NEW
$1,400,000
HouseEst. $7,905/mo
4 Beds
4.5 Baths
3,063 Sq. Ft.0.30 Acres
Built in 2004
11517 Bohemian Forest Avenue
Las Vegas, NV, 89138
Paradiso At The Summerlin Vistas
Grand Park, Summerlin
Carlisle Peak Homes For Sale
Nevada's #1 team for Carlisle Peak real estate. Search Summerlin West's newest guard-gated luxury community — Tri Pointe Homes new construction from $1.55M, Red Rock Canyon views, and 24-hour security in Grand Park village — with live MLS data.
MEDIAN LIST PRICE (ZIP 89138)
$867K
LVR / GLVAR, June 2026
HOMES IN THE ENCLAVE
80+
Community records
ESTABLISHED
2023
Tri Pointe Homes
DAYS ON MARKET
33
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 Carlisle Peak at a Glance?
Carlisle Peak is a 45-acre guard-gated enclave in Grand Park village of Summerlin West, established in 2023 with 80-plus new-construction estates from $1.55M to $2M+. ZIP 89138 shows an $867,000 median list and 33-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this new-construction guard-gated address.
- The enclave: established in 2023 by Tri Pointe Homes — 45 guard-gated acres within Grand Park village, 80-plus homes, the newest guard-gated luxury in Summerlin West.
- The price ladder: $1.55M entry in the Classic Collection to $1.7M+ in the Grand Estate Collection and $1.8M+ in the Canyon View Collection — 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; Bonner Elementary 9/10. Verify CCSD zone before offering.
- Market pace: 33-day median from list to accepted offer across ZIP 89138 — reflects the luxury price point and new-construction buyer diligence timelines.
- Location: 8 minutes to Red Rock Canyon, 10 minutes to Downtown Summerlin, 25 minutes to the Strip via Summerlin Parkway.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Carlisle Peak Homes for Sale?
ZIP 89138 carried 366 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning the full range of Summerlin West properties; Carlisle Peak's guard-gated 80-plus-home enclave represents the new-construction luxury tier within that ZIP. The newest listings appear below, refreshed daily, and every active Carlisle Peak home is searchable in our live MLS portal.
NEW CONSTRUCTION$803,496HouseEst. $4,537/mo3 Beds3.5 Baths1,909 Sq. Ft.0.12 AcresBuilt in 2026368 Rockspray LaneLas Vegas, NV, 89138Summerlin Village 29 Parcel Ab Alton
NEWOPEN HOUSE$1,699,999HouseEst. $9,599/mo5 Beds5.5 Baths3,901 Sq. Ft.0.24 AcresBuilt in 20182720 Natural Rock DriveLas Vegas, NV, 89138Summerlin Village 26-Reverence Phase 1
NEWOPEN HOUSE$485,000HouseEst. $2,739/mo2 Beds2 Baths1,232 Sq. Ft.0.11 AcresBuilt in 2022933 Mayfield Manor LaneLas Vegas, NV, 89138Heritage at Stonebridge
NEW$520,000HouseEst. $2,936/mo3 Beds3.5 Baths1,592 Sq. Ft.0.09 AcresBuilt in 201912525 Skylight View StreetLas Vegas, NV, 89138Skye Knoll - Phase 3
NEW$1,299,000HouseEst. $7,335/mo4 Beds4.5 Baths3,203 Sq. Ft.0.19 AcresBuilt in 201712118 Cabo Rojo AvenueLas Vegas, NV, 89138Belmonte Phase 1
NEW$760,000HouseEst. $4,291/mo4 Beds3 Baths2,448 Sq. Ft.0.13 AcresBuilt in 200511425 Via Spiga DriveLas Vegas, NV, 89138Vista Verde At Summerlin
NEW$2,000,000HouseEst. $11,293/mo5 Beds7.5 Baths4,233 Sq. Ft.0.20 AcresBuilt in 2016408 Venticello DriveLas Vegas, NV, 89138Altura
PRICE DISTRIBUTION
How Many Carlisle Peak Homes Sell in Each Price Range?
Carlisle Peak spans $1.55M Classic Collection to $2M-plus Canyon View lots. ZIP 89138 shows an $867,000 median list per Las Vegas REALTORS June 2026 MLS data. The bands below model the ZIP's 366 active listings — Carlisle Peak guard-gated inventory clusters in the upper tiers, well above the ZIP median.
Browse Carlisle Peak Listings
How Can You Find a Carlisle Peak Home by Collection, Views & Price?
ZIP 89138's 366 active listings break down into three Carlisle Peak collections, 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 89138.
Which Carlisle Peak Collections Should You Explore?
Carlisle Peak's three internal collections differ by floor plan size, lot position, 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 · Entry Luxury · Family
Classic Collection
Large Floor Plans · 5–6 Bed · PrivacyGrand Estate Collection
Premium Lots · Red Rock Views · Best PositionsCanyon View Collection
Summerlin West · Mixed Price PointsGrand Park Village
Guard-Gated · Golf · EstablishedRed Rock Country Club
Master Plan · 20+ VillagesSummerlin
All Builders · All Price PointsNew Construction Las Vegas
Guard-Gated · Estates · ViewsLuxury Communities
By Property Type
By Price Range
Updated daily · 366 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Carlisle Peak Listings First?
Custom alerts by collection, view orientation, price, and beds — no spam, unsubscribe anytime. With only 80-plus homes in the enclave and Tri Pointe releasing lots in batches, the best-positioned Canyon View lots sell within days of each release announcement. 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
EDUCATION
9/10
10/10
9/10
10/10
How Are the Schools in Carlisle Peak, Summerlin?
Schools drive many Carlisle Peak purchases. Bonner Elementary rates 9/10 on GreatSchools, Sig Rogich Middle School rates 10/10 — the highest possible score — and Palo Verde High rates 8/10. Bishop Gorman and The Meadows School anchor the private tier nearby. Verify CCSD zoning before offering.
Top Rated
9/10
9/10Bonner ES
Zoned · Grand Park area
K-5680 Students18:1
9/10Doral Academy Red Rock
Charter · Summerlin West (10 min)
K-12950 Students18:1
10/10The Meadows School (Lower)
Private · Summerlin (15 min)
K-5400 Students12:1
9/10Faith Lutheran (Lower)
Private · Summerlin area (15 min)
K-5450 Students15:1
10/10Bishop Gorman (Lower)
Private · Summerlin adjacent (18 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 Carlisle Peak Families?
According to GreatSchools.org, Carlisle Peak zones into strong campuses in Nevada: Bonner Elementary rates 9/10, Sig Rogich Middle School rates 10/10 — the highest possible score — and Palo Verde High rates 8/10, with Bishop Gorman and The Meadows School 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 | $1.55M+ |
| 2 | Bishop Gorman HS | Private | 9-12 | 10/10 | Summerlin adjacent · 18 min | $1.55M+ |
| 3 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 15 min | $1.55M+ |
| 4 | Bonner ES | Public (zoned) | K-5 | 9/10 | Grand Park area | $1.55M+ |
| 5 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin West · 10 min | $1.55M+ |
SAFETY & CRIME
Is Carlisle Peak Safe?
