8822 Grabill Spruce Street, Las Vegas, NV 89166, Las Vegas, 89166 - 3 bed, 3 bath
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8822 Grabill Spruce Street
Las Vegas, NV 89166
ACTIVE
CONDITION: EXCELLENT
3Beds
3Baths
1,643Sq Ft
1,307Lot Size
Property Price
LIST PRICE$417,585
EST. MARKET VALUE
$399,053
4% AboveMARKET VALUE
SUMMARY
This Modern New Construction Townhome is a High-Potential Investment Opportunity, listed at $415,325—positioned well above the $403,189 Fair Market Value by -3%. Featuring a Mint Condition Rating and the contemporary Captiva floor plan, this 2026 build offers an open-concept layout with a 2-bay garage in the desirable Skye Canyon community. While the lot size is compact, the property provides a turnkey lifestyle near highly-rated elementary schools. This is an ideal acquisition for Owner-Occupants seeking a low-maintenance residence or first-time buyers prioritizing modern energy efficiency.
Estimated Market Value
$399,053
Based on Realkey algorithm analyzing recent comparable sales in Las Vegas.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 8822 Grabill Spruce Street Subject | $417,585* List Price | 3 | 3 | 1,643 | $243 | - |
A 8902 Grabill Spruce Street Sold | $379,000 | 3 | 3 | 1,531 | $248 | 0.0 mi |
B 8886 Grabill Spruce Street Sold | $384,740 | 3 | 3 | 1,643 | $234 | 0.0 mi |
C 8846 Grabill Spruce Street Sold | $380,000 | 3 | 3 | 1,531 | $248 | 0.0 mi |
D 8870 Grabill Spruce Street Sold | $406,550 | 3 | 3 | 1,643 | $247 | 0.0 mi |
E 8878 Grabill Spruce Street Sold | $373,740 | 3 | 3 | 1,531 | $244 | 0.0 mi |
F 8347 Weidler Street Sold | $440,900 | 3 | 3 | 1,665 | $265 | 0.3 mi |
G 8789 Grabill Spruce Street Pending | $410,000 List Price | 3 | 3 | 1,643 | $250 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Excellent
TeardownExcellent
Property is new construction or fully renovated.
This is a brand-new construction property (year built 2026) in mint condition. It features a modern kitchen with a center island, brand-new HVAC and electrical systems, and contemporary finishes throughout, requiring zero maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Modern New Construction
As a 2026 build, this townhome features the latest energy-efficient standards and a contemporary open-concept 'Captiva' floor plan, ensuring a move-in-ready experience with modern finishes and a 2-bay garage.
- Prime Master-Planned Location
Situated in the highly desirable Skye Canyon community, residents benefit from a vibrant lifestyle with access to premium amenities, parks, and a well-maintained neighborhood environment that supports long-term value.
- Functional Interior Layout
The home maximizes its 1,643 square feet with a versatile upstairs loft, a private courtyard entry, and a spacious owner's suite featuring dual vanities and a large walk-in closet.
CONSRISKS & DEFICIENCIES
- Limited Outdoor Space
With a lot size of only 1,307 square feet, the property offers very little private yard space, which may be a constraint for buyers with pets or those seeking significant outdoor entertaining areas.
- Inconsistent School Ratings
While the elementary schools are highly rated, the assigned middle school currently holds a lower rating of 3/10, which could be a point of concern for families prioritizing academic performance.
About 8822 Grabill Spruce Street
The Captiva plan at Arroyo at Skyeview offers stylish two-story townhome living with a 2-bay garage, a courtyard entry, and a thoughtfully designed layout in the desirable Skye Canyon planned community. This plan features 3 bedrooms and 2.5 baths; this home balances comfort and convenience for today's lifestyle. The main level showcases an open-concept design that connects the great room, nook, and modern kitchen with a center island and pantry. The layout is ideal for entertaining or everyday living. Upstairs, you'll find a versatile loft, two secondary bedrooms, a full bath, and a conveniently located laundry room. The private owner's suite provides a relaxing retreat with a spacious walk-in closet and a bath complete with dual vanities, a private water closet, and a walk-in shower.
Property Details
Public Facts
- Property Type
- Townhouse
- Year Built
- 2026
- Lot Size
- 1,307 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $280 / Month
Neighborhood Insights
Las Vegas Unified Schools
William & Mary Scherkenbach Elementary School
Grades PK-5 • 1.7 mi
6/10
James Bilbray Elementary School
Grades PK-5 • 1.7 mi
8/10
Edmundo Eddie Escobedo Sr Middle School
Grades 6-8 • 2.9 mi
3/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 3.0 | 3.0 |
| Baths | 3.0 | 2.0 |
| Square foot | 1,643 | 1,414.01 |
| Lot Size | 1,307 | 2,178 |
| Price | $417.6K | $333.8K |
| Price per sq ft | $254 | $236 |
| Built year | 2026 | 1997 |
| HOA | $280 | $202 |
| Days on market | 40 | 70 |
Pricing History
Listed for Sale
Aug 21, 2026
$417,585
$417,325
+0% Price Increase
Initial Listing
Price Change
Aug 5, 2026
$417,325
$415,325
+0% Price Increase
Initial Listing
Price Change
Jul 31, 2026
$415,325
Initial Listing