Top Rated
8/10
8/10Carolyn S. Reedom ES
Zoned · Summerlin North Area
K-5580 Students18:1
Summerlin, Las Vegas
Summerlin North Area Homes For Sale
Nevada's #1 team for Summerlin North Area real estate. Search Summerlin's original established villages — the Arbors, Crossing, Willows, Trails, and Vistas — from $400K to $1.5M+, with TPC Las Vegas, Downtown Summerlin, and Red Rock Canyon all nearby.
MEDIAN LIST PRICE (ZIP 89134)
$509K
LVR / GLVAR, June 2026
HOMES IN THE AREA
12,000+
Community records
ESTABLISHED
1990
Howard Hughes Corporation
DAYS ON MARKET
26
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Summerlin North Area at a Glance?
Summerlin North Area is the original established heart of Summerlin — ~3,500 acres, 12,000+ homes across five villages, built beginning in 1990 from $400K to $1.5M+. ZIP 89134 shows a $509,000 median list and 17-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this multi-village address.
- The area: established in 1990 by Howard Hughes Corporation — ~3,500 acres spanning five villages, 12,000+ homes, 30-plus years of mature Summerlin character.
- The price ladder: $400K entry in the Crossing and Willows to $1.5M+ in guard-gated enclaves within the Trails and Vistas villages.
- Schools: Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score; Carolyn S. Reedom Elementary 8/10; Palo Verde High 8/10. Verify CCSD zone per address.
- Market pace: 17-day median from list to accepted offer across ZIP 89134 — fast for an established community with a wide price range.
- Location: 5 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon, 18 minutes to the Strip via Summerlin Parkway.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Summerlin North Area Homes for Sale?
ZIP 89134 carried 299 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning the Arbors, Crossing, Willows, Trails, and Vistas villages from $400K to $1.5M-plus. The newest listings appear below, refreshed daily, and every active Summerlin North Area home across ZIPs 89134 and 89144 is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Summerlin North Homes Sell in Each Price Range?
Summerlin North Area's pricing spans $400,000 in the Crossing and Willows villages to $1.5 million-plus in guard-gated Trails and Vistas enclaves, with the surrounding ZIP 89134 showing a $509,000 median list price per Las Vegas REALTORS June 2026 MLS data. The bands below show the modeled split of the ZIP area's 299 active listings across all five villages.
Browse Summerlin North Area Listings
How Can You Find Summerlin North Area Homes by Village, Price & School Zone?
ZIP 89134's 299 active listings break down across the Arbors, Crossing, Willows, Trails, and Vistas villages, 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 ZIPs 89134 and 89144.
Which Summerlin North Area Villages Should You Explore?
Summerlin North Area's five villages differ by price range, home age, guard-gated access, and feel. Each card links to the most relevant hub or live search so you can compare current inventory and lifestyle fit across the northern area.
Established · Family · Entry Summerlin
The Arbors
Family-Oriented · 1990s · Value EntryThe Crossing
Value · Compact Plans · Summerlin AccessThe Willows
Gated + Non-Gated · Trail Access · ViewsThe Trails
Guard-Gated Enclaves · Elevated · LuxuryThe Vistas
Golf-Adjacent · PGA Tour · PrestigeTPC Las Vegas Neighborhoods
Master Plan · 20+ VillagesSummerlin
Guard-Gated · Golf · ViewsRed Rock Country Club
By Property Type
By Price Range
Updated daily · 299 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Summerlin North Area Listings First?
Custom alerts by village, price, school zone, and beds — no spam, unsubscribe anytime. With 12,000-plus homes across five villages and a 17-day median market pace, well-priced Summerlin North Area listings go under contract before many buyers finish their research. Alert subscribers see new listings within hours of hitting the MLS.
- 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
10/10
10/10
9/10
10/10
How Are the Schools in Summerlin North, Summerlin?
Schools are a top reason families choose Summerlin North Area. Carolyn S. Reedom Elementary rates 8/10 on GreatSchools; Sig Rogich Middle School rates 10/10 — Nevada's highest score. Palo Verde High rates 8/10. The Meadows School and Bishop Gorman anchor the private tier. Verify CCSD zone boundaries per address before offering.
Top Rated
9/10
9/10Doral Academy Red Rock
Charter · Summerlin North (10 min)
K-12950 Students18:1
10/10The Meadows School (Lower)
Private · Summerlin (12 min)
K-5400 Students12:1
10/10Alexander Dawson School
Charter · Summerlin (15 min)
K-8500 Students14:1
9/10Faith Lutheran (Lower)
Private · Summerlin area (15 min)
K-5450 Students15:1
10/10Bishop Gorman (Lower)
Private · Summerlin adjacent (15 min)
K-5300 Students13:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Summerlin North Area Families?
According to GreatSchools.org, Summerlin North Area zones into top Nevada campuses: Carolyn S. Reedom Elementary 8/10, Sig Rogich Middle School 10/10, Palo Verde High 8/10, with Bishop Gorman (A+) and The Meadows School (A+) anchoring private options. 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 Area | $400,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | 10/10 | Summerlin adjacent · 15 min | $400,000+ |
| 3 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 12 min | $400,000+ |
| 4 | Carolyn S. Reedom ES | Public (zoned) | K-5 | 8/10 | Summerlin North Area | $400,000+ |
| 5 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin North Area · 10 min | $400,000+ |
SAFETY & CRIME
Is Summerlin North Area Safe?
Direct Answer
Yes. Summerlin North Area's established villages, high homeownership rate, and 30-plus years of settled community character produce low crime rates. Guard-gated enclaves in the Trails and Vistas add controlled-access security for residents who prioritize it. Las Vegas tracks below national violent-crime averages in FBI Uniform Crime Reporting comparisons.
- Homeownership rate across Summerlin North Area villagesCommunity records
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- 30-plus years of established community operationsCommunity records
- Open-street villages + guard-gated Trails/Vistas enclavesCommunity security infrastructure
What Buyers Should Know
The Summerlin North Area villages have built 30-plus years of settled neighborhood character: high homeownership, long-tenured residents, active HOA governance, and sidewalk-connected streets that keep foot traffic visible and community-oriented. Opportunistic crime is suppressed by the engaged, invested character of established neighborhoods that newer developments cannot yet replicate.
