Open any national portal, type in 89102, and the number that stares back is around $435,000. That is Redfin's reported median sale price for the zip code as of March 2026, up 7.4% year over year, with homes averaging 121 days on market. It is an accurate number for the zip. It is a misleading number for McNeil.
Inside the same zip code, the small vintage tract known collectively as McNeil, McNeil Estates, McNeil Manor, McNeil Park, and Mason Manor is showing an active median list price closer to $712,500 with an average of 74 days on market, according to Greater Las Vegas Association of Realtors MLS data pulled in June 2026. That is roughly a $275,000 gap between the portal median and what McNeil is actually asking, and the gap explains almost everything about how this pocket trades.
The thesis in one line: the 89102 median is averaging four different housing types together, and once you separate McNeil out, the price you are looking at is not for the house. It is for the lot and the absence of an HOA.
Start with the friction, because that is where the mispricing lands
Buyers who lean on the zip-level number usually discover the real market during due diligence, not during the search. A few patterns worth knowing before you write an offer:
- Permitted-addition verification. McNeil homes were built between 1947 and 1978, most of them in the 1950s and 60s. Many have been expanded, walled, re-roofed, or converted. Some of that work was permitted through Clark County or the City of Las Vegas, and some was not. On a house priced at $700,000, an unpermitted casita or converted garage is not a cosmetic issue. It affects appraisal, insurance, and any future resale.
- Systems age vs. finish age. A kitchen renovated in 2024 does not mean the sewer lateral, panel, or ductwork was touched. Original cast-iron drain lines are still in service on plenty of blocks. A pre-offer sewer scope on any McNeil home over 60 years old is not paranoid, it is standard.
- Comp selection. Automated valuation models pull comps from the whole zip. That drags McNeil comps down toward the smaller-lot, higher-density product to the east and north. An appraiser unfamiliar with the tract can arrive at a number that does not support the contract price, which is where financed deals stall.
- Financing on quirky floor plans. Split additions, dropped conversation pits, two-way rock fireplaces, and pool-house bathrooms all show up in the listing photos. They also show up on appraisal reports as adjustments a lender may or may not accept.
None of this shows up in a zip-code median. All of it shows up on the closing statement.
The zip median is averaging four different housing types
The 89102 boundary stretches from the Strip corridor west to Valley View and covers dense apartment stock, small-lot postwar tract housing, mid-century custom homes, and a handful of larger estates. Blending them produces a number that describes none of them well.
| Data point | 89102 zip (Redfin, Mar 2026) | McNeil active listings (GLVAR MLS, Jun 2026) |
|---|---|---|
| Median price | $435,000 sale | $712,500 list |
| Days on market | 121 | 74 |
| Homes sold / listed | 58 sold | 6 active |
| Price per sq ft | $262 | $286.66 |
| Year-over-year price | +7.4% | Not disclosed at tract level |
The per-square-foot spread is smaller than the median spread, and that is the tell. McNeil homes are larger on average, sit on much bigger lots, and are custom rather than tract, so the median moves up sharply even though the per-foot number moves only modestly. A buyer looking at $262 per foot for the zip and expecting to find a McNeil ranch at that price is comparing a custom home on half an acre to a two-bedroom condo three miles away.
Why the lot, not the house, is the asset
McNeil is 513 homes bounded by Charleston Boulevard on the north, Oakey Boulevard on the south, Rancho Drive on the east, and Cashman Drive on the west. The tract was developed between 1947 and 1978, and most of it was built during the 1950s and 60s. That timing matters because it predates the master-planned model that shapes Summerlin and Henderson. There is no HOA. There is no design review board. Lots run from roughly a quarter-acre to over two acres.
Inside the ring road of central Las Vegas, that combination of lot size and land-use freedom is genuinely rare. A homeowner in McNeil can, subject to city permitting, add a detached casita, park an RV in the side yard, plant a mature landscape without submitting to a covenant, or tear a home down and rebuild custom on the same footprint. That optionality is what is priced into the median.
The tree canopy is part of it too. Residents describe the neighborhood as running 5 to 10 degrees cooler in summer than the surrounding stucco-and-gravel product, an effect owed to mature Mulberry trees, established lawns, and the shading pattern created by single-story ranch homes on wide setbacks. On a west-side summer afternoon, that is not a lifestyle claim. It is an operating-cost claim.
The sub-tract names matter for comp work. McNeil Tract, McNeil Manor, McNeil Park, and Mason Manor were developed in different phases and have slightly different lot geometries and original builder specs. A listing described as "McNeil Manor Tr 2A" is not directly comparable to a Mason Manor custom on Ashby without adjustments. Portal search filters do not surface those sub-tracts. MLS does.
How to read McNeil comps without getting fooled
If you are underwriting an offer here, work through the numbers in this order rather than relying on a portal estimate.
- Identify the sub-tract first. Pull the subject property's legal description and match it to McNeil Tract, McNeil Manor, McNeil Park, or Mason Manor. Only comp against sales inside the same sub-tract or an immediately adjacent one within the last 180 days.
- Adjust for lot size before you adjust for the house. A quarter-acre McNeil lot and a half-acre McNeil lot are two different asset classes even if the houses on them are similar. On oversized lots the value of the dirt itself carries a meaningful share of the price, because the buyer is paying for expansion or ADU capacity that the smaller lot cannot offer.
- Verify every square foot of addition on record. Cross-check the listing's square footage against Clark County Assessor records. Any delta larger than a rounding difference is a permit question you want answered in writing before the appraisal, not after.
- Discount raw dollars per square foot. Two homes at $286 per foot can be very different transactions if one has original systems and one has a rebuilt roof, new HVAC, and a repiped supply line. Recent listings on Westlund and Gilmary showed brand-new HVAC installed in December 2025 and new roofs installed in January 2026. Those are five- and six-figure line items that never show up in the per-foot number.
- Underwrite the exit. McNeil's buyer pool is narrower than a Summerlin or Green Valley pool. It skews toward architecture-motivated buyers who specifically want vintage, no HOA, big lot, close-in. Price the eventual resale against that same pool, not against the general 89102 buyer.
Los Angeles and Bay Area relocators tend to grasp this quickly because the same pattern exists there, where a two-street pocket inside a broader zip trades at its own multiple. Buyers coming from newer-build metros sometimes need to see the numbers laid out side by side before it clicks. Either way, the practical move is the same: stop reading the zip and start reading the tract.
The broader Las Vegas Valley context supports the pricing McNeil is showing. Closed single-family sales across the valley have run consistent at just over 2,000 homes per month through the first half of 2026, with months of available inventory around 3.6 as of mid-year. That is a balanced market, not a distressed one, and it means a well-priced McNeil listing on the right sub-tract with permits in order is transacting on a normal timeline. Overpriced or paperwork-messy listings are the ones adding to the 74-day average.
If you are considering McNeil as a buyer or thinking about listing a home you have held here for a decade or more, the number that matters is not the one on the portal. It is the one your comps and your permits actually support. I am happy to walk through those specifics for your address, pull the correct sub-tract comps, and flag anything worth verifying before you commit. Reach out to Kristi Badolato and let's connect.
