If Providence is on your list, you are in good company. It is one of the most popular master-planned communities in the northwest Las Vegas Valley, and I get to know it well every time I list a home there. I have recently listed homes on Beecher Park Avenue in Providence, and buyers ask me the same questions over and over. This guide answers them.
Where Is Providence in Las Vegas?
Providence sits in the northwest part of the valley, in ZIP code 89166, near the CC-215 Beltway and Hualapai Way, with US-95 close by. One thing that trips people up: Providence is in the City of Las Vegas, not North Las Vegas, even though some listing sites lump the whole north side together. That matters when you look up utilities, permits and city services, so always check the actual address.
From Providence you are a short drive from Mount Charleston, Kyle Canyon and the trails on the northwest edge of the valley, which is a big reason buyers who love the outdoors end up here. My advice on commuting: drive the route at the time of day you will actually be making it before you write an offer. A map is not a commute.
Providence at a Glance
- Size: about 1,200 acres, according to the Providence master HOA
- Homes: more than 5,600 single-family homes, plus two apartment communities
- Neighborhoods: 27 individual neighborhoods, each with its own look and floor plans
- Developer: Focus Property Group
- First homes: closed in late 2006, with parks opening in phases since 2008
- Master HOA: $150 per quarter in 2026, with some neighborhoods adding a sub-association fee
Parks and The Promenade
The parks are the heart of Providence, and honestly they are one of the main reasons people choose it over other northwest communities.
- The Promenade is a landscaped, park-like walkway with shaded pergolas, garden paths and open lawn. It hosts community events throughout the year.
- Knickerbocker Park and Huckleberry Park add sports courts, covered picnic pavilions, play areas and walking paths.
Living close to the Promenade puts you near the community’s gathering spots. Homes deeper in the neighborhoods tend to be quieter. Neither is better for everyone, so walk both before you decide.
Homes and Prices in Providence
Most of Providence was built from 2006 on, so you are mostly looking at newer two-story and single-story homes with three to five bedrooms. Because there are 27 neighborhoods, two homes with a Providence address can be very different in size, lot and finishes.
Listings I have seen in Providence this year have generally run from the high $400,000s to more than $900,000, depending on square footage, lot position and upgrades. The upper end usually includes things like a pool and spa, an outdoor kitchen, owned solar and custom built-ins. Prices change every week, so check current listings or ask me for a fresh comparison before you set your budget.
What to Check Before You Buy in Providence
Here is my short list from walking buyers through homes in this community:
- Solar: owned or leased? Many Providence homes have solar. Owned solar adds value. A lease or power purchase agreement has to be transferred to you, so get the contract, the monthly payment and the transfer process in writing early.
- Pool equipment and age. A pool is a big plus in Las Vegas summers, but have the equipment, plaster and any spa inspected along with the house.
- HOA documents. Ask for the master and any sub-association budget, reserves, rules and pending assessments. Read the architectural rules if you plan to add a pool, solar, patio cover or landscaping.
- Which neighborhood, exactly. Lot sizes, parking rules and sub-association fees vary by section. I always look at the specific street, not just the community entrance.
- Resale vs. new construction nearby. Providence is mostly resale today. If you are comparing it with new builds nearby, compare the total contract price with upgrades and lot premiums, not just the base price.
Is Providence Right for You?
Providence makes sense if you want a newer home, well-kept parks and walking paths, reasonable master HOA dues, and quick access to the 215 and the northwest side of the valley. It is a great fit for buyers who want space and amenities without paying for a guard gate or golf course.
If you are relocating, I am happy to do a video walkthrough of homes and streets for you before you fly in. I have helped a lot of people move here from out of state, and I relocated many times myself in the Navy, so I know how much it helps to see the real thing.
Thinking About Buying or Selling in Providence?
Call or text me at 702-782-5111. I can send you current Providence listings, recent sales on any street you are curious about, or a quick estimate of what your Providence home could sell for today.
Community facts are from the Providence master HOA and published community reporting. HOA fees, listing prices and amenities change, so confirm current details before you buy.