89166 Homes for Sale: The Newest Corner of Las Vegas
What part of Las Vegas is 89166?
On a map, 89166 is enormous. The Census Bureau puts its land area at about 175 square miles. Almost all of that is open desert and mountain west of town. By our read of Census Bureau boundary maps, only about 4% of the zip's land is inside Las Vegas city limits.
The part people actually live in is a much smaller strip along the 95 and the 215 on the valley's northwest edge: Providence around Hualapai Way, Skye Canyon farther up the 95 at the Skye Canyon Park Drive exit, and the Kyle Canyon builders around Kyle Canyon Road. Those neighborhoods are in the City of Las Vegas. Skye Canyon Park and Somerset Academy Skye Canyon both geocode inside city limits.
Keep going up Kyle Canyon Road toward the mountain and you eventually leave 89166. The village of Mount Charleston has its own zip, 89124.
Census numbers for the zip (U.S. Census Bureau, American Community Survey 2020 to 2024):
- Homes: about 11,200, counting apartments.
- Median year built: 2013.
- Owner-occupied: about 72% of occupied homes.
- Detached single-family: about 82% of homes.
Given how fast the builders have been working, both numbers are probably behind already.
Communities in 89166
Skye Canyon
A master plan off the 95 whose development started around 2014 to 2015, built around Skye Canyon Park with its fitness center, pool, splash pad and events. Several national builders have sold here. Skye Canyon has a special improvement district (SID), which we explain below.
Read more
Providence
The master plan around Hualapai Way, with its own master HOA (the office is at 7181 N. Hualapai Way, 89166). Providence often gets lumped in with 89131, but most Providence addresses we check are 89166.
Read more
Kyle Canyon
Newer tract homes close to the 95, including Arete and Creston by KB Home and Kyle Pointe by Tri Pointe. Details are in our Kyle Canyon builder communities guide.
Read morePart of Sunstone. The newest northwest master plan straddles the 95 area's zip lines, with parts in 89166 and parts in 89143. Check each address.
Part of La Madre Foothills. The streets under La Madre Mountain on the west side, split between 89166 and 89149. Some newer builds, some custom lots.
There's also a sliver of the Lone Mountain area on the zip's southwest side, mostly rural county land.
New build or resale in 89166?
This is the question for this zip, because it's one of the few places in the valley where you can buy either on the same block.
New build, the good parts: a warranty, new systems, energy code, and the chance to pick your finishes and plan the backyard before the slab goes in. That last one matters. If you want a pool, ask the builder for the pool electrical package, a gas line to the backyard and power at the back of the house before plans lock. Adding them later costs a lot more.
New build, the catch: the friendly person in the sales office works for the builder. Bring your own agent to the design center, from the first visit. Also, new homes in Las Vegas come with desert landscaping rules: under Southern Nevada Water Authority rules, new homes can't have grass in the front or back yard, and new pools are capped at 600 square feet. More on all of it in our new homes guide.
Resale, the good parts: landscaping that's grown in, window coverings already up, the backyard often done, and usually more room to negotiate. With a median of 60 days on market in 89166, sellers are listening.
Resale, the catch: a five-year-old house still needs an inspection. Builders' first phases sometimes had different specs than later ones, and you want to know what you're getting.
HOAs, master associations and the SID
We don't publish an HOA "range" for 89166, because the real range depends on which master plan and which neighborhood inside it, and the numbers change every budget year. What we can tell you is how it's built:
- Master association. Providence and Sunstone each have a master association, and Skye Canyon has its own HOA structure too. The master level usually covers the big parks, the common landscaping and the master-plan rules.
- Neighborhood HOA. Many builder neighborhoods inside a master plan have their own association on top, especially gated ones.
- SID in Skye Canyon. A special improvement district pays for infrastructure and shows up as an assessment, separate from HOA dues. We check the SID balance and whether it's paid off at closing during escrow.
The resale package, or the builder's disclosure on a new home, lists every one of these. We add them up so the monthly number you see matches what you'll actually pay.
