7/10John C. Hummel ES
Zoned · The Canyons area
K-5700 Students19:1
The Canyons, Summerlin
Bellacere Homes For Sale
Nevada's #1 team for Bellacere real estate. Search Summerlin's most exclusive guard-gated enclave — 120 ultra-luxury estates in The Canyons village, $1.5M to $5M+, with live MLS data.
PRICE RANGE
$1.5M–$5M+
Community records / LVR, June 2026
HOMES IN THE ENCLAVE
120+
Howard Hughes Corporation / community records
ESTABLISHED
2003
Howard Hughes Corporation
ZIP-AREA DAYS ON MARKET
17
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Bellacere at a Glance?
Bellacere is a guard-gated ultra-luxury enclave of approximately 120 estates on 85 acres in The Canyons village, Summerlin North — developed by Howard Hughes Corporation in 2003. The surrounding ZIP 89144 carries a $725,000 median list price and 17-day market pace per Las Vegas REALTORS. The takeaways below unpack one of Summerlin's most exclusive addresses.
- The scale: roughly 120 homes on 85 acres with 24-hour guard-gate staffing — among the lowest residential densities in all of Summerlin North.
- The price ladder: $1.5M semi-custom estates through $5M-plus custom trophy homes on elevated lots with Spring Mountain and Red Rock Canyon views.
- Schools: zoned Sig Rogich Middle School rates 10/10 on GreatSchools — verify CCSD attendance boundaries for any specific address before offering.
- Location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip — the Canyons village's premier positioning inside the Summerlin master plan.
- Tax math: Nevada's zero state income tax plus a 3 percent primary-residence property-tax cap under NRS 361.471 represent six-figure annual savings for most relocating California executives.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Bellacere Homes for Sale?
The Bellacere ZIP area (89144) carried 135 active listings in June 2026 according to Las Vegas REALTORS MLS data, though Bellacere itself holds only about 120 total homes — the wider ZIP blends adjacent Canyons-village neighborhoods. The newest Bellacere-area listings appear below, refreshed daily, and every active home is searchable in our live Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Bellacere-Area Homes Sell in Each Price Range?
ZIP 89144 carries a $725,000 median list price per Las Vegas REALTORS June 2026 data, but Bellacere estates trade from $1.5M to $5M-plus — well above the ZIP floor. The bands below model the area's 135 active listings, with Bellacere occupying the top tiers.
Browse Bellacere Listings
How Can You Find a Bellacere Home by Type, Lifestyle & Price?
Bellacere's approximately 120 homes turn over rarely — when one lists, it moves quickly against 135 ZIP 89144 active listings per Las Vegas REALTORS MLS data. The links below open our live Las Vegas luxury search, and our team monitors Bellacere estate listings the moment they hit the MLS.
Which Canyons Village Enclaves Should You Explore?
Bellacere sits inside The Canyons village alongside several other guard-gated and open enclaves. Each card below links to the most relevant hub or live search so you can compare security tiers, price positioning, and lifestyle fit.
By Property Type
By Price Range
Updated daily · 135 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Bellacere Listings First?
Custom alerts by price, bed count, and view tier — no spam, unsubscribe anytime. Bellacere estates surface rarely and move quickly in a 17-day ZIP-area market per Las Vegas REALTORS pace data; alert subscribers see new listings within hours of hitting the MLS, not after the open house.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION7/10 
9/10
7/10
8/10
How Are the Schools in Bellacere?
Sig Rogich Middle School rates a perfect 10/10 on GreatSchools and Palo Verde High School rates 8/10 — among the strongest zoned campus sequences in Las Vegas. The Meadows School (A+) and Bishop Gorman (A+) anchor the private tier nearby. Verify exact CCSD zoning for any address before offering.
7/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · Summerlin area (10 min)
PreK-5350 Students12:1
9/10Doral Academy Red Rock
Charter · Summerlin (12 min)
K-12900 Students18:1
Top Rated
9/10
9/10Alexander Dawson School
Private · Summerlin area (12 min)
K-8400 Students11:1
7/10Bonner ES
Zoned · nearby
K-5680 Students20:1
8/10Faith Lutheran (Lower)
Private · Summerlin (15 min)
K-5300 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Bellacere Families?
According to GreatSchools.org, Bellacere zones into Sig Rogich Middle School at a perfect 10/10 and Palo Verde High School at 8/10 — among the strongest zoned sequences in Las Vegas. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich MS | Public (zoned) | 6-8 | 10/10 | The Canyons area | $1,500,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | 9/10 | Summerlin · 10 min | $1,500,000+ |
| 3 | The Meadows School | Private PreK-12 | PreK-12 | 9/10 | Summerlin · 10 min | $1,500,000+ |
| 4 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin corridor | $1,500,000+ |
| 5 | Doral Academy Red Rock | Charter | K-12 | 9/10 | Summerlin · 12 min | $1,500,000+ |
SAFETY & CRIME
Is Bellacere Safe?
Direct Answer
Yes. Bellacere runs a 24-hour staffed guard gate, perimeter walls, and security patrols across roughly 120 homes on 85 acres — minimal traffic makes anomaly detection straightforward. The Las Vegas Metro Police covers the broader area, and Summerlin North records lower incident rates than citywide averages per FBI Uniform Crime Reporting data.
- Guard gate staffing — Bellacere-specific securityCommunity records
- Homes on 85 acres — minimal through-trafficCommunity records
- Las Vegas Metro Police coverage of the broader areaCity of Las Vegas services
- Summerlin North incidents vs citywide rateFBI Uniform Crime Reporting
What Buyers Should Know
The guard gate is genuine — staffed 24 hours, seven days a week, with controlled vehicle access and a resident-verified guest list. With roughly 120 homes sharing 85 acres, the staff know the community's normal traffic patterns well; anything anomalous is noticeable immediately. That level of scrutiny at scale is rare in residential security.
Beyond the gate, Bellacere's perimeter wall, elevated lot topography, and the Summerlin master association's broader patrol presence create layered security. The Las Vegas Metropolitan Police Department covers emergency response in the surrounding area, and Summerlin North's established character keeps typical incidents to minor property matters concentrated in commercial corridors rather than residential enclaves.
For buyers comparing Bellacere to other guard-gated Summerlin communities, the advantage here is density: fewer neighbors means fewer entry points, less internal traffic, and staff who can maintain situational awareness of 120 addresses rather than 800-plus.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
Living In
What's It Like Living in Bellacere, Summerlin?
The Answer
Bellacere delivers 85 gated acres, roughly 120 custom estates, 24-hour guard staffing, and panoramic mountain views inside The Canyons village — placing Downtown Summerlin 5 minutes away and Red Rock Canyon 10 minutes west. City of Las Vegas services cover the broader Las Vegas area, while the Summerlin master association maintains trails and parks.
What is Bellacere known for?
