7/10John C. Hummel ES
Zoned · The Canyons area
K-5620 Students18:1
The Canyons, Summerlin
Canyon Fairways Homes For Sale
Nevada's #1 team for Canyon Fairways real estate. Search Summerlin's guard-gated luxury enclave — semi-custom and custom estates from $800K to $3M+, Red Rock Canyon views, and 24-hour security in The Canyons village — with live MLS data.
MEDIAN LIST PRICE (ZIP 89134)
$509K
LVR / GLVAR, June 2026
HOMES IN THE ENCLAVE
275+
Community records
ESTABLISHED
1997
Howard Hughes Corporation
DAYS ON MARKET
26
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 Canyon Fairways at a Glance?
Canyon Fairways is a 100-acre guard-gated enclave in The Canyons village of Summerlin North, established in 1997 with 275-plus estates from $800K to $3M+. ZIP 89134 shows a $509,000 median list and 17-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this guard-gated address.
- The enclave: established in 1997 by Howard Hughes Corporation — 100 guard-gated acres within The Canyons village, 275+ homes, nearly 30 years of mature desert landscaping.
- The price ladder: $800K entry in Classic Collection to $1.2M+ in Canyon View Homes and $1.5M+ in Fairway Estates — all with 24-hour guard-gate security.
- Schools: Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score; Palo Verde High 8/10. Zone boundaries should be verified with CCSD before offering.
- Market pace: 17-day median from list to accepted offer across ZIP 89134 — one of the fastest luxury corridors in the Las Vegas Valley.
- Location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip via Summerlin Parkway.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Canyon Fairways Homes for Sale?
ZIP 89134 carried 299 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning a wide range of Summerlin North properties; Canyon Fairways's guard-gated 275-home enclave represents the golf-front luxury tier within that ZIP. The newest listings appear below, refreshed daily, and every active Canyon Fairways home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Canyon Fairways Homes Sell in Each Price Range?
Canyon Fairways pricing spans $800,000 at Classic entry to $3 million-plus at Estates level, while ZIP 89134 carries a $509,000 median list per Las Vegas REALTORS June 2026 MLS data. The bands below show the modeled split of 299 active ZIP-area listings, with guard-gated Canyon Fairways inventory concentrated in the upper tiers.
Browse Canyon Fairways Listings
How Can You Find an Canyon Fairways Home by Section, Views & Price?
ZIP 89134's 299 active listings break down into three Canyon Fairways sections, two property types, and the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89134.
Which Canyon Fairways Sections Should You Explore?
Canyon Fairways's three internal sections differ by lot size, view orientation, and price point. Each card links to the most relevant hub or live search so you can see current inventory and lifestyle fit for that slice of the enclave.
Guard-Gated · Family · Entry
Canyon Fairways Classic
Elevated · Red Rock Views · PrivacyCanyon Fairways Ridge
Premium · Custom · Mountain ViewsCanyon Fairways Estates
Summerlin North · Gated + Non-GatedThe Canyons Village
Ultra-Luxury · Custom EstatesBellacere
Master Plan · 20+ VillagesSummerlin
Guard-Gated · Golf · ViewsRed Rock Country Club
Ultra-Luxury · Bear's Best GolfThe Ridges
By Property Type
By Price Range
Updated daily · 135 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Canyon Fairways Listings First?
Custom alerts by section, view orientation, price, and beds — no spam, unsubscribe anytime. With only 275 homes in the enclave and a 17-day median market pace, well-priced Canyon Fairways listings go under contract before many buyers ever see them publicly. Alert subscribers see new listings within hours of hitting the MLS, not after word spreads at the gate.
- 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
Create your alert
EDUCATION7/10 
10/10
10/10
9/10
10/10
How Are the Schools in Canyon Fairways, Summerlin?
Schools are a defining reason luxury buyers choose Canyon Fairways over other guard-gated communities. Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score — and Palo Verde High rates 8/10. The Meadows School and Bishop Gorman anchor the private tier nearby. Verify CCSD zone boundaries before offering, as assignments can shift between years.
7/10Top Rated
9/10
9/10Doral Academy Red Rock
Charter · Summerlin North (10 min)
K-12950 Students18:1
10/10The Meadows School (Lower)
Private · Summerlin (12 min)
K-5400 Students12:1
10/10Alexander Dawson School
Charter · Summerlin (15 min)
K-8500 Students14:1
9/10Faith Lutheran (Lower)
Private · Summerlin area (15 min)
K-5450 Students15:1
10/10Bishop Gorman (Lower)
Private · Summerlin adjacent (15 min)
K-5300 Students13:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Canyon Fairways Families?
According to GreatSchools.org, Canyon Fairways zones into some of the strongest campuses in Nevada: Sig Rogich Middle School rates 10/10 — the highest possible score — and Palo Verde High rates 8/10, with Bishop Gorman (A+) and The Meadows School (A+) anchoring the elite private tier. 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 | Summerlin North | $800,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | 10/10 | Summerlin adjacent · 15 min | $800,000+ |
| 3 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 12 min | $800,000+ |
| 4 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin North | $800,000+ |
| 5 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin North · 10 min | $800,000+ |
SAFETY & CRIME
Is Canyon Fairways Safe?
Direct Answer
Yes. Canyon Fairways's 24-hour guard gate, staffed security patrols, and perimeter walls provide controlled access no open-street community can match. Las Vegas tracks below national violent-crime averages in FBI Uniform Crime Reporting comparisons, and two decades of established enclave operations mean gate procedures are mature and consistent.
- Guard gate staffing and security patrolsCommunity security program
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- Nearly three decades of established enclave operationsCommunity records
- Perimeter walls + controlled vehicle entryCommunity security infrastructure
What Buyers Should Know
The guard gate does meaningful security work: controlled access eliminates the opportunistic vehicle and foot traffic that drives property crime in open neighborhoods. Canyon Fairways's security program has operated for nearly three decades with staffed gatehouse protocols, pre-approved visitor lists, and patrol circuits — a mature operation, not a new one still working out procedures.
Beyond the gate, the residential character of Canyon Fairways's streets removes the arterial-road exposure that concentrates incidents in mixed-use corridors. Neighbors know each other, tenure is high, and the homeownership rate of approximately 92% per community records reflects the engaged, invested character typical of guard-gated enclaves.
For buyers wanting additional security intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data that covers the Summerlin North area, and the Clark County Sheriff records supplement city reporting. The picture in The Canyons village is consistently well below valley-wide averages, with Canyon Fairways's controlled perimeter as an additional structural advantage.
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 Canyon Fairways, Summerlin?
The Answer
Canyon Fairways delivers guard-gated golf luxury at Summerlin's most accessible price: 100 acres established in 1997, 24-hour staffed security, semi-custom estates along TPC Summerlin fairways, and Downtown Summerlin five minutes away. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
What is Canyon Fairways known for?
