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Rhodes Ranch vs Southern Highlands: What Each Budget Buys, Taxes and Gates (2026)

Mike Roland

Nov 14, 2026 • 23 min read

Rhodes Ranch vs Southern Highlands: What Each Budget Buys, Taxes and Gates (2026)

Chapters

Short answer: Rhodes Ranch is the lower-priced of the two and Southern Highlands is the wider-ranging one. On November 14, 2026, the median asking price was $507,450 across 60 Rhodes Ranch listings and $947,500 across 108 Southern Highlands listings, but between $400,000 and $600,000 the two communities show almost the same median home size (2,018 and 2,030 square feet).

That last number is the point of this guide. Most comparisons of these two communities start from the community and work toward the price. I start from the budget and ask what each community puts on the table at that price, because the answer changes sharply depending on where you draw the line. Every figure below is dated and labeled as an asking price, a rate or a published fact.

Verdict box. Median asking price: Rhodes Ranch $507,450 (60 listings); Southern Highlands $947,500 (108 listings), read from the live feed on November 14, 2026. Share of listings under $600,000: 65% in Rhodes Ranch, 31% in Southern Highlands. Same-budget result: at $400,000 to $599,999 the median home is 2,018 square feet in Rhodes Ranch and 2,030 in Southern Highlands; at $600,000 to $799,999 it is 2,806 versus 2,404. Tax rate: unincorporated Clark County rates of 2.7081 to 2.9328 per $100 for Enterprise districts and 2.9328 for Spring Valley Town (Clark County Treasurer, FY 2026-27). Rate: 7.11% 30-year fixed (Freddie Mac, November 12, 2026).

Key takeaways

Rhodes Ranch has 65% of its listings under $600,000 and 95% under $1,000,000. Southern Highlands has 31% under $600,000 and 56% under $1,000,000.
Between $400,000 and $599,999 the two communities are nearly identical on size (about 2,020 square feet) and price per square foot ($237 and $242).
Between $600,000 and $799,999, Rhodes Ranch asks about 3% less per square foot and shows about 400 more square feet at the median (2,806 versus 2,404).
Above $1,000,000 the choice is made for you: Rhodes Ranch had 3 listings and Southern Highlands had 48.
Both communities are in unincorporated Clark County, so tax rates sit in a narrow band of 2.7081 to 2.9328 per $100. On a $750,000 taxable value the difference is about $50 a month at most.
Rhodes Ranch is close to built out. Southern Highlands has Lennar enclaves announced for early 2027. HOA dollar amounts for either community are not published in a source I could verify, so this guide does not print them.

On this page

Which is cheaper, Rhodes Ranch or Southern Highlands, and by how much?

Rhodes Ranch is cheaper by almost any measure, and the gap is large: the median Rhodes Ranch asking price was $507,450 on November 14, 2026, against $947,500 in Southern Highlands. That is a difference of $440,050, or about 87%. It would be easy to stop there, but a median comparison is misleading when one community has a long expensive tail. Southern Highlands includes custom estates and a golf-club enclave with asking prices up to $10,995,000, while the highest Rhodes Ranch listing was $1,400,000.

Both communities are in southwest Las Vegas and both sit in unincorporated Clark County, but they are different shapes. Rhodes Ranch is a single guard-gated master plan off Durango Drive (ZIP 89148) with about 3,800 homes according to our Rhodes Ranch real estate page. Southern Highlands (ZIP 89141) is a larger master plan of about 2,750 acres, with about 50 sub-associations and a mix of gated enclaves, open village tracts, attached homes and custom estates, described on our Southern Highlands real estate page.

Table 1. Rhodes Ranch and Southern Highlands at a glance. Sources: therolandteam.com community pages (as published, reviewed November 14, 2026); Clark County Treasurer FY 2026-27 rates; FirstService Residential press release dated August 3, 2018 for the Rhodes Ranch home count.