Direct Answer
Yes. Carlisle Peak'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 current-generation security infrastructure installed since 2023 means systems are modern rather than retrofitted.
- Guard gate staffing and security patrolsCommunity security program
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- New construction — current-generation security systemsCommunity 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. Because Carlisle Peak opened in 2023, its security infrastructure is current-generation — purpose-built gate systems, surveillance equipment, and patrol protocols designed from the ground up rather than retrofitted onto aging infrastructure.
Beyond the gate, the residential character of Carlisle Peak's streets and its position in the far-western Summerlin corridor removes the arterial-road exposure that concentrates incidents in mixed-use areas. The high homeownership rate of approximately 98% per community records reflects the engaged, invested character typical of guard-gated new-construction communities.
For buyers wanting additional security intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data covering the Summerlin West area. The picture in Grand Park village is consistently well below valley-wide averages, with Carlisle Peak's controlled perimeter providing 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 Carlisle Peak, Summerlin?
The Answer
Carlisle Peak delivers guard-gated new-construction luxury at Summerlin's western frontier: 45 acres started in 2023, 24-hour staffed security, Tri Pointe Homes estates with Red Rock Canyon views, and Fox Hill Park steps from the gate. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation economics compelling.
What is Carlisle Peak known for?
Carlisle Peak is known as Summerlin West's newest and one of its only guard-gated new-construction luxury communities — the 2023 Tri Pointe Homes development that brought 24-hour staffed security, brand-new estates from $1.55 million, and Red Rock Canyon views to Grand Park village at a price point still below The Ridges.
Who should live in Carlisle Peak?
It fits high-income families wanting new construction with a 10/10-rated middle school zone, California relocators trading state income tax for guard-gated desert luxury, move-up buyers seeking new rather than vintage guard-gated construction, executives wanting privacy with Strip access, and investors targeting the narrow niche of guard-gated new-construction Summerlin appreciation.
What is daily life like?
Mornings run Fox Hill Park's zip-line trails or head 8 minutes west to Red Rock Canyon for a sunrise hike, afternoons work from a contemporary open-plan home office, and evenings reach Downtown Summerlin in 10 minutes for dining and shopping — returning through the 24-hour guarded gate to views of the Spring Mountains.
Location
Where Is Carlisle Peak
Carlisle Peak anchors the guard-gated luxury tier of Grand Park village in Summerlin West, along the far-western rim of Las Vegas near the Red Rock Canyon interface. About 45 acres. Roughly 20–25 miles from the Strip.
Red Rock Canyon
8
Min
Downtown Summerlin
10
Min
Fox Hill Park
2
Min
Strip
25
Min
Airport
35
Min
Carlisle Peak
At a Glance$867,000
Median List Price (ZIP 89138)
$814,500
Median Sold (past 100 days)
366
Active Listings (ZIP 89138)
33
Days on Market
- Setting
- Guard-gated luxury, Grand Park village
- Acreage
- ~45 acres
- Homes
- 80+
- Established
- 2023
- Developer
- Tri Pointe Homes
- Collections
- 3 (Classic, Grand Estate, Canyon View)
- Security
- 24-hour guard gate + patrols
- Park Nearby
- Fox Hill Park (2 min), Grand Park (future)
- Retail
- Downtown Summerlin (10 min)
- Sunshine
- 300 days/year
- Schools
- Sig Rogich MS 10/10 (GreatSchools)
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Carlisle Peak Score for Livability?
Carlisle Peak earns top marks for new-construction quality, security, and outdoor access, with honest trade-offs on the evolving village character and higher price point. Below is our category-by-category report card — the same six factors our agents walk through with every relocating luxury buyer before a first Carlisle Peak tour.
Grade A+: Safety
24-hour guard gate, security patrols, perimeter walls, and current-generation security infrastructure since 2023. Las Vegas tracks below national violent-crime averages per FBI UCR comparisons.
Grade A: Schools
Bonner Elementary rates 9/10, Sig Rogich Middle 10/10, and Palo Verde High 8/10 on GreatSchools. The Meadows School and Bishop Gorman anchor the private tier nearby.
Grade B: Cost of Living
Entry from $1.55M with $300–$700/mo HOA dues — meaningful but justified by guard-gate staffing and new-construction quality. Nevada's zero income tax offsets carrying costs significantly.
Grade A: Amenities
Fox Hill Park 2 minutes away, Downtown Summerlin's 125+ shops and restaurants 10 minutes, Red Rock Canyon 8 minutes — a luxury lifestyle footprint with no private club mandated.
Grade A+: Outdoor Access
Direct trail connectivity to the Summerlin trail system toward Red Rock Canyon, Fox Hill Park's zip-line playground, and 195,819 acres of protected conservation land to the west.
Grade B+: Commute
Summerlin Parkway puts the Strip about 25 minutes away and Harry Reid Airport about 35 via I-215 South — longer than east-side addresses, 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 Carlisle Peak a good place to live in Summerlin?
Yes — by every guard-gated new-construction measure, Carlisle Peak is one of Summerlin West's most compelling addresses. It pairs 24-hour staffed security, a 10/10-rated middle school zone, Red Rock Canyon views, and brand-new Tri Pointe estates from $1.55 million with 8-minute access to the canyon and 10-minute access to Downtown Summerlin. Trade-offs: $300–$700 monthly HOA dues, a 35-minute airport commute, and a village still maturing around it. Nevada's zero income tax sweetens every luxury relocation to Carlisle Peak.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Carlisle Peak?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Carlisle Peak — the parent city holds 656,274 residents with a median household income of $66,820. Community records place Carlisle Peak at 250-plus residents across 80-plus households, with an estimated average household income above $275,000 and a 98% homeownership rate.
The Census does not break Carlisle Peak 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, high-income professionals moving into new construction rather than taking on a vintage resale, and families drawn specifically by the 9/10 and 10/10-rated school zones in Summerlin West.
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 (Carlisle Peak is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Carlisle Peak Area Growing?
Carlisle Peak itself is still building out — the 80-plus-home enclave began sales in 2023 — 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 West is among the fastest-growing portions of the master plan, keeping demand pressure on the narrow guard-gated new-construction supply that Carlisle Peak represents.
656,274Las Vegas city residents (Census)
80+Homes in Carlisle Peak enclave
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Inside Carlisle Peak, growth means the enclave itself is still completing its 80-plus-home build-out, while the surrounding Grand Park village adds residents at pace. Guard-gated new construction in this price band is structurally rare — every new Summerlin West buyer who wants that combination encounters the same thin supply, which supports both release pricing and early resale values.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Carlisle Peak separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Carlisle Peak Score for Livability?
