Southern Highlands: the community that appreciated like Summerlin
If you have driven in from California, you have seen it — that community on your left as you crest the hill at St. Rose near the M Resort. A decade ago it was considered remote, with a single freeway exit. Then the Raiders arrived, and values rose 61% in five years.
Where it is, and which jurisdiction it's in
Southern Highlands sits in the far south of the valley, west of the I-15 around St. Rose Parkway. It is 10 to 15 minutes from both the Strip and Harry Reid International Airport.
Administratively it is part of the Enterprise township of unincorporated Clark County, ZIP code 89141 — not the City of Las Vegas, despite what your mailing address says. That determines your permits, your services and your tax district, and it catches buyers out regularly. The Enterprise guide explains the distinction in full.
The Raiders effect
Southern Highlands has always been a well-built master-planned community. What it lacked was access. For years the only freeway connection was St. Rose Parkway — the very last exit before you leave town heading south.
Then in 2017 the Raiders announced they were moving to Las Vegas. Allegiant Stadium followed, and the team's training facility went in off St. Rose Parkway in Henderson.
Consider that from a player's perspective. A well-paid athlete, coach or staff member wants somewhere good to live that is convenient to both the stadium and the training facility. Southern Highlands is precisely that.
When the team officially arrived in 2020, a lot of them bought here — and values moved sharply.
It appreciated like Summerlin
| Median sale price | 2019 | 2024 | Appreciation |
|---|---|---|---|
| Southern Highlands | $370,000 | $595,000 | ▲ ~61% |
| Summerlin | $445,000 | ~$720,000 | ▲ ~62% |
Those two appreciation rates are within a point of each other. Southern Highlands started from a lower base and has tracked the valley's best-known master plan almost exactly.
That is the argument for the area in a single comparison. It performs like Summerlin without the Summerlin entry price.
Against the valley as a whole, Southern Highlands runs about 25% above the Las Vegas median of roughly $475,000. See the Summerlin guide for the comparison community.
The market here
| Metric | Southern Highlands |
|---|---|
| Median sale price | $595,000 |
| Sale price range | $382,000 to $5,000,000 |
| Home sizes | ~1,275 to 9,042 sq ft |
| Average days on market | 24 |
| Homes for sale | ~137 |
That price and size range is unusually wide for one community, and it is the most useful thing to know about buying here. A $382,000 entry point and a $5 million ceiling means you are choosing between genuinely different products inside the same master plan.
Figures are as of late 2024. Current valley-wide data is published monthly in the market hub.
New construction
Southern Highlands carries a broad spread of builders, which is what produces that price range:
- KB Home and Richmond American — starter and entry-level homes
- Blue Heron — luxury and custom builds
Builders here have been offering meaningful incentives — covering closing costs and funding interest rate buydowns. Those packages change month to month and are worth comparing directly against resale before deciding. See buying new construction and new construction vs resale.
Parks, golf and the gate question
Seven parks
Olympia Sports Park has basketball courts, soccer fields and fitness stations. Dr. Harry B. Johnson Rose Garden is known for its rose varieties. Across the others you get playgrounds, splash pads, gazebos, sports courts, walking paths and two dog parks.
Southern Highlands Golf Club
Designed by Robert Trent Jones Sr. and Robert Trent Jones Jr. — a father-and-son collaboration from two of the most significant names in golf course architecture.
It is among the most exclusive private clubs in Las Vegas, capped at 360 members:
- Initiation fee: $50,000
- Monthly dues: just under $1,500
- Long par fives, a drivable par four, and distinctive par threes
- Private spa, fitness center, pools and tennis courts
- Clubhouse with a bar, restaurant and views of the Strip
Worth knowing before you buy nearby: club membership is separate from home ownership, and those dues are a standalone commitment on top of your HOA.
Gated, guard-gated, or neither
The community contains all three — non-gated neighbourhoods, gated neighbourhoods and guard-gated neighbourhoods — with security patrolling throughout. Which one a specific home sits in affects both your HOA dues and your resale pool, so establish it early.
There is also a regular events calendar: Memorial Day celebrations, movies in the park, fall festivals and a Christmas tree lighting.
From one freeway exit to three
Growth brought access. Two new freeway exits have been added, at Starr and Cactus, alongside the original St. Rose Parkway connection.
