Summerlin luxury buyers shopping for guard-gated security, TPC Summerlin tournament-golf adjacency, custom estates on half-acre-plus lots, and Howard Hughes master-plan backing consistently end up touring one small enclave: Tournament Hills. It sits in The Hills South village of central Summerlin, immediately beside TPC Summerlin, the private course that hosted the PGA Tour's Las Vegas stop (most recently the Shriners Children's Open) from 1983 through its final edition in October 2024, behind a single 24-hour staffed gate. The homes are large customs and semi-customs, and the community trades so rarely that most months there is nothing under contract at all.
This guide answers what every buyer asks before a Tournament Hills tour: where the community sits, what actually closed on the MLS in the last 12 months (all five sales, one by one), how to buy in a community that produces five closings a year, what TPC Summerlin membership involves, and how Tournament Hills stacks up against Red Rock Country Club, Canyon Gate, and The Ridges across the central-west Las Vegas guard-gated landscape. Sale figures are Las Vegas MLS data pulled through Repliers on September 19, 2026, with closings re-pulled by closing date on October 26, 2026 (closings September 19, 2025 through September 18, 2026; actives as of September 18, 2026), cross-checked against Clark County Assessor records.
Tournament Hills is a guard-gated custom-estate enclave in Summerlin's Hills South village (ZIP 89134), beside TPC Summerlin, the PGA Tour's Las Vegas venue through 2024. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, five homes closed in the 12 months ending September 18, 2026, from $2,920,000 to $6,000,000 at a $5,030,000 median, with six listed on September 18, 2026. Expect to wait for the right house and be ready when it appears.
- Five Tournament Hills homes closed in the 12 months ending September 18, 2026, at a $5,030,000 median sold price.
- Sales ran from $2,920,000 to $6,000,000 on Iron Hills and Pine Island, 4,526 to 8,460 square feet.
- Six listings were active on September 18, 2026 at a $4,298,000 median ask, 14.4 months of supply.
- Closed homes took a median 118 days; the six actives had been listed a median 20 days.
- TPC Summerlin membership is separate from residency, so budget initiation and dues on top of HOA.
Ready to browse? Summerlin homes for sale lists every active MLS home with photos, prices, and map search.
Where Does Tournament Hills Sit Inside Summerlin?
Summerlin is a 22,500-acre master-planned community built across roughly four decades by Howard Hughes. The village system divides the master plan into named neighborhoods spanning the value tier through ultra-luxury: The Trails, The Paseos, The Cliffs, The Hills, Red Rock Country Club, The Ridges, and The Summit Club among the most prominent. Tournament Hills occupies The Hills South village in the central Summerlin sector, with TPC Summerlin wrapping its northern and western edges and the neighboring guard-gated enclaves of Eagle Hills and Country Club Hills sharing the same village. The gated entry is staffed 24 hours, and the 215 Beltway runs five minutes east via Charleston Boulevard.
The ZIP coverage is 89134, the central Summerlin ZIP. According to the U.S. Census Bureau's 2024 American Community Survey, median household income in 89134 is approximately $112,400, comfortably above the Clark County metro median of $73,800. That figure describes the whole ZIP, which also includes Sun City Summerlin and the older Hills villages; the Tournament Hills subset sits far above it, and the 89134 comp history matters because it is the ZIP appraisers, insurers, and lenders draw on when a five-sale enclave cannot supply its own.
Three location facts matter most. First, TPC Summerlin adjacency: the private 18-hole course that hosted the PGA Tour's Las Vegas event for 41 years borders the community, and a share of lots front fairways directly. Second, Downtown Summerlin proximity: 4 minutes via Town Center Drive, among the closest of any Summerlin guard-gated community, with Summerlin Hospital and the Las Vegas Ballpark inside a six-minute radius. Third, Strip access: 18 minutes off-peak via Summerlin Parkway and the 95, meaningfully better than the far-west Summerlin guard-gated alternatives against Red Rock Canyon. For a buyer who wants the Summerlin brand and a central address rather than the escarpment, that combination is the whole pitch.
What Did Builders Construct at Tournament Hills?
Tournament Hills built out beginning in the late 1990s, with the bulk of homes completing through the mid-2000s and a handful of custom infill builds since. There was no single master builder. Custom and semi-custom builders worked individual lots under architectural guidelines administered by the Tournament Hills master association, the same model as the other 1990s and 2000s Las Vegas guard-gated estate enclaves. The MLS carries the community under a single plat, simply "Tournament Hills," which is one reason it is easy to pull a clean comp set and one reason the comp set is so small.
The homes are large. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, the five homes that closed in the 12 months ending September 18, 2026 ranged from 4,526 to 8,460 square feet, and three of the five exceeded 6,000. These are not the 3,000-square-foot production plans of the surrounding Hills villages; they are estate-scale customs with the lot to match, which is why the community ranks #4 in the valley by average sold price on the same dataset, above the Southern Highlands Golf Club and The Ridges and behind only The Summit Club, Ascaya, and MacDonald Highlands.
