Every other guard-gated address in Summerlin's first village sells you fairways. Eagle Hills sells you the hill. The enclave sits on the high ground of The Hills village in ZIP 89134, behind a staffed gate off Hillpointe Road, with TPC Summerlin next door but no course of its own inside the walls. What it built instead was a private neighborhood park, some of the largest custom lots in central Summerlin, and a street plan that turns most backyards toward Red Rock Canyon and the Spring Mountains.
That decision, made when the streets were laid out in the early 1990s, still shapes what the homes cost and who buys them. Four Eagle Hills homes closed in the 12 months ending September 17, 2026, at an average of $2.69 million, and the four homes for sale on September 19, 2026 were asking a median of $4.0 million. This guide walks through the enclave the way I walk it with clients: what the gate and the park actually deliver, what the lots and views are worth, what a purchase costs to carry, how the schools and taxes work, and how Eagle Hills compares with Tournament Hills and Country Club Hills on the other side of the fairways.
Eagle Hills is a 24-hour guard-gated custom-home enclave in Summerlin's The Hills village (ZIP 89134) beside TPC Summerlin, with no golf inside the gate and a private park, large lots and Red Rock views instead. Four homes closed in the 12 months ending September 17, 2026, at an average of $2.69 million, and four listings were asking a median of $4.0 million on September 19, 2026. Budget for a jumbo loan and dues near $700 a month.
- Eagle Hills sits in The Hills, Summerlin's first village, which Howard Hughes opened in 1990 beside TPC Summerlin.
- Four closings in the 12 months ending September 17, 2026 ran $1.70 million to $3.225 million, averaging $542 per foot.
- Four active listings on September 19, 2026 asked $2.80 million to $4.25 million, a median of $4.0 million.
- Published estimates put Eagle Hills dues plus the Summerlin master fee near $707 monthly; verify in the resale package.
- The 2026-2027 tax rate for Las Vegas district 200 is 3.2782 per $100 assessed, with Nevada's 3% primary-residence cap.
Where Is Eagle Hills, and Why Does the Village Matter?
Eagle Hills is a custom-home neighborhood inside The Hills, the village where Summerlin started. According to Summerlin's own history, Howard Hughes Corporation opened The Hills in 1990 as a 394-acre residential village, the first residents moved in during March 1991, and the village was anchored by The Hills Park, the community's first major park, flanked by Ernest A. Becker Middle School and William R. Lummis Elementary School. The same history names Eagle Hills and Tournament Hills as the village's custom-home neighborhoods and TPC Summerlin, which opened in 1991, as Summerlin's first golf course. That is the whole context in one paragraph: Eagle Hills is one of the two original custom enclaves of a village built around a tournament course, and it is the one that chose not to wrap its streets around the fairways.
The geography explains the appeal. The Hills village occupies the rising ground between Sahara Avenue and Charleston Boulevard on the west side of the 215 Beltway, roughly the center of the Summerlin master plan, which today holds more than 130,000 residents across about 36 square miles. Eagle Hills enters from Hillpointe Road near the roundabout at Village Center Circle, a short drive from the 215 at Charleston, which means the Strip, the airport and the medical corridor along Charleston are each within a reasonable commute while Red Rock Canyon is minutes to the west. Downtown Summerlin, with its retail, restaurants and the two sports venues, sits just south of Sahara.
Buyers sometimes conflate The Hills with The Hills South, the village that lies below Sahara and holds Country Club Hills. Several brokerage sites file Eagle Hills under The Hills South, and the community's own street addresses share the 89134 ZIP with both villages. For a buyer the distinction matters mainly for master-association paperwork and for the character of the surrounding streets: The Hills is the older, more established side, with the library, the performing arts center and the original parks, while The Hills South is more golf-frontage oriented. Eagle Hills belongs to the older side, and its landscaping shows it. Thirty-plus years of growth on the parkways and the medians is something a newer Summerlin West village cannot buy at any price.
What Did Eagle Hills Build Instead of a Golf Course?
The competitor headline that prompted this guide is fair as far as it goes: Eagle Hills skipped the golf course. The more useful question is what the land was used for instead, because that is what a buyer is paying for. The answer is four things: a private park at the center of the enclave, larger and more irregular lots than the golf-frontage neighborhoods next door, a street plan that pushes homes up the slope for views, and a gate that serves a small number of households.
