Aliante is the premier master-planned community in North Las Vegas and the single development most responsible for transforming the city from an overlooked bedroom suburb into a desirable residential destination. Spanning 1,905 acres with over 6,500 homes, Aliante was launched in 2003 by American West Development and North Valley Enterprises and built out across multiple phases through approximately 2018. The community is anchored by four distinctive amenities rare to find together at this price point: an 18-hole Gary Panks championship golf course (the Aliante Golf Club), a 20-acre award-winning Nature Discovery Park with a lake and amphitheater, the AAA Four-Diamond Aliante Casino + Hotel + Spa resort within the community footprint, and Sun City Aliante — the Del Webb 55-plus active-adult sub-community.
What separates Aliante from the established Henderson and Summerlin master plans is price-to-amenity value. Home prices in 2026 run from approximately $300,000 for entry-tier resale up to approximately $650,000 for premium golf-course-frontage and newer-construction homes — a range that delivers master-planned community living with golf, nature park, and resort amenities at roughly 20-30% below comparable square footage in Summerlin or Henderson. For first-time buyers, relocating professionals, and 55-plus downsizers who want master-planned amenity quality without the western-or-southern-valley price premium, Aliante is one of the strongest structural value picks in the entire Las Vegas metro.
This guide is the buyer-side map for Aliante in 2026: what the six recognizable sub-neighborhoods look like, what Sun City Aliante and Club Aliante (the guard-gated golf section) offer, how the Aliante Casino and Nature Discovery Park factor into daily life, which schools serve the address, what HOA dues run across the umbrella, what the resale market is doing, and how Aliante compares to Valley Vista and Villages of Tule Springs — the other North Las Vegas master plans most often considered alongside Aliante. Every dollar figure is sourced from public records and closing-file work referenced in the Sources & Methodology footer.
Aliante is a 1,905-acre master-planned community in North Las Vegas, developed since 2003 by American West Development and North Valley Enterprises, with over 6,500 homes across six sub-neighborhoods. Home prices in 2026 run from approximately $300,000 for entry-tier resale up to approximately $650,000 for premium golf-frontage and newer-construction homes. The community is anchored by the Aliante Golf Club (Gary Panks-designed 18-hole championship course), the Aliante Nature Discovery Park (20 acres with a lake), the Aliante Casino + Hotel + Spa AAA Four-Diamond resort, and Sun City Aliante (Del Webb 55-plus). HOA dues range $50 to $175 monthly depending on sub-neighborhood. Top schools include Bass Elementary (7/10), Harney Middle (6/10), Legacy High (5/10). Strip commute is 20-25 minutes via I-15.
- 1,905 acres / 6,500-plus homes — the largest and most established master-planned community in North Las Vegas.
- Price range $300,000 to $650,000 — roughly 20-30% below comparable Summerlin or Henderson square footage.
- Aliante Golf Club: 18-hole Gary Panks championship course winding through the community, public play with resident preferred rates.
- Aliante Nature Discovery Park: award-winning 20-acre park with a lake, amphitheater, interactive water features, and trail connections.
- Aliante Casino + Hotel + Spa: AAA Four-Diamond resort with dining, gaming, spa, and entertainment inside the community footprint.
- Sun City Aliante: Del Webb 55-plus active-adult sub-community with single-story dominant floor plans and recreation center.
- Strip commute approximately 20-25 minutes via I-15; Harry Reid Airport approximately 28-32 minutes; downtown Las Vegas just 15 minutes.
What exactly is Aliante in 2026?
Aliante is a master-planned residential community spanning approximately 1,905 acres in North Las Vegas, Nevada — the largest single master-planned community in the city by both acreage and home count. According to the City of North Las Vegas community development department, the master plan was originally entitled in the early 2000s by American West Development in joint venture with North Valley Enterprises and built out across multiple phases from 2003 through approximately 2018. As of spring 2026, the community contains over 6,500 single-family homes plus approximately 2,200 additional homes in Sun City Aliante (the Del Webb 55-plus sub-community inside the master plan).