Carlisle Peak pairs A-grade security, a 10/10-rated middle school zone, and premium outdoor access with honest trade-offs: $300–$700 monthly HOA dues, a 35-minute airport commute, and a Grand Park village still maturing around the enclave. The rings below break the composite into the six categories luxury buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 90A
Overall Livability
- 93A
Schools (zoned)
- 96A+
Safety
- 70B
Cost of Living
- 86B+
Amenities
- 95A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Carlisle Peak Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89138 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89138 is broader than Carlisle Peak's 80-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
$790K–$820K monthly band; $814,500 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
29–42 day monthly range; 33 median over the last 100 days — consistent with luxury new-construction buyer diligence timelines
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Thin volume consistent with an 80-home enclave in active build-out — individual transactions move the ZIP-level median significantly
vs May 2025
Source: Las Vegas REALTORS
The long view: Carlisle Peak'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.
33
MEDIAN DAYS ON MARKET
$867K
ZIP-AREA MEDIAN LIST
366
ACTIVE LISTINGS (ZIP 89138)
< 1 hr
OUR RESPONSE TIME
ACTIVE LUXURY MARKET
Get matched with a
Carlisle Peak specialist.
Market Competitiveness
How competitive is Carlisle Peak right now?
Carlisle Peak is supply-constrained and in active build-out — ZIP 89138 recorded 33 median days on market over the past hundred days per Las Vegas REALTORS. Guard-gated new construction attracts qualified buyers, and prime Canyon View lots draw competing offers at each release. With only 80 homes, this functions more like a reservation list than a traditional resale market.
72Competitive
- 33 daysMedian days on market (sold, 100d)
- 80+Total homes in enclave (in build-out)
- 366Active listings (ZIP 89138, June 2026)
- $368/sqftMedian sold price per sq ft
Is Carlisle Peak Right for You?
Who Should Buy a Home in Carlisle Peak?
Carlisle Peak is a focused new-construction luxury play — three collections spanning $1.55M Classic family estates to $2M+ Canyon View premium lots with Red Rock Canyon views, all behind a 24-hour guard gate built in 2023. Six buyer profiles below match lifestyles to collections, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Carlisle Peak Collections Fit Your Buyer Type?
Luxury Families
- Sig Rogich MS 10/10 and Bonner ES 9/10 — strongest school zone in Summerlin West
- Classic Collection family floor plans from 3,500 square feet
- Fox Hill Park 2 minutes away for active kids
- Verify CCSD zone before offering
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Guard-gated new construction at a fraction of coastal price
- Remote-work lifestyle with Strip access 25 minutes away
- Nevada DMV within 30 days; registration within 60
New-Construction Luxury Buyers
- Canyon View Collection for the best Red Rock Canyon lot positions
- Grand Estate Collection for the largest floor plans at 4,800–5,200 square feet
- No renovation risk — current-generation finishes throughout
- Compare Tri Pointe plan releases against premium-lot pricing before selecting
Move-Up Buyers
- Trade up to guard-gated new construction from non-gated Summerlin
- No deferred maintenance or 2000s vintage renovation budget
- Contemporary open-plan design versus older closed-plan resales
- Compare Canyon View Collection against The Ridges resale in same outing
Investors
- $6,000–$10,000/mo luxury rental demand from corporate relocators
- Guard-gated new construction is structurally scarce — thin competing supply
- 10/10 school zone anchors tenant quality and long-term demand
- Short-term rentals tightly regulated — plan for long-term holds
High-Income Professionals
- 25-minute Strip commute via Summerlin Parkway to I-15
- 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 above $726,200
Best Fit For
- California relocators — a guard-gated new-construction estate at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- School-driven luxury families — Bonner Elementary 9/10, Sig Rogich Middle 10/10, and Palo Verde High 8/10 — the strongest zoned school run in Summerlin West.
- New-construction buyers — Tri Pointe quality, contemporary desert architecture, and current-generation finishes — no renovation budget or deferred-maintenance risk.
- Move-up buyers — guard-gated Summerlin West security from $1.55M — Carlisle Peak Classic lets buyers enter the gated tier in brand-new construction.
- Outdoor enthusiasts — the closest guard-gated new-construction address to Red Rock Canyon — 8 minutes to the Scenic Loop and Fox Hill Park 2 minutes from the gate.
- Luxury investors — a building 80-home market with strong corporate-tenant demand and a school-zone-driven long-term retention argument.
Ready to explore homes in Carlisle Peak? Our team knows every collection, lot position, and release schedule in Grand Park village.
Start Your Home SearchPros
- 24-hour guard gate and security patrols — current-generation infrastructure purpose-built for the community since 2023
- Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score, zoned for Carlisle Peak addresses
- Red Rock Canyon 8 minutes from the gate — permanently protected western views and trail access
- Fox Hill Park 2 minutes away — zip lines, adventure playground, disc golf, and trails at no cost
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Brand-new construction — no renovation risk, no deferred maintenance, current-generation finishes throughout
- Narrow niche: guard-gated new construction in Summerlin is extremely limited and difficult to replicate
Honest Considerations
- Price floor at $1.55M with $300–$700/mo HOA dues — one of the higher combined carrying costs in Summerlin West
- Airport commute is 35 minutes via I-215 South — longer than east-side Las Vegas addresses
- Village still maturing: Grand Park amenities are newer and still arriving; established village character takes years to develop
- Very thin resale inventory: with only 80-plus homes, comparable sales for appraisal can be limited — work with a jumbo lender experienced in this ZIP
- Jumbo financing required for all purchases — lender qualification stricter than conforming-loan range
- Extreme summer heat — 108°F+ stretches July through September, like all of the Las Vegas Valley
Collection Comparison
How Do Carlisle Peak's 3 Collections Compare?
A like-for-like comparison of Carlisle Peak's three internal collections — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-collection figures are Nevada Real Estate Group-modeled slices of the ZIP 89138 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Classic Collection | ~$1,600,000 | ~$360 | 30 | ~6 | Entry Guard-Gated · Family |
| Grand Estate Collection | ~$1,800,000 | ~$375 | 33 | ~5 | Large Floor Plans · Luxury Family |
| Canyon View Collection | ~$1,950,000 | ~$395 | 38 | ~4 | Premium Lots · Red Rock Views |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89138) — per-collection medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Collection Deep Dive
What's Inside Carlisle Peak's Top Collections?
Submarket 1
Classic Collection
The most accessible collection in Carlisle Peak — well-appointed family homes from 3,500 to 4,200 square feet, four to five bedrooms, contemporary desert finishes, and the full guard-gate security package at a relative entry point inside the enclave.