Guard-gated enclaves within the Trails and Vistas add a controlled-access layer for buyers who prioritize it. Those gates have operated for two or more decades with staffed gatehouse protocols and patrol circuits — mature procedures, not new ones working out the kinks.
For buyers wanting additional security intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data covering Summerlin North Area, and Clark County Sheriff records supplement city reporting. The picture across the northern Summerlin villages is consistently well below valley-wide averages.
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 Summerlin North Area, Las Vegas?
The Answer
Summerlin North Area delivers Summerlin living at its most accessible price: ~3,500 established acres, 12,000-plus homes, 30-plus years of mature landscaping and village character, TPC Las Vegas on site, and Downtown Summerlin about five minutes away. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
What is Summerlin North Area known for?
Summerlin North Area is known as the original, established heart of Summerlin — the Howard Hughes Corporation villages built beginning in 1990 that gave Las Vegas the Arbors, Crossing, Willows, Trails, and Vistas, with TPC Las Vegas on site, 30-plus years of mature landscaping, and the most accessible entry pricing in the master plan.
Who should live in Summerlin North Area?
It fits families seeking top-rated public schools and established neighborhood character, California relocators trading state income tax for Summerlin quality at a fraction of coastal pricing, move-up buyers entering Summerlin from lower-priced Las Vegas corridors, professionals wanting trail access and a quick Strip commute, and investors targeting stable established-village appreciation.
What is daily life like?
Mornings run the Summerlin Trail System or walk to a village park, afternoons play TPC Las Vegas or browse Downtown Summerlin's 125+ shops and restaurants, and evenings settle into a well-appointed single-family home in a mature neighborhood that has been refining its community character for 30-plus years.
Location
Where Is Summerlin North Area
Summerlin North Area spans the original northern villages of the Summerlin master plan along the western rim of Las Vegas, roughly 3,500 established acres from the Arbors east to Peccole Ranch and west toward the Red Rock Canyon foothills. About 15–18 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
12
Min
TPC Las Vegas
5
Min
Strip
18
Min
Airport
28
Min
Summerlin North Area
At a Glance$509,000
Median List Price (ZIP 89134)
$515,000
Median Sold (past 100 days)
299
Active Listings (ZIP 89134)
26
Days on Market
- Setting
- Established master-planned villages
- Acreage
- ~3,500 acres
- Homes
- 12,000+
- Established
- 1990
- Developer
- Howard Hughes Corporation
- Villages
- Arbors, Crossing, Willows, Trails, Vistas
- Security
- Open streets + gated enclaves (Trails/Vistas)
- Golf On-Site
- TPC Las Vegas (PGA Tour)
- Retail
- Downtown Summerlin (5 min)
- Sunshine
- 300 days/year
- Schools
- Sig Rogich MS 10/10 (GreatSchools)
- Distance to Strip
- ~18 min
LIVABILITY REPORT CARD
How Does Summerlin North Score for Livability?
Summerlin North Area earns strong marks for school zones, established character, outdoor access, and value — with honest trade-offs on newness and the distance from east-side employment. Below is our category-by-category report card — the same six factors our agents walk through with every relocating family before a first Summerlin North Area village tour.
Grade A: Safety
Open-street villages with 30-plus years of settled community character; guard-gated enclaves in Trails and Vistas add controlled access. Las Vegas tracks below national violent-crime averages per FBI UCR.
Grade A+: Schools
Sig Rogich Middle School rates 10/10 on GreatSchools — among the highest-rated middles in Nevada; Carolyn S. Reedom Elementary 8/10; Palo Verde High 8/10. Strongest public school lineup in Summerlin.
Grade A: Cost of Living
Entry from $400K with HOA dues of $75–$350/mo — the most accessible price tier in the Summerlin master plan. Nevada's zero income tax stretches every buyer's budget further.
Grade A: Amenities
TPC Las Vegas on site, Downtown Summerlin five minutes away with 125+ shops and restaurants, village parks and trails throughout the 3,500-acre area.
Grade A+: Outdoor Access
The Summerlin Trail System threads all five villages; Red Rock Canyon is 12 minutes west; village parks including The Hills Park and Willows Park serve residents in-area.
Grade A: Commute
Summerlin Parkway puts the Strip about 18 minutes away — faster than Summerlin South — and Harry Reid Airport about 28 via I-215 South. Best freeway access of any Summerlin section.
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 Summerlin North Area a good place to live in Summerlin?
Yes — by every established-community measure, Summerlin North Area is one of the most compelling addresses in the Las Vegas Valley. It pairs a 10/10-rated middle school zone, TPC Las Vegas on site, 30-plus years of mature landscaping, and homes from $400K with five-minute access to Downtown Summerlin and 12-minute access to Red Rock Canyon. The honest trade-offs: homes are older (1990s–2000s construction), newer villages in Summerlin South have more contemporary floor plans, and the airport commute is about 28 minutes. Nevada's zero state income tax sweetens every relocation to Summerlin North Area.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Summerlin North?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Summerlin North Area — the parent city holds 656,274 residents with a median household income of $66,820. Community records place Summerlin North Area at 35,000-plus residents across 12,000-plus households, with an average household income estimated above $110,000 and a 75% homeownership rate.
The Census does not break Summerlin North Area out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the villages, our closing data shows a blend of California and Pacific-Northwest families trading state income tax for established Summerlin quality, first-time luxury buyers entering the Summerlin brand through the most accessible price tier, move-up households from Henderson or east Las Vegas, and long-tenured residents who bought in the original villages and have no reason to leave.
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 (Summerlin North is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is Summerlin North Area Growing?
Summerlin North Area's villages are largely mature — 12,000-plus homes built across five villages beginning in 1990 — while the broader Summerlin master plan and Las Vegas metro continue adding residents. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and Summerlin's growth keeps demand pressure on established northern villages that cannot expand their lot supply.
656,274Las Vegas city residents (Census)
12,000+Homes in Summerlin North Area villages
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Inside Summerlin North Area, growth means turnover, not new lots: the five villages are substantially built out, so every new Summerlin resident seeking established character, mature landscaping, and top school zones competes for a finite resale inventory. That equation — rising metro demand against a fixed, proven supply — is the long-term investment logic of the original Summerlin that newer sections cannot yet replicate.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Summerlin North Area separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Summerlin North Area Score for Livability?
