Peccole Ranch is the established 640-acre master plan in west Las Vegas that most relocating buyers either don't know exists or confuse with Summerlin. Sitting immediately east of Summerlin along Charleston Boulevard and Sahara Avenue, the community spans 4,200-plus homes across 22 distinct sub-neighborhoods developed by the Peccole family beginning in 1989. The portfolio runs the full residential spectrum inside a single master plan: starter single-family homes in the $400,000 range, family neighborhoods at $500,000 to $800,000, guard-gated luxury at Queensridge ($800,000 to $3 million-plus), guard-gated golf living at Canyon Gate, and ultra-luxury high-rise condominiums at the One Queensridge Place twin 18-story towers ($500,000 to over $4 million for penthouse positions).
What separates Peccole Ranch from neighboring Summerlin is maturity, scale, and price entry point. Peccole Ranch is older (1989 launch vs Summerlin's 1990 commercial launch), smaller (640 acres vs Summerlin's 22,500 acres), and starts at a meaningfully lower price point ($400,000 entry vs Summerlin's $550,000+ for comparable square footage). The result is a community with the established tree canopy and settled neighborhood character that Summerlin's newer western villages cannot yet replicate, located at one of the best-connected positions in west Las Vegas for Strip commute, Downtown Summerlin access, and US-95 freeway egress. For relocating buyers who want the established west-valley address without the Summerlin price premium, Peccole Ranch is the structural value pick.
This guide is the buyer-side map for Peccole Ranch in 2026: what the 22 sub-neighborhoods look like (with the major ones broken out), what Queensridge and Canyon Gate offer at the guard-gated end, how the One Queensridge Place towers fit in, which schools serve the address, what HOA dues run across the umbrella, what the resale market looks like, and how Peccole Ranch compares to Summerlin and other established west-valley communities. Every dollar figure is sourced from public records and closing-file work referenced in the Sources & Methodology footer.
Peccole Ranch is a 640-acre established master plan in west Las Vegas, developed by the Peccole family since 1989, with over 4,200 homes across 22 distinct sub-neighborhoods. Home prices in 2026 run from approximately $400,000 for entry-tier resale single-family up to over $3 million in the Queensridge guard-gated luxury enclave. The community includes Queensridge (987-home guard-gated luxury), Canyon Gate (guard-gated golf), and the One Queensridge Place twin 18-story luxury towers. Master HOA dues range from $50 to $400 monthly depending on sub-neighborhood. Top schools include Scherkenbach Elementary (7/10), Canarelli Middle (7/10), and Palo Verde High (8/10). Strip commute is approximately 15 minutes via West Flamingo or Sahara; Downtown Summerlin is just 10 minutes.
- 640 acres / 4,200-plus homes across 22 sub-neighborhoods — broadest price spread inside a compact west-valley master plan.
- Queensridge: 987-home guard-gated luxury enclave; homes $800,000 to $3 million-plus.
- Canyon Gate: guard-gated golf community on 330 acres with mid-luxury family homes.
- One Queensridge Place: twin 18-story luxury condominium towers with Strip-and-mountain views.
- Mature tree canopy and settled neighborhood character — most established west Las Vegas master plan.
- Top-rated CCSD zoning: Palo Verde High School (8/10) is the same high school zoning as The Ridges in Summerlin.
- Strip commute approximately 15 minutes via West Flamingo or Sahara — fastest Strip commute of any west-valley master plan.
What exactly is Peccole Ranch in 2026?
Peccole Ranch is a master-planned residential community spanning 640 acres in west Las Vegas, bordered by Charleston Boulevard to the south, Sahara Avenue to the north, Durango Drive to the west, and Buffalo Drive to the east. The community was developed by the Peccole family (the historic Las Vegas ranching family who owned the original land going back to the early 20th century), with the formal master-plan launch in 1989 under William Peccole. Most of the community built out between 1989 and approximately 2005 across multiple national-builder phases, with the highest-tier Queensridge and One Queensridge Place projects completing in the 2000s and 2010s respectively.