Browse Classic Collection homes →~$1.6MMedian Price
30Days on Market
~6Active Listings
~$360Price / Sq Ft
Submarket 2
Grand Estate Collection
Tri Pointe's largest floor plans in the community — 4,800 to 5,200-plus square feet with five to six bedrooms, multi-car garages, and gourmet kitchens. Built for the buyer who wants scale without compromising contemporary design.
Browse Grand Estate Collection homes →~$1.8MMedian Price
33Days on Market
~5Active Listings
~$375Price / Sq Ft
Submarket 3
Canyon View Collection
Premium lots at the western edge of Carlisle Peak with the most direct Red Rock Canyon and Spring Mountains views — and the highest price points in the community. The view premium here is real and structurally permanent given the conservation area to the west.
Browse Canyon View Collection homes →~$1.95MMedian Price
38Days on Market
~4Active Listings
~$395Price / Sq Ft
Submarket 4
Grand Park Village Amenity Corridor
The lifestyle engine that makes Carlisle Peak's address compelling: Fox Hill Park 2 minutes from the gate, Red Rock Canyon 8 minutes west, Downtown Summerlin's 125-plus shops and restaurants 10 minutes east, and the Summerlin trail system connecting residents directly toward the canyon. Owning in Carlisle Peak gives access to this entire village amenity footprint plus the future Grand Park community park.
Browse Grand Park Village Amenity Corridor homes →8 minTo Red Rock Canyon
10/10Sig Rogich MS Rating
2 minTo Fox Hill Park
10 minTo Downtown Summerlin
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Carlisle Peak
collection fits your lifestyle?
BY ZIP CODE
What Does the Carlisle Peak Market Look Like Across ZIP 89138?
Carlisle Peak sits within ZIP 89138, but that ZIP encompasses a broad range of Summerlin West properties beyond the 80-home guard-gated enclave. The table below presents the ZIP as a single area corridor, with an honest note about how Carlisle Peak's guard-gated new-construction premium sits well above the ZIP-wide median per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Summerlin West — Grand Park village · Carlisle Peak · Stonebridge · non-gated Summerlin West neighborhoods | $867,000 | ~$368 | 33 | 366 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $867,000 ZIP median blends Carlisle Peak's guard-gated premium ($1.55M–$2M+) with lower-priced Summerlin West non-gated inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Carlisle Peak Real Estate?
Eight numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, or GreatSchools — capture Carlisle Peak at a glance: an $867,000 ZIP-area median, 33 median days on market, 80-plus homes behind a 24-hour guard gate, and a 10/10-rated middle school in a 2023 Tri Pointe Homes community.
$867,000
Median list price across ZIP 89138 (Summerlin West), June 2026.
Las Vegas REALTORS
$814,500
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
33
Median days from list to accepted offer — consistent with luxury new-construction buyer diligence timelines in the valley.
LVR / GLVAR, June 2026
80+
Homes in the Carlisle Peak enclave — a supply-constrained guard-gated new-construction community in active build-out.
Community records
45
Guard-gated acres established in 2023 by Tri Pointe Homes in Grand Park village of Summerlin West.
Community records
10/10
GreatSchools rating at Sig Rogich Middle School — the highest possible score, zoned for Carlisle Peak.
GreatSchools.org
$1.55M
Entry price for guard-gated new-construction luxury in Carlisle Peak Classic — a narrow price niche in Summerlin West.
Community records / LVR
$66,820
Median household income in Las Vegas city, the parent municipality — Carlisle Peak residents average far above this figure.
U.S. Census QuickFacts
WHY CARLISLE PEAK
Why Does Carlisle Peak Stand Apart From Its Peers?
Carlisle Peak occupies ground no older community can claim: guard-gated new construction with a 10/10 school zone at its price point in Summerlin West. Each advantage below ties to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census Bureau, GreatSchools, and Las Vegas REALTORS — so every claim is checkable.
- Community records / Tri Pointe Homes
Guard-gated new construction from $1.55M
Established 2023 by Tri Pointe Homes — 24-hour staffed gate and brand-new construction in Grand Park village, where guard-gated new builds are genuinely rare.
- Nevada Department of Taxation
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for most relocating California luxury buyers at this income level.
- GreatSchools.org
10/10-rated middle school zone
Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score, zoned for Carlisle Peak addresses in Summerlin West.
- Community records / NPS
Red Rock Canyon 8 minutes away
West Charleston Boulevard puts 195,819 acres of protected conservation land 8 minutes from the gate — the closest guard-gated new-construction Summerlin address to this outdoor amenity.
- Las Vegas REALTORS / GLVAR, June 2026
Narrow market niche with structural scarcity
Guard-gated new construction in Summerlin is extremely limited — Carlisle Peak's 80-home enclave occupies a niche that cannot easily be replicated at this location and price point.
WHY BUY IN CARLISLE PEAK
What Are the Top 10 Reasons to Buy a Home in Carlisle Peak?
Carlisle Peak's case rests on guard-gated new-construction scarcity: Summerlin West's newest 24-hour-staffed enclave, property taxes set at purchase price on new builds with annual growth capped at 3% under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, a 10/10-rated middle school zone, and estates from $1.55M to $2M+. Ten sourced reasons follow.
Guard-gated new construction from $1.55M
Established 2023 by Tri Pointe Homes — 24-hour staffed gate and modern security in Grand Park village of Summerlin West.
Community records
Zero state income tax
Nevada levies no personal income tax — immediate six-figure annual savings for most California luxury relocators.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs, and new construction sets the basis at purchase price with no reset surprise.
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 8 minutes away
West-facing lots and Summerlin trail connectivity put 195,819 acres of protected conservation land 8 minutes from the gate.
Community records / NPS
Tri Pointe Homes build quality
Contemporary desert architecture, open floor plans, indoor-outdoor living design, and current-generation finishes — no renovation budget needed.
Tri Pointe Homes
Fox Hill Park steps away
Zip lines, adventure playground, disc golf, and trails at Fox Hill Park are approximately 2 minutes from the gate — an immediate outdoor amenity rare in luxury enclaves.
Community records
Downtown Summerlin 10 minutes away
125-plus shops, restaurants, and a seasonal events lawn serving as the lifestyle hub for the Summerlin West corridor.
Community records
Grand Park village infrastructure
Newest roads, utilities, and a future community park planned as one of Summerlin's largest when complete — modern village living, not aging infrastructure.
Howard Hughes Corporation
Scarcity-protected value
Guard-gated new construction in Summerlin is structurally rare — Carlisle Peak's 80-home enclave cannot be replicated at this address as Grand Park village finishes out.
U.S. Census / community records
New Construction
Who Builds New Homes In and Around Carlisle Peak?
Tri Pointe Homes builds exclusively within Carlisle Peak — 80-plus residences across three collections on 45 acres. Active Summerlin West and Grand Park villages offer additional new construction from multiple builders at a range of price points. Verify current communities and incentives directly with builder sales offices before writing an offer.
