Aliante vs Centennial Hills: Monthly Cost of Owning, Property Tax Rates and HOA Fees (2026)

By Mike Roland, Nevada license S.0177048, LPT Realty. Published November 11, 2026. Updated November 11, 2026. Read time: about 25 minutes.

Short answer: Aliante costs less to own month to month than Centennial Hills, and most of that gap comes from asking prices, not from fees. On the live listing feed on November 11, 2026, the median asking price was $544,888 in Aliante and $603,325 in Centennial Hills, while the HOA fee on the listings I read had a median of $60 a month in Aliante and $79 a month in Centennial Hills. The property tax rate is the one recurring item that runs the other way: the City of North Las Vegas rate is 3.3544 per $100 of assessed value and the City of Las Vegas rate is 3.2782 (Clark County Treasurer, fiscal year 2026 to 2027).

Verdict box (data as of November 11, 2026). Aliante: 51 active homes without a unit number, median asking price $544,888, median lot 0.14 acre, median HOA fee $60 a month, tax rate 3.3544 per $100 assessed. Centennial Hills (ZIPs 89131, 89143 and 89149): 520 active homes without a unit number, median asking price $603,325, median lot 0.15 acre, median HOA fee $79 a month in my sample, tax rate 3.2782 per $100 assessed for City of Las Vegas parcels. On a $550,000 purchase with 20 percent down at the 7.18 percent Freddie Mac rate of November 5, principal and interest is about $2,981 a month in either place.

Key takeaways

• Price is the biggest line in the monthly cost stack. At each community's median asking price, principal and interest runs about $2,953 a month in Aliante and $3,270 in Centennial Hills at 20 percent down.
• The tax rate gap between the two cities is small: 0.0762 per $100 of assessed value, about $6.35 a month for every $100,000 of assessed value.
• HOA fees on the listings I read were low in both places. The middle half ran $52 to $67 a month in Aliante and $57 to $103 in my Centennial Hills sample.
• Centennial Hills has far more choice and a wider spread of home ages and prices. Aliante is narrower and older: every one of the 51 Aliante homes I read was built between 2003 and 2013.
• Water and sewer are billed by different utilities, so the same usage produces different bills. I show the published North Las Vegas schedule and the Las Vegas Valley Water District schedule side by side, with their limits.

Table of contents

1. How do Aliante and Centennial Hills compare at a glance?
2. What do homes cost to buy in Aliante and Centennial Hills right now?
3. What does $500,000 to $600,000 buy in each, and what does under $450,000 buy?
4. How big are the homes and lots, and how old are they?
5. What does it cost per month to own a home in each?
6. How do property tax rates differ between North Las Vegas and Las Vegas?
7. What do HOA fees look like in Aliante and Centennial Hills?
8. How do water and sewer bills differ between the two?
9. How do the parks and amenities compare?
10. Featured community: what should you know about Aliante?
11. What should you check before you buy in either one?
12. Frequently asked questions about Aliante and Centennial Hills
13. About this article
14. How can we help you choose between Aliante and Centennial Hills?

Before the sections, a note on method, because it changes how you should read every number below. I am Mike Roland, and for this comparison I read the live, MLS-fed active listings on the community pages of this site, Aliante and Centennial Hills, on November 11, 2026. That means asking prices, not closed sales. Asking prices run ahead of what homes sell for, so treat every price here as the seller's opening position and a ceiling for negotiation, not a market value. I did not run a closed-sales pull for this post, so I make no claim about what homes sold for in either place.

I also drew a line around what counts as Centennial Hills. The site's Centennial Hills page lists homes in four ZIP codes: 89131, 89143, 89149 and 89166. The 89166 listings are in Skye Canyon, a separate master plan with its own page, so I left them out of the main comparison and show them as a reference row. Where a table says "homes without a unit number," I mean listings whose address has no unit or suite marker, which are houses plus a few attached homes. Units with a number (condos and similar) are left out of the medians so the figures describe houses.

How do Aliante and Centennial Hills compare at a glance?

