8/10Red Rock Elementary
Zoned · The Hills South area
K-5620 Students18:1
The Hills South, Summerlin
Corte Bella Homes For Sale
Nevada's #1 team for Corte Bella real estate. Search Summerlin's guard-gated family-luxury enclave — homes from $600K to $1.5M, top school zoning, and 24-hour security in The Hills South village — with live MLS data.
MEDIAN LIST PRICE (ZIP 89135)
$1.05M
LVR / GLVAR, June 2026
HOMES IN THE ENCLAVE
350+
Community records
ESTABLISHED
2000
Howard Hughes Corporation
DAYS ON MARKET
29
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 Corte Bella at a Glance?
Corte Bella is a 70-acre guard-gated enclave in The Hills South village of Summerlin South, established in 2000 with 350-plus homes from $600K to $1.5M. ZIP 89135 shows a $1,050,000 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 2000 by Howard Hughes Corporation — 70 guard-gated acres within The Hills South village, 350+ homes, 20-plus years of mature desert landscaping.
- The price ladder: $600K entry in Corte Bella Classic to $750K+ in Corte Bella Grande and $1M+ in Corte Bella 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 89135 — 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 Corte Bella Homes for Sale?
ZIP 89135 carried 322 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning a wide range of Summerlin South properties; Corte Bella's guard-gated 350-home enclave represents the family-luxury tier within that ZIP. The newest listings appear below, refreshed daily, and every active Corte Bella home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Corte Bella Homes Sell in Each Price Range?
Corte Bella pricing spans $600,000 in the Classic section to $1.5 million in the Estates tier. ZIP 89135 shows a $1,050,000 median list price per Las Vegas REALTORS June 2026 MLS data. The bands below show how 322 active ZIP 89135 listings distribute by price, with guard-gated inventory in the upper tiers.
Browse Corte Bella Listings
How Can You Find an Corte Bella Home by Section, Type & Price?
ZIP 89135's 322 active listings break down into three Corte Bella 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 89135.
Which Corte Bella Sections Should You Explore?
Corte Bella's three internal sections differ by home size, finishes, 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 · Family
Corte Bella Classic
Guard-Gated · Mid-Range · FamilyCorte Bella Grande
Guard-Gated · Premium · LuxuryCorte Bella Estates
Summerlin South · 4 Gated EnclavesThe Hills South Village
Premium Guard-Gated · Golf ProximityCountry Club Hills
Master Plan · 20+ VillagesSummerlin
Guard-Gated · Golf · ViewsRed Rock Country Club
Guard-Gated · TPC Summerlin FrontageTournament Hills
By Property Type
By Price Range
Updated daily · 135 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Corte Bella Listings First?
Custom alerts by section, view orientation, price, and beds — no spam, unsubscribe anytime. With only 350 homes in the enclave and a 17-day median market pace, well-priced Corte Bella 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
EDUCATION8/10 
10/10
10/10
9/10
10/10
How Are the Schools in Corte Bella, Summerlin?
Schools are a defining reason buyers choose Corte Bella over other guard-gated communities. Red Rock Elementary rates 8/10, Sig Rogich Middle School rates 10/10 — 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.
8/10Top Rated
9/10
9/10Doral Academy Red Rock
Charter · Summerlin (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 Corte Bella Families?
According to GreatSchools.org, Corte Bella 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 South | $600,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | 10/10 | Summerlin adjacent · 15 min | $600,000+ |
| 3 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 12 min | $600,000+ |
| 4 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin South | $600,000+ |
| 5 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $600,000+ |
SAFETY & CRIME
Is Corte Bella Safe?
Direct Answer
Yes. Corte Bella'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
- Over two 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. Corte Bella's security program has operated for over two 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 Corte Bella'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 88% 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 South area, and the Clark County Sheriff records supplement city reporting. The picture in The Hills South village is consistently well below valley-wide averages, with Corte Bella'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 Corte Bella, Summerlin?