The community is not guard-gated at the master-plan level — most sub-neighborhoods operate as open neighborhoods with street access from the surrounding arterials. Club Aliante (the guard-gated golf-adjacent sub-section), Sun City Aliante (controlled-access amenities), and a small number of smaller sub-associations operate gated or controlled-access positions within the broader open master plan. According to closed-sales data from the Las Vegas REALTORS MLS, Aliante generates approximately 220-300 closed transactions per quarter across the broader umbrella, with the largest volume coming from the established mid-tier family neighborhoods and Sun City Aliante.
ZIP codes spanning the community are 89084 and 89085. According to the U.S. Census Bureau American Community Survey, the area's population approaches 22,000 with a median age of 36 — significantly younger than the metro median, reflecting the family-and-first-time-buyer-heavy demographic mix the community attracts. The 55-plus Sun City Aliante sub-community runs older skew (median age near 65) and is counted separately in some Census tract data.
Where is Aliante located and why does the North Las Vegas position matter?
Aliante occupies the northern portion of North Las Vegas along Aliante Parkway, bounded roughly by Tropical Parkway to the south, the I-215 northern beltway extension to the north, US-95 to the west, and the open desert toward the Sheep Range to the east. The community sits at the gateway to the I-215 northern expansion — a long-running infrastructure improvement that has gradually shortened the commute from the northern valley to Summerlin, the airport, and the Strip. The North Las Vegas city civic core (city hall, the police department headquarters, the federal courthouse, and the burgeoning North Las Vegas commercial corridor) is approximately 8 minutes south.
Commute geography from Aliante is competitive for the Strip and downtown, less so for the southern valley. According to Federal Highway Administration commute data, the typical 7-9 a.m. drive from Aliante to the Strip via I-15 South runs approximately 20 to 25 minutes, downtown Las Vegas runs approximately 15 to 20 minutes, Summerlin via US-95 West runs approximately 22 to 28 minutes, and Harry Reid International Airport via I-15 and I-215 runs approximately 28 to 32 minutes. The single most important commute fact about Aliante is the 15-to-20-minute downtown access — significantly faster than Henderson master plans (typically 28-35 minutes) and competitive with the central Las Vegas neighborhoods.
The North Las Vegas position also matters for proximity to the Apex Industrial Park employment corridor (approximately 18 minutes north on I-15), which has been the fastest-growing employment hub in southern Nevada over the past decade. Major employers including the Faraday Future plant, the Hyperloop test track facility, multiple Amazon and FedEx distribution centers, and the Kroger national fulfillment center sit within the Apex corridor — and Aliante is the closest established master-planned community to the corridor. We covered the broader Apex employment dynamic in our North Las Vegas Apex industrial boom analysis.
What sub-neighborhoods make up Aliante?
Aliante is organized into six recognizable sub-neighborhood groupings spread across the 1,905-acre footprint. Each grouping has a distinct character, builder mix, and price tier driven by phase of construction, amenity proximity, and lot size.
| Sub-Neighborhood | Type | Gate Posture | 2026 Typical Price |
|---|---|---|---|
| Entry Neighborhoods | Entry-level single-family | Open | $300,000–$395,000 |
| Sun City Aliante | Del Webb 55-plus active adult | Open w/ controlled amenities | $300,000–$525,000 |
| Aliante Village | Established core single-family | Open | $350,000–$495,000 |
| Discovery Park Area | Amenity-adjacent single-family | Open | $375,000–$535,000 |
| North Aliante | Newer-phase single-family | Open | $400,000–$575,000 |
| Club Aliante | Guard-gated golf-adjacent | 24/7 guard-gated | $475,000–$650,000 |
The strongest pricing variable inside Aliante is amenity adjacency — specifically golf-course frontage at Club Aliante, lake-and-park proximity in the Discovery Park Area, and the controlled-access amenity premium at Sun City Aliante. According to closing-file data we have reviewed across multiple Aliante transactions, a Club Aliante golf-frontage home typically commands a $35,000-$65,000 premium over equivalent square footage in the open-non-frontage North Aliante sub-neighborhood. Discovery Park-adjacent homes typically command a $20,000-$40,000 premium over the equivalent floor plan two streets removed from the park.
What is Sun City Aliante like for 55-plus buyers?
