What is the rental yield in Villages at Tule Springs?

The gross yield in Villages at Tule Springs, North Las Vegas, Nevada is 5.3%. That sits alongside pricing in line with North Las Vegas and about 9% below Nevada. Over the past year, prices are down 2.0%, while the Red Flag score is 41.

How has pricing changed in Villages at Tule Springs over the past year?

Pricing in Villages at Tule Springs, North Las Vegas, Nevada is down 2.0% over the past year. The neighborhood is priced in line with North Las Vegas and about 9% below Nevada. Gross yield is 5.3%, with a Red Flag score of 41.

How does Villages at Tule Springs compare with North Las Vegas and Nevada?

Villages at Tule Springs, North Las Vegas, Nevada is in line with North Las Vegas and about 9% below Nevada on price. It offers a gross yield of 5.3% and a walkability of 64. The Red Flag score is 41, and education is in the 27th percentile.

Neighborhood

Villages at Tule Springs

North Las Vegas, Nevada US

Villages at Tule Springs, North Las Vegas, Nevada presents a balanced investment profile with pricing in line with North Las Vegas and about 9% below Nevada, a gross yield of 5.3%, and a price trend down 2.0% over the past year. It combines walkability of 64 with education in the 27th percentile. The main strength is steady relative pricing and moderate yield; the main risk is a Red Flag score of 41.

AI Summary•Updated May 2026

Area

14.06 mi²

ZIP Code

89084

County

Clark County

State

Nevada

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024

Verified Price · Median Sale

$444,368

YoY-2.0%

Gross Rental Yield

5.3%

Listed rent · ZORI annualized

Red Flag Index

Moderate

41 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

27 / 100

Limited · better than 27% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Good

DistrictScore attractiveness · national model

Villages at Tule Springs Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Villages at Tule Springs, North Las Vegas.

Unlock the Villages at Tule Springs 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$444,368	-2.0%
Price / Sq Ft (Verified)	$235/sqft	-4.1%
Asking Rent (Median)	$1,950/mo	+0.5%
Gross Rental Yield	5.3%	—
Liquidity Score	53 / 100	Moderate
Homes Sold (Period)	269	-9.1%

Is Villages at Tule Springs Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Nevada crime context.

Red Flag Breakdown

41 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Heat100Very High

Earthquake80Very High

Hail60High

Wildfire40Moderate

Flood20Low

Hurricane20Low

Tornado20Low

Strong Wind20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Nevada averaged 26.0 crimes and 4.0 violent per 1,000 residents (-11.1% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Above-average gross rental yield at 5.3%

Liquid resale market — liquidity 53/100

Active transaction volume — 269 homes sold last period

Heat risk is Very High (100/100)

Earthquake risk is Very High (80/100)

Insights are generated from Villages at Tule Springs's live DistrictScore metrics.

Villages at Tule Springs Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Nevada-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

6.2 µg/m³ Meets EPA, above WHO guideline+91.2% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Villages at Tule Springs centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 58% of U.S. neighborhoods.

Nevada Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	26.0	4.0	-11.1%
2023	29.7	4.3	+5.2%
2022	28.6	4.6	+8.3%
2021	26.6	4.3	+11.9%
2020	23.9	4.6	-14.3%
2019	28.3	5.0	—

Reported at the state level — the finest official US crime aggregation; Villages at Tule Springs inherits the Nevada figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Villages at Tule Springs

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Walkability & Amenities in Villages at Tule Springs

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

64

Somewhat Walkable

Walkability Score

16

Grocery

7

Dining

13

Schools

1

Universities

1

Hospitals

3

Pharmacies

74

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Villages at Tule Springs's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Villages at Tule Springs vs North Las Vegas vs Nevada

How Villages at Tule Springs benchmarks against its city and state medians.

Benchmark vs City & State

In Villages at Tule Springs, the median sale price sits in line with the median for North Las Vegas neighborhoods and about 9% below the statewide median. Gross rental yield is 5.3%, against 5.3% for North Las Vegas neighborhoods and 4.5% statewide. Over the past 12 months, prices fell 2.0%. Transaction liquidity sits in line with the median for North Las Vegas neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Villages at Tule Springs	$235/sqft	5.3%	53
North Las Vegas	$235/sqft	5.3%	53
Nevada	$259/sqft	4.5%	39

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Buying Property in the US as a Foreigner

Federal & Nevada tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.50% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: real property transfer tax ~$1.95 per $500.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Nevada property-tax guidance for foreign buyers

Latest North Las Vegas Real-Estate News

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Guaranteed Rate • Jun 18, 2026

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Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Villages at Tule Springs Real Estate FAQ

Villages at Tule Springs, North Las Vegas, Nevada shows a balanced profile with pricing in line with North Las Vegas and about 9% below Nevada. Gross yield is 5.3%, and prices are down 2.0% over the past year. The Red Flag score is 41, with walkability of 64 and education in the 27th percentile.

Neighborhoods near Villages at Tule Springs

Compare Villages at Tule Springs with nearby neighborhoods in North Las Vegas.

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