The Answer
Corte Bella delivers guard-gated family-luxury at Summerlin's most accessible price: 70 acres established in 2000, 24-hour staffed security, traditional and Mediterranean homes from $600K, and TPC Summerlin minutes away. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
What is Corte Bella known for?
Corte Bella is known as The Hills South village's most accessible guard-gated community — the 2000 Howard Hughes Corporation development that brought 24-hour staffed security and family-focused homes from $600K to The Hills South without the $900K+ entry point of Country Club Hills or Tournament Hills.
Who should live in Corte Bella?
It fits families seeking guard-gated security and a 10/10-rated middle school zone, move-up buyers stepping above non-gated Summerlin without reaching Country Club Hills pricing, California relocators trading state income tax for desert affordability, 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 Corte Bella
Corte Bella is a guard-gated enclave within The Hills South village of Summerlin South, along the western rim of Las Vegas near TPC Summerlin and Red Rock Canyon. About 70 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
Corte Bella
At a Glance$1,050,000
Median List Price (ZIP 89135)
$796,000
Median Sold (past 100 days)
322
Active Listings (ZIP 89135)
29
Days on Market
- Setting
- Guard-gated family-luxury, The Hills South village
- Acreage
- ~70 acres
- Homes
- 350+
- Established
- 2000
- Developer
- Howard Hughes Corporation
- Sections
- 3 (Classic, Grande, 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 Corte Bella Score for Livability?
Corte Bella earns top marks for security, school zones, and amenity access, with honest trade-offs on HOA carrying costs 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 buyer before a first Corte Bella tour.
Grade A+: Safety
24-hour guard gate, security patrols, perimeter walls, and mature-enclave operations since 2000. 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 $600K with $250–$600/mo HOA dues — one of the lighter guard-gated fee loads in Summerlin. 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 twelve minutes west, and Hills Park nearby. Exceptional outdoor access for a guard-gated Summerlin South community.
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 Corte Bella a good place to live in Summerlin?
Yes — by every guard-gated measure, Corte Bella is one of Summerlin's most accessible and compelling addresses. It pairs 24-hour staffed security, a 10/10-rated middle school zone, traditional and Mediterranean homes from $600,000, and five-minute access to Downtown Summerlin. The honest trade-offs: $250–$600 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 relocation to Corte Bella.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Corte Bella?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Corte Bella — the parent city holds 656,274 residents with a median household income of $66,820. Community records place Corte Bella itself at 1,100-plus residents across 350-plus households, with an average household income estimated above $175,000 and an 88% homeownership rate.
The Census does not break Corte Bella 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 (Corte Bella is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Corte Bella Area Growing?
Corte Bella itself is built out — the 350-plus home enclave completed its development in the early 2000s — 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 Corte Bella's finite guard-gated supply.
656,274Las Vegas city residents (Census)
350+Homes in Corte Bella enclave
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Inside Corte Bella, growth means turnover, not expansion: the 350-home enclave is built out, so every new Summerlin resident seeking guard-gated 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 Corte Bella separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Corte Bella Score for Livability?
Corte Bella pairs A-grade security, a 10/10-rated middle school zone, and solid outdoor access with honest trade-offs: $250–$600 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 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 Corte Bella Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89135 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89135 is broader than Corte Bella's 350-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; $796,000 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 350-home enclave — individual transactions move the ZIP-level median significantly
vs May 2025
Source: Las Vegas REALTORS
The long view: Corte Bella'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.
29
MEDIAN DAYS ON MARKET
$1.05M
ZIP-AREA MEDIAN LIST
322
ACTIVE LISTINGS (ZIP 89135)
< 1 hr
OUR RESPONSE TIME
FAST LUXURY MARKET
Get matched with an
Corte Bella specialist.
Market Competitiveness
How competitive is Corte Bella right now?
Corte Bella is a fast, supply-constrained luxury market — sold homes across ZIP 89135 averaged 17 median days over the past hundred days per Las Vegas REALTORS data. Guard-gated Summerlin enclaves with Red Rock Canyon views attract motivated, qualified buyers; well-priced homes draw competing offers. The limited 350-home supply means inventory clears quickly when properties are priced correctly.