As of spring 2026, the community contains over 4,200 single-family homes plus the 219 high-rise residential units in the One Queensridge Place twin towers. According to closed-sales data from the Las Vegas REALTORS MLS, Peccole Ranch generates approximately 140-200 closed transactions per quarter across the broader umbrella, with the highest single-sub-neighborhood volume coming from Sierra Madre, Pueblo at Peccole Ranch, and Terracina at Peccole Ranch (the established family-tier neighborhoods). ZIP codes spanning the community are 89117 and 89145.
The community is not guard-gated at the master-plan level — most sub-neighborhoods are open, with street access available from the surrounding arterials. Queensridge, Canyon Gate, and a small handful of smaller sub-associations operate as guard-gated enclaves within the broader open master plan. According to the Las Vegas Metropolitan Police Department public safety data, the west Las Vegas zone covering Peccole Ranch maintains crime rates well below the metro median, supporting the open-master-plan model.
Where is Peccole Ranch and why does the central western position matter?
Peccole Ranch occupies a structurally privileged position in west Las Vegas — sitting on the commercial corridor seam between Summerlin and central Las Vegas. The community is bounded by Sahara Avenue (the major east-west commercial corridor), Charleston Boulevard (the secondary east-west arterial), Durango Drive (north-south), and Buffalo Drive (north-south). Each of these four boundaries is a substantial commercial street with grocery stores, restaurants, medical facilities, and retail — meaning Peccole Ranch residents conduct most daily errands within a 5-minute drive without leaving the immediate area.
Commute geography from Peccole Ranch is among the best in west Las Vegas. According to Federal Highway Administration commute data, the typical 7-9 a.m. drive to the Strip via West Flamingo Road or Sahara Avenue runs approximately 15 to 20 minutes in normal conditions — faster than Summerlin (typically 22-30 minutes from western Summerlin villages), faster than Henderson master plans (typically 20-28 minutes), and faster than the northwest Las Vegas valley communities. Harry Reid International Airport via I-215 runs approximately 18 to 22 minutes. Downtown Summerlin shopping and dining is just 8 to 12 minutes west.
The location advantage is particularly meaningful for buyers who work or socialize in both Summerlin and central Las Vegas. Peccole Ranch sits at the geographic seam — close enough to Downtown Summerlin for daily access to Las Vegas Ballpark, City National Arena, and the Downtown Summerlin retail district; close enough to central Las Vegas (Spring Mountain Chinatown, Sahara West, Spring Valley restaurants) to anchor a non-Strip-centric Las Vegas lifestyle.
What sub-neighborhoods make up Peccole Ranch?
Peccole Ranch contains 22 distinct sub-neighborhoods spread across the 640-acre footprint, each with its own developer phase, architectural character, HOA structure, and price tier. The six most-trafficked sub-neighborhoods (by buyer search volume and transaction count) cover the full price spread inside the master plan.
| Sub-Neighborhood | Type | Gate Posture | 2026 Typical Price |
|---|---|---|---|
| Sierra Madre at Peccole Ranch | Entry-level single-family | Open | $400,000–$525,000 |
| Terracina at Peccole Ranch | Family single-family | Open | $450,000–$675,000 |
| Pueblo at Peccole Ranch | Mid-tier single-family, larger lots | Open | $500,000–$795,000 |
| Canyon Gate | Guard-gated golf community | 24/7 guard-gated | $700,000–$1,650,000 |
| Queensridge | Guard-gated ultra-luxury | 24/7 guard-gated | $800,000–$3,000,000+ |
| One Queensridge Place | Luxury high-rise condominiums | Hotel-style staffed | $500,000–$4,000,000+ |
The remaining 16 sub-neighborhoods fall mostly in the $475,000-$725,000 range and represent the volume tier of family single-family resale — wells of inventory that come up regularly and typically clear within 30-50 days. According to closed-sales data from the Las Vegas REALTORS MLS, the single most important pricing variable inside Peccole Ranch is sub-neighborhood-specific HOA structure — the open sub-neighborhoods carry materially lower carrying costs than the guard-gated Queensridge and Canyon Gate enclaves, and that difference compounds into the offer math more than buyers typically expect.