Summerlin North Area earns an A+ school zone, TPC Las Vegas on site, and the fastest Strip commute in Summerlin. Trade-offs: 1990s-era homes, fewer contemporary floor plans than southern villages, and HOA dues of $75–$350 monthly. Six category scores below are 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 Summerlin North Area Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89134 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89134 covers the broader Summerlin North Area villages, 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
$499K–$522K monthly band; $515,000 median over the last 100 days across ZIP 89134
vs May 2025
Source: Las Vegas REALTORS
Days on Market
15–26 day monthly range; 17 median over the last 100 days — consistent with a mature established-village market
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Moderate volume across 12,000-plus homes in five villages — broader and more liquid than a single guard-gated enclave
vs May 2025
Source: Las Vegas REALTORS
26
MEDIAN DAYS ON MARKET
$509K
ZIP-AREA MEDIAN LIST
299
ACTIVE LISTINGS (ZIP 89134)
< 1 hr
OUR RESPONSE TIME
ESTABLISHED SUMMERLIN MARKET
Get matched with a
Summerlin North Area specialist.
Market Competitiveness
How competitive is Summerlin North Area right now?
Summerlin North Area is a consistent, established market — sold homes across ZIP 89134 averaged 17 median days over the past hundred days per Las Vegas REALTORS data. Established Summerlin villages attract families and relocators seeking proven community character; well-priced homes across the Arbors, Crossing, Trails, and Vistas move quickly.
78Competitive
- 17 daysMedian days on market (sold, 100d)
- 12,000+Total homes across five villages
- 299Active listings (ZIP 89134, June 2026)
- $324/sqftMedian sold price per sq ft
Is Summerlin North Area Right for You?
Who Should Buy a Home in Summerlin North Area?
Summerlin North Area covers five villages from $400K Crossing and Willows entry homes to $1.5M-plus guard-gated Trails and Vistas estates — with TPC Las Vegas on site, a 10/10-rated middle school, and the fastest Strip commute in Summerlin. Six buyer profiles below match lifestyles to villages and price tiers.
Which Summerlin North Area Villages Fit Your Buyer Type?
Entry-Level Summerlin Families
- Sig Rogich MS 10/10 — best zoned middle in all of Summerlin
- Crossing and Willows from $400K — Summerlin quality at accessible entry
- Village parks and trail system for active kids
- Verify CCSD zone per address before offering
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Established Summerlin home from $400K — fraction of comparable coastal pricing
- Remote-work lifestyle with Strip access about 18 minutes away
- Nevada DMV within 30 days; registration within 60
Move-Up Buyers
- Trails and Vistas guard-gated enclaves for step-up privacy
- Semi-custom finishes from previous owners, mature landscaping included
- Trade up from Henderson or east Las Vegas to Summerlin without overpaying
- Compare guard-gated Trails/Vistas against Red Rock Country Club in same outing
Empty Nesters
- Sun City Summerlin nearby for 55-plus lifestyle comparison
- TPC Las Vegas and Red Rock Canyon trails minutes from any northern village
- Downtown Summerlin dining and entertainment five minutes away
- Downsize from larger estates without leaving the Summerlin master plan
Investors
- $2,200–$5,000/mo rental demand from professionals and families
- 12,000-plus home market keeps inventory liquid and stable
- 10/10 school zone anchors long-term tenant and resale demand
- Short-term rentals tightly regulated in Las Vegas — plan for long-term holds
Professionals Commuting to the Strip
- 18-minute Strip commute — fastest in the Summerlin master plan
- Established neighborhood quiet after a high-visibility day
- Bishop Gorman and The Meadows School private options nearby
- Conventional financing available below $726K in the Crossing and Willows
Best Fit For
- California relocating families — an established Summerlin home from $400K, zero state income tax, and the strongest public school zone in the master plan.
- Entry Summerlin buyers — the Crossing and Willows deliver the full Summerlin lifestyle at the most accessible price tier, with conventional financing available.
- Move-up buyers — the Trails and Vistas guard-gated enclaves from $500K let buyers enter a gated Summerlin tier without reaching luxury southern-area pricing.
- Empty nesters and downsizers — mature village character, TPC Las Vegas golf, trail access, and Downtown Summerlin dining without the maintenance of a larger new-build estate.
- Long-term investors — a 12,000-plus home market with 30 years of proven appreciation, strong school-zone demand, and stable rental yields from professional tenants.
- Outdoor enthusiasts — TPC Las Vegas on site, the Summerlin Trail System threading all five villages, and Red Rock Canyon 12 minutes west.
Ready to explore homes in Summerlin North Area? Our team knows every village, school zone, and price tier across all five northern neighborhoods.
Start Your Home SearchPros
- Most accessible Summerlin entry pricing from $400K — full master-plan lifestyle at the lowest price tier
- Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score, zoned for Summerlin North Area addresses
- TPC Las Vegas on site — PGA Tour golf at the doorstep, a prestige amenity no competing Las Vegas residential area offers
- Five minutes to Downtown Summerlin's 125+ shops and restaurants; 18 minutes to the Strip — fastest in Summerlin
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- 30-plus years of mature landscaping and settled community character across five distinct villages
- HOA dues of $75–$350/mo — the most affordable HOA range in the Summerlin master plan
Honest Considerations
- Homes built primarily in the 1990s — older construction means HVAC, roofing, and pool equipment may need updating
- Fewer contemporary open floor plans than newer Summerlin South or West villages
- Airport commute is about 28 minutes via I-215 South — longer than east-side Las Vegas addresses
- Guard-gated enclaves are limited to Trails and Vistas — most of the 12,000-plus homes are open-street
- Less luxury new-build inventory than Summerlin South; buyers wanting brand-new product must look west
- Extreme summer heat — 108°F+ stretches July through September, like all of the Las Vegas Valley
Village Comparison
How Do Summerlin North Area's 5 Villages Compare?