78Competitive
- 17 daysMedian days on market (sold, 100d)
- 350+Total homes in enclave (built out)
- 135Active listings (ZIP 89135, June 2026)
- $386/sqftMedian sold price per sq ft
Is Corte Bella Right for You?
Who Should Buy a Home in Corte Bella?
Corte Bella is a focused family-luxury play — three sections spanning $600K Corte Bella Classic entry homes to $1M+ Corte Bella Estates premium residences, all behind a 24-hour guard gate. Six buyer profiles below match lifestyles to sections, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Corte Bella Sections Fit Your Buyer Type?
Luxury Families
- Sig Rogich MS 10/10 — best zoned middle in The Hills South
- Corte Bella Classic and Grande for family floor plans
- Hills Park and Summerlin trail access for active kids
- Verify CCSD zone before offering
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Guard-gated home from $600K — fraction of coastal price
- Remote-work lifestyle with Strip access 20 minutes away
- Nevada DMV within 30 days; registration within 60
Move-Up Buyers
- Corte Bella Grande and Estates for larger floor plans
- Traditional and Mediterranean finishes from original builders
- Trade up from non-gated Summerlin without leaving the master plan
- Compare Country Club Hills and Tournament Hills 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 350-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 home at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- School-driven 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 $600K — Corte Bella Classic lets buyers enter the gated tier without reaching Country Club Hills pricing.
- Empty nesters and retirees — resort-style privacy, Red Rock Canyon views, and Downtown Summerlin dining without the maintenance burden of a full estate.
- Investors — a built-out 350-home market with strong family-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 Corte Bella? Our team knows every section, price tier, and school zone in The Hills South village.
Start Your Home SearchPros
- 24-hour guard gate and security patrols — one of The Hills South village's established gated enclaves since 2000
- Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score, zoned for Corte Bella addresses
- Most accessible guard-gated entry in The Hills South from $600K — traditional and Mediterranean homes 2,200 to 4,500 sq ft
- Five minutes to Downtown Summerlin's 125+ shops and restaurants, adjacent to TPC Summerlin
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Built-out scarcity: 350 homes, no new supply, increasing demand from Summerlin's continued growth
- Family-focused community character — 70 acres of mature landscaping and settled neighborhood identity
Honest Considerations
- Price floor at $600K with $250–$600/mo HOA dues — verify both master and sub-association fee in escrow
- Airport commute is 30 minutes via I-215 South — longer than east-side Las Vegas addresses
- No on-site amenities within the gate: no community pool, clubhouse, or tennis courts shared by residents
- Thin inventory: with only 350 homes, the selection at any time is limited — patience is part of the Corte Bella buying process
- Conventional or jumbo financing required — lender qualification varies by purchase price
- Extreme summer heat — 108°F+ stretches July through September, like all of the Las Vegas Valley
Section Comparison
How Do Corte Bella's Three Sections Compare?
A like-for-like comparison of Corte Bella'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 89135 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Corte Bella Classic | ~$700,000 | ~$290 | 17 | ~8 | Entry Guard-Gated · Family |
| Corte Bella Grande | ~$900,000 | ~$310 | 18 | ~7 | Mid-Range · Family Floor Plans |
| Corte Bella Estates | ~$1,200,000 | ~$340 | 22 | ~5 | Premium Lots · Enhanced Upgrades |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89135) — per-section medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Section Deep Dive
What's Inside Corte Bella's Top Sections?
Submarket 1
Corte Bella Classic
The most accessible section of Corte Bella — well-appointed family homes from 2,200 to 2,800 square feet with quality finishes, quiet streets, mature landscaping, and the full 24-hour guard-gate security package.
Browse Corte Bella Classic homes →~$700KMedian Price
17Days on Market
~8Active Listings
~$290Price / Sq Ft
Submarket 2
Corte Bella Grande
The most popular section of Corte Bella for families with children — well-appointed homes from 2,800 to 3,500 square feet, the most sought-after floor plans in the enclave, and the same guard-gate security as the premium tiers.