Luxury New Construction
Tri Pointe Homes
Exclusive builder in Carlisle Peak — design-forward contemporary desert estates
Luxury Move-Up
Toll Brothers
Luxury production throughout Summerlin West and adjacent villages
Family & Mid-Market
Lennar
Volume builder with active Summerlin West presence at lower price points
Family & Active Adult
Pulte / Del Webb
Active-adult and family production west of the 215
Family
Richmond American
Accessible new builds within 20 minutes of Carlisle Peak
Outdoor Recreation
What Outdoor Amenities Does Carlisle Peak Offer?
Fox Hill Park is 2 minutes from the guard gate, the Summerlin trail system connects toward Red Rock Canyon 8 minutes west, and 195,819 protected acres are permanently visible from Canyon View lots. The City of Las Vegas maintains parks throughout Summerlin West, giving Carlisle Peak one of the strongest outdoor footprints among new-construction Summerlin enclaves.
2 MIN
Fox Hill Park
~20 acresZip lines · Adventure playground · Disc golf · TrailsFree
One of Summerlin West's signature parks — zip lines, adventure playground, disc golf course, paved trails, and picnic areas. Rare to have this caliber of outdoor amenity within minutes of a guard-gated luxury enclave.
IN-COMMUNITY
Grand Park (Future)
~25 acres (planned)Community park · Fields · Trails · PlaygroundFree
Planned as one of Summerlin's largest community parks when complete — multi-use fields, playground, trail connections, and open space adjacent to the Carlisle Peak community boundary.
IN-COMMUNITY
Summerlin Trail System
Connected networkWalking · Running · Cycling · Dog-friendlyFree
Paved multi-use trails threading through Grand Park village and connecting westward toward Red Rock Canyon — Carlisle Peak residents have direct trail access from the enclave.
8 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 8 minutes west via Charleston Blvd. Permanently protected — the view cannot be developed.
10 MIN
Downtown Summerlin
Open-air campusEvents · Dining · Shopping · FitnessFree
125-plus shops, restaurants, and a seasonal events lawn that hosts concerts, outdoor fitness classes, and farmers markets — Carlisle Peak's social hub 10 minutes via Summerlin Parkway.
30 MIN
Spring Mountains National Recreation Area
316,000 acresSkiing · Hiking · CampingNPS fee
Mount Charleston and Lee Canyon ski resort about 30 minutes north — Nevada's mountain escape and the coolest natural retreat in Clark County during summer months.
The Carlisle Peak Lifestyle
What Does a Weekend in Carlisle Peak Look Like?
Three everyday moods within minutes of the gate: a sunrise hike into Red Rock Canyon, a zip-line morning with the kids at Fox Hill Park, and a dinner at Downtown Summerlin — with the City of Las Vegas's parks system and Summerlin's trail network threading the whole western rim together.
45Guard-Gated Acres
2023Year Established
8Min to Red Rock Canyon
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Carlisle Peak Homes This Weekend?
Open houses in Carlisle Peak require advance coordination — no walk-up access through the 24-hour guard gate. With 80-plus homes and a 33-day median pace, releases move quickly. Set up instant alerts, browse ZIP 89138 inventory, or call (702) 637-1759 and our team coordinates gate access and current Tri Pointe release pricing.
Quick Answer
What does an HOA cost in Carlisle Peak?
Carlisle Peak carries two HOA layers: the Summerlin master association fee and the sub-association fee for 24-hour guard-gate staffing, patrols, and perimeter maintenance. Combined, they typically run $300 to $700 per month. Pull the full resale or builder package — current dues, reserve fund status, transfer fees, and any pending special assessments — before your inspection contingency or builder-contract rescission deadline expires.
Moving to Carlisle Peak
Should I Move to Carlisle Peak in Summerlin?
High-income households from California find that brand-new guard-gated luxury priced beyond reach on the coast is attainable in Summerlin West. 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 in a new-construction community, finances most Carlisle Peak relocations.
Why California Luxury Buyers Are Choosing Carlisle Peak
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. Carlisle Peak adds the guard-gated new-construction argument California's coastal enclaves cannot answer at this price: 24-hour staffed security, Tri Pointe Homes floor plans from $1.55 million, Red Rock Canyon views 8 minutes from the gate, and Summerlin Parkway access that puts the Strip about 25 minutes away.
At a $2 million budget, Los Angeles buyers are looking at a conventional resale home in a competitive suburb without gates, views, or new-construction quality. That same budget in Carlisle Peak secures a brand-new estate with 4–6 bedrooms, contemporary desert architecture, Red Rock Canyon views, and 24-hour guard-gated security inside Summerlin West — with Fox Hill Park next door, Sig Rogich Middle School zoned at 10/10, and Nevada's zero income tax stretching every dollar further.
According to Las Vegas REALTORS, the median list price across ZIP 89138 is $867,000. 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 below national violent-crime averages, and GreatSchools rates Sig Rogich Middle School — the zoned campus — at 10/10, the highest possible score.
Carlisle Peak runs on Summerlin's economic engine: the Summerlin West corridor feeds healthcare, retail, and professional-services employment, while the broader Las Vegas metro's hospitality, technology, and financial sectors support the high-income households who want guard-gated new construction on the western rim. Red Rock Canyon tourism and the trail economy also sustain meaningful local hospitality and recreation spending.
Cost of Living Snapshot — Carlisle Peak, 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 new-construction estate at $1.55M here easily exceeds $5M in a comparable coastal gated community.
| Metric | Carlisle Peak, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated New Construction Entry | $1.55M (Carlisle Peak) | $4M+ 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 | 35 min (Harry Reid via I-215) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Carlisle Peak Rental Market — Rent vs. Own
Luxury single-family homes in the Summerlin West guard-gated corridor typically rent for $6,000–$10,000 per month, with Carlisle Peak new-construction estates commanding premiums at the top of that band. Rental vacancy in guard-gated Summerlin communities runs exceptionally low — tenant demand from corporate relocators and high-income professionals keeps inventory thin. Short-term rentals are tightly regulated in Las Vegas — confirm association rules before underwriting nightly income on any Carlisle Peak property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Already planning a luxury relocation to Summerlin West? Our team specializes in new-construction guard-gated communities — virtual estate tours, gate coordination for showings, builder-contract review referrals, jumbo financing introductions, and closing support without requiring multiple cross-country trips.
Start Your Luxury Relocation SearchRELOCATION TIMELINE
How to relocate to Carlisle Peak in 8 steps
From first research to keys-in-hand, here's the 8-14 month timeline most Carlisle Peak buyers follow on new construction. 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 collection and set a budget
Decide which Carlisle Peak you are buying: $1.55M Classic family estates, $1.7M Grand Estate large floor plans, or $1.8M-plus Canyon View premium lots with Red Rock Canyon views. Each collection carries different lot premiums, floor plan sizes, and HOA sub-layer nuances.