What is Queensridge and how does it anchor the master plan?
Queensridge is the 987-home guard-gated luxury enclave at the center of Peccole Ranch and the single most-recognized address inside the umbrella. Launched in the late 1990s and built out through the 2000s, Queensridge contains a mix of custom and semi-custom estates ranging from approximately 3,000 square feet on the smaller end to over 10,000 square feet at the trophy positions. The architectural mix is broader than the ultra-strict design codes at communities like Ascaya — Queensridge accommodates Mediterranean, transitional, contemporary, and select Tuscan vocabularies.
Home prices at Queensridge in 2026 run from approximately $800,000 for smaller older resale estates up to over $3,000,000 for the largest custom estates on premium-lot positions. The 2026 median completed Queensridge sale runs approximately $1,475,000 at a median of about $430 per square foot. According to closing-file analysis we run quarterly for the western Las Vegas luxury segment, Queensridge resale operates with median days-on-market of 70-100 days at the higher-tier price points (over $2M) and 45-65 days at the mid-luxury tier ($1M-$2M). The narrower buyer pool at the top end extends DOM versus the family-tier Peccole Ranch sub-neighborhoods.
The Queensridge HOA assessment runs approximately $300-$400 per month for the master association, covering 24/7 manned guard-gated entry, roving private patrol, master landscape maintenance, and reserve contributions. The Badlands Country Club golf course that originally bordered portions of Queensridge has been closed since 2017 and is the subject of ongoing development litigation between the property owner (EHB Companies) and the City of Las Vegas. Buyers in Queensridge today should evaluate the lot's specific orientation against the former golf course corridor and discuss the litigation status with their attorney during due diligence.
What is Canyon Gate and how does it differ from Queensridge?
Canyon Gate is the guard-gated golf community on the northern portion of Peccole Ranch, spanning approximately 330 acres around an operational private golf course. Launched in the mid-1990s, Canyon Gate offers a more family-and-golf-oriented alternative to Queensridge's ultra-luxury custom-estate posture. The community contains a mix of single-family homes ranging from approximately 2,400 square feet to 5,500 square feet, with the larger custom positions concentrated along the golf-course perimeter and the smaller production-builder positions on the interior streets.
Home prices at Canyon Gate in 2026 run from approximately $700,000 for smaller interior resale homes up to $1,650,000 for premium golf-course-frontage estates. The 2026 median completed Canyon Gate sale runs approximately $895,000 at a median of about $355 per square foot. The Canyon Gate HOA runs approximately $200-$285 per month for the master association, plus an optional Canyon Gate Country Club membership (initiation $20,000-$45,000 depending on category) for buyers who use the golf course. The membership is not required for property ownership — buyers can own at Canyon Gate without joining the club.
The choice between Queensridge and Canyon Gate is usually driven by golf preference and architectural style. Buyers who want a private golf course as a daily amenity and the mid-luxury price tier typically pick Canyon Gate. Buyers who want maximum privacy, the established Queensridge address recognition, and the higher price ceiling typically pick Queensridge. The two enclaves trade for similar mid-luxury buyers but rarely overlap on the same shortlist.
What are the One Queensridge Place luxury towers?
One Queensridge Place is the twin 18-story luxury high-rise condominium development located inside the Queensridge enclave. Completed in 2008-2009 at the peak of the pre-recession luxury construction wave, the two towers contain approximately 219 residential units ranging from approximately 1,800 square feet for the smaller plans up to over 7,000 square feet for the corner penthouses. The towers offer full-service hotel-style amenities including 24/7 concierge, valet, on-site spa and fitness center, residential lounge, wine cellar, and dedicated event space.
Home prices at One Queensridge Place in 2026 run from approximately $500,000 for the smallest entry-level plans up to over $4,000,000 for the largest penthouse positions with Strip-and-mountain views. The 2026 median One Queensridge sale runs approximately $995,000 at a median of about $510 per square foot (higher than the Queensridge single-family per-square-foot because of the building's amenity premium and tower position). HOA dues at One Queensridge Place are the highest in Peccole Ranch by a wide margin — approximately $1,200 to $2,400 per month depending on unit size, reflecting the hotel-style service program, building reserves, and amenity operating costs.