Browse Corte Bella Grande homes →~$900KMedian Price
18Days on Market
~7Active Listings
~$310Price / Sq Ft
Submarket 3
Corte Bella Estates
The largest homes in Corte Bella — 3,500 to 4,500 square feet with enhanced upgrades and premium lot positions. The top tier within the enclave, with views and finishes that command the community's highest resale premiums.
Browse Corte Bella Estates homes →~$1.2MMedian Price
22Days on Market
~5Active Listings
~$340Price / Sq Ft
Submarket 4
The Hills South Village Amenity Corridor
The lifestyle engine that makes Corte Bella's address so compelling: TPC Summerlin's PGA Tour course adjacent to the village, Downtown Summerlin's 125+ shops and restaurants five minutes away, and the Summerlin Trail System connecting residents toward Red Rock Canyon. Owning in Corte Bella gives access to this entire Hills South village amenity footprint.
Browse The Hills South 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 Corte Bella
section fits your lifestyle?
BY ZIP CODE
What Does the Corte Bella Market Look Like Across ZIP 89135?
Corte Bella sits entirely within ZIP 89135, but that ZIP encompasses a range of Summerlin South properties beyond the 350-home guard-gated enclave. The table below presents the ZIP as a single area corridor, with an honest note about how Corte Bella's guard-gated pricing sits within the ZIP-wide median range per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Summerlin South — The Hills South village · Corte Bella · Non-gated Hills South neighborhoods | $1,050,000 | ~$386 | 29 | 135 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $1,050,000 ZIP median blends Corte Bella's guard-gated homes ($600K–$1.5M) with non-gated Hills South neighborhood inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Corte Bella Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or GreatSchools — capture Corte Bella faster than any brochure: a $1,050,000 ZIP-area median, 17 median days on market, 350-plus homes on 70 guard-gated acres, and a 10/10-rated middle school in a community established in 2000.
$1,050,000
Median list price across ZIP 89135 (Summerlin South area), June 2026.
Las Vegas REALTORS
$796,000
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
350+
Homes in the Corte Bella enclave — a built-out, supply-constrained guard-gated community.
Community records
70
Guard-gated acres in The Hills South village of Summerlin South, established in 2000 by Howard Hughes Corporation.
Community records
10/10
GreatSchools rating at Sig Rogich Middle School — the highest possible score, zoned for Corte Bella.
GreatSchools.org
$600K
Entry price for guard-gated Summerlin family-luxury in Corte Bella Classic — the most accessible gated entry in The Hills South.
Community records / LVR
$66,820
Median household income in Las Vegas city, the parent municipality — Corte Bella residents average far above.
U.S. Census QuickFacts
WHY CORTE BELLA
Why Does Corte Bella Stand Apart From Its Peers?
From the guard-gate pedigree to the 10/10 school zone, Corte Bella 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 family-luxury from $600K
Established in 2000 by Howard Hughes Corporation — the 24-hour staffed gate and 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 350-home enclave is built out — no new supply can dilute it while Las Vegas and Summerlin continue adding residents who want exactly what Corte Bella delivers.
WHY BUY IN CORTE BELLA
What Are the Top 10 Reasons to Buy a Home in Corte Bella?
Corte Bella'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 homes from $600K to $1.5M. Ten sourced reasons follow.
Guard-gated security from $600K
Established 2000 by Howard Hughes Corporation — 24-hour staffed gate and patrols in The Hills South village of Summerlin South.
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
Premium lots in Corte Bella Estates
Top-tier lots in Corte Bella Estates deliver the community's finest positions with enhanced upgrades and views.
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
20-plus years of established desert landscaping — a community character that no new development can fast-track.
Howard Hughes Corporation / Community records
TPC Summerlin golf nearby
Adjacent PGA Tour venue — world-class golf without a mandatory membership inside Corte Bella 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 350-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 Corte Bella?
