Henderson luxury buyers shopping for a tightly curated Italian-themed architectural vocabulary, smaller community scale than the broader Calico Ridge corridor, hillside grade with direct Strip and valley views, and a guard-gated framework that delivers genuine perimeter security consistently end up touring one community: Roma Hills. Built primarily 2002–2010 along the Henderson hillsides east of Anthem and adjacent to Calico Ridge, Roma Hills holds approximately 310 custom and semi-custom estates organized into roughly five named sub-neighborhoods. Italian and Tuscan architecture dominates the buildout with strict palette and material standards enforced by the master HOA. The single-perimeter guard gate, the consistent architectural vocabulary, and the hillside view orientation define the community.
This guide answers what every buyer asks before a Roma Hills tour: where the community sits inside the Henderson hillside corridor, what 2026 closings actually look like, how the sub-neighborhoods are organized, what schools serve the area, and how Roma Hills stacks up against Calico Ridge, Madeira Canyon, and the broader Lake Las Vegas corridor. Numbers come from GLVAR MLS data, the Roma Hills Master HOA, Clark County Assessor records, and the 789 transactions my team at Nevada Real Estate Group closed across the valley in 2025.
Roma Hills is a Henderson hillside guard-gated community (ZIP 89011) located east of Anthem and adjacent to Calico Ridge. The community holds approximately 310 custom and semi-custom estates built primarily 2002–2010, with Italian and Tuscan architecture enforced consistently across the perimeter. Lots typically span 0.20 to 0.55 acres, and homes range 2,800 to 5,500+ square feet. 2026 closings typically run $895,000 to $2.4M, with the median at approximately $1.2M and a $355 median price per square foot. Roma Hills trades at a meaningful premium to the broader Calico Ridge corridor primarily because of the smaller community scale, single-perimeter guard gate, and tighter Italian architectural vocabulary.
- Roma Hills sits in ZIP 89011 along the Henderson hillsides east of Anthem and adjacent to Calico Ridge.
- Approximately 310 custom and semi-custom estates built primarily 2002–2010 across five named sub-neighborhoods.
- 2026 median close is approximately $1.2M at $355/sqft — meaningfully above Calico Ridge ($895K median) but below MacDonald Highlands ($3.85M).
- Italian and Tuscan architecture enforced consistently across the community by the Master HOA architectural review board.
- Most buyers cross-shop Calico Ridge (adjacent, broader corridor), Madeira Canyon (smaller alternative), and Tuscan Cliffs.
Where Does Roma Hills Sit Inside Henderson?
Henderson is a 100-plus square mile city on the southeast edge of the Las Vegas metro. The eastern Henderson hillside corridor includes a handful of distinct gated and non-gated communities: Calico Ridge (the broader corridor of ~750 homes across multiple sub-neighborhoods), Madeira Canyon (adjacent foothills), Tuscan Cliffs (smaller Tuscan-themed enclave), Roma Hills (this guide), and the broader Anthem master plan to the south. Roma Hills occupies a discrete hillside parcel within this corridor, bounded by Lake Mead Parkway on the south, the natural Calico Ridge foothill formations on the east, and adjacent gated and non-gated subdivisions to the north and west.
According to the Regional Transportation Commission of Southern Nevada, Lake Mead Parkway along the southern Roma Hills frontage carries approximately 33,000 daily vehicles — a moderate arterial profile. The 215 Beltway runs four minutes northwest via Lake Mead Parkway, opening access to the broader valley loop.
The ZIP coverage is 89011. According to the U.S. Census Bureau's 2024 American Community Survey, median household income in 89011 is approximately $108,400 — roughly 1.5x the Clark County metro median of $73,800 and reflecting the corridor's hillside luxury mix.
Three location facts matter most. First, hillside grade: Roma Hills sits at approximately 2,300–2,700 feet across the parcel grade, with upper-tier lots roughly 600 feet above the Strip floor. According to the National Weather Service Las Vegas office, the elevation differential translates to summer afternoon temperatures running 3–5°F cooler than the Strip. Second, view orientation: the western and southwestern lots frame direct Strip views; the eastern lots frame Lake Mead and the McCullough Range. Third, Lake Las Vegas proximity: the lake's western edge sits 8 minutes east via Lake Mead Parkway.