Both places sit on the north side of the valley and offer a wide spread of single-family homes. The structural difference is jurisdiction. Aliante listings carry North Las Vegas addresses and the 89084 ZIP, so they fall under the City of North Las Vegas for property tax and, in most cases, for water and sewer. Centennial Hills listings carry Las Vegas addresses in three ZIP codes, so they usually fall under the City of Las Vegas for property tax and the Las Vegas Valley Water District for water. I say "usually" because the tax district and the water provider belong to the parcel, not the ZIP code, and you should confirm both for any address you are serious about.

On schools, I will not name them or rate them here. The zoned school depends on the exact address and changes with CCSD boundary decisions. The district's own tool is the right source: CCSD Zoning Search. Run it for the specific address before you write an offer.

What do homes cost to buy in Aliante and Centennial Hills right now?

The headline is that Aliante lists lower and in a tighter band. The median asking price among Aliante's 51 homes without a unit number was $544,888, and the middle half of those homes listed between $450,000 and $625,000. In the three core Centennial Hills ZIPs, 520 homes had a median asking price of $603,325, and the middle half stretched from $429,000 to $919,818. That wider spread is the real story. Centennial Hills lists everything from smaller attached-style homes to estate lots, so one median hides a lot of range.

Price per square foot tells you the same thing from another angle. Aliante homes asked a median of $222 per square foot against $254 in the Centennial Hills core, a gap of $32. That is a 14 percent premium for the Centennial Hills side on an asking basis. A buyer who is comparing houses of the same size should expect to see that difference in the listings, though a lower asking number does not mean a lower final price, and a higher one does not mean a better home. Condition, upgrades, lot position and the age of the roof and air conditioning move these numbers more than the community name does.

The ZIP rows matter more than they look. ZIP 89143 sits at a median of $525,000 and 2,091 square feet, which is closer to Aliante in price and smaller in home size. ZIPs 89131 and 89149 sit near $657,450 and $659,900, with larger homes and larger lots. If your budget is under $600,000, the Centennial Hills inventory that matches it is concentrated in a few pockets, and the number of homes in your price range changes a lot depending on which ZIP you search. The site's home search lets you filter by ZIP and price if you want to see those pockets for yourself.

Read the bands rather than the medians if you are shopping to a budget. Most of Aliante's listings (44 of 51, or 86 percent) asked between $400,000 and $749,999, and only 2 of 51 asked $750,000 or more. In Centennial Hills, 20 percent of listings asked $1,000,000 or more, and another 17 percent asked between $750,000 and $999,999. The same Centennial Hills inventory also holds 98 listings under $400,000 (19 percent), against 5 in Aliante. So Centennial Hills is the wider market at both ends, and Aliante is concentrated in the middle.

What does $500,000 to $600,000 buy in each, and what does under $450,000 buy?

Two budget tiers show the practical difference better than a community-wide median. The first is the $500,000 to $599,999 tier, which is where a lot of buyers who have an equity position or a larger down payment end up. The second is under $450,000, which is where payment size drives the search.

In the $500,000 to $599,999 tier, the Aliante homes were larger at the median (2,678 square feet against 2,458) and sat on slightly bigger lots (0.15 acre against 0.13), at an asking price per square foot of $205 against $220. But the choice is thin: 11 Aliante homes against 59 in the Centennial Hills core. If a specific home style or lot position matters to you, the larger Centennial Hills pool gives you more to sort through, and the smaller Aliante pool means you may wait for the right one to appear.

In the under $450,000 tier the pattern flips on size. Centennial Hills' 158 homes had a median of 1,577 square feet against 1,861 in Aliante, and a median lot of 0.08 acre against 0.11. Part of that is that the low end of the Centennial Hills inventory includes smaller attached-style homes and compact-lot subdivisions that do not have an Aliante counterpart. So the answer to the budget question depends on where in the price range you land: more house for the money in Aliante at $500,000 to $600,000, and more options, though smaller ones, in Centennial Hills below $450,000. For a deeper look at how price tiers play out in another large master plan, see my Moving to Summerlin price tier guide.

