$995,00021 days on market
5 bedrooms4 bathrooms5,440 square feet
11155 Grants Landing Court, Las Vegas 89141
Avalon Realty & Oaktree Mgmt
Royal HighlandsIDX MLS 2816378
Royal Highlands homes for sale
A 24 hour guard gated neighborhood of American West homes in Southern Highlands.
- GatedGuard gated, 24 hours
- BuilderAmerican West
- Built2003 to 2008
- Homes669
- ZIP code89141
- To the Strip15 minutes
What is Royal Highlands like?
Royal Highlands is a guard gated neighborhood of 669 American West homes on the east side of Southern Highlands.
- Guard gated, with a guard on duty 24 hours a day.
- American West built all 669 homes between 2003 and 2008, so every home for sale now is a resale.
- Mostly two-story homes, from about 1,900 to a little over 6,000 square feet.
- Sales over the past year ran from the high $400,000s to about $1.6 million.
- Owners pay the Southern Highlands master association plus the Royal Highlands association.
By Truman Fleming, updated October 2026
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Market
What is the housing market doing in Royal Highlands?
Homes in Royal Highlands sold for a median of $589,999 over the last 12 months, usually in about 9 days at 94.7 percent of the original list price. With 17 homes for sale, that is 6.4 months of supply. Supply is high, which gives buyers room to negotiate.
- Median sold price
- $589,999
- Median days to sell
- 9
- Sale to original price
- 94.7%
- Months of supply
- 6.4
How competitive is the Royal Highlands market?
Homes in Royal Highlands sell close to the asking price. Over the last six months homes sold for a median 98.7 percent of their final asking price and 44 percent sold at or over asking. That is from 16 closed sales.
Median sold price, 3-month rolling
$400K
$600K
$800K
$1M
$1.2M
$835K
| Month | Median sold price, 3 months | Sales, 3 months |
|---|---|---|
| Nov 2025 | $619,000 | 13 |
| Dec 2025 | $583,250 | 10 |
| Jan 2026 | $834,500 | 6 |
| Feb 2026 | $806,250 | 6 |
| Mar 2026 | $1,022,500 | 7 |
| Apr 2026 | $1,061,250 | 8 |
| May 2026 | $1,100,000 | 5 |
| Jun 2026 | $737,575 | 10 |
| Jul 2026 | $541,075 | 10 |
| Aug 2026 | $540,150 | 11 |
| Sep 2026 | $559,000 | 6 |
| Oct 2026 | $835,000 | 4 |
Closed sales in Royal Highlands, last 12 months, 33 sales. With few sales a month, each month shows the median of it and the two before. LVR data as of October 11, 2026.
Prices
How many Royal Highlands homes are for sale at each price?
Royal Highlands has 17 homes for sale. The most, 8, are priced between $1M and $1.5M.
For Royal Highlands homeowners
Live in Royal Highlands? Find out what your home is worth.
Get a real number built from the homes in Royal Highlands that actually sold, not an online guess. Private, free, and no one shows up at your door.
Private and free. Your range shows right away, and a local agent follows up with an exact number.
- Median sold price, last 12 months
- $589,999
- Typical time to sell
- 9 days
- Of list price, on average
- 94.7%
Community guide
What is it like to live in Royal Highlands?
Royal Highlands is a guard gated neighborhood of 669 homes on the east side of Southern Highlands, north of Starr Avenue. American West built it between 2003 and 2008, and the streets carry Scottish names like Royal Scots Avenue.
The draw here is a staffed gate over a wide range of homes. Houses run from about 1,900 square feet to more than 6,000, nearly all of them two stories, and sales over the past year ran from the high $400,000s to about $1.6 million. The live median above is the better number to start from.
Most homes are 18 to 23 years old now, so look closely at the roof, water heaters, and air conditioning. For a guard gate with larger homes, compare Tuscan Cliffs to the south, and for homes inside the golf club gates see The Masters. Southern Highlands Golf Club is private, and a home in Royal Highlands does not come with a membership.
Price reduced
Which Royal Highlands homes just dropped their price?
Homes in Royal Highlands listed below their original price, newest cuts first.