Canyon Fairways is known as Summerlin's premier guard-gated golf community — the 1997 Howard Hughes Corporation development that brought 24-hour staffed security, semi-custom and custom estates from $800K, and TPC Summerlin course-front living to The Canyons village without the $2M+ entry point of The Ridges or Bellacere.
Who should live in Canyon Fairways?
It fits high-income families seeking guard-gated security and a 10/10-rated middle school zone, California relocators trading state income tax for desert luxury, move-up buyers stepping above non-gated Summerlin, executives wanting a private retreat with Strip access, and investors targeting limited-supply guard-gated appreciation.
What is daily life like?
Mornings run the Summerlin Trail System or scenic-loop into Red Rock Canyon, afternoons play TPC Summerlin or browse Downtown Summerlin's 125+ shops and restaurants, and evenings return through the 24-hour guarded gate to a resort-style backyard with Spring Mountains views.
Location
Where Is Canyon Fairways
Canyon Fairways anchors the luxury guard-gated golf tier of The Canyons village in Summerlin North, along the fairways of TPC Summerlin near the Red Rock Canyon interface. About 100 acres. Roughly 15–20 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
TPC Summerlin
8
Min
Strip
20
Min
Airport
30
Min
Canyon Fairways
At a Glance$509,000
Median List Price (ZIP 89134)
$515,000
Median Sold (past 100 days)
299
Active Listings (ZIP 89134)
26
Days on Market
- Setting
- Guard-gated luxury, The Canyons village
- Acreage
- ~100 acres
- Homes
- 275+
- Established
- 1997
- Developer
- Howard Hughes Corporation
- Sections
- 3 (Classic Collection, Canyon View, Fairway Estates)
- Security
- 24-hour guard gate + patrols
- Golf Nearby
- TPC Summerlin (PGA Tour)
- Retail
- Downtown Summerlin (5 min)
- Sunshine
- 300 days/year
- Schools
- Sig Rogich MS 10/10 (GreatSchools)
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Canyon Fairways Score for Livability?
Canyon Fairways earns top marks for security, school zones, and luxury amenity access, with honest trade-offs on price point and the absence of on-site recreational facilities within the gate. Below is our category-by-category report card — the same six factors our agents walk through with every relocating luxury buyer before a first Canyon Fairways tour.
Grade A+: Safety
24-hour guard gate, security patrols, perimeter walls, and mature-enclave operations since 1997. Las Vegas overall tracks below national violent-crime averages per FBI UCR comparisons.
Grade A: Schools
Sig Rogich Middle School rates 10/10 on GreatSchools — among the highest-rated middles in Nevada; Palo Verde High 8/10; The Meadows School and Bishop Gorman private options nearby.
Grade B: Cost of Living
Entry from $800K with $350–$850/mo HOA dues — meaningful but justified by guard-gate staffing and mature-community quality. Nevada's zero income tax offsets carrying costs significantly.
Grade A: Amenities
Downtown Summerlin's 125+ shops and restaurants five minutes away, TPC Summerlin eight minutes, Red Rock Canyon ten minutes — a luxury lifestyle footprint with no private club mandated.
Grade A+: Outdoor Access
Direct trail access to the Summerlin Trail System, Red Rock Canyon NCA's Scenic Loop ten minutes west, and The Canyons Park in-village. Arguably the best outdoor access of any Las Vegas guard-gated enclave.
Grade B+: Commute
Summerlin Parkway puts the Strip about 20 minutes away and Harry Reid Airport about 30 via I-215 South — longer than east-side addresses but acceptable for households prioritizing the Summerlin lifestyle.
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 Canyon Fairways a good place to live in Summerlin?
Yes — by every guard-gated luxury measure, Canyon Fairways is one of Summerlin's most compelling addresses. It pairs 24-hour staffed security, a 10/10-rated middle school zone, TPC Summerlin golf frontage, and semi-custom estates from $800,000 with five-minute access to Downtown Summerlin and ten-minute access to Red Rock Canyon trails. The honest trade-offs: $350–$850 monthly HOA dues, a 30-minute airport commute, and no on-site amenities within the gate itself. Nevada's zero state income tax sweetens every luxury relocation to Canyon Fairways.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Canyon Fairways?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Canyon Fairways — the parent city holds 656,274 residents with a median household income of $66,820. Community records place Canyon Fairways itself at 800-plus residents across 275-plus households, with an average household income estimated above $250,000 and a 93% homeownership rate.
The Census does not break Canyon Fairways 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 and Pacific-Northwest relocators trading state income tax for guard-gated desert luxury, established Las Vegas professionals moving up from non-gated Summerlin, high-net-worth empty nesters downsizing from larger estates, and corporate executives on extended assignments.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~37
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
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 (Canyon Fairways is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Canyon Fairways Area Growing?
Canyon Fairways itself is built out — the 275-plus home enclave completed its development in the late 1990s — while its parent city and surrounding Summerlin continue adding residents. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and Summerlin alone has added tens of thousands of residents in the same period, keeping demand pressure on Canyon Fairways's finite guard-gated supply.
656,274Las Vegas city residents (Census)
275+Homes in Canyon Fairways enclave
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Inside Canyon Fairways, growth means turnover, not expansion: the 275-home enclave is built out, so every new Summerlin resident seeking guard-gated golf luxury competes for a fixed supply. That scarcity equation — rising metro demand against a capped inventory — is the investment logic of an established guard-gated community that newer developments cannot replicate.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Canyon Fairways separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Canyon Fairways Score for Livability?
Canyon Fairways pairs A-grade security, a 10/10-rated middle school zone, and premium outdoor access with honest trade-offs: $350–$850 monthly HOA dues, a 30-minute airport commute, and no on-site pool or clubhouse within the gate itself. The rings below break the composite into the six categories luxury buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 91A
Overall Livability
- 93A
Schools (zoned)
- 96A+
Safety
- 72B
Cost of Living
- 88A-
Amenities
- 94A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Canyon Fairways Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89134 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89134 is broader than Canyon Fairways's 275-home guard-gated enclave, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$560K–$595K monthly band; $515,000 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
15–26 day monthly range; 17 median over the last 100 days — one of the fastest luxury corridors in the valley
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Thin volume consistent with a 275-home enclave — individual transactions move the ZIP-level median significantly
vs May 2025
Source: Las Vegas REALTORS
The long view: Canyon Fairways'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.
26
MEDIAN DAYS ON MARKET
$509K
ZIP-AREA MEDIAN LIST
299
ACTIVE LISTINGS (ZIP 89134)
< 1 hr
OUR RESPONSE TIME
FAST LUXURY MARKET
Get matched with an
Canyon Fairways specialist.
