Tule Springs Homes for Sale on the Las Vegas Side (89131)

Two places with one name

Watch the address. You search "Tule Springs homes for sale," you find a new build at a price that looks great, and it turns out to be in North Las Vegas, several miles east of the park the name came from.

The name goes back to the springs and the old Tule Springs Ranch, whose buildings still stand inside Floyd Lamb Park on the Las Vegas side. Over the years it spread. The biggest user of it today is the Villages at Tule Springs, a master plan in the City of North Las Vegas. When it broke ground, the Las Vegas Review-Journal reported 1,280 developable acres and up to 8,683 homes, with the first homes opening in 2018.

Neither side is better. They're different, and you should know which one you're looking at before you fall for a kitchen.

Different city also means a different planning department, different zoning code and a different set of rules for things like animals, sheds and home businesses. If a listing says Tule Springs, the first thing we do is check which city the parcel is in.

Prices on each side

These numbers use each source's own boundaries, so they're a guide, not a precise comparison.

Redfin draws its own line around what it calls Tule Springs, and that line isn't an official one. Still, the pattern is clear. The Las Vegas side has been selling for more, and part of that is lot size and the mix of homes. The 89085 figure comes from only 15 sales, so don't read much into its big drop.

What the Las Vegas side looks like

The 89131 side of Tule Springs is a patchwork. You'll find 2000s tract neighborhoods like Iron Mountain Ranch, a few gated pockets, and then streets where the sidewalk ends and the lots open up to half an acre or more. Those big-lot streets are part of the city's Rural Neighborhood Preservation areas, which allow no more than two homes per acre and allow animal keeping. Our Rural Preservation page explains the zoning.

That mix is why people come out here. You can live on a normal street with a normal HOA and still be a few minutes from horse trails and open desert. Or you can buy the half-acre with the barn and the RV gate and have no HOA at all.

One thing to know: not every address out here is in the city. By our read of Census Bureau boundary maps, roughly four fifths of the land in zip 89131 is inside Las Vegas city limits, and much of the rest is unincorporated Clark County. The county pockets have their own zoning. We look up the parcel before you write an offer, especially if you're planning on horses, a shop or a casita.

HOAs in Tule Springs

People search "Villages at Tule Springs HOA" a lot. That's the North Las Vegas master plan, and its associations are outside what this page covers. If you're shopping there, ask for the resale package from every association the home pays and read them together.

On the Las Vegas side there's no single Tule Springs HOA. Each subdivision has its own association, some neighborhoods like Iron Mountain Ranch layer a landscape association on top, and plenty of the rural lots have none. No HOA means no dues and no one telling you what color to paint your gate. It also means no one tells your neighbor either. We read the title report on no-HOA lots for private deed restrictions, which some older parcels carry.

Tule Springs Fossil Beds National Monument

Right past Floyd Lamb Park, the pavement runs out and the Ice Age starts. The National Park Service manages 22,650 acres here, created as a national monument on December 19, 2014. Mammoth and dire wolf fossils have come out of this ground.

From the Las Vegas side, the easy way in is the Moccasin and Durango parking area: take the Durango exit off the 95, head north on Durango past Floyd Lamb Park, and park where the street ends at Moccasin Road. There's a second parking area off Aliante Parkway on the North Las Vegas side.

Go early and bring water. The NPS says plainly that there's no visitor center, no shade, no water refill and no restrooms on site yet. In July, that's not a suggestion.

Gilcrease Orchard

Gilcrease Orchard at 7800 N. Tenaya Way is the other local landmark. It's run by the Gilcrease Orchard Foundation, a nonprofit. The fall harvest is the big event: for 2026 it runs Tuesdays, Thursdays, Saturdays and Sundays from September 26 through October 31, with a pumpkin patch, a corn maze, apple cider and cider donuts. Tickets are timed and weekend slots sell out, so book ahead (Hoodline, September 2026).

Schools serving the Las Vegas side

The Las Vegas side of Tule Springs is in the Clark County School District. Zoning follows the address, not the neighborhood name, so check any home with CCSD's zoning search. Schools in 89131 that buyers here ask about, with Nevada star ratings for 2024-25:

The charters mostly enroll by lottery, and the application windows come early in the year. The state announced 2025-26 ratings on September 15, 2026; we'll update these once the full list is out.

Getting around

Drive times from Floyd Lamb Park without traffic, from a routing calculation we ran in September 2026:

You're at the edge of the valley here, and it shows on the map. Most errands happen down by the 95 and the 215, like the Target on Sky Pointe Drive. If you want newer construction on the Las Vegas side, Providence is the master plan to look at west of here.

What we check before you buy here

1. Which city. Las Vegas, North Las Vegas or unincorporated county. It changes the zoning, the police, and who you call about the streetlight.
2. Which zip. 89131 is the Las Vegas side. If the listing says 89084, 89085 or 89086, you're in North Las Vegas.
3. Horses and animals. On the rural lots, we pull the parcel's zoning before you picture a barn. More in our horse property guide.
4. Well and septic. Some rural homes out here use them. Get both inspected.
5. The HOA stack. None, one or two. The resale package tells you.

Marc has lived in the northwest since 1994 and rides out of his mini ranch near Kyle Canyon, so we know the rural side of this area from horseback as well as from the MLS. See the rest of the zip on our 89131 guide, or head back to Centennial Hills.

Call or text Michelle at 702-250-7224 or Marc at 702-768-9670.