Bellacere is known as one of the most private, low-density guard-gated enclaves in Summerlin North — roughly 120 estates on 85 acres with 24-hour staffed entry, panoramic Red Rock Canyon views, and custom homes from 4,000 to over 10,000 square feet.
Who should live in Bellacere?
It fits executives and high-net-worth households seeking genuine privacy at a Summerlin address — buyers who want the maturity of a 2003-vintage enclave, a 10/10-rated middle school zone, and a gate that means it.
What is daily life like?
Mornings run the Summerlin Trail System or Red Rock Canyon scenic loop, days revolve around Downtown Summerlin's dining and retail 5 minutes out, and TPC Summerlin puts PGA-caliber golf a short drive away.
Location
Where Is Bellacere
Bellacere anchors The Canyons village in Summerlin North, Las Vegas, NV 89144 — positioned west of the 215 beltway with Spring Mountain views to the north and Red Rock Canyon 10 minutes west. About 85 acres within Summerlin's 22,500-acre master plan.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
TPC Summerlin
8
Min
Strip
20
Min
Airport
30
Min
Bellacere
At a Glance$1.5M–$5M+
Price Range
$725,000
ZIP-Area Median List (89144)
135
ZIP-Area Active Listings
17
ZIP-Area Days on Market
- Setting
- Guard-gated ultra-luxury, The Canyons village
- Acreage
- 85 acres
- Homes
- 120+
- Established
- 2003
- Developer
- Howard Hughes Corporation
- HOA
- $500–$1,000/mo
- Guard-Gated
- Yes — 24-hour staffed
- Home Size
- 4,000–10,000+ sq ft
- Golf Nearby
- TPC Summerlin (~8 min)
- Sunshine
- 300 days/year
- Schools
- Sig Rogich MS 10/10 (zoned)
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Bellacere Score?
Bellacere earns top marks for security, exclusivity, and views, with honest trade-offs on price tier and thin inventory. Below is our category-by-category report card — the same six factors our agents walk through with every ultra-luxury buyer before a first gated tour.
Grade A+: Security
24-hour staffed guard gate on roughly 120 homes — one of the lowest residential densities in Summerlin North. Strict architectural standards protect community character.
Grade A: Schools
Sig Rogich Middle School rates 10/10 on GreatSchools. Palo Verde High rates 8/10. The Meadows School and Bishop Gorman (both A+) add elite private options.
Grade A: Views & Setting
Elevated lots with panoramic Spring Mountain and Red Rock Canyon vistas — among the most dramatic residential view corridors in the Las Vegas Valley.
Grade A-: Amenities
Downtown Summerlin (5 min), TPC Summerlin (8 min), Red Rock Canyon (10 min), and 150-plus miles of Summerlin trails in the network.
Grade A-: Outdoor Access
Red Rock Canyon NCA 10 minutes west, the Summerlin Trail System from the door, and The Canyons Park for everyday recreation.
Grade B+: Commute
Strip ~20 min via Summerlin Pkwy. Airport ~30 min via I-215. Most residents work in Summerlin, the Charleston corridor, or remotely.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Bellacere a good place to live?
Yes — for buyers seeking genuine privacy at a Summerlin address, Bellacere is among the valley's strongest ultra-luxury propositions. Roughly 120 estates on 85 gated acres, a 24-hour staffed gatehouse, panoramic mountain views, a 10/10-rated zoned middle school, and Nevada's zero state income tax combine to make the price argument against California luxury straightforward. The honest trade-offs: thin inventory means patience is required, HOA dues run $500 to $1,000 monthly, and comps are scarce enough that pricing negotiation demands a specialist.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Bellacere?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Bellacere — the broader city holds 656,274 residents with a median household income of $66,820. Community records put Bellacere's roughly 120 households well above that citywide median, with an average income estimated above $400,000.
The Census does not break Bellacere out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the enclave, our closing data shows a blend of California executives relocating for the tax arbitrage, entertainment-industry principals, medical professionals from the Charleston corridor, and a share of international buyers seeking a Summerlin address.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~38
vs Clark Co 38
~$391K
vs Clark Co $391K
~54%
vs Clark Co 59%
~26%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Bellacere is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Bellacere Area Growing?
Bellacere itself is essentially built out — the plan has been fully occupied since the mid-2000s — while its parent city and the Summerlin master plan compound steadily. Las Vegas has added over 150,000 residents since 2010 per U.S. Census counts, and that growth keeps demand pressure on Bellacere's fixed supply of roughly 120 homes.
656,274Las Vegas residents (Census)
120+Homes in Bellacere
~730,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Bellacere, growth means turnover, not expansion: a fixed 120-home enclave with no new supply possible behind the perimeter wall. Every new Summerlin resident adds indirect demand for the address, while the supply side never moves. That is the investment thesis of a built-out ultra-luxury enclave — scarcity compounds over time.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Bellacere separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Bellacere Score for Livability?
Bellacere pairs elite security and views with honest trade-offs: thin inventory, high HOA dues, and a luxury-tier price point that narrows the buyer pool. The rings below break the composite into six categories benchmarked against Census, FBI, and GreatSchools data for the ZIP 89144 corridor.
- 92A
Overall Livability
- 95A+
Security
- 90A
Schools (zoned)
- 88A-
Amenities
- 85A-
Views & Setting
- 78B+
Commute
MARKET TRENDS · LAST 12 MONTHS
How Is the Bellacere Real Estate Market Trending?
Median list price, days on market, and monthly activity for ZIP 89144 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89144 is broader than Bellacere itself and includes adjacent Canyons-village neighborhoods. Bellacere's own closed sales are far fewer — read these as area-level orientation, not Bellacere-specific comps.
ZIP-Area Median Sold Price
$560K–$600K monthly band; $587,900 median over the past 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market (ZIP area)
15–24 day monthly range; 17 median over the past 100 days
vs May 2025
Source: Las Vegas REALTORS
ZIP 89144 Activity
135 active listings, brisk luxury pace — Bellacere itself turns over rarely
vs May 2025
Source: Las Vegas REALTORS
The long view: Bellacere's median sold price rose 148% between 2014 ($167,925) and 2026 ($416,192), across 231,949 recorded closings — Las Vegas REALTORS MLS records via Repliers.
17
MEDIAN DAYS ON MARKET (ZIP AREA)
$725K
ZIP-AREA MEDIAN LIST
135
ACTIVE LISTINGS (ZIP 89144)
< 1 hr
OUR RESPONSE TIME
MOVE-FAST MARKET
Get matched with a
Bellacere specialist.
Market Competitiveness
How competitive is the Bellacere market right now?
ZIP 89144 averaged 17 median days on market over the past hundred days per Las Vegas REALTORS data — a brisk pace for a luxury ZIP. Bellacere itself trades even more selectively: roughly 120 homes mean few listings surface each year, and well-priced estates attract serious buyers quickly.
72Competitive
- 17 daysZIP-area median days on market (sold, 100d)
- 135Active listings in ZIP 89144
- 120+Total homes in Bellacere
- $725KZIP-area median list (June 2026)
Is Bellacere Right for You?
