facilities (FirstService Residential).
- A golf course at home. Rhodes Ranch Golf Club opened in 1997, was designed by Ted Robinson Sr., and sells public tee times (Rhodes Ranch Golf Club).
- An easy commute. About 19 minutes to the Strip and 20 minutes to the airport without traffic (OpenStreetMap routing estimates, run Oct 26, 2026).
- A wide price range. Closed sales ran from $335,000 to $780,000 between Sept. 3 and Oct. 22, 2026 (GLVAR MLS via vivahomevegas.com).
I'm Andrew Guiant, a REALTOR® with Simply Vegas, and I've toured and filmed homes inside Rhodes Ranch. This guide covers the commute, amenities, current prices, HOA dues, schools, which kinds of homes and budgets it suits, and how it compares with nearby areas. Every number has a source and an "as of" date. You'll find a map and my video tours near the end.
By Andrew Guiant, REALTOR®, Nevada License S.0183462, Simply Vegas · Updated October 26, 2026 · About a 10-minute read
Want to see Rhodes Ranch in person? Call or text me at 702-496-8216, and I'll set up a tour.
Rhodes Ranch at a Glance
- Location: Southwest Las Vegas valley, around Rhodes Ranch Parkway near Durango Drive and the 215 Beltway
- Local government: Unincorporated Clark County. The County Assessor lists the Rhodes Ranch parcel I checked in the town of Spring Valley, with a Las Vegas mailing address (Clark County Assessor). It is not in the City of Las Vegas or Henderson.
- Size: 3,795 single-family homes in 2018, planned to reach about 4,000 (FirstService Residential, Aug. 2018). A state-registry-based listing now shows 4,013 units for Rhodes Ranch Association Inc. (HOA Census, checked Oct 26, 2026)
- Gate: Guard-gated and patrolled (same FirstService source)
- Golf: Rhodes Ranch Golf Club opened in 1997 and was designed by Ted Robinson Sr. (Rhodes Ranch Golf Club)
- Years built: 2001 to 2014 for the Rhodes Ranch Association homes that sold in Sept.–Oct. 2026 (MLS data, table below)
- Recent prices: $335,000 to $780,000 in closed sales, Sept. 3 – Oct. 22, 2026
- HOA: About $225–$240 a month inside the master association, per recent MLS listings
Where Is Rhodes Ranch, and How's the Commute?
Rhodes Ranch sits in the southwest valley, west of the I-15 and south of Summerlin, with quick access to the 215 Beltway. Here are estimated drive times from the middle of the community on Rhodes Ranch Parkway.
| Destination | Distance | Est. drive (no traffic) |
|---|---|---|
| Las Vegas Strip (Bellagio) | 11.6 mi | 19 min |
| Harry Reid International Airport (Terminal 3) | 11.7 mi | 20 min |
| Downtown Summerlin | 10.1 mi | 18 min |
| Downtown Las Vegas (Fremont Street) | 17.3 mi | 26 min |
| Henderson City Hall | 21.3 mi | 32 min |
Estimates from OpenStreetMap routing (OSRM), run Oct 26, 2026. They assume no traffic, so add time at rush hour.
What Is Daily Life Like? Amenities Inside the Gate
The community's management company described the amenities this way when it took over in 2018: the Fun Zone Water Park, several resort-style pools, and a 35,000-square-foot recreation center with full fitness facilities, near the 162-acre Rhodes Ranch Golf Club (FirstService Residential). Residents usually call the recreation center the R Club.
Recent MLS listings inside the master association list "Recreation Facilities," "Clubhouse," and "Security" under what the HOA fee includes (GLVAR MLS via vivahomevegas.com, Oct 26, 2026). The Fun Zone is a seasonal summer facility that opened with a Memorial Day to Labor Day season (Las Vegas Review-Journal), and the association sets the hours, pool season, and guest rules, which change from year to year. Get the current amenity rules and guest policy from the HOA office or the resale package before you count on them.
The golf club is a public course. It opened in November 1997, covers 162 acres, and has a covered driving range lit for day and night practice (Rhodes Ranch Golf Club). Anyone can book a tee time online: the club's booking page lets Clark County residents book up to 10 days ahead and out-of-state golfers up to 90 days ahead. It also says there are no additional rate discounts for Rhodes Ranch residents, and the club sells its own annual memberships (Rhodes Ranch Golf Club tee times, checked Oct 26, 2026). In other words, golf is a separate cost from your HOA dues.
Want to see a golf-course lot from the inside? My full tour of this home is in the video section at the end of this guide.
What Do Homes in Rhodes Ranch Cost Right Now?
Two snapshots, because "Rhodes Ranch" can mean different things on the MLS.