Get pre-approved — jumbo aware
All Carlisle Peak 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 — new-construction builder contracts often require pre-approval letters within days of selecting a lot.
Hire a new-construction specialist
Builder contracts are written to protect the builder, not the buyer. Lot position, view orientation, HOA sub-association layer, and finish options all drive significant value differences. An agent who knows Grand Park village and has builder-contract experience saves real money.
Coordinate gate access and lot walk
All visits require advance gate coordination through a licensed agent or Tri Pointe sales representative. Nevada Real Estate Group handles gate arrangements for every Carlisle Peak showing and lot-walk appointment. Call (702) 637-1759 to schedule.
Select lot and sign the builder contract
Canyon View lots sell fastest during releases — have your financing, agent, and purchase parameters set before the release date. The builder contract includes design-center timelines, build-schedule milestones, and allowable change-order windows.
Design center and construction oversight
Tri Pointe's design-center appointment happens shortly after contract signing — this is where finish selections drive value. Budget an independent inspector for pre-drywall and pre-closing walkthroughs; builder inspectors represent the builder, not you.
Rate-lock, appraisal, and final walk
Nevada closes through escrow companies; new-construction closings follow the completion schedule. Jumbo lenders offer extended-rate-lock programs for new construction — compare float-down options and extension fees before committing to a lock period of 8-plus months.
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 Carlisle Peak Economy?
Carlisle Peak residents work across the Strip and convention economy, Summerlin-area healthcare and retail sectors, and technology and financial-services firms whose executives prize guard-gated new construction and a 10/10-rated school zone. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically resilient, with Summerlin West incomes well above the county median.
$275K+Estimated avg household income, Carlisle PeakCommunity records / demographic estimates
98%Homeownership rate in Carlisle PeakCommunity records
125+Shops and restaurants at Downtown SummerlinCommunity records
25 minTo Strip employment centers via Summerlin PkwyVia Summerlin Parkway to I-15
Top Carlisle Peak-Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 25 minutes from Carlisle Peak via Summerlin Parkway to I-15 south
- Downtown Summerlin retail and hospitality125-plus shops, restaurants, and services 10 minutes from Carlisle Peak — immediate-area employer for many residents
- Summerlin Hospital Medical CenterMajor healthcare employer within the Summerlin North corridor, approximately 15 minutes from the gate
- Las Vegas Ballpark and entertainment venuesSports-venue and events employment adjacent to Downtown Summerlin, 10 minutes from Carlisle Peak
- Howard Hughes Corporation corporate officesDeveloper and ongoing Grand Park and Summerlin West master-plan operator with area administrative presence
- Nevada financial and legal services sectorHigh-income professionals in banking, law, and wealth management concentrate in Summerlin West new construction
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Carlisle Peak Compare to The Ridges, Red Rock Country Club & Non-Gated Summerlin?
Carlisle Peak wins on new-construction quality and guard-gated entry from $1.55M. The Ridges leads on ultra-luxury scale and golf prestige; Red Rock Country Club on established gated-golf character. Side-by-side metrics below, updated June 2026 — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Carlisle Peak | The Ridges | Red Rock CC | Summerlin West (non-gated) |
|---|---|---|---|---|
| Entry Price | $1.55M | $2M+ | $1.2M+ | $550K |
| Guard-Gated | Yes — 24/7 staffed | Yes — 24/7 staffed | Yes — 24/7 staffed | No |
| HOA Monthly | $300–$700 | $500–$1,200 | $400–$900 | $80–$200 |
| ZIP Median List | $867K (89138) | $867K (89138) | $867K (89138) | $867K (89138) |
| Days on Market | 33 | Similar | 33+ | 30 |
| Homes in Community | 80+ (new) | Multiple phases | 1,700+ | N/A (open) |
| Construction | New (2023) | Resale only | Resale only | Mix |
| Middle School Zone | Sig Rogich 10/10 | Various 8–10/10 | Sig Rogich 10/10 | Various 8–10/10 |
| Best For | New-build guard-gated · 10/10 MS | Trophy estates · Golf | Golf · Established · Luxury | 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 Carlisle Peak separately. Last updated June 2026.
Cost of Ownership
What Will Carlisle Peak Cost You Each Month?
A $1.55 million entry-level Carlisle Peak purchase runs about $9,700 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the luxury Summerlin West corridor, and budget the HOA layers that make Carlisle Peak's carrying costs transparent before you offer.
Payment Estimator
Estimate Your Carlisle Peak Payment
$9,388
Estimated Monthly Payment
- Principal & Interest$8,250
- Property Tax$788
- 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 Carlisle Peak right now?
Guard-gated Summerlin West 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-plus year holds, an 80-home enclave with guard-gated new-construction scarcity tilts the math decisively toward owning.
OWN (20% DOWN, 7%)
$9,761 / mo
- Principal & Interest (20% down)
- $8,261
- Property Tax (~0.6%)
- $775
- Homeowners Insurance
- $225
- HOA (master + sub-association)
- $500
- PMI (waived at 20% down)
- $0
5-year net cost:~$360,000
Equity built:~$480,000
RENT (CARLISLE PEAK-TIER MEDIAN)
$7,500 / mo
- Median Carlisle Peak-Tier Rent
- $7,500
- Renters Insurance
- $60
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$490,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $1.55 million Carlisle Peak 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 $480,000 in total equity while the renter exits with none. An 80-home guard-gated enclave with no competing new supply after build-out 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, $500/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer
Carlisle Peak operates two HOA layers — the Summerlin master association and the sub-association — and dues vary by collection and property. Verify exact combined dues, reserves, transfer fees, and any special-assessment history with the builder package or resale package during escrow.
Summerlin Master Association
$50–$100 / mo
Summerlin West Association (master)
$50–$100
Includes:
Trail system maintenance, village parks, community events calendar, master-plan governance
Carlisle Peak Sub-Association
$250–$600 / mo
Carlisle Peak sub-association (all collections)
$250–$600
Includes:
24-hour guard gate, security patrols, perimeter wall maintenance, community landscaping, common-area upkeep
Combined Total (estimate)
$300–$700 / mo
Typical combined HOA (all collections)
$300–$700
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 Carlisle Peak?
Summerlin Parkway is the primary artery, connecting Carlisle Peak to I-215 and the Strip in about 25 minutes — and Downtown Summerlin 10 minutes east handles most daily errands without a freeway. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data, and Carlisle Peak residents heading to Summerlin-area employers typically run under 15 minutes.
Drive Times from Carlisle Peak
- 2 minFox Hill ParkCommunity connector
- 8 minRed Rock Canyon NCAW Charleston Blvd west
- 10 minDowntown SummerlinSummerlin Pkwy east
- 15 minSummerlin HospitalSummerlin Pkwy
- 25 minLas Vegas StripSummerlin Pkwy → I-15 south
- 30 minDowntown Las VegasUS-95 south
- 35 minHarry Reid Intl AirportI-215 South
- 30 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 a Carlisle Peak home?