Item	Rhodes Ranch	Southern Highlands
Mailing area and ZIP	Las Vegas, ZIP 89148	Las Vegas, ZIP 89141
Jurisdiction	Unincorporated Clark County	Unincorporated Clark County (Enterprise)
Homes	About 3,800 (3,795 per FirstService Residential, 2018)	Not published in a source I could verify
Size	See note below	About 2,750 acres (developer, Olympia)
Entry	Staffed, guard-gated master entry	Several guard-gated enclaves, some electronic-gate tracts, open village tracts
Golf	Rhodes Ranch Golf Club, Ted Robinson design, open to public play, separate fees	Southern Highlands Golf Club, Robert Trent Jones design, private, separate membership
Association structure	Master association; some neighborhoods add a sub-association	Master association plus about 50 sub-associations
Active listings, Nov 14, 2026	60	108

A note on size. Sources I checked disagree on the acreage of the Rhodes Ranch master plan (our community page says 1,330 acres, while another published guide cites a county planning record of 1,451 acres), so I am not printing a Rhodes Ranch acreage. When two sources conflict and I cannot resolve it, I leave the number out.

Table 2. Active listing summary. Source: therolandteam.com community pages (live listing feed), 60 Rhodes Ranch and 108 Southern Highlands listings, November 14, 2026. All were Active. Asking prices, not closed sales.

Measure	Rhodes Ranch	Southern Highlands
Median asking price	$507,450	$947,500
Middle half of asking prices	$425,000 to $735,000	$540,000 to $1,400,000
Lowest and highest ask	$349,900 and $1,400,000	$350,000 and $10,995,000
Median home size (sq ft)	2,055	3,103
Median ask per sq ft	$243	$275
Listings under $600,000	39 of 60 (65%)	34 of 108 (31%)
Listings under $1,000,000	57 of 60 (95%)	60 of 108 (56%)

Two readings stand out. The lowest asking price in each community is almost the same ($349,900 and $350,000), so the entry point is not the difference. The difference is how far up the ladder each community goes. Rhodes Ranch is concentrated in a $425,000 to $735,000 middle half. Southern Highlands is spread out from $540,000 to $1,400,000 and beyond, which pulls its median up even though it has plenty of homes in the same lower tiers.

For context on the valley, the Las Vegas REALTORS October 2026 report put the existing single-family median at $475,000. Our Southern Highlands page cites a Redfin median sale price of about $624,800 for June 2026, and our Rhodes Ranch page cites a Movoto median list price of about $474,000 for September 2026. Those are third-party figures with different dates and definitions, so I treat them as context only. The tables in this post use one source and one date for both communities, which is what makes the comparison fair.

What does each budget band buy in each community?

This is the core table, and I have not seen it published for these two communities elsewhere. It sorts every readable listing into the same seven price tiers and shows, for each tier, how many homes are available in each community, the median home size, the median asking price per square foot and the median bedroom count.

Table 3. Budget bands side by side. Source: therolandteam.com community pages, 60 Rhodes Ranch and 108 Southern Highlands listings, November 14, 2026. Medians are by listing. Asking prices, not closed sales. A dash means no listings.

Asking price tier	Rhodes Ranch: listings	Rhodes Ranch: median sq ft	Rhodes Ranch: median $/sq ft	Southern Highlands: listings	Southern Highlands: median sq ft	Southern Highlands: median $/sq ft
Under $400,000	10	1,670	$226	4	1,782	$207
$400,000 to $599,999	29	2,018	$237	30	2,030	$242
$600,000 to $799,999	14	2,806	$267	14	2,404	$275
$800,000 to $999,999	4	3,698	$258	12	3,443	$257
$1,000,000 to $1,499,999	3	3,939	$328	23	4,386	$294
$1,500,000 to $2,999,999	-	-	-	9	4,895	$481
$3,000,000 and up	-	-	-	16	7,423	$858

Four things come out of the table. First, the two communities look alike below $600,000. They have 39 and 34 listings in the two lowest tiers, similar sizes and similar prices per square foot. A buyer with a $550,000 budget is choosing between two markets with comparable stock, not between a bargain and a premium.

Second, the $600,000 to $799,999 tier is where Rhodes Ranch looks different. The median Rhodes Ranch home in that tier is 2,806 square feet and asks $267 a square foot. The median Southern Highlands home is 2,404 square feet and asks $275. The 14 listings on each side make the sample small, so I would not lean on the exact numbers, but the direction is consistent with what I see in the $800,000 to $999,999 tier, where Rhodes Ranch (4 listings) and Southern Highlands (12 listings) show similar size and price per square foot.