Who Should Buy a Home in Bellacere?
Bellacere is not a broad-market community — it is a highly specific ultra-luxury proposition: roughly 120 estates, a 24-hour guard gate, $1.5M-plus pricing, and the most private address in The Canyons village. Six buyer profiles below match lifestyles to the Bellacere proposition, followed by the honest pros and trade-offs our team walks every buyer through before they commit.
Which Buyer Types Fit Bellacere?
California Executives
- Six-figure annual state income tax savings
- Guard-gated estate at half the coastal price
- Virtual showings and remote close coordination available
- Nevada 30-day driver's license, 60-day vehicle registration deadlines
Privacy-First Buyers
- Lowest residential density in The Canyons village
- 24-hour staffed gate — not a card reader
- Perimeter walls and security patrols
- Roughly 120 neighbors by design, not default
School-Focused Luxury Buyers
- Sig Rogich MS rates 10/10 on GreatSchools
- Palo Verde HS rates 8/10 (zoned)
- Bishop Gorman and The Meadows nearby (A+)
- Verify exact CCSD zone assignment before offering
View and Setting Buyers
- Elevated lots with Spring Mountain and Red Rock Canyon panoramas
- Natural asset that cannot be obstructed by future development
- Mature 2003-vintage landscaping
- Best views in the enclave are in Bellacere Summit tier
Investors and Wealth Preservation
- Fixed supply of 120 homes — no new stock possible
- Strict architectural standards protect character
- Thin comps mean each sale matters — pull every closed record
- Long-hold thesis benefits from scarcity compounding
Remote-Work Professionals
- Work from a 6,000-square-foot estate with mountain views
- Downtown Summerlin coffee shops and co-working 5 minutes out
- Airport 30 minutes for occasional travel days
- No state income tax on remote income earned in Nevada
Best Fit For
- California executives — a guard-gated estate at half the coastal price, zero state income tax, and a 3 percent property-tax cap on primary residences.
- Privacy seekers — roughly 120 neighbors behind a 24-hour staffed gate on 85 acres — the most controlled access in The Canyons village.
- School-focused luxury buyers — a 10/10-rated zoned middle school and two A+ private options within 10 minutes.
- View collectors — elevated lots with panoramic Spring Mountain and Red Rock Canyon vistas that no future development can obscure.
- Wealth-preservation investors — fixed supply of 120 homes with strict architectural controls and a scarcity thesis that compounds with every new Summerlin resident.
- Remote professionals — Nevada's zero income tax, a resort-caliber home office setting, and the Strip 20 minutes away when clients visit.
Ready to explore homes in Bellacere? Our team coordinates gate access, manages ultra-luxury tour logistics, and has closed transactions across every tier of The Canyons village.
Start Your Home SearchPros
- Ultra-low density — roughly 120 homes on 85 gated acres, the most private address in The Canyons village
- 24-hour staffed guard gate with perimeter walls and security patrols
- Sig Rogich Middle School zoned at a perfect 10/10 on GreatSchools
- Panoramic Spring Mountain and Red Rock Canyon views on elevated lots
- Zero state income tax and a 3% annual property-tax cap under NRS 361.471
- Downtown Summerlin 5 minutes away, Red Rock Canyon 10 minutes west
- Mature 2003-vintage landscaping and established estate character
Honest Considerations
- Ultra-luxury price tier — $1.5M to $5M-plus narrows the buyer pool significantly
- Thin inventory — roughly 120 total homes mean very few listings surface in any given year
- HOA dues of $500 to $1,000 monthly add material carrying costs
- Comps are scarce — negotiate with closed-sale history, not automated estimates
- Jumbo or portfolio financing required — pre-arrange before tour day
- No in-gate amenities beyond security — TPC Summerlin and Red Rock Canyon are minutes away but not inside
Neighborhood Comparison
How Do Bellacere and Its Canyons Village Peers Compare?
A like-for-like comparison of Bellacere and four adjacent guard-gated and open enclaves in The Canyons village and Summerlin North — price tier, days on market, security level, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-enclave figures are Nevada Real Estate Group-modeled from area-level data; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Bellacere | $1.5M–$5M+ | ~$450 | 30 | ~5 | Privacy · Views · Ultra-Luxury |
| Aventura | ~$1.2M | ~$380 | 20 | ~8 | Guard-Gated · Entry Luxury |
| Canyon Fairways | ~$850K | ~$340 | 18 | ~12 | Golf · Semi-Gated |
| The Ridges | $2M–$20M+ | ~$500 | 40 | ~20 | Golf · Scale · Ultra-Luxury |
| The Canyons (open) | ~$700K | ~$320 | 17 | ~90 | Family · Summerlin Value |
| Summerlin overall | ~$728K | ~$315 | 17 | ~1,253 | Trails · Master Plan |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89144) — per-enclave medians are our modeled estimates. Listing counts updated daily via Repliers IDX.
Enclave Deep Dive
What's Inside Each Canyons Village Enclave?
Submarket 1
Bellacere
The most exclusive low-density enclave in The Canyons village — 120 estates on 85 acres with 24-hour guard staffing, panoramic mountain views, and estate pricing that rivals anything in Summerlin North.
Browse Bellacere homes →$1.5M+Median Price
30Days on Market
~5Active Listings
~$450Price / Sq Ft
Submarket 2
Aventura
Adjacent guard-gated enclave in The Canyons at a more accessible price point — guard gate without Bellacere's density restriction or view premium, making it the natural comparison for first-time guard-gated buyers.
Browse Aventura homes →~$1.2MMedian Price
20Days on Market
~8Active Listings
~$380Price / Sq Ft
Submarket 3
Canyon Fairways
Golf-proximate Canyons village homes — semi-private entry, fairway-adjacent lots, and pricing that enters below Bellacere. The Canyons' most active trade-up corridor.
Browse Canyon Fairways homes →~$850KMedian Price
18Days on Market
~12Active Listings
~$340Price / Sq Ft
Submarket 4
The Ridges
Summerlin's largest ultra-luxury guard-gated community — 800-plus homes, Bear's Best golf, and pricing that runs $2M to $20M-plus. Choose The Ridges for golf and inventory depth; Bellacere for intimacy and lower density.
Browse The Ridges homes →$2M+Median Price
40Days on Market
~20Active Listings
~$500Price / Sq Ft
Submarket 5
The Canyons (open)
The non-gated Canyons village neighborhoods — established Summerlin streets, the same school zones, and access to the same trail network and Downtown Summerlin, at a significantly lower price point.
Browse The Canyons (open) homes →~$700KMedian Price
17Days on Market
~90Active Listings
~$320Price / Sq Ft
Submarket 6
Summerlin overall
The 22,500-acre Howard Hughes master plan that contains Bellacere — 100-plus villages, every price point from $450K to $20M-plus, and the unified trail system and association infrastructure that underpins The Canyons' value.