Start with the park. According to a 2026 review of the community by Rose Homes, Eagle Hills is built around a private 3-acre park with tennis courts, a basketball court, a playground and greenbelts, with a walking path that threads through the center of the neighborhood and several homes backing directly onto it. In a golf community the green space belongs to the club and the homeowner buys a view of it; here the green space belongs to the association and the homeowner can use it. For families with children, or for anyone who walks a dog at 6 a.m., that is a functional difference rather than a marketing one.
Next, the lots. The same review puts lot sizes at up to two-thirds of an acre, and other listing summaries describe a range from about a quarter acre to more than an acre. The MLS records I pulled bear that out: the four homes that closed in the 12 months ending September 17, 2026 ranged from 4,467 to 5,382 square feet, and the four homes for sale on September 19, 2026 ranged from 4,035 to 6,963 square feet, with build years between 1993 and 1998. These are custom homes on custom lots, which is why two houses on the same street can differ by 3,000 square feet and a million dollars.
Third, the terrain. The Hills village slopes upward toward the west, and Eagle Hills sits on its upper shelf, so the homes on the western and northern edges look across the valley to the Spring Mountains and the red sandstone escarpment of Red Rock Canyon. Golf-frontage homes in Tournament Hills and Country Club Hills look at fairways and at each other. That is a real amenity, but it is a different one, and the market prices the two differently.
Finally, the gate. The Rose Homes review counts 160 homes; our own community page has carried a figure of 225-plus homes on about 80 acres, and I have not found a public record that settles the count, so treat any number between those as approximate until you read the association's governing documents. Either way it is a small enclave, which means the guardhouse knows the residents and the traffic inside the walls is almost entirely local.
How Much Do Eagle Hills Homes Cost in 2026?
Eagle Hills trades in single digits per year, so a buyer has to read each closing on its own terms rather than as a data point in a trend. Las Vegas MLS data pulled through Repliers on September 19, 2026 shows four homes filed under the Eagle Hills plat in 89134 that closed in the 12 months ending September 17, 2026. The prices ran from $1.70 million to $3.225 million, for an average of $2.69 million and a median of $2.93 million. On a per-square-foot basis the four closings averaged $542, but the spread was wide, from $352 to $722 per square foot, which tells you the finish level and the view matter more than the floor area. For contrast, the master plans that turn over hundreds of homes a year are ranked in our top-selling communities report.
| Closed | Sale price | Original list | Living area | Price per sq ft | Built | Days on market |
|---|---|---|---|---|---|---|
| March 2026 | $1,700,000 | $2,150,000 | 4,828 sq ft | $352 | 1996 | 66 |
| April 2026 | $2,800,000 | $2,925,000 | 5,217 sq ft | $537 | 1998 | 3 |
| June 2026 | $3,050,000 | $3,250,000 | 5,382 sq ft | $567 | 1993 | 54 |
| July 2026 | $3,225,000 | $3,499,000 | 4,467 sq ft | $722 | 1997 | 68 |
Two patterns in that table are worth more than the averages. First, three of the four homes sold within 92% to 96% of their original asking price after 3 to 68 days, which is normal for a well-priced luxury resale in Summerlin. The outlier, the March closing at $1.70 million, was listed at $2.15 million and closed at 79% of that figure after 66 days; a 4,828-square-foot 1996 home at $352 per square foot is a renovation project priced as one. Second, the July closing at $722 per square foot was the smallest of the four homes. In a custom enclave, a fully updated house with a view can out-earn a bigger dated one by a wide margin, and that is the arithmetic a seller needs to understand before choosing between remodeling and discounting.
For context, the surrounding ZIP tells a very different story. The same MLS pull shows 559 single-family closings across all of 89134 in the same 12 months at a median of $550,000, because the ZIP is dominated by Sun City Summerlin and the production neighborhoods of The Trails and The Hills. Eagle Hills closings ran roughly five times the ZIP median. Valley-wide, according to the Las Vegas REALTORS August 2026 report, the median existing single-family home sold for $475,000 in August 2026, down 1.0% from a year earlier, with 2,252 total sales in the month. Eagle Hills does not move with that median; it moves with the handful of buyers each year who want a custom home behind a gate in central Summerlin.
What Is for Sale in Eagle Hills Right Now?
