Master-Planned Communities

With around 100 Master-Planned Communities in the Las Vegas Valley, we needed to have an entire page and multiple home searches just for them. Living in a master-planned community means that when you are within the community everything about it will look nice. They are about an active lifestyle and a sense of community.

All of the landscaping is meticulously maintained and continually beautified. There are architectural guidelines that tie all of the neighborhoods together including color schemes. Each master-planned community will have design criteria specified by the developer that the neighborhoods must comply with. This will include things like color schemes, style of gates and walls, parks, walkways, signage, and types of plants among other specifications.

Associations and CCR’s

Typically there will be two associations with their own set of CCR’s (Codes, Covenants and Restrictions.) You will have a smaller association master planfor your neighborhood having a Board of Directors and monthly meetings.

Most neighborhoods hire a management company to handle everything and supervise meetings. Their job usually oversees bank accounts, reserves, budgets, insurance, and CCR compliance. When I was on the board of our community, management was very strict on equality for every homeowner and following state laws.

The larger association will also have a fee that everyone pays and a Board of Directors voted in by every household in the Master-Planned Community. This association ensures that each individual neighborhood within the master-plan is complying with the CCR’s. Additionally, they are responsible for community areas, landscaping, and events. Many communities have a security team that patrols neighborhoods and common areas.

Occasionally someone we work with may complain about an HOA board member who is the policing type. Master-planned communities may seem strict, however, the law says that they must treat every household equally. The Nevada Ombudsman Office is the governing office that holds each homeowner’s association accountable.


What Is A Master-Planned Community?

Master Plans are neighborhoods and sometimes communities that were designed to appeal to the home buyers as a lifestyle choice. Every one of them will have association fees and strict CCR’s to keep them looking great forever.

Developers take large chunks of land and plan amenities first and then homes fill in the un-planned land. Depending on the size and location of a master-plan, schools, fire, police, roads, parks, retail and medical are slated before homes. Neighborhoods in mixed price ranges fill in the remaining space. Professional buildings and different business locations are placed next.

With everything planned at one time and underground infrastructure installed, neighborhoods look nice. Looking at the picture below, you can see schools, parks, a flood control channel, businesses around the outside. You can see the largest home lots around the golf course and how curvy streets can add peace and relaxation to your commute. Curvy streets and roundabouts are also known to slow down drivers within the neighborhoods.

In the top-middle of the picture, in that section, you see how scattered the built housing is with dust and dirt everywhere. Master-planned communities fill in systematically so there’s less dust quickly. To me, these well-maintained communities feel healthy and luxurious throughout and I smile driving through them.

Housing In The Master Plan

When plans are being drafted, housing for lower, medium and higher pricing levels are slated. Plans will include everything from apartment living to custom home neighborhoods, las vegas master planned communities
with the vast majority being two-story family-sized homes. Most areas will also have a neighborhood with all one-story homes.

Parcels are sold to independent building companies who have been offered a neighborhood or a few neighborhoods. The developer remains responsible for managing the master-plan and approving design criteria from all parties. After completion, most communities are turned over to the neighborhoods to self-manage while the development company retains master-plan management.

The Cons of Master Planned Communities

Master-planned communities aren’t for everyone. Homes within a master-planned community will cost more and monthly association fees can be high. If you want a lime-green house or a purple front door, let’s look outside of master-planned communities.  

Some communities have odd rules. One community fines homeowners $1000 if their trashcan is left out for over 24 hours. That’s unusual- most master-planned neighborhoods don’t want the trashcans to be seen from the street 6 days a week.

Master-planned communities will typically not allow things with vehicles- no unregistered or non-operational vehicles, motorhome restrictions, no “repairs to vehicles in the driveway, etc. As prices of homes go up, the number of rules also increase. 

If you do not want to comply with a neighborhood’s rules, call us, and let’s find you a neighbor that works for you. About 90 percent of the homes in the Las Vegas Valley will have CCR’s to protect the homeowners. When we make an offer on a home, you will have 7 days to review and approve all CCR’s after you receive them.  

If master-planned communities are too restrictive for you, older homes are quite lax as well as homes most homes on 1/2 acre or more lots. Contact our office and we will find the right neighborhood for you.  702-750-7599

A Pro- The Future Is Thought Of

Roads and traffic flow, with a 30-year growth plan, are also taken into account. All wiring and utilities have been placed underground since around 1990. Master-planned communities are also pretty and decorated with some type of hardscape or architectural features.In the valley, there are about 100 master-planned communities. Some are quite small.

Depending on when the community was designed, it will have different features. Early plans like the Lakes in Las Vegas and Green Valley North in Henderson are still lovely even though they lack the trails and neighborhood parks that we see today.

Today we are seeing more common areas even though the cost of land for these areas raises the cost of homes, People are willing to pay more for the beauty and the lifestyle you can live. Homes in master-planned communities retain value and appreciate well because of demand for living in these neighborhoods. 

Green Valley in Henderson was started in 1978 and every neighborhood is still beautifully maintained. Living in these areas enables everyone to know that their neighbors will pull their weeds and not have peeling paint maintaining the value of the community. If you can afford to pay more per square foot, most people consider their housing investment to be safer.

Take a 3-Hour Area Tour With Us 

If you are unsure of where you want to live in the valley, let’s do a 3-hour tour so you can see the areas and amenities first. With three cities in the valley, each one has a different feel and price point. Let us show you the areas and amenities if you’re unsure where you want to live. Contact us to schedule a housing consultation today. 

This website and information are made available for you to explore by Kurt Grosse with Realty One Group. Kurt is a Las Vegas Top-Producing Realtor since 1996 and a Retired Building Engineer (P.E., C.E.). His goal with his buyers and sellers is to use his skills and knowledge to protect them in this ever-changing Las Vegas Real Estate Market. With how quickly homes are built in Southern Nevada, his skills are invaluable.

We Sell Las Vegas, Henderson and North Las Vegas

Call or text us today with any questions or for an appointment to see some of these great homes- 702-750-7599

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by Kurt Grosse


Top Producing Realtor, Ret. Nevada Engineer (P.E., C.E.)

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