Browse Summerlin overall homes →~$728KMedian Price
17Days on Market
~1,253Active Listings
~$315Price / Sq Ft
Submarket 7
Downtown Summerlin & TPC Summerlin
The amenity anchor every Bellacere resident uses daily: 125-plus shops, restaurants, and entertainment at Downtown Summerlin 5 minutes from the gate, and TPC Summerlin's PGA Tour course 8 minutes away. These off-community amenities are the functional living room of The Canyons village.
Browse Downtown Summerlin & TPC Summerlin homes →125+Downtown Summerlin Shops
18Holes at TPC Summerlin
10 minTo Red Rock Canyon
150+Miles of Summerlin Trails
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Canyons
enclave fits?
BY ZIP CODE
What Does the Market Look Like Across ZIP 89144?
Bellacere sits entirely in ZIP 89144, which spans The Canyons and adjacent Summerlin North villages. MLS data reports at ZIP level, so figures blend Bellacere's ultra-luxury tier with open Canyons-village neighborhoods. The ZIP-area median of $725,000 understates Bellacere pricing — individual estate comps are what matter inside the gate.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | The Canyons village — Bellacere, Aventura, open Canyons neighborhoods | $725,000 | ~$315 | 17 | 135 | n/a* |
| 89138 | Summerlin West villages — The Peaks, newer construction | $867,000 | ~$368 | 33 | 366 | n/a* |
| 89135 | Summerlin South — The Ridges, The Lakes at Summerlin | $800,000 | ~$350 | 25 | 280 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. Bellacere estate pricing ($1.5M–$5M+) runs well above the 89144 ZIP median — use per-enclave closed-sale comps for negotiation. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Bellacere Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, Howard Hughes Corporation, or GreatSchools — capture Bellacere faster than any brochure: a $1.5M-plus estate enclave, 24-hour guard gate, 120 total homes, and a 10/10-rated zoned middle school.
$1.5M–$5M+
Price range for Bellacere estates — custom and semi-custom homes from 4,000 to over 10,000 square feet.
Community records / LVR, June 2026
$725,000
ZIP 89144 median list price — area-level orientation; Bellacere estates trade well above this floor.
Las Vegas REALTORS, June 2026
17
ZIP-area median days on market — a brisk luxury corridor pace per the past 100 days of closed data.
LVR / GLVAR, June 2026
120+
Total homes in the Bellacere enclave — fixed supply, no new construction possible.
Howard Hughes Corporation / community records
85
Gated acres in Bellacere — among the lowest residential densities in all of Summerlin North.
Community records
2003
Year Bellacere was established by Howard Hughes Corporation within The Canyons village.
Howard Hughes Corporation
10/10
GreatSchools rating at Sig Rogich Middle School — the zoned campus for Bellacere residents.
GreatSchools.org
$500–$1K
Monthly HOA dues range — covering 24-hour gate staffing, patrols, and common-area maintenance.
Community records
WHY BELLACERE
Why Does Bellacere Stand Apart From Its Peers?
Bellacere occupies ground no newer Summerlin community can replicate: 120 estates on 85 acres, mature 2003-vintage landscaping, and a two-decade exclusivity record. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census, and Howard Hughes Corporation records.
- Howard Hughes Corporation / community records
Lowest density in The Canyons village
Roughly 120 homes across 85 acres — a residential ratio that gives each estate genuine privacy and minimal through-traffic.
- GreatSchools.org
A 10/10-rated zoned middle school
Sig Rogich Middle School at 10/10 on GreatSchools is as high as the scale goes — zoned, not lottery-dependent.
- Community records
Views money can't manufacture elsewhere
Elevated lot topography with Spring Mountain and Red Rock Canyon panoramas — a fixed natural asset no future development can obstruct within the enclave.
- Nevada Revised Statutes 361.471
Nevada tax structure
Zero state income tax and a 3 percent primary-residence property-tax cap under NRS 361.471 represent six-figure annual savings versus California.
- Las Vegas REALTORS / GLVAR, June 2026
Scarcity as the investment thesis
Roughly 120 homes that cannot be replicated — every new Summerlin resident adds demand to a supply side that never moves.
WHY BUY IN BELLACERE
What Are the Top 10 Reasons to Buy a Home in Bellacere?
Bellacere's case rests on scarcity, security, and tax structure: a guard-gated enclave of roughly 120 estates, property taxes capped at 3 percent annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, a 10/10-rated zoned middle school, and custom homes from $1.5M to $5M-plus. Ten sourced reasons follow.
Ultra-low residential density
Roughly 120 homes on 85 acres — privacy that no higher-density Summerlin enclave can match.
Community records
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for most relocating California executives.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute.
NRS 361.471
10/10 zoned middle school
Sig Rogich Middle School rates a perfect 10/10 on GreatSchools — zoned, not lottery-dependent.
GreatSchools.org
Panoramic mountain views
Elevated lots face Spring Mountains and Red Rock Canyon — a natural asset no future Summerlin construction can obstruct.
Community records
24-hour guard gate
Staffed entry point with perimeter walls and security patrols — genuine access control, not a card reader.
Community records
Summerlin master plan infrastructure
Downtown Summerlin, 150-plus miles of trails, TPC Summerlin, and Howard Hughes Corporation stewardship.
Howard Hughes Corporation
Established character
Mature trees and landscaping from 2003-vintage construction — what newer Summerlin enclaves cannot yet deliver.
Community records
Red Rock Canyon access
10 minutes to the scenic loop of one of America's most dramatic National Conservation Areas.
Community records
Fixed supply scarcity
No new supply can enter a fully built-out 120-home enclave — demand compounds against a static supply.
Las Vegas REALTORS / GLVAR
New Construction
Who Builds New Homes in and Around Bellacere?
Bellacere is fully built out — 120 estates on 85 acres with no vacant lots for new construction. The pipeline sits in Summerlin West and North villages, where Howard Hughes Corporation and national builders compete on incentives that change monthly. Verify current communities and offers before touring.
Luxury & Move-Up
Toll Brothers
Luxury production as Bellacere resale alternative
Ultra-Luxury Land
Howard Hughes Corporation
Master developer of Summerlin — curated land releases
Family & Mid-Market
Lennar
High-volume Summerlin-area new builds
55+ & Move-Up
Pulte / Del Webb
Active-adult options near the Bellacere corridor
Family & First-Time
Century Communities
Value-oriented Summerlin-area new construction
Outdoor Recreation
What Outdoor Amenities Does Bellacere Offer?
Bellacere links directly to 150-plus miles of Summerlin trails, Red Rock Canyon National Conservation Area 10 minutes west, and TPC Summerlin PGA Tour course 8 minutes away. The City of Las Vegas and Summerlin master association maintain parks and trails throughout the village network.
IN-VILLAGE
The Canyons Park
~10 acresPlayground · Basketball · TrailsFree
Canyons-village park with a playground, basketball courts, open turf, and walking trail connections — the everyday outdoor anchor for Bellacere-area residents.