New-construction closings follow the Tri Pointe build schedule — typically 8 to 14 months from contract to closing. Resale transactions in ZIP 89138 close in 30 to 45 days through Nevada escrow companies. Cash buyers close faster. Compare jumbo extended-lock programs and float-down fees before committing to a rate-lock early in the build cycle.
Quick Answer
What down payment do you need to buy in Carlisle Peak?
Most Carlisle Peak buyers put down 20% to 30%, and a meaningful share are cash purchasers. At the $1.55 million entry point, 20% down is $310,000; jumbo loans above the $726,200 conforming limit require strong debt-to-income ratios, six to twelve months of liquid reserves, and full asset documentation. VA loans allow zero down for eligible veterans even above the conforming limit with full entitlement — confirm eligibility before ruling it out on a new-construction purchase.
Carlisle Peak FAQ — 18 Answers
What Do Carlisle Peak Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in Carlisle Peak?
Homes in Carlisle Peak start at approximately $1.55 million and extend past $2 million for premium lots with upgraded finishes. All homes are new construction by Tri Pointe Homes, running roughly 3,500 to 5,200-plus square feet with four to six bedrooms. With only 80-plus homesites on 45 acres, lot selection drives final pricing — get on current release lists early if a view lot matters to your decision.
Is Carlisle Peak guard-gated?
Yes — Carlisle Peak is one of the few guard-gated communities within Grand Park village in Summerlin West. Most of Grand Park is gated but not staffed, so a 24-hour guard gate here is genuinely scarce among new Summerlin construction. HOA fees of $300–$700 monthly fund gate staffing, security patrols, and the Summerlin master association. All visitors are verified at entry; showings require advance gate coordination through a licensed agent.
Who builds homes in Carlisle Peak?
Tri Pointe Homes is the exclusive builder throughout Carlisle Peak. Floor plans span approximately 3,500 to 5,200-plus square feet with four to six bedrooms, gourmet kitchens, multi-car garages, and contemporary desert architecture built around indoor-outdoor living. Tri Pointe is recognized for design and finish quality, and Carlisle Peak reflects that standard. Compare available plan releases and premium-lot pricing before selecting your homesite.
What village is Carlisle Peak in?
Carlisle Peak sits within Grand Park village, part of the Summerlin West Association — the newest, westernmost area of the Summerlin master plan. Grand Park is Summerlin's most actively developing village, with the newest infrastructure and an adjacent future community park planned as one of Summerlin's largest when complete. Buying here means early-phase village living, with amenities still arriving rather than fully mature surroundings.
How close is Carlisle Peak to Red Rock Canyon?
Red Rock Canyon National Conservation Area is approximately 8 minutes west via West Charleston Boulevard, and the Summerlin trail system provides direct connectivity for hiking and cycling toward the canyon. The 195,819-acre conservation area cannot be developed, so the western outlook is permanently protected. If trail access and mountain views drive your purchase decision, prioritize western-facing lots during release selection.
What are HOA fees in Carlisle Peak?
HOA fees in Carlisle Peak typically run $300 to $700 per month, combining the Summerlin master association fee with the sub-association charges that fund the 24-hour guard gate and community maintenance. That is a meaningful premium over non-guarded Summerlin neighborhoods — it is the ongoing cost of scarce guard-gated new construction. Request the full fee breakdown, reserve fund status, and transfer-fee schedule alongside your builder contract before signing.
Is Carlisle Peak a good investment?
Carlisle Peak benefits from genuine scarcity: guard-gated new construction in Summerlin is rare, and this community pairs that scarcity with the Summerlin brand, Red Rock Canyon proximity, and Tri Pointe build quality at $1.55M–$2M-plus. Nevada's zero state income tax and the 3% primary-residence property-tax cap strengthen the long-hold case. As a 2023-vintage community, early resales versus original contract prices will be the key metric to watch.
What ZIP code is Carlisle Peak in?
Carlisle Peak is in ZIP code 89138, in the Summerlin West area of Las Vegas. Home prices range from $1.55 million to over $2 million across the 45-acre, 80-plus-home community. When setting listing alerts, pair 89138 with a Carlisle Peak or Grand Park keyword filter — the ZIP also covers Stonebridge and other Summerlin West villages at very different price points, so filtering matters.
How does the guard gate entry process work at Carlisle Peak?
Residents enter using transponders or access codes; guests must be pre-approved by the homeowner or called in at the gatehouse, and service providers follow the community's vendor access policy. The gate is staffed 24 hours a day, seven days a week. Factor gate clearance into every showing, builder appointment, or construction-stage visit — entry is verified each time, including visits with Tri Pointe representatives.
Can buyers tour Carlisle Peak without a real estate agent?
Unaccompanied visitors are not admitted through the guard gate. Prospective buyers must be accompanied by a licensed agent who coordinates entry in advance or by a Tri Pointe sales representative for new-construction appointments. Nevada Real Estate Group arranges all gate access for showings at Carlisle Peak and throughout Summerlin West. Call (702) 637-1759 to schedule a showing, lot walk, and current release pricing review in one visit.
What security features are included beyond the guard gate?
Beyond 24-hour staffed gate access, Carlisle Peak includes controlled vehicle entry, perimeter walls, security patrols, and entry-point surveillance infrastructure. Because the community is new construction started in 2023, all security systems are current-generation rather than retrofitted or aging. Ask Tri Pointe Homes and the association for the complete security specification during your new-construction contract review period.
Are there custom home lots available in Carlisle Peak?
Carlisle Peak is not a custom-lot program — Tri Pointe Homes builds all 80-plus residences, with buyers selecting from set floor plans, lot positions, and structured finish options. For ground-up custom builds nearby in Summerlin West, Nevada Real Estate Group can compare custom-lot programs against Carlisle Peak's production-luxury path based on your budget, timeline, and design priorities.
What is the resale value trend for Carlisle Peak homes?
Guard-gated communities in Summerlin have historically outperformed the broader Las Vegas market on value retention and appreciation. Carlisle Peak compounds that structural advantage with just 80-plus homes, Summerlin brand strength, and Tri Pointe build quality. As a 2023-vintage community, the resale record is young — but early resales versus original contract prices and any appreciation since closing are the metrics Nevada Real Estate Group tracks for buyers considering this address.
What property taxes are like in Carlisle Peak?
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 a $1.55 million new-construction purchase, budget approximately $7,750 to $10,850 annually before any abatement. New construction in Nevada sets assessed value at purchase price, so the tax bill is transparent from closing — no post-sale reset surprise unlike long-held resale properties.
What should I know before buying in Carlisle Peak?
