Sunrise Manor is the unincorporated census-designated place in Clark County, Nevada that covers roughly 33 square miles east of the Las Vegas Strip, bounded by Nellis Air Force Base to the north, Sunrise Mountain and Frenchman Mountain to the east, Charleston Boulevard / Russell Road to the south, and the unincorporated Winchester / Paradise areas to the west. With 213,000+ residents per the U.S. Census Bureau, it is one of the largest unincorporated areas in the United States. Median sold prices for single-family detached homes ran between $330,000 and $465,000 through the most recent Las Vegas REALTORS reports — the most affordable single-family pricing inside the Las Vegas valley by a meaningful margin. Sunrise Manor is the answer for first-time buyers, Nellis AFB families, and investors prioritizing rental-yield cash flow over the brand-equity premium that Summerlin and Henderson carry.
- Sunrise Manor is the umbrella unincorporated CDP covering 33 sq mi east of the Strip, with 213,000+ residents per the U.S. Census Bureau.
- Median sold detached prices ran $330K–$465K through early 2026 — roughly 35–45% below the Summerlin equivalent and 25–35% below incorporated Las Vegas city pricing.
- Major sub-neighborhoods include the Sunrise Mountain corridor, the Whitney established east-side, the Las Vegas Wash residential pocket, the Nellis AFB family corridor, and the Boulder Highway / East Charleston established detached belt.
- Anchor employers and amenities: Nellis Air Force Base (4 miles north), Sunrise Mountain hiking/trail access, the Sunrise Hospital medical campus, and Boulder Highway retail.
- Best for: first-time buyers, military families stationed at Nellis, investors targeting the strongest rental-yield ratios in the valley, and buyers prioritizing affordability over brand-equity master plans.
What is Sunrise Manor — and Where Does It Sit Within East Las Vegas?
Sunrise Manor is an unincorporated census-designated place (CDP) in Clark County, Nevada — meaning, like Enterprise, it has no city government of its own, no incorporated boundary, and no mayor. According to the U.S. Census Bureau, Sunrise Manor's population sits at roughly 213,000+ across 33 square miles, making it the second-largest unincorporated CDP in Nevada after Paradise.
Sunrise Manor's geographic boundary follows the Clark County designation: bounded by Nellis Air Force Base and Craig Road to the north, Sunrise Mountain and Frenchman Mountain to the east (with Lake Mead National Recreation Area further east), Charleston Boulevard and Russell Road to the south, and the unincorporated Winchester / Paradise areas plus the western edge of the Las Vegas city boundary to the west. According to Clark County Government zoning documents, Sunrise Manor's eastern third remains undeveloped BLM-managed federal land along the Sunrise Mountain conservation corridor.
In our experience tracking 180+ Sunrise Manor closings over the last 8 years, the most important framing point for buyers is this: Sunrise Manor is defined by affordability, not by master-plan amenity load. The area is older, more established, and meaningfully more affordable than Summerlin, Henderson, or the newer Enterprise corridor. Buyers who specifically want master-plan amenity density (trail systems, guard gates, country clubs) will not find it here; buyers who want the lowest per-square-foot pricing in the valley with airport proximity and Nellis AFB access will.
Which Sub-Neighborhoods Sit Within Sunrise Manor's Boundaries?
Sunrise Manor functions as the umbrella geography for several distinct sub-neighborhoods, each with its own pricing band, demographic mix, and access pattern. According to Clark County parcel data and our team's closing history across 180+ east-LV transactions:
| Sub-neighborhood | Median sold | Era developed | Primary character |
|---|---|---|---|
| Sunrise Mountain corridor | $465,000 | 1985–2005 | Hillside detached with city + mountain views |
| Whitney established east-side | $385,000 | 1970s–1990s | Established middle-class detached |
| Las Vegas Wash corridor | $355,000 | 1980s–2000s | Mixed detached + townhome inventory |
| Nellis AFB family corridor | $345,000 | 1970s–1990s | Family detached, heavy military rental demand |
| Boulder Highway / East Charleston | $330,000 | 1970s–1990s | Established detached + investor-friendly |
| Sunrise Manor newer phases (Hollywood Blvd) | $425,000 | 2005–present | Newer construction pockets |
The dominant inventory mix is single-family detached at roughly 82% of total, with townhomes and condos filling the remaining 18% — heavily concentrated in the Boulder Highway / East Charleston corridor and the Las Vegas Wash corridor. According to Las Vegas REALTORS market reports, Sunrise Manor consistently delivers the highest rental-yield ratios in the Las Vegas valley, with effective gross rental yields running 7.5–9.5% versus 5.0–6.5% for Summerlin and 5.5–7.0% for Henderson.