Corte Bella is built out — 350-plus estates completed in the early 2000s, 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 Corte Bella'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 Summerlin South villages
Family
Richmond American
Accessible new builds within 20 minutes
Outdoor Recreation
What Outdoor Amenities Does Corte Bella Offer?
Trail access, a national conservation area, and a world-class golf venue — Corte Bella's outdoor footprint punches far above its 70-acre size. The City of Las Vegas maintains parks across Summerlin South, the Summerlin Trail System connects toward Red Rock Canyon, and TPC Summerlin is adjacent to The Hills South village.
NEARBY
Hills Park
~12 acresPlayground · Courts · Trails · PicnicFree
The village park serving Hills South residents — basketball courts, playground, walking trails, open fields, and picnic areas within minutes of Corte Bella's gate.
IN-COMMUNITY
Summerlin Trail System
Connected networkWalking · Running · Cycling · Dog-friendlyFree
Paved multi-use trails threading through The Hills South and connecting west toward Red Rock Canyon — Corte Bella 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 Corte Bella 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 — Corte Bella'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 Corte Bella Lifestyle
What Does a Weekend in Corte Bella 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.
70Guard-Gated Acres
2000Year Established
125+Downtown Summerlin Shops
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Corte Bella Homes This Weekend?
Open houses in Corte Bella require advance coordination — no walk-up access through the 24-hour guard gate. With 350 total homes and a 17-day median market pace, listings move fast. Set up instant alerts, browse ZIP 89135 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 Corte Bella?
Corte Bella carries two HOA layers: the Summerlin master association fee and Corte Bella's sub-association fee for 24-hour guard-gate staffing, patrols, and perimeter maintenance. Combined, they typically run $250 to $600 per month depending on the specific home and section. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
Moving to Corte Bella
Should I Move to Corte Bella 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 Corte Bella relocations.
Why California Luxury Buyers Are Choosing Corte Bella
The tax math is decisive: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves over $24,000 per year in state income taxes alone. Corte Bella adds the guard-gated family-luxury argument California's coastal suburbs can't match at anywhere near the price: 24-hour staffed security, traditional and Mediterranean homes from $600,000 to $1.5 million, and the Summerlin Parkway connection that makes the Strip twenty minutes from the gate.
At a $900,000 budget, coastal buyers are looking at a modest home in a competitive suburb without gates or school-zone guarantees. That same budget in Corte Bella secures a well-appointed guard-gated home with resort-style pool, three to five bedrooms, and a 10/10-rated middle school zone inside The Hills South village of Summerlin — with Downtown Summerlin's 125+ shops and restaurants five minutes from the gate, TPC Summerlin adjacent, and Nevada's zero income tax stretching every dollar further.
According to Las Vegas REALTORS, the median list price across ZIP 89135 is $1,050,000. 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.
Corte Bella 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 — Corte Bella, 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 | Corte Bella, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Entry Point | $600K (Corte Bella) | $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.
Corte Bella Rental Market — Rent vs. Own
Family homes in the Summerlin South guard-gated corridor typically rent for $3,500–$6,500 per month, with Corte Bella Estates homes commanding premiums at the top of that band. Rental vacancy in guard-gated Summerlin communities is consistently low — tenant demand from families prioritizing school zoning keeps inventory thin. Short-term rentals are tightly regulated in Las Vegas — confirm rules before underwriting nightly income on any Corte Bella 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 Corte Bella in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Corte Bella 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 Corte Bella you are buying: $600K–$750K Classic entry homes, $750K–$1M Grande family floor plans, or $1M+ Estates premium residences. Each section carries different finishes, home sizes, and HOA sub-layer structures.
Get pre-approved — know your tier
Classic section purchases may fall under the $726,200 conforming limit; Grande and Estates sections often require jumbo financing. Work with a lender who can fully underwrite reserves and debt ratios before you tour — clean offers win in a 17-day-median market.