The architectural mix leans Mediterranean and Tuscan on the original builds: stucco exteriors, concrete or clay tile roofs, arched openings, paver motor courts. The 2000s deliveries added cleaner Santa Barbara and contemporary Spanish lines with more glass and single-story owner suites, and the custom infill since 2010 leans contemporary, with low-slope roofs, steel windows, and stone accents. The master association enforces an earth-tone palette, tile roofs (no asphalt shingle), and front-setback minimums, consistent with the other established Summerlin guard-gates and slightly tighter than the older central-west alternatives like Canyon Gate. What you will not find is a template: every home was individually designed, and a buyer touring three listings will see three different floor-plan logics.
What Did Tournament Hills Homes Actually Sell For in the Last 12 Months?
Because the community trades so rarely, the complete list of recorded sales is more useful than any summary statistic, and here it is. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, five Tournament Hills homes closed between September 19, 2025 and September 18, 2026. The median was $5,030,000, the average $4,685,000, the top sale $6,000,000, the median sold price per square foot was $686, and the median days on market was 118.
| Closed | Sold price | Street | Square feet | Sold $/sq ft | Days on market |
|---|---|---|---|---|---|
| December 31, 2025 | $6,000,000 | Iron Hills | 6,143 | $977 | 93 |
| August 31, 2026 | $5,800,000 | Pine Island | 8,460 | $686 | 132 |
| July 15, 2026 | $5,030,000 | Pine Island | 7,757 | $648 | 189 |
| June 5, 2026 | $3,675,000 | Iron Hills | 4,526 | $812 | 118 |
| January 26, 2026 | $2,920,000 | Iron Hills | 8,054 | $363 | 95 |
Three things in this table deserve a closer read. First, the spread in price per square foot, from $363 to $977, is enormous for five homes on two streets, and it is the tell for how this community prices: the $2,920,000 sale was an 8,054-square-foot home that traded at less than half the per-foot rate of the 6,143-square-foot home that closed at $6,000,000 four weeks earlier. Condition, renovation vintage, and lot position matter more than size. Second, every sale took at least 93 days, and the median was 118; nothing here sold in a weekend, and the $5,030,000 median sale sat 189 days. Third, notice the calendar: one closing in December, one in January, one in June, one in July, one in August, and nothing at all in the seven other months of the window. That is not a slow market. That is what a five-closings-a-year community looks like, and the next section is about how to buy in one.
How Much Do Tournament Hills Homes Cost in 2026?
The recorded sales put the 2026 band between $2,920,000 and $6,000,000, and the six listings active on September 18, 2026 had a $4,298,000 median ask, so the community is currently priced in the $3,000,000 to $6,000,000 range with the median around $5,000,000. That is a very different tier from the surrounding Hills villages, and it is the reason we describe Tournament Hills as a custom-estate enclave rather than a neighborhood. Here is how the five closings distribute.
| Price tier | Closings | Square feet | Sold $/sq ft | What drove the price |
|---|---|---|---|---|
| Under $3,000,000 | 1 | 8,054 | $363 | Large but dated; a renovation play |
| $3,000,000 to $4,000,000 | 1 | 4,526 | $812 | Smaller footprint, updated finish |
| $5,000,000 to $6,000,000 | 3 | 6,143 to 8,460 | $648 to $977 | Estate scale, fairway or view position, renovated |
For context, according to Las Vegas REALTORS, the valley's median existing single-family price sat at $480,000 in July 2026, so the Tournament Hills median trades at roughly ten times the valley median. On the same 12-month MLS window, Red Rock Country Club's median was $2,030,000, The Ridges' $3,337,500, and Canyon Gate's $957,500, so Tournament Hills is the most expensive of the central-west guard-gated communities by a wide margin; on the valley-wide ranking by average it sits fourth, just behind MacDonald Highlands, whose $4,000,000 median is lower but whose $4,976,862 average is higher.
A few pricing patterns hold. Fairway frontage on TPC Summerlin carries a durable premium because the supply of fairway lots is fixed. Renovation vintage drives the per-foot spread more than anything else: the gap between $363 and $977 per square foot in one year is a renovation gap, not a location gap. Single-story or main-level-living configurations carry a premium with the empty-nester buyers who make up a meaningful share of demand here. And lot size matters in a way it does not in the production villages, because the buyers at this tier are paying for outdoor living, pool complexes, and motor courts, not just interior square footage.
How Does Thin Inventory Work in a Five-Closings-a-Year Community?
