For most of the last decade, a home on the perimeter of Queensridge that once backed the Badlands fairways has carried a quiet tax on its price. Not a lot on paper, a matter of price per square foot, but real enough that agents and appraisers have learned to treat "backs the old golf course" as its own line item. The reason was never really about the missing grass. It was about not knowing what would replace it. That uncertainty is mostly gone now. The question worth asking before you list, or before you write an offer, is whether the price has caught up to that fact yet.
Interior sections of Queensridge, the ones that never touched the fairways, have moved with the rest of the west side market the whole time. Perimeter lots have not. Closed sales along the former course have traded at roughly 8 to 15 percent below the community's average price per square foot in the years since the course went dark, a gap that has held steady through a settlement, a rezoning, a name change, and now actual dirt on the ground. That gap was priced for a worst case that never fully arrived. Whether it should still be there is a different question than whether it used to make sense.
Two Queensridge Markets, One Zip Code
Talk to anyone who has sold in this neighborhood recently and you get two different conversations depending on which side of a lot line the home sits on.
| Segment | Example sections | Price behavior since the course closed |
|---|---|---|
| Interior lots | Villa Lago, Pinnacle, Lago Vista interior | Have moved with the broader west Las Vegas market, largely unaffected by the redevelopment dispute |
| Perimeter and former-fairway lots | Tudor Park, Fairway Pointe, Windsor, and custom lots that backed the greens | Have closed 8 to 15 percent below the community's price-per-square-foot average since the course closed |
The highest recorded sale inside Queensridge over the past two years was a roughly $8.4 million custom estate on a 0.8 acre Villa Lago lot, an interior position with no fairway history attached. The lower end of the resale market, closer to $725,000, sits in smaller, entry-tier cul-de-sacs like Sage Brook. Most of the activity in between, the bulk of what actually trades, falls in the $1 million to $2.5 million range for homes running 4,200 to 6,800 square feet. None of that middle band is defined by golf frontage anymore. It is defined by lot size, floor plan, and how recently the home was updated. The golf course premium that used to matter has been replaced by an ordinary set of comparables, except along the perimeter, where the old discount is still doing work.
What Actually Changed on the Ground in 2026
The reason this is worth revisiting now, rather than a year ago, is that the story stopped being hypothetical.
The Las Vegas City Council voted 6-0 in February 2025 to approve Lennar's plan for the 250-acre site, covering the general plan amendment, zoning changes, site development review, and tentative map all at once. That vote only authorized clearing and scraping the land. Traffic and drainage studies, required before any building permit, still had to follow, along with a drainage system upgrade to address flood risk in what is a desert wash environment. By August 2025, Lennar had put a name on the project. Signage at Alta Drive and Rampart Boulevard now reads "Coming 2028" over the branding for The Preserve, and reporting into 2026 describes site work and infrastructure activity moving forward on the parcel.
The plan itself answers most of the questions that used to be open. Roughly 1,480 units are approved, a mix of about 560 single-family homes plus townhomes and condominiums, capped at 45 feet and no more than eight homes per acre. Nearly 40 percent of the site, 98 acres, is set aside for parks and trails rather than rooftops. The development will run its own HOA and its own gated entries, separate from Queensridge entirely, and it has been designed to sit at a lower elevation than the existing homes, specifically to preserve sightlines, with a landscaped buffer and wall along the shared edge.
That is a materially better outcome than the density some earlier proposals floated. It is also still a construction zone for the next several years, with the traffic and noise that comes with grading, trenching, and vertical build-out on 250 acres. The discount that used to price in the worst case now has to compete with the reality of a known, capped, buffered plan on one hand, and years of active construction noise on the other. Buyers are no longer pricing a mystery. They are pricing a schedule.
The Disclosure Paperwork That Actually Matters Right Now
Nevada law requires sellers to complete a Seller's Real Property Disclosure form covering material facts that could affect a buyer's use or enjoyment of the property, and if something changes after that form is delivered, the seller has to update it and redeliver it before closing rather than staying quiet. A visible change to construction activity along a perimeter lot's back fence during a 30 to 45 day escrow is exactly the kind of thing that rule anticipates.
Separately, Queensridge sellers provide a full HOA resale package covering the CC&Rs, the association's budget and reserve study, current rules, and a statement on pending litigation involving the association, along with the "Did You Know" statement required under state law summarizing buyer rights. Once a buyer receives that package, they get a window to review it and walk away without penalty if something in it changes their mind.
Here is the detail worth knowing before that conversation happens. Queensridge's original covenants never promised permanent golf course adjacency in the first place. The CC&Rs recorded when the community was built state plainly that "the existing 18-hole golf course commonly known as 'Badlands Golf Course' is not part of the property." The land was privately owned by the golf course operator, not the Queensridge developer, from the beginning. That does not erase the discount buyers have been pricing in, but it does mean the redevelopment was never a violation of anything the original paperwork guaranteed. It was always a possibility, just one that took the better part of a decade to resolve.
The Lawsuit That's Still Open
The headline settlement, the one that ended with the city buying the site for $636 million and reselling it to Lennar for $350 million, resolved the fight between the City of Las Vegas and the developer. It did not resolve every dollar tied to the property. A newer lawsuit filed in 2025 has the developer's company suing Clark County, alleging the county illegally collected more than $8 million in property taxes on land that courts had already ruled was effectively taken from him years earlier. The City of Las Vegas has joined that suit, on the developer's side, because a court order required it.
That case does not touch Queensridge's own HOA or its resale package, since it concerns tax collection on the adjacent parcel rather than anything inside Queensridge's gates. It is still worth knowing about, because it is a reminder that "settled" and "finished" are not the same word here. A buyer asking sharp questions about a perimeter lot deserves an honest answer that the big fight is over and a smaller one is still working its way through court.
Questions Worth Asking Before You Write an Offer
- Is this specific lot interior, like Villa Lago or Pinnacle, or does it back the former fairways, like sections of Tudor Park, Fairway Pointe, or Windsor?
- What has actually been verified about current construction activity along that lot line, versus what the listing assumes?
- Has the seller updated the disclosure since escrow opened, if anything changed on site during that window?
- Does the HOA resale package's litigation section reflect the current status accurately, and is there anything worth asking about beyond what's checked?
- Is the comparable your agent is using actually a perimeter sale, or an interior one dressed up to look similar?
A Few Questions Readers Ask
Will Queensridge home values rise once The Preserve is finished? There is no closing data yet for a scenario like this one, a capped-height, buffered, low-density community replacing a decade-old dispute. The plan itself removed the worst-case outcomes that once worried buyers, but until units close and comparables exist, any answer is a reasonable guess rather than a fact.
Does a perimeter lot legally have to disclose construction happening next door? Nevada's disclosure standard covers material facts that affect a buyer's use or enjoyment of a property. Visible construction, expected traffic pattern changes, and known drainage work along a shared boundary generally fall into that category, and a seller who learns something new during escrow needs to put it in writing rather than let it go unspoken.
Is there any chance the golf course itself comes back? No. The site is approved for residential use under the name The Preserve, with an expected opening in 2028. The zoning and site plan are settled, even if the litigation around the parcel's history is not entirely finished.
If you own a perimeter lot in Queensridge and you are trying to figure out what your specific section is actually worth this year, or you are looking at a former-fairway property and want a straight answer on what the paperwork will say, Steven Cannon can walk through the comparables and the disclosure questions with you before you commit to a number.