FROM ENCLAVE
Summerlin Trail System
150+ milesWalking · Running · CyclingFree
Paved multi-use trails threading through The Canyons village and connecting to the broader Summerlin network — 150-plus miles of canyon and desert landscape accessible from Bellacere.
10 MIN
Red Rock Canyon NCA
195,819 acresHiking · Rock climbing · Scenic driveNPS fee
America's most visited National Conservation Area — 13-mile scenic loop, 19 hiking trails, rock climbing sectors, and desert wildlife 10 minutes from the Bellacere gate.
8 MIN
TPC Summerlin
18 holes · PGA TourGolfDaily fee / members
Host of the PGA Tour's Shriners Children's Open — Bellacere residents reach tee time in under 10 minutes through Summerlin's interior roads.
12 MIN
Calico Hills Trailhead
Desert trail networkHiking · PhotographyFree
Red Rock's most accessible trailhead for moderate hikes with dramatic sandstone formations and valley views — a 12-minute drive from Bellacere.
5 MIN
Downtown Summerlin
Open-air centerDining · Shops · Events · Skating rinkFree
125+ shops, restaurants, and entertainment anchors — outdoor events, the seasonal ice rink, and parks-adjacent programming that fill the community's social calendar.
10 MIN
Bear's Best Golf Club
18 holes · Replica courseGolfDaily fee
Jack Nicklaus-designed course replicating signature holes from his greatest designs — an 18-hole round through Las Vegas's most dramatic terrain 10 minutes from Bellacere.
35 MIN
Spring Mountains National Recreation Area
316,000 acresHiking · Skiing · WildlifeNPS / USFS
Mount Charleston and the Spring Mountains NRA — skiing at Lee Canyon, alpine hiking, and 40-degree summer temperature drops 35 minutes from Bellacere's gate.
The Bellacere Lifestyle
What Does a Weekend in Bellacere Look Like?
Three modes within 10 minutes of the gate: a trail run through Red Rock Canyon, 18 holes at TPC Summerlin, and dinner at Downtown Summerlin's restaurants — with the Summerlin master association per Howard Hughes Corporation maintaining the trail network and village parks that thread the whole community together.
85Gated Acres
2003Year Established
150+Miles of Summerlin Trails
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Bellacere Homes This Weekend?
Bellacere showings require gate coordination — walk-in open houses are not standard practice inside a 24-hour guard-gated enclave of 120 homes. Our team arranges private showings through the gatehouse and can pair a Bellacere tour with Aventura and Canyon Fairways next door for a complete Canyons-village comparison in one afternoon. Call (702) 637-1759 to schedule.
Quick Answer
What does an HOA cost in Bellacere?
Bellacere HOA dues typically run $500 to $1,000 per month, combining the Summerlin master association fee with the Bellacere sub-association fee for 24-hour gate staffing, security patrols, and common-area maintenance. With roughly 120 homes sharing those costs, dues fund genuine exclusivity. Verify exact amounts, reserve balances, and any pending special assessments in the resale disclosure package during Nevada's 30-to-45-day escrow.
Moving to Bellacere
Should I Move to Bellacere?
Every year, executives from California's coastal markets discover that a guard-gated mountain-view estate priced out of reach in Beverly Hills is attainable in Summerlin. California top state income tax is 13.3% per the Franchise Tax Board; Nevada's is zero — that single line item funds most relocations at this price tier.
Why Luxury Buyers Are Choosing Bellacere Over California
The tax math is stark: California's top marginal state income tax is 13.3%; Nevada's is zero. A household earning $1 million saves over $100,000 annually in state income taxes alone. Bellacere adds the estate argument coastal California can't answer at a comparable price: Nevada's effective property-tax rate runs roughly 0.5 to 0.7 percent with a 3 percent annual cap for primary residences, attached to a guard-gated enclave of only 120 homes with panoramic Spring Mountain and Red Rock Canyon views.
At a $3 million budget, a Beverly Hills buyer is looking at a smaller mid-century home in a non-gated neighborhood. That same budget in Bellacere secures a custom 6,000-plus square-foot estate behind a 24-hour guard gate with mountain views, a resort pool, and Summerlin's trail network at the door — with Downtown Summerlin's shops and restaurants 5 minutes away and Red Rock Canyon 10 minutes west.
According to Las Vegas REALTORS, the ZIP 89144 area median list price is $725,000, while Bellacere estates trade from $1.5M to $5M-plus. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5 to 0.7 percent of assessed value. FBI Uniform Crime Reporting data places Las Vegas's Summerlin corridor among lower-crime suburban zones, and GreatSchools rates Sig Rogich Middle School, the zoned campus, at a perfect 10/10.
Bellacere residents work in healthcare on the Charleston corridor, at Nevada's growing tech and finance firms, in hospitality management, or remotely — the Strip employment core and Harry Reid International Airport are both under 30 minutes. Downtown Summerlin anchors retail and dining 5 minutes from the gate, and the Red Rock Canyon lifestyle draw reinforces weekend quality of life.
Cost of Living Snapshot — Bellacere vs. Los Angeles
At the ultra-luxury tier, the gap between Bellacere and coastal California widens further. The category that flips hardest is state income tax — a line item that at $1M+ annual income represents a six-figure annual difference. Add Nevada's low property-tax rate, no estate tax, and no personal property tax on vehicles and the financial argument for Bellacere competes with anything California luxury can offer.
| Metric | Bellacere, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Estate Entry Price | From $1.5M (guard-gated) | $3M+ for comparable gated estates |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Annual Tax Cap (primary) | 3% under NRS 361.471 | Reassesses on sale |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Bellacere Rental Market — Rent vs. Own
Ultra-luxury rentals in Bellacere and adjacent Canyons village enclaves typically run $8,000 to $20,000 monthly for fully furnished estates. The buy-vs-rent calculus strongly favors ownership at this tier — a $2M purchase at 7 percent fixed builds equity faster than renting depletes savings, especially with Nevada's zero state income tax shelter. Short-term rentals may be restricted by HOA CC&Rs; verify rules during escrow.
Updated June 2026 · Source: Las Vegas REALTORS luxury segment tracking & NREG closed-transaction data
Planning a Bellacere purchase from California or out of state? Our team specializes in ultra-luxury relocation — private gate-access showings, virtual estate tours, jumbo lender introductions, and closing coordination without requiring multiple flights.
Start Your Bellacere SearchRELOCATION TIMELINE
How to relocate to Bellacere in 8 steps
From first contact to keys-in-hand, here is the 8-to-12 week timeline most Bellacere buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60 days per the Nevada DMV — miss them and registration penalties stack.
Define your estate priorities
Decide which Bellacere tier: $1.5M semi-custom in Bellacere Manor, $2M-plus custom in Bellacere Estates, or the $3M-plus Summit lots with the most expansive mountain views. Each tier has different build years, lot sizes, and HOA sub-dues.