Market Competitiveness
How competitive is Canyon Fairways right now?
Canyon Fairways is a fast, supply-constrained luxury market — sold homes across ZIP 89134 averaged 17 median days over the past hundred days per Las Vegas REALTORS data. Guard-gated Summerlin enclaves with TPC Summerlin course frontage attract motivated, qualified buyers; well-priced homes draw competing offers. The limited 275-home supply means inventory clears quickly when properties are priced correctly.
78Competitive
- 17 daysMedian days on market (sold, 100d)
- 275+Total homes in enclave (built out)
- 135Active listings (ZIP 89134, June 2026)
- $324/sqftMedian sold price per sq ft
Is Canyon Fairways Right for You?
Who Should Buy a Home in Canyon Fairways?
Canyon Fairways spans three sections — $800K Classic family estates to $3M+ Estates custom homes on elevated Red Rock Canyon view lots, all behind a 24-hour guard gate. Six buyer profiles below match lifestyles to sections, then the honest pros and trade-offs our team covers before every client commits.
Which Canyon Fairways Sections Fit Your Buyer Type?
Luxury Families
- Sig Rogich MS 10/10 — best zoned middle in Summerlin North
- Canyon Fairways Classic and Ridge for family floor plans
- The Canyons Park and trail access for active kids
- Verify CCSD zone before offering
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Guard-gated estate from $800K — fraction of coastal price
- Remote-work lifestyle with Strip access 20 minutes away
- Nevada DMV within 30 days; registration within 60
Move-Up Luxury Buyers
- Canyon Fairways Ridge and Estates for elevated view lots
- Semi-custom and custom finishes from previous owners
- Trade up from non-gated Summerlin without leaving the master plan
- Compare Bellacere and Red Rock Country Club in same outing
Empty Nesters
- Resort-style backyard without the resort crowds
- Red Rock Canyon trails and TPC Summerlin minutes away
- Downtown Summerlin dining and entertainment at the gate
- Compare against The Ridges for ultra-luxury comparison
Investors
- $4,500–$9,000/mo luxury rental demand from corporate relocators
- Built-out 275-home supply keeps resale market liquid
- 10/10 school zone anchors tenant quality and long-term demand
- Short-term rentals tightly regulated — plan for long-term holds
High-Income Professionals
- 20-minute Strip commute via Summerlin Parkway
- Guard-gated privacy after high-visibility careers
- Bishop Gorman and The Meadows School private options nearby
- Jumbo financing specialists on our team for loan structuring
Best Fit For
- California relocators — a guard-gated estate at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- School-driven luxury families — the 10/10-rated Sig Rogich Middle zone plus Bishop Gorman and The Meadows School nearby.
- Move-up buyers — guard-gated Summerlin security from $800K — Canyon Fairways Classic lets buyers enter the gated tier without reaching The Ridges pricing.
- Empty nesters and retirees — resort-style privacy, Red Rock Canyon views, and Downtown Summerlin dining without the maintenance burden of a full estate.
- Luxury investors — a built-out 275-home market with strong corporate-tenant demand and school-zone-driven long-term retention.
- Outdoor enthusiasts — the closest guard-gated address to Red Rock Canyon — ten minutes to the Scenic Loop, direct trail access from the enclave.
Ready to explore homes in Canyon Fairways? Our team knows every section, view orientation, and school zone in The Canyons village.
Start Your Home SearchPros
- 24-hour guard gate and security patrols — one of Summerlin North's established gated enclaves since 1997
- Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score, zoned for Canyon Fairways addresses
- Red Rock Canyon views on elevated west-facing lots — a natural amenity no landscaping budget can replicate
- Five minutes to Downtown Summerlin's 125+ shops and restaurants, eight minutes to TPC Summerlin
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Built-out scarcity: 275 homes, no new supply, increasing demand from Summerlin's continued growth
- Semi-custom and custom estate quality from $800K — accessible guard-gated Summerlin luxury
Honest Considerations
- Price floor at $800K with $350–$850/mo HOA dues — one of the higher combined carrying costs among Summerlin guard-gated enclaves
- Airport commute is 30 minutes via I-215 South — longer than east-side Las Vegas addresses
- No on-site amenities within the gate: no pool, clubhouse, or tennis courts shared by the community
- Thin inventory: with only 275 homes, the selection at any time is limited — patience is part of the Canyon Fairways buying process
- Jumbo financing required for most purchases — lender qualification stricter than conforming-loan range
- Extreme summer heat — 108°F+ stretches July through September, like all of the Las Vegas Valley
Section Comparison
How Do Canyon Fairways's 3 Sections Compare?
A like-for-like comparison of Canyon Fairways's three internal sections — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-section figures are Nevada Real Estate Group-modeled slices of the ZIP 89134 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Canyon Fairways Classic | ~$950,000 | ~$300 | 18 | ~8 | Entry Guard-Gated · Family |
| Canyon Fairways Ridge | ~$1,400,000 | ~$330 | 20 | ~6 | Elevated Lots · Red Rock Views |
| Canyon Fairways Estates | ~$2,200,000 | ~$370 | 25 | ~5 | Custom Estates · Maximum Privacy |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89134) — per-section medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Section Deep Dive
What's Inside Canyon Fairways's Top Sections?
Submarket 1
Canyon Fairways Classic
The most accessible section of Canyon Fairways — well-appointed family homes from 2,800 to 4,000 square feet, quiet streets, mature landscaping, and the full guard-gate security package at a relative entry point inside the enclave.
Browse Canyon Fairways Classic homes →~$950KMedian Price
18Days on Market
~8Active Listings
~$300Price / Sq Ft
Submarket 2
Canyon Fairways Ridge
Elevated homes along the community's western edge with direct Red Rock Canyon and Spring Mountains views. The premium for sunset vistas and elevated privacy is real and consistent — buyers pay more and get a natural amenity money cannot manufacture.
Browse Canyon Fairways Ridge homes →~$1.4MMedian Price
20Days on Market
~6Active Listings
~$330Price / Sq Ft
Submarket 3
Canyon Fairways Estates
The largest lots and most expansive homes in Canyon Fairways — 4,500 to 6,000-plus square feet of semi-custom and custom construction with premium mountain views and the community's finest lot positions. Inventory is thin and individually negotiated.
Browse Canyon Fairways Estates homes →~$2.2MMedian Price
25Days on Market
~5Active Listings
~$370Price / Sq Ft
Submarket 4
The Canyons Village Amenity Corridor
The lifestyle engine that makes Canyon Fairways's address so compelling: TPC Summerlin's PGA Tour course eight minutes from the gate, Downtown Summerlin's 125+ shops and restaurants five minutes, and the Summerlin Trail System connecting residents directly to Red Rock Canyon. Owning in Canyon Fairways gives access to this entire village amenity footprint.
