$919,900Listed today
5 bedrooms4 bathrooms5,440 square feet
11198 Antonine Wall Court, Las Vegas 89141
Huntington & Ellis, A Real Est
Royal HighlandsIDX MLS 2828782
Southern Highlands homes with basements for sale
One of the few places in Las Vegas with basement homes.
7Homes listed
77Days on market
$209Price per sq ft
$985,000Median list price
LVR, updated November 9, 2026
- Why they are rare hereCaliche and no frost line
- Best-known basement homesAmerican West's Inverness
- Where Inverness isRoyal Highlands, guard gated
- HOA basement ruleNo more than 1/3 of a wall showing
- In a Fannie Mae appraisalNot counted as living area
- Listings matched byThe word basement
What should you know about buying a home with a basement in Southern Highlands?
Basements are rare in Las Vegas, but Southern Highlands has a set of them, many built by American West in Royal Highlands, and there are 7 homes here for sale right now whose listings mention a basement, at a median list price of $985,000.
- Most Las Vegas homes are built on a slab because the ground often has caliche, a cement-like layer that is costly to dig through, and there is no deep frost line to dig below anyway.
- American West built estate-size homes with finished basements in its Inverness section of Royal Highlands, a guard gated neighborhood just north of the golf club. Each basement has a step-out terrace.
- The Southern Highlands design manual defines a basement as built underground, with no more than a third of any outside wall visible from other property in the community.
- Appraisals for Fannie Mae loans report a finished basement apart from the home's above-grade living area, so the listing's square footage and the appraisal can differ.
- This list matches the word basement in the listing description, so read each one: a few mention a basement-style storage room or a home that does not have one.
By Truman Fleming, updated October 2026
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$949,000Listed today
5 bedrooms4 bathrooms5,440 square feet
11141 Scotscraig Court, Las Vegas 89141
Keller Williams MarketPlace
Royal HighlandsIDX MLS 2826507
$1,300,0001 day on market
5 bedrooms4 bathrooms5,209 square feet
4360 Grey Spencer Drive, Las Vegas 89141
Galindo Group Real Estate
Royal HighlandsIDX MLS 2817880
$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
$1,350,000102 days on market
6 bedrooms5 bathrooms5,266 square feet
11152 Campsie Fells Court, Las Vegas 89141
The Agency Las Vegas
Royal HighlandsIDX MLS 2797037
$1,325,000176 days on market
5 bedrooms4 bathrooms5,440 square feet
10999 Holyrood Court, Las Vegas 89141
Platinum Real Estate Prof
Royal HighlandsIDX MLS 2781707
$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
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Market
What is the market for Southern Highlands homes with basements doing?
Homes in Southern Highlands Homes with Basements sold for a median of $1,100,000 over the last 12 months, usually in about 43 days at 93.8 percent of the original list price. With 7 homes for sale, that is 10.5 months of supply. Supply is high, which gives buyers room to negotiate.
- Median sold price
- $1,100,000
- Median days to sell
- 43
- Sale to original price
- 93.8%
- Months of supply
- 10.5
Median sold price, 3-month rolling
$800K
$1M
$1.2M
$1.4M
$1.6M
$1.39M
| Month | Median sold price, 3 months | Sales, 3 months |
|---|---|---|
| Dec 2025 | $1,050,000 | 3 |
| Jan 2026 | $1,137,500 | 2 |
| Feb 2026 | $1,173,750 | 2 |
| Mar 2026 | $1,125,000 | 4 |
| Apr 2026 | $1,150,000 | 7 |
| May 2026 | $1,125,000 | 6 |
| Jun 2026 | $1,090,000 | 5 |
| Jul 2026 | $1,012,500 | 2 |
| Aug 2026 | $1,095,000 | 2 |
| Sep 2026 | $1,242,500 | 2 |
| Oct 2026 | $1,242,500 | 2 |
| Nov 2026 | $1,385,000 | 1 |
Closed sales in Southern Highlands Homes with Basements, last 12 months, 12 sales. With few sales a month, each month shows the median of it and the two before. LVR data as of November 9, 2026.
Prices
How many Southern Highlands Homes with Basements homes are for sale at each price?
Southern Highlands Homes with Basements has 7 homes for sale. The most, 4, are priced between $750K and $1M.
Best communities
Where are the basement homes in Southern Highlands?
Most are in the Inverness section of Royal Highlands, a guard gated American West neighborhood that does not have its own page yet. Beyond that, basements here are custom work, so look at the custom home areas inside the golf club gates.
Community guide
What is it like to own a home with a basement in Las Vegas?
A basement is the quietest, coolest room in a Las Vegas house. It stays out of the summer sun, it is the easiest place for a theater, a gym, a wine room, or a playroom that can get loud, and it adds space without making the house look any bigger from the street. In Southern Highlands the best-known basement homes are American West's Inverness homes in Royal Highlands, a guard gated neighborhood north of the golf club, where each basement opens to a step-out terrace.