What Did Builders Construct at Roma Hills?
Roma Hills built out over approximately eight years, with the bulk of homes completing between 2003 and 2010 and a handful of custom infill builds since 2015 on the remaining lots. Custom and semi-custom builders worked individual lots under tightly administered architectural guidelines from the Roma Hills Master HOA. The architectural framework was designed specifically to deliver the Italian and Tuscan visual vocabulary that defines the community — meaningfully tighter than the broader Calico Ridge corridor where multiple architectural styles coexist.
Approximately 310 estates were delivered organized into five named sub-neighborhoods. According to the Clark County Assessor parcel database, the average Roma Hills lot is approximately 0.30 acres — comparable to other Henderson hillside luxury communities and roughly 1.8x the average Las Vegas valley single-family lot (0.165 acre).
The architectural mix across Roma Hills breaks down roughly:
- Tuscan / Italian: approximately 67% of homes. Stone-and-stucco facades, clay or concrete tile roofs in warm earth tones, arched openings, paver driveways, and Italianate detail. Dominant in 2003–2010 builds.
- Mediterranean (broader): approximately 23%. Slightly looser Mediterranean variants on the core Italian theme.
- Contemporary Mediterranean: approximately 7%. Cleaner-line interpretations of the Italian vocabulary on custom infill builds since 2015.
- Custom contemporary: approximately 3%. Limited contemporary infill that retained the warm earth-tone palette required by the HOA.
The Roma Hills Master HOA architectural review board enforces palette and material standards meaningfully tighter than newer master plans. Approved palettes are limited to warm earth tones consistent with the Italian theme; roof materials are required to be clay or concrete tile in tan, terra cotta, or umber; stone or stucco facades required across all elevations. The framework is one of the tighter architectural review structures in the Las Vegas valley.
How Much Do Roma Hills Homes Cost in Twenty Twenty-Six?
Pricing inside Roma Hills splits across three broad tiers driven by lot location, square footage, and remodel status. A 2,800–3,400-square-foot home on an interior lot with a 2005 build and original kitchen lands $895K–$1.05M. A 3,400–4,400-square-foot home on a hillside view lot with a 2018+ remodel runs $1.2M–$1.65M. The custom tier — 4,500+ square feet on a 0.45+ acre lot with direct Strip view — clears $1.85M routinely, with a 2025 closing at $2.62M setting the recent ceiling.
According to Las Vegas REALTORS March 2026 housing statistics, the Las Vegas valley median single-family home price was $465,000. Roma Hills therefore trades at roughly 2.58x the valley median — comfortably above mid-tier Henderson and meaningfully below MacDonald Highlands but above Calico Ridge.
Here is how 2026 closings have distributed across the Roma Hills price tiers:
| Price Tier | Typical Size | Lot Type | Share of Sales |
|---|---|---|---|
| $895K – $1.1M | 2,800–3,400 sqft | Interior, original finish | ~26% |
| $1.1M – $1.5M | 3,200–4,000 sqft | Mid-hillside / mixed view | ~40% |
| $1.5M – $2.0M | 3,800–4,800 sqft | Hillside view / remodeled | ~24% |
| $2.0M+ | 4,500–6,000+ sqft | Premium view / custom | ~10% |
A few patterns. Hillside grade and view orientation drive the largest price spread — upper-hillside lots with direct Strip-view orientation add approximately $150–$240 per square foot over comparable interior or lower-grade lots. Italian-themed remodels consistently outperform contemporary remodels at resale — the HOA architectural framework rewards buyers who maintain the community's architectural vocabulary. Single-story configurations carry a $65–$110 per square foot premium versus two-story plans. Pool-and-spa combinations add $80,000–$165,000 over comparable un-pooled homes.
What Are the Major Sub-Neighborhoods Inside Roma Hills?