How big are the homes and lots, and how old are they?

Home size and lot size are close between the two places at the median, and the difference lives in the tails. About 29 percent of Aliante listings and 34 percent of Centennial Hills core listings are 3,000 square feet or larger. At the small end, 25 percent of Centennial Hills listings are under 1,800 square feet, against 14 percent in Aliante. Lots follow the same shape: 49 percent of Aliante listings and 52 percent of Centennial Hills listings report 0.15 acre or more, but Centennial Hills also has 23 percent of its lots under 0.10 acre against 8 percent in Aliante.

The year-built rows are the most useful new fact here. Every Aliante home I read was built between 2003 and 2013, with 47 of 51 built from 2003 to 2009 and a median year of 2005. That is a mature, mostly one-vintage inventory. The Centennial Hills sample spans 1982 to 2026, with a median year of 2005 but a long tail on both sides: 16 homes from 1999 or earlier and 41 homes from 2015 or later. Newer homes mean different roofs, windows, air conditioning equipment and energy codes, and an older inventory means those systems are more likely to be at or past the age where replacement comes up in an inspection. Neither is automatically better. It just changes what your inspection should focus on and how you budget for the first five years.

If you want to compare the same kind of vintage question in the Henderson master plans, my Anthem vs Southern Highlands lot size comparison and the Southern Highlands vs Mountain's Edge comparison use the same style of data.

What does it cost per month to own a home in each?

This is the section the rest of the post builds toward. A monthly cost of ownership is a stack of line items, and the order of importance is almost always the same: the loan payment first, then property tax, then HOA fees, then utilities and insurance. I priced the first three from published rates and listing fields, and I left out insurance, mortgage insurance and electricity because I cannot source them for a specific home. The rate is the Freddie Mac 30-year fixed average of 7.18 percent for the week ending November 5, 2026 (Freddie Mac Primary Mortgage Market Survey), with 20 percent down. This is an illustration, not a loan quote. A lender sets the real rate, points and mortgage insurance for your file, and the payment calculator on this site lets you test your own numbers.

At each community's median asking price, the three-line subtotal is about $3,287 a month in Aliante and $3,612 in Centennial Hills, a gap of $325 that is almost entirely the loan payment ($317 of it). HOA fees add $19 a month to the Centennial Hills side at the medians, and the listing-stated tax figure is $11 a month lower in my Centennial Hills sample, which more or less cancels. The same $550,000 purchase produces the same $2,981 payment in either place, so on equal prices the monthly difference comes down to HOA fees, property tax and utilities, and those are the items I look at next.

A word on the tax line, because the listing figure can mislead. The annual tax on a listing is the current owner's bill. It reflects the assessed value of the property and any abatement cap the current owner has, and it does not predict what a new owner will pay. Nevada taxes are set by assessed value and a district rate, not by purchase price, and the cap rules described below change what a bill does year to year. I use the listing figures only as a typical-bill reference, and I do not turn them into a forecast.

How do property tax rates differ between North Las Vegas and Las Vegas?

The City of North Las Vegas rate is higher than the City of Las Vegas rate by 0.0762 per $100 of assessed value. That is the only part of the tax picture I can state from a primary source for both places, so I will put it in exact terms. A rate of 3.3544 per $100 means $3,354.40 a year for each $100,000 of assessed value. A rate of 3.2782 means $3,278.20. The difference is $76.20 a year, or $6.35 a month, per $100,000 of assessed value. Assessed value is not the purchase price. It is a fraction of the county's taxable value for the property, so your actual bill is the rate applied to your parcel's assessed value, which you can see on the Clark County Assessor's parcel record.

The Treasurer's table shows that the same rates held for fiscal years 2024 to 2025, 2025 to 2026 and 2026 to 2027 in all five of these districts, so a buyer comparing the two cities is not chasing a moving target. It also shows that some Las Vegas mailing addresses can sit in unincorporated county districts at 2.5017 to 2.7264, which is lower than either city. I cannot tell you which parcels in the northwest valley are in which district without looking up each address, and I would not guess. For any home you are serious about, ask for the parcel number, check the Assessor's record, and confirm the district code on the most recent tax bill.