Browse The Canyons Village Amenity Corridor homes →125+Downtown Summerlin Shops
10/10Sig Rogich MS Rating
10 minTo Red Rock Canyon
8 minTo TPC Summerlin
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Canyon Fairways
section fits your lifestyle?
BY ZIP CODE
What Does the Canyon Fairways Market Look Like Across ZIP 89134?
Canyon Fairways sits entirely within ZIP 89134, but that ZIP encompasses a range of Summerlin North properties beyond the 275-home guard-gated enclave. The table below presents the ZIP as a single area corridor, with an honest note about how Canyon Fairways's guard-gated premium sits above the ZIP-wide median per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | Summerlin North — The Canyons village · Canyon Fairways · Non-gated Canyons neighborhoods | $509,000 | ~$324 | 26 | 135 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $509,000 ZIP median blends Canyon Fairways's golf-front guard-gated premium ($800K–$3M+) with non-gated Canyons neighborhood inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Canyon Fairways Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or GreatSchools — capture Canyon Fairways faster than any brochure: a $509,000 ZIP-area median, 17 median days on market, 275-plus homes behind a 24-hour guard gate, and a 10/10-rated middle school in a community established in 1997.
$509,000
Median list price across ZIP 89134 (Summerlin North), June 2026.
Las Vegas REALTORS
$515,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
17
Median days from list to accepted offer — one of the valley's fastest luxury corridors.
LVR / GLVAR, June 2026
275+
Homes in the Canyon Fairways enclave — a built-out, supply-constrained guard-gated community.
Community records
100
Master-planned guard-gated acres established in 1997 by Howard Hughes Corporation.
Community records
10/10
GreatSchools rating at Sig Rogich Middle School — the highest possible score, zoned for Canyon Fairways.
GreatSchools.org
$800K
Entry price for guard-gated Summerlin luxury in Canyon Fairways Classic — under half of The Ridges' floor.
Community records / LVR
$66,820
Median household income in Las Vegas city, the parent municipality — Canyon Fairways residents average far above.
U.S. Census QuickFacts
WHY CANYON FAIRWAYS
Why Does Canyon Fairways Stand Apart From Its Peers?
From the guard-gate pedigree to the 10/10 school zone, Canyon Fairways occupies ground no newer community can claim at its price point in Summerlin. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools, and Las Vegas REALTORS — so you can check every claim.
- Community records / Howard Hughes Corporation
Guard-gated luxury from $800K
Established in 1997 by Howard Hughes Corporation — the 24-hour staffed gate and nearly three decades of mature perimeter landscaping that newer developments cannot replicate at this entry point.
- GreatSchools.org
10/10-rated middle school zone
Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score — a defining advantage that no other guard-gated Summerlin enclave at this price can match.
- Community records
Red Rock Canyon views
Elevated west-facing lots deliver sweeping Spring Mountains and Red Rock Canyon views — a finite natural amenity that no amount of landscaping budget can create inland.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax make long-run luxury ownership predictably cheaper than any California equivalent.
- Las Vegas REALTORS / GLVAR, June 2026
Finite supply in a growing market
The 275-home enclave is built out — no new supply can dilute it while Las Vegas and Summerlin continue adding residents who want exactly what Canyon Fairways delivers.
WHY BUY IN CANYON FAIRWAYS
What Are the Top 10 Reasons to Buy a Home in Canyon Fairways?
Canyon Fairways's case rests on guard-gated scarcity, not marketing: Summerlin's most accessible 24-hour-staffed enclave, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, a 10/10-rated middle school zone, and estates from $800K to $3M+. Ten sourced reasons follow.
Guard-gated security from $800K
Established 1997 by Howard Hughes Corporation — 24-hour staffed gate and patrols in the heart of Summerlin North.
Community records
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for most relocating California luxury buyers.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs in a luxury price band.
NRS 361.471
10/10-rated middle school zone
Sig Rogich Middle School rates 10/10 — the highest GreatSchools score, zoned, not lottery-dependent.
GreatSchools.org
Red Rock Canyon views on elevated lots
West-facing elevated lots in Canyon Fairways Ridge and Estates deliver the valley's most dramatic natural backdrop.
Community records
Five minutes to Downtown Summerlin
125+ shops and restaurants, Red Rock Casino, and the 106-acre sports complex five minutes from the gate.
Community records
Mature desert landscaping
Nearly 30 years of established desert landscaping — a community character that no new development can fast-track.
Howard Hughes Corporation / Community records
TPC Summerlin golf nearby
PGA Tour venue eight minutes away — world-class golf without a mandatory membership inside Canyon Fairways itself.
Community records
Red Rock Canyon access
Ten minutes to the Scenic Loop and 195,819-acre National Conservation Area — the closest guard-gated address to this outdoor amenity.
National Park Service
Built-out scarcity
No new supply can dilute a finished 275-home enclave — every new Summerlin resident adds demand to a fixed stock.
U.S. Census / Howard Hughes Corporation
New Construction
Who Builds New Homes In and Around Canyon Fairways?
Canyon Fairways is built out — 275-plus estates completed in the late 1990s, and vacant lots almost never surface. Active Summerlin villages like The Peaks still offer new guard-gated and non-gated luxury from Howard Hughes Corporation and national builders. Verify current communities and incentives before writing an offer.
Luxury Move-Up
Toll Brothers
Luxury production closest to Canyon Fairways's tier
Family & Mid-Market
Lennar
Volume builder with Summerlin West presence
Mid-Market
Century Communities
Value-tier new construction near Summerlin
Move-Up & Luxury
Tri Pointe Homes
Design-forward move-up builder in The Canyons area
Family
Richmond American
Accessible new builds within 20 minutes
Outdoor Recreation
What Outdoor Amenities Does Canyon Fairways Offer?
Trail access, a national conservation area, and a world-class golf venue — Canyon Fairways's outdoor footprint punches far above its 100-acre size. The City of Las Vegas maintains parks across Summerlin North, the community's Summerlin Trail System connects directly to Red Rock Canyon, and TPC Summerlin is eight minutes from the gate.
IN-COMMUNITY
The Canyons Park
~10 acresPlayground · Courts · Trails · PicnicFree
The village park serving The Canyons residents — basketball courts, playground, walking trails, open fields, and picnic areas within minutes of Canyon Fairways's gate.
IN-COMMUNITY
Summerlin Trail System
Connected networkWalking · Running · Cycling · Dog-friendlyFree
Paved multi-use trails threading through The Canyons and connecting west toward Red Rock Canyon — Canyon Fairways residents have direct trail access from the enclave.
10 MIN
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · Climbing · WildlifeNPS fee
America's most dramatic red-sandstone landscape — the 13-mile Scenic Loop, 26 miles of hiking trails, world-class rock climbing, and a visitor center ten minutes west via Charleston Blvd.
