What to Know Before Buying in Warm Springs Torrey Pines at Pinnacle Peaks

Right now, the homes we are tracking in 89139 around Warm Springs Torrey Pines at Pinnacle Peaks are priced between $324,900 and $399,000, which sits below the Las Vegas median asking price of $400,000. That is the first thing to know, and the rest of this post puts it in context.

Start with the citywide picture

Before looking at one community, it helps to know the backdrop. There are 4,107 homes for sale across Las Vegas, and a typical listing has been on the market 60 days. The median asking price is $400,000 and the median price per square foot is $236. Prices run from $72,000 to $7,140,000, so the range is very wide. You can browse the full Las Vegas homes for sale to see where any one neighborhood falls.

Property type matters as much as location when you read those numbers. Of the homes for sale in Las Vegas, 2,716 are single family residences with a median of $474,819. Another 674 are condominiums with a median of $199,000, 505 are townhouses with a median of $299,900, 125 are manufactured homes with a median of $249,999, and 82 are multi family with a median of $650,000. When someone quotes a Las Vegas average, ask which type of home they mean.

What your budget buys here

The listings we are watching in this part of town are all three or four bedrooms with three baths, apart from one two bedroom. Here is how the price points line up, using only the details from the listings.

Under $340,000

At $324,900, 6706 Oxendale Avenue offers 3 bedrooms, 3 baths and 1,211 square feet. Close by in price, 6677 Churnet Valley Avenue is $334,900 for 3 bedrooms, 3 baths and 1,211 square feet. 6644 Churnet Valley Avenue is $335,500 with 2 bedrooms, 3 baths and 1,128 square feet.

$349,000 to $365,000

This band holds several 3 bedroom, 3 bath options. 7390 Carrot Ridge Street is $349,999 for 1,535 square feet, and 6714 Catoctin Avenue is $350,000 for 1,230 square feet. 7436 Speedwell Cavern Street is $358,800 for 1,493 square feet, and 6597 Roundstone Bog Avenue is $364,888 for 1,535 square feet.

Just under $400,000

At $399,000, 6645 Hathersage Avenue is 4 bedrooms, 3 baths and 1,655 square feet, the largest of the group by the numbers we have.

How to compare these listings

Square footage is the cleanest way to compare. 6597 Roundstone Bog Avenue and 7390 Carrot Ridge Street are both 1,535 square feet, yet the asking prices differ by $14,889. Two homes of 1,211 square feet, 6706 Oxendale Avenue and 6677 Churnet Valley Avenue, differ by $10,000. Set each against the citywide median of $236 per square foot and work out the figure yourself before you tour. We will happily run that comparison with you.

A few things to line up before you make an offer:

• Decide which home type you are comparing against, since single family, condo and townhouse medians differ widely.
• Divide asking price by square footage for every home on your short list.
• Ask us how long each listing has been active, and compare it with the 60 day typical listing.
• Confirm monthly costs with your lender, including any association dues that apply to the specific home.
• Request the disclosures and community documents early.

Look at nearby communities too

Buyers who start here often widen the search once they see the range. If you want a different home type or a different price band, other parts of Las Vegas give you a useful comparison. Sun City Las Vegas has 104 homes for sale, the most we are tracking. Vistana Condo has 28, Sierra Sunrise has 26, and Mountain Creek has 23. Paradise Palms has 22 and Meridian at Hughes Center has 20.

If manufactured housing is on your list, Desert Inn Mobile Estate 2 has 23 homes for sale and Desert Inn Mobile Estate 3 has 22. You can see every Las Vegas community we cover, or search all Las Vegas homes for sale by your own criteria.

Before you tour

We have not described the condition, finishes or lots of these homes because the listing data does not tell us, and we would rather you see them in person. What the data does tell you is that this area offers three bedroom, three bath homes in a price band below the citywide median. Start with your budget, pick the square footage you need, and let us set up showings. Reach out to Teresa A. Soldo and we will walk through the numbers on any address above.