$1,850,00047 days on market
4 bedrooms4 bathrooms3,259 square feet
4022 Heron Fairway Drive, Las Vegas 89141
IS Luxury
StonewaterIDX MLS 2818845
Southern Highlands 3 story homes for sale
Custom homes with three levels, often one of them a basement.
1Homes listed
47Days on market
$568Price per sq ft
$1,850,000Median list price
LVR, updated November 10, 2026
- This search3 or more levels
- Where most areCustom homes in the golf club
- HOA height limit40 feet for the main house
- BasementsAllowed, mostly below grade
- ElevatorsFound in some custom estates
- To the Strip15 minutes
Where do you find a 3 story home in Southern Highlands?
Three story homes in Southern Highlands are rare and are almost all custom homes inside the golf club gates, and there are 1 listed with three or more levels right now at a median list price of $1,850,000.
- Most production homes in Southern Highlands are one or two stories.
- Many three level homes are two floors over a basement, especially on the sloped lots inside the club.
- The master HOA caps the main house at 40 feet, and a basement can show no more than a third of any outside wall.
- Some of the custom estates have an elevator between floors.
- The top level is often where the Strip and valley views are.
By Truman Fleming, updated October 2026
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Market
What is the market for 3 story homes in Southern Highlands doing?
Southern Highlands 3 Story Homes sold for a median of $1,100,000 over the last 12 months, usually in about 9 days at 94.1 percent of the original list price. With 3 homes for sale, that is 18 months of supply. Supply is high, which gives buyers room to negotiate.
- Median sold price
- $1,100,000
- Median days to sell
- 9
- Sale to original price
- 94.1%
- Months of supply
- 18
Median sold price, 3-month rolling
$1M
$1.1M
$1.2M
$1.3M
$1.4M
$1.10M
| Month | Median sold price, 3 months | Sales, 3 months |
|---|---|---|
| Dec 2025 | $1,302,556 | 2 |
| Jan 2026 | – | 0 |
| Feb 2026 | – | 0 |
| Mar 2026 | – | 0 |
| Apr 2026 | – | 0 |
| May 2026 | – | 0 |
| Jun 2026 | – | 0 |
| Jul 2026 | – | 0 |
| Aug 2026 | $1,100,000 | 1 |
| Sep 2026 | $1,100,000 | 1 |
| Oct 2026 | $1,100,000 | 1 |
| Nov 2026 | – | 0 |
Closed sales in Southern Highlands 3 Story Homes, last 12 months, 1 sales. With few sales a month, each month shows the median of it and the two before. LVR data as of November 10, 2026.
Prices
How many Southern Highlands 3 Story Homes homes are for sale at each price?
Southern Highlands 3 Story Homes has 3 homes for sale. The most, 2, are priced between $5M and $10M.
Best communities
Which Southern Highlands neighborhoods have 3 story homes?
Look inside the Southern Highlands Golf Club gates. The custom estates there and the hillside lots of Olympia Ridge are where three levels show up.
Community guide
What is it like to live in a 3 story home in Southern Highlands?
A three story home here is usually a big custom house on a sloped lot inside the Southern Highlands Golf Club gates. The slope is what makes it work: the master HOA defines a basement as living space built underground, with no more than a third of any outside wall showing, so a hillside lot lets a lower level open onto a patio or the pool while the street side still reads as one or two stories. Listings for these homes describe things like a wine room, a theater, a gym, or a guest suite on the lower level, and an elevator to tie the floors together.
Above ground, the master design manual caps the main house at 40 feet, and custom lots and neighborhoods inside the club can be stricter. That is why you see few true three-story homes above grade here; a third level is more often a basement, a loft, or a view room with a deck. The view is the point. From the upper floors of a hillside home in Olympia Ridge or The Estates, you can look out over the valley and, on many lots, the Strip.
The tradeoffs are stairs, upkeep, and cooling. Three levels mean more stairs unless there is an elevator, and an elevator needs service. Upper floors run hot in a Las Vegas summer, so look at how many air conditioning systems the home has and how old they are. If stairs are a dealbreaker, see single story homes or homes with a primary suite on the main floor.
Before you buy
What should you check before buying a 3 story home in Southern Highlands?
Read the floor plan to see what the third level really is, inspect the basement for water, service the elevator, and check every air conditioning system before you remove contingencies.