Hire an Corte Bella specialist
HOA sub-association layer, section tier, and school-zone verification all drive significant value differences between otherwise similar homes. An agent who knows The Hills South 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 Corte Bella and Hills South showing — call (702) 637-1759 to schedule.
Write and negotiate the offer
Well-priced Grande and Estates homes can attract multiple offers. Classic section homes give slightly more room for inspection-based negotiation. Get comps from Hills South closed sales before setting your offer price.
Inspection, HOA docs, and appraisal
Age the diligence to the home: 2000-era construction means roofs, HVAC, and pool equipment approaching 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 Corte Bella Economy?
Corte Bella 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.
$175K+Estimated avg household income, Corte BellaCommunity records / demographic estimates
88%Homeownership rate in Corte BellaCommunity records
125+Shops and restaurants at Downtown SummerlinCommunity records
20 minTo Strip employment centers via Summerlin PkwyVia Summerlin Parkway
Top Corte Bella-Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 20 minutes from Corte Bella's gate via Summerlin Parkway
- Downtown Summerlin retail and hospitality125+ shops, restaurants, and services five minutes from Corte Bella — immediate-area employer
- Summerlin Hospital Medical CenterMajor healthcare employer within the Summerlin South corridor, approximately 10 minutes from the gate
- TPC Summerlin and Las Vegas BallparkGolf course operations, events, and sports-venue employment adjacent to The Hills South 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 throughout Summerlin South
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Corte Bella Compare to Country Club Hills, The Ridges & Non-Gated Summerlin?
If you are weighing Corte Bella against other Summerlin addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Corte Bella wins on accessible guard-gated entry and school-zone quality, Country Club Hills on larger estates, The Ridges on golf prestige — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Corte Bella | Country Club Hills | The Ridges | Summerlin (non-gated) |
|---|---|---|---|---|
| Entry Price | $600K | $900K+ | $2M+ | $450K |
| Guard-Gated | Yes — 24/7 staffed | Yes — 24/7 staffed | Yes — 24/7 staffed | No |
| HOA Monthly | $250–$600 | $400–$900 | $500–$1,200 | $50–$250 |
| ZIP Median List | $1.05M (89135) | $1.05M (89135) | $867K (89138) | $728K area |
| Days on Market | 17 | Similar | 33 | 21 |
| Homes in Enclave | 350+ | Est. 200+ | 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 (adjacent) | TPC Summerlin (adjacent) | Bear's Best (in-community) | TPC Summerlin nearby |
| Best For | Accessible guard-gated · 10/10 MS | Larger estates · Golf proximity | 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 Corte Bella separately. Last updated June 2026.
Cost of Ownership
What Will Corte Bella Cost You Each Month?
A $700,000 Corte Bella Classic purchase runs about $4,900 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 Corte Bella's carrying costs transparent before you offer.
Payment Estimator
Estimate Your Corte Bella Payment
$4,432
Estimated Monthly Payment
- Principal & Interest$3,726
- Property Tax$356
- 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 Corte Bella 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 350-home enclave with fixed supply and growing demand tilts the math decisively toward owning.
OWN (20% DOWN, 7%)
$4,656 / mo
- Principal & Interest (20% down)
- $3,731
- Property Tax (~0.6%)
- $350
- Homeowners Insurance
- $150
- HOA (master + sub-association)
- $425
- PMI (waived at 20% down)
- $0
5-year net cost:~$180,000
Equity built:~$210,000
RENT (CORTE BELLA-TIER MEDIAN)
$4,500 / mo
- Median Corte Bella-Tier Rent
- $4,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$295,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $700,000 Corte Bella 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 $210,000 in total equity while the renter exits with none. A built-out 350-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, $425/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer
Corte Bella operates two HOA layers — the Summerlin master association and Corte Bella'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 South Association (master)
$50–$100
Includes:
Trail system maintenance, village parks, community events calendar, master-plan governance
Corte Bella Sub-Association
$200–$500 / mo
Corte Bella Classic sub-association
$200–$350
Includes:
24-hour guard gate, security patrols, perimeter wall maintenance, community landscaping
Corte Bella Grande and Estates sub-associations
$300–$500
Includes:
All Classic inclusions plus enhanced common-area maintenance for larger home tiers
Combined Total (estimate)
$250–$600 / mo
Typical combined HOA (all sections)
$250–$600
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 Corte Bella?