The second piece of Nevada's system is the property tax cap. According to the Clark County Assessor, an owner-occupied primary residence has a 3 percent cap on the tax bill, and other property such as rentals has a cap of up to 8 percent. The Assessor mails a postcard to eligible owner-occupants, who need to sign and return it to keep the 3 percent cap. The Assessor also says new construction gets no cap for the current fiscal year, with the cap starting the following year. Two practical points follow. First, an owner-occupied buyer should return the postcard when it arrives. Second, a listing's stated annual tax on a home that was sold new or recently reassessed can understate what the first full bill will look like. Source: Clark County tax abatement page.

On the listings I read, the median annual tax shown was $3,293 in Aliante (47 homes with a figure; middle half $2,362 to $4,045) and $3,155 in the Centennial Hills sample (121 homes; middle half $1,991 to $4,639). Against asking price, the median ratio was about 0.6 percent in Aliante and about 0.5 percent in the Centennial Hills sample. Those figures are a reference for what current bills look like, and they sit in a narrow band either side of $3,200. If you are comparing a specific Aliante home with a specific Centennial Hills home, ask the listing agent for the full tax bill and read the district code on it. For the same style of tax comparison across other places, see Boulder City vs Henderson: taxes, utilities and growth cap and Moving to Henderson, NV: move-in costs and taxes.

What do HOA fees look like in Aliante and Centennial Hills?

HOA fees were low in both places, and the spread within each place is wider than the gap between them. Among the 51 Aliante homes I read, the HOA Fee field showed a median of $60 a month, a middle half of $52 to $67, and a high of $274. Two listings billed quarterly, which I converted to a monthly equivalent. In the Centennial Hills sample, 110 of 130 homes reported an HOA fee, with a median of $79 a month, a middle half of $57 to $103 and a high of $359. The other 20 listings reported no HOA fee at all, which is a real feature of some Centennial Hills subdivisions and not something you will find among the Aliante listings, where every home reported a fee.

The number you see on a listing is a starting point, not the full association story. Aliante is governed by a master association, and the TransparencyHOA association page lists Aliante Master Association as a 6,616-unit association managed by FirstService Residential (TransparencyHOA, 2025 HOA Analysis). That page does not show a dues amount, so I do not quote one. Many Aliante parcels also belong to a sub-association with its own fee, and the subdivision names on the listings I read, such as Aliante Parcel 29, Astoria At Aliante, Club Aliante and San Destin Palazzo At Aliante, point to that layered structure. Ask for the resale package, which lists the master fee, any sub-association fee, any special assessment and the rules, before you rely on a single number from a listing.

The rules inside the association matter as much as the dollar amount. Read the covenants for rental limits, parking and vehicle rules, landscaping requirements, exterior changes, solar and any architectural review step. Those rules decide what you can do with the home, and they do not appear in the fee. For another example of how much a fee schedule differs across master plans, my Moving to Inspirada guide walks through a case where the HOA is the smaller of the two recurring charges.

How do water and sewer bills differ between the two?

Water is where the two places run on different rate schedules, because they are billed by different utilities. Aliante homes with a North Las Vegas address are generally billed by the City of North Las Vegas for water and sewer. Las Vegas addresses are generally served for water by the Las Vegas Valley Water District, whose schedule includes Southern Nevada Water Authority charges. Confirm the provider for any address before you assume either.

I can calculate one thing exactly from the North Las Vegas page. At 10,000 gallons in a month, the published schedule gives a water charge of $41.09 (the $13.37 monthly service charge plus $27.72 in volume charges) and a sewer charge of $36.96, for a total of about $78.05 before any taxes or fees the page does not list. At 5,000 gallons the same arithmetic gives $44.73, and at 20,000 gallons it gives $115.00. I could not retrieve the sewer schedule for the Las Vegas side, and the Water District figures I found are marked as 2025, so I will not build a bill for Centennial Hills and call it a comparison. If water cost matters to your decision, ask the seller for twelve months of utility bills, which is the only number that reflects a specific home, its landscaping and its pool, if there is one.