Roma Hills is organized into five named sub-neighborhoods, each typically representing one builder's product run during the 2003–2010 buildout. The most recognizable:
- Roma Hills Estates — central perimeter, larger custom and semi-custom homes, 3,800–5,200 sqft
- Vista at Roma Hills — premium hillside view lots, 3,400–4,400 sqft
- Sienna at Roma Hills — Italian-themed central, 3,000–3,800 sqft
- Verona at Roma Hills — mid-tier Italian, 2,800–3,600 sqft
- The Reserve at Roma Hills — premium custom tier, 4,500+ sqft on 0.45+ acre lots
The sub-neighborhood distinction matters primarily for lot size, hillside grade, and view orientation. School assignment is consistent across the entire community.
According to GLVAR MLS resale data covering Roma Hills, approximately 22–32 closings happen annually — a thin secondary market reflecting the small 310-home base and the long-hold pattern typical of established hillside luxury communities. Thin resale inventory means buyers should be patient with timing; the right combination of lot orientation, floor plan, and condition does not arrive on the market on demand.
How Does Roma Hills Compare to Calico Ridge and Madeira Canyon?
These three sit in adjacent Henderson hillside geographies and represent the smaller-scale hillside luxury enclave tier (versus the larger master-plan alternatives like MacDonald Ranch). Here is how they break down side by side:
| Dimension | Roma Hills | Calico Ridge | Madeira Canyon |
|---|---|---|---|
| Total homes at buildout | ~310 | ~750 | ~225 |
| Master guard-gated? | Yes (single perimeter) | No (sub-village gates) | Yes (single perimeter) |
| Architectural theme | Italian / Tuscan (strict) | Mixed Mediterranean | Mediterranean / Modern |
| Median 2026 close | $1.2M | $895K | $1.35M |
| Build vintage | 2003–2010 | 1996–2008 | 2003–2012 |
| Lot size typical | 0.20–0.55 acre | 0.15–0.50 acre | 0.25–0.60 acre |
| Strip view share | ~58% of lots | ~55% of lots | ~45% of lots |
| Best for | Italian theme + single-gate security | Broader hillside corridor + lower entry | Larger lots + smaller community |
A few observations. Roma Hills trades roughly 34% above Calico Ridge at the median primarily because of the single-perimeter guard gate (Calico Ridge operates as a multi-sub-neighborhood corridor with distributed gates), the smaller community scale, and the tighter architectural vocabulary. Madeira Canyon trades roughly 13% above Roma Hills primarily because of larger lot averages and slightly newer build vintage. Roma Hills wins on absolute thematic consistency — the Italian architectural vocabulary is the tightest in the Henderson hillside corridor.
What Schools Serve Roma Hills Buyers?
Roma Hills falls under Clark County School District zoning. As of the 2026–2027 attendance calendar, the dominant assignments are:
- Elementary: Robert Lake Elementary School (northern Roma Hills) or Twila Hancock Elementary (southern) — both rated A on the Nevada Department of Education school report cards.
- Middle: Brian and Teri Cram Middle School — A-rated, serves the broader Henderson eastern hillside corridor.
- High: Basic Academy of International Studies at 400 Palo Verde Drive — A-rated, with strong AP, IB, and college-readiness ratings.
According to the most recent GreatSchools ratings, Basic Academy scores 8/10 academically with strong AP and IB participation. The school cluster is one of the strongest A-rated triplets in CCSD outside Summerlin's Palo Verde feeder. Roma Hills buyers with children outside the public path frequently consider Henderson International School (private, K–12) in central Henderson — 12 minutes northwest — or The Meadows School (private, K–12) at Sahara and Buffalo — 22 minutes west.
According to the Clark County School District facilities planning page, the Roma Hills catchment has been stable for over a decade with no current boundary realignment under study.
What Are the HOA Fees and Roma Hills Amenities?
Roma Hills homeowners pay the Roma Hills Master HOA, currently approximately $245–$315 monthly depending on sub-neighborhood. The fee covers the guard-gated entry staffing and security, all common-area landscape across the gated perimeter, the master community amenity package, and Italian-themed landscape and palette maintenance throughout the community.
The amenity inventory includes:
- Roma Hills community center — pool, lap pool, fitness room, multi-purpose room
- Two tennis courts and two pickleball courts at the community center
- Internal trail loops — approximately 1.8 miles of paved trail with hillside view orientations
- One central community park with playground and ramada
- Italian-themed landscape program — palettes maintained consistently across the community
- Guard-gated entry with 24/7 staffing
According to the Roma Hills Master HOA documentation, the gated perimeter dedicates approximately 17% of total acreage to open space, trail, and amenity. Annual carrying cost for ownership inside Roma Hills runs roughly $2,940–$3,780 per year. The fee is higher than broader Calico Ridge sub-neighborhood assessments primarily because of the tighter perimeter security and single-master amenity program.