Recent closed sales by association (Sept. 3 – Oct. 22, 2026)
| Group | Closed sales | Price range | Median sold price | Median $/sq ft | HOA dues on MLS |
|---|---|---|---|---|---|
| Rhodes Ranch Association homes (master HOA) | 16 | $430,000 – $780,000 | $495,000 | $234 | $225 – $240/mo |
| Parcel 24 townhomes | 2 | $335,000 – $375,000 | $355,000 | $263 | $192 – $196/mo |
| "At Rhodes Ranch" subdivisions with their own HOA (Huntington Village, Canyon Trail, Sierra Madre, Venezia) | 11 | $342,500 – $445,000 | $374,000 | $240 | $25 – $66/mo (some listed none) |
Source: 29 closed sales on the GLVAR MLS, shown on vivahomevegas.com's Rhodes Ranch sold page, as of Oct 26, 2026. Medians computed by me from each listing's sold price, square footage, and HOA fields. Some listings showed no HOA fee. Huntington Village, Canyon Trails and Venezia are registered with the Nevada Real Estate Division as their own associations, separate from Rhodes Ranch Association Inc. (NRED registry data via CommunityPay), and their MLS listings name only that association. Don't assume a home in these groups (or the Parcel 24 townhomes) has Rhodes Ranch Association amenity access or sits inside the main gate. Confirm both in the resale package.
Active listings (as of Oct 26, 2026)
| Snapshot | Active listings | Median list price | Other |
|---|---|---|---|
| Brownell Team IDX (GLVAR MLS, "Rhodes Ranch") | 63 | $565,000 | Avg. $246.09/sq ft · avg. 81 days on market |
| 1st Realty (MLS, subdivisions named "Rhodes Ranch" in 89148/89178) | 71 | $539,900 | Median sold, last 90 days: $437,000 (47 sales) |
Sources: Brownell Team Realtors and 1st Realty, both read Oct 26, 2026. The counts differ because each site defines "Rhodes Ranch" differently.
The main takeaway: inside the master association, recent sales clustered around $495,000, and larger homes and golf-course lots reached the high $700,000s. The separate-HOA pockets traded mostly in the $340,000s to $440,000s.
Want Rhodes Ranch listings the day they hit the market? I'll set up free new-listing alerts for the exact section and price range you want. Get Rhodes Ranch listing alerts
Home styles you'll see
The housing is mostly detached single-family homes, both single-story and two-story, plus some townhomes (like Parcel 24). In the recent-sales sample, homes ranged from about 1,260 to 4,150 square feet. Larger two-story plans often have lofts and high-ceiling great rooms like the one below.
What Are the HOA Dues, and What Do They Cover?
- Rhodes Ranch Association (master HOA): $225 a month on most recent MLS listings, with a few at $227–$240 (Sept.–Oct. 2026 sales). Listed inclusions vary by listing but include association management, security, recreation facilities, clubhouse, and grounds maintenance.
- Separate-HOA subdivisions with "Rhodes Ranch" in the name: $25–$66 a month on recent listings, usually covering association management only.
- Management: Terra West Management Services. The Nevada Real Estate Division's active HOA registry lists Terra West as the managing entity for Rhodes Ranch Association Inc. (4,013 units, NV SOS ID 21906-1997), as compiled by HOA Census (registry data verified Aug. 31, 2026). Owners log in through the Terra West owner portal. FirstService Residential took over management in 2018, and the registry now lists Terra West.
Dues, sub-association fees, and special assessments change. Before you buy, get the resale package required under Nevada's HOA law (NRS 116) and read the budget, reserves, and any pending assessment. The association's current budget, meeting minutes, and assessment notices aren't posted publicly, so this guide doesn't say either way whether a special assessment is pending. The resale package is where you'll find out. The Nevada Real Estate Division's common-interest community office has homeowner resources.
Which Schools Serve Rhodes Ranch?
School assignments depend on the exact address, and zoning can change. Use the official sources:
- Clark County School District zoning search: ccsd.net/zoning. Enter the full address to see the assigned elementary, middle, and high school.
- Nevada School Rating and Accountability data: Nevada Report Card
Confirm the assignment with CCSD before you rely on it.