8 MIN
TPC Summerlin
18 holes (PGA Tour)Championship golfPublic / Member
Host of the PGA Tour's Shriners Children's Open annually — TPC Summerlin delivers championship-quality play without a mandatory club membership for Canyon Fairways residents.
5 MIN
Downtown Summerlin Events Lawn
Open-air campusEvents · Dining · Shopping · FitnessFree
125+ shops, restaurants, and a seasonal events lawn that hosts concerts, outdoor fitness classes, and farmers markets — Canyon Fairways's social living room five minutes from the gate.
25 MIN
Spring Mountains National Recreation Area
316,000 acresSkiing · Hiking · CampingNPS fee
Mount Charleston and Lee Canyon ski resort about 25 minutes north — Nevada's mountain escape and the coolest natural air conditioning in Clark County during summer months.
20 MIN
Floyd Lamb Park at Tule Springs
2,040 acresWalking · Birding · Historic siteCity fee
Historic ranch and nature preserve in northwest Las Vegas with walking paths, duck ponds, and birding — a quiet contrast to the canyon landscape.
12 MIN
Las Vegas Ballpark
MLB-quality stadiumAviators baseball · EventsTicket
The Las Vegas Aviators' downtown Summerlin stadium — a Triple-A venue with craft food, open-air seating, and summer games perfect for family nights out.
The Canyon Fairways Lifestyle
What Does a Weekend in Canyon Fairways Look Like?
Three everyday moods within minutes of the gate: a trail run into Red Rock Canyon, a round at TPC Summerlin, and dinner at Downtown Summerlin — with the City of Las Vegas's parks system and Summerlin's trail network threading the whole western rim together.
100Guard-Gated Acres
1997Year Established
125+Downtown Summerlin Shops
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Canyon Fairways Homes This Weekend?
Open houses in Canyon Fairways require advance coordination — no walk-up access through the 24-hour guard gate. With 275 total homes and a 17-day median market pace, listings move fast. Set up instant alerts, browse ZIP 89134 inventory, or call (702) 637-1759 and our team will coordinate gate access and schedule your weekend tour.
Quick Answer
What does an HOA cost in Canyon Fairways?
Canyon Fairways carries two HOA layers: the Summerlin master association fee and Canyon Fairways's sub-association fee for 24-hour guard-gate staffing, patrols, and perimeter maintenance. Combined, they typically run $350 to $850 per month depending on the specific home and any amenity add-ons. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
Moving to Canyon Fairways
Should I Move to Canyon Fairways in Summerlin?
High-income households from Los Angeles and Silicon Valley find that guard-gated luxury priced beyond reach on the coast is attainable in Summerlin. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — that single line, paired with Red Rock Canyon views and 24-hour security, finances most Canyon Fairways relocations.
Why California Luxury Buyers Are Choosing Canyon Fairways
The tax math is decisive at the luxury tier: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves over $40,000 per year in state income taxes alone. Canyon Fairways adds the guard-gated luxury argument California's coastal enclaves can't answer at anywhere near the price: 24-hour staffed security, semi-custom and custom estates from $800,000 to $3 million-plus, Red Rock Canyon views, and the Summerlin Parkway connection that makes the Strip twenty minutes from the gate.
At a $1.5 million budget, Los Angeles buyers are looking at a conventional home in a competitive suburb without gates or views. That same budget in Canyon Fairways secures a semi-custom estate with resort-style pool, four to five bedrooms, and sweeping Red Rock Canyon views inside a 24-hour guard-gated Summerlin enclave — with Downtown Summerlin's 125+ shops and restaurants five minutes from the gate, TPC Summerlin around the corner, and Nevada's zero income tax stretching every dollar further.
According to Las Vegas REALTORS, the median list price across ZIP 89134 is $509,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Las Vegas well below national violent-crime averages, and GreatSchools rates Sig Rogich Middle School — the zoned campus — at 10/10, the highest possible score.
Canyon Fairways runs on Summerlin's economic engine: Downtown Summerlin's 125+ shops and restaurants anchor retail employment, TPC Summerlin and Red Rock Canyon draw hospitality and recreation spending, and the broader Las Vegas metro's healthcare, tech, and financial-services sectors feed high-income residents who want guard-gated privacy on the western rim.
Cost of Living Snapshot — Canyon Fairways, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across every category that matters at the luxury tier. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one luxury buyers care about most: a guard-gated estate with Red Rock Canyon views that costs $1–3 million here easily exceeds $5–10 million in comparable coastal gated communities.
| Metric | Canyon Fairways, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Luxury Entry Point | $800K (Canyon Fairways) | $3M+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Top-School-Zone Middle School | 10/10 (Sig Rogich MS) | Lottery or $50K+ private tuition |
| Airport Commute | 30 min (Harry Reid via I-215) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Canyon Fairways Rental Market — Rent vs. Own
Luxury single-family homes in the Summerlin North guard-gated corridor typically rent for $4,500–$9,000 per month, with Canyon Fairways estate-level homes commanding premiums at the top of that band. Rental vacancy in guard-gated Summerlin communities is exceptionally low — tenant demand from corporate relocators and high-income professionals keeps inventory thin. Short-term rentals are tightly regulated in Las Vegas — confirm rules before underwriting nightly income on any Canyon Fairways property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Already planning a luxury relocation to Summerlin? Our team specializes in guard-gated communities — virtual estate tours, gate-coordination for showings, jumbo financing referrals, and closing support without requiring multiple cross-country trips.
Start Your Luxury Relocation SearchRELOCATION TIMELINE
How to relocate to Canyon Fairways in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Canyon Fairways buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your section and set a budget
Decide which Canyon Fairways you are buying: $800K–$1.2M Classic family estates, $1.2M–$1.8M Ridge view lots, or $1.5M–$3M+ Estates custom homes. Each section carries different view premiums, lot sizes, and HOA sub-layer structures.
Get pre-approved — jumbo aware
Most Canyon Fairways purchases require jumbo financing above the $726,200 conforming limit. Work with a jumbo lender who can fully underwrite reserves, asset verification, and debt ratios before you tour — clean offers win in a 17-day-median market.
Hire an Canyon Fairways specialist
View orientation, lot elevation, HOA sub-association layer, and school-zone verification all drive significant value differences between otherwise similar homes. An agent who knows The Canyons village saves real money.
Coordinate gate access and tour
All showings require advance gate coordination through a licensed agent. Nevada Real Estate Group handles gate arrangements for every Canyon Fairways and Canyons-village showing — call (702) 637-1759 to schedule.
Write and negotiate the offer
Elevated view lots need competitive, clean terms — multiple offers are common on well-priced Ridge and Estates homes. Classic section homes give slightly more room for inspection-based negotiation.