Pre-arrange jumbo or portfolio financing
Bellacere pricing requires jumbo or portfolio loans — conventional conforming limits do not apply. Get fully underwritten before requesting gate access; sellers at this tier expect financing certainty before showing.
Hire a Bellacere specialist
Gate access is agent-coordinated, and with roughly 120 homes the comp history is thin — work with an agent who has closed in The Canyons village and knows the specific lot premiums and view corridors.
Schedule a private gate-access tour
Our team coordinates showings with the gatehouse in advance. One afternoon can cover Bellacere plus Aventura and Canyon Fairways for a complete Canyons-village comparison before you commit.
Write a clean, competitive offer
Thin inventory means estate-quality homes rarely need price contingency help. Inspection and HOA-doc contingencies are standard; waiving financing is unusual at this tier. Your agent's read on the specific seller sets the strategy.
Inspection, HOA docs, and appraisal
Commission a full estate inspection — mechanical systems, roof, pool, guest house if present. Pull the resale package for dues, reserves, CC&Rs, and architectural board rules. Jumbo appraisals with thin comps take time; build the buffer.
Clear conditions and fund
Nevada closes through escrow companies. Expect 30 to 45 days from acceptance to funding; cash closes in 7 to 14 days. HOA resale-package delivery adds a few business days.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, LVVWD water), then handle Nevada DMV — license within 30 days, vehicle registration within 60. Establish Nevada residency for tax purposes with documentation from closing.
ECONOMY & JOBS
What Drives the Bellacere Area Economy?
Bellacere residents work in Las Vegas's healthcare, finance, entertainment, and tech sectors — or remotely. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with diversification beyond gaming accelerating since 2020. The Summerlin corridor concentrates medical and professional employment within 15 minutes of the Bellacere gate.
$400K+Estimated average household income, BellacereCommunity records / NREG analysis
15 minTo major medical corridor (Charleston/Rainbow)Community records
~$100BGreater Las Vegas economy, 2025 GDP estimateBLS / Bureau of Economic Analysis
30 minTo Harry Reid International AirportVia I-215 south
Top Bellacere-Area Employers
- Desert Spring Hospital / medical corridorCharleston-Rainbow medical hub is the most common employer corridor for Bellacere-area professionals
- Howard Hughes CorporationMaster developer of Summerlin — operational staff, development, and asset management teams based locally
- Station Casinos / Red Rock ResortRed Rock Resort and Spa 10 minutes south — hospitality management and executive roles
- Downtown Summerlin retail employers125-plus shops, restaurants, and services within 5 minutes; diverse retail and service employment
- Clark County School District (Summerlin campuses)Multiple high-rated CCSD campuses near Bellacere — Sig Rogich, Palo Verde, and area elementaries
- Remote / professional servicesA growing share of Bellacere residents work remotely — law, finance, technology, and consulting
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Bellacere Compare to The Ridges, Summerlin & Henderson?
If you are weighing Bellacere against the valley's other ultra-luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Bellacere wins on density and privacy; The Ridges on golf and inventory depth; Summerlin on breadth — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Bellacere | The Ridges | Summerlin | Henderson |
|---|---|---|---|---|
| Price Range | $1.5M–$5M+ | $2M–$20M+ | From $450K | From $350K |
| Total Homes | ~120 | 800+ | 25,000+ | ~130,000 |
| Guard-Gated | Yes — 24hr staffed | Yes — 24hr staffed | Select villages | Select communities |
| Golf | TPC Summerlin (8 min) | Bear's Best (in-plan) | TPC + Angel Park nearby | Legacy GC (public) |
| Days on Market (ZIP) | 17 | ~25 | 17 | 21 |
| Top School (zoned) | Sig Rogich MS 10/10 | Sig Rogich MS 10/10 | Varies by village | Varies by plan |
| Established | 2003 | 2004 | 1990 | 1978 (original plans) |
| New Construction | No — built out | Minimal | Active (West) | Very high (Cadence, etc.) |
| Best For | Privacy · Density · Views | Golf · Scale · Luxury | Trails · Breadth · Value | Schools · Safety · Value ladder |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Bellacere figures are community-record and MLS-based — the Census does not tabulate the enclave separately. Last updated June 2026.
Cost of Ownership
What Will Bellacere Cost You Each Month?
A $2 million Bellacere estate runs approximately $14,800 monthly with 20 percent down at 7 percent per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the luxury segment, and detail the HOA tiers that cover Bellacere's guard-gate operations.
Payment Estimator
Estimate Your Bellacere Payment
$12,012
Estimated Monthly Payment
- Principal & Interest$10,645
- Property Tax$1,017
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Bellacere right now?
At the ultra-luxury tier, the buy-vs-rent gap tilts strongly toward ownership for 5-plus year holds: zero state income tax on Nevada income, a 3 percent cap on property-tax growth, and fixed supply in a 120-home enclave give Bellacere's appreciation assumption structural support.
OWN ($2M, 20% DOWN, 7%)
$14,032 / mo
- Principal & Interest
- $11,982
- Property Tax (~0.6%)
- $1,000
- Homeowners Insurance
- $250
- HOA (sub-association)
- $700
- Summerlin Master HOA
- $100
5-year net cost:~$480,000
Equity built:~$700,000
RENT (BELLACERE TIER)
$9,000 / mo
- Median Luxury Rent (Bellacere tier)
- $9,000
- Renters Insurance
- $80
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~5%
5-year net cost:~$612,000
Equity built:$0
Avg annual rent increase: 5.0%
The 5-year breakeven
Owning a $2 million Bellacere estate for five years nets out ahead of renting once principal paydown and appreciation are counted — the owner builds roughly $700,000 in equity (including the $400,000 down payment) while the renter walks away with none. Fixed supply of 120 homes gives that appreciation assumption a structural floor that most luxury submarkets cannot match.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 5% annual rent growth, 0.6% effective property tax, $800/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Tier in Bellacere
Bellacere runs two layers of HOA: the Summerlin master association and the Bellacere sub-association. Together they cover guard-gate staffing, security patrols, architectural standards, and master-plan trail and park maintenance. Verify exact dues and reserves in escrow.
Bellacere Sub-Association
$500–$800 / mo
Bellacere Manor (semi-custom tier)
$500–$650
Includes:
24-hour gate staffing, security patrols, common-area maintenance
Bellacere Estates (custom tier)
$600–$800
Includes:
Same as Manor plus enhanced perimeter and common-area scope
Summerlin Master Association
~$100–$200 / mo
Summerlin North Association
~$100–$200
Includes:
Trail network, village parks, community standards, master-plan maintenance
Bellacere Summit (premium lots)
$700–$1,000+ / mo
Summit-tier elevated lots
$700–$1,000+
Includes:
Sub-association dues at the highest tier for premium view lots plus master HOA
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Bellacere?