- What the third level is
The listing's level count is the agent's. A third level can be a full floor, a basement, a loft, or a rooftop room. Look at the floor plan and the county's square footage, since below-grade space may be counted differently.
- Basement waterproofing and drainage
Basements are uncommon in Las Vegas, and a hillside basement needs good drainage. Have the inspector look at the walls, floor, sump or drains, and any patio that slopes toward the house.
- Elevator service and permits
If the home has an elevator, ask for the service records and the most recent inspection, and check that it was permitted.
- Air conditioning by floor
Big multi-level homes usually have several systems. Ask the age of each, and check the top floor on a hot afternoon if you can.
- Decks, balconies, and railings
Upper decks take a beating from the sun. Check the waterproofing under deck surfaces and the height and spacing of railings if you have small children.
- Additions need approval
The master HOA reviews room additions and second-story decks, and limits the main house to 40 feet. Custom lot rules inside the club can be stricter. Ask before you plan to add a level or a roof deck.
- Views and what could block them
Many of these homes sell on their views. Ask what sits on the lots in front of the home and whether any are still open to build on.
- Every HOA resale package
Southern Highlands has a master association, and most neighborhoods add their own, with a separate one for the guard gated club area. Ask for the resale package from each, with current dues, special assessments, and transfer fees.
- Insurance quote for the exact address
Premiums vary by street, size, age of the roof, and pool. Get a quote on the actual address early, not a general estimate.
Cost of ownership
What does it cost to own a 3 story home in Southern Highlands?
At the live median list price of $1,850,000, with 20 percent down, the monthly payment below includes the loan, property tax, insurance, and typical HOA dues. Most of these homes are inside the golf club gates, where owners pay the master association plus the guard gated area and neighborhood associations. Change any number to fit your budget.
Estimated monthly payment $10,780
- Principal and interest$9,355
- Property tax$925
- Home insurance$500
- HOA dues$0
Illustrative only. Your lender, the county assessor, and your insurer set the real numbers. Not a loan offer from VIPhomes.Vegas.
Jeremy DayFive Star Mortgage · NMLS 2819600
Real numbers come from a lender. Jeremy Day at Five Star Mortgage is the one we trust.
Price reduced
Which Southern Highlands 3 story homes just dropped their price?
Southern Highlands homes with three or more levels listed below their original price, newest cuts first.
$1,850,00047 days on market
4 bedrooms4 bathrooms3,259 square feet
4022 Heron Fairway Drive, Las Vegas 89141
IS Luxury
StonewaterIDX MLS 2818845
Questions, answered
Questions people ask about 3 story homes in Southern Highlands
Are there 3 story homes in Southern Highlands?
Yes, but not many. Most are custom homes inside the guard gated Southern Highlands Golf Club, and many of them are two stories over a basement.
Do homes in Southern Highlands have basements?
Some of the custom homes do. The master HOA allows basements and defines one as living space built underground, with no more than a third of any outside wall visible. See the homes with basements page for current listings.
How tall can a home be in Southern Highlands?
The master HOA design manual caps the main house at 40 feet. Custom lots and neighborhoods inside the golf club can have stricter limits, so check the rules for the lot.
Do 3 story homes in Southern Highlands have elevators?
Some of the custom estates do. It is not standard, so check each listing and ask for the elevator's service records.
Can I add a third story or roof deck to my Southern Highlands home?
Any addition needs HOA architectural approval and a county permit, and the main house is capped at 40 feet. Most production neighborhoods would not approve a third story. Ask the HOA before you plan one.
What do 3 story homes cost in Southern Highlands?
They are usually among the most expensive homes in the community, often in the millions. The live median list price for this search is shown at the top of this page.
How do I find the schools for a home in Southern Highlands?
Public schools in Southern Highlands are assigned by home address through the Clark County School District, and the lines can change from year to year. Look up any address with the district's zoning search, and read each school's public report on the Nevada Report Card.
Keep searching
Every way to search Southern Highlands
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Explore the Southern Highlands guideWhat else should you look at?
The Southern Highlands guide, homes with basements and Strip views here, and luxury homes across the valley.
Sources
Where these numbers come from
- Listings, prices, and counts come from LVR through IDX, refreshed November 10, 2026.
- The market trend uses closed sales in Southern Highlands 3 Story Homes over the last 12 months (1 sales), as of November 10, 2026.
- The payment calculator is illustrative. Rates, taxes, and insurance vary by lender, address, and buyer.
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