A like-for-like comparison of the Summerlin North Area's primary villages — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-modeled slices of the ZIP 89134 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Arbors | ~$520,000 | ~$280 | 16 | ~55 | Established Character · Family Entry |
| The Crossing | ~$440,000 | ~$250 | 15 | ~45 | Value Entry · Family · 1990s Construction |
| The Trails | ~$600,000 | ~$295 | 18 | ~65 | Trail Access · Gated + Non-Gated · Views |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89134) — per-village medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
What's Inside Summerlin North Area's Top Villages?
Submarket 1
The Arbors
The original heart of Summerlin North Area — well-maintained single-family homes with mature trees, community parks, village center amenities, and some of the best established character in the master plan.
Browse The Arbors homes →~$520KMedian Price
16Days on Market
~55Active Listings
~$280Price / Sq Ft
Submarket 2
The Crossing
Family-oriented village built in the 1990s with community parks, sidewalk connectivity, and the lowest entry pricing in the Summerlin North Area. Ideal for first Summerlin buyers or investors targeting stable-tenanted properties.
Browse The Crossing homes →~$440KMedian Price
15Days on Market
~45Active Listings
~$250Price / Sq Ft
Submarket 3
The Trails
One of the area's most diverse villages — non-gated streets and guard-gated enclaves side by side, premium homes on the trail system with mountain views, and a wide price range serving move-up and entry buyers alike.
Browse The Trails homes →~$600KMedian Price
18Days on Market
~65Active Listings
~$295Price / Sq Ft
Submarket 4
TPC Las Vegas & Downtown Summerlin Corridor
The lifestyle engine of Summerlin North Area: TPC Las Vegas' PGA Tour course on site, Downtown Summerlin's 125+ shops and restaurants five minutes away, and the Summerlin Trail System connecting all five villages to Red Rock Canyon. Owning in any northern village gives access to this entire amenity footprint.
Browse TPC Las Vegas & Downtown Summerlin Corridor homes →125+Downtown Summerlin Shops
10/10Sig Rogich MS Rating
12 minTo Red Rock Canyon
On-SiteTPC Las Vegas (PGA Tour)
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin North Area
village fits your lifestyle?
BY ZIP CODE
What Does the Summerlin North Area Market Look Like Across ZIPs 89134 and 89144?
Summerlin North Area spans ZIPs 89134 and 89144, covering the original northern villages of the Howard Hughes master plan. The table below presents each ZIP as a corridor with noted medians — village-level pricing varies from $400K entry in the Crossing and Willows to $1.5M-plus in guard-gated Trails and Vistas enclaves per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | Summerlin North Area — Arbors, Crossing, Willows, Trails (west) · established villages | $509,000 | ~$324 | 26 | 135 | n/a* |
| 89144 | Summerlin North Area — Vistas, Trails (east) · mixed gated + open villages | $530,000 | ~$310 | 20 | 164 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. ZIP-wide medians blend open-street villages with guard-gated enclaves in both 89134 and 89144. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Summerlin North Area Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or GreatSchools — capture Summerlin North Area faster than any brochure: a $509,000 ZIP-area median, 17 median days on market, 12,000-plus homes across five villages, and a 10/10-rated middle school in a master plan established in 1990.
$509,000
Median list price across ZIP 89134 (Summerlin North Area), June 2026.
Las Vegas REALTORS
$515,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
17
Median days from list to accepted offer — among the valley's most consistent move-up corridors.
LVR / GLVAR, June 2026
12,000+
Homes across five Summerlin North Area villages — the established heart of the Howard Hughes master plan.
Community records
3,500
Master-planned acres across the Arbors, Crossing, Willows, Trails, and Vistas, established in 1990.
Community records
10/10
GreatSchools rating at Sig Rogich Middle School — the highest possible score, zoned for Summerlin North Area.
GreatSchools.org
$400K
Entry price in the Summerlin North Area — Crossing and Willows villages anchor the most accessible Summerlin tier.
Community records / LVR
$66,820
Median household income in Las Vegas city, the parent municipality — Summerlin North Area residents average well above.
U.S. Census QuickFacts
WHY SUMMERLIN NORTH AREA
Why Does Summerlin North Area Stand Apart From Its Peers?
Summerlin North Area holds ground newer southern villages cannot claim: 1990 community character, a 10/10 school zone, and the fastest Strip commute in the master plan. Each advantage below links to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census, GreatSchools, or Las Vegas REALTORS.
- Community records / Las Vegas REALTORS
Most accessible Summerlin entry from $400K
The Crossing and Willows villages give buyers the full Summerlin lifestyle — trails, parks, Downtown Summerlin, top schools — at the lowest entry pricing in the master plan.
- 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 anchors family demand across all five northern villages.
- Community records
TPC Las Vegas on site
A PGA Tour venue — home of the Shriners Children's Open — sits within the Summerlin North Area. Golf-adjacent addresses here carry a real prestige premium unavailable in other Las Vegas corridors.
- 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 ownership predictably cheaper than any California equivalent at every price tier.
- Las Vegas REALTORS / GLVAR, June 2026
Fastest Summerlin freeway access
The northern position delivers the quickest Summerlin Parkway ramp to I-15, putting the Strip about 18 minutes away — faster than Summerlin South or West for Strip-commuting residents.
WHY BUY IN SUMMERLIN NORTH AREA
What Are the Top 10 Reasons to Buy a Home in Summerlin North Area?
Summerlin North Area offers the broadest Summerlin value: entry from $400K, property taxes capped at 3% annually per Nevada Revised Statutes 361.471, zero state income tax, a 10/10-rated middle school, TPC Las Vegas on site, and 30-plus years of proven community character. Ten sourced reasons follow.
Most accessible Summerlin entry from $400K
The Crossing and Willows villages bring the full Summerlin lifestyle to the most accessible price tier in the master plan.
Community records / Las Vegas REALTORS
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings at any income level for California relocators.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs at every 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
TPC Las Vegas on site
A PGA Tour venue hosting the Shriners Children's Open sits within the area — golf prestige and course views at the doorstep.
Community records
Five minutes to Downtown Summerlin
125+ shops and restaurants, Red Rock Casino, and the 106-acre sports complex five minutes from the Arbors.
Community records
30-plus years of mature landscaping
Established trees, refined village parks, and settled community character that no new development can fast-track.
Howard Hughes Corporation / Community records
Fastest Summerlin Strip commute
18 minutes to the Strip via Summerlin Parkway — the quickest freeway access of any Summerlin section.