If you set a portal alert for Tournament Hills and check it every morning, you will spend most of the year looking at the same six listings and wondering what happened. Nothing happened. In a community that closes five homes a year, months go by with no new listing and no new contract, and the sales cluster around the winter and summer closing seasons the way they did in this window (December, January, June, July, August). The trailing pace is roughly one sale every ten weeks, and a single listing can represent 20% of a year's supply, so the usual months-of-supply arithmetic produces numbers that look alarming and mean less than they seem: six actives against five annual sales is 14.4 months of supply as of September 18, 2026, yet those six listings had been on the market a median of only 20 days, according to Las Vegas MLS data pulled through Repliers on September 19, 2026. Fresh inventory was arriving for the fall season, not sitting.
The seasonality is valley-wide at this tier. Across all $1,200,000-plus closings in Las Vegas, Henderson, North Las Vegas, and Boulder City, monthly closings ran 88 to 113 from November 2025 through February 2026, rose to between 126 and 150 a month from March through June, peaking at 150 in June 2026, and eased to 114 in July and 107 in August. The winter closings were also the slow sales: homes that closed in January and February 2026 had taken a median 53 and 60 days to go under contract, against 31 to 39 days for closings from March through August. A Tournament Hills seller who is live and correctly priced by late winter meets the spring buyers; a buyer who shops in the fall and winter meets sellers who have already waited.
Here is how to actually buy in a market like this. Work the pocket-listing network. Across the 9,600+ closings we have represented, the Tournament Hills homes that traded fastest were the ones a buyer heard about before the listing went live, because owners here frequently test the market quietly with a broker before committing to the MLS. Be pre-approved or proof-of-funds ready before you start looking, not after you find the house, because the seller of a $5,000,000 estate that has waited months for a buyer will not hold it while you arrange financing. Set a realistic timeline: a buyer who needs to close in 60 days should be looking at Red Rock Country Club, where 75 homes closed in the same 12 months; a buyer who can wait six to twelve months for the right fairway lot can target Tournament Hills. Use the days-on-market data as leverage. Every one of the five closings took 93 days or more, and across the valley's $3,000,000 to $5,000,000 closings in the same window the median sale-to-original-list ratio was 95.6%, falling to 91.9% above $5,000,000. A listing past 120 days here is a listing whose seller has already absorbed a meaningful discount in expectation.
How Is Tournament Hills Laid Out, and Which Streets Carry the Premium?
Tournament Hills is a single-plat community, not a collection of named sub-villages, and the recorded sales cluster on two street corridors. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, three of the five closings in the 12 months ending September 18, 2026 were on Iron Hills and two were on Pine Island. The Pine Island homes were the largest (7,757 and 8,460 square feet) and closed at $5,030,000 and $5,800,000; the Iron Hills homes ranged from a dated 8,054-square-foot property at $2,920,000 to the community's top sale at $6,000,000 for 6,143 square feet. The lesson for buyers is that the street tells you less than the specific lot: fairway exposure, the orientation of the rear yard toward the Spring Mountains, and the renovation history of the house explain the price far better than the address.
The community's sister enclaves inside The Hills South matter for context, because a Tournament Hills buyer almost always tours them on the same day. Eagle Hills sits on elevated ground to the west with Red Rock and Spring Mountains views and recorded four closings in the same window: $1,700,000 on Night Owl in April 2026, $2,800,000 on White Tail in May (3 days on market), $3,050,000 on Eagle Hills in July, and $3,225,000 on Night Owl in August, at a $2,925,000 median and $552 per square foot, with four listings active on September 18, 2026 at a $4,200,000 median ask. Country Club Hills, the third guard-gated enclave in the village, recorded 16 closings at a $2,125,000 median with an 8-day median days on market and only two actives.
That gives a buyer a clear ladder inside one village: Country Club Hills around $2,000,000, Eagle Hills around $3,000,000, and Tournament Hills around $5,000,000, all feeding the same schools, sharing the same TPC adjacency, and sitting inside the same central Summerlin address. Buyers who cannot find the right Tournament Hills house in a given season very often end up in Eagle Hills, which is why we treat the three as one search.
What Does TPC Summerlin Membership Cost?
TPC Summerlin operates as a private 18-hole course adjacent to Tournament Hills under the PGA Tour's TPC Network, and it is the only TPC Network venue in the Nevada metro. For 41 years it was the PGA Tour's Las Vegas stop, most recently as the Shriners Children's Open; according to the Las Vegas Review-Journal, the October 2024 edition was the last after the title sponsor did not renew, and the tournament is not on the PGA Tour schedule for 2025. As of September 2026, TPC Summerlin's own site lists no current tournament, so buyers should treat the tournament pedigree as history rather than an annual event. Membership is invitation-based and not automatically tied to Tournament Hills residency; buyers should plan for a separate application and separate economics, and should confirm the current fee schedule in writing with the club before relying on any figure.