Summerlin Parkway is the primary artery, connecting Corte Bella 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 Corte Bella residents heading to Summerlin-area employers typically run under 15 minutes.
Drive Times from Corte Bella
- 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 Corte Bella home?
Most Corte Bella 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 Corte Bella?
Most Corte Bella buyers put down 20% to 25%, and many are cash purchasers. At the $700,000 Classic entry, 20% down is $140,000; purchases above the conforming limit ($726,200) require jumbo financing with 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.
Corte Bella FAQ — 18 Answers
What Do Corte Bella Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Corte Bella?
Corte Bella homes range from approximately $600,000 in the Classic section to $1.5 million in the Estates tier. ZIP 89135 carried a $1,050,000 median list price in June 2026 per Las Vegas REALTORS. Sizes run 2,200 to 4,500 square feet across traditional and Mediterranean styles built around 2000.
Is Corte Bella in Summerlin guard-gated?
Yes. Corte Bella is guard-gated with a 24-hour staffed entry gate and security patrols — one of four gated enclaves within The Hills South village of Summerlin South. 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 Corte Bella tour.
What village is Corte Bella in?
Corte Bella sits within The Hills South village of the Summerlin South Association — the village known for its concentration of guard-gated enclaves including Country Club Hills, Eagle Hills, and Tournament Hills. Village placement in Summerlin shapes your master-association structure, school zones, and amenity access. The Hills South 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 Corte Bella in?
Corte Bella is in ZIP 89135, Summerlin South, Las Vegas. Drive times from the gate run about 5 minutes to Downtown Summerlin, 12 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 $1,050,000 per Las Vegas REALTORS; Corte Bella homes range from $600K to $1.5M within that ZIP.
What schools serve Corte Bella?
Corte Bella is zoned for Clark County School District campuses: Red Rock Elementary (8/10 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 Corte Bella?
HOA fees in Corte Bella typically run $250 to $600 per month, combining the Summerlin master association fee with Corte Bella'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 Corte Bella compare to Country Club Hills in Summerlin?
Country Club Hills ($900K–$3M+) is the village's premium enclave with larger custom estates near TPC Summerlin; Corte Bella ($600K–$1.5M) delivers the identical guard-gated security and the same school zoning in family-focused homes of 2,200 to 4,500 square feet. If your budget tops out under $1.5 million, Corte Bella is the play. 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 Corte Bella?
Corte Bella 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 Corte Bella?
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 Corte Bella 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 Hills South gated enclaves, including Corte Bella, Country Club Hills, and Tournament Hills, so you can compare multiple communities in one outing. Call (702) 637-1759 to schedule a showing.
What security features does Corte Bella include beyond the guard gate?
Corte Bella'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 Corte Bella?
Rarely. Corte Bella completed its build-out around 2000 with 350-plus homes across 70 acres, 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 Corte Bella lot if one becomes available.
What is the resale value trend for Corte Bella homes?
Guard-gated Summerlin communities have historically outperformed the broader Las Vegas market on value retention and appreciation, and Corte Bella's fundamentals are structurally sound: limited 350-home supply, 20-plus years of mature desert landscaping that newer communities cannot replicate, a $600K entry to guard-gated living in The Hills South, and the 10/10-rated Sig Rogich Middle School zone. Ask Nevada Real Estate Group for recent Hills South closed sales before writing an offer.
What property taxes are like in Corte Bella?
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 Corte Bella 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 Corte Bella?
Four factors move real money in Corte Bella. First, view orientation: elevated west-facing lots command premiums of $100,000 or more over comparable lots without Red Rock views, so price the orientation specifically. Second, HOA dues: the combined master and sub-association fee runs $300–$800 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 Corte Bella?