Outdoor use is the swing factor in the desert, and the rules on turf and irrigation have tightened across the valley. Check the Southern Nevada Water Authority landscaping rules and your association's landscaping requirements before you plan a yard project. Neither city's rate schedule will tell you what a lawn replacement costs, but the seller's bills will tell you what the current landscaping uses.

How do the parks and amenities compare?

The two best-documented public amenities are each community's largest city park, and they differ most in size. Aliante Nature Discovery Park is 20 acres, according to the City of North Las Vegas facility directory. It lists a man-made lake with a waterfall, a splash pad, soccer fields, tennis courts, sand volleyball, shuffleboard and bocce courts, horseshoe pits, jogging trails, an amphitheater, shade structures, restrooms, barbecue grills and picnic sites, plus play areas. The address on the City page is 2627 Nature Park Drive, North Las Vegas, NV 89084. Source: City of North Las Vegas facility directory.

Centennial Hills Park is 120 acres, according to the City of Las Vegas. The park is at 7207 N. Buffalo Drive, 89131, and the City lists reservable picnic areas, a dog park, sand volleyball courts, two pickleball courts, soccer fields, water play areas, a jogging and walking path with interpretive signage, an amphitheatre with grass seating for more than 3,000, concession stands, barbecue grills and open space. Source: City of Las Vegas, Centennial Hills Park.

A park's size is a fact. Whether it matters to you depends on how you use outdoor space, and I will not guess that for you. What the numbers do tell you is that the Centennial Hills park is six times the acreage and has an amphitheatre built for a much larger crowd, while the Aliante park is smaller and built around a lake and a waterfall. I have not published drive times from either community to the Strip, the airport or a hospital in this post. I do not have a dated mapping source for them, and a number from memory is worse than no number. When you tour, drive the route you would drive on a normal weekday at the hour you would drive it, and time it yourself.

Featured community: what should you know about Aliante?

Aliante is the featured community in this comparison, and Centennial Hills is the benchmark. The full detail is on the site's Aliante real estate page, and the list below pulls the facts from this post into one place.

• ZIP code: 89084 (North Las Vegas).
• Active price range, November 11, 2026: $339,900 to $815,000 for homes without a unit number, with a median asking price of $544,888. Three listings with a unit number were priced $240,000 to $295,000.
• Home types in the active inventory: houses (21 of 51 single-story and 30 of 51 two-story) plus 3 attached units with a unit number.
• Years built in the active inventory: 2003 to 2013, median 2005.
• HOA structure: Aliante Master Association (6,616 units, managed by FirstService Residential, per TransparencyHOA), with an additional sub-association on many parcels. The HOA Fee field on listings had a median of $60 a month and a high of $274.
• Builders: not verified for this post, so I do not list any. The inventory I read is not tagged as new construction.
• Parks and amenities: Aliante Nature Discovery Park, 20 acres, per the City of North Las Vegas.
• Distances: not published, because I have no dated mapping source.
• Tax district and rate: City of North Las Vegas, 3.3544 per $100 of assessed value (district 250), fiscal 2026 to 2027.
• Water and sewer: the City of North Las Vegas schedule in Table 9.
• Zoned schools: look up the address with the CCSD Zoning Search.

Two things stand out about the Aliante inventory. The first is how uniform it is: 47 of 51 homes were built between 2003 and 2009, the median lot is 0.14 acre, and the HOA Fee field sits in a tight range for most homes. That uniformity makes comparison easy, because one Aliante home is a fair guide to another. The second is the thin new-home supply on this site's feed: none of the 51 homes I read was built in 2015 or later. If you want a home built to a recent code with a builder warranty, the Centennial Hills side of this comparison has more of them, and I would also look at Skye Canyon and Providence in the same part of town.