Pros and Cons of Living in Rhodes Ranch
Pros - Guard gate and patrol, plus recreation facilities that MLS listings show as included in master HOA dues - Golf-course lots and views in parts of the community - Quick access to the 215 Beltway, about 20 minutes to the Strip and airport without traffic - A wide spread of prices, from townhomes and separate-HOA pockets in the $330,000s and $340,000s to golf-course homes in the high $700,000s
Cons - Master HOA dues (about $225 a month) are higher than the $25–$66 seen in the separate-HOA subdivisions - Most homes are 12 to 25 years old, so budget for roofs, A/C, water heaters, and pool equipment - The main association is guard-gated, so ask the HOA how guests, deliveries, and contractors are let in before you host or hire work. - Golf is a separate cost from HOA dues, with no resident rate discount on the club's tee-time page
What to check before you buy here
- Which association(s) the home belongs to, and whether it's inside the main gate
- The NRS 116 resale package: dues, reserves, assessments, and rules
- Age of the roof, A/C units, water heater, and pool equipment
- School assignment on the CCSD zoning search
- For golf-course lots: view fencing, errant-ball exposure, and any course-related easements
Who Is Rhodes Ranch a Good Fit For?
Rhodes Ranch fits best if you want:
- A gated community with on-site amenities (rec center, pools, water park) covered by your HOA dues
- Golf-course lots or views
- A budget of roughly $335,000 to $780,000, based on recent closed sales
- Detached homes in both single-story and two-story plans, plus a smaller number of townhomes
- A southwest-valley commute with 215 Beltway access to the Strip, the airport, and Summerlin
It may not fit if you want new construction, the lowest possible HOA dues, or a short drive to Henderson (about 32 minutes from Rhodes Ranch without traffic).
How Does Rhodes Ranch Compare With Nearby Areas?
| Community | Area | Security (per official site) | Golf / signature amenity (per official site) | Watch my tour |
|---|---|---|---|---|
| Rhodes Ranch | Southwest valley (Spring Valley) | Guard-gated and patrolled | Rhodes Ranch Golf Club, public tee times | Tours below |
| Spanish Trail | Southwest valley | Staffed West, East and Hacienda gates | Spanish Trail Country Club: 27 private holes | Tour below |
| Southern Highlands | South valley, west of I-15 | 24-hour roving security patrol funded by HOA assessments | Surrounds Southern Highlands Golf Club, a members-and-guests club | Coming soon |
| Mountains Edge | Southwest valley | Not described on the master association's site | Master association parks: Exploration Peak, Nathaniel Jones and Paiute | Coming soon |
Sources, checked Oct 26, 2026: FirstService Residential (Rhodes Ranch); Spanish Trail Master Association, Community Safety; Spanish Trail Country Club; Southern Highlands Community Association and community page; Southern Highlands Golf Club guest information; Mountains Edge Master Association, Park Information.
Southern Highlands community guide Mountains Edge community guide
FAQ: Living in Rhodes Ranch
How much are HOA fees in Rhodes Ranch?
Homes in the master Rhodes Ranch Association listed $225 a month on most MLS sales from September and October 2026, with a few at $227–$240. Separately named subdivisions like Huntington Village listed $25–$66. Always confirm the exact figure in the resale package.
Is Rhodes Ranch in Las Vegas or Henderson?
Neither city, technically. Rhodes Ranch has Las Vegas mailing addresses, but it's in unincorporated Clark County. The Clark County Assessor lists the Rhodes Ranch parcel I checked in the town of Spring Valley. Henderson City Hall is about 21 miles away.
Is golf included in the HOA dues?
No. Rhodes Ranch Golf Club is a public course that sells tee times online and offers its own annual memberships. Its booking page says there are no additional rate discounts for Rhodes Ranch residents, and MLS listings don't list golf as an HOA inclusion.
What do homes in Rhodes Ranch cost in 2026?
Homes in the master association sold for $430,000 to $780,000 between Sept. 3 and Oct. 22, 2026, with a median of $495,000. The median list price for active listings was $539,900 to $565,000 on Oct. 26, 2026, depending on the source.
How far is Rhodes Ranch from the Strip?
About 11.6 miles, or roughly 19 minutes without traffic, to the center of the Strip. The airport is about 20 minutes away.
Which schools serve Rhodes Ranch?
It depends on the address. Use the Clark County School District's zoning search at ccsd.net/zoning, and see the Nevada Report Card for official school data.
Are all "at Rhodes Ranch" subdivisions part of the Rhodes Ranch HOA?
Not necessarily. Huntington Village, Canyon Trails and Venezia, for example, are registered with the Nevada Real Estate Division as their own associations, and their MLS listings show much lower dues than the Rhodes Ranch Association. Ask which associations a home belongs to, what amenities those dues cover, and whether the home is inside the main gate.
Where Rhodes Ranch Is Located
Rhodes Ranch sits in the southwest Las Vegas valley, around Rhodes Ranch Parkway near Durango Drive and the 215 Beltway, west of the I-15 and south of Summerlin. It's in unincorporated Clark County, and the County Assessor lists the Rhodes Ranch parcel I checked in the town of Spring Valley (Clark County Assessor).
Map: Rhodes Ranch, Las Vegas, NV 89148.