Community records
Red Rock Canyon access
12 minutes to the Scenic Loop and 195,819-acre National Conservation Area — closer than any southern Summerlin village.
National Park Service
Proven long-term value
Thirty-plus years of consistent Summerlin appreciation — a brand, infrastructure, and amenity track record that newer sections cannot yet match.
U.S. Census / Howard Hughes Corporation
New Construction
Who Builds New Homes In and Around Summerlin North Area?
Summerlin North Area villages are largely built out — 1990s resale homes dominate, and vacant lots are rare. Buyers seeking new construction look to Summerlin West and active southern phases, using North Area resale prices as the value baseline. Verify current communities and builder incentives before writing an offer.
Luxury Move-Up
Toll Brothers
Luxury production closest to Summerlin North's tier
Family & Mid-Market
Lennar
Volume builder with Summerlin West presence
Mid-Market
Century Communities
Value-tier new construction near Summerlin
Move-Up & Luxury
Tri Pointe Homes
Design-forward move-up builder in The Canyons area
Family
Richmond American
Accessible new builds within 20 minutes
Outdoor Recreation
What Outdoor Amenities Does Summerlin North Area Offer?
Summerlin North Area's 3,500-acre outdoor footprint includes trails, village parks, Red Rock Canyon 12 minutes west, and a PGA Tour golf course on site. The City of Las Vegas maintains parks across all five villages; the Summerlin Trail System links the area west toward Red Rock Canyon, and TPC Las Vegas sits minutes from the Arbors.
IN-AREA
The Hills Park
~12 acresPlayground · Basketball · Trails · PicnicFree
A flagship park in the Summerlin North Area — basketball courts, playground, walking trails, open turf, and picnic areas serving the original northern villages.
IN-AREA
Summerlin Trail System
Connected networkWalking · Running · Cycling · Dog-friendlyFree
Paved multi-use trails threading through all five northern villages and connecting west toward Red Rock Canyon — one of the most extensive trail networks attached to any Las Vegas residential area.
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.
IN-AREA
TPC Las Vegas
18 holes (PGA Tour)Championship golfPublic / Member
Host of the PGA Tour's Shriners Children's Open annually — TPC Las Vegas sits within the Summerlin North Area, delivering championship-quality play without a mandatory club membership.
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 — the northern villages' social anchor five minutes away.
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.
Summerlin North Area Lifestyle
What Does a Weekend in Summerlin North Area Look Like?
Three everyday moods within minutes of home: a trail run through the Summerlin Trail System toward Red Rock Canyon, a round at TPC Las Vegas, and dinner at Downtown Summerlin — with the City of Las Vegas's parks system and 30 years of village character threading the whole northern area together.
12,000+Established Village Homes
1990Year Established
125+Downtown Summerlin Shops
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Summerlin North Area Homes This Weekend?
Open-street villages — the Arbors, Crossing, and Willows — are freely accessible for drive-bys. Guard-gated Trails and Vistas enclaves require advance agent coordination for gate access. With 299 active listings across ZIPs 89134 and 89144 and a 17-day median market pace, well-priced homes move fast. Call (702) 637-1759 to schedule a same-week tour.
Quick Answer
What does an HOA cost in the Summerlin North Area?
Summerlin North Area HOA fees run $75 to $350 per month depending on the village and any guard-gated sub-association layer. The Summerlin master fee covers trail system maintenance, village parks, and community events; guard-gated enclaves in the Trails and Vistas add a sub-association fee. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
Moving to Summerlin North Area
Should I Move to Summerlin North Area in Summerlin?
California and Pacific Northwest families find Summerlin quality at an accessible price hard to refuse. California income tax tops 13.3% per the Franchise Tax Board; Nevada's is zero — that gap, paired with established villages from $400K and a 10/10-rated middle school, underwrites most North Area relocations.
Why California Families Are Choosing Summerlin North Area
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. Summerlin North Area adds the established-community argument California suburbs rarely offer at anywhere near the price: 30-plus years of mature landscaping, village parks, TPC Las Vegas on the doorstep, a 10/10-rated middle school zone, and the Summerlin Parkway connection that makes the Strip about 18 minutes from the Arbors.
At an $800,000 budget, Los Angeles buyers are looking at a starter home in a competitive suburb with no trails, no golf, and no comparable school zone. That same budget in Summerlin North Area secures a well-appointed four-bedroom home in the Trails or Vistas with mountain views, mature desert landscaping, and some of the best public school zoning in Nevada — with Downtown Summerlin's 125+ shops and restaurants about five minutes away and Nevada's zero income tax stretching every dollar further.
According to Las Vegas REALTORS, the median list price across ZIP 89134 is $509,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Las Vegas well below national violent-crime averages, and GreatSchools rates Sig Rogich Middle School — the zoned campus — at 10/10, the highest possible score.
Summerlin North Area runs on Summerlin's economic engine: Downtown Summerlin's 125+ shops and restaurants anchor retail employment, TPC Las Vegas and Red Rock Canyon draw hospitality and recreation spending, and the broader Las Vegas metro's healthcare, tech, and financial-services sectors feed professional households who want Summerlin quality at the most accessible price point in the master plan.
Cost of Living Snapshot — Summerlin North Area, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across every category that matters for families. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest for Summerlin North Area buyers: a four-bedroom home in a top school zone from $400K here would cost $1.5M+ in a comparable Los Angeles suburb.
| Metric | Summerlin North Area, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Summerlin Entry Price (established village) | $400K (Crossing, Willows) | $1.5M+ comparable suburb |
| 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 | 28 min (Harry Reid via I-215) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Summerlin North Area Rental Market — Rent vs. Own
Single-family homes across Summerlin North Area villages typically rent for $2,200–$5,000 per month depending on size, village, and whether the home sits in a guard-gated enclave. Rental vacancy in established Summerlin villages stays low — tenant demand from professionals, families, and corporate relocators is consistent year-round. Short-term rentals are tightly regulated in Las Vegas — confirm rules before underwriting nightly income on any Summerlin North Area property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Already planning a relocation to Summerlin? Our team knows every village in the northern area — virtual tours, school-zone verification, conventional and jumbo financing referrals, and closing support without multiple cross-country trips.