As of September 19, 2026, four Eagle Hills homes were on the market, and they were priced well above the year's closings. The asking prices ran from $2.80 million to $4.25 million, with a median of $4.0 million and an average of $3.76 million. Asking prices per square foot ranged from $610 to $769. The gap between a $2.93 million median closing and a $4.0 million median ask is the single most important number in this guide for a buyer, and it deserves a careful reading rather than a quick one.
| Listed | Asking price | Living area | Ask per sq ft | Bedrooms | Built | Days on market |
|---|---|---|---|---|---|---|
| January 2026 | $4,250,000 | 6,963 sq ft | $610 | 5 | 1997 | 182 |
| April 2026 | $4,200,000 | 5,462 sq ft | $769 | 5 | 1996 | 91 |
| June 2026 | $2,800,000 | 4,035 sq ft | $694 | 4 | 1994 | 36 |
| July 2026 | $3,800,000 | 5,892 sq ft | $645 | 5 | 1998 | 69 |
The honest interpretation is that the current sellers are asking for a market the closings have not yet confirmed. The most expensive listing had been on the market 182 days on September 19, 2026, and the next had been up 91 days. In a neighborhood where the best-priced home of the year went under contract in 3 days, six months without a buyer is the market's answer. That does not mean the homes are overpriced by the full gap; the largest listing is nearly 7,000 square feet, and none of the year's closings were that big. It does mean a buyer should anchor an offer on the closed comparables, adjusted for size, condition and view, and let the seller argue upward from there.
Inventory this thin also creates the opposite risk. When the right house appears, a buyer who has been waiting for a discount can lose it to a buyer who is ready. The April 2026 closing at $2.80 million went under contract in three days at 95.7% of asking. If you want Eagle Hills specifically, the practical move is to have your financing, your inspection team and your offer terms ready before the listing you want appears, then decide quickly on the day it does. Every active and coming-soon listing in the enclave is searchable on our Summerlin homes for sale page, and we set alerts for clients on the Eagle Hills plat so a new listing reaches them the morning it posts.
How Does Eagle Hills Compare With Tournament Hills and Country Club Hills?
The three guard-gated enclaves around TPC Summerlin are cross-shopped by nearly every buyer who tours one of them, so it helps to line them up. Tournament Hills is the largest, built mostly between 1995 and 2005 with roughly 440 estates and a master association that includes a community center, pool and tennis; our Tournament Hills buyers guide covers its sub-villages and dues in detail. Country Club Hills is the smallest, a semi-custom enclave from the mid-1990s in The Hills South with many homes fronting the TPC fairways. Eagle Hills is the one with the park and the views.
| Measure | Eagle Hills | Tournament Hills | Country Club Hills |
|---|---|---|---|
| Closings in the window | 4 | 5 | 16 |
| Closing price range | $1.70M to $3.225M | $2.92M to $6.0M | $1.0M to $3.4M |
| Median closing price | $2.93M | $5.03M | $2.125M |
| Active listings, September 19, 2026 | 4, asking $2.80M to $4.25M | 6, asking $3.0M to $6.0M | Varies; see listings |
| Golf inside the gate | No; TPC Summerlin adjacent | Wraps TPC Summerlin holes | Many homes front TPC fairways |
| Shared amenity | Private 3-acre park, tennis, basketball, playground | Community center, pool, tennis, trails | Golf frontage; second gate at The Enclave |
| Character | Custom homes, elevated view lots | Custom and semi-custom, golf orientation | Semi-custom plans, golf orientation |
The table reveals the pricing logic. Tournament Hills carries the highest medians because it has the largest homes and the most direct golf frontage: its five closings in the window ran from 4,526 to 8,460 square feet, and its September 19, 2026 listings included a 9,105-square-foot estate at $5.999 million. Country Club Hills closes more homes at lower prices because its semi-custom plans are smaller and more uniform. Eagle Hills sits between them on price with a very different product: bigger lots than Country Club Hills, less golf than either, and the only shared park of the three.
Which one fits depends on what you want to see from the back patio. If it is a fairway, Eagle Hills is the wrong answer unless you find one of the few homes that back to the course. If it is the mountains, or a private yard large enough for a pool, a casita and a lawn, Eagle Hills is usually the best value of the three. Across the 9,600+ closings we have represented, the buyers who chose Eagle Hills over its neighbors were most often families who wanted the park and the elementary school inside the village, and relocating professionals who wanted a view rather than a club.
