Trying to decide between Somerset at Providence and nearby Skye Canyon in northwest Las Vegas? You want the best value without surprise HOA costs, and you also want a community that fits your day-to-day life. The good news is you can make a confident choice with a clear comparison of price dynamics, HOA structures, and amenities. This guide gives you a practical framework to compare both areas, what to verify before you buy, and how to align each option with your goals. Let’s dive in.
Somerset vs. Skye Canyon overview
Somerset at Providence is a subdivision within the larger Providence master-planned community in northwest Las Vegas. Skye Canyon is an adjacent master-planned community in the same part of the valley. Each master plan is made up of multiple neighborhoods with their own character, product types, and association rules.
Because both communities are master planned, you will see similar categories to compare: HOA layers, amenities, home ages and styles, and nearby services. Boundaries and sub-associations can change from one pocket to the next, so confirm exact locations and governance using Clark County parcel maps, the Clark County Assessor, and recorded CC&Rs from the Clark County Recorder.
Location and commute factors
In northwest Las Vegas, commute patterns often revolve around access to the 215 Beltway and US‑95. Proximity to these corridors can influence buyer demand, days on market, and resale value. The same goes for nearby shopping, services, and medical facilities.
Natural features also matter. Views, ridgelines, desert open space, and wash areas can command premiums and may come with special landscaping or maintenance rules. Review the recorded CC&Rs for any lot-specific or tract-specific obligations tied to common areas or natural features.
Price and market comparison framework
You get the clearest value picture by looking at recent sold data and current competition. Pull a clean, apples-to-apples snapshot for both communities using the last 6 to 12 months.
Key metrics to collect and compare:
- Median sold price and trend vs. the prior year
- Median price per square foot
- Typical list ranges by product type (attached, entry single-family, larger single-family)
- New construction base prices vs. resale pricing
- Days on market and sale-to-list price ratio
- Inventory levels or months of supply
- Notable comparable sales in Somerset at Providence and in Skye Canyon
Use your local MLS for the primary data set and confirm recorded sale prices through the Clark County Assessor or Recorder. If you glance at third-party sites for context, verify everything in the MLS before you rely on it.
Qualitative patterns to consider:
- Newer phases in any master plan can command a premium over older nearby stock.
- Product mix matters. Larger lots, three-car garages, and higher-end finishes often push prices higher.
- Builder incentives, lot premiums, and quick-move-in homes can create temporary price gaps between new and resale homes.
HOA layers and cost trade-offs
In both Providence and Skye Canyon, you may encounter two association layers:
- A master HOA for the broader community
- A sub-association for a specific village, gated pocket, or amenity set
Action step: Confirm whether your target home in Somerset at Providence is governed only by the Providence master HOA or also by a Somerset sub-association. Always rely on the recorded CC&Rs and the most recent fee schedule from the HOA or its management company.
Common HOA fee types and what they typically cover:
- Regular assessments: Common-area maintenance, landscaping, insurance for common areas, and any HOA-managed amenities.
- Special assessments: One-time fees for large capital projects. Review reserve studies and budgets to assess risk.
- Transfer and estoppel fees: Seller-side costs to provide the HOA disclosure package.
- Reserve funding: Healthy reserves reduce the chance of special assessments.
Nevada Revised Statutes Chapter 116 governs HOA disclosures, governance, and owners’ rights in common-interest communities. Use it as your legal reference point when reviewing HOA documents and disclosures.
HOA comparison checklist
Use this side-by-side checklist for Somerset at Providence vs. Skye Canyon. Fill it out with current documents before you write an offer.
| Category | Somerset at Providence | Skye Canyon |
|---|---|---|
| Association levels | Confirm master vs. sub-HOA in CC&Rs | Confirm master vs. sub-HOA in CC&Rs |
| Regular assessments | Get current schedule from HOA | Get current schedule from HOA |
| What dues cover | List included amenities and services | List included amenities and services |
| Special assessments | Check minutes and budgets for history | Check minutes and budgets for history |
| Rental policy | Note any caps or STR restrictions | Note any caps or STR restrictions |
| Parking/vehicles | Confirm overnight, RV, and street rules | Confirm overnight, RV, and street rules |
| Landscaping rules | Front-yard standards and maintenance | Front-yard standards and maintenance |
| Architectural review | Exterior change approval process | Exterior change approval process |
| Amenity access | Who can use and guest policies | Who can use and guest policies |
| Estoppel/transfer fees | Confirm fees and turnaround time | Confirm fees and turnaround time |
| Reserves | Review reserve study and funding level | Review reserve study and funding level |
Important: Do not rely on hearsay for HOA dues or rules. Obtain written confirmation from the HOA and read the recorded CC&Rs and amendments.
Amenities and lifestyle
Master-planned communities often offer parks, trails, and community spaces. Some pockets include private amenities for sub-association residents. Higher amenity levels usually mean higher dues, but may also reduce your personal maintenance workload.