If your search is open to other North Las Vegas communities, the site also covers Valley Vista in North Las Vegas and the broader North Las Vegas real estate market. If you are weighing the north valley against the master plans on the south and west sides, the Summerlin, Southern Highlands, Mountain's Edge and Rhodes Ranch pages follow the same format.

What should you check before you buy in either one?

The most useful original item in this post is a checklist, because the items that decide your real cost are the ones a listing does not show. Run through these in order for any home you plan to make an offer on, in either community.

1. Confirm the tax district. Get the parcel number, open the Assessor record, and read the district code and the last tax bill. The difference between districts 200 and 250 is small, but a parcel in an unincorporated district would change the number again.
2. Ask about the abatement cap. Ask whether the current owner has the 3 percent owner-occupied cap and whether the home is new construction or recently reassessed, so you know what the first bill under your ownership is likely to look like.
3. Request the HOA resale package. It shows the master fee, any sub-association fee, any special assessment, and the rules. Read the rental, vehicle, landscaping and solar sections.
4. Check for assessments. Special assessments and improvement district charges are billed with the property tax and can be separate from the rate. Ask the title company to confirm any on the parcel.
5. Confirm the water provider. Ask which utility bills water and sewer for the address, then ask the seller for twelve months of utility bills.
6. Look up the zoned schools. Use the CCSD Zoning Search for the exact address, since zoning is by address.
7. Time the drives yourself. Drive your own weekday routes at the hours you would use them.
8. Price the systems. In a home built in the early 2000s, ask for the age of the roof, the air conditioning and the water heater, and get an inspection that covers them.
9. Price the full stack. Add loan payment, tax, HOA, insurance, utilities and maintenance for the home you are actually buying, using the payment calculator and a lender's quote rather than the medians in this post.
10. Compare it with its sibling. Look at one home in the other community at the same price, so the comparison is concrete.

Frequently asked questions about Aliante and Centennial Hills

Is Aliante in North Las Vegas or Las Vegas?

Aliante listings carry North Las Vegas addresses and the 89084 ZIP, and the City of North Las Vegas lists Aliante Nature Discovery Park in its facility directory. That points to North Las Vegas for property tax and city services, which is why I used the North Las Vegas rate of 3.3544 per $100 of assessed value for fiscal 2026 to 2027. Tax district and water provider belong to the parcel, so confirm both on the Assessor record before you rely on them for a specific home.

Is Centennial Hills part of the City of Las Vegas?

Centennial Hills listings carry Las Vegas addresses, and the City of Las Vegas lists Centennial Hills Park at 7207 N. Buffalo Drive in ZIP 89131. For a parcel inside city limits the property tax rate is 3.2782 per $100 of assessed value for fiscal 2026 to 2027. Some Las Vegas mailing addresses sit in unincorporated county districts with rates of 2.5017 to 2.7264, so check the district code on the parcel record or the tax bill.

How much is property tax on a $550,000 home in Aliante or Centennial Hills?

It depends on the assessed value of the parcel, not the purchase price, so no single figure is correct. Each $100,000 of assessed value costs $3,354.40 a year in North Las Vegas and $3,278.20 in the City of Las Vegas. On the listings I read, the median annual tax shown was $3,293 in Aliante and $3,155 in a Centennial Hills sample. Ask for the actual bill and the parcel district code.

What is the HOA fee in Aliante?

On the 51 Aliante homes I read on November 11, 2026, the HOA Fee field had a median of $60 a month, a middle half of $52 to $67, and a high of $274. Aliante has a master association and many parcels have an additional sub-association, so the listing field may not show every fee. The resale package shows the master fee, any second fee, special assessments and the rules for a specific home.

Do Aliante and Centennial Hills use the same water provider?

Not in most cases. Aliante homes with a North Las Vegas address are generally billed by the City of North Las Vegas, which publishes a daily service charge of $0.44 for a 3/4 inch meter and four volume tiers from $2.48 to $5.40 per 1,000 gallons. Las Vegas addresses are generally served by the Las Vegas Valley Water District, which has its own tiers and Southern Nevada Water Authority charges. Confirm the provider for the address.