What Are the HOA Dues and What Do They Cover?
Eagle Hills carries two layers of association dues, as every Summerlin neighborhood does: the Summerlin master association, which funds the trail system, the parkway landscaping and the village parks, and the Eagle Hills sub-association, which funds the guardhouse staffing, the private park and the common-area landscaping inside the walls. According to the Rose Homes review mentioned earlier, the Eagle Hills dues run $435 to $536 a month depending on the source and timing, and the combined bill with the master association is approximately $707 a month. Another listing summary I reviewed cited $408 a month for Eagle Hills plus $47 for the Summerlin North master. I have not seen a current budget from the association itself, so treat every one of those numbers as an estimate to be replaced by the figure in the resale package.
That package is not optional in Nevada. According to NRS Chapter 116, the state's common-interest community statute, a seller must furnish a buyer with the association's governing documents, current budget, reserve study summary, and a statement of any unpaid or pending assessments, and the buyer has a statutory window to cancel after receiving it. For a guard-gated enclave the reserve study is the document to read first. A 24-hour gate is a payroll expense that never goes away, and a small association spreads that cost over fewer households than a 440-home community does. That is why Eagle Hills dues run higher than Tournament Hills dues, which our Tournament Hills guide put at roughly $215 to $285 a month, and why a 160-to-225-home enclave should have healthy reserves for its gatehouse, walls, park equipment and street trees.
Three questions to ask the community manager before you write an offer. First, when were dues last increased and what did the board cite as the reason? Second, is any special assessment pending or discussed in the last two years of minutes? Third, what is the reserve fund's percent funded figure in the most recent study? In our experience, a guard-gated association funded below about 30% of its reserve target is the one most likely to levy a special assessment in the next five years, and the answer changes what a home is worth to you.
What Does TPC Summerlin Add if You Do Not Live on It?
TPC Summerlin is the reason the village exists, and it still matters to Eagle Hills even without frontage. According to the club's own page, TPC Summerlin at 1700 Village Center Circle was designed by Bobby Weed with Fuzzy Zoeller as player consultant, is a private club with five sets of tees on each hole, and includes a practice facility and a clubhouse with dining and event space. According to Summerlin's history, the course opened in 1991 and hosted Tiger Woods' first PGA Tour victory in 1996. For an Eagle Hills owner the practical benefit is proximity: the first tee is a golf cart's distance from the gate, and a membership buys the course, the practice range and the clubhouse without the premium that a fairway lot carries.
One fact has changed, and it matters to anyone reading older guides, including some of ours. According to the tournament's history, the 2024 Shriners Children's Open was the final edition; the sponsor did not renew for 2025 and the event was not on the 2025 PGA Tour fall schedule. TPC Summerlin is no longer an annual PGA Tour stop. For residents, that removes one October week of road closures and gallery traffic on Hillpointe Road and Village Center Circle. For the market, I would not expect a measurable effect on Eagle Hills values; the tournament sold the course to television viewers, not homes to buyers, and the course itself is unchanged.
Membership economics are the other consideration. Private club initiation and dues are set by the club, change without notice, and are not part of any home purchase, so ask the membership office for current figures before assuming anything. What I can say from experience is that a buyer who wants to play regularly should compare the all-in cost of an Eagle Hills home plus a membership against a Tournament Hills fairway home plus the same membership. The membership cost is identical; the difference is the lot premium, and in Eagle Hills that premium goes toward a bigger yard and a view instead of a fairway.
Which Schools Serve Eagle Hills, and How Do You Verify Zoning?
Two of the village's public schools are literally next door. According to Summerlin's history, The Hills Park is flanked by Ernest A. Becker Middle School and William R. Lummis Elementary School, and Lummis sits at 9000 Hillpointe Road, a short walk from the Eagle Hills gate. The high school most often listed for Eagle Hills addresses is Palo Verde High School at 333 South Pavilion Center Drive in 89144. Several brokerage summaries also list the Dr. Miriam and Sheldon G. Addison Educational Campus and West Career and Technical Academy as options, the latter being a magnet school with its own admission process.