Third, the price per square foot rises in Southern Highlands at the top. From $1,500,000 upward it jumps to $481 and then $858, and that is a pricing premium for lots, views and golf-club frontage rather than for floor area. Rhodes Ranch has no listings in those tiers. Fourth, the shape of supply differs at both ends: Rhodes Ranch has 10 listings under $400,000 against 4 in Southern Highlands, while 48 of Southern Highlands' 108 listings are above $1,000,000 against 3 of 60 in Rhodes Ranch.

If you are earlier in the process and want to understand how this kind of analysis connects to your monthly payment, the payment calculator on our site accepts a price, a rate and a down payment, and our mortgage pre-approval page explains why I ask buyers to talk to a lender before they tour.

At $400,000 to $800,000, which community gives you more house?

Most buyers I talk to about these two communities have a budget between $400,000 and $800,000, which is where both communities have real inventory (87 of 168 combined listings, or 52%). Table 4 isolates that range.

Table 4. Head-to-head in the $400,000 to $799,999 range. Source: therolandteam.com community pages, November 14, 2026. Asking prices, not closed sales.

Measure	Rhodes Ranch	Southern Highlands
Listings from $400,000 to $599,999	29	30
Median size, $400,000 to $599,999 (sq ft)	2,018	2,030
Median ask per sq ft, $400,000 to $599,999	$237	$242
Listings from $600,000 to $799,999	14	14
Median size, $600,000 to $799,999 (sq ft)	2,806	2,404
Median ask per sq ft, $600,000 to $799,999	$267	$275
Median bedrooms in both tiers	3 and 4	3 and 4

The answer depends on where in the range you are. From $400,000 to $599,999, there is no meaningful size difference: the Rhodes Ranch median is 2,018 square feet and the Southern Highlands median is 2,030, a gap of 12 square feet. The price per square foot differs by $5. From $600,000 to $799,999, the Rhodes Ranch median home is about 400 square feet larger (2,806 versus 2,404, a difference of 17%) at a price per square foot about 3% lower.

Why would that be? A listing feed cannot tell me. Differences in year built, lot size and floor plan mix could all explain it, and I treat them as hypotheses to test on specific homes, not as rules. For history, our community page records that Rhodes Ranch began in the late 1990s (the golf course opened in November 1997), that the developer's companies filed for bankruptcy in 2009 to 2010, and that Century Communities acquired the remaining land in 2014.

A budget decision checklist I use with buyers in this range, in order:

Fix the total monthly number first (loan, tax, insurance and the association layers), not the price. The next section shows why.
Choose a minimum square footage from what you need inside the house, then see which tier delivers it in each community.
Decide whether gated entry matters to you as a feature, because it changes the association structure. Rhodes Ranch has one gated master entry. Southern Highlands has several gated enclaves and open tracts, so gating varies by street.
Compare the year built and the roof, not just the size. Rhodes Ranch homes are older at the median, and age shows up in roofs, windows and mechanical systems.
Ask for a closed-sales pull on the exact tract before you write an offer. Asking prices in this guide are not sale prices.

Does a $1,000,000 budget still work in Rhodes Ranch?

It works, but it is the top of the market there. On November 14, 2026, Rhodes Ranch had three listings between $1,000,000 and $1,499,999, with a median size of 3,939 square feet and a median ask of $328 per square foot. Nothing was listed above $1,500,000. Southern Highlands had 48 listings above $1,000,000 (23 from $1,000,000 to $1,499,999, 9 from $1,500,000 to $2,999,999 and 16 at $3,000,000 and up).

In practical terms, a $1,000,000 budget in Rhodes Ranch means being at the top of the community, with very few comparable homes, and a $1,000,000 budget in Southern Highlands means being in the middle of a deep market, where there are 23 listings in the same tier and a long list of enclaves to choose from. If you are above $1,500,000, Southern Highlands is the only one of the two with listings. For readers weighing that price range, I compared Southern Highlands to another large Las Vegas master plan on lot and home size in Anthem vs Southern Highlands: Lot Size, Home Size, Price per Square Foot and Taxes, and the luxury-oriented pages on our site include luxury estates in Las Vegas.

The other side of the same fact is that the thin top end gives Rhodes Ranch buyers less negotiating information. With only three listings at that level, a good comparable can be hard to find, and I would lean more heavily on a closed-sales pull from the last 90 days than on active listings.

How many bedrooms and how much square footage does each offer?

Bedroom count is the number most buyers filter on first, so here it is by community. In both places the three-bedroom home is the largest group, but the price of that three-bedroom home is very different.