What is the monthly payment on a $550,000 home at 7.18 percent?

With 20 percent down, a 30-year fixed loan of $440,000 at 7.18 percent has principal and interest of about $2,981 a month. That excludes property tax, HOA fees, insurance and mortgage insurance. The 7.18 percent figure is the Freddie Mac 30-year fixed average for the week ending November 5, 2026. A lender sets the actual rate for your file, and the payment calculator on this site lets you test other down payments and rates.

Which has bigger lots, Aliante or Centennial Hills?

They are close at the median and different at the edges. The median lot was 0.14 acre in Aliante and 0.15 acre in the Centennial Hills core on the listings I read. About 49 percent of Aliante homes and 52 percent of Centennial Hills homes report 0.15 acre or more, but 23 percent of Centennial Hills lots are under 0.10 acre against 8 percent in Aliante.

Is there new construction in Aliante or Centennial Hills?

In what I read, Centennial Hills has more recent homes. In a 130-home Centennial Hills sample, 41 of 129 homes reporting a year were built in 2015 or later, while none of the 51 Aliante homes I read was built after 2013. The site's Centennial Hills page also includes ZIP 89166 (Skye Canyon), which has its own builder inventory. For current builder pricing, check each builder's own site, since I did not verify builder lists for this post.

About this article

Author: Mike Roland, Nevada license S.0177048, The Roland Team, brokered by LPT Realty. The Roland Team is a Top 1% team in the Las Vegas valley with 1,000+ homes sold and 800+ five-star reviews, and I am #6 in Nevada by units sold (RealTrends Verified). Listing data comes from the Greater Las Vegas Association of REALTORS MLS through the IDX program, shown on this site. Data date: November 11, 2026. Last updated: November 11, 2026. Phone: (702) 830-9366.

The Roland Team follows the Fair Housing Act and Nevada fair housing law. This article describes places by objective attributes such as price, home size, lot size, association fees, tax rates and public amenities, and it makes no claims about who should or should not live anywhere. Information is deemed reliable but is not guaranteed. Rates, fees and listings change, asking prices are not sales prices, and you should verify every figure that matters to you with the source named. This is not tax, legal or lending advice.

Sources

• The Roland Team, Aliante community page (MLS-fed listings) and Centennial Hills community page, read November 11, 2026.
• Clark County Treasurer, Tax Rate By District (fiscal years 2024 to 2025, 2025 to 2026, 2026 to 2027).
• Clark County, Property Tax Abatement (3 percent and 8 percent caps).
• Freddie Mac, Primary Mortgage Market Survey (7.18 percent, week ending November 5, 2026).
• City of North Las Vegas, Water and Sewer Rates.
• Las Vegas Valley Water District, Service Rules Appendix I (rate schedule).
• City of North Las Vegas, Facility Directory (Aliante Nature Discovery Park).
• City of Las Vegas, Centennial Hills Park.
• TransparencyHOA, Aliante Master Association.
• Clark County School District, Zoning Search.

How can we help you choose between Aliante and Centennial Hills?

The trade-offs are plain. Aliante lists lower, in a tighter price band, with homes built over a short span from 2003 to 2013 and a master association with layered fees. Centennial Hills offers far more inventory, a wider mix of prices, lot sizes and ages including newer homes, and a slightly lower city tax rate, with HOA fees that range from none to a few hundred dollars. At the same purchase price the loan payment is identical, and the remaining differences are HOA fees, the tax district, and water.

The data cannot show you the things that decide most purchases: how traffic and parking work on a specific street at 5:30 on a weekday, the condition of a specific roof, what a seller will accept, or how a home will appraise. It also cannot tell you what homes actually sold for, because this post uses asking prices. I can pull closed sales, current pending activity and sold comparables for any specific home you are considering, and I can walk both communities with you in a single afternoon so the comparison is concrete. You can see more about how we work on our Why The Roland Team page, read the reviews, or contact us directly. If you are also selling, start with a home value estimate. Call (702) 830-9366 to set up a consultation.

Related reading

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