Do not buy on a listing's school field. Attendance zones in the Clark County School District are assigned by address and can be redrawn between school years, so the only reliable answer is the CCSD attendance zone lookup run against the exact street address of the home you are considering, on the day you are considering it. We run that lookup for every client with school-age children before an offer goes in, and again before closing if the school year has turned.
Ratings deserve the same caution. Third-party rating sites score Lummis and Palo Verde well, and Summerlin's public schools as a group are among the most sought-after in the district, but a rating is a snapshot of test data that can move by a point in either direction from one year to the next. If the school is the reason for the purchase, visit it. The private and charter options in the area, including The Meadows School and Bishop Gorman High School, both a short drive from The Hills, and the Doral Academy campuses in Summerlin, are the other half of the conversation for families at this price point, and none of them depend on where the attendance boundary falls.
What Do Property Taxes Look Like on an Eagle Hills Home?
Nevada property taxes are simpler than most newcomers expect, and lower than most coastal buyers fear. According to the Clark County Treasurer, the total rate for tax district 200, which covers the City of Las Vegas including Summerlin, is 3.2782 per $100 of assessed value for fiscal year 2026-2027. The largest components are the county school operating and debt levies at 0.7500 and 0.5534, the City of Las Vegas at 0.6765 and the county general fund at 0.4599. Assessed value in Nevada is 35% of the assessor's taxable value, which for an improved parcel is the land value plus the replacement cost of the improvements less depreciation, not the purchase price.
The arithmetic for illustration only: a home with a $3.0 million taxable value would carry an assessed value of $1.05 million and a gross annual tax of about $34,400 at the 2026-2027 rate, before abatement. Because the assessor's taxable value on an older custom home is often below its market price, the actual bill on a $3.0 million Eagle Hills sale is frequently lower than that. Pull the current bill for any specific parcel from the assessor's records before you rely on an estimate.
Then apply the cap. According to the Clark County Assessor's tax abatement page, Nevada law under NRS 361.4723 limits the annual increase in the tax bill on an owner-occupied primary residence to 3%, with a cap of up to 8% for other property, and the abatement does not limit increases in assessed value, only the bill. Two consequences for an Eagle Hills buyer. First, a home held for two decades by one owner may carry a bill far below what a new purchase would generate, because the cap has compounded in the seller's favor; expect the bill to reset after the sale, and confirm the number with the assessor rather than the seller's disclosure. Second, file the primary-residence claim form promptly after closing; the 3% cap is not automatic for a new owner, and the difference between 3% and 8% compounds every year you own the home.
How Much Does It Cost to Carry an Eagle Hills Home Each Month?
Almost every Eagle Hills purchase is a jumbo loan or cash. According to the Federal Housing Finance Agency, the 2026 baseline conforming loan limit is $832,750 for a one-unit home, and Clark County is not a high-cost county with a higher limit. A loan on a $2.93 million median-priced Eagle Hills home is jumbo by a wide margin, which means the lender's own underwriting, typically 20% or more down, documented reserves and a full appraisal, rather than the agency rules that govern most Las Vegas mortgages.
According to Freddie Mac's Primary Mortgage Market Survey, the average 30-year fixed rate was 6.95% for the week of September 17, 2026, up from 6.76% the week before, and the 15-year average was 6.26%. Jumbo pricing tracks that survey loosely; some lenders price jumbo loans below the conforming average for strong borrowers, others above. The illustration below uses the survey rate, a 20% down payment, the September 2026 dues estimate and the 2026-2027 tax rate on a taxable value equal to the price, which overstates taxes for most older homes. It is an illustration, not a quote.
| Line item | Assumption | Monthly amount |
|---|---|---|
| Principal and interest | $2,344,000 loan, 30-year fixed at 6.95% | About $15,500 |
| Property tax | 3.2782 rate on 35% of a $2.93M taxable value | About $2,800 |
| HOA dues, both layers | Published estimate, verify in resale package | About $707 |
| Homeowner's insurance | Lender-required; quote by carrier | Varies |
| Pool, landscape and maintenance | Custom home on a large lot | Varies; budget for it |
| Total before insurance and upkeep | 20% down, $586,000 | About $19,000 |
Insurance and upkeep are left blank on purpose. A 5,000-square-foot 1990s custom home has original systems that are reaching the end of their service lives: two or three HVAC units, a roof underlayment, a pool plaster job, a water heater or two. In our experience the buyers who are happiest in Eagle Hills three years after closing are the ones who ordered a full inspection with a separate pool and roof inspection, priced the deferred items, and negotiated them into the contract rather than discovering them in the first summer. The 15-year rate is worth a look for cash-rich buyers who want to finance part of the purchase; at 6.26% the payment is higher, but the interest saved over the life of the loan is substantial on a seven-figure balance.