A bridge across Cactus also now connects Southern Highlands to Mountain's Edge and the wider southwest valley — the fastest-growing part of Las Vegas. See the Southwest guide.
An area that was genuinely remote a decade ago is now one of the better-connected parts of the south valley. That change is a large part of why values moved.
What's been built around it
- Retail and dining — one of the fastest-growing commercial areas in the valley, including a Costco
- An Amazon distribution center, which means same-day delivery is genuinely available here
- West Henderson Hospital — construction began in 2022 and it opened in December 2024. A $385 million, 40-acre medical campus with an emergency department, surgical suites, cardiac labs, radiology, inpatient units, imaging, therapy and pharmacy services, plus a medical office complex
- Retail construction across the southwest valley has been at record levels, adding over 128,000 square feet since 2023 with more in progress
- Clark County road projects improving connectivity across the area
For a buyer, the hospital is the most consequential of these. Proximity to a major medical campus is a durable value factor in a way that retail generally is not.
Schools
Public schools serving Southern Highlands are part of the Clark County School District. Tarkanian Middle School covers grades 6 to 8, and Liberty High School is among the high schools serving the area. Several private schools are a short drive away.
Southern Highlands Preparatory School is a private option within the community, running from preschool through 8th grade with a small student-to-teacher ratio.
Attendance zones change, and they do not always follow community boundaries. Confirm the schools assigned to a specific address using the CCSD attendance-zone lookup rather than assuming, and review current performance data yourself through the Nevada Report Card.
Southern Highlands FAQ
Where is Southern Highlands in Las Vegas?
In the far south of the valley, west of the I-15 near St. Rose Parkway — the community visible on your left as you crest the hill near the M Resort driving in from California. It sits in the Enterprise township of unincorporated Clark County, in ZIP code 89141, roughly 10 to 15 minutes from both the Strip and Harry Reid International Airport.
How much have Southern Highlands home values risen?
The median sale price rose from $370,000 in 2019 to $595,000 in 2024 — about 61% appreciation. Over the same period Summerlin appreciated roughly 62%, so Southern Highlands has tracked one of the valley's premier communities almost exactly.
Why did Southern Highlands home values rise so sharply?
The Raiders relocation was a significant factor. The team announced its move in 2017 and arrived in 2020, with a training facility off St. Rose Parkway in Henderson. Players and staff bought in Southern Highlands for the convenience, and values climbed from there — mirroring how Golden Knights players concentrated in Summerlin near City National Arena.
What do homes cost in Southern Highlands?
The median sale price was $595,000 as of late 2024, with sales ranging from $382,000 up to $5 million and homes from around 1,275 to 9,042 square feet. That median sits about 25% above the valley-wide median of roughly $475,000.
Is there a golf course in Southern Highlands?
Southern Highlands Golf Club, designed by Robert Trent Jones Sr. and Robert Trent Jones Jr. It is one of the most exclusive private clubs in Las Vegas, limited to 360 members, with an initiation fee of $50,000 and monthly dues just under $1,500. Members also get a private spa, fitness center, pools, tennis courts and a clubhouse with Strip views.
How do you get to Southern Highlands from the freeway?
There are now three access points. St. Rose Parkway was originally the only one, and exits at Starr and Cactus have since been added. A bridge across Cactus also connects the community to Mountain's Edge and the southwest valley, so an area once considered remote is now well connected.
Which schools serve Southern Highlands?
Public schools are part of the Clark County School District, with Tarkanian Middle School serving grades 6 to 8 and Liberty High School among the high schools in the area. Southern Highlands Preparatory School is a private option running from preschool through 8th grade. Attendance zones change, so confirm the assigned schools for a specific address using CCSD's attendance-zone lookup.
Thinking about Southern Highlands?
A community spanning $382,000 to $5 million, with gated, guard-gated and open neighbourhoods and a wide spread of builders, needs narrowing down before you start touring. Happy to work through which part of it fits.
Related: the Enterprise guide, Southwest Las Vegas, Summerlin, and what to look for in a neighborhood.
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Jim Fong · NV license BS.0068736 · The Jim Fong Group at Real Broker · 702-997-2050
Market figures reflect late 2024 and change over time. Club fees, builder incentives and school attendance zones are set by third parties and subject to change — confirm current details directly. Provided for general information. Equal Housing Opportunity.