TPC Summerlin's membership page lists four classes — Corporate, Personal, Young Executive and Social — and publishes no initiation or dues figure for any of them, so I am not going to quote one. Ask the membership office for the current schedule in writing, and budget cart fees, food-and-beverage minimums and assessments separately. For a published benchmark on the same side of town, Red Rock Country Club does post its schedule: $65,000 initiation and $1,225 a month for Full Golf, down to $1,500 and $245 for Social, each with a $175 monthly food minimum. Canyon Gate Country Club publishes only its racquet and social rates and lists its golf tiers as inquire-only. And contrary to a claim that circulates in listing copy, Anthem Country Club in Henderson does not tie membership to a deed — the club states membership does not require residency inside the gated community, and the HOA and the club are separate organizations.
According to TPC Summerlin, the par-72, 7,243-yard layout was designed by Bobby Weed with Fuzzy Zoeller consulting, and it was the site of Tiger Woods's first professional victory in 1996. According to Golf Digest, TPC Summerlin is consistently rated among the top private layouts in the Las Vegas market, and the four decades of tournament history remain the differentiator: no other course in the cross-shop set has hosted the PGA Tour. The clubhouse hosts dining, fitness, and member events, and members with Tournament Hills addresses reach it by cart.
Not every Tournament Hills owner joins. A meaningful share of homeowners hold no golf membership at all, and residency in Tournament Hills grants full access to the master association amenities and the guard-gated perimeter independent of the club. For a non-golfing buyer the calculus is simple: you are paying for the address, the gate, and the fairway views, and the club is optional. For a golfing buyer, budget the initiation and dues on top of the HOA and understand that membership does not transfer with the house.
How Does Tournament Hills Compare to Red Rock CC and Canyon Gate?
These three sit in the central-west Las Vegas guard-gated golf band but pitch to very different buyers, and the 12-month MLS data makes the difference concrete. Here is how they break down, according to Las Vegas MLS data pulled through Repliers on September 19, 2026 (closings September 19, 2025 through September 18, 2026; actives as of September 18, 2026).
| Dimension | Tournament Hills | Red Rock Country Club | Canyon Gate |
|---|---|---|---|
| Adjacent golf | TPC Summerlin (PGA Tour venue through 2024) | Two private courses inside the gate | Canyon Gate (Ted Robinson) |
| 12-month MLS closings | 5 | 75 | 32 |
| Median sold price | $5,030,000 | $2,030,000 | $957,500 |
| Average sold price | $4,685,000 | $2,384,029 | $1,187,286 |
| Top sale | $6,000,000 | $6,300,000 | $4,350,000 |
| Sold $/sq ft | $686 | $553 | $369 |
| Median days on market | 118 | 38 | 25 |
| Active listings (Sep 18, 2026) | 6 at $4,298,000 median ask | 30 at $2,399,000 | 15 at $1,690,000 |
| Months of supply | 14.4 | 4.8 | 5.6 |
| Build vintage | Late 1990s to 2000s, custom | 1998 to 2008 | 1985 to 1995 |
| Strip drive time | 18 min | 22 min | 13 min |
A few observations. Tournament Hills trades at roughly 2.5 times Red Rock Country Club's median and more than five times Canyon Gate's, and the per-square-foot gap ($686 versus $553 and $369) shows the premium is real rather than a function of bigger houses. Red Rock Country Club is the liquid market of the three: 75 closings, a 38-day median, and 4.8 months of supply mean a buyer can act in a month and a seller can expect a sale in one. Canyon Gate is the value entry, with an older build vintage and a $957,500 median that a buyer can renovate into a $2,000,000-plus home, and its $4,350,000 top sale shows the ceiling is higher than most assume. Tournament Hills wins on tournament-golf pedigree (the only course in the set that has hosted the PGA Tour), on estate scale, and on a shorter Strip drive than Red Rock Country Club; it loses on liquidity, and a buyer who needs to close on a schedule should know that going in.
What Schools Serve Tournament Hills Buyers?
Tournament Hills falls under Clark County School District zoning with consistent assignments across the gated perimeter as of the 2026-2027 attendance calendar. The assigned elementary is Linda Givens Elementary School, A-rated on the Nevada Department of Education school report cards and consistently one of the top public elementaries in west Las Vegas; the middle school is Sig Rogich Middle School, A-rated with magnet programs in math and language; and the high school is Palo Verde High School at 333 Pavilion Center Drive, A-rated and consistently a top-three Clark County public high school by Advanced Placement participation. Boundaries follow specific street corridors, so verify a specific parcel with the CCSD school-zone locator before relying on the assignment.
According to GreatSchools, Palo Verde High School scores 8 out of 10 academically. The Givens to Rogich to Palo Verde feeder pattern is one of the most stable A-rated assignments in CCSD and one of the reasons the three Hills South guard-gates hold their value with family buyers; Eagle Hills and Country Club Hills feed the same cluster, so a family choosing among the three is not choosing among schools. Tournament Hills buyers with children outside the magnet draws frequently consider The Meadows School, a private K-12 campus at Sahara and Buffalo about 8 minutes east, or Faith Lutheran Middle and High School in central Summerlin, 5 minutes via Town Center Drive. Bishop Gorman High School, the Catholic college-preparatory campus in the southwest valley, draws a smaller share.
