Aliante is North Las Vegas's master-planned community, on about 1,900 acres bought in 2001 by North Valley Enterprises, a partnership of American Nevada Corporation and Del Webb, with the community opening in May 2003. It sits against the 215 in the north valley, which is what makes the commute south workable.
Four things anchor it: the Aliante Golf Club, a Gary Panks course; a 20-acre nature park with a lake and an amphitheatre; the Aliante Casino and hotel; and Sun City Aliante, the Del Webb 55-plus community inside the plan. As with Anthem, the age restriction is a recorded covenant on that portion and not a general feature of Aliante.
The specific thing to check here is the SID. Nearly every greenfield master plan in this valley, Summerlin, Aliante, Mountain's Edge, Inspirada, Skye Canyon among them, was built with bond financing for the roads, sewers and utilities, repaid by the homeowners through a Special Improvement District assessment on the tax bill. Aliante's is administered by the City of North Las Vegas and, at this stage of the plan, is typically a few hundred dollars a year with only a handful of years left to run. "Typically" is not good enough when you are budgeting: read it off the parcel.
North Las Vegas, and the newest part of it
Aliante is a master-planned community in the north-west of North Las Vegas, built from the mid-2000s onward around a golf course, a park system and a casino at its centre. It is one of the newest substantial neighbourhoods in the valley.
It is inside the City of North Las Vegas, which is its own city with its own police, its own building department and its own rules. That is a distinction buyers from out of state routinely miss, because the mailing address and the valley both say Las Vegas.
The parks are the argument
Aliante Nature Discovery Park is the piece of this community people talk about: a lake, lawns, shade and a dinosaur-themed play area, laid out properly.
The wider plan carries that through: trails between the villages, a golf course threading the middle, and a set of smaller parks. For a family buyer this is the strongest card the north end of the valley holds.
The money questions here
North Las Vegas makes extensive use of special improvement districts to fund the infrastructure under newer development, and Aliante is newer development. An outstanding SID balance attaches to the parcel and transfers to the buyer.
It is ordinary, it is disclosed, and it is entirely manageable, but it is an annual cost on top of association dues and it is the single thing most often missed on a first purchase up here. Ask for the number at the start.
- Master association
- The community-wide dues covering the shared landscape and the trail system.
- Sub-association
- Where one applies: the individual village's own dues and rules.
- SID or LID
- An infrastructure assessment on the parcel, billed separately, transferring on sale.
Buying in Aliante: what to check
- Ask for the SID or LID balance before anything else. In this part of the valley it is the number that changes the monthly figure.
- Get the combined association position: master plus any village association.
- Confirm you are in the City of North Las Vegas and what that means for permits and licensing.
- Look at what is still to be built on the open ground nearby and on what timetable.
- Walk to the nearest park. Proximity to the park system is the thing that holds value here.
- Check the school assignment directly with the district.
Selling in Aliante: what moves the number
- State the SID position in the listing. Buyers up here have learned to ask, and a listing that answers first looks the most honest.
- Name the village as well as Aliante.
- Photograph the park and say how far it is on foot.
- Publish the combined dues and what they cover.
- Say plainly that the house is in the City of North Las Vegas, for some buyers that is a positive, and for all of them it is a fact they need.
What she has in Aliante
What buyers ask about Aliante
What is a SID and will I be paying one in Aliante?
A Special Improvement District: bonds that paid for the roads and utilities when the community was built, repaid through an assessment on your property tax bill. Aliante has one, administered by the City of North Las Vegas. The amount and the number of years left depend on the parcel, so read the actual tax bill for the actual address.
Is Aliante age-restricted?
Only Sun City Aliante, the Del Webb 55-plus community inside the master plan. The rest of Aliante is all ages.
Is North Las Vegas a different city from Las Vegas?
Yes: its own incorporated city, with its own police, utilities and permitting. The mailing address says North Las Vegas, which for once is accurate.