Table 5. Listings and median asking price by bedroom count. Source: therolandteam.com community pages, November 14, 2026. Asking prices, not closed sales. A dash means no listings.

Bedrooms	Rhodes Ranch: listings	Rhodes Ranch: median ask	Southern Highlands: listings	Southern Highlands: median ask
2	3	$369,000	3	$729,000
3	31	$440,000	32	$500,000
4	17	$570,000	41	$799,900
5 or more	9	$744,900	32	$1,397,500

The three-bedroom row shows how close the communities are at entry level: 31 listings with a median ask of $440,000 in Rhodes Ranch, 32 listings at $500,000 in Southern Highlands, a difference of $60,000. The four-bedroom row is where they separate: $570,000 versus $799,900. Southern Highlands has 41 four-bedroom listings, the largest group in that community, while Rhodes Ranch has 17.

Table 6. Listings and median asking price by home size. Source: therolandteam.com community pages, November 14, 2026. Asking prices, not closed sales.

Home size	Rhodes Ranch: listings	Rhodes Ranch: median ask	Southern Highlands: listings	Southern Highlands: median ask
1,000 to 1,499 sq ft	5	$369,000	2	$394,950
1,500 to 1,999 sq ft	17	$425,000	15	$458,888
2,000 to 2,499 sq ft	19	$499,999	25	$564,997
2,500 to 2,999 sq ft	7	$580,000	6	$709,500
3,000 to 3,999 sq ft	10	$799,950	21	$1,100,000
4,000 sq ft and up	2	$1,010,498	39	$1,980,000

Here is the same story by size. A 2,000 to 2,499 square foot home asks a median $499,999 in Rhodes Ranch and $564,997 in Southern Highlands, a premium of 13% for the same size band. At 3,000 to 3,999 square feet the premium is 38% ($799,950 versus $1,100,000). Above 4,000 square feet there are only two Rhodes Ranch listings, against 39 in Southern Highlands, so large homes are a Southern Highlands product.

One more point for buyers who care about single-story plans, RV parking or casitas: those are feature searches, not community searches, and our feature pages let you filter by them across the valley, including single-story homes, homes with RV garages and homes with casitas.

How much lot comes with each budget?

Lot size is where Southern Highlands pulls away. It has listings on half an acre and more, which Rhodes Ranch does not, and its median ask rises quickly once the lot passes a quarter acre.

Table 7. Listings and median asking price by lot size. Source: therolandteam.com community pages, November 14, 2026; 58 Rhodes Ranch and 107 Southern Highlands listings report a lot size. Asking prices, not closed sales. A dash means no listings.

Lot size	Rhodes Ranch: listings	Rhodes Ranch: median ask	Southern Highlands: listings	Southern Highlands: median ask
Under 0.08 acre	13	$390,000	4	$434,950
0.08 to under 0.12 acre	27	$499,998	23	$475,000
0.12 to under 0.16 acre	11	$775,000	17	$617,897
0.16 to under 0.25 acre	7	$850,000	28	$990,000
0.25 to under 0.50 acre	-	-	22	$1,345,450
0.50 acre and up	-	-	13	$7,900,000

The 0.12 to 0.16 acre band holds an unusual result. Rhodes Ranch listings on those lots ask a median $775,000 and Southern Highlands listings ask $617,897, so the Southern Highlands home on a similar lot is $157,000 cheaper at the median. The Rhodes Ranch group is only 11 homes and likely includes golf-fairway lots, which can carry a premium. The 0.08 to 0.12 acre band shows the opposite, with Rhodes Ranch at $499,998 and Southern Highlands at $475,000.

The sensible takeaway is that lot size alone does not predict price in either community. Frontage, view, home size and age all move the number. For a given address, ask what the lot backs onto, since in Rhodes Ranch that can be a golf fairway and in Southern Highlands it can be a golf fairway, a park or an open hillside. I use that question on every showing.

What is the monthly payment at $500,000, $750,000 and $1,000,000?

The Freddie Mac survey put the average 30-year fixed rate at 7.11% on November 12, 2026, down from 7.18% the prior week and up from 6.24% a year earlier. I use 7.11% below. A lender will give you a real quote; this is a scale model.