Sun City Aliante is the Del Webb-developed 55-plus active-adult sub-community within the broader Aliante master plan. According to Del Webb's published community profile, Sun City Aliante contains approximately 2,200 single-story-dominant homes with a private recreation center, outdoor pool, fitness facility, multiple tennis and pickleball courts, walking trails, a community library, and organized resident clubs across cycling, hiking, ceramics, woodworking, and competitive cards.
Home prices in Sun City Aliante run from approximately $300,000 for the smallest entry-tier single-story plans up to approximately $525,000 for the largest premium-lot plans with upgraded interior packages. The 2026 median Sun City Aliante resale runs approximately $385,000 at a median of about $235 per square foot — meaningfully lower per-square-foot than Sun City Anthem (the largest 55-plus community in the metro, where the median runs near $495,000) or Sun City Summerlin (similar mid-$400K median). HOA dues run approximately $95-$145 per month covering the full amenity program.
For 55-plus buyers comparing across the metro's Del Webb communities, Sun City Aliante is the structural value pick. The amenity quality is somewhat lighter than Sun City Anthem (Aliante has one recreation center vs Anthem's three) but the price entry is approximately $90,000-$110,000 lower for equivalent square footage. Buyers who don't need the largest possible amenity footprint but want full Del Webb active-adult living at the most accessible price point typically land at Sun City Aliante. For a broader view of every 55-plus option in the metro, see our complete guide to 55-plus communities in Las Vegas.
What does Club Aliante offer for golf-and-guard-gated buyers?
Club Aliante is the guard-gated golf-adjacent sub-community sitting along the perimeter of the Aliante Golf Club championship course. The community contains a smaller premium-tier set of homes with golf-course frontage or near-frontage positions, 24/7 manned guard gate, and a slightly elevated architectural posture (mixed contemporary and transitional Mediterranean) versus the open Aliante sub-neighborhoods. Home prices run from approximately $475,000 for the smaller older plans up to approximately $650,000 for the largest premium-frontage estates.
The Aliante Golf Club itself is an 18-hole championship course designed by Gary Panks. According to the Aliante Golf Club's published course information, the course is rated among the better public courses in the northern Las Vegas valley with traditional desert-mountain layout, generous fairways, and substantial elevation change across the 7,000-yard back tees. The course operates as public play with preferred rates and priority tee times for Aliante residents — a meaningful structural advantage versus communities like Anthem Country Club where golf access is membership-only and requires significant initiation fees.
Club Aliante HOA dues run approximately $160-$200 per month, covering 24/7 guard gate, roving private patrol, master landscape maintenance, and reserve contributions. No country-club membership is required — golf access at Aliante Golf Club is available to all residents and the broader public on the same preferred-rate basis.
What does the Aliante Casino + Hotel + Spa add to daily life?
The Aliante Casino + Hotel + Spa is a AAA Four-Diamond resort property operated by Boyd Gaming and located at the eastern edge of the Aliante master plan along Aliante Parkway. According to Boyd Gaming's published property profile, the resort spans approximately 40 acres and includes approximately 200 hotel rooms and suites, a 100,000-square-foot casino, multiple signature restaurants (ETA Restaurant, MRKT Sea & Land, Bistro 57, the Salted Lime, and the rotating chef-led concepts), a full-service spa, an outdoor resort pool complex, and an event center hosting concerts, conferences, and weekend entertainment programming.
The resort is not a community amenity — Aliante residents pay normal published rates. What matters for daily life is proximity. The resort restaurants are the de-facto upscale dining row for the northern valley — the closest Four-Diamond dining for Aliante, Tule Springs, and broader NLV residents. The event center hosts a year-round concert calendar (including national touring acts).
The combination of golf, nature park, casino resort, and Sun City within one master plan is structurally unique in the Las Vegas valley. No other metro master plan delivers a Four-Diamond resort inside its footprint at this price point. The Henderson equivalent — the Green Valley Ranch Resort inside Green Valley Ranch — sits at meaningfully higher price levels.
What is the Aliante Nature Discovery Park?
The Aliante Nature Discovery Park is the 20-acre award-winning public park at the geographic center of the Aliante master plan and the single most-distinctive park amenity in North Las Vegas. According to the City of North Las Vegas Parks & Recreation department, the park includes a small lake (stocked seasonally by Nevada Department of Wildlife for catch-and-release fishing), nature trails with interpretive signage, an outdoor amphitheater hosting summer concerts and family movie nights, a children's adventure playground, interactive water features and splash pad, and picnic pavilions for community gatherings.