The towers occupy a structurally unique position in the west Las Vegas market. Most luxury high-rise inventory in the Las Vegas metro sits on the Strip corridor — Veer Towers, Waldorf Astoria, Mandarin Oriental, Vdara, Trump International, the Martin, the Ogden. One Queensridge Place is the largest off-Strip luxury high-rise in the metro and the only one offering the combination of Strip-corridor amenity quality with western-valley address and proximity to Summerlin's daily-life infrastructure. For buyers who want lock-and-leave luxury living with full hotel service but don't want a Strip address, One Queensridge Place is one of a small handful of options.
What HOA dues should buyers expect across Peccole Ranch?
HOA dues vary widely across the 22 sub-neighborhoods because each sub-association operates on its own assessment structure, amenity program, and gate posture. The full range runs from approximately $50 per month in the smallest open sub-neighborhood positions up to over $2,400 per month at One Queensridge Place for the largest penthouse units.
| Sub-Neighborhood | Master HOA Monthly | Includes | Optional Club |
|---|---|---|---|
| Sierra Madre / Terracina / Pueblo | $50–$110 | Common-area landscape, master governance | None included |
| Smaller family sub-associations (16 of 22) | $80–$185 | Landscape, sub-association reserves | None included |
| Canyon Gate | $200–$285 | 24/7 guard gate, patrol, landscape | Canyon Gate CC ($20K-$45K initiation) |
| Queensridge | $300–$400 | 24/7 guard gate, patrol, landscape | None inside the enclave |
| One Queensridge Place | $1,200–$2,400 | Hotel-style service, building reserves, amenities | All amenities included |
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 — the sub-association layering varies dramatically inside Peccole Ranch, and what looks like a $100 monthly HOA can carry a $185 sub-association layer on top depending on the specific street.
Which schools serve Peccole Ranch?
Peccole Ranch falls within the Clark County School District attendance area. According to GreatSchools ratings as of spring 2026, the assigned schools are William & Mary Scherkenbach Elementary (rating 7/10), Lawrence & Heidi Canarelli Middle School (7/10), and Palo Verde High School (8/10). Palo Verde High in particular is one of the higher-rated CCSD comprehensive high schools and shares the same attendance area with The Ridges and the western Summerlin villages — meaningful for relocating families who want the same high-school zoning as the ultra-luxury Summerlin addresses at a Peccole Ranch price point.
For private and charter alternatives within a 10-15 minute drive, the strongest options include The Meadows School (PreK-12 independent college prep — one of the top day schools in the Mountain West), Bishop Gorman High School (Catholic college prep), Mountain View Christian School (PreK-8), Doral Academy Pebble Campus (K-8 charter, 8/10 rating), and Sports Leadership & Management Academy (6-12 charter). The proximity to The Meadows School (approximately 5 minutes south on Sahara) is one of the strongest private-school advantages of any Las Vegas master plan — The Meadows draws ultra-luxury Summerlin families and the Peccole Ranch address sits within its natural commute radius.
What is the resale market like at Peccole Ranch?
Peccole Ranch resale operates as a healthy, mature 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, the Peccole Ranch picture looks like this:
- Median resale sale price: approximately $615,000
- Median price per square foot: approximately $285
- Median days on market: approximately 35-50 days
- Trailing-12 resale closings: approximately 580-720
- Median sale-to-list ratio: approximately 97.5%
The 35-to-50-day DOM is slightly faster than the broader west-valley resale median of 38-52 days, reflecting Peccole Ranch's structural advantages: established neighborhood character, mature trees, top-rated school zoning, and exceptional location. The most-resilient sub-neighborhood segments are the mid-tier open single-family (Pueblo, Terracina) for buyers who want the address without the guard-gated premium, and Queensridge ultra-luxury for the narrower but well-funded high-end buyer pool. Sierra Madre at the entry tier has been showing slightly extended DOM in 2026 (45-60 days) as the broader valley buyer's-market shift affects the entry-level price band more than the established mid-and-upper tiers.