How Does Sunrise Manor Pricing Compare to Las Vegas City and Henderson?
Sunrise Manor sits in the affordable tier of the Las Vegas valley submarket structure — meaningfully cheaper than incorporated Las Vegas city, Henderson, or Summerlin, and competitive with the broader unincorporated Clark County submarkets like Paradise and Winchester.
| Dimension | Sunrise Manor | Las Vegas City | Henderson |
|---|---|---|---|
| Detached median sold | $330K–$465K | $465K–$485K | $525K–$575K |
| Property tax rate | ~0.89% (unincorporated) | ~0.95% (incorporated LV) | ~0.82% (incorporated HEN) |
| Population | 213,000+ | 660,000+ | 325,000+ |
| Top-rated HS | Las Vegas HS, Eldorado HS | Palo Verde HS (8/10) | Coronado HS (8/10) |
| Distance to Strip | 12–18 min | 5–35 min (varies) | 22–35 min |
| Distance to airport | 10–18 min | 10–25 min | 15–25 min |
| Distance to Nellis AFB | 5–12 min | 15–35 min | 25–40 min |
| Gross rental yield | 7.5–9.5% | 5.5–7.0% | 5.5–7.0% |
According to Clark County Assessor tax rolls, Sunrise Manor's effective property tax rate of approximately 0.89% of assessed value runs essentially identical to the broader Enterprise unincorporated rate, slightly below incorporated Las Vegas city. The headline tax-rate delta is small relative to the dramatic per-square-foot pricing advantage — Sunrise Manor's affordability is structural, not driven by tax variance.
The Sunrise Manor structural advantage is proximity to Nellis Air Force Base. According to Nellis AFB installation data, the base houses 9,500+ active duty service members plus civilian employees and contractors. Military families requiring base proximity for daily duty cycles consistently target Sunrise Manor's northern sub-neighborhoods (the Hollywood Boulevard / Cheyenne Avenue corridor) for the 5-12 minute commute window.
What Drives the High Rental Yield Ratios in Sunrise Manor?
Across the 180+ Sunrise Manor closings our team has represented, the rental yield differential versus the rest of the valley is the single most-cited reason investor-side buyers target the submarket. Three structural drivers sustain the 7.5–9.5% gross yield band:
(1) Persistent base-driven rental demand. Nellis AFB's 9,500+ service members create a continuous turnover rental demand cycle, with PCS (Permanent Change of Station) moves running roughly every 2-3 years per family. Single-family detached in the Hollywood Boulevard corridor consistently rents within 2-3 weeks of listing to military families using their BAH (Basic Allowance for Housing) allowances.
(2) Affordable acquisition prices preserve cap-rate math. According to Las Vegas REALTORS market reports, a $385,000 Whitney corridor detached home renting at $2,200/month delivers a 6.86% gross rental yield. The same rent on a $675,000 Summerlin home would deliver 3.91% — half the yield. Investor math works in Sunrise Manor in a way it does not in the master plans.
(3) Property tax + insurance load is modest. The 0.89% effective tax rate plus typical $1,200-$1,800 annual insurance on the affordable detached price band keeps total carrying costs manageable, which preserves cash-on-cash returns for investor buyers.
According to the Bureau of Labor Statistics MSA rent index, east-LV rental prices for 3-bedroom detached homes have risen 32% over the most recent 5-year window — meaningfully above the broader US average — while Sunrise Manor acquisition prices have risen 26% over the same period, expanding the yield band rather than compressing it.
Which Schools Serve Sunrise Manor Addresses?
Sunrise Manor is served by the Clark County School District (CCSD) — the fifth-largest school district in the United States. School assignments vary by exact address, with the top-rated public schools serving Sunrise Manor addresses including:
- High schools: Las Vegas HS (7/10 GreatSchools), Eldorado HS, Mojave HS, Sunrise Mountain HS, Chaparral HS — assignments vary by exact address and recent CCSD rezoning
- Middle schools: Joe Neal MS, Brinley MS, Knudson MS, Schofield MS, Cashman MS
- Elementary schools: Multiple 5/10 to 7/10 rated elementary schools
Charter and magnet options serving Sunrise Manor include Coral Academy of Science (multiple campuses, top-rated K-12 charter, lottery-admission), Pinecrest Academy of Nevada, and Doral Academy of Nevada — all open-enrollment public charters with lottery admission.
According to GreatSchools ratings, Sunrise Manor's school cluster runs lower on the rating scale than Summerlin's or the Southern Highlands cluster. This is a primary reason families with school-age children weighting top-rated public schools above all other criteria typically pull west to Summerlin or south to Henderson rather than buying in Sunrise Manor. Buyers prioritizing top-rated public schools should evaluate specific addresses with the CCSD School Locator before committing.
