Las Vegas homes with mountain views

What should you check before buying a mountain view home in Las Vegas?

See how much of the range you see from the rooms you use, find out what could be built in front of it, and plan for the afternoon sun on west-facing glass.

1. How much view, from where

   Stand in the great room, the kitchen, and the primary bedroom, and sit on the patio. A full view of Red Rock from the living space is very different from a peek over the back wall.

2. What could be built in front

   Ask what sits on the land between the home and the mountains. Public land is likely to stay open, and private parcels and future phases are not. Read the CC&Rs for height and landscaping rules too, since trees can block a view over time.

3. The MLS view field

   The listing agent chooses the mountain view tag, and much of the valley can see a mountain from somewhere. Judge the view in person.

4. West sun and heat

   West-facing view windows take the afternoon sun from spring through fall. Ask about window tint, shades, patio covers, and last summer's power bills.

5. Flood zones and washes

   Homes near washes coming off the mountains can sit in or next to a flood zone. Check the FEMA flood map for the address and ask your lender whether flood insurance is required.

6. Slope, walls, and wind

   Foothill lots often have retaining walls and more wind. Have the inspector look at walls, drainage, and roof tiles, and ask the HOA who maintains the slopes.

7. Drive times

   The best mountain views are on the edges of the valley. Drive to work and the airport at the hours you would really go before you commit.

8. Price the view

   Compare sold homes with and without the view in the same neighborhood. A view premium that is well above nearby sales can come up short at appraisal.