According to Las Vegas REALTORS market reports, the west Las Vegas SFR resale segment in 2026 has been running approximately 97-99% of original list price on accepted offers, with another 1-3% of inspection-credit concessions negotiated during escrow. Peccole Ranch tracks slightly tighter on the sale-to-list ratio because the community's established reputation supports listing-price discipline more than newer competing master plans. We covered the broader regional buyer-market context in our national prices vs Las Vegas analysis.
What happened to the Badlands Golf Club site?
The Badlands Golf Club was a 27-hole championship course that originally operated within the Peccole Ranch master plan and bordered portions of Queensridge and other sub-neighborhoods. The course closed in 2017 when property owner EHB Companies (which had purchased the underlying real estate) sought to develop the land for residential use. The development application has been the subject of extended litigation between EHB Companies, the City of Las Vegas, and Queensridge homeowners who have opposed development on the former golf-course parcels.
As of spring 2026, the site remains undeveloped pending resolution of the litigation. Several appellate rulings have addressed the entitlement status, the application's compliance with the City of Las Vegas master-plan amendments, and the rights of adjacent property owners who purchased homes with the expectation of golf-course frontage. The litigation has been one of the most-watched land-use disputes in Las Vegas over the past decade.
For prospective Peccole Ranch buyers, the Badlands situation has practical implications. Lots that originally fronted the golf course now front undeveloped scrubland; future development scenarios range from continued open space (court-mandated) to residential infill at densities still being adjudicated. Buyers shopping homes on the former golf-course perimeter should review the lot's specific orientation against the litigation parcels, consult with their attorney during inspection contingency, and understand that the eventual outcome remains uncertain. The litigation status is a meaningful diligence item but has not materially affected pricing in non-perimeter Peccole Ranch sub-neighborhoods. For background on the broader land-use context, see the City of Las Vegas planning department.
How does Peccole Ranch compare to Summerlin and Spring Valley?
Three west Las Vegas master plans are most often considered alongside Peccole Ranch by relocating buyers: Summerlin (22,500 acres across the western valley with dozens of villages and price tiers $400K to $20M+), Peccole Ranch (640 acres, 22 sub-neighborhoods, $400K to $3M+), and the broader Spring Valley area (unincorporated Clark County, established 1970s-1990s, $350K to $1.2M price range). Each has a distinct character; the decision is usually driven by price entry point, established-vs-newer preference, and amenity priority.
| Dimension | Peccole Ranch | Summerlin | Spring Valley |
|---|---|---|---|
| Footprint | 640 acres | ~22,500 acres | ~33 square miles |
| Home count | 4,200+ | 50,000+ | ~75,000 |
| Established | 1989 | 1990 (commercial) | 1970s–1990s |
| Build status | Built out (resale) | Still building western villages | Built out (resale) |
| Price range (2026) | $400K–$3M+ | $400K–$20M+ | $350K–$1.2M |
| Median resale (2026) | $615K | $695K | $485K |
| Guard-gated options | Queensridge, Canyon Gate | Many (The Ridges, Red Rock CC, etc.) | Some (Spanish Hills, Spanish Trail) |
| Top high school | Palo Verde (8/10) | Palo Verde (8/10) | Spring Valley HS (5/10) |
| Strip commute (Flamingo) | ~15 min | ~22–30 min (western villages) | ~15–22 min |
| Master-plan amenity | Mature trees, central location | Downtown Summerlin, parks, golf | Mixed — county infrastructure |
The headline differences: Peccole Ranch is the established-and-central choice — best Strip commute, mature trees, top-rated high school zoning, mid-range price entry. Summerlin is the scale-and-amenity choice — vastly more amenity depth (Downtown Summerlin, multiple golf courses, the broader master-plan ecosystem), broader price range, newer western villages with new construction available. Spring Valley is the value play — lower price entry, larger total area, generally older housing stock with mixed school zoning. Buyers who can flex on price between $500K-$800K and want the established west-valley address typically end up choosing between Peccole Ranch and the eastern Summerlin villages on essentially equal terms — the decision often comes down to specific street and floor-plan availability rather than community-level differences.
