In January 2025, close to 200 people from the Queensridge area filled the Veterans Memorial Community Center to hear Lennar's plans for 250 acres their neighborhood had stared at for nine years: the shuttered Badlands Golf Course. The questions that night were about traffic on Rampart and Alta, school capacity, construction years ahead, and what any of it would do to home values. Those questions never got fully answered. They just moved into the listing data, where they still show up today if you know where to look.
If you have pulled up Queensridge on more than one portal this summer, you have probably noticed the numbers do not agree with each other. As of April 2026, Redfin put the three-month median at $1.1 million, down 23.4 percent from the same period a year earlier, with homes taking 80 days to sell compared with 56 a year prior. By July 2026, Movoto had the median list price at $1.19 million and price per square foot at $473, both down double digits year over year, but with days on market at 60, a 24 percent drop from July 2025. Homes.com, also pulling July 2026 data, put the median at $1,250,000 with an average sale price well above that at $1,505,772.
None of these sources is wrong. Queensridge closes a small enough number of homes in any given month that one or two unusual sales can swing a median or a days-on-market figure hard enough to make two honest snapshots look like they are describing different neighborhoods. That volatility is real and worth knowing about if you are watching this market closely. But underneath the noise, there is a consistent direction: price per square foot down, days on market structurally longer than this community's guard-gated peers, and buyers with more room to negotiate than they had a few years ago. That consistent direction has a specific cause, and it is not a general Las Vegas correction. It is Queensridge repricing a 250-acre construction project that is now, finally, underway next door.
What actually happened to the golf course
The Badlands Golf Club was a 27-hole desert-links course that once wrapped around large sections of Queensridge, splitting the community into its north and south sides. Homeowners along the fairways paid a premium for that open-space buffer and the view it created. The course closed in 2016 after its sale to EHB Companies, the same developer behind Tivoli Village and the One Queensridge Place towers, and EHB moved to build housing on the land.
What followed became one of the longest land-use fights in Las Vegas history. The city, responding to sustained opposition from Queensridge residents, blocked EHB's plans for years. EHB sued, arguing the city had effectively taken its property without compensation. In April 2024, the Nevada Supreme Court upheld a district court ruling awarding EHB $48 million over one piece of the disputed land, part of a broader settlement in which the city ultimately agreed to buy the 250-acre site from EHB for $636 million and then resell it to Lennar Homes for $350 million.
The Las Vegas City Council voted 6-0 in February 2025 to approve Lennar's development plan. Lennar has since named the project The Preserve, and the approved plan calls for:
- Approximately 1,480 residential units total, a mix of roughly 560 single-family detached homes plus townhomes and condominiums
- A height cap of 45 feet and density capped at no more than eight homes per acre
- 98 acres, nearly 40 percent of the site, dedicated to parks, trails, and open space
- Its own homeowners association and four private gated entry points, entirely separate from Queensridge's existing gates and HOA
Dirt work began on the site in 2026. Lennar has stated the anticipated opening year is 2028, which means anyone buying in Queensridge today is buying into roughly two more years of active construction next door before The Preserve is a finished neighborhood rather than a work site.
Why "Queensridge" hides three different markets right now
Queensridge is not one price point. It is 987 homes across sub-sections built between 1995 and 2003 by the Peccole family through Falcon Cove Properties, and the gap between the cheapest and most expensive corners of the community is wide enough that a single median tells you almost nothing about what your budget actually buys.
| Tier | Typical home | 2026 price range |
|---|---|---|
| Entry resale (Sage Brook and smaller cul-de-sacs) | Smaller established homes, closer to the old course perimeter | Around $725,000 and up |
| Core market | Custom and semi-custom homes, roughly 4,200 to 6,800 square feet | $1 million to $2.5 million |
| Villa Lago and premium view lots | Large custom estates | Recent top sale near $8.4 million, a 12,800-square-foot home on a 0.8-acre lot, within the past 24 months |
Homes priced above $2 million make up roughly a quarter of Queensridge transactions but close to half of the total dollar volume, which tells you where the real appreciation is concentrated even while the median looks soft. The entry tier, sitting closest to the construction that is now underway, is the segment most exposed to the traffic, dust, and noise that come with a multi-year buildout. The interior and premium tiers, further from Alta and Rampart, are more insulated from that disruption and are where the community's architectural variety, Mediterranean, Tuscan, and traditional European styles under Falcon Cove's lighter design review, still commands the pricing power the neighborhood was known for before the golf course went quiet.
What this looks like against Queensridge's peers
Compare that to a community without a construction-zone neighbor. The Ridges in Summerlin, roughly five to seven minutes from Downtown Summerlin, runs on a scarcity model with about 380 homesites across 12 guard-gated enclaves and no expansion land left. Spanish Trail, one of the valley's older established luxury golf communities, has one of the lowest turnover rates in the market, meaning listings there move quickly once they appear rather than sitting while buyers wait to see how a neighboring project turns out.
Queensridge is not competing on scarcity right now. It is competing on a story that will not fully resolve until 2028, and that changes how a buyer should think about days on market. A longer listing period in Queensridge this year is not necessarily a sign of a weak home. It may just as easily be a sign of buyers doing the reasonable thing: waiting to see how close a specific property sits to the site line, what the traffic studies actually show once they are published, and whether the promised 98 acres of parks and trails become a neighborhood amenity or stay a construction easement for another two years.
Questions worth asking before you write an offer
If you are comparing Queensridge to another west valley gated community right now, the golf course history changes what due diligence should look like on any specific address:
- How close is this lot to the former Badlands perimeter, and which direction does it face relative to The Preserve's planned entries on Alta and Rampart
- Has the seller or HOA shared any updates from Lennar's required traffic and drainage studies
- Is the property's current pricing already reflecting the construction timeline, or is it priced as though the golf course still exists
- What does the resale history on this specific street look like over the past 24 months compared with the community-wide median
None of these questions have a universal right answer. They depend entirely on the specific address, which is exactly why a community-wide median is the wrong tool for deciding what to offer on any one home in Queensridge this year.
Frequently asked questions
Will The Preserve be part of Queensridge's HOA or guard gates? No. The approved plan gives The Preserve its own homeowners association and four private gated entry points. It will not join Queensridge's existing gate structure.
When will construction actually be visible day to day? Dirt work started on the site in 2026, with Lennar targeting a 2028 opening. Buyers today should plan on multiple years of active construction activity on the adjacent land before the project is finished.
Does buying near the old course frontage automatically mean a discount? Not automatically. The entry-tier sub-sections were already Queensridge's lowest price point before the course closed in 2016. What has changed is the added uncertainty of construction timing, traffic studies, and how close a specific lot sits to one of the new gated entries, all of which are now part of the pricing conversation in a way they were not five years ago.
What happened to the golf-frontage premium homeowners originally paid for? That premium effectively ended when the course closed in 2016. Comparing a "golf-adjacent" Queensridge listing today to a home on an active course elsewhere in the valley is comparing two different things, and pricing should reflect that difference.
Queensridge's next chapter is being written in city planning documents and construction schedules, not in this month's median price. If you are weighing a purchase here against another west valley gated community, the address-level details matter more than the headline number. Steven Cannon can walk you through what a specific street's proximity to The Preserve actually means for your offer and your timeline. Let's Connect.
