9805 Pinnacle Pass Drive
About 9805 Pinnacle Pass Drive
Not every home feels different the moment you arrive; this one does. Freshly reimagined & meticulously maintained, this 4-bedroom, 3-bath home has been cleaned, pressed, & prepared with intention. Step outside & you’ll understand what truly sets this home apart. This isn’t landscaping, it’s a living, breathing garden. Mature fruit trees, including plum, pistachio, pomegranate, peach, apricot, fig, & persimmon, surround you, layered with roses, lantana, mesquite, mimosa, and shade trees that create both beauty and privacy. Inside, the spaces are both functional and elevated.
Location
Open in Google Maps →Property Details
Community Information
- Address
- 9805 Pinnacle Pass Drive, Las Vegas, NV 89117
- Neighborhood
- Canyon Vista-Phase 2
- County
- Clark
- City
- Las Vegas
- Subdivision
- Canyon Vista-Phase 2
- Zip Code
- 89117
School Information
- Elementary
- Piggott Academy Elementary School (K-5) · 0 mi
- Elementary
- West Prep Elementary School (K-5) · 0 mi
- Middle
- Johnson Walter Junior High School Academy of Int'l Studies (6-8) · 0 mi
- High
- Bonanza High School (9-12) · 0 mi
- High
- College of So NV High School East (9-12) · 0 mi
- High
- College of So NV High School South (9-12) · 0 mi
- High
- College of So NV High School West (9-12) · 0 mi
- High
- Northwest Career-Technical Academy High School (9-12) · 0 mi
Architecture
- Bedrooms
- 4
- Bathrooms
- 3 full · 1 half
- Year Built
- 1998
- Garage Spaces
- 2
Features / Amenities
- Heating
- Electric
Property Features
- Lot Size
- 0.16 sqft (0.16 ac)
- Sewer
- Public Sewer
Tax & Financial
- Tax Annual Amount
- $2,846
- Association Fee
- $108/mo
- Association Amenities
- Dog Park, Playground, Park
- Senior Community
- No
Mortgage Calculator
- Principal & Interest: $3,181
- Property Tax: $237
- Insurance: $183
- HOA: $108
California → Nevada Tax Savings
See the breakdown
| California | Nevada | Savings | |
|---|---|---|---|
| State income tax | $15,304 | $0 | $15,304 |
| Property tax (year 1) | $6,919 | $3,460 | $3,459 |
| Year-1 total | $18,763 | ||
Estimate only. CA income tax uses 2026 inflation-adjusted brackets and the standard deduction; property tax assumes 1.10% CA effective rate (Prop 13 + assessments) and 0.55% Clark County effective rate. 10-year projection compounds the tax base at 3% per year. Consult a CPA before making relocation decisions.
Schools
View all schools →8 schools currently zoned to serve 9805 Pinnacle Pass Drive. Attendance-zone data via LiveBy; ratings reflect the most recent GreatSchools/NV state rank.
Who lives in Peccole Ranch
An exclusive snapshot benchmarked against Las Vegas
Peccole Ranch tracks the metro average for age, with a median of 41, with 27% of households raising children. Just 41% of homes are owner-occupied, below the 56% county average, and median household income ($69K) tracks the county. 39% of adults hold a bachelor's degree or higher — well above the 25% county average, and annual residential turnover (29%) is markedly lower than the county's 40% — signaling a stable, long-tenure neighborhood.
Source American Census Survey 2023 via LiveBy. Benchmarks Las Vegas aggregate.
Is Peccole Ranch right for you?
Set your stage and income and we’ll score this neighborhood’s ACS demographics against your fit. Settings save to your browser and follow you to every listing.
Inside the Canyon Vista-Phase 2 Market
Canyon Vista-Phase 2 sits inside the 89117 ZIP, where the typical active listing is asking $535K and closed sales are pricing up 3.1% over the trailing twelve months. Recent comparable sales have cleared at roughly $272 per square foot, with the median property going under contract in about 34 days. Current absorption sits at 6.7 months of inventory — a buyer's market where negotiating room is typical.
Explore the Canyon Vista-Phase 2 Market Report →Recent sold comps in ZIP 89117
50 sold listings in ZIP 89117 from 2025-12-04 to 2026-06-02 — filtered to ±20% sqft of 2,336 sqft, ±1 bed. Showing the 6 most recent.
Sold-price data via Repliers IDX (live GLVAR MLS feed, refreshed hourly). Comparable sales are filtered by ZIP, bedroom count, and square footage range — not by lot, view, condition, upgrades, or HOA. Information deemed reliable but not guaranteed.
Similar Listings
View all →Frequently Asked Questions
What are the HOA fees and what do they cover?
The HOA at 9805 Pinnacle Pass Drive is $108/month, covering Dog Park, Playground, Park.
What schools serve 9805 Pinnacle Pass Drive?
9805 Pinnacle Pass Drive is zoned for Piggott Academy Elementary School (K-5, GreatSchools 8/10); West Prep Elementary School (K-5, GreatSchools 4/10); Johnson Walter Junior High School Academy of Int'l Studies (6-8, GreatSchools 6/10); Bonanza High School (9-12, GreatSchools 2/10); College of So NV High School East (9-12, GreatSchools 8/10); College of So NV High School South (9-12, GreatSchools 10/10); College of So NV High School West (9-12, GreatSchools 10/10); Northwest Career-Technical Academy High School (9-12, GreatSchools 10/10). Clark County School District boundaries can change year to year — confirm current zoning before you write an offer.
What is the price per square foot?
9805 Pinnacle Pass Drive is priced at about $269 per square foot — $629,000 for 2,336 sq ft.
What is the estimated monthly payment?
Estimated principal & interest on 9805 Pinnacle Pass Drive runs about $3,181/month, based on 20% down on the $629,000 list price and a 30-year fixed at 6.5%. Property taxes, insurance, and the $108/mo HOA are additional — use the mortgage calculator on this page to model your own rate and down payment.
Has the price been reduced?
9805 Pinnacle Pass Drive is listed at $629,000 with no price reductions on record since it came to market 3 days ago.
How long has 9805 Pinnacle Pass Drive been on the market?
9805 Pinnacle Pass Drive has been on the market 3 days as of 2026-05-15.
What are recent comparable sales near 9805 Pinnacle Pass Drive?
We pull a custom comparable-sales set within 0.5 miles closed in the last 90 days for 9805 Pinnacle Pass Drive — request it via the Schedule a Tour form above or call (702) 637-1759.
Is this a gated community?
9805 Pinnacle Pass Drive is not flagged as being inside a gated community in the listing data. Call (702) 637-1759 and we'll confirm the access details.
Is 9805 Pinnacle Pass Drive in a flood zone?
Most of the Las Vegas valley sits in FEMA Zone X (low-risk), and we do not show a high-risk flood designation on file for 9805 Pinnacle Pass Drive. We pull the official FEMA flood map for this exact address before you write an offer — call (702) 637-1759 for the current determination.
What appliances and features are included?
The full appliance and inclusions list for 9805 Pinnacle Pass Drive is confirmed during the offer and inspection phase — call (702) 637-1759 for current details.
Why Work With Us?
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Listing provided courtesy of Love Las Vegas Realty.
Information deemed reliable but not guaranteed. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange Program of the Greater Las Vegas Association of REALTORS® (GLVAR). Listings are courtesy of various agents and brokerages participating in the program. All listing data is updated by Repliers and may not reflect all real estate activity in the market.
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