They are rare for a reason. Much of the valley sits on caliche, a hard, cement-like layer that makes digging slow and expensive, and with no frost line to get below, builders here put homes on a slab. A basement is a choice a builder or owner made on purpose, and you should treat it as a feature that needs its own inspection, beyond the extra square footage.
The tradeoffs are water and how the space is counted. Las Vegas is dry most of the year, but summer monsoon storms can send a lot of water across a lot in a short time, so grading, drains, and waterproofing around a basement matter more than the climate suggests. And since April 2022, appraisals for loans sold to Fannie Mae follow a measuring standard that reports any below-grade space apart from the home's main living area, even a finished one. A basement still adds value, but it is valued differently, which matters when you compare price per square foot. If what you really want is more room for family, also look at homes with casitas and three story homes.
Before you buy
What should you check before buying a Southern Highlands home with a basement?
Look hard for signs of water, confirm the basement was permitted and has proper exits, and find out how its square footage was counted before you remove contingencies.
- Signs of water
Ask your inspector to look for staining, white mineral deposits on walls or floors, musty smells, and fresh paint low on the walls. Ask the seller directly about any water, even once.
- Drainage and waterproofing
Check that the yard slopes away from the house, the drains around any window wells or stairwells are clear, and any sump pump works. Ask what waterproofing was used and whether a warranty transfers.
- Permits and finished space
If the basement was finished after the home was built, ask for the Clark County permit and final inspection. Unpermitted finished space is a problem at appraisal and at resale.
- Exits for any bedroom
A basement bedroom needs an emergency escape opening, such as a large window or a door to the outside, under the residential building code. A room without one is not a legal bedroom.
- How the square footage was counted
Compare the listing's square footage to the county assessor's record and ask whether the basement is included. Expect an appraiser to report it separately from the above-grade living area.
- Insurance and flood risk
Ask your agent about water backup coverage, which many policies leave out unless you add it, and check the address on the FEMA flood map.
- Two HOA resale packages
Royal Highlands and the golf club neighborhoods have their own associations on top of the Southern Highlands master association. Ask for every resale package, with dues, special assessments, and transfer fees.
Cost of ownership
What does it cost to own a Southern Highlands home with a basement?
At the live median list price of $985,000, with 20 percent down, the monthly payment below includes the loan, property tax, insurance, and the typical HOA dues here. Change any number to fit your budget.
Estimated monthly payment $5,765
- Principal and interest$4,981
- Property tax$493
- Home insurance$292
- 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 homes with basements just dropped their price?
Southern Highlands homes whose listings mention a basement, 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
$1,350,000102 days on market
6 bedrooms5 bathrooms5,266 square feet
11152 Campsie Fells Court, Las Vegas 89141
The Agency Las Vegas
Royal HighlandsIDX MLS 2797037
$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
Questions, answered
Questions people ask about Southern Highlands homes with basements
Why don't Las Vegas homes have basements?
Much of the valley has caliche, a hard layer that is expensive to dig through, and there is no deep frost line to build below, so a slab is cheaper. No code bans basements; they are just uncommon.
Where are the basement homes in Southern Highlands?
Most are in the Inverness section of Royal Highlands, a guard gated neighborhood American West built north of the golf club, where many estate-size homes have finished basements. A few custom homes elsewhere have them too.
Does a basement count in a home's square footage?
Not as above-grade living area in an appraisal for a Fannie Mae loan, which reports it separately. Listings vary, so ask how the square footage was counted.
Do basements in Las Vegas flood?
Most of the year it is dry, but monsoon storms in summer can bring a lot of water fast. Good grading, clear drains, a working sump pump where there is one, and sound waterproofing are what keep a basement dry.
Can a basement room be a bedroom?
Only with an emergency escape opening, such as a large egress window or a door to the outside, plus the permits for the finished space.
Can I add a basement to a Southern Highlands home?
It is rarely practical on an existing home because of the digging and the foundation work. On a new custom build it can be planned in, and the Southern Highlands design manual requires a basement to be mostly underground.
Are the Royal Highlands basement homes guard gated?
Yes. Royal Highlands, including the Inverness section, is a guard gated neighborhood inside Southern Highlands.
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.
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Lifestyles
Explore the Southern Highlands guideWhat other Southern Highlands homes have extra space?
Casitas, guest houses, three story homes, and large lots are the other ways to get more room here.
Sources
Where these numbers come from
- Listings, prices, and counts come from LVR through IDX, refreshed November 9, 2026.
- The market trend uses closed sales in Southern Highlands Homes with Basements over the last 12 months (12 sales), as of November 9, 2026.
- The payment calculator is illustrative. Rates, taxes, and insurance vary by lender, address, and buyer.
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