Homes for Sale in Providence, Las Vegas NV

Where Providence is

Providence sits in the upper northwest of Las Vegas, off the 215 near Hualapai Way, inside the larger area most people call Centennial Hills. If you know the parks, you know the map: the Promenade is at Elkhorn Road and Egan Crest, Knickerbocker Park is at Shaumber Road and Dorrell Lane, and Huckleberry Park is up at Farm Road and Egan Crest.

The zip code question. You'll see Providence listed under 89131 on some websites. The addresses say otherwise. Recent Providence listings on Redfin are almost all 89166, with a few in 89149, and the Promenade and Bozarth Elementary both carry 89166 addresses. Zip 89131 is the neighbor to the east, with Floyd Lamb Park, Gilcrease Orchard and Iron Mountain Ranch. Our 89131 zip guide covers that side. When a specific address matters for school zoning or a mortgage form, we check the parcel.

Providence is part of the greater Centennial Hills area, and Skye Canyon is right up the road to the northwest.

The parks in Providence

These are Providence's own parks, maintained by the Providence Master HOA (per the HOA's site).

If you play pickleball, Huckleberry is your park. If you have a dog and kids, Knickerbocker covers both at once. The Promenade is the small one, good for a walk after dinner.

Nearby, outside Providence

• Centennial Hills Park. The city's 120-acre park at 7207 N. Buffalo Drive, with an amphitheater that seats more than 3,000 on the grass, pickleball courts, a dog park and splash pads. The Centennial Hills YMCA and Library are right there on Buffalo too.
• Floyd Lamb Park at Tule Springs. A city park at 9200 Tule Springs Road with fishing ponds, horse trails, the old ranch buildings and a lot of peacocks. It's $6 per vehicle. Homes around it are covered on our Tule Springs page.
• Gilcrease Orchard. The nonprofit orchard at 7800 N. Tenaya Way. Go in the fall for apples and the pumpkin patch.
• Tule Springs Fossil Beds National Monument. 22,650 acres of open desert run by the National Park Service, with access off the north end of Durango.
• Mount Charleston and Lee Canyon. Up the 95 and Kyle Canyon Road, or Lee Canyon Road for the ski area.

The Providence Master HOA, explained

This is the part people search for most, so here it is.

Who it is. The Providence Master Homeowners Association covers the whole community. It's managed by CCMC, and it maintains the common areas and the three parks. Its website is providencelvhoa.com.

What it costs. The association says the 2026 master assessment stays at $150 a quarter, or $600 a year. Assessments are due January 1, April 1, July 1 and October 1.

The second bill. Many Providence neighborhoods also have a sub-association, and that's on top of the master. Two examples the master HOA publishes for 2026: Easton Place is $38 a quarter and Oxford Commons is $105 a quarter. Gated neighborhoods usually run higher because someone has to pay for the gates. Some neighborhoods have their own sub-HOA with its own manager, so the master HOA won't always have the number.

So when someone asks what the HOA is in Providence, the answer is $150 a quarter for the master, plus whatever your neighborhood's sub-association charges. Before you write an offer, we get the resale package, which lists both, plus any special assessments, violations on the home and the reserve situation. For how Providence stacks up against Skye Canyon, Sunstone and the rest of the northwest, see our northwest HOA guide.

One trap to watch: the resale package costs the seller money and takes time, and Nevada gives buyers a short window to review it and back out. We read it the day it arrives. Rules on RV parking, short-term rentals, solar and backyard structures all live in there.

Providence market data

Each number carries its source and period.

The comparison that matters: over the same three months, Providence's median was about $117,000 lower than Skye Canyon's, and homes sold faster. A median can't tell you everything about why, since the mix of homes that sold is different in each. But if you like the northwest and don't need a brand-new house, Providence is where your money tends to stretch further.

The Providence figure is from March, so treat it as a snapshot. For the current market, the 89166 zip numbers are the better read. We'll pull fresh sales for the specific neighborhood you like before you make an offer, because a two-story in a gated section and a single-story on the edge of Providence don't price the same.

Schools serving Providence

Providence is in the Clark County School District (CCSD). Zoning changes, so check any specific address with CCSD's zoning search before you count on it. Star ratings are the Nevada School Performance Framework for 2024-25 (5 is the top).

Bozarth Elementary is inside Providence on Egan Crest. Depending on which side of Providence you're on, you'll likely be zoned for Divich or Bozarth, Escobedo for middle school, and Arbor View or Centennial for high school, but confirm the address.

For charters, Somerset Academy Skye Canyon (K to 8, 5 stars) is up on Shaumber Road, and several Doral Academy campuses and Coral Academy Centennial Hills also earned 5 stars. Most charters enroll by lottery, so apply early.

What we check on a Providence resale

Buying resale in a 27-neighborhood master plan means the details change from street to street. We go through this list before you remove your inspection contingency.

1. Both HOAs. Master and sub-association dues, plus any special assessment either one has voted on. A new gate system or a repaint of the perimeter walls can show up as a one-time charge.
2. Solar panels. A lot of Las Vegas homes have them. Owned panels are a plus. Leased panels come with a contract you'd take over, with its own monthly payment and a credit check by the solar company. We get the lease early so it doesn't hold up closing.
3. Any special assessment on the tax bill. Ask title whether the property carries any special improvement district balance. It's more common in the newer master plans to the northwest, but it costs nothing to ask.
4. The pool. If there is one, get a separate pool inspection. Equipment, plaster and leaks are all cheaper to learn about before you own them. Pool season here starts as soon as it hits 100 degrees, and you don't want to find the leak in June.
5. Backyard power and gas. If there's no pool yet and you want one, check where the electrical panel sits and whether gas runs to the back. It changes what a pool, a built-in grill or a fire pit costs you later.
6. What's behind the back wall. A park is great until the Saturday tournament. A future road or a commercial pad is worth knowing about. We look at the city's planning maps on anything that backs up to open land.

Who Providence suits

It's a strong fit if you want a newer home in the northwest, good parks, a reasonable master HOA and a better price than Skye Canyon. If you have kids, the parks and the elementary school ratings are hard to argue with.

It's not the place for horses, a big shop or a no-HOA lifestyle. For that, look at the rural parts of Centennial Hills and Lone Mountain, which we cover on the Communities hub.

Working with Marc & Michelle in Providence

Marc has lived in the northwest since 1994, and Michelle has been in Las Vegas for 33 years. We know which Providence neighborhoods carry a sub-HOA, which ones are gated, and which streets back up to a park (good for some buyers, noisy for others). When you're selling in Providence, we'll price your home against the right neighborhood, not the whole zip.

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