According to the Clark County School District facilities planning page, the Tournament Hills catchment has been stable for over a decade with no current boundary realignment under study, which matters at this price point because a rezoning can move a luxury buyer's decision more than a $100,000 price change.
What Are the HOA Fees and Tournament Hills Amenities?
Tournament Hills homeowners pay the Tournament Hills master association, which across the closings we have represented has run in the low-to-mid hundreds of dollars per month depending on the parcel. The fee covers the guard-gated entry staffing and security, all common-area landscape across the gated perimeter, the community center, pool, fitness room, and courts, and the internal trail loops with TPC course views. Request the current assessment and the reserve disclosure in the resale package rather than relying on a quoted figure, because assessments here have moved with security-staffing and landscape-water costs.
The fee does not include TPC Summerlin golf membership, which operates as a separate private club with its own initiation and dues. Buyers who join the TPC layer those costs on top of the association assessment; non-golfing buyers pay only the association. According to Nevada Revised Statutes Chapter 116, every Nevada common-interest community must deliver its governing documents, current budget, and reserve-study summary during the resale-disclosure window, and that package is where the real number lives.
The amenity inventory includes the Tournament Hills community center (pool, fitness room, multi-purpose and gathering rooms, separate from the TPC clubhouse), tennis and pickleball courts at the community center complex, internal paved trail loops with course views, neighborhood park space with ramada shade, direct golf-cart access to the TPC Summerlin clubhouse for members, and the 24-hour staffed gate. Annual carrying cost for association-only ownership therefore runs in the low thousands; layering TPC golf membership adds a one-time initiation plus annual dues that the club sets privately and does not publish. For a $5,000,000 estate, the association cost is a rounding error next to property tax and maintenance, which is why buyers here rarely make the decision on HOA dues.
How Close Is Tournament Hills to the Strip and Downtown Summerlin?
Tournament Hills sits in central Summerlin with strong access to both Strip-corridor and west-valley anchors. Drive times to the major Las Vegas valley destinations from the Tournament Hills front gate:
- Downtown Summerlin (Macy's anchor): 4 minutes via Town Center Drive
- Las Vegas Ballpark (Aviators): 5 minutes via Pavilion Center Drive
- Red Rock Canyon NCA visitor center: 14 minutes via West Charleston
- Las Vegas Strip (Bellagio anchor): 18 minutes off-peak via Summerlin Parkway and the 95
- Harry Reid International Airport: 23 minutes via Summerlin Parkway and I-15
- Allegiant Stadium: 21 minutes via Summerlin Parkway and Russell Road
- Mt. Charleston ski and lodge: 41 minutes via the 95 north
According to the Bureau of Land Management's Red Rock Canyon visitor data, the conservation area draws millions of visits a year. Tournament Hills residents are roughly 6 minutes farther from Red Rock than the far-west Summerlin guard-gated communities (Red Rock Country Club, The Ridges, Stonebridge) but meaningfully closer to Downtown Summerlin and Strip access.
Local commercial anchors:
- Downtown Summerlin: Macy's, Dillard's, outdoor lifestyle center
- Tivoli Village: 6 minutes via West Charleston, boutique retail and dining
- TPC Summerlin clubhouse: adjacent
- Red Rock Casino Resort Spa: 9 minutes via West Charleston
- Summerlin Hospital Medical Center: 6 minutes via Town Center Drive
- The Meadows School and Faith Lutheran: private school options within 8 minutes
What Should Buyers Know About Tournament Hills Resale Values?
Tournament Hills has been trading for more than two decades, so the resale market is mature, but the small home count produces a thin comp history: five recorded closings in the 12 months ending September 18, 2026, according to Las Vegas MLS data pulled through Repliers on September 19, 2026, against 75 at Red Rock Country Club and 40 behind The Ridges' gates. The practical consequence is that an appraiser valuing a Tournament Hills estate will reach into Eagle Hills, Country Club Hills, The Ridges, and Red Rock Country Club for comparables, and a seller's price is anchored to those communities as much as to the last Tournament Hills sale.
The right benchmark for timing and discount is the valley's $3,000,000 to $6,000,000 tier. Across all Las Vegas, Henderson, North Las Vegas, and Boulder City closings in the same 12 months, homes between $3,000,000 and $5,000,000 took a median 44 days to sell and closed at a median 95.6% of original list price, while homes above $5,000,000 took a median 66 days, 38% took 90 days or more, and they closed at 91.9% of original list. Tournament Hills' 118-day median is slower than both, which is consistent with a five-sale enclave where each listing waits for one specific buyer. On the active side, 188 listings between $3,000,000 and $5,000,000 and 133 above $5,000,000 were on the market on September 18, 2026, with 30% and 36% respectively sitting 90-plus days. According to the Federal Housing Finance Agency's House Price Index, the Las Vegas MSA has appreciated steadily since 2020, but at this tier the specific house's renovation history matters more than the index.
