$618,88867 days on market
5 bedrooms3 bathrooms3,133 square feet
11462 Bargetto Court, Las Vegas 89141
Great Start Realty
San NiccoloIDX MLS 2803542
San Niccolo homes for sale
A gated neighborhood of 2004 and 2005 homes on the east side of Southern Highlands.
- GatedYes, no guard
- Built2004 to 2005
- HomesMostly two story
- SizeAbout 1,670 to 3,680 sq ft
- ZIP code89141
- To the Strip14 minutes
What is San Niccolo like?
San Niccolo is a gated neighborhood of mostly two-story homes built in 2004 and 2005 on the east side of Southern Highlands.
- Gated, without a staffed guard.
- Built in 2004 and 2005; every home for sale now is a resale.
- Homes from about 1,670 to 3,680 square feet, mostly two-story, with some single-story plans.
- Sales over the past year ran from about $412,000 to about $640,000.
- Owners pay the Southern Highlands master association plus the San Niccolo association.
By Truman Fleming, updated October 2026
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Market
What is the housing market doing in San Niccolo?
Homes in San Niccolo sold for a median of $590,000 over the last 12 months, usually in about 47 days at 98.3 percent of the original list price. With 2 homes for sale, that is 2.4 months of supply. Supply is tight, which favors sellers.
- Median sold price
- $590,000
- Median days to sell
- 47
- Sale to original price
- 98.3%
- Months of supply
- 2.4
Median sold price, 3-month rolling
$500K
$550K
$600K
$650K
$602K
| Month | Median sold price, 3 months | Sales, 3 months |
|---|---|---|
| Nov 2025 | $550,000 | 5 |
| Dec 2025 | $580,000 | 5 |
| Jan 2026 | $580,000 | 3 |
| Feb 2026 | $580,000 | 2 |
| Mar 2026 | $562,500 | 2 |
| Apr 2026 | $570,000 | 3 |
| May 2026 | $612,500 | 4 |
| Jun 2026 | $620,000 | 3 |
| Jul 2026 | $630,000 | 4 |
| Aug 2026 | $602,000 | 3 |
| Sep 2026 | $602,000 | 3 |
| Oct 2026 | $602,000 | 1 |
Closed sales in San Niccolo, last 12 months, 11 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 San Niccolo homes are for sale at each price?
San Niccolo has 2 homes for sale. The most, 1, are priced between $500K and $600K.
For San Niccolo homeowners
Live in San Niccolo? Find out what your home is worth.
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- Median sold price, last 12 months
- $590,000
- Typical time to sell
- 47 days
- Of list price, on average
- 98.3%
Community guide
What is it like to live in San Niccolo?
San Niccolo is a gated neighborhood on the east side of Southern Highlands, south of Starr Avenue near Dean Martin Drive. It was built in 2004 and 2005, and the MLS lists it in two parts, San Niccolo and San Niccolo North.
It is one of the lower-priced gated neighborhoods in Southern Highlands. Homes run from about 1,670 to 3,680 square feet, and sales over the past year ran from about $412,000 to $640,000. Most plans are two stories, with some single-story homes in the mix; see Southern Highlands single story homes for the rest of the community.
The homes are about 21 years old, so look closely at the roof, water heaters, and air conditioning. The I-15, the M Resort, and the shops along St. Rose Parkway are a short drive. For newer homes nearby, compare The Legends and Cortona, both by Lennar. A home here does not come with a membership at Southern Highlands Golf Club.
Price reduced
Which San Niccolo homes just dropped their price?
Homes in San Niccolo listed below their original price, newest cuts first.
Before you buy
What should you check before buying in San Niccolo?
Get both HOA resale packages, check for SID or LID assessments, 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 San Niccolo association (managed by FirstService Residential), with current dues, any special assessments, and transfer fees from each.
- Roof, water heater, and air conditioning
These homes went up in 2004 and 2005. 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 San Niccolo, 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 San Niccolo from the Strip and the airport?
About 14 minutes to the south end of the Strip and 11 minutes to Harry Reid International Airport by car, off-peak, using the I-15. The M Resort is about 8 minutes away.
- South end of the Strip14 min*
- Harry Reid International Airport11 min*
- M Resort, Henderson8 min*
- Southern Highlands Golf Club clubhouse6 min*
- Town Square Las Vegas11 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 San Niccolo
Is San Niccolo gated?
Yes. San Niccolo is gated, but it does not have a staffed guard. The guard gated neighborhoods in Southern Highlands include Royal Highlands and Tuscan Cliffs.
When was San Niccolo built?
In 2004 and 2005, so every home for sale now is a resale.
Are there single-story homes in San Niccolo?
Some. Most homes are two stories, with a smaller number of single-story plans.
What do homes in San Niccolo sell for?
Sales over the past year ran from about $412,000 to about $640,000. The live median list price is at the top of this page.
What are the HOA fees in San Niccolo?
Owners pay the Southern Highlands master association and the San Niccolo association. Dues change from year to year, so ask for both resale packages.
What is the difference between San Niccolo and San Niccolo North?
They are the two names the MLS uses for this neighborhood's sections. This page shows homes from both.
How far is San Niccolo from the Strip?
About 14 minutes by car to the south end of the Strip off-peak, and about 11 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 San Niccolo 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 San Niccolo over the last 12 months (11 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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