Table 8. Estimated monthly principal and interest plus property tax. Assumptions: 30-year fixed at 7.11% (Freddie Mac, November 12, 2026); 20% down; assessed value 35% of an assumed taxable value equal to the price; tax rate between 2.7081 and 2.9328 per $100 (Clark County Treasurer, FY 2026-27 unincorporated districts). Excludes HOA dues, insurance, mortgage insurance and utilities.

Price	Down payment (20%)	Principal and interest	Property tax per month (2.7081 to 2.9328)	Subtotal per month
$500,000	$100,000	$2,691	$395 to $428	$3,086 to $3,119
$507,450 (Rhodes Ranch median ask)	$101,490	$2,731	$401 to $434	$3,132 to $3,165
$750,000	$150,000	$4,036	$592 to $642	$4,629 to $4,678
$947,500 (Southern Highlands median ask)	$189,500	$5,099	$748 to $810	$5,848 to $5,910
$1,000,000	$200,000	$5,382	$790 to $855	$6,172 to $6,237

Three comparisons are worth drawing. At each community's own median ask, the subtotal is about $3,132 to $3,165 a month in Rhodes Ranch and about $5,848 to $5,910 a month in Southern Highlands, a difference of roughly $2,700 a month. Second, at the same $750,000 price the two communities cost the same to carry apart from the tax-rate band, which is why I say the choice between them at a given price is about the house, not the payment. Third, property tax adds about 15% to 16% to the loan payment at every price in the table.

What the table cannot include is the association line. In both communities the master association and any sub-association charge dues that vary by neighborhood, and I could not source a dollar figure for either from an association budget. A wrong dues number is worse than none, so I leave it out and tell you how to get the real one in the section on gates and associations. When you have it, add it to the subtotal.

What property tax rate applies in each community?

Both communities are in unincorporated Clark County, so neither pays City of Henderson or City of Las Vegas rates. The Clark County Treasurer's FY 2026-27 table lists Enterprise districts at 2.7081 (Enterprise Town, district 620), 2.7131 (district 621), 2.9328 (districts 625 and 635) and 2.9278 (district 636), and lists Spring Valley Town (district 417) at 2.9328. Southern Highlands is in the Enterprise area, and the rate depends on which district a parcel falls in. Rhodes Ranch is in unincorporated Clark County with a Las Vegas mailing address, and I have not confirmed which district each Rhodes Ranch parcel carries. The Treasurer's parcel lookup shows the district for a specific address.

In dollars, with the same convention (taxable value equal to price, assessed at 35%, no caps or special assessments), the annual tax at a $500,000 taxable value is $4,739 at 2.7081 and $5,132 at 2.9328, a difference of $393. At $750,000 it is $7,109 versus $7,699 (a difference of $590). At $1,000,000 it is $9,478 versus $10,265 (a difference of $787), and at $1,500,000 it is $14,218 versus $15,397 (a difference of $1,180).

The narrow band matters. The most you can lose or gain from the rate difference at a $750,000 taxable value is about $590 a year, or about $49 a month. The bigger variable is whether the property carries a special assessment, which shows up on the tax bill as a separate line. One published guide reports that no Rhodes Ranch district appeared on the Treasurer's active special-assessment schedule in September 2026, but I did not verify that independently, so the parcel lookup remains the authority for any address.

Nevada limits annual increases in the tax bill on an owner-occupied primary residence to 3%, and up to 8% on other property, according to the Nevada Department of Taxation. The status does not apply automatically, so claim it when you buy. For a tax-focused comparison of a Las Vegas master plan with a Henderson one, see Aliante vs Centennial Hills: Monthly Cost of Owning, Property Tax Rates and HOA Fees.

How do the gates and associations differ?

Rhodes Ranch is organized around one staffed, patrolled, guard-gated entry for the whole master plan, with private streets inside. According to our community page, the Rhodes Ranch Association covers the gates, patrol, private streets, common areas, the R Club recreation center and the water park, and some neighborhoods inside the gates add a sub-association with its own dues. Southern Highlands is organized differently. The Southern Highlands Community Association is a master association over about 50 sub-associations, each with its own budget, CC&Rs and management company. The master association funds common-area landscaping, parks and a 24-hour roving patrol, and the guard-gated enclaves pay for staffed gates through their own sub-associations.