Inspection, HOA docs, and appraisal
Age the diligence to the home: late-1990s construction means roofs, HVAC, and pool equipment well into or past first major service cycles. Pull the full resale package — both master and sub-association dues, reserves, CC&Rs, and pending assessment history.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Jumbo appraisals in low-volume luxury ZIPs can require extended scheduling — start the lender clock early.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Las Vegas water), change your address with USPS and financial institutions, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Canyon Fairways Economy?
Canyon Fairways residents work across the Strip and convention economy, regional healthcare and legal sectors, and technology firms whose executives prize guard-gated privacy and a 10/10-rated school zone. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, with Summerlin incomes well above the county median.
$225K+Estimated avg household income, Canyon FairwaysCommunity records / demographic estimates
92%Homeownership rate in Canyon FairwaysCommunity records
125+Shops and restaurants at Downtown SummerlinCommunity records
20 minTo Strip employment centers via Summerlin PkwyVia Summerlin Parkway
Top Canyon Fairways-Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 20 minutes from Canyon Fairways's gate via Summerlin Parkway
- Downtown Summerlin retail and hospitality125+ shops, restaurants, and services five minutes from Canyon Fairways — immediate-area employer
- Summerlin Hospital Medical CenterMajor healthcare employer within the Summerlin North corridor, approximately 10 minutes from the gate
- TPC Summerlin and Las Vegas BallparkGolf course operations, events, and sports-venue employment adjacent to The Canyons village
- Howard Hughes Corporation corporate officesDeveloper and ongoing master-plan operator with Summerlin-area administrative presence
- Nevada financial and legal services sectorHigh-income professionals in banking, law, and wealth management concentrate in Summerlin North
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Canyon Fairways Compare to Bellacere, The Ridges & Non-Gated Summerlin?
If you are weighing Canyon Fairways against other Summerlin luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Canyon Fairways wins on accessible guard-gated entry and school-zone quality, Bellacere on ultra-luxury custom scale, The Ridges on golf and prestige — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Canyon Fairways | Bellacere | The Ridges | Summerlin (non-gated) |
|---|---|---|---|---|
| Entry Price | $800K | $1.5M+ | $2M+ | $450K |
| Guard-Gated | Yes — 24/7 staffed | Yes — 24/7 staffed | Yes — 24/7 staffed | No |
| HOA Monthly | $350–$850 | $500–$1,000 | $500–$1,200 | $50–$250 |
| ZIP Median List | $509K (89134) | $509K (89134) | $867K (89138) | $728K area |
| Days on Market | 17 | Similar | 33 | 21 |
| Homes in Enclave | 275+ | 120+ | Multiple phases | N/A (open) |
| Middle School Zone | Sig Rogich 10/10 | Sig Rogich 10/10 | Various 8-10/10 | Various 7-10/10 |
| Golf Nearby | TPC Summerlin 8 min | TPC Summerlin 8 min | Bear's Best (in-community) | TPC Summerlin nearby |
| Best For | Accessible guard-gated · 10/10 MS | Ultra-custom scale | Trophy estates · Golf | Value · New builds · Variety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate Canyon Fairways separately. Last updated June 2026.
Cost of Ownership
What Will Canyon Fairways Cost You Each Month?
An $800,000 entry-level Canyon Fairways purchase runs about $5,700 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the luxury Summerlin corridor, and budget the HOA layers that make Canyon Fairways's carrying costs transparent before you offer.
Payment Estimator
Estimate Your Canyon Fairways Payment
$5,015
Estimated Monthly Payment
- Principal & Interest$4,258
- Property Tax$407
- 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 Canyon Fairways right now?
Guard-gated Summerlin rents are firm at the luxury tier, and at current rates the monthly gap narrows significantly once equity and tax effects are counted — for 5+ year holds, a built-out 275-home enclave with fixed supply and growing demand tilts the math decisively toward owning.
OWN (20% DOWN, 7%)
$5,388 / mo
- Principal & Interest (20% down)
- $4,263
- Property Tax (~0.6%)
- $400
- Homeowners Insurance
- $175
- HOA (master + sub-association)
- $550
- PMI (waived at 20% down)
- $0
5-year net cost:~$210,000
Equity built:~$250,000
RENT (CANYON FAIRWAYS-TIER MEDIAN)
$5,500 / mo
- Median Canyon Fairways-Tier Rent
- $5,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$360,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning an $800,000 Canyon Fairways home for five years nets out considerably cheaper than renting once principal paydown and conservative 3% appreciation are counted — and the owner exits with roughly $250,000 in total equity while the renter exits with none. A built-out 275-home enclave with no new supply gives that appreciation assumption structural support that open-street communities lack.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $550/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer
Canyon Fairways operates two HOA layers — the Summerlin master association and Canyon Fairways's sub-association — and dues vary by section and property. Verify the exact combined dues, reserves, transfer fees, and any special-assessment history with the resale package during escrow.
Summerlin Master Association
$50–$100 / mo
Summerlin North Association (master)
$50–$100
Includes:
Trail system maintenance, village parks, community events calendar, master-plan governance
Canyon Fairways Sub-Association
$300–$750 / mo
Canyon Fairways Classic sub-association
$300–$500
Includes:
24-hour guard gate, security patrols, perimeter wall maintenance, community landscaping
Canyon Fairways Ridge and Estates sub-associations
$450–$750
Includes:
All Classic inclusions plus elevated-lot common-area maintenance and enhanced patrol frequency
Combined Total (estimate)
$350–$850 / mo
Typical combined HOA (all sections)
$350–$850
Includes:
Master association + sub-association combined; exact amount varies by property and is subject to annual adjustment
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Canyon Fairways?
Summerlin Parkway is the primary artery, connecting Canyon Fairways to I-215 and the Strip in about 20 minutes — and Downtown Summerlin five minutes west handles most daily errands without a freeway. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data, and Canyon Fairways residents heading to Summerlin-area employers typically run under 15 minutes.
Drive Times from Canyon Fairways
- 5 minDowntown SummerlinW Sahara Ave
- 8 minTPC SummerlinVia Desert Inn Rd
- 10 minRed Rock Canyon NCAW Charleston Blvd west
- 10 minSummerlin HospitalSummerlin Pkwy
- 20 minLas Vegas StripSummerlin Pkwy → I-15 south
- 25 minDowntown Las VegasUS-95 south
- 30 minHarry Reid Intl AirportI-215 South
- 25 minMount CharlestonUS-95 north → NV-157
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 an Canyon Fairways home?
Most Canyon Fairways purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash buyers can close in 10 to 14 days. Jumbo buyers should allow extra time for appraisal scheduling in low-volume luxury ZIPs. Request the HOA resale package the day you go under contract so dues clear before inspection deadlines.
