Southern Highlands Homes with Low HOA Fees

Southern Highlands homes with low HOA fees for sale

Homes listed at $150 a month or less in HOA dues.

Rated 4.9 on Zillow from 88 reviews.

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20Homes listed
34Days on market
$258Price per sq ft
$590,000Median list price
LVR, updated November 9, 2026

Can you live in Southern Highlands with a low HOA fee?

Yes. Every owner pays the Southern Highlands master association, which is modest, and the homes with the lowest dues are the ones that pay little or nothing to a neighborhood association on top of it. There are 20 homes listed with HOA dues of $150 a month or less right now, at a median list price of $590,000.

  • The master association pays for the parks, the landscaped boulevards, and a 24-hour roving courtesy patrol.
  • Most neighborhoods add their own association, and gated ones cost more because the owners pay for the gates and private streets.
  • Homes inside the guard gated golf club pay several layers of dues and almost never show up on this list.
  • The HOA figure on a listing is what the listing agent entered. Some show only the master fee, so confirm the total.
  • A lower HOA usually means no gate on your street, but you still get the parks, trails, and patrol.

By Truman Fleming, updated October 2026

Price$500K to $750K
$350K$10M

Showing 16 of 20 homes

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Market

What is the market for low HOA homes in Southern Highlands doing?

Homes in Southern Highlands Homes with Low HOA Fees sold for a median of $605,000 over the last 12 months, usually in about 26 days at 96.8 percent of the original list price. With 94 homes for sale, that is 4.1 months of supply. Supply is balanced between buyers and sellers.

Median sold price
$605,000
Median days to sell
26
Sale to original price
96.8%
Months of supply
4.1

How competitive is the Southern Highlands Homes with Low HOA Fees market?

Homes in Southern Highlands Homes with Low HOA Fees sell close to the asking price. Over the last six months homes sold for a median 98.4 percent of their final asking price and 34 percent sold at or over asking. That is from 137 closed sales.

Median sold price by month

$0
$500K
$1M
$1.5M
$2M
$1.56M

Closed sales in Southern Highlands Homes with Low HOA Fees, last 12 months, 267 sales. LVR data as of November 9, 2026.

Prices

How many Southern Highlands Homes with Low HOA Fees homes are for sale at each price?

Southern Highlands Homes with Low HOA Fees has 94 homes for sale. The most, 23, are priced between $1.5M and $10M.

Best communities

Which Southern Highlands neighborhoods have the lowest HOA fees?

The lowest dues are on streets outside the gated neighborhoods, where owners pay the master association and little else. The gated neighborhoods below each add a fee, and the golf club adds the most.

Southern Highlands$436K to $8M · 3 homes
Cortona$460K to $580K · 4 homes
The LegendsGated Lennar homes with a neighborhood association on top of the master fee.
The Cove$729K to $1.4M · 4 homes
The MastersInside the guard gated golf club, where dues run well above this page's limit.
Olympia Ridge$3.5M to $3.7M · 2 homes
Community guide

What does a low HOA get you in Southern Highlands?

In Southern Highlands the HOA bill is a stack. Everyone pays the master association, which takes the cost of the parks, the landscaped boulevards, the courtesy patrol, and running the association and divides it by the number of homes. That part is modest. Then most neighborhoods add their own association for their own gate, streets, walls, and in some cases a pool. Inside the golf club, owners pay for staffed guard gates and private roads, and the total climbs fast.

So a home listed at $150 a month or less is usually on a street that is not behind its own gate, or in a small neighborhood with light dues. You give up the gate at the end of your street. You keep almost everything else: the same parks and walking trails, the same patrol, the same 15 minutes to the south end of the Strip, and the same address. For a lot of families that is the better trade, and over thirty years the difference in dues adds up to real money.