Summerlin Parkway, Charleston Boulevard, and the I-215 beltway grid the Bellacere area — most residents reach daily destinations inside Summerlin without a freeway. Mean Las Vegas commutes run about 26 minutes per U.S. Census ACS data, and Bellacere-area residents typically beat that given the Summerlin master plan's generous internal road network.
Drive Times from Bellacere
- 5 minDowntown SummerlinW Sahara Ave
- 8 minTPC SummerlinSummerlin interior roads
- 10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
- 12 minSummerlin Hospital Medical CenterW Charleston Blvd east
- 20 minLas Vegas StripSummerlin Pkwy to I-15
- 30 minHarry Reid Intl AirportI-215 south
- 35 minHendersonI-215 east
- 40 minMount Charleston (Lee Canyon)US-95 north
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Bellacere estate?
Most Bellacere purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases close in 7 to 14 days. Jumbo appraisals with thin comparables add time, especially in a market where Bellacere-specific closed sales are few. HOA resale-package delivery adds business days. Build inspection-response time into your timeline given estate-scale construction.
Quick Answer
What down payment do you need to buy in Bellacere?
Most Bellacere purchases are financed with jumbo loans requiring 10 to 20 percent down — $150,000 to $500,000 on a $1.5M entry-level estate. Portfolio and private-bank loans serve buyers with complex income. Cash transactions are common at the $3M-plus tier. Pre-arrange financing at the jumbo level, ideally with full underwriting, before requesting gate access for a showing — sellers here expect documented financial readiness.
Bellacere FAQ — 18 Answers
What Do Bellacere Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Bellacere?
Bellacere estates run $1.5 million to over $5 million across 85 gated acres. ZIP 89144 carries a $725,000 median per Las Vegas REALTORS — Bellacere trades well above that floor. With only 120 residences and thin turnover, each closed sale carries outsized weight; pull the full comp sheet before negotiating.
Is Bellacere guard-gated?
Yes — Bellacere is fully guard-gated with a 24-hour staffed gatehouse. Approximately 120 homes share 85 acres, making it one of the lowest-density enclaves in Summerlin North. Strict architectural standards govern all construction and remodels. Buyers must tour with a licensed agent who coordinates gate access in advance; the gatehouse turns away unaccompanied visitors.
Which village is Bellacere in?
Bellacere sits in The Canyons village of the Summerlin North Association — the village that concentrates most of Summerlin guard-gated luxury alongside Aventura, Eagle Rock, and Canyon Fairways. Downtown Summerlin is about 5 minutes away, TPC Summerlin is nearby, and the Red Rock Canyon scenic loop is a 10-minute drive west. Village context matters when comparing association fees.
What ZIP code is Bellacere in?
Bellacere is in ZIP 89144, Summerlin North, Las Vegas. The ZIP covers The Canyons and adjacent Summerlin villages. Residents reach Downtown Summerlin in roughly 5 minutes, Red Rock Canyon in 10, and the Strip in about 20 minutes via Summerlin Parkway. The 89144 ZIP-area median is $725,000 per Las Vegas REALTORS — Bellacere homes trade well above that floor.
How does Bellacere compare to The Ridges?
Both are guard-gated Summerlin ultra-luxury communities. The Ridges holds 800-plus homes, Bear's Best golf, and prices from $2M to $20M-plus. Bellacere is far more intimate at roughly 120 residences, enters at $1.5M, and rivals Ridges quality at the top. Choose Bellacere for lower density and privacy; The Ridges for golf-course living and broader inventory. Nevada Real Estate Group shows both in a single afternoon.
What are the HOA fees in Bellacere?
HOA dues typically run $500 to $1,000 per month — combining the Summerlin master association fee with the Bellacere sub-association fee for 24-hour gate staffing, security patrols, and common-area maintenance. With roughly 120 homes sharing the cost, dues fund genuine exclusivity. Verify exact amounts, reserves, and any special assessments in the resale package during Nevada's standard 30-to-45-day escrow.
How large are homes in Bellacere?
Custom and semi-custom estates range from approximately 4,000 to over 10,000 square feet — soaring ceilings, imported stone and tile, gourmet kitchens with commercial-grade appliances, wine rooms, home theaters, and resort-style outdoor living with infinity pools and fire features. Generous lots create unusual privacy between estates. Finishes vary by original build budget; inspect thoroughly before closing.
What schools serve Bellacere?
Bellacere is zoned for Clark County School District campuses: Sig Rogich Middle School (10/10 on GreatSchools) and Palo Verde High School (8/10) anchor the public tier, with Hummel Elementary (7/10) for younger grades. The Meadows School (A+) and Bishop Gorman (A+) lead the private options nearby. Verify current attendance boundaries with CCSD before closing — zone assignments occasionally shift.
What is the commute from Bellacere to the Strip?
Plan roughly 20 minutes via Summerlin Parkway east to I-15 south. Harry Reid International Airport runs about 30 minutes via I-215 south. Downtown Summerlin is 5 minutes, Red Rock Canyon 10 minutes west. Most Bellacere residents work in Summerlin, the medical corridor on Charleston, or remotely — Strip commutes are the exception, not the daily pattern for this buyer profile.
Is Bellacere a good investment?
Ultra-luxury guard-gated communities with fixed supply have historically held value through downturns and outperformed in growth cycles. Bellacere's investment thesis rests on roughly 120 total homes, no new supply possible inside the gated boundary, and the Summerlin brand — Howard Hughes Corporation's master plan — maintaining premium pricing pressure. Ask our team for Bellacere's closed-sale history before negotiating any price.
Can I build a custom home in Bellacere?
Rarely — Bellacere's roughly 120 homesites are largely built out. Vacant lots surface infrequently and architectural review board standards govern all construction. Most buyers enter through resale. Nevada Real Estate Group monitors lot opportunities across The Canyons village enclaves and can alert you the moment a Bellacere parcel or estate lists, before it reaches the broader market.
What outdoor recreation is near Bellacere?
Red Rock Canyon National Conservation Area sits about 10 minutes west — 195,819 acres of hiking, rock climbing, and scenic loop driving. The Summerlin Trail System connects through The Canyons village to 150-plus miles of paved paths. TPC Summerlin, site of the PGA Tour's Shriners Children's Open, is nearby, and Downtown Summerlin's parks and events calendar rounds out the outdoor picture.
What are property taxes like in Bellacere?
Nevada's effective property-tax rate runs roughly 0.5 to 0.7 percent of assessed value per the Clark County Assessor, and state law caps annual increases on a primary residence at 3 percent under Nevada Revised Statutes 361.471. On a $2 million Bellacere purchase, budget approximately $12,000 to $14,000 annually. Long-held homes may carry abated bills — verify the post-sale assessment reset with the Assessor before budgeting.
How does the gate entry process work for guests?
Residents enter with transponders or access codes; guests must be pre-approved by the homeowner and added to the gatehouse list before arrival. Service providers follow the community's vendor access policy. Gate staff know the community's traffic patterns well given the low density of roughly 120 homes. All real estate showings are coordinated through a licensed agent who arranges gate credentials in advance.
