Community Shortlist
• Mountain View (Henderson 55+)—panoramic Green Valley vistas, lot rent from $695.
• Canyon Heights (All-Age)—foothill sunsets & dog park, family-friendly.
• Shadow Mountain (55+)—5 mi from the Strip, clubhouse & pickleball.
• Las Vegas Meadows (55+ resort)—gated luxury, rentals from $995.
• Sandhill Valley (55+ snowbird)—pool & fitness under palm trees.
• Quail Estates West (Resident-Owned)—own the land, HOA $160.
• Lake Mead Village (Water Views)—30 min to marina, RV storage on-site.
Why Choose a Manufactured-Home Community Near the Entertainment Capital?
The Las Vegas metro adds 60 000 new residents each year, yet median site-built prices hit $430 k in May 2025 — pushing budget-minded buyers toward high-amenity manufactured-home parks. Living just outside the neon glow means:
- Spectacular scenery: Red Rock Canyon, Sunrise Mountain, and the River Mountains backdrop.
- Lower cost of living: Lot rents average $650–$750, roughly one-third of apartment rents ($1,900/mo).
- Resort-style amenities: Clubhouses, pools, and fitness centers rival master-planned subdivisions.
- Lock-and-leave freedom: Ideal for snowbirds who migrate north each summer.
(If you’re still weighing site-built vs. factory-built, read our Manufactured vs. Modular Homes comparison.)
1. Mountain View — Henderson, NV (55+)
| Detail | Snapshot |
|---|---|
| Scenic Perk | Overlooks Green Valley and McCullough Range (mymhcommunity.com) |
| Lot Rent (2025) | $695 – $745 (includes trash & clubhouse) |
| Amenities | Library, billiards room, horseshoe pits, heated pool, RV storage |
| Best For | Active retirees who still want quick freeway access to I-215 |
Insider Tip: Request a “Ridge View” lot—sunsets over Sloan Canyon are Instagram gold.
2. Canyon Heights — Henderson (All-Age)
| Detail | Snapshot |
|---|---|
| Scenic Perk | Nestled against Black Mountain foothills (canyonheightsmh.com) |
| Lot Rent | $620 – $680 + metered utilities |
| Amenities | Dog park, playground, basketball, event lawn |
| Best For | Families wanting CCSD schools and shorter commutes to Hoover Dam jobs |
3. Shadow Mountain — Las Vegas (55+)
| Detail | Snapshot |
|---|---|
| Scenic Perk | Strip skyline in the west, Sunrise Mountain in the east (inspirecommunities.com) |
| Lot Rent | $640 average; 5-mile Uber to the Strip |
| Amenities | Gated entry, fitness room, community garden, pickleball |
| Best For | Retirees who like shows & top-tier hospitals but crave a quiet night sleep |
4. Las Vegas Meadows — Central Las Vegas (55+ Resort)
| Detail | Snapshot |
|---|---|
| Scenic Perk | Towering palms, landscaped greenbelts (lasvegasmeadows55.com) |
| Lot Rent / Rentals | Homes from $155 k; rentals start $995 (May 2025 special) |
| Amenities | 10,000 sf clubhouse, fitness studio, putting green, gated security |
| Best For | Snowbirds wanting turnkey luxury and on-site social calendar |
5. Sandhill Valley — East Las Vegas (55+)
| Detail | Snapshot |
|---|---|
| Scenic Perk | Sunrise glow on Frenchman Mountain (sandhillvalley.com) |
| Lot Rent | $575 – $625 (one of the lowest 55+ rates) |
| Amenities | Resort-style pool, pet-friendly lawns, full-service clubhouse |
| Best For | Budget-savvy retirees & traveling snowbirds (easy airport hop) |
6. Quail Estates West — Spring Valley (Resident-Owned)
| Detail | Snapshot |
|---|---|
| Scenic Perk | 360° valley views from 2nd-story clubhouse deck |
| Cost | Buy-in starting $38 k for lot share; HOA $160/mo |
| Amenities | Pickleball, woodworking shop, travel club |
| Best For | 55+ buyers who want to own the land (no rising lot rent) |
7. Lake Mead Village — Boulder City / Lake Mead National Rec Area
| Detail | Snapshot |
|---|---|
| Scenic Perk | Blue water views, River Mountains backdrop |
| Lot Rent | $720 (includes water, sewer) |
| Amenities | Marina shuttle, boat/RV storage, desert hiking trail head |
| Best For | Anglers, kayakers, and anyone craving water in the desert |
(Pair this lake-side option with our Garage & Boat Storage Ideas.)
Comparing Lifestyle Costs (2025)
| Expense | Vegas Apartment | Scenic MH Community* |
|---|---|---|
| Monthly Housing | $1,900 rent | $695 lot + $850 mortgage ($125 k home) = $1,545 |
| Yearly Taxes | Built-in to rent | $425 (personal-property tax) |
| HOA / Amenities | Gym $39, pool $65 | Included in lot rent |
| Equity | $0 | Home appreciation ~7 % / yr |
*Example uses Mountain View costs.
Financing Tips for Las Vegas Community Lots
- Chattel Loans: 20- to 25-year fixed, 5 % down; credit ≥ 620.
- FHA Title I: Up to $92,904 on home alone (lot leased).
- Resident-Owned Co-Ops: Land share buy-in may qualify for conventional mortgage + HOA.
Read the full breakdown in our Financing Manufactured Homes in AZ & NV Guide.
Checklist: How to Pick Your Scenic Community
| Step | Questions to Ask |
|---|---|
| Location | How far to I-215 or US-95? Grocery within 10 min? |
| Views | Does the lot back to open desert or face another unit? |
| Amenities | Pool? Pickleball? RV storage? Workshop? |
| Community Rules | 55+ age-restricted? Pet limits? Exterior color rules? |
| Lot-Rent History | Average annual increase? Ask for five-year sheet. |
| Safety | Gated entry? On-site management hours? |
| Resale Market | Check recent sales on MHVillage to gauge appreciation. |
Frequently Asked Questions
Can I move my existing manufactured home into these parks?
Some communities accept homes under five years old; others require you to buy on-site. Ask for their in-fill program rules.
Are short-term rentals (Airbnb) allowed?
Most Las Vegas parks forbid nightly rentals; some allow 30-day minimum. Always verify park lease clauses before counting on rental income.
Do lot rents spike every year?
Average annual increases run 3 %–5 %. Resident-owned co-ops like Quail Estates West hedge against big jumps.
What wind/snow ratings do I need?
Las Vegas Valley is HUD Wind Zone 1, Roof Load 20. If you plan to relocate to Mount Charleston someday, order Zone 2 roof load (+$1.35/sf).
Ready to Tour Communities?
- Design Your Desert Home: Pick floor plans, porch options, and fire-resistant upgrades at build.mohavehomes.com.
- Book a Community Tour: We’ll arrange back-to-back showings of Mountain View, Shadow Mountain, and Las Vegas Meadows—call (928) 565-4400.
- Get Lot-Rent Comparisons: Our free worksheet helps you weigh costs vs. amenities.
Mohave Homes—guiding Nevadans to the right manufactured-home community since 1995. Let’s park your dream near the bright lights and mountain sights of Las Vegas.
