Gated vs Master-Planned: Southern Highlands Guide

Trying to decide between a gated neighborhood and a master-planned community in Southern Highlands? You’re not alone. The area blends both lifestyles, which can make the choice feel confusing when you are weighing privacy, amenities, HOA fees, and long-term value. In this guide, you’ll learn the key differences, how Southern Highlands combines both models, and the practical steps to choose what fits your life and budget. Let’s dive in.

Gated neighborhoods explained

A gated neighborhood is a residential enclave with controlled access at the entrance. You and your guests enter through gates using a keypad, call box, keycard, or a staffed guard. Many gated areas operate under a homeowners association that manages gate maintenance and related security budgets.

Why buyers choose gated

• Privacy and reduced through-traffic.
• A sense of exclusivity and quiet streets.
• Visitor controls that can feel more secure.

Trade-offs to know

• Extra HOA dues for gate operations and private roads.
• Guest, delivery, and service access can be less convenient.
• A smaller pool of potential buyers on resale due to added rules and costs.

Master-planned communities explained

A master-planned community is a large-scale, developer-led plan built in phases with multiple neighborhoods, amenities, and shared infrastructure. Think community parks, trails, pools, and sometimes private clubs or retail areas, all tied to a unified design vision.

Why buyers choose master-planned

• Broader amenity packages and lifestyle options.
• Predictable neighborhood character through design guidelines.
• A mix of home types and price points across neighborhoods.

Trade-offs to expect

• Community-wide HOA dues and rules.
• Ongoing buildout in some sections while the plan matures.
• Design controls that guide exterior changes and landscaping.

How Southern Highlands blends both models

Southern Highlands sits in the Enterprise area of unincorporated Clark County, south of the Las Vegas Strip. It was planned and built in phases as a master-planned community with a consistent landscape and architectural character recorded through CC&Rs and design guidelines.

At the community scale, you find amenities typical of a well-planned development, including parks, trails, pools, and recreation areas. The Southern Highlands Golf Club is associated with the area, offering private club access separate from the broader community amenities. Neighborhoods range from standard single-family homes to estate properties, all shaped by the overall design intent of the master plan.

Within the master plan are gated enclaves and gated estates. These smaller sections operate their own entry gates and often maintain private roads, with separate sub-association dues layered on top of the master association. Governance is typically layered, so you may answer to the master association for community rules and a sub-association for gate operations and any added security.

Governance, dues, and your budget

Expect two types of dues in gated parts of Southern Highlands: master association dues and sub-association dues for the gated enclave. The master association handles community-scale amenities and common areas. The sub-association manages gates, private roads, and added services.

Before you buy, review CC&Rs, bylaws, rules and regulations, current budgets, financial statements, and the most recent reserve study. Ask whether there are any special assessments, pending litigation, or developer transition items that could affect costs.

Privacy and day-to-day living

If you value controlled access, a gated enclave can feel reassuring. Still, check gate hours, staffing, visitor policies, and how deliveries and ride-share pick-ups work. Confirm emergency access protocols that comply with local standards so fire or EMS can enter quickly when needed. Small details shape daily convenience.

Renovations and design approvals

Southern Highlands enforces architectural standards on exterior colors, landscaping, fences, and pool installations. Gated enclaves often layer stricter guidelines. Get the approval process timeline before you plan a new pool, hardscape, or paint color. This helps you set expectations and avoid delays.

Financing, appraisal, and insurance

Conventional loans are common in both gated and master-planned settings. Your lender may request association documents and a certificate of status to confirm dues and reserve health. Appraisers compare your home to similar properties, factoring in amenity access and fee levels. Gated status alone does not guarantee lower homeowner insurance premiums, since carriers underwrite based on overall risk and coverage specifics. Associations typically insure common areas, so review limits and deductibles.

Rentals and short-term rentals

Association rules in Southern Highlands may limit lease terms, cap the number of rentals, or prohibit short-term rentals altogether. If you plan to rent, verify the minimum lease length, any registration requirements, and whether the rental policy sits at the master or sub-association level. Enforcement varies, so read the rules carefully.

Resale value and market appeal

Gated homes often attract buyers who want privacy and controlled access, which can support value for that segment. At the same time, added dues and entry protocols can narrow the buyer pool. Homes in master-planned sections with broad amenities tend to attract a wider range of buyers who value parks, trails, and community conveniences. If you plan to sell, be transparent about all dues, policies, and restrictions to build trust.

Which option fits you best

• Choose a gated enclave if you prioritize privacy, controlled access, and a quieter setting and you are comfortable with layered dues.
• Choose a non-gated neighborhood within the master plan if you want broader amenities, easier access for guests and services, and a larger target audience for resale.
• Consider a gated enclave inside the master plan if you want both: community amenities plus added gate controls for your street.

Due diligence checklist for Southern Highlands

• Identify the master association and any sub-association for your specific address.
• Confirm current monthly dues for both associations and any transfer or initiation fees.
• Review CC&Rs, bylaws, rules, and recent board meeting minutes.
• Read the latest reserve study and check reserve funding levels.
• Ask about special assessments, planned capital projects, and any open litigation.
• Clarify gate operations, staffing, visitor policies, and emergency access protocols.
• Verify rental rules, minimum lease terms, and any caps or registrations.
• Understand the country club model and whether membership is private, optional, or separate.
• Confirm how amenities are owned and operated, and whether a private entity manages them.
• Ask your lender early about any association certificates or documents needed for underwriting.
• Review association insurance coverage and deductibles for common areas.

How we can help in Southern Highlands

Choosing between gated and master-planned is not one-size-fits-all. Your best fit depends on how you live, what you value, and how you plan to use the property. If you want boutique representation with neighborhood insight, hands-on property management for rentals, or guidance using VA benefits, you can get it in one place.

Have questions about a specific Southern Highlands address or sub-association? Schedule a quick consultation with Stephanie Taffanelli to review dues, rules, and comps tailored to your goals.

FAQs

What is the difference between gated and master-planned communities?

• Gated neighborhoods control entry at the street level with gates and often have sub-association dues, while master-planned communities cover multiple neighborhoods with broader amenities and a master association.

How does Southern Highlands combine both models?

• Southern Highlands is a master-planned community with parks, trails, and community design standards, and it also includes gated enclaves that add controlled access and separate sub-association governance.

What HOA fees should I expect in a gated enclave of Southern Highlands?

• You typically pay master association dues plus additional sub-association dues that fund gates, private roads, and extra maintenance; review current budgets and reserve studies before you buy.

Are short-term rentals allowed in Southern Highlands?

• Policies vary by association; some restrict or prohibit short-term rentals, while others set minimum lease terms or caps, so check the master and sub-association rules for the address.

Does living behind a gate lower my homeowner insurance premium?

• Not automatically; carriers review overall risk and coverage needs, and association insurance usually covers common areas, not your personal dwelling or belongings.

What documents should I review before making an offer in Southern Highlands?

• Obtain CC&Rs, bylaws, rules, current budgets and financials, the latest reserve study, recent meeting minutes, any litigation disclosures, and a dues estoppel or certificate of status if required.