Four factors move real money at Carlisle Peak. First, lot position: western-facing Canyon View Collection lots command $200,000-plus premiums over comparable plan footprints without Red Rock Canyon views. Second, HOA dues: $300–$700 monthly across two association layers — confirm exact dues and reserves before signing. Third, builder timeline: new construction from Tri Pointe runs 8–14 months from contract to close; build rate fluctuations matter. Fourth, release sequencing: 80-plus total homesites means prime lots sell early — get on the list before a release opens.
What down payment do you need to buy in Carlisle Peak?
Most Carlisle Peak buyers put down 20% to 30%, and a meaningful share are cash purchasers. At the $1.55 million entry point, 20% down is $310,000; jumbo loans above the $726,200 conforming limit require strong debt-to-income ratios, six to twelve months of liquid reserves, and full documentation. VA loans allow zero down for eligible veterans even above the conforming limit with full entitlement — confirm eligibility before ruling it out.
How long does it take to close on a Carlisle Peak home?
New-construction closings at Carlisle Peak follow the Tri Pointe build timeline — typically 8 to 14 months from contract to closing. Resale transactions in the area close in 30 to 45 days under Nevada's escrow-company system. Cash purchases can close faster. During construction, jumbo lenders lock rates differently than conforming loans — confirm rate-lock options and extension fees with your lender before signing the builder contract.
How does Carlisle Peak compare to The Ridges in Summerlin?
The Ridges is Summerlin's ultra-luxury resale-only tier starting above $2 million with Bear's Best golf course frontage and decades of established landscaping. Carlisle Peak delivers new construction at $1.55M entry, contemporary floor plans, and current-generation finishes without the resale-vintage risk — but without a golf course or the mature-enclave character. Both are guard-gated. The trade-off is new versus established, not quality versus quality.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Carlisle Peak?
Eight questions Carlisle Peak buyers search on Google and AI assistants — answered with specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools. Every number links to a primary source you can verify.
Is Carlisle Peak part of Las Vegas or Summerlin?
Both — Carlisle Peak is a guard-gated enclave within Grand Park village of Summerlin West, inside the incorporated boundaries of the City of Las Vegas. Mailing addresses say Las Vegas, NV 89138. "Summerlin" is the master plan name; "Carlisle Peak" is the specific guard-gated new-construction community by Tri Pointe Homes within it.
What ZIP code does Carlisle Peak use?
ZIP 89138 — the Summerlin West ZIP covering Grand Park village, Stonebridge, and surrounding neighborhoods. Drive times from this ZIP run 8 minutes to Red Rock Canyon, 10 minutes to Downtown Summerlin, and 25 minutes to the Strip via Summerlin Parkway.
Is Carlisle Peak the same as The Ridges?
No — The Ridges is Summerlin's ultra-luxury resale community at $2 million to $20 million-plus featuring Bear's Best golf by Jack Nicklaus. Carlisle Peak is a separate guard-gated new-construction enclave in Grand Park village with a $1.55 million entry and Tri Pointe Homes as the builder. Both are guard-gated and both zone into Sig Rogich Middle School at 10/10.
How new are homes in Carlisle Peak?
Carlisle Peak opened in 2023, making all homes 1–3 years old as of 2026. New construction means buyers inherit no deferred maintenance, no aged systems approaching replacement, and current-generation finishes throughout — a meaningful advantage over resale properties in the same price range.
Does Carlisle Peak have a community pool?
Most individual Carlisle Peak estates include resort-style private pools as a standard or option at this price point. There is no community pool or shared clubhouse within the Carlisle Peak sub-association — amenities are private rather than shared, consistent with the guard-gated luxury new-construction model.
Is Carlisle Peak walkable?
Within the enclave and to Fox Hill Park, yes — quiet interior streets and the adjacent park make walking practical. Downtown Summerlin 10 minutes east 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 Carlisle Peak from Red Rock Canyon?
Approximately 8 minutes west via West Charleston Boulevard — the closest guard-gated new-construction Summerlin address to the conservation area. The 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing are all accessible for a morning workout before returning through the gate.
Is Carlisle Peak a good investment?
The fundamentals are favorable: guard-gated new construction in Summerlin is structurally rare, the 80-home enclave cannot expand after build-out, the 10/10 school zone anchors tenant and resale demand, and the Summerlin brand continues attracting high-income buyers. Returns depend on collection, lot position, and the specific purchase price — ask Nevada Real Estate Group for Grand Park 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 guard-gated new construction across Summerlin West, Grand Park village, and beyond. Direct builder relationships with Tri Pointe Homes, 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 a Carlisle Peak Real Estate Expert?
6,225+ closed transactions and $4.1B+ in volume since 2009. In an 80-home new-construction enclave where lot position, collection selection, builder-contract terms, and HOA layers drive real value differences, knowing the specifics matters. Call (702) 637-1759 or tell us what you need and we'll find your Carlisle Peak home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Carlisle Peak?
Compare Carlisle Peak with neighboring Summerlin guard-gated communities and nearby Las Vegas addresses. Each card pairs the drive time with price positioning, so you can judge whether trading Carlisle Peak's new-construction quality for The Ridges' golf prestige or Red Rock Country Club's established character actually buys you more lifestyle for the money.
A–Z INDEX
Which Carlisle Peak and Grand Park Village Communities Can You Explore A–Z?
Grand Park village contains multiple guard-gated and non-gated communities beyond Carlisle Peak, with new neighborhoods still opening as the village builds out. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, builder pricing, and school zoning for any Grand Park village address on request.
C
- Carlisle Peak Classic Collection
- Carlisle Peak Grand Estate Collection
- Carlisle Peak Canyon View Collection
F
- Fox Hill Park (2 min, Grand Park village)
G
- Grand Park community park (future)
R
- Red Rock Country Club (8 min, guard-gated golf)
S
- Stonebridge (adjacent Summerlin West village)
- Summerlin West Association (parent master plan)
KEEP LEARNING
What Else Should You Read About Carlisle Peak and Summerlin?
These guides extend the research most Carlisle Peak 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 Carlisle Peak's ZIP 89138 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 Carlisle Peak Data Come From?
Every number here comes from a primary or government source, refreshed monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89138 is broader than Carlisle Peak's 80-home enclave — area figures are labeled accordingly, and per-collection medians are modeled estimates. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89138 (Summerlin West). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Carlisle Peak is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the Summerlin West area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and new-construction tax-basis records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences; new construction sets basis at purchase price. leg.state.nv.us
- Nevada Department of Taxation — Confirmation of Nevada's zero personal income tax for relocation cost comparisons. tax.nv.gov
- 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 Bonner Elementary 9/10, Sig Rogich Middle 10/10, and Palo Verde High 8/10. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Clark County School District (CCSD) — School zoning boundaries and enrollment data for Grand Park village Summerlin West area. ccsd.net
- 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