Start Your Summerlin North Area SearchRELOCATION TIMELINE
How to Relocate to Summerlin North Area in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Summerlin North Area 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 village and set a budget
Decide which Summerlin North Area village you are targeting: $400K–$500K Crossing and Willows entry, $500K–$800K Arbors family character, or $800K–$1.5M+ guard-gated Trails and Vistas enclaves. Each carries different HOA layers and view premiums.
Get pre-approved — conventional or jumbo
Crossing and Willows homes often fall below the $726,200 conforming limit — conventional financing applies. Guard-gated Trails and Vistas homes at $800K-plus require jumbo underwriting with strong debt-to-income ratios and reserves. Clean offers win in a 17-day-median market.
Hire a Summerlin North Area specialist
Village selection, HOA sub-association layers, school-zone verification, and home age (1990s–2000s construction) all drive significant value differences. An agent who knows every northern village saves real money at offer time.
Tour open villages and coordinate gate access
Arbors, Crossing, and Willows are open-street — drive-bys anytime. Guard-gated Trails and Vistas enclaves require advance coordination. Nevada Real Estate Group handles gate arrangements for every Summerlin North Area showing — call (702) 637-1759 to schedule.
Write and negotiate the offer
Move-in-ready Arbors and Willows homes attract multiple offers. Guard-gated Trails and Vistas properties give slightly more room for inspection-based negotiation given the higher price point. Lot orientation and view premium drive the largest value swings.
Inspection, HOA docs, and appraisal
Age the diligence to the home: 1990s construction means roofs, HVAC, and pool equipment may be at or past first major service cycles. Pull the full resale package — 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 guard-gated Trails and Vistas tiers 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 Summerlin North Area Economy?
Summerlin North Area residents work across the Strip and convention economy, regional healthcare and legal sectors, and technology firms whose executives value a 10/10-rated school zone and 18-minute Strip commute. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, with Summerlin North Area household incomes well above the county median.
$110K+Estimated avg household income, Summerlin North AreaCommunity records / demographic estimates
75%Homeownership rate in Summerlin North AreaCommunity records
125+Shops and restaurants at Downtown SummerlinCommunity records
18 minTo Strip employment centers via Summerlin PkwyVia Summerlin Parkway → I-15
Top Summerlin North Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 18 minutes from Summerlin North Area via Summerlin Parkway → I-15
- Downtown Summerlin retail and hospitality125+ shops, restaurants, and services five minutes from the area center — immediate-area employer
- Summerlin Hospital Medical CenterMajor healthcare employer within the Summerlin North Area corridor, approximately 10 minutes from most villages
- TPC Las Vegas and Las Vegas BallparkGolf course operations, events, and sports-venue employment within the Summerlin North Area boundaries
- Howard Hughes Corporation corporate officesDeveloper and ongoing master-plan operator with Summerlin-area administrative presence since 1990
- Nevada financial and legal services sectorHigh-income professionals in banking, law, and wealth management drawn to Summerlin North Area's school-zone quality
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Summerlin North Area Compare to Summerlin South, The Ridges & Summerlin West?
If you are weighing Summerlin North Area against other Summerlin addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. North Area wins on accessible entry pricing and 30-year community character, South Area on luxury enclaves like The Ridges, West on brand-new construction — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Summerlin North Area | Summerlin South Area | The Ridges | Summerlin West |
|---|---|---|---|---|
| Entry Price | $400K | $500K | $2M+ | $550K |
| Guard-Gated | Mixed — enclaves in Trails/Vistas | Mixed — enclaves incl. The Ridges | Yes — 24/7 staffed | No (new builds) |
| HOA Monthly | $75–$350 | $100–$1,200 | $500–$1,200 | $75–$350 |
| ZIP Median List | $509K (89134) | $650K (89135) | $867K (89138) | $600K area |
| Days on Market | 17 | 20 | 33 | 18 |
| Homes in Area | 12,000+ | 12,000+ | Multiple phases | Active development |
| Middle School Zone | Sig Rogich 10/10 | Sig Rogich 7/10 | Various 8-10/10 | Various 8-10/10 |
| Golf Nearby | TPC Las Vegas (on-site) | Red Rock CC · Bear's Best | Bear's Best (in-community) | TPC Las Vegas nearby |
| Best For | Value · Established · 10/10 MS | Luxury enclaves · Golf · Newer | Trophy estates · Golf prestige | New construction · 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 Summerlin North Area separately. Last updated June 2026.
Cost of Ownership
What Will Summerlin North Area Cost You Each Month?
A $500,000 entry-level Summerlin North Area purchase in the Crossing or Willows runs about $3,200 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the Summerlin North Area corridor, and budget the HOA layers that make carrying costs transparent before you offer.
Payment Estimator
Estimate Your Summerlin North Area Payment
$3,265
Estimated Monthly Payment
- Principal & Interest$2,661
- Property Tax$254
- 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 Summerlin North Area right now?
Summerlin North Area rents run $2,200–$5,000 monthly for single-family homes, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, established villages with 12,000-plus homes and 30-year appreciation history tilt the math toward owning.
OWN (20% DOWN, 7%)
$3,206 / mo
- Principal & Interest (20% down)
- $2,661
- Property Tax (~0.6%)
- $250
- Homeowners Insurance
- $120
- HOA (master + village sub-association)
- $175
- PMI (waived at 20% down)
- $0
5-year net cost:~$130,000
Equity built:~$155,000
RENT (SUMMERLIN NORTH AREA MEDIAN)
$2,500 / mo
- Median Summerlin North Area Rent
- $2,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$180,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $500,000 Summerlin North Area home for five years builds roughly $155,000 in equity through principal paydown and conservative 3% appreciation — while the renter exits with none. Thirty-plus years of proven appreciation and a 10/10-rated school zone anchor the demand that makes that assumption defensible.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $175/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer
Summerlin North Area operates a master Summerlin association fee across all villages, with guard-gated sub-associations in the Trails and Vistas adding a second layer. Open-street villages like the Arbors, Crossing, and Willows carry only the master fee. Verify the exact combined dues, reserves, and any special-assessment history with the resale package during escrow.