How Close Is Roma Hills to the Strip and Lake Las Vegas?
Roma Hills sits in central-eastern Henderson with strong access to all major regional anchors. Drive times to the major Las Vegas valley anchors from the Roma Hills front gate:
- Lake Las Vegas western edge: 8 minutes via Lake Mead Parkway
- Lake Mead National Recreation Area visitor center: 14 minutes via Lake Mead Parkway
- The District at Green Valley Ranch: 14 minutes via Eastern Avenue
- Henderson Hospital: 12 minutes via the 215
- Harry Reid International Airport: 22 minutes via the 215 and I-15
- Las Vegas Strip (MGM Grand anchor): 22 minutes via the 215 and I-15
- Allegiant Stadium: 26 minutes via the 215 and Russell Road
- Hoover Dam: 18 minutes via US-93
According to the Bureau of Land Management's Sloan Canyon information, the conservation area to the south of Henderson opens up significant hiking and trail access. Roma Hills residents can be at the McCullough Range trailheads in 10 minutes — comparable to Calico Ridge and Madeira Canyon. The natural Calico Ridge formations rise immediately east of the community, with hiking access from the eastern perimeter.
Local commercial anchors:
- The District at Green Valley Ranch — 14 minutes via Eastern, restaurants and shopping
- Lake Las Vegas Marketplace — 10 minutes via Lake Mead Parkway, lakefront dining
- Galleria at Sunset — 14 minutes via the 215, full-service mall
- Green Valley Ranch Resort and Casino — 16 minutes via the 215
- Henderson Hospital — 12 minutes via the 215
What Should Buyers Know About Roma Hills Resale Values?
Roma Hills has been actively trading for over two decades, with a mature resale market though the small 310-home base produces thin annual inventory. The 22–32 annual closings against the base means roughly 7–10% annual turnover — healthy for a community of this size but requiring patient buyer timing.
According to GLVAR MLS data, the average Roma Hills resale that closed in 2025 traded approximately 7.4% above its previous sale price, with a roughly 68-month average hold-to-resale period. According to the Federal Housing Finance Agency's House Price Index, the Las Vegas-Henderson-Paradise MSA appreciated approximately 6.4% in calendar 2025 — Roma Hills resale appreciation tracked roughly 1 point above the metro number, typical for thematically-consistent hillside luxury enclaves with strong school assignments.
Three buyer rules for Roma Hills resale exit math:
- Italian-themed remodels outperform contemporary remodels — buyers maintaining the community's architectural vocabulary consistently see better resale appraisals than contemporary-style infill.
- Strip-view premium compounds at resale — upper-hillside Strip-view lots consistently command resale premiums of 25–35% over comparable interior lots.
- Patience on timing matters — the 22–32 annual closings means buyers may need to wait 6–12 months for the right combination of lot, floor plan, and condition. Sellers correspondingly benefit from patient timing rather than aggressive list pricing.
Who Should Buy at Roma Hills in 2026?
After tours with approximately 50 buyers at Roma Hills across 2024–2025, here is the closing profile:
- Italian-architecture priority buyers — primary driver. Buyers who specifically want the consistent Tuscan and Italian architectural vocabulary that other Henderson hillside communities don't enforce as tightly.
- California relocations — Bay Area, San Diego, and LA buyers who find $1.2M Roma Hills product roughly 50% cheaper than equivalent coastal CA hillside Italian-themed properties.
- Single-perimeter gate buyers — those who specifically want one master guard gate rather than the distributed sub-neighborhood gates of the broader Calico Ridge corridor.
- Move-up Henderson families — current Anthem Coventry or Whitney Ranch owners stepping into the hillside luxury enclave tier.
- Empty-nester right-sizers — single-story Roma Hills plans for buyers downsizing from larger Henderson or Summerlin homes while staying inside a single-gate perimeter.