For families committed to the Sunrise Manor price point but wanting stronger school options, the open-enrollment charter strategy is the most common workaround — Coral Academy of Science and Pinecrest Academy regularly admit Sunrise Manor families on the annual lottery and deliver A-rated outcomes inside the same affordable housing band.
What Builders Are Active in Sunrise Manor?
Sunrise Manor has a smaller active-builder roster than Enterprise or the Henderson master plans because most of the area is already built-out 1970s-2000s detached inventory. According to Las Vegas REALTORS builder-permit data, active new-construction inventory is concentrated in:
- Hollywood Boulevard / Cheyenne corridor (newer Lennar and KB Home phases)
- Sunrise Mountain hillside infill (smaller custom-builder projects)
- Las Vegas Wash redevelopment pockets (occasional Toll Brothers and Pulte production phases)
- Boulder Highway corridor (mixed-use redevelopment with townhome and condo inventory)
Most Sunrise Manor closings transact as resale inventory rather than new-construction. Across the 180+ closings our team has represented, the resale-to-new-construction ratio runs roughly 90:10 — almost inverted from Enterprise where the ratio runs closer to 60:40. This means Sunrise Manor buyers should expect to negotiate inspections, repairs, and seller-concession credits more aggressively than newer-construction markets.
| Submarket | Median sold | Median monthly rent | Gross rental yield |
|---|---|---|---|
| Sunrise Manor (Whitney) | $385,000 | $2,200 | 6.86% |
| Sunrise Manor (Boulder Hwy) | $330,000 | $1,975 | 7.18% |
| Sunrise Manor (Nellis corridor) | $345,000 | $2,100 | 7.30% |
| Enterprise (Mountain's Edge) | $625,000 | $2,950 | 5.66% |
| Henderson (Whitney Ranch) | $555,000 | $2,650 | 5.73% |
| Summerlin (The Mesa) | $925,000 | $3,450 | 4.47% |
| Summerlin (Stonebridge) | $1,275,000 | $4,400 | 4.14% |
The cross-valley yield comparison tells the story buyers see in the financial math: Sunrise Manor delivers 1.5x-1.7x the gross rental yield of Summerlin or the gated Henderson master plans. For an investor-side buyer underwriting cash-on-cash returns, this differential is structural, not seasonal — it has held consistently for 8+ years in our internal closing data and matches the broader Las Vegas REALTORS rental-comp filings.
How Does Property Tax Work for Sunrise Manor Addresses?
Sunrise Manor addresses fall under Clark County's unincorporated tax structure, similar to Enterprise. According to Clark County Assessor tax rolls, the effective property tax rate for Sunrise Manor addresses ran approximately 0.87% to 0.93% depending on specific district overlays (school district, fire district, park district) for the 2025–2026 tax year.
The Nevada Department of Taxation framework applies: assessed value calculated at 35% of the tax-assessed market value, multiplied by the local district tax rate. According to the Nevada Department of Taxation, the state-mandated 3% annual cap on owner-occupied primary-residence tax-bill increases applies across all Sunrise Manor addresses.
A practical example: a $385,000 Whitney corridor detached home pays roughly $1,180 in annual property tax on the assessed value, with no master-plan HOA in most sub-neighborhoods — running approximately $100 to $175 in monthly tax cost on top of mortgage and insurance. The all-in carrying cost advantage versus a $675,000 Summerlin home is meaningful: $1,400-$1,800 lower monthly carrying cost on the same household income.
What Are the Top Five Reasons Buyers Choose Sunrise Manor?
Across the 180+ Sunrise Manor transactions our team has represented, five reasons consistently rank as the primary buyer motivations:
- Affordability — the lowest single-family detached pricing inside the Las Vegas valley by 25-45% margin versus comparable inventory in Summerlin or Henderson
- Nellis AFB proximity — 5-12 minute commute to the base entrance gates from northern Sunrise Manor sub-neighborhoods
- Investor rental-yield strength — 7.5-9.5% gross rental yield versus 5.0-7.0% in the master plans
- Sunrise Mountain outdoor access — hiking trails, recreation, mountain-view real estate at affordable price points
- Established neighborhood infrastructure — mature trees, established schools, settled-in services without the new-construction shake-out period
The order shifts dramatically by buyer segment. First-time buyers and Nellis AFB families lead with #1 (affordability) and #2 (base proximity). Investor buyers lead with #3 (rental yield). Empty-nesters downsizing from larger homes elsewhere in the valley lead with #5 (settled infrastructure).