Quick Answer
What down payment do you need to buy in Canyon Fairways?
Most Canyon Fairways buyers put down 20% to 30%, and many are cash purchasers. At the $800,000 entry point, 20% down is $160,000; luxury jumbo financing from $726,201 and above requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement. On $1 million-plus purchases, plan for jumbo lender requirements: typically 20–25% down, six to twelve months of reserves, and full documentation of income and assets.
Canyon Fairways FAQ — 18 Answers
What Do Canyon Fairways Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Canyon Fairways?
Homes in Canyon Fairways range from approximately $800,000 for well-maintained resales to over $3 million for premium estates on TPC Summerlin course-front lots with fairway and Spring Mountains views. The surrounding ZIP 89134 carried a $509,000 median list price in June 2026 per Las Vegas REALTORS — and Canyon Fairways's guard-gated position within The Canyons village pushes its own pricing above that ZIP-area baseline. Sizes run 3,000 to 6,500-plus square feet across Mediterranean, Spanish colonial, and transitional styles.
Is Canyon Fairways in Summerlin guard-gated?
Yes. Canyon Fairways is guard-gated with a 24-hour staffed entry gate and security patrols — one of several gated enclaves within The Canyons village of Summerlin North. The gatehouse, perimeter walls, and two decades of mature landscaping give residents a level of privacy that open-street Summerlin neighborhoods cannot replicate. Showings require advance gate coordination through a licensed agent; Nevada Real Estate Group arranges that for every Canyon Fairways tour.
What village is Canyon Fairways in?
Canyon Fairways sits within The Canyons village of the Summerlin North Association — the village known for its concentration of guard-gated luxury enclaves, including neighboring Bellacere, Eagle Rock, and Canyon Fairways. Village placement in Summerlin shapes your master-association structure, school zones, and amenity access. The Canyons also positions residents minutes from TPC Summerlin, where the PGA Tour's Shriners Children's Open is contested annually, and from Downtown Summerlin.
What ZIP code is Canyon Fairways in?
Canyon Fairways is in ZIP 89134, Summerlin North, Las Vegas. Drive times from the gate run about 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon National Conservation Area, 20 minutes to the Strip via Summerlin Parkway, and 30 minutes to Harry Reid International Airport via I-215 South. The ZIP-area median list price is $509,000 per Las Vegas REALTORS, with Canyon Fairways's guard-gated pricing sitting above that figure.
What schools serve Canyon Fairways?
Canyon Fairways is zoned for Clark County School District campuses: John C. Hummel Elementary (7/10 GreatSchools), Sig Rogich Middle School (10/10 — among the highest-rated middles in Nevada), and Palo Verde High School (8/10). Private standouts nearby include The Meadows School (A+), Bishop Gorman High School (A+), and Faith Lutheran Middle and High (A). Doral Academy Red Rock offers a strong charter option. Confirm current CCSD zoning before closing — assignments can shift between school years.
What are HOA fees in Canyon Fairways?
HOA fees in Canyon Fairways typically run $350 to $850 per month, combining the Summerlin master association fee with Canyon Fairways's sub-association fee for 24-hour guard-gate staffing, security patrols, perimeter maintenance, and common-area landscaping. Exact dues vary by property and are subject to annual adjustment. Request the resale package — dues, reserves, CC&Rs, and any pending assessments — early in your 30-to-45-day Nevada escrow so figures are verified before contingency deadlines.
How does Canyon Fairways compare to The Ridges in Summerlin?
The Ridges is Summerlin's ultra-luxury tier with pricing from $2 million to $20 million-plus and Bear's Best golf course frontage; Canyon Fairways delivers guard-gated luxury from $800,000 — under half the entry point — while sharing Red Rock Canyon views, mature landscaping, and the Summerlin North address. You trade the Bear's Best setting and the newest construction for meaningful price relief. Nevada Real Estate Group can walk you through both communities side by side so the value gap is real, not theoretical.
How large are homes in Canyon Fairways?
Canyon Fairways homes typically run 2,800 to 6,000-plus square feet with three to six bedrooms, gourmet kitchens, resort-style backyards with pools and spas, and multi-car garages. Many sit on elevated lots with sweeping Spring Mountains, Red Rock Canyon, or valley-skyline views. Lot elevation and view orientation drive resale value as meaningfully as raw square footage — weigh both factors when comparing listings within the community.
How does the guard gate entry process work at Canyon Fairways?
Residents enter via transponders or access codes; guests must be pre-approved by the homeowner or called in at the gatehouse, and vendors follow the community's access policy. The gate is staffed 24 hours a day, seven days a week, with security patrols supplementing gatehouse coverage. First-time visitors should bring valid ID and allow a few extra minutes at entry. Prospective buyers touring with a licensed Nevada Real Estate Group agent have gate access coordinated in advance.
Can buyers tour Canyon Fairways without a real estate agent?
No — unaccompanied visitors are turned away at the gatehouse. Prospective buyers must be accompanied by a licensed real estate agent who coordinates gate entry in advance. Nevada Real Estate Group handles all access arrangements for showings across The Canyons' gated enclaves, including Canyon Fairways, Bellacere, and Eagle Rock, so you can compare multiple communities in one outing. Call (702) 637-1759 to schedule a showing.
What security features does Canyon Fairways include beyond the guard gate?
Canyon Fairways's security stack includes a 24-hour staffed guard gate with controlled vehicle access, perimeter block walls, security patrols, and community surveillance infrastructure — the full program typical of Summerlin's established guard-gated enclaves. Two decades of consistent operations mean procedures are mature. Request the association's current security program details with the resale package before closing so you understand patrol schedules and emergency-response protocols.
Are there custom home lots available in Canyon Fairways?
Rarely. Canyon Fairways completed its build-out with 275-plus semi-custom and custom homes, and vacant lots almost never surface on the open market. The realistic path into the community is resale. Buyers wanting ground-up custom construction in Summerlin should look to active-lot communities elsewhere in the master plan. Nevada Real Estate Group tracks custom-lot availability valley-wide and can flag the rare Canyon Fairways lot if one becomes available.
What is the resale value trend for Canyon Fairways homes?
Guard-gated Summerlin communities have historically outperformed the broader Las Vegas market on value retention and appreciation, and Canyon Fairways's fundamentals are structurally sound: limited 275-home supply, nearly 30 years of mature desert landscaping that newer communities cannot replicate, an $800,000 entry to a brand whose ultra-luxury tier starts above $2 million, and the 10/10-rated Sig Rogich Middle School zone. Ask Nevada Real Estate Group for recent Canyons-village closed sales before writing an offer.
What property taxes are like in Canyon Fairways?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On an $800,000 purchase, plan around $4,800 to $5,600 annually. One important note: long-held homes in Canyon Fairways often carry abated tax bills — the assessed value resets to current market value after sale, so verify the post-sale figure with the Assessor before building your ownership-cost budget.