Where buyers do not end up at Roma Hills: pure custom-build buyers (the lots are built out; new custom infill is rare); buyers wanting contemporary modern architecture (the HOA framework restricts non-Italian vocabulary); and buyers seeking large community amenity programs comparable to Anthem CC or Reverence in Summerlin (Roma Hills has a smaller amenity footprint).
What Hidden Costs Should Roma Hills Buyers Plan For?
Roma Hills buyers underestimate three line items beyond price and HOA:
- Architectural review board compliance for any exterior modification — the tight Italian theme means any paint change, hardscape work, pool installation, or landscape modification requires architectural review board approval. The process typically adds 4–8 weeks to any exterior project. Plan timelines accordingly.
- Hillside-grade landscape investment — sloped lots require terracing, retaining walls, and drainage work. Full backyard hillside development $65K–$185K depending on grade severity and finish package.
- System replacement on older inventory — 2003–2008 homes carry HVAC, electrical panels, water heaters, and pool equipment now 17–22 years old. HVAC replacement on a 3,500-sqft home $22K–$45K; pool equipment overhaul $12K–$28K. Plan a $30K–$70K remediation reserve.
According to the Clark County Department of Building and Fire Prevention, Henderson residential remodel permit volume exceeded 2,400 permits in calendar 2024. Lead times for remodel permits currently run 5–8 weeks plus the additional architectural review board cycle.
What Should Investors Know About Roma Hills Rentals?
Roma Hills is a thin rental market — the carrying cost economics produce gross cap rates below 4%, and the buyer pool is dominantly end-user focused on personal residence. According to GLVAR rental data covering 89011 luxury single-family product, median Roma Hills rental rates run:
- 3BR/2.5BA (2,800 sqft): approximately $3,400–$3,950 monthly
- 4BR/3.5BA (3,500 sqft): approximately $4,400–$5,200 monthly
- 5BR/4BA hillside view (4,400+ sqft): approximately $5,800–$7,200 monthly
- Premium custom 5,000+ sqft Strip view: approximately $7,800–$9,800 monthly
Cap-rate math at standard 2026 Roma Hills pricing typically lands 3.5–4.0% gross before HOA and tax — below conventional investor underwriting thresholds. Where Roma Hills rentals do work: short-term corporate housing ($6,500–$9,000 monthly furnished) and 1031-exchange parking. According to the U.S. Bureau of Labor Statistics CPI rent index, the Las Vegas MSA rent index appreciated approximately 4.1% year-over-year through Q1 2026.
How Does Roma Hills Compare to Tuscan Cliffs?
Tuscan Cliffs is the closest direct cross-shop in the Henderson hillside theme-consistent gated category. Here is how the two break down side by side:
| Dimension | Roma Hills | Tuscan Cliffs |
|---|---|---|
| Total homes at buildout | ~310 | ~120 |
| Build vintage | 2003–2010 | 2005–2014 |
| Median 2026 close | $1.2M | $1.15M |
| Architectural theme | Italian / Tuscan (strict) | Tuscan (strict) |
| Master guard-gated? | Yes | Yes |
| Strip view share | ~58% of lots | ~50% of lots |
| Best for | Italian theme + Calico Ridge proximity | Smaller scale + newer construction |
The headline trade-off: Roma Hills and Tuscan Cliffs trade at essentially the same median ($1.2M vs $1.15M) with comparable architectural enforcement. Roma Hills wins on community scale (310 vs 120 homes — more inventory rotation), Calico Ridge proximity, and slightly higher Strip-view share. Tuscan Cliffs wins on absolute smaller scale and newer construction (some 2010–2014 builds). Buyers who specifically want Italian thematic consistency in Henderson choose between these two; buyers who tolerate broader Mediterranean variety expand to Calico Ridge or Madeira Canyon.
Frequently Asked Questions
Is Roma Hills guard-gated?
Yes — Roma Hills operates a single-perimeter guard gate with 24/7 staffing. Unlike the broader Calico Ridge corridor (which operates distributed sub-neighborhood gates), Roma Hills is a single master-gated community. The single-gate framework is one of the primary reasons buyers choose Roma Hills over the broader Calico Ridge corridor — buyers prioritizing master-perimeter security pay the premium for the single-gate framework.