The park has won multiple state and national park-design awards since its 2008 completion and draws visitors from across the broader Las Vegas valley. The park hosts approximately 35-50 community events per year including a year-round Saturday farmers market, summer concerts, and family movie nights. The amphitheater and lakeside positioning give the park a regional-amenity feel that the typical neighborhood park can't match.
For Aliante buyers, lot proximity to Discovery Park is a quantifiable resale lever. Discovery Park-adjacent homes (within a 5-minute walk of the park entrance) typically command a $20,000-$40,000 premium over the equivalent floor plan two streets removed.
Which schools serve Aliante?
Aliante falls within the Clark County School District attendance area. According to GreatSchools ratings as of spring 2026, the assigned schools are John C. Bass Elementary (rating 7/10), Kathleen & Tim Harney Middle School (6/10), and Legacy High School (5/10). The Bass Elementary rating is one of the stronger ratings in the North Las Vegas zone; the Legacy High rating sits below the Henderson and Summerlin alternatives but matches typical North Las Vegas comprehensive high school ratings.
For private and charter alternatives within a 15-minute drive, the strongest options include Bishop Gorman High School (the Diocese of Las Vegas Catholic college prep, located in southwest Las Vegas), Faith Lutheran Middle School and High School (Summerlin Christian college prep), American Preparatory Academy (K-12 private), Somerset Academy North Las Vegas (K-8 charter, 8/10 rating), and Doral Academy of Nevada (K-8 charter, 9/10 rating). According to the Nevada State Public Charter School Authority, Somerset Academy North Las Vegas is among the strongest charter performers in the northern valley and runs multi-year kindergarten waitlists.
For families who need top-rated public schools as a non-negotiable, Anthem or Green Valley Ranch are usually a better starting point. For families who can use charter or private alternatives — or who weight Aliante's price-and-amenity advantages over public ratings — the Aliante school zoning is workable.
What HOA dues should buyers expect across Aliante?
HOA dues vary by sub-neighborhood within Aliante because each sub-association operates on its own assessment structure. The full range runs from approximately $50 per month in the smallest open sub-neighborhood positions up to approximately $200 per month at Club Aliante before considering the Sun City Aliante amenity-included assessment.
| Sub-Neighborhood | Master HOA Monthly | Includes | Optional Add-Ons |
|---|---|---|---|
| Entry Neighborhoods | $50–$95 | Master common areas, governance | Golf at preferred resident rates |
| Aliante Village | $65–$110 | Common areas, sub-association reserves | Golf at preferred resident rates |
| Discovery Park Area | $75–$125 | Common areas, park-adjacent landscape | Golf at preferred resident rates |
| North Aliante | $80–$130 | Common areas, newer-phase reserves | Golf at preferred resident rates |
| Sun City Aliante | $95–$145 | Recreation center, pool, clubs, programming | Golf at preferred resident rates |
| Club Aliante | $160–$200 | 24/7 guard gate, patrol, master landscape | Golf at preferred resident rates |
According to Nevada Revised Statutes Chapter 116, Nevada common-interest community law requires HOAs to provide annual budget disclosures, reserve study summaries, and CC&R copies during the resale-disclosure window. Always request the 9.5 resale package within 48 hours of contract acceptance — Aliante's sub-association structure varies by street, and what looks like a $75 monthly master HOA can carry a $50 sub-association layer on top depending on the specific position. The Aliante Golf Club resident preferred-rate program is included with every Aliante address at no additional dues — buyers can use the golf course at substantially discounted rates without joining any country club or paying initiation.
What is the resale market like at Aliante in 2026?