Summerlin Master Association
$50–$100 / mo
Summerlin North Area Master Association
$50–$100
Includes:
Trail system maintenance, village parks, community events calendar, master-plan governance
Guard-Gated Sub-Association (Trails & Vistas)
$50–$250 / mo
Trails village guard-gated enclaves
$75–$250
Includes:
24-hour guard gate, security patrols, perimeter wall maintenance, community landscaping
Vistas village guard-gated enclaves
$50–$200
Includes:
Guard gate, security patrols, common-area maintenance; exact amount varies by enclave
Combined Total (estimate)
$75–$350 / mo
Typical combined HOA (all villages)
$75–$350
Includes:
Master association + any applicable sub-association; open-street villages at the lower end, guard-gated enclaves at the higher end
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Summerlin North Area?
Summerlin Parkway connects the North Area to I-15 and the Strip in about 18 minutes — fastest freeway access in Summerlin. Downtown Summerlin handles most errands five minutes away without a freeway. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; Summerlin North Area residents commuting to local employers typically arrive in under 15 minutes.
Drive Times from Summerlin North Area
- 5 minDowntown SummerlinW Sahara Ave
- 5 minTPC Las Vegas (on-site)In-area
- 12 minRed Rock Canyon NCAW Charleston Blvd west
- 10 minSummerlin HospitalSummerlin Pkwy
- 18 minLas Vegas StripSummerlin Pkwy → I-15 south
- 22 minDowntown Las VegasUS-95 south
- 28 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 a Summerlin North Area home?
Most Summerlin North Area purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash buyers typically close in 10 to 14 days. Conventional Crossing and Willows buyers usually move within 30 days; jumbo-financed Trails and Vistas closings may need extra appraisal time. Request the HOA resale package the day you go under contract.
Quick Answer
What down payment do you need to buy in Summerlin North Area?
Summerlin North Area entry homes in the $400K–$600K range allow 10% to 20% down with conventional financing. At $500,000, 10% down is $50,000; at $600K, 20% is $120,000. Guard-gated Trails and Vistas homes above $726,200 move into jumbo territory requiring 20–25% down, strong debt-to-income ratios, and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit — a meaningful advantage across every Summerlin North Area price tier.
Summerlin North FAQ — 18 Answers
What Do Summerlin North Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Summerlin North Area?
Homes in Summerlin North Area span approximately $400,000 for established single-family homes in earlier villages like the Crossing and Willows to over $1.5 million for larger homes in guard-gated enclaves within the Trails and Vistas. The surrounding ZIP 89134 carried a $509,000 median list price in June 2026 per Las Vegas REALTORS — reflecting the area's wide price ladder across 12,000-plus homes in six distinct villages. Sizes range from compact 1,800-square-foot plans to 4,000-plus square feet on premium lots with mountain views.
Is the Summerlin North Area guard-gated?
Not uniformly — Summerlin North Area is a mix of open-street villages and guard-gated enclaves within the Trails and Vistas. Most of the area's 12,000-plus homes sit in non-gated villages like the Arbors, Crossing, and Willows; guard-gated sections exist inside the Trails and Vistas at the higher price tiers. That blend is part of the appeal — buyers can choose their security and price level without leaving the Summerlin master plan. Nevada Real Estate Group can show you options across every village in one outing.
What villages make up the Summerlin North Area?
Summerlin North Area spans the Arbors, Crossing, Willows, Trails, and Vistas villages — the original, established heart of the Howard Hughes Corporation master plan, developed beginning in 1990. Each village has its own character: the Arbors and Crossing anchor the family-oriented core, the Willows offers value-entry floor plans, and the Trails and Vistas include guard-gated enclaves. TPC Las Vegas, a PGA Tour venue, sits within the area and adds prestige to surrounding streets.
What ZIP codes are in Summerlin North Area?
Summerlin North Area spans ZIP codes 89134 and 89144 in Las Vegas, covering the master plan's original northern villages including the Arbors, Crossing, and Willows. Home prices run $400K to $1.5M across both ZIPs. The northern position also delivers the fastest Summerlin Parkway access to I-15, the Strip, and Downtown Las Vegas — roughly 18 minutes to the resort corridor.
What schools serve Summerlin North Area?
Summerlin North Area is served by top-rated Clark County School District campuses: Carolyn S. Reedom 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 and Alexander Dawson offer strong charter options. Confirm current CCSD zoning before closing — assignments can shift between school years.
What are HOA fees in Summerlin North Area?
HOA fees in Summerlin North Area run $75 to $350 per month depending on the village and neighborhood. That includes the Summerlin master association fee, with sub-association dues varying by community — guard-gated enclaves in the Trails and Vistas sit at the higher end. Request the specific neighborhood resale package during escrow to confirm current dues and rules; thirty-plus years of proven HOA governance is part of what you are buying.
How does Summerlin North Area compare to Summerlin South Area?
Summerlin North Area is the most established section: mature landscaping, 30-plus years of community character, and the lowest entry pricing from $400K across 12,000-plus homes. Summerlin South holds luxury enclaves like The Ridges, with pricing from $500K to $3M-plus; Summerlin West is the newest, with active new construction. All three share Summerlin's trails, parks, and amenities. Choose North for value and maturity, South for luxury, West for brand-new product. We tour all three regularly.
How large are homes in Summerlin North Area?
Homes across Summerlin North Area run from roughly 1,800 to 4,000-plus square feet depending on village and era of construction. The Arbors and Crossing typically offer two-to-four bedroom plans from the 1990s; the Trails and Vistas include larger homes with elevated lots and mountain views. Lot size, home age, and view orientation each drive resale value — weigh all three when comparing listings across the six villages.
Is TPC Las Vegas inside Summerlin North Area?
Yes — TPC Las Vegas, a PGA Tour venue hosting the annual Shriners Children's Open, sits within the Summerlin North Area. For homeowners, the Tournament Players Club and its golf amenities add prestige and value to surrounding properties — a professional-tour course in the neighborhood is rare anywhere in the valley. Golf-adjacent homes carry a premium, and our team can show you which streets border the course.
Can buyers tour Summerlin North Area open-street villages without an agent?
Yes for open-street villages like the Arbors, Crossing, and Willows — drive-bys are unrestricted. Guard-gated enclaves within the Trails and Vistas require advance agent coordination for gate access. Nevada Real Estate Group handles access arrangements for all Summerlin North Area showings, gated and non-gated, so you can compare every village in one outing. Call (702) 637-1759 to schedule.