Three buyer rules for Tournament Hills resale exit math. First, renovated homes hold value better: the $363-to-$977 per-square-foot spread in this year's sales is a renovation spread, and a buyer who purchases dated product should budget the remodel as part of the acquisition, not as an afterthought. Second, fairway frontage compounds at resale because the supply of fairway lots is structurally fixed. Third, TPC membership is not transferable: resale buyers must apply independently and pay initiation, and sellers should expect buyer underwriting to factor that in.
How Do Tournament Hills Annual Costs Compare to Other Summerlin Guard-Gates?
A useful framing for buyers comparing the Summerlin guard-gated band is the all-in annual ownership cost across association dues, golf membership, and property tax. Property tax is the largest line at every one of these price points, and it scales with the purchase price: according to the Clark County Assessor, assessed value is 35% of taxable value and the combined Clark County rate runs roughly $3.00 to $3.50 per $100 of assessed value, with owner-occupied homes capped at a 3% annual increase under Nevada Revised Statutes Chapter 361. Our Las Vegas property tax guide walks through the abatement math, which is why two neighboring homes can carry very different bills. Here is how the three communities compare at their 12-month medians on the other two lines.
| Cost item | Tournament Hills | Red Rock Country Club | The Ridges |
|---|---|---|---|
| Median sold price, 12 months ending September 18, 2026 | $5,030,000 | $2,030,000 | $3,337,500 |
| 12-month closings | 5 | 75 | 40 |
| Golf inside or adjacent to the gate | TPC Summerlin, adjacent, optional | Two private courses, optional | Bear's Best nearby, no in-gate club |
| Golf initiation (optional) | Not published by the club | $65,000 Full Golf (published) | None in-gate |
| Golf monthly dues (optional) | Not published by the club | $1,225 Full Golf plus $175 food minimum (published) | None in-gate |
| Master association | Low-to-mid hundreds monthly | Low-to-mid hundreds monthly | Higher; confirm in resale package |
The headline: at the association and golf level, Tournament Hills and Red Rock Country Club cost about the same to own, and The Ridges costs less on golf because there is no in-gate club. The difference is the purchase price. A $5,030,000 Tournament Hills estate carries roughly two and a half times the property tax of a $2,030,000 Red Rock Country Club home, and that gap, not the HOA, is what a buyer moving from Red Rock Country Club to Tournament Hills should model. For buyers who want the lowest carrying cost in the Summerlin guard-gated band, Red Rock Country Club and The Ridges win; for buyers who want estate scale beside a TPC course with PGA Tour history, Tournament Hills is the only option, and the carrying cost follows the price.
Who Should Buy at Tournament Hills in 2026?
Across the Tournament Hills and Hills South closings we have represented, here is the buyer profile that consistently closes. Buyers cross-shopping the valley's other luxury communities almost always come back for the TPC adjacency and the central address.
- Tournament-golf priority buyers: the primary driver. Buyers who specifically want a course with 41 years of PGA Tour history and the only TPC Network venue in Nevada.
- California relocations: Bay Area, San Diego, and Los Angeles buyers who find a $5,000,000 Tournament Hills estate compares favorably to a coastal gated-golf equivalent and who want Nevada's tax structure; our moving to Las Vegas guide covers the logistics.
- Move-up Summerlin families: established-village owners moving into the guard-gated estate tier while keeping the Givens, Rogich, and Palo Verde school cluster.
- Empty-nester right-sizers: buyers leaving larger out-of-state homes for a single-story or main-level-living estate inside a guard-gated perimeter, close to Summerlin Hospital and Downtown Summerlin.
- Howard Hughes brand loyalists: buyers who want the Summerlin master plan backing rather than the multi-developer central-west alternatives.
Where buyers do not end up at Tournament Hills: pure custom-build buyers (the enclave is built out, so most route to new construction homes across Las Vegas in the newer Summerlin West villages); buyers who need to close in 60 days (five sales a year does not cooperate with a deadline); buyers below $3,000,000 (Eagle Hills and Country Club Hills are the answer inside the same village); and buyers committed to Red Rock Canyon proximity, who are better served by The Ridges and Red Rock Country Club.
What Hidden Costs Should Tournament Hills Buyers Plan For?
Tournament Hills buyers underestimate four line items beyond price and association dues.
- TPC Summerlin initiation and dues. The club does not publish a fee schedule, so this is a line item you cannot price from the internet. The membership is optional, but most golf-motivated buyers join within the first year. Get the current initiation, dues, cart fees and food-and-beverage minimum from the membership office in writing before you model it against your actual play.