Aliante resale operates as a healthy, deep, value-tier market with consistent transaction volume across the sub-neighborhoods. According to closed-sales data from the Las Vegas REALTORS MLS for the trailing 12 months through Q1 2026:
- Median resale sale price: approximately $405,000
- Median price per square foot: approximately $210
- Median days on market: approximately 40-55 days
- Trailing-12 resale closings: approximately 900-1,100
- Median sale-to-list ratio: approximately 97%
- Inspection-credit negotiated during escrow: approximately 0.5%-2% of purchase price on most deals
The 40-to-55-day DOM reflects the broader 2026 valley buyer's-market shift more than Aliante-specific dynamics — North Las Vegas resale segments generally have shifted to longer DOM in 2026 as inventory has rebuilt and buyer leverage has improved. According to Las Vegas REALTORS monthly statistics, the broader North Las Vegas SFR resale segment in 2026 has been running median DOM near 45 days valley-wide. Aliante tracks slightly faster than the broader NLV median because the community's master-plan amenity package gives sellers a structural pricing advantage.
The two most-resilient sub-segments in Aliante 2026 resale are (1) Discovery Park-adjacent family homes and (2) Sun City Aliante single-story plans for the 55-plus downsizer pool. Both segments are pulling near-list pricing within 30-45 days when priced correctly. The slowest segment is the entry-tier Entry Neighborhoods at the lowest price point — those listings can take 55-75 days when inventory of similar plans is heavy. We covered the broader regional buyer-market dynamic in our national prices vs Las Vegas buyer market analysis.
What financing options work for Aliante buyers in 2026?
Aliante purchases split across a typical Las Vegas value-tier financing mix. According to closing-file work and Mortgage Bankers Association data, Aliante transactions in 2026 are running approximately 30% conventional at 10-20% down, 30% FHA at 3.5% down, 20% VA at 0% down (Nellis AFB relocators in particular — Nellis sits approximately 12 minutes east), 15% cash (heavier than other NLV master plans because of Sun City Aliante retiree buyers paying from prior-home equity), and 5% specialty programs.
For first-time Aliante buyers, the FHA plus Nevada Home Is Possible combination is the highest-leverage program. According to the Nevada Housing Division, Home Is Possible can provide a grant of approximately 4-5% of the loan amount that effectively reduces FHA's 3.5% down payment to approximately $0 out of pocket. On a $375,000 Aliante purchase that eliminates the $13,125 FHA down payment, with the buyer still responsible for closing costs and prepaid escrows ($6,000-$10,000). See our Las Vegas housing down payments analysis and the FHA buyer playbook for Las Vegas in 2026 for deeper detail.
How does Aliante compare to Valley Vista and Tule Springs?
Three North Las Vegas master plans are most often considered alongside Aliante by relocating buyers: Aliante (1,905 acres, 6,500+ homes, established 2003, $300K-$650K), Valley Vista (newer master plan west of Aliante, active new construction, similar price tier), and Villages of Tule Springs (further north, active new construction with D.R. Horton and other production builders). The decision among them is usually driven by build status preference (established resale vs new construction), amenity priority, and specific commute geography.
| Dimension | Aliante | Valley Vista | Villages of Tule Springs |
|---|---|---|---|
| Year established | 2003 | 2018 | 2015 |
| Footprint | 1,905 acres | ~1,500 acres | ~2,400 acres |
| Home count (2026) | 6,500+ | ~2,800 | ~4,500 |
| Build status | Built out (resale) | Active mid-build | Active mid-build |
| Price range (2026) | $300K–$650K | $370K–$700K | $345K–$600K |
| Median resale (2026) | $405K | $435K | $395K |
| Golf course inside | Yes (Aliante GC) | No | No |
| Resort/casino anchor | Aliante Casino (4-Diamond) | None | None |
| Major nature park | Yes (Discovery Park, 20 acres) | Community parks (smaller) | Floyd Lamb adjacent |
| 55-plus option inside | Yes (Sun City Aliante) | No | No |
| Strip commute (I-15) | ~20-25 min | ~22-28 min | ~28-35 min |
| Master HOA monthly | $50–$200 | $95–$165 | $110–$175 |
The headline differences: Aliante is the established-and-amenity-rich choice — the only NLV master plan with golf, a major nature park, a Four-Diamond resort casino, and a 55-plus community all inside one footprint. Valley Vista is the newer-construction choice — modern floor plans, builder warranties, active production phases, slightly tighter community design. Villages of Tule Springs is the value-and-newest choice — entry-tier pricing, active D.R. Horton and other production builders, closer to Floyd Lamb Park and the BLM open desert.