What Is Daily Life Like Inside and Outside the Gate?
Inside the walls, Eagle Hills is quiet in a way that only a small guard-gated enclave can be: no through traffic, a park at the center, and streets that were designed for the residents who live on them. Outside the gate, the village delivers the rest. According to Summerlin's trail page, the community's trail system runs more than 200 miles today and is planned to pass 250 miles, across six trail types from street-side paths to natural trails and cycling lanes. The Hills Park, the village's original park at 9100 Hillpointe Road, sits just outside the enclave with its open-lawn amphitheater, tennis courts and picnic ramadas, and the Summerlin Library and Performing Arts Center is a few blocks away on Village Center Circle.
West of the village is the reason many buyers choose this side of the valley at all. According to the Bureau of Land Management, Red Rock Canyon National Conservation Area covers roughly 198,000 acres, draws more than three million visitors a year and offers a 13-mile one-way scenic drive through the sandstone canyons that Eagle Hills' west-facing homes look toward. It is a 15-minute drive from the gate, which turns a weekend hike into a weekday habit.
South of Sahara, Downtown Summerlin supplies the retail, dining, the Las Vegas Ballpark and City National Arena within a few minutes' drive. The 215 Beltway at Charleston or Sahara puts the resort corridor within roughly 20 to 25 minutes in normal traffic and Harry Reid International Airport within about 30 minutes, though anyone commuting daily should drive it at their own hour before buying. Summerlin Hospital, on the village's southern edge, and the medical offices around it are one reason physicians are over-represented among buyers here.
Who Should Buy in Eagle Hills, and Who Should Not?
Eagle Hills fits a specific buyer, and the fit is easy to test. It works for households that want a custom home on a large lot behind a 24-hour gate in the middle of Summerlin, that value a view or a private yard over golf frontage, and that are comfortable with an older home whose systems and finishes may need updating. It works especially well for families with children young enough to use the park and Lummis Elementary, for physicians and executives who want the Charleston medical corridor and the 215 close by, and for relocating buyers from California or the Pacific Northwest who want mature landscaping instead of the raw desert edge of Summerlin West.
It is the wrong choice for a buyer who wants a new house. Every home in the enclave was built in the 1990s, and even the renovated ones carry a 1990s floor plan: formal living and dining rooms, a separate family room, bedrooms upstairs. If you want a great room, a 12-foot slider and a builder warranty, The Ridges or the new custom-lot villages in Summerlin West are the better fit, at a different price. It is also the wrong choice for a buyer who wants a club at the center of daily life; Tournament Hills' community center and pool or Red Rock Country Club's two courses serve that buyer better.
Investors should look elsewhere. Guard-gated custom homes rent, but at yields that rarely justify the carrying cost, and short-term rentals are restricted by the City of Las Vegas and by most Summerlin associations. Eagle Hills is a place to live for a decade, not a place to flip. Across the 9,600+ closings we have represented, the sellers who did best in enclaves like this were the ones who bought a dated home at the low end of the range, renovated it to the standard of the street, and held through at least one full market cycle. The March 2026 closing at $1.70 million and the July 2026 closing at $3.225 million, both roughly 4,500 to 4,800 square feet, are the two ends of that story in a single year.
How Should You Tour and Negotiate a Guard-Gated Summerlin Home?
Showings in Eagle Hills require gate coordination, so there is no drive-by. A licensed agent calls the listing side, the listing side clears the names with the guardhouse, and the guard checks identification at the gate. We handle that for every tour we schedule, usually with a day's notice, and we try to stack Eagle Hills, Tournament Hills and Country Club Hills tours on the same afternoon so a client can compare the three enclaves with the same light and the same traffic.