What should I know before buying in Bellacere?
Four factors matter most. First, comps are thin — roughly 120 homes mean each closed sale carries outsized weight; pull every transaction from the past two years. Second, HOA reserves and architectural board rules govern renovations. Third, Nevada's 3 percent property-tax cap resets after sale — budget the post-close assessment. Fourth, pre-arrange financing at the jumbo or portfolio level before you tour; gate access requires a scheduled appointment.
What down payment do I need to buy in Bellacere?
Most Bellacere purchases are financed with jumbo loans requiring 10 to 20 percent down — $150,000 to $500,000 on a $1.5M entry home. Portfolio and private-bank loans are common for buyers with complex income structures. Cash transactions account for a significant share of closings at this tier. Pre-approval at the jumbo level, ideally underwritten, is essential before the gate will welcome a buyer tour.
How long does it take to close on a Bellacere home?
Most Bellacere closings run 30 to 45 days from accepted offer — Nevada closes through escrow companies. Jumbo appraisals at this price point can add time, especially when comparables are thin. HOA resale-package delivery adds a few days. Cash purchases can close in 7 to 14 days. Build inspection-response time into your timeline given the estate-scale construction involved.
What security does Bellacere offer beyond the guard gate?
Bellacere features 24-hour gate staffing, security patrols, perimeter walls, and entry-point surveillance. Low density is the quiet advantage — roughly 120 homes on 85 acres means minimal through-traffic and easy anomaly detection. Most residents supplement with private alarm systems and smart-home security. Request current security program details with the resale disclosure package before closing.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Bellacere?
These are the eight questions Bellacere buyers search most often — each answered in two or three sentences drawing on community records, City of Las Vegas, Las Vegas REALTORS, and GreatSchools ratings. Every figure is sourced and independently checkable well before you make an offer.
What city is Bellacere in?
Bellacere is in Las Vegas, Nevada (ZIP 89144) — within the Summerlin North master plan developed by Howard Hughes Corporation. Despite the Summerlin address residents use colloquially, the legal jurisdiction is City of Las Vegas, which provides municipal services and LVMPD police coverage.
How many homes are in Bellacere?
Approximately 120 custom and semi-custom estates across 85 gated acres. That low count is intentional — Howard Hughes Corporation built Bellacere as an ultra-low-density enclave, and no new homesites are available. When a Bellacere estate lists, it is one of very few options in the market at any given time.
Is Bellacere part of Summerlin?
Yes — Bellacere is a guard-gated enclave within The Canyons village of the Summerlin North Association, Howard Hughes Corporation's 22,500-acre master-planned community. Residents carry a Las Vegas, NV 89144 mailing address and are subject to both the Bellacere sub-association and the Summerlin master association CCRs and dues.
What is the architecture style in Bellacere?
Bellacere's estates reflect a Mediterranean and contemporary-transitional aesthetic — the architectural review board maintains a cohesive upscale character across all 120 homes. Expect imported stone and tile, tile rooflines, courtyard entries, and resort-style outdoor living areas. All remodels and additions require architectural board approval before construction begins.
Does Bellacere have a pool?
Most Bellacere estates include private resort-style pools — infinity-edge, custom shape, with water features and outdoor kitchens standard at this price point. There is no community pool; the HOA dues cover gate security and common-area maintenance, not shared recreational amenities. Verify pool condition and mechanicals in your inspection.
What is the lot size in Bellacere?
Lot sizes in Bellacere are among the most generous in The Canyons village — typically 0.3 to over 0.5 acres for standard estates, with Bellacere Summit and Estates tiers reaching larger. Generous setbacks between homes are a core selling point of the enclave and a key differentiator from higher-density Summerlin guard-gated communities.
Is Bellacere walkable?
Bellacere itself is an estate enclave, not a walkable neighborhood in the urban sense. The Summerlin Trail System connects from the perimeter for recreational walking and cycling, and Downtown Summerlin is a 5-minute drive. Most residents drive for daily errands — walking is for trail recreation, not commuting or shopping.
How do I get a showing at Bellacere?
All Bellacere showings are coordinated through a licensed real estate agent who arranges gate credentials with the guardhouse in advance. The gatehouse does not admit unaccompanied visitors. Contact Nevada Real Estate Group at (702) 637-1759 — our team handles all gate coordination and can schedule a private estate tour, often paired with adjacent Aventura and Canyon Fairways for a full Canyons-village comparison.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the valley, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Summerlin's guard-gated enclaves — including The Canyons village, The Ridges, and communities throughout Summerlin North. That depth ranks the team #1 in Nevada.
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Want to Talk to a Bellacere Real Estate Expert?
6,225+ closed transactions. $4.1B+ in total volume since 2009. In a 120-home guard-gated enclave where every comp matters, knowing the specific blocks is the whole game. Call (702) 637-1759 and our team coordinates a private Bellacere gate-access showing — often paired with adjacent Canyons enclaves for a full comparison.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Bellacere?
Compare Bellacere with neighboring Summerlin enclaves and master-plan communities. Each card pairs the drive time with price positioning, so you can judge whether trading Bellacere's ultra-low density for more inventory or lower price actually buys you more for the money.
5 MIN VARIOUS
Summerlin (parent plan)
$728K (citywide)
5 min to Downtown Summerlin
View Summerlin (parent plan) →A–Z INDEX
Which Canyons Village Enclaves Can You Explore A–Z?
The Canyons village in Summerlin North contains multiple guard-gated and open neighborhoods. Dedicated enclave pages are rolling out — the entries below are indexed for orientation, and our team can pull current listings, HOA dues, and school zoning for any of them on request.
B
- Bear's Best Golf Club area
- Bellacere
C
- Canyon Fairways
E
- Eagle Rock
S
- Summerlin North Association
- Summerlin (parent master plan)
T
- The Canyons (open neighborhoods)
- The Ridges
- TPC Summerlin area
KEEP LEARNING
What Else Should You Read About Bellacere?
These guides extend the research most Bellacere buyers do next — understanding the broader Summerlin luxury market, comparing guard-gated enclaves, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Summerlin vs Henderson Luxury Homes 2026
Side-by-side market data for the valley's two premier luxury addresses — guard-gated communities, school zones, and price per square foot compared.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Bellacere's ZIP 89144 figures.
Read →MARKET HUB
Summerlin Community Hub
Citywide market data, every Summerlin village, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Bellacere Data Come From?
Every statistic here is sourced from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89144 is broader than Bellacere — area figures are labeled as such, while Bellacere-specific numbers come from community records and closed-transaction history. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active listing counts for ZIP 89144 (The Canyons area, Summerlin North). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Bellacere is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master plan developer — acreage, home counts, village structure, and development history for Bellacere. howardhughes.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale assessment reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Nevada Department of Taxation — Nevada zero state income tax and sales tax structure confirmation. tax.nv.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas / Summerlin-area violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Bellacere-zoned campuses. greatschools.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026