For buyers who want a settled, established community with the full amenity package, Aliante is the structural pick. For buyers who specifically want new construction with builder warranty, Valley Vista or Villages of Tule Springs are stronger options. For 55-plus buyers, Sun City Aliante is the only Del Webb option inside any North Las Vegas master plan. For a broader view of the NLV neighborhood landscape, see our best North Las Vegas neighborhoods for buyers post and the North Las Vegas vs Henderson comparison.
If you'd like a private walkthrough of Aliante sub-neighborhoods, an introduction to the Sun City Aliante sales office, or a current list of available homes that meet your criteria, the most direct path is to text or call Chris Nevada at (702) 637-1759. We have represented buyers and sellers across every Aliante sub-neighborhood for over a decade.
Frequently Asked Questions
What is the price range across Aliante?
The full Aliante umbrella spans from approximately $300,000 in Sun City Aliante and the Entry Neighborhoods up to approximately $650,000 in Club Aliante's premium golf-frontage positions. The 2026 median resale runs approximately $405,000 at a median of about $210 per square foot. That pricing is roughly 20-30% below comparable square footage in Summerlin or Henderson.
Is Aliante guard-gated?
Not at the master-plan level. Aliante is an open master plan with Club Aliante operating as a 24/7 manned guard-gated sub-community along the golf course perimeter, and Sun City Aliante operating as a controlled-access amenities-only community. The remaining sub-neighborhoods are open with HOA-governed common areas.
Do you have to pay to use the Aliante Golf Club?
Yes — Aliante Golf Club is public-play with greens fees per round, but Aliante residents receive preferred rates and priority tee times at no additional HOA cost. There is no country-club membership requirement and no initiation fee. The preferred-rate program is included with every Aliante address.
What is Sun City Aliante?
Sun City Aliante is the Del Webb 55-plus active-adult sub-community within the broader Aliante master plan. It contains approximately 2,200 single-story-dominant homes with a private recreation center, pool, fitness facility, tennis and pickleball courts, walking trails, and organized resident clubs. Home prices run $300,000 to $525,000 — meaningfully below Sun City Anthem and Sun City Summerlin equivalents.
Which schools serve Aliante?
CCSD schools serving Aliante are John C. Bass Elementary (7/10), Kathleen & Tim Harney Middle School (6/10), and Legacy High School (5/10). Charter alternatives within 15 minutes include Somerset Academy North Las Vegas (8/10), Doral Academy of Nevada (9/10), and American Preparatory Academy. Private options include Bishop Gorman, Faith Lutheran, and American Prep.
How long is the commute from Aliante to the Strip?
The typical 7-9 a.m. commute from Aliante to the Las Vegas Strip via I-15 South runs approximately 20-25 minutes in normal conditions. Downtown Las Vegas is approximately 15-20 minutes — significantly faster than Henderson master plans. Harry Reid International Airport via I-15 and I-215 is approximately 28-32 minutes. The Apex Industrial Park employment corridor is approximately 18 minutes north on I-15.
Which Sources Inform This Aliante Guide?
This guide draws on public records, MLS sales data, CCSD attendance maps, City of North Las Vegas zoning and parks data, builder published cost ranges, and closing-file work from buyer-and-seller representation across the Aliante master plan through Q1 2026. Authoritative sources cited above include: the City of North Las Vegas for entitlement, zoning, and parks programming; the Clark County School District for school attendance boundaries; GreatSchools for school ratings; Las Vegas REALTORS for resale market statistics; Nevada Revised Statutes Chapter 116 for common-interest community law; the U.S. Census Bureau American Community Survey for demographic data; the Federal Highway Administration for commute-time benchmarks; the Nevada State Public Charter School Authority for charter enrollment trends; the Nevada Department of Wildlife for Discovery Park fishing stocking; Del Webb for Sun City Aliante community details; Boyd Gaming for Aliante Casino + Hotel + Spa property details; the Mortgage Bankers Association for purchase loan composition; and the Nevada Housing Division for Home Is Possible down-payment-assistance program details.
For an Aliante sub-neighborhood walkthrough, Sun City Aliante or Club Aliante introduction, or a current list of available homes that meet your criteria, contact Chris Nevada directly at (702) 637-1759 or info@nevadagroup.com.