On the tour, spend more time outside than inside. The interior can be changed; the lot, the orientation and the neighbors cannot. Stand in the backyard at the hour you would use it and check what you see and what sees you: the park, a neighbor's second-story windows, the TPC maintenance road, the mountains. Walk the perimeter wall and look at the drainage. Then look at the mechanical room, the roof and the pool equipment with the same attention you gave the kitchen, because those are the items that will write the checks in your first two years.
Negotiation in a four-sale-a-year neighborhood is a study in patience and readiness. The closings in the 12 months ending September 17, 2026 tell you a fair price for a specific size and condition; the six-month listings tell you which sellers have not accepted it yet. A written offer supported by those comparables, a pre-underwritten jumbo approval, a reasonable inspection period and a clean escrow timeline is the package that wins in this enclave, and it does not need to be the highest number. Buyers who want the whole map of comparable enclaves can read our ranking of the best guard-gated communities in Las Vegas or browse every guard-gated community we cover before narrowing to The Hills.
Frequently Asked Questions
Is Eagle Hills in Summerlin guard-gated?
Yes. Eagle Hills has a staffed guardhouse at its Hillpointe Road entrance that operates 24 hours a day, and there is no public through traffic inside the walls. Guests are cleared by the resident or the listing agent in advance and show identification at the gate. For buyers, that means every showing is scheduled rather than spontaneous, and a licensed agent has to arrange access. For owners, it means the enclave's traffic is almost entirely residents, contractors on approved lists and invited guests, which is the quietness people are paying for when they choose a small gated enclave over a larger gated community.
Does Eagle Hills have a golf course?
No. Eagle Hills is next to TPC Summerlin, the private Bobby Weed course that opened in 1991, and a few homes back to the course, but there is no golf inside the gate and the enclave was not laid out around fairways. In place of a course, Eagle Hills built a private roughly 3-acre park with tennis courts, a basketball court and a playground at its center, and it oriented its larger view lots toward Red Rock Canyon and the Spring Mountains. Residents who want to play join TPC Summerlin as members, the same way Tournament Hills and Country Club Hills residents do.
How much do homes in Eagle Hills cost in 2026?
Las Vegas MLS data pulled through Repliers on September 19, 2026 shows four Eagle Hills homes closed in the 12 months ending September 17, 2026, from $1.70 million to $3.225 million, an average of $2.69 million and a median of $2.93 million, or $542 per square foot on average. The four homes for sale on September 19, 2026 were asking $2.80 million to $4.25 million, a median of $4.0 million. Prices depend heavily on renovation level, lot size and view, which is why per-square-foot figures ranged from $352 to $722 among the closings.
What are the HOA fees in Eagle Hills?
Published brokerage estimates in 2026 put the Eagle Hills sub-association at roughly $435 to $536 a month and the combined bill with the Summerlin master association at about $707 a month, though another summary cited $408 plus $47. None of those figures come from the association's current budget, so treat them as estimates. Nevada's NRS 116 requires the seller to deliver a resale package with the current budget, reserve study and any pending assessments, and the buyer has a statutory cancellation window after receiving it. Confirm the dues there before you close.
Which schools are zoned for Eagle Hills?
William R. Lummis Elementary School at 9000 Hillpointe Road and Ernest A. Becker Middle School flank The Hills Park next to the enclave, and Palo Verde High School in 89144 is the high school most often listed for Eagle Hills addresses. Clark County School District assigns schools by street address and can redraw attendance zones between school years, so verify the exact home's zoning through CCSD's lookup before you make an offer. Private and charter options nearby include The Meadows School, Bishop Gorman High School and the Doral Academy campuses in Summerlin.
What are property taxes on an Eagle Hills home?
The Clark County Treasurer's rate for tax district 200, which covers Summerlin inside the City of Las Vegas, is 3.2782 per $100 of assessed value for fiscal year 2026-2027, and assessed value is 35% of the assessor's taxable value. As an illustration, a $3.0 million taxable value produces a gross bill of about $34,400 a year before abatement, though the assessor's taxable value on an older custom home is often below its sale price. Nevada's NRS 361.4723 caps annual bill increases at 3% for an owner-occupied primary residence once the claim form is filed.
How does Eagle Hills compare with Tournament Hills?