Can I build a contemporary modern home at Roma Hills?
No — the Roma Hills architectural review board enforces strict Italian and Tuscan architectural vocabulary. Contemporary modern facades are not permitted. Approved facades require stone or stucco with clay or concrete tile roofs in approved warm earth tones. Buyers seeking contemporary modern architecture should look at adjacent communities (Calico Ridge has broader architectural variety; Ascaya and MacDonald Highlands accommodate contemporary custom builds) rather than Roma Hills.
How does Roma Hills compare to MacDonald Highlands?
MacDonald Highlands operates in a meaningfully higher price tier ($3.85M median vs Roma Hills' $1.2M) primarily because of larger lots, DragonRidge private golf course adjacency, and broader contemporary architectural flexibility. MacDonald Highlands accepts modern contemporary custom builds; Roma Hills enforces strict Italian-Tuscan vocabulary. Buyers choose between the two based on price band, architectural preference, and golf-club priority. The two communities serve different ultra-luxury buyer profiles.
What's the school situation for Roma Hills families?
Roma Hills feeds the Lake/Hancock Elementary → Cram Middle → Basic Academy High School cluster, all A-rated. Basic Academy scores 8/10 on GreatSchools and is consistently among the top CCSD high schools by AP and IB participation. The school cluster is one of the stronger A-rated feeder patterns in Henderson outside the Liberty HS cluster that serves Anthem and southern Henderson hillside communities.
Are there age-restricted sections within Roma Hills?
No — Roma Hills is an all-ages master community. Several sub-neighborhoods attract a heavy 55+ buyer mix because of the single-story floor plans, but none are formally age-restricted. The closest age-restricted alternatives in Henderson are Heritage at Cadence, Sun City Anthem, and Trilogy Sunstone.
How tight is the architectural review process?
The Roma Hills Master HOA architectural review board operates one of the tighter review processes in the Las Vegas valley. Any exterior modification — paint color change, hardscape work, pool installation, landscape modification, window or door replacement, exterior lighting changes — requires submission to the architectural review board. Approval cycles typically run 4–8 weeks. Materials and finishes must conform to approved palettes. Buyers should plan timelines and budget contingency around the review cycle.
What financing programs work best for Roma Hills buyers?
Most Roma Hills buyers in the $895K–$2.6M tier use jumbo conforming loans (loan amounts above $806,500 for Clark County 2026 conforming limits). According to the Federal Reserve H.15 release, 30-year jumbo mortgage rates have ranged 6.5–7.2% across early 2026, typically 10–20 basis points above conforming. Local Henderson lenders consistently offer competitive jumbo programs; cross-quote at least three lenders. Cash-equivalent close offers consistently outperform financed offers in competitive Roma Hills listings — the thin resale inventory rewards certainty of close.
Which Sources Inform This Roma Hills Guide?
This guide is built from active GLVAR MLS data, the Roma Hills Master HOA, Clark County Assessor parcel records, and the 789 transactions Nevada Real Estate Group closed across the valley in 2025.
- Las Vegas REALTORS — March 2026 housing statistics — valley median price and absorption
- U.S. Census Bureau — 2024 American Community Survey — ZIP-level income data
- Federal Housing Finance Agency — House Price Index — Las Vegas MSA appreciation
- Bureau of Land Management — Sloan Canyon NCA — south Henderson conservation access
- National Weather Service Las Vegas — elevation-driven temperature differentials
- Regional Transportation Commission of Southern Nevada — arterial traffic counts
- Nevada Department of Education — CCSD school report cards
- GreatSchools — Basic Academy and feeder ratings
- Clark County School District — facilities planning — boundary stability outlook
- Clark County Department of Building and Fire Prevention — Henderson remodel permit volume
- U.S. Bureau of Labor Statistics — CPI rent index — metro rent appreciation
- Federal Reserve H.15 release — current mortgage rate index
Across the 789 transactions NREG represented in 2025, our team toured approximately 50 buyers through Roma Hills and closed 8 inside the gates. For a current Roma Hills standing-inventory PDF, a side-by-side against Calico Ridge or Tuscan Cliffs, or representation in a competitive offer, reach our team at (702) 637-1759 or info@nevadagroup.com.