Consider:
- Community centers, pools, fitness rooms, courts, and private parks
- Trail connectivity and access to regional open space
- Gated entries and any private security services
- On-site or nearby retail and service corridors
If you want a lock-and-leave feel with minimal yard work, a higher-amenity pocket with robust HOA services might fit you well. If you prefer more budget control month to month, a lower-amenity pocket with fewer services can reduce ongoing dues.
Homes, lots, and age of construction
Lot size, density, and typical floor plans vary by pocket. Newer homes often feature open layouts, energy-efficient systems, and low-maintenance materials. Slightly older stock might offer a lower entry price, with the trade-off of near-term upgrades or maintenance.
Look for:
- Single-story vs. two-story mix
- Lot sizes and side-yard widths for privacy
- Garage count and driveway depth for practical parking
- Builder quality, included features, and upgrade packages
- Age of roof, HVAC, water heater, and kitchen/bath finishes
Phasing schedules within each master plan can create pockets that are newer than others. Verify build years and model differences in your MLS search and the Assessor’s records.
Schools and daily services
School zoning can influence buyer preferences. Use Clark County School District maps to confirm current school assignments and to view neutral performance data. School assignments can change, so verify during your due diligence window.
Nearby grocery stores, medical offices, and retail centers can also shape day-to-day convenience. Weigh the value of immediate proximity against your budget and preferred home type.
Who each community fits best
Both areas can work well. The better fit depends on your priorities.
You may lean toward Somerset at Providence if you want:
- A home within the Providence master plan and a specific Somerset pocket that fits your HOA and lifestyle preferences
- A value-focused resale opportunity where you control upgrades over time
- Familiar Providence-wide community identity and rule structures
You may lean toward Skye Canyon if you want:
- A master plan with pockets that emphasize community amenities and active lifestyle elements
- A product mix that aligns with newer phases or specific builder offerings available when you search
- A community vibe centered on outdoor access and organized neighborhood programming in certain pockets
Either way, match the pocket, not just the headline. Compare individual streets, sub-associations, and floor plans before you decide.
How to verify before you buy
Use this due diligence checklist to avoid surprises:
- Pull 6 to 12 months of sold comps in your exact pocket from the MLS. Note price per square foot, DOM, and sale-to-list ratios.
- Confirm the legal subdivision name, parcel ID, and recorded sales through the Clark County Assessor and Recorder.
- Request the full HOA resale package: CC&Rs, amendments, rules, budget, reserve study, insurance summary, and meeting minutes.
- Ask about any planned capital projects, recent special assessments, and current reserve funding.
- Confirm rental policies and any percentage caps, plus short-term rental rules.
- Verify estoppel and transfer fees, and the timeline to receive HOA documents.
- Check school zoning through the Clark County School District.
- Review builder warranties or transferable warranties on newer homes.
- Look up county planning documents for any nearby future phases or infrastructure changes.
Risks and red flags to watch
Stay alert for cost or risk signals that can affect value and financing:
- Large recent or pending special assessments
- Low reserve balances or aging amenities with no replacement plan
- Overlapping master and sub-HOA responsibilities that create duplicate fees
- Ongoing litigation or disputes noted in Recorder filings or HOA minutes
- Inconsistent rule enforcement reported in minutes
- Rental restrictions that conflict with your plans
- Developer-controlled boards that have not yet transitioned to homeowners
Local guidance, minus the guesswork
This comparison gets easier when you have current, pocket-level data and the right documents in hand. If you are planning a PCS, buying your first home, or moving a family on a tight timeline, you deserve clear options and fast, reliable next steps.
If you want a side-by-side analysis of Somerset at Providence and Skye Canyon tailored to your budget, commute, and HOA preferences, reach out. I can pull targeted comps, obtain the HOA package, and walk you through the fine print so you can decide with confidence.
Ready to compare these communities with real numbers and documents? Let’s Connect with Dan Merrill for a focused consult.
FAQs
What is Somerset at Providence in Las Vegas?
- Somerset at Providence is a subdivision within the Providence master-planned community in northwest Las Vegas. It operates under Providence’s framework, and some homes may also have a sub-association. Confirm governance in the recorded CC&Rs.
How do HOA dues differ between Somerset and Skye Canyon?
- Dues vary by pocket and by whether there is a sub-association. Higher-amenity pockets tend to have higher dues. Always obtain the current fee schedule and budget from the HOA before you rely on any number.
What documents should I review for an HOA home in Nevada?
- Review the recorded CC&Rs and amendments, rules, budget, reserve study, insurance summary, meeting minutes, and estoppel. Nevada’s NRS Chapter 116 outlines disclosures and governance for common-interest communities.
How do amenities impact value in these master plans?
- More amenities can boost appeal but often come with higher dues. The market may price those amenities into values, but the real benefit depends on how much you use them and your preference for lower personal maintenance.
Are short-term rentals allowed in Providence or Skye Canyon?
- Policies differ by association and may be limited or prohibited. Verify rental and short-term rental rules in the CC&Rs and any amendments, and confirm they align with your plans before you buy.