The practical consequence is that "gated" means something different in each place. In Rhodes Ranch, a buyer passes one gate and every home is inside it. In Southern Highlands, our page lists Royal Highlands (including Glen Eagles and Inverness), The Foothills, Tuscan Cliffs (with two gates and The Bluffs inside it) and a connected golf-club group (The Estates, The Enclave, Resort Villas, Christopher Collections, Augusta Canyon and Beleza) as guard-gated, Vintage Valley as an electronic gate without staff, and the remaining village tracts as open. If gated entry is a feature you want, in Southern Highlands you verify it street by street. For more on that kind of search, see our guard-gated communities in Las Vegas page.

Dollar amounts are the gap. I could not source a current dues figure for either community from an association budget or a management company document. Third-party guides print ranges, but they cite listing data or nothing at all, and the ranges disagree. Here is how to get the real number for a specific home, and what to read alongside it:

Request the resale package the day your offer is accepted. Under NRS Chapter 116 it states the current assessments and any unpaid or special assessments.
Add every layer. In Rhodes Ranch that is the master association plus any neighborhood sub-association. In Southern Highlands it is the master association plus the sub-association, which may include a staffed gate.
Read the reserve study and the budget. A low reserve balance against the study's recommendation can foreshadow a special assessment.
Check rules that affect use: rentals, vehicles and RV parking, solar, exterior paint, landscaping and architectural review.
Check the golf relationship. In Rhodes Ranch, golf is open to public play on its own fees. In Southern Highlands, the golf club is private and membership is a separate decision from buying a home.

What golf, amenities and parks does each community have?

Table 9. Golf, amenities and builders as published. Sources: therolandteam.com community pages (as published, reviewed November 14, 2026); FirstService Residential press release dated August 3, 2018. Verify current hours, fees and availability directly.

Category	Rhodes Ranch	Southern Highlands
Golf	Rhodes Ranch Golf Club: 18 holes, Ted Robinson design, 162 acres, open to public play; golf fees are separate from association dues; six acres were redeveloped for homes in 2017, changing the course from par 72 to par 71	Southern Highlands Golf Club: private, designed by Robert Trent Jones Sr. and Jr.; membership is separate from buying a home
Recreation	The R Club, a 35,000 square foot recreation center with a fitness room, indoor basketball, racquetball, pickleball, billiards, craft rooms and a library; Fun Zone Water Park; lighted tennis and basketball courts; sand volleyball	Spa Southern Highlands (about 13,000 square feet, including a 4,000 square foot fitness center and a 25-meter lap pool); Olympia Sports Park, a Clark County park at 4885 Starr Hills Avenue that opened in August 2018
Retail and services	Rhodes Ranch Town Center at Durango Drive and Warm Springs Road, just outside the gates	Southern Highlands Marketplace, a retail development whose construction began in 2003; a fire station and medical offices within the community
Builders named	Rhodes Homes, Dunhill Homes, Century Communities	William Lyon Homes and Blue Heron (Tuscan Cliffs); Pacific Southwest Development (The Foothills); Lennar (Westridge Enclave and Westridge Square, announced)
Road access named	Off Durango Drive at Rhodes Ranch Parkway	I-15 at Starr Avenue (Exit 29), Cactus Avenue (Exit 30, opened August 29, 2014) and Silverado Ranch Boulevard (Exit 31); St. Rose Parkway at Exit 27; the Beltway at Exit 33

A few comparisons follow from the table. Rhodes Ranch's amenity package is bundled with the association: the R Club and the water park are covered by the association, and golf is a separate purchase open to the public. Southern Highlands splits it differently. The master association funds parks and patrol, the spa and club are separate facilities, and the golf club is private. If golf matters to you, the difference is a decision between a course that is open to any player on its own fees and a private club you would apply to.

Distances are a place where I have chosen not to guess. The published figures I found for drive times from Rhodes Ranch to the Strip and the airport conflict with each other, so I am leaving them out. The roads named above come from our community pages and are not drive times. Test the drive you would take at the hour you would take it. If golf is part of your search, our golf communities in Las Vegas page shows more options.

For schools, I can state only how assignment works. Clark County School District zones by address. Our Southern Highlands page names Frias Elementary, Ortwein Elementary, Stuckey Elementary, Tarkanian Middle School and Desert Oasis High School among the public schools that serve parts of the community, and our Rhodes Ranch page notes that Forbuss Elementary opened in the area in 2007. Boundaries change, so use the CCSD Zoning Search for any address and confirm with the district.

Is there new construction in either community?