Most Corte Bella buyers put down 20% to 25%, and many are cash purchasers. At the $700,000 Classic entry, 20% down is $140,000; purchases above the conforming limit ($726,200) require jumbo financing with 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.
What does an HOA cost in Corte Bella?
Corte Bella carries two HOA layers: the Summerlin master association fee and Corte Bella's sub-association fee for 24-hour guard-gate staffing, patrols, and perimeter maintenance. Combined, they typically run $250 to $600 per month depending on the specific home and section. 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 Corte Bella home?
Most Corte Bella 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 Corte Bella?
These are the eight queries Corte Bella 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 Corte Bella part of Las Vegas or Summerlin?
Both — Corte Bella is a guard-gated enclave within The Hills South village of Summerlin South, inside the incorporated boundaries of the City of Las Vegas. Mailing addresses say Las Vegas, NV 89135. "Summerlin" is the master plan name; "Corte Bella" is the specific guard-gated community within it.
What ZIP code does Corte Bella use?
ZIP 89135 — the Summerlin South ZIP covering The Hills South village and surrounding neighborhoods. Drive times from the gate run 5 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon, and 20 minutes to the Strip via Summerlin Parkway.
Is Corte Bella the same as Country Club Hills?
No — Country Club Hills is the premium guard-gated enclave in The Hills South village with larger estates from $900K to $3M+. Corte Bella is a separate guard-gated enclave in the same village with a $600K entry — a meaningful price difference while sharing the same school zone and central Summerlin South location.
How old are homes in Corte Bella?
Corte Bella was established in 2000, making its homes approximately 24-25 years old as of 2026. That vintage means many homes are approaching first major system cycles — HVAC, roofing, pool equipment — and some owners have already updated. Budget a thorough inspection and price accordingly.
Does Corte Bella have a pool?
Most individual estates in Corte Bella 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 Corte Bella sub-association; amenities are private rather than shared, which is typical of guard-gated Summerlin enclaves at this scale.
Is Corte Bella 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 Corte Bella 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 Corte Bella a good investment?
The fundamentals are favorable: a built-out 350-home enclave with no new supply, a 10/10-rated middle school zone that anchors tenant and resale demand, and a Summerlin South address whose broader master plan continues adding residents who want exactly what Corte Bella delivers. Returns depend on section and the specific purchase price — ask Nevada Real Estate Group for recent Hills South 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 Corte Bella Classic, Grande, and Estates sections, Country Club Hills, Tournament Hills, 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
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Henderson, Summerlin, Las Vegas, North Las Vegas
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6,225+ closed transactions and $4.1B+ in volume since 2009. In a 350-home enclave where view orientation, 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 Corte Bella home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Corte Bella?
Compare Corte Bella 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 Corte Bella's accessible entry for Country Club Hills' larger estates or The Ridges' golf prestige actually buys you more lifestyle for the money.
A–Z INDEX
Which Corte Bella and Hills South Communities Can You Explore A–Z?
The Hills South village contains multiple guard-gated enclaves beyond Corte Bella — including Country Club Hills, Eagle Hills, and Tournament Hills. 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 Hills South address on request.
C
- Corte Bella Classic
- Corte Bella Grande
- Corte Bella Estates
- Country Club Hills (premium, The Hills South)
E
- Eagle Hills (guard-gated, The Hills South)
H
- Hills Park (village park, nearby)
T
- Tournament Hills (guard-gated, The Hills South)
- TPC Summerlin (PGA Tour course, adjacent)
KEEP LEARNING
What Else Should You Read About Corte Bella and Summerlin?
These guides extend the research most Corte Bella 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 Corte Bella's ZIP 89135 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 Corte Bella Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. One honesty note: ZIP 89135 is broader than the 350-home Corte Bella enclave — so area statistics are labeled as such, and per-section figures are modeled estimates from active-listing review. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89135 (Summerlin South area). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Corte Bella is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the Summerlin South 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