$950,00034 days on market
4 bedrooms3 bathrooms5,120 square feet
10981 Holyrood Court, Las Vegas 89141
Realty ONE Group, Inc
Royal HighlandsIDX MLS 2811839
$775,00067 days on market
4 bedrooms3 bathrooms2,605 square feet
11003 Royal Highlands Street, Las Vegas 89141
Simply Vegas
Royal HighlandsIDX MLS 2803192
$1,375,00074 days on market
6 bedrooms5 bathrooms5,266 square feet
11152 Campsie Fells Court, Las Vegas 89141
The Agency Las Vegas
Royal HighlandsIDX MLS 2797037
$1,500,000114 days on market
5 bedrooms5 bathrooms5,152 square feet
4247 Abernethy Forest Place, Las Vegas 89141
United Realty Group
Royal HighlandsIDX MLS 2789243
$985,000224 days on market
5 bedrooms4 bathrooms5,266 square feet
4327 Melrose Abbey Place, Las Vegas 89141
Las Vegas Realty LLC
Royal HighlandsIDX MLS 2756758
Before you buy
What should you check before buying in Royal Highlands?
Get both HOA resale packages, ask how the guard gate works, and have the roof and air conditioning checked on a home this age.
- Two HOA resale packages
Ask for the resale package from the Southern Highlands master association and the Royal Highlands association, with current dues, any special assessments, and transfer fees from each.
- How the guard gate works
Ask the Royal Highlands association how guests, deliveries, and contractors are let in, and how much of the dues goes to the gate.
- Roof, water heater, and air conditioning
These homes went up between 2003 and 2008. Ask the seller for the age of each, and have your inspector look at them closely.
- SID and LID assessments
Some Las Vegas neighborhoods carry a Special or Local Improvement District assessment on the property tax bill. Ask whether the home has one, what balance is left, and whether the seller pays it off at closing or it passes to you.
- Insurance quote for the exact address
Premiums vary by street, age of the roof, and pool. Get a quote on the actual address early, not a general estimate.
- CC&Rs
Read the covenants for the Southern Highlands master association and for Royal Highlands, including rules on parking and exterior changes.
- Solar leases
If the home has solar panels, find out whether they are owned or leased. A lease transfers to you and needs the solar company's approval.
- Golf is a separate decision
Southern Highlands Golf Club is a private club behind its own guard gates. A home here does not come with a membership, so if golf matters, ask the club about it before you write an offer.
Getting around
How far is Royal Highlands from the Strip and the airport?
About 15 minutes to the south end of the Strip and 12 minutes to Harry Reid International Airport by car, off-peak, using the I-15. Town Square is about 12 minutes away.
- South end of the Strip15 min*
- Harry Reid International Airport12 min*
- M Resort, Henderson9 min*
- Southern Highlands Golf Club clubhouse7 min*
- Town Square Las Vegas12 min*
Typical off-peak drive times. Times marked * are estimates.
Neighborhoods
What other neighborhoods are in Southern Highlands?
Southern Highlands has guard gated neighborhoods like Royal Highlands and Tuscan Cliffs, Lennar neighborhoods like Cortona and The Legends near the I-15, gated neighborhoods like San Niccolo and The Cove, and homes inside the golf club at The Masters and Olympia Ridge. Each has its own homes and price range, with live numbers from the MLS.
Questions, answered
Questions people ask about Royal Highlands
Is Royal Highlands guard gated?
Yes. Royal Highlands has a guard on duty at its gate 24 hours a day.
Who built Royal Highlands?
American West built its 669 homes between 2003 and 2008.
How big are the homes in Royal Highlands?
From about 1,900 to a little over 6,000 square feet. Most are two stories.
What do homes in Royal Highlands sell for?
Sales over the past year ran from the high $400,000s to about $1.6 million. The live median list price is at the top of this page.
What are the HOA fees in Royal Highlands?
Owners pay the Southern Highlands master association and the Royal Highlands association. Dues change from year to year, so ask for both resale packages.
Does a home in Royal Highlands include golf?
No. Southern Highlands Golf Club is a private club behind its own guard gates, and membership is separate.
How far is Royal Highlands from the Strip?
About 15 minutes by car to the south end of the Strip off-peak, and about 12 minutes to Harry Reid International Airport, using the I-15.
Part of Southern Highlands
Your Southern Highlands area experts
We live here and sell here. The golf club, parks, schools, drive times, and the full market picture are all in our Southern Highlands community guide.
- Homes for sale
- 127
- Median list price
- $995K
- Neighborhoods
- 9
Schools. Schools are assigned by address, and the lines can change from year to year. Look up the schools for any address in Royal Highlands with the Clark County School District zoning search, and read each school's public report on the Nevada Report Card.
Sources
Where these numbers come from
- Listings, prices, and counts come from LVR through IDX, refreshed October 11, 2026.
- The market trend uses closed sales in Royal Highlands over the last 12 months (33 sales), as of October 11, 2026.
- Drive times are typical off-peak times, not live traffic.
- The payment calculator is illustrative. Rates, taxes, and insurance vary by lender, address, and buyer.
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