Mostly in Southern Highlands. Our Rhodes Ranch page describes the community as close to built out, with most purchases being resales, and records that Century Communities acquired the remaining land in 2014. Southern Highlands has builder activity listed on our community page: Lennar lists Westridge Enclave and Westridge Square as coming soon, with plans of about 2,126 to 3,438 square feet and pricing shown from the $700,000s, and the page notes that nothing was selling when it was checked and points to early 2027. Those are builder-published figures that can change, so I would confirm with Lennar before relying on them.

For a buyer, the difference shows up in negotiation. A resale purchase in either community is negotiated against comparable closed sales and the condition of the home. A builder purchase is negotiated through incentives, upgrades and closing cost credits, and the price on the builder's sheet is not the whole price. I walk through the full new-construction question list for Henderson master plans in Moving to Lake Las Vegas, NV and Moving to Mountain's Edge, NV, and the same list applies here.

If you want to compare these two with a neighboring master plan, Mountain's Edge sits to the south and shares the southwest valley. I compared Mountain's Edge directly with Southern Highlands on price per square foot, home age, HOA and taxes in Southern Highlands vs Mountain's Edge, which is the natural next read if you are building a shortlist.

Featured community: what is Rhodes Ranch, in detail?

Every guide in this series features one community in depth. This one is Rhodes Ranch, with the live inventory on our Rhodes Ranch real estate page.

Location, size and ZIP

Rhodes Ranch is a guard-gated master plan in southwest Las Vegas, ZIP 89148, off Durango Drive at Rhodes Ranch Parkway. It has a Las Vegas mailing address but sits in unincorporated Clark County. FirstService Residential reported 3,795 homes in August 2018 with plans to build out to about 4,000, and our community page estimates about 3,800 single-family homes today.

Price range, home types and builders

On November 14, 2026, the 60 active listings asked $349,900 to $1,400,000, with a median ask of $507,450, a median size of 2,055 square feet and a median of $243 per square foot. The homes are single-family. Builders named are Rhodes Homes, Dunhill Homes and Century Communities. Sixty-five percent of listings asked less than $600,000.

HOA structure

A master association covers the gates, patrol, private streets, common areas, the R Club and the water park, and some neighborhoods add a sub-association. Dollar amounts are in each resale package.

Parks, golf and amenities

Rhodes Ranch Golf Club (Ted Robinson, 18 holes, open to public play), the 35,000 square foot R Club, the Fun Zone Water Park, lighted tennis and basketball courts, sand volleyball, and Rhodes Ranch Town Center just outside the gates.

Taxes, schools and distances

Unincorporated Clark County; the Treasurer lists Spring Valley Town at 2.9328 and Enterprise districts from 2.7081 to 2.9328 per $100, and the parcel lookup shows which applies. Schools are assigned by address through the CCSD Zoning Search. I am not quoting drive times because published figures conflict.

History from our community page: the project was announced in 1996, the golf course opened in November 1997, Rhodes Companies filed for bankruptcy in 2009 to 2010 and Dunhill Homes managed development afterward, Century Communities acquired the remaining land in 2014, and six acres of the course were redeveloped for homes in 2017. If you are earlier in your search, Moving to Las Vegas and Moving to Las Vegas in 2026: What Nobody Tells You Before You Relocate cover the basics, and our communities index lists every community page.

Frequently asked questions about Rhodes Ranch vs Southern Highlands

Is Rhodes Ranch in Las Vegas or Henderson?

Rhodes Ranch is neither inside the City of Las Vegas nor the City of Henderson. It has a Las Vegas mailing address (ZIP 89148) but sits in unincorporated Clark County, according to our community page. That is also true of Southern Highlands, which is in the Enterprise area (ZIP 89141). Because both are unincorporated, their property tax rates are set by Clark County districts, listed at 2.7081 to 2.9328 per $100 for the Enterprise districts and 2.9328 for Spring Valley Town in FY 2026-27.

Which has more homes under $600,000, Rhodes Ranch or Southern Highlands?

Rhodes Ranch has a much larger share, though not a larger count. On November 14, 2026, 39 of 60 Rhodes Ranch listings (65%) asked under $600,000, compared with 34 of 108 Southern Highlands listings (31%). The counts are close, 39 and 34, which means a buyer in that range has similar choice in both communities. The difference is that Southern Highlands has many more homes priced above $1,000,000.

Are Rhodes Ranch and Southern Highlands both gated?