- System replacement on older inventory. Late-1990s and early-2000s estates carry HVAC, electrical, water heaters, and roof underlayments that are now 20 to 28 years old, and on a 6,000-to-8,500-square-foot home the numbers scale: multiple HVAC systems, multiple water heaters, and a large tile roof. In our experience, buyers of unrenovated product here should carry a six-figure remediation reserve rather than the $40,000 to $95,000 that works on a 4,000-square-foot Summerlin resale.
- Pool and outdoor living refresh. Estate-scale pool complexes, outdoor kitchens, and motor courts from the original builds often need equipment, resurfacing, and hardscape work, and the outdoor program is a large part of what buyers at this tier are paying for.
- Property tax after the purchase. A sale does not reset a Nevada bill to the purchase price; the cap keeps working from the parcel's prior-year bill. But according to the Clark County Assessor, any recorded ownership document removes the owner-occupied 3% abatement, so the bill can rise by up to 8% until you claim the 3% cap, and on a $5,000,000 estate property tax is the largest recurring cost of ownership by a wide margin.
According to the Clark County Department of Building and Fire Prevention, residential remodel permits in the county run through a plan-check process with multi-week lead times, and estate-scale renovations inside a guard-gated community also pass through the association's architectural review, so a buyer planning a remodel should build both timelines into the purchase.
What Should Investors Know About Tournament Hills Rentals?
Tournament Hills is a thin rental market, and the numbers explain why. At a $5,030,000 median purchase price, the carrying cost (property tax on an estate-scale parcel, insurance on an estate-scale home, association dues, and maintenance on a large pool complex) produces gross yields far below the 5% to 6% that Las Vegas investors underwrite on conventional product, and no achievable lease at this tier changes that arithmetic. The buyer pool is overwhelmingly end-user, and the community's covenants are written for owner-occupants.
Short-term rentals are off the table. Under Nevada Assembly Bill 363 and the Clark County short-term rental ordinance that followed it, short-term rentals in unincorporated Clark County require a county license, and homeowner associations retain the right to prohibit them outright, which the Tournament Hills association does, as do the surrounding Summerlin guard-gates. A furnished weekly rental of a Tournament Hills estate is a covenant violation, not a business plan.
Where a rental does make sense is the corporate or relocation lease of six to twelve months, typically to an executive who is building or renovating elsewhere in Summerlin or testing the community before buying. Those leases are priced to recover carrying cost during a non-resident period, not to generate yield, and the tenant does not receive TPC membership, which stays with the member. According to the U.S. Bureau of Labor Statistics CPI, rents in the Las Vegas MSA have continued to rise through 2026, but the increase is concentrated in the apartment and mid-tier single-family market, not in estates. Investors who want Summerlin exposure with a rental thesis should look at the $1,200,000 to $2,000,000 band, where 854 homes closed valley-wide in the 12 months ending September 18, 2026 and the rental pool is deep; buyers who want Tournament Hills should treat it as a long-hold residence with a scarce asset behind a gate.
Ready to Tour Tournament Hills With Nevada Real Estate Group?
Tournament Hills is the kind of community where the right house may not be on the market the month you start looking, and the best inventory is often known to a handful of brokers before it is known to a portal. That is the case for working with a team that has closed inside the gate. Nevada Real Estate Group is the #1 real estate team in Nevada with 9,600+ closings, $4.85 billion+ in total sales volume, 150+ agents, and 9,097+ verified five-star reviews across 16+ years; in 2025 alone the team closed 789 transactions and $361.5 million+ in volume, and our luxury desk handles the Hills South enclaves as one search.
Here is what an engagement looks like. For buyers, we start with the budget band and the timeline, because those two facts decide whether Tournament Hills is the right target or whether Eagle Hills, Country Club Hills, or Red Rock Country Club will serve you better. We then pull the recorded sales and the current actives with their days on market, put a written comp memo in front of you before you tour, and work our broker network for quiet listings while the MLS alert runs in the background. When the right estate appears, you will already have proof of funds or a lender letter in hand, which is the single biggest advantage a buyer can hold in a five-closings-a-year market. For sellers, we price against the $3,000,000-to-$6,000,000 tier's actual sale-to-list ratios rather than the last print, time the listing to the late-winter and spring buyer season, and market to our luxury buyer list before the sign goes up.
For a current Tournament Hills and Hills South inventory review, a side-by-side against Red Rock Country Club or Canyon Gate, or representation in a competitive offer, reach our team at (702) 637-1759 or info@nevadagroup.com. We answer the same day.
Frequently Asked Questions
Is Tournament Hills the same as TPC Summerlin?
No. Tournament Hills is the guard-gated residential enclave immediately adjacent to TPC Summerlin, the private 18-hole course. TPC Summerlin operates under the PGA Tour's TPC Network separately from the Tournament Hills association, hosted the Tour's Las Vegas event through October 2024, and residency does not include golf membership. Buyers must apply for TPC membership independently and pay separate initiation and dues, and the club retains approval rights. Owners who do not join still receive the guard-gated perimeter, the community center, and the fairway views that come with the address.