What's the Daily Lifestyle in Sunrise Manor Like?
Sunrise Manor's daily lifestyle is built around functional convenience and affordability rather than amenity density. According to the Bureau of Transportation Statistics, the area's freeway access via the 95, 515, and Boulder Highway delivers 12-18 minute commute times to the Las Vegas Strip and 10-18 minutes to Harry Reid International Airport.
Retail and dining anchors within Sunrise Manor include:
- Boulder Highway corridor retail, dining, and service businesses
- East Charleston Boulevard corridor
- Sunrise Hospital and Medical Center — major Las Vegas hospital campus
- Nellis Boulevard corridor with neighborhood-scale shopping centers
- Walmart Supercenter, Smith's Food and Drug, and Albertsons anchor grocery throughout
- Sam Boyd Stadium / Las Vegas Motor Speedway access along the eastern corridor
Outdoor recreation is concentrated around Sunrise Mountain and Frenchman Mountain — both with established hiking trails, mountain-bike networks, and BLM-managed federal land. According to the Bureau of Land Management recreation data, Sunrise Mountain trail networks deliver legitimate hiking and outdoor access within the city limits, with the F-Mountain summit a popular local landmark.
The lifestyle gap compared to Summerlin or the Henderson master plans is the absence of a master-plan amenity layer — no Downtown Summerlin-equivalent retail core, no large-scale trail system equivalent to Summerlin's 200 miles, no country-club golf inventory equivalent to Red Rock Country Club or Seven Hills. Buyers wanting that amenity load will find it in Summerlin, not Sunrise Manor.
When Is the Best Time to Buy in Sunrise Manor?
Sunrise Manor follows a less pronounced seasonal pattern than the master plans because the heavy resale inventory smooths typical school-year-driven seasonality. According to Las Vegas REALTORS monthly market reports, the practical buyer playbook for Sunrise Manor runs:
- Best time to make offers: November through February (highest resale inventory, lowest sale-to-list ratios)
- Worst time to negotiate: April through July (school-year-driven peak listing season with multiple-offer dynamics on the best inventory)
- Best time for Nellis AFB PCS turnover inventory: April through September (peak PCS season generates the largest inventory bumps as service members rotate stations)
According to Freddie Mac PMMS data, the 30-year fixed mortgage rate has held in a 6.35% to 6.85% band through the most recent quarterly update — Sunrise Manor's affordable price points make rate-buydown math more impactful on monthly carrying costs than the same buydown applied to luxury-tier inventory.
What Are the Downsides of Sunrise Manor Worth Knowing?
Across the 180+ Sunrise Manor closings our team has tracked, three friction patterns recur:
School-rating gap. The CCSD school cluster serving Sunrise Manor runs lower on GreatSchools ratings than Summerlin, Henderson, or Southern Highlands. Families weighting top-rated public schools above affordability typically end up elsewhere. The open-enrollment charter strategy (Coral Academy of Science, Pinecrest Academy) is the workaround that lets buyers retain the Sunrise Manor affordability advantage.
Older detached inventory requires inspections. The 1970s-2000s vintage of most Sunrise Manor inventory means buyers should expect to negotiate on older roofs, HVAC systems past replacement age, and original-build plumbing. Properly priced inspection-and-repair contingencies are essential. New-construction shoppers should look at Enterprise or the Henderson master plans instead.
No master-plan brand-equity premium. Sunrise Manor real estate does not carry the resale-premium dynamic that Summerlin or guard-gated Henderson inventory does. A property purchased here for the affordability advantage will resell at affordability-tier pricing. Buyers expecting Summerlin-level appreciation curves will be disappointed.
Frequently Asked Questions
Is Sunrise Manor its own city?
No. Sunrise Manor is an unincorporated census-designated place (CDP) in Clark County, Nevada — it has no city government, no mayor, and no incorporated boundary. It is the second-largest unincorporated area in Nevada after Paradise, with 213,000+ residents per the U.S. Census Bureau.
What is the median home price in Sunrise Manor?
Median sold prices vary by sub-neighborhood. The Sunrise Mountain corridor runs roughly $465,000, the Whitney established east-side runs $385,000, the Las Vegas Wash corridor runs $355,000, the Nellis AFB family corridor runs $345,000, and the Boulder Highway / East Charleston corridor runs $330,000 per recent Las Vegas REALTORS reports. The cross-Sunrise Manor median sits around $370,000.
Is Sunrise Manor a good place for Nellis AFB families?