What should I know before buying in Canyon Fairways?
Four factors move real money in Canyon Fairways. First, course frontage: TPC Summerlin-front lots command premiums of $100,000 or more over interior lots without fairway views, so price the position specifically. Second, HOA dues: the combined master and sub-association fee runs $350–$850 monthly, and any special assessments reset the math. Third, gate process: all showings require advance coordination through a licensed agent. Fourth, tax resets: long-held homes re-assess to current value after sale — verify the number early in escrow.
What down payment do you need to buy in Canyon Fairways?
Most Canyon Fairways buyers put down 20% to 30%, and many are cash purchasers. At $800,000 entry, 20% down is $160,000; jumbo financing above $726,201 requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans at any price with full entitlement. At $1 million-plus, plan for 20–25% down, six to twelve months of reserves, and full income documentation.
What does an HOA cost in Canyon Fairways?
Canyon Fairways carries two HOA layers: the Summerlin master association fee and Canyon Fairways's sub-association fee for 24-hour guard-gate staffing, patrols, and perimeter maintenance. Combined, they typically run $350 to $850 per month depending on the specific home and any amenity add-ons. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
How long does it take to close on an Canyon Fairways home?
Most Canyon Fairways purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10 to 14 days. Financed buyers at the jumbo tier should budget extra time for appraisal scheduling; luxury homes in low-volume ZIP areas can require extended appraisal turnaround. HOA resale-package delivery adds a few days to the escrow timeline, so start the request the day you go under contract.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Canyon Fairways?
These are the eight queries Canyon Fairways buyers type into Google and AI assistants — answered with verifiable specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools school ratings. Every figure links to a primary source you can check.
Is Canyon Fairways part of Las Vegas or Summerlin?
Both — Canyon Fairways is a guard-gated enclave within The Canyons village of Summerlin North, inside the incorporated boundaries of the City of Las Vegas. Mailing addresses say Las Vegas, NV 89134. "Summerlin" is the master plan name; "Canyon Fairways" is the specific guard-gated community within it.
What ZIP code does Canyon Fairways use?
ZIP 89134 — the Summerlin North ZIP covering The Canyons village and surrounding neighborhoods. Drive times from this ZIP run 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, and 20 minutes to the Strip via Summerlin Parkway.
Is Canyon Fairways the same as The Ridges?
No — The Ridges is Summerlin's ultra-luxury community at $2 million to $20 million-plus featuring Bear's Best golf course by Jack Nicklaus. Canyon Fairways is a separate guard-gated enclave in The Canyons village with an $800,000 entry — a meaningful price difference with many of the same Summerlin lifestyle benefits.
How old are homes in Canyon Fairways?
Canyon Fairways was established in 1997, making its homes approximately 28-29 years old as of 2026. That vintage means major system cycles — HVAC, roofing, pool equipment — are well underway and many owners have already updated. Budget a thorough inspection and price accordingly.
Does Canyon Fairways have a pool?
Most individual estates in Canyon Fairways feature resort-style private pools with spas in the backyard — this is a standard amenity at the luxury price point. There is no community pool or shared clubhouse within the Canyon Fairways sub-association; amenities are private rather than shared, which is typical of guard-gated Summerlin enclaves at this scale.
Is Canyon Fairways walkable?
Within the enclave, yes — the quiet interior streets and perimeter landscaping make walking and trail running practical. Downtown Summerlin five minutes away extends walkability for dining and retail once you drive or bike there. The community is fundamentally car-dependent for daily errands, as with all Las Vegas suburbs.
How far is Canyon Fairways from Red Rock Canyon?
Approximately 10 minutes west via West Charleston Boulevard — closer than any other guard-gated Las Vegas enclave in the same price range. The 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing are all accessible for morning exercise before returning to the gate.
Is Canyon Fairways a good investment?
The fundamentals are favorable: a built-out 275-home enclave with no new supply, a 10/10-rated middle school zone that anchors tenant and resale demand, and a Summerlin North address whose broader master plan continues adding residents who want exactly what Canyon Fairways delivers. Returns depend on section, view orientation, and the specific purchase price — ask Nevada Real Estate Group for recent Canyons-village closed comps before writing an offer.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
6,225+ closed transactions and $4.1B+ in volume since 2009 — including Canyon Fairways Classic, Ridge, and Estates sections, The Ridges, Bellacere, and Red Rock Country Club. Direct builder relationships, the largest agent team in Nevada, and 9,061+ verified five-star reviews back the #1 ranking statewide.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to an Canyon Fairways Real Estate Expert?
6,225+ closed transactions and $4.1B+ in volume since 2009. In a 275-home enclave where course frontage, HOA layers, and school-zone verification drive real value differences, knowing the blocks matters. Call (702) 637-1759 or tell us what you need and we'll find your Canyon Fairways home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Canyon Fairways?
Compare Canyon Fairways with neighboring Summerlin guard-gated enclaves and nearby Las Vegas communities. Each card pairs the drive time with price positioning, so you can judge whether trading Canyon Fairways's accessible entry for Bellacere's custom scale or The Ridges' golf prestige actually buys you more lifestyle for the money.
A–Z INDEX
Which Canyon Fairways and Canyons-Village Communities Can You Explore A–Z?
The Canyons village contains multiple guard-gated and non-gated communities beyond Canyon Fairways — including Bellacere, Eagle Rock, and Canyon Fairways. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and school zoning for any Canyons-village address on request.
B
- Bellacere (ultra-luxury, The Canyons)
C
- Canyon Fairways Classic
- Canyon Fairways Estates
- Canyon Fairways Ridge
- Canyon Fairways (golf, The Canyons)
E
- Eagle Rock (guard-gated, The Canyons)
T
- The Canyons Park
- TPC Summerlin (PGA Tour course, adjacent)
KEEP LEARNING
What Else Should You Read About Canyon Fairways and Summerlin?
These guides extend the research most Canyon Fairways buyers do next — understanding the broader Summerlin master plan, comparing luxury communities across the valley, and tracking Las Vegas-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
The definitive valley luxury comparison — guard-gated, schools, pricing, and lifestyle across the two premier addresses.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Canyon Fairways's ZIP 89134 numbers.
Read →MARKET HUB
Summerlin Community Hub
Master-plan overview, every Summerlin village, guard-gated community guides, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Canyon Fairways Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. The MLS reports at ZIP level, and ZIP 89134 covers more than the 275-home Canyon Fairways enclave — area statistics are labeled as such, and per-section figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89134 (Summerlin North). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Canyon Fairways is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the Summerlin North area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan 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 including Sig Rogich Middle School 10/10, Palo Verde High 8/10, and private/charter options. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- 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