Schools in and around 89166
89166 is in the Clark County School District. The city has said plainly that the Kyle Canyon area "severely lacks public schools," so check zoning before you buy for schools. Nevada star ratings for 2024-25:
| School | Level | Nevada stars (2024-25) |
|---|---|---|
| Somerset Academy Skye Canyon | Charter | 5 |
| Bozarth Elementary (on the 89149 line) | Elementary | 5 |
| Centennial High (in neighboring 89149) | High | 3 |
The 5-star northwest charters, including Doral Academy's Saddle, Red Rock and Fire Mesa campuses, are worth a look too. Most enroll by lottery, so check each campus's location and application window early. Check any address with CCSD's zoning search before you count on a school. The 2025-26 ratings were announced September 15, 2026, and we'll update this list when they're posted.
Questions about 89166? Call or text Michelle, or send a note and one of us will get back to you.
Getting around from 89166
From Skye Canyon Park, without traffic (our routing calculation, September 2026):
| To | Drive |
|---|---|
| Centennial Hills Hospital | about 6 minutes |
| Downtown Summerlin | about 19 minutes |
| Fremont Street | about 22 minutes |
| The Strip (Bellagio) | about 31 minutes |
| Harry Reid Airport | about 35 minutes |
| Lee Canyon ski area | about 47 minutes |
You're farther from the Strip than almost anyone in the valley, and closer to the mountain. For a lot of buyers, that's the point.
Life at the edge of town
The upside of living this far out is what's past your back wall. Kyle Canyon Road climbs toward Mount Charleston, and Lee Canyon's ski area is adding a new quad chair and five runs in its West Bowl for the 2026-27 season. Marc lives out that way, so ask him about the drive in January.
The downside is that most errands mean a drive toward the 95 or the 215, and summer is still summer. Pool season out here starts as soon as it hits 100 degrees. If you're buying a new build and want a pool, plan it at the design center, not the week after closing.
89166 market data
| Measure | Zip 89166 | Las Vegas (valley) |
|---|---|---|
| Median sale price | $509,779 | $475,000 (single-family) |
| Change from a year earlier | up 2.1% | down 1.0% |
| Median days on market | 60 | n/a |
| Homes sold | 232 (up 24.5%) | n/a |
| Sale price vs list price | 99.3% | n/a |
| Period and source | 3 months to Aug 2026, Redfin | Aug 2026, Las Vegas REALTORS |
Sales volume jumped by about a quarter from a year earlier, and prices held. Homes still sold close to asking, at 99.3% of list. With new builds competing against resales, that's a market where a resale seller has to price against the builder down the street, including whatever incentives the builder is offering that month.
Buying or selling in 89166
We'll go to the design center with you, and we'll tell you when a resale down the street is the better deal. Search homes for sale, or compare 89166 with the rest of our northwest Las Vegas communities.
Call or text Michelle at 702-250-7224 or Marc at 702-768-9670.
Frequently asked questions about 89166
What part of Las Vegas is 89166?
89166 is the far northwest edge of Las Vegas, west of the 95 and out toward the Spring Mountains. Its neighborhoods include Skye Canyon, Providence, the Kyle Canyon builder communities and parts of Sunstone and La Madre Foothills. Most of the zip's land is open desert and mountain; the homes sit along the 95 and the 215.
Is 89166 in the City of Las Vegas?
The neighborhoods mostly are. Skye Canyon, Providence and the Kyle Canyon builder communities are in Las Vegas city limits. But most of 89166's land is unincorporated Clark County desert and mountain, so only about 4% of its area is inside the city. Check any rural parcel.
Is Skye Canyon in 89166?
Yes. Skye Canyon is in 89166 and the City of Las Vegas, off the 95 at the Skye Canyon Park Drive exit. It has an HOA and a special improvement district, so check both the HOA dues and the SID balance when you buy.
Should I buy new or resale in 89166?
It depends on what you value. New builds give you a warranty and a say in the design, but bring your own agent to the design center. Resales usually come with finished landscaping and more room to negotiate, and 89166 homes took a median 60 days to sell in the three months to August 2026.
How much do homes cost in 89166?
Redfin put the 89166 median sale price at $509,779 for the three months to August 2026, up 2.1% from a year earlier. There were 232 sales, up 24.5%, and homes sold for 99.3% of list price on average.