Spring Valley CDP, NV: The Data Profile (2026)

Spring Valley CDP represents a high-density suburban node in the Clark County metro area, characterized by a population of 198,326. The economic baseline reveals a distinct pressure point: while the median income sits at $71,988, this is 3.5% below the US median of $74,580. Simultaneously, the Cost of Living Index for housing is inflated at 116.1, creating a "cost squeeze" for residents.

Educational attainment is a critical factor in wage growth potential. Spring Valley CDP reports 31.9% of the population holding a bachelor's degree or higher, trailing the national average of 33.1%. The statistical target demographic is the "budget-conscious remote worker" or the "hybrid commuter" who requires proximity to the Las Vegas employment hub but cannot afford the inflated premiums of the Summerlin or Henderson markets.

Cost of Living Analysis

The financial profile of Spring Valley CDP is defined by trade-offs. Residents save significantly on variable costs—specifically groceries (94.6), transportation (94.6), and healthcare (91.1)—while absorbing a 16.1% premium on housing. The electricity rate of 15.0 cents/kWh offers a marginal 0.6% saving against the US average, a negligible buffer against the housing index.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Disposable Income Analysis
With a median household income of $71,988 (approx. $5,999 monthly gross), a family of four faces a net monthly income of roughly $4,700 after taxes. Against a total monthly outflow of $6,460, the median household operates at a -$1,760 deficit. This indicates that the median income earner cannot afford the median lifestyle without debt, requiring a household income of at least $95,000 to achieve solvency.

Housing Market Deep Dive

The housing market is the primary economic anomaly. While the Cost of Living Index is 116.1, the actual asset prices and rental rates show a steeper divergence from national norms. The market favors the renter over the buyer in terms of cash-flow liquidity, though the rent premium is high.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Relative to National Curve
Buying in Spring Valley CDP requires a $97,000 down payment (20%) on the median home. The monthly mortgage payment (at 6.8% interest) exceeds $2,800, which is roughly $450 more than the median rent for a comparable unit. However, because the Price/SqFt is $295 (vs $240 US), the market is overvalued relative to the income base. Renting is the mathematically superior short-term cash flow decision, but buying offers a hedge against the broader Las Vegas metro inflation.

Economic & Job Market Outlook

The post-remote work landscape of 2026 has altered the utility of the commute. Spring Valley CDP is geographically positioned as a "bedroom community." The 5.2% unemployment rate is a significant red flag, sitting 1.2% above the national average of 4.0%. This suggests a labor force participation issue or a skills mismatch in the local economy.

RTO Impact & Commute:
For those returning to the office (RTO), Spring Valley offers a strategic vantage. It is approximately 10-15 miles from the Las Vegas Strip and Downtown core. Average commute times are 26 minutes, which is 12% lower than the national average for similar density. The low transportation index (94.6) reflects the grid layout and lower fuel costs relative to the national mean, mitigating the pain of a hybrid commute.

Quality of Life Audit

Health metrics in Spring Valley CDP present a mixed bag. The aggregate Health Score of 80.6/100 is categorized as "Good," largely driven by a lower-than-average obesity rate of 29.3% (vs 31.9% US). However, the diabetes rate of 11.7% is elevated compared to the 10.9% national average, indicating underlying metabolic risks.

Table 3: Quality of Life Metrics

Safety & Environment

• Air Quality: The Air Quality Index (AQI) is 48, and PM2.5 levels are 7.5 µg/m³. Both metrics are better than the US average, a result of wind patterns and distance from heavy industrial zones.
• Safety: Violent crime is estimated at 415 per 100k (US avg: 380 per 100k), while property crime is 2,850 per 100k (US avg: 1,950 per 100k). The property crime rate is a primary concern for homeowners.
• Schools: The graduation rate aligns with the education metric at ~82%, slightly below the national standard.
• Weather: Current conditions show 66.0°F with sunny skies. The climate allows for year-round outdoor activity, reducing utility reliance on HVAC compared to extreme desert zones.

The Verdict

Pros:

• Variable Cost Savings: Groceries, transport, and healthcare are 5-9% cheaper than the US average.
• Air Quality: AQI of 48 is superior to 90% of comparable US suburbs.
• Commute Efficiency: Proximity to Las Vegas hub offers a sub-30 minute hybrid commute.

Cons:

• Housing Overvaluation: A 16.1% housing premium on a 3.5% lower income creates a severe affordability gap.
• Unemployment Risk: A 5.2% rate is dangerous for job seekers; the local market is tight.
• Property Crime: Rates are nearly 50% higher than the national average.

Final Recommendation:
Spring Valley CDP is NOT recommended for median-income families looking to buy immediately. The math does not support the purchase. However, it is a STRONG RECOMMENDATION for renters earning above $85,000 annually who work hybrid schedules in Las Vegas. The savings on variable costs and superior air quality outweigh the rent premium for this specific demographic.

FAQs

1. What salary is needed to live comfortably in Spring Valley CDP?
For a single person, a gross salary of $65,000 is required to maintain a 20% savings rate. For a family, you need a combined $95,000 to avoid living paycheck-to-paycheck.

2. How does the value proposition compare to North Las Vegas?
Spring Valley CDP has a 15.5% higher median home price than North Las Vegas but offers a 12% lower crime rate and 8% better air quality. You pay a premium for safety and environment.

3. Is the unemployment rate of 5.2% a dealbreaker?
It is a major risk factor. If you do not have a secured job offer, the 5.2% rate suggests a competitive market where 1 in 20 residents are actively seeking work.

4. When is the best time to move/rent?
Q1 (January-March) historically sees a 3-5% dip in rental prices due to seasonal tourism lulls. Moving in Q2 allows you to lock in rates before the summer influx drives prices up.