Watch the Rhodes Ranch Home Tours
Want to see the homes before you visit? Click any tour to watch it on YouTube. The two Rhodes Ranch homes shown aren't for sale now; the tours show what homes inside the community look like.
 ▶ Two-Story Pool Home · Rhodes Ranch (Astoria) |
 ▶ Single-Story Golf-Course Home · Rhodes Ranch |
 ▶ Spanish Trail Pool Home · Southwest Las Vegas |
 ▶ Remodeled 5-Bedroom Home · Southwest Las Vegas |
More tours: see them all on my YouTube channel.
Let's Tour Rhodes Ranch Together
I'll show you the sections inside the gate, the golf-course streets, and the separate-HOA pockets, so you can compare price, dues, and lot side by side.
Andrew Guiant, REALTOR® | Simply Vegas
📞 702-496-8216
✉️ andrewguiant@gmail.com
🏠 Search homes: www.andrewsellsvegas.com
▶️ Home tours: YouTube @andrewsellsvegas
Contact / book a Rhodes Ranch tour
Prices, HOA dues, and rules change. Information is deemed reliable but not guaranteed. Andrew Guiant, REALTOR®, Nevada License S.0183462, Simply Vegas.
Sources
- Closed sales, prices, square footage and HOA fields (GLVAR MLS via IDX), read Oct 26, 2026: https://www.vivahomevegas.com/Rhodes-Ranch_in_Las-Vegas/homes-sold
- Active listing snapshot, Brownell Team Realtors (GLVAR MLS), Oct 26, 2026: https://www.brownellteamrealtors.com/southwest-las-vegas-nv/rhodes-ranch/
- Active listing snapshot, 1st Realty (MLS), as of Oct 26, 2026: https://1st.estate/blog/rhodes-ranch-las-vegas-neighborhood-guide
- Clark County Assessor, parcel 176-17-511-077 (Astoria Homes at Rhodes Ranch; town of Spring Valley): https://maps.clarkcountynv.gov/assessor/AssessorParcelDetail/ParcelDetail.aspx?hdnParcel=176-17-511-077
- FirstService Residential press release, Aug. 3, 2018 (home count, amenities): https://www.fsresidential.com/nevada/news-events/press-releases/firstservice-residential-to-manage-rhodes-ranch-as/
- HOA Census record for Rhodes Ranch Association Inc. (Nevada Real Estate Division registry data, verified Aug. 31, 2026): https://hoacensus.com/association/rhodes-ranch-association-inc-nv-21906-1997
- Nevada Real Estate Division HOA registry data (separate Huntington, Canyon Trails and Venezia associations), via CommunityPay: https://www.communitypay.us/directory/registry/
- Terra West owner portal: https://portal.terrawest.com/Home_v2/Login
- Rhodes Ranch Golf Club tee-time booking page (booking windows, no resident discount, memberships), checked Oct 26, 2026: https://foreupsoftware.com/index.php/booking/20067/3395
- Las Vegas Review-Journal, Fun Zone opening and season: https://www.reviewjournal.com/uncategorized/rhodes-holds-opening-for-new-water-park/
- Rhodes Ranch Golf Club, The Course: https://rhodesranchgolf.com/the-course/
- Spanish Trail Master Association, Community Safety: https://www.spanishtrail.net/page/12640~104861/community-safety
- Spanish Trail Country Club: https://www.spanishtrailcc.com/
- Southern Highlands Community Association: https://southernhighlands.com/community/community-association/
- Southern Highlands Golf Club, Guest Information: https://southernhighlandsgolfclub.com/Guest_Information
- Mountains Edge Master Association, Park Information: https://www.mymountainsedge.com/210/Park-Information
- Rhodes Ranch Golf Club: https://www.rhodesranchgolf.com/
- Drive times: OpenStreetMap / OSRM routing, run Oct 26, 2026: https://router.project-osrm.org
- Clark County School District zoning: https://www.ccsd.net/zoning
- Nevada Report Card: https://nevadareportcard.nv.gov/
- Nevada Real Estate Division, Common-Interest Communities: https://red.nv.gov/Content/CIC/Main/
Categories
- All Blogs (19)
- Aries (1)
- Buyer Tips (11)
- Communities (1)
- Community Guides (1)
- Golf Communities (1)
- Henderson (7)
- Henderson Events (1)
- High-Rise Condos (2)
- Las Vegas Communities (8)
- Las Vegas Events (1)
- Living in Las Vegas (5)
- Model Home Tours (1)
- Moving to Las Vegas (2)
- New Construction (2)
- Relocation (5)
- Seller Tips (7)
- Southwest Las Vegas (1)
- Things to Do (2)
Recent Posts
GET MORE INFORMATION