How many homes sell in Tournament Hills each year?
Very few. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, five Tournament Hills homes closed in the 12 months ending September 18, 2026, at prices from $2,920,000 to $6,000,000 and a $5,030,000 median, with a 118-day median days on market. Six listings were active on September 18, 2026 at a $4,298,000 median ask. Sales clustered in December, January, June, July, and August, with nothing recorded in the other seven months, which is normal for an enclave this size.
How does Tournament Hills compare to Red Rock Country Club?
On the same 12-month window, Tournament Hills' $5,030,000 median is roughly 2.5 times Red Rock Country Club's $2,030,000, and its $686 sold price per square foot compares with $553. Red Rock Country Club is far more liquid (75 closings, a 38-day median days on market, 4.8 months of supply) and has two private courses inside the gate; Tournament Hills offers estate scale beside a TPC course with four decades of PGA Tour history and a shorter Strip drive. Both feed the Palo Verde High School cluster. Buyers on a deadline should look at Red Rock Country Club; buyers who can wait should target Tournament Hills.
What is the difference between Tournament Hills and The Ridges?
The Ridges is Howard Hughes's flagship far-west Summerlin guard-gated village beside Red Rock Canyon, with 40 recorded closings behind its gates at a $3,337,500 median and a $16,000,000 top sale in the 12 months ending September 18, 2026; it has active custom-lot construction and dramatic escarpment views. Tournament Hills is a built-out central Summerlin estate enclave with a $5,030,000 median on five sales and TPC Summerlin adjacency. The Ridges is the choice for Red Rock proximity and new custom builds; Tournament Hills is the choice for tournament golf, a central address, and estate scale on established lots.
What is the school situation for Tournament Hills families?
Tournament Hills feeds the Linda Givens Elementary, Sig Rogich Middle, and Palo Verde High School cluster, one of CCSD's strongest A-rated feeder patterns; Palo Verde holds an 8 out of 10 GreatSchools rating and is consistently a top-three CCSD high school by Advanced Placement participation. The catchment has been stable for over a decade, and the neighboring Eagle Hills and Country Club Hills enclaves feed the same schools. Private options within 8 minutes include The Meadows School and Faith Lutheran.
Are there age-restricted sections within Tournament Hills?
No. Tournament Hills is an all-ages community. Its single-story and main-level-living estates attract a meaningful empty-nester and right-sizing buyer share because of the floor plans, but nothing inside the gate is formally age-restricted. The age-qualified alternatives in Summerlin are Sun City Summerlin, a few minutes west inside the same 89134 ZIP, and Heritage at Stonebridge in far-west Summerlin.
What financing works for Tournament Hills buyers?
At a $3,000,000 to $6,000,000 band, most financed purchases use jumbo loans well above the conforming limit, and a meaningful share of closings are cash or securities-backed credit lines. According to the Federal Reserve H.15 release, long-term rates have stayed elevated through 2026, and jumbo pricing sits above the conforming benchmark. Because the community produces only a handful of comps a year, lenders and appraisers will reach into Eagle Hills, The Ridges, and Red Rock Country Club for valuation support, so have your lender line up the appraisal early. A pre-approval or proof of funds in hand before you tour is the single biggest advantage in this market.
Which Sources Inform This Tournament Hills Guide?
Community sale figures in this guide come from Las Vegas MLS data pulled through Repliers on September 19, 2026, with closings re-pulled by closing date on October 26, 2026 (closings September 19, 2025 through September 18, 2026; actives as of September 18, 2026), cross-checked against Clark County Assessor parcel records. They are our analysis of MLS data, not official Las Vegas REALTORS statistics.
- Las Vegas REALTORS: valley median price context (July 2026)
- U.S. Census Bureau: 2024 American Community Survey: ZIP 89134 household income
- Federal Housing Finance Agency: House Price Index: Las Vegas MSA appreciation
- Bureau of Land Management: Red Rock Canyon NCA: visitation and access
- Clark County Assessor: parcel search, assessment ratio, recorded transfers
- Nevada Revised Statutes Chapter 361: property tax abatement cap
- Nevada Revised Statutes Chapter 116: common-interest community resale disclosures
- Nevada Department of Education: CCSD school report cards
- GreatSchools: Palo Verde High School rating
- Clark County School District facilities planning: boundary stability
- Clark County Department of Building and Fire Prevention: residential remodel permitting
- TPC Summerlin: course design, yardage, and tournament history
- Las Vegas Review-Journal: end of the Shriners Children's Open after 2024
- Golf Digest: TPC Summerlin course ratings
- U.S. Bureau of Labor Statistics CPI: Las Vegas MSA rent trend
- Federal Reserve H.15 release: long-term rate environment