Both have gated areas, but in different ways. Rhodes Ranch has a staffed, guard-gated master entry with private streets inside. Southern Highlands has several guard-gated enclaves, including Royal Highlands, The Foothills and Tuscan Cliffs, plus electronic-gate and open tracts, and a 24-hour roving patrol funded by the master association. Confirm gating for the specific street, since in Southern Highlands it varies by sub-association.

Do I have to join a golf club in either community?

No for Rhodes Ranch, and no for Southern Highlands as a requirement of buying. Rhodes Ranch Golf Club is a Ted Robinson course open to public play, with golf fees separate from association dues. Southern Highlands Golf Club is private, and membership is a separate decision from buying a home. Confirm current fees and membership terms directly with each club, because they are set by the clubs and can change.

What is the property tax on a $500,000 home in each community?

About $4,739 to $5,132 a year, or about $395 to $428 a month, at the FY 2026-27 unincorporated rates of 2.7081 to 2.9328 per $100. The calculation assumes a taxable value equal to the price, an assessed value of 35% of that, and no abatement cap or special assessment. Which rate applies depends on the parcel's tax district, so look the address up on the Clark County Treasurer's site before you rely on the estimate.

How big are the homes under $800,000 in each community?

Between $400,000 and $599,999 the median home is about 2,020 square feet in both communities. Between $600,000 and $799,999 the median Rhodes Ranch home is 2,806 square feet and the median Southern Highlands home is 2,404, based on 14 listings in each tier on November 14, 2026. The samples are small, so use these as a guide to test against specific homes, not as a rule.

Is there new construction in Rhodes Ranch?

Very little. Our Rhodes Ranch page describes the community as close to built out, with most purchases being resales, and records that Century Communities acquired the remaining land in 2014. Southern Highlands has Lennar enclaves (Westridge Enclave and Westridge Square) listed as coming soon, with pricing shown from the $700,000s and timing pointed to early 2027. Those are builder-published figures, so confirm with the builder.

What is the monthly payment on a $750,000 home in Southern Highlands?

About $4,629 to $4,678 a month for principal, interest and property tax. That assumes a 30-year fixed rate of 7.11% (Freddie Mac, November 12, 2026), 20% down ($150,000), principal and interest of about $4,036, and property tax of $592 to $642 a month at the 2.7081 to 2.9328 rate range. It excludes association dues, insurance and utilities, so ask for the resale package to complete the number.

How can The Roland Team help you decide?

The trade-offs, plainly. Rhodes Ranch is the lower-priced community, with a median ask of $507,450, a single guard-gated entry, a public golf course and almost no new construction. Southern Highlands is the broader one, with a median ask of $947,500, about 50 sub-associations, several gated enclaves, a private golf club and listings from $350,000 to nearly $11,000,000. Between $400,000 and $600,000 the two look alike on home size and price per square foot, so the decision at that budget is about the specific home and the association layers. Above $1,000,000 it is Southern Highlands.

What the data cannot show: closed-sales prices and how far below ask homes sell, days on market, current association dues for any tract, which tax district a parcel is in, and what a particular lot backs onto. Those take an MLS pull and the resale package for the address. That is the work I do for buyers.

I am #6 in Nevada by units sold (RealTrends Verified) and #1 individual agent in Henderson by homes sold in 2025 (RealTrends Verified). The Roland Team at LPT Realty is a Top 1% team with 1,000+ homes sold and 800+ five-star reviews, with dedicated buyer and seller specialists. To compare homes in these two communities in person, call or text (702) 830-9366, use the consultation scheduler, or write through our contact page. If you are selling to move, start with the home value tool and our out-of-state buyers page if you are relocating.

About this article

Author: Mike Roland, Nevada real estate license S.0177048, The Roland Team, LPT Realty. MLS membership: Greater Las Vegas Association of REALTORS (GLVAR) MLS. Data date: listing figures read from the live feeds on therolandteam.com on November 14, 2026; mortgage rate from Freddie Mac, November 12, 2026; tax rates from the Clark County Treasurer, FY 2026-27. Last updated: November 14, 2026. Phone: (702) 830-9366. This article describes places by objective attributes and does not suggest who should or should not live anywhere. The Roland Team follows the Fair Housing Act. Information is believed accurate but is not guaranteed and should be verified by the buyer. This is general information, not tax, legal or lending advice.