If you'd like a private walkthrough of Peccole Ranch sub-neighborhoods, an introduction to the Queensridge or Canyon Gate sales offices, 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 Peccole Ranch sub-neighborhood for over 15 years.
Frequently Asked Questions
What is the price range across Peccole Ranch?
The full Peccole Ranch umbrella spans from approximately $400,000 in Sierra Madre and other entry-tier sub-neighborhoods up to over $3,000,000 in Queensridge's largest custom estates. The 2026 median resale runs approximately $615,000 at a median of about $285 per square foot. One Queensridge Place luxury condominiums add a separate price tier from approximately $500,000 up to over $4,000,000 for penthouse positions.
Is Peccole Ranch guard-gated?
Not at the master-plan level. Peccole Ranch is an open master plan with several guard-gated sub-communities inside it — primarily Queensridge (987 homes, 24/7 manned gate) and Canyon Gate (guard-gated golf community). The remaining 20 sub-neighborhoods are open with HOA-governed common areas. According to Las Vegas Metropolitan Police Department data, the west Las Vegas zone covering Peccole Ranch maintains crime rates well below the metro median.
What schools serve Peccole Ranch?
CCSD schools serving Peccole Ranch are Scherkenbach Elementary (7/10), Canarelli Middle (7/10), and Palo Verde High (8/10). The Palo Verde High zoning is the same that serves The Ridges in Summerlin — meaningful for families who want top-rated high school access without paying Summerlin luxury prices. Private and charter alternatives within 10 minutes include The Meadows School (PreK-12 independent), Bishop Gorman High, Mountain View Christian, and Doral Academy Pebble Campus.
What's the status of the Badlands Golf Club site?
The Badlands 27-hole course closed in 2017 when property owner EHB Companies sought to develop the land for residential use. Extended litigation with the City of Las Vegas and Queensridge homeowners has kept the site undeveloped through spring 2026. Lots originally fronting the former course should be evaluated with attorney consultation during inspection contingency — the eventual outcome remains uncertain. Non-perimeter Peccole Ranch sub-neighborhoods have not been materially affected.
How does One Queensridge Place HOA compare to other luxury condos?
One Queensridge Place HOA runs $1,200 to $2,400 per month depending on unit size, reflecting the hotel-style service (24/7 concierge, valet, on-site spa, fitness, residential lounge, wine cellar). That's comparable to off-Strip Henderson luxury high-rises and below Strip-corridor luxury towers (Veer, Waldorf, Mandarin) which typically run $1,800-$3,500 monthly for equivalent square footage.
How long is the commute from Peccole Ranch to the Strip?
The typical 7-9 a.m. commute from Peccole Ranch to the Las Vegas Strip via West Flamingo Road or Sahara Avenue runs approximately 15 to 20 minutes in normal conditions — the fastest Strip commute of any west-valley master plan. Harry Reid International Airport via I-215 runs approximately 18-22 minutes. Downtown Summerlin shopping is just 8-12 minutes west.
Which Sources Inform This Peccole Ranch Guide?
This guide draws on public records, MLS sales data, CCSD attendance maps, City of Las Vegas planning data, and closing-file work from buyer-and-seller representation across the Peccole Ranch master plan through Q1 2026. Authoritative sources cited above include: the City of Las Vegas planning department for entitlement and litigation context; 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 Las Vegas Metropolitan Police Department for west-valley crime data; the Federal Highway Administration for commute-time benchmarks; the U.S. Census Bureau American Community Survey for demographic data; the Mortgage Bankers Association for resale lending composition; and the Nevada Housing Division for down-payment-assistance program details applicable to first-time Peccole Ranch buyers. The recorded CC&Rs of the master association and sub-associations are referenced throughout for HOA, gate posture, and architectural review details.
For a Peccole Ranch sub-neighborhood walkthrough, Queensridge or Canyon Gate sales-office introduction, or a current list of available homes that meet your criteria, contact Chris Nevada directly at (702) 637-1759 or info@nevadagroup.com.