Tournament Hills is larger, with roughly 440 estates wrapped around TPC Summerlin holes, a community center, pool and tennis, and dues our guide estimated at $215 to $285 a month. Its five closings in the 12 months ending September 17, 2026 ran $2.92 million to $6.0 million with a $5.03 million median. Eagle Hills is smaller, has no golf inside the gate, offers a private park and larger view lots, carries higher per-home dues, and closed four homes at a $2.93 million median in the same window. Golf buyers lean Tournament Hills; view and yard buyers lean Eagle Hills.
Ready to Tour Eagle Hills With Nevada Real Estate Group?
Eagle Hills is a four-closings-a-year neighborhood, which means the right house appears rarely and disappears quickly, and the wrong house can sit for six months at the wrong price. Both situations reward a buyer who has done the work in advance. Our team at Nevada Real Estate Group has represented more than 9,600 closings across Nevada, including guard-gated custom homes throughout Summerlin, and we approach an Eagle Hills purchase the same way every time: closed comparables first, the resale package and reserve study second, a full inspection with separate roof and pool reports third, and an offer built on all three.
If you are starting the search, we can set an alert on the Eagle Hills plat and the neighboring enclaves so new listings reach you the morning they post, and we can stack tours of Eagle Hills, Tournament Hills and Country Club Hills on one afternoon so you compare them under the same light. If you are relocating, we can run the school zoning, the tax estimate and the jumbo financing conversation before you fly in, so the visit is spent deciding rather than gathering. And if you already own in Eagle Hills and are weighing a sale, we can show you what the March and July 2026 closings say about renovating versus discounting, because in this enclave the difference was more than $1.5 million on similar square footage.
Call or text (702) 637-1759, or reach us through the Summerlin homes for sale page and the Eagle Hills community page, and tell us what you want to see from your back patio. We will tell you honestly whether Eagle Hills delivers it, or whether one of its neighbors does it better. Nevada Real Estate Group is brokered by LPT Realty, license S.181401, at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148.
Which Sources Inform This Eagle Hills Guide?
Market figures come from Las Vegas MLS data pulled through Repliers on September 19, 2026, covering the Eagle Hills, Tournament Hills and Country Club Hills plats in ZIP 89134 for the 12 months ending September 17, 2026, and active listings as of the pull date. They are a brokerage data pull, not an official Las Vegas REALTORS statistic. Community, tax, school and financing references were checked on September 19, 2026.
- Summerlin, community history: The Hills village's 1990 opening and 394-acre size, the first residents in March 1991, The Hills Park flanked by Becker Middle and Lummis Elementary, TPC Summerlin's 1991 opening, Eagle Hills and Tournament Hills as the village's custom neighborhoods, and Summerlin's 130,000-plus residents.
- Summerlin, trail system: the 200-plus-mile trail system, its planned expansion past 250 miles and the six trail types.
- TPC Summerlin: the club's address, Bobby Weed design with Fuzzy Zoeller as player consultant, private membership, five tee sets and practice facility.
- Shriners Children's Open tournament history: the 2024 edition as the final tournament and its absence from the 2025 schedule.
- Rose Homes, Eagle Hills reviews: the 160-home count, 1995 to 2000 build years, lot sizes to two-thirds of an acre, the 3-acre park and its amenities, and the $435 to $536 and approximately $707 monthly dues estimates.
- Clark County Treasurer, tax district 200: the 3.2782 total rate for fiscal year 2026-2027 and its components.
- Clark County Assessor, tax abatement and NRS Chapter 361: the 3% primary-residence cap and up-to-8% cap for other property under NRS 361.4723.
- NRS Chapter 116: the common-interest community statute governing resale packages and disclosures.
- Freddie Mac Primary Mortgage Market Survey: the 6.95% 30-year and 6.26% 15-year averages for the week of September 17, 2026.
- FHFA, 2026 conforming loan limits: the $832,750 baseline limit.
- Las Vegas REALTORS August 2026 report, via Nevada Business Magazine: the $475,000 single-family median, the 1.0% annual decline and 2,252 August sales.
- Bureau of Land Management, Red Rock Canyon: the conservation area's roughly 198,000 acres, three-million-plus annual visitors and 13-mile scenic drive.
- Clark County School District: the attendance-zone lookup for verifying school assignments by address.
- Nevada Report Card, William R. Lummis Elementary: the school's address at 9000 Hillpointe Road.
Prices, dues, tax rates, school zones, club terms and mortgage rates change without notice. Confirm every figure for the specific home, association and loan you are considering before making an offer.