Yes — Sunrise Manor's northern sub-neighborhoods sit 5-12 minutes from the Nellis AFB main gate, which is the structural advantage for service members on daily duty cycles. Single-family detached inventory here regularly rents within 2-3 weeks of listing to PCS-incoming families using their BAH allowances. For more on Nellis-specific relocation, see our Nellis AFB relocation guide.
How are the schools in Sunrise Manor?
CCSD school assignments serving Sunrise Manor run lower on GreatSchools ratings than Summerlin or Southern Highlands. Las Vegas HS, Eldorado HS, and Sunrise Mountain HS serve different sub-areas. Families wanting top-rated public schools while keeping the Sunrise Manor affordability advantage typically use the open-enrollment charter strategy (Coral Academy of Science, Pinecrest Academy of Nevada).
How far is Sunrise Manor from the Strip and the airport?
Most Sunrise Manor addresses sit 12-18 minutes from the Las Vegas Strip and 10-18 minutes from Harry Reid International Airport during off-peak hours. The southern sub-neighborhoods (Boulder Highway / East Charleston corridor) reach the airport in 8-12 minutes; the northern corridor near Nellis adds 5-10 minutes.
What's the rental yield in Sunrise Manor?
According to recent Las Vegas REALTORS rental-comp data, Sunrise Manor delivers the highest gross rental yields in the valley — typically 7.5% to 9.5% on detached inventory in the $330K-$465K price band. The yield strength is driven by Nellis AFB rental demand, affordable acquisition prices, and modest property tax + insurance carrying costs.
Are there any 55+ communities in Sunrise Manor?
A few scattered 55+ townhome and condo communities exist within Sunrise Manor, primarily along the Boulder Highway corridor. The inventory is significantly smaller than the dedicated 55+ master plans at Sun City Summerlin, Sun City Anthem, or Ardiente — buyers prioritizing 55+ amenity density typically look at those master plans instead.
Should I buy in Sunrise Manor or Enterprise?
Enterprise typically wins on newer construction depth, school-cluster quality, and master-plan brand equity. Sunrise Manor typically wins on raw affordability, rental yield, and Nellis AFB proximity. For first-time buyers maximizing affordability or for military families needing base proximity, Sunrise Manor tends to be the right answer. For families wanting newer construction at slightly higher prices with stronger school assignments, Enterprise is the better fit.
Ready to Tour Sunrise Manor?
Across the 6,225+ closings and $4.1B+ in career sales volume Nevada Real Estate Group has represented as Nevada's #1 real estate team — backed by 9,061+ verified five-star reviews across multiple platforms — we have walked hundreds of buyers through every Sunrise Manor sub-neighborhood from the Sunrise Mountain corridor down to the Boulder Highway corridor. Whether you're a first-time buyer maximizing affordability, a Nellis AFB family needing base proximity, or an investor targeting the strongest rental-yield ratios in the valley, we will match you to the right sub-neighborhood and price band.
Call or text Chris Nevada at (702) 637-1759 or email info@nevadagroup.com to schedule a Sunrise Manor tour with one of our 150+ licensed Nevada agents. We will start with a no-obligation conversation about lifestyle priorities, school preferences, and budget range before pulling a single listing.
Which Sources Inform This Sunrise Manor Guide?
This guide draws on the following primary sources, verified as of May 2026:
- U.S. Census Bureau — Sunrise Manor CDP population, demographic, and housing data.
- Clark County — Sunrise Manor zoning, district boundaries, and unincorporated-area governance.
- Clark County Assessor — property-tax assessment rolls and effective tax rates.
- Las Vegas REALTORS — monthly MLS market reports for Sunrise Manor and sub-neighborhood comps.
- Clark County School District (CCSD) — school-zone attendance maps and assignment data.
- GreatSchools — composite school ratings for Las Vegas HS, Eldorado HS, Sunrise Mountain HS, and Sunrise Manor elementary schools.
- Nellis Air Force Base — installation population, BAH structure, and PCS rotation data.
- Nevada Department of Taxation — Nevada-statute property-tax framework and 3% annual cap.
- Bureau of Labor Statistics — Las Vegas MSA rent index and household-income data.
- Bureau of Land Management — Sunrise Mountain recreation and BLM-managed federal land data.
- Bureau of Transportation Statistics — commute-time and freeway-access data.
- Freddie Mac — Primary Mortgage Market Survey (PMMS) for 30-year fixed rates.
- Nevada Real Estate Group internal closing data — 180+ Sunrise Manor transactions represented over the last 8 years.
We update this guide as new sub-neighborhood inventory comes online and as the Boulder Highway corridor redevelopment activity continues. For a live comparable-sales analysis on a specific Sunrise Manor address, contact Chris Nevada at (702) 637-1759 or info@nevadagroup.com.