Two cautions. First, the HOA number on a listing is typed in by the listing agent, and some list only the master fee when there is a neighborhood fee too, or list a quarterly bill as monthly. Second, dues change. The master association sets its budget every year, and a neighborhood with a thin reserve can raise dues or levy a special assessment. The resale packages tell you both, and Nevada gives you 5 days after you receive them to back out. If you want a gate after all, see Southern Highlands gated homes, and for the full picture of the community, start with Southern Highlands.

Before you buy

What should you check before buying a low HOA home in Southern Highlands?

Get every resale package and add up the real monthly total, then check the reserves and any assessments before you remove contingencies.

  1. The real total, from every association

    Ask for the resale package from the Southern Highlands master association and any neighborhood association. Add them up, convert quarterly bills to monthly, and compare that to the number on the listing.

  2. Reserves and special assessments

    Low dues are only good news if the association is funded. Look at the reserve study and budget in the package, and ask whether any special assessment is pending or being discussed.

  3. Transfer and capital fees

    Some associations charge a transfer fee or a capital contribution when a home sells. Ask who pays each one in your contract.

  4. Your 5 day window

    Nevada law lets you cancel within 5 calendar days after you receive the resale package. Read it as soon as it arrives.

  5. 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.

  6. CC&Rs

    Read the covenants for the master association and any neighborhood, including rules on parking and exterior changes.

  7. 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.

  8. 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.

Cost of ownership

What does it cost to own a low HOA home in Southern Highlands?

At the live median list price of $590,000, with 20 percent down, the monthly payment below includes the loan, property tax, insurance, and HOA dues. Put in the real HOA total from the resale packages, and change any number to fit your budget.

Estimated monthly payment $3,487
  • Principal and interest$2,983
  • Property tax$295
  • Home insurance$208
  • HOA dues$0

Illustrative only. Your lender, the county assessor, and your insurer set the real numbers. Not a loan offer from VIPhomes.Vegas.

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Price reduced

Which low HOA homes in Southern Highlands just dropped their price?

38 homes in Southern Highlands Homes with Low HOA Fees have cut the price since listing.

Showing 6 of 38

See all 38 price reductions
Questions, answered

Questions people ask about HOA fees in Southern Highlands

How much are HOA fees in Southern Highlands?

Every owner pays the master association, which is modest, and most neighborhoods add their own fee. Gated neighborhoods cost more, and homes inside the guard gated golf club pay the most. Ask for every resale package to get the exact total.

What does the Southern Highlands master HOA cover?

The parks and landscaped common areas, a 24-hour roving courtesy patrol, and running the association, including insurance, utilities, and staff.

Are there homes in Southern Highlands with HOA under $150 a month?

Yes. This page lists them live, using the HOA amount on each listing. Confirm the total with the resale packages, since some listings show only the master fee.

Do low HOA homes in Southern Highlands still get the parks and patrol?

Yes. The parks, trails, and courtesy patrol are paid for by the master association, which every owner belongs to.

Why are HOA fees higher in the gated neighborhoods?

Owners in a gated neighborhood also pay for its gate, private streets, walls, and any amenities. Inside the golf club, they pay for staffed guard gates as well.

Can I cancel if the HOA documents surprise me?

In Nevada you can cancel within 5 calendar days after you receive the resale package, without penalty.

Does golf membership count toward HOA dues?

No. Southern Highlands Golf Club is private, and membership is separate and optional.

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.

Look up an addressClark County School District zoning search Read school reportsNevada Report Card
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Every way to search Southern Highlands

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Lifestyles

What other ways can you search Southern Highlands?

The full community page, the gated homes, and single story homes, plus price cuts and new listings.

Explore the Southern Highlands guide
Luxury homes59 for sale in Southern Highlands Golf course homes4 for sale in Southern Highlands Pool homes64 for sale in Southern Highlands Single story32 for sale in Southern Highlands 3 car garages61 for sale in Southern Highlands Strip views7 for sale in Southern Highlands
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 Low HOA Fees over the last 12 months (267 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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