Is new construction available in Summerlin North Area?
Summerlin North Area began developing in 1990 and its villages are largely mature, so the market is predominantly resale with established landscaping. Buyers wanting new construction typically look to Summerlin West, where active building continues, while keeping North's lower entry pricing as a comparison. Availability shifts by season and builder phase — contact Nevada Real Estate Group at (702) 637-1759 to weigh North resales against current new releases.
What is the resale value trend for Summerlin North Area homes?
Summerlin North Area has delivered consistent long-term appreciation across 30-plus years of ownership cycles — the Summerlin brand, infrastructure, and amenity investment anchor values through every market shift. The area's wide price ladder from $400K to $1.5M-plus means buyers at every tier compete for established homes with mature landscaping that newer sections cannot yet replicate. Ask Nevada Real Estate Group for recent village-by-village closed comps before writing an offer.
What property taxes are like in Summerlin North Area?
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 $500,000 purchase, plan around $3,000 to $3,500 annually. One important note: long-held homes in Summerlin North Area 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 Summerlin North Area?
Four factors move real money in Summerlin North Area. First, village selection: the Arbors and Crossing offer family character and value; the Trails and Vistas include guard-gated premium tiers. Second, home age: construction from the 1990s means HVAC, roofing, and pool equipment may be approaching first major service cycles. Third, HOA layers: dues run $75–$350 monthly depending on the specific neighborhood. Fourth, tax resets: long-held homes re-assess to current value after sale — verify the number early in escrow.
Is Sun City Summerlin a 55+ community inside Summerlin North Area?
Yes — Sun City Summerlin, Del Webb's age-restricted active-adult master plan, sits within the broader Summerlin North Area footprint in ZIP 89134. Built for buyers 55 and older, it offers three golf courses and resort-style recreation centers. Resale prices typically run $350,000–$800,000. Age-restriction deed covenants and a separate HOA govern the community — verify eligibility and current dues before writing an offer.
What down payment do you need to buy in Summerlin North Area?
Most Summerlin North Area buyers in the $400K–$600K range put down 10% to 20%, and conventional financing is available below the $726,200 conforming limit. At a $500,000 purchase, 10% down is $50,000. Guard-gated Trails and Vistas homes above $800K shift to jumbo territory with 20–25% down requirements. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement — a meaningful advantage at any Summerlin North Area price point.
What does an HOA cost in Summerlin North Area?
Summerlin North Area HOA fees run $75 to $350 per month depending on village and neighborhood. Open-street villages like the Arbors and Crossing carry the Summerlin master association fee at the lower end; guard-gated enclaves in the Trails and Vistas add a sub-association layer. 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 a Summerlin North Area home?
Most Summerlin North Area 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. Conventionally financed buyers typically move smoothly within the 30-day window; guard-gated homes requiring jumbo appraisals in low-volume price tiers may need extra scheduling time. Request the HOA resale package the day you go under contract.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Summerlin North Area?
Eight queries Summerlin North Area buyers ask most — answered with specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every figure links to a primary source.
Is Summerlin North Area part of Las Vegas or Summerlin?
Both — Summerlin North Area is the established northern section of the Summerlin master plan, inside the incorporated boundaries of the City of Las Vegas. Mailing addresses say Las Vegas, NV 89134 or 89144. "Summerlin" is the master plan name; "Summerlin North Area" describes the original northern villages developed beginning in 1990.
What ZIP codes does Summerlin North Area use?
ZIPs 89134 and 89144 — covering the Arbors, Crossing, Willows, Trails, and Vistas villages. Drive times from these ZIPs run 5 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon, and 18 minutes to the Strip via Summerlin Parkway.
Is Summerlin North Area the same as The Ridges?
No — The Ridges is a guard-gated ultra-luxury enclave in Summerlin South Area at $2 million-plus featuring Bear's Best golf. Summerlin North Area is the original northern section of the master plan spanning five villages from $400K to $1.5M-plus. Both share Summerlin's trail system and Downtown Summerlin amenities, but entry pricing and character differ substantially.
How old are homes in Summerlin North Area?
Summerlin North Area began developing in 1990, making many homes 25-35 years old as of 2026. That vintage means HVAC, roofing, and pool equipment may be at or approaching first major service cycles — some owners have already updated. Budget a thorough inspection; well-maintained 1990s Summerlin construction in established villages holds value with a premium on mature landscaping competitors cannot replicate.
Does Summerlin North Area have community pools?
Most guard-gated enclaves in the Trails and Vistas include private neighborhood amenities. Open-street villages like the Arbors, Crossing, and Willows rely on individual home pools — private backyard pools with spas are standard in the $450K-plus tier. Village parks and the Summerlin Trail System serve community recreation across all five northern villages.
Is Summerlin North Area walkable?
Within each village, yes — sidewalk connectivity and village parks make walking practical. Downtown Summerlin five minutes away extends walkability for dining and retail once you drive or bike there. The Summerlin Trail System through all five villages adds recreational walkability. Daily errands require a car, as with all Las Vegas suburbs, but trail access inside the area is a genuine differentiator.
How far is Summerlin North Area from Red Rock Canyon?
Approximately 12 minutes west via West Charleston Boulevard — among the shortest Red Rock commutes of any Summerlin section. The 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing are all accessible for morning exercise. TPC Las Vegas, a PGA Tour course, sits within the area itself for additional outdoor recreation without leaving the master plan.
Is Summerlin North Area a good investment?
The fundamentals are strong: 30-plus years of proven appreciation, a 10/10-rated middle school zone anchoring tenant and resale demand, 12,000-plus homes with a wide price ladder, and the Summerlin master plan continuing to add value through infrastructure and amenities. Returns depend on village, home age, and view orientation — ask Nevada Real Estate Group for recent village-by-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 Summerlin North Area villages, The Ridges, Bellacere, and Red Rock Country Club. Direct builder relationships, the largest agent team in Nevada, and 9,061+ verified five-star reviews back the #1 ranking statewide.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Summerlin North Area Real Estate Expert?
6,225+ closed transactions and $4.1B+ in volume since 2009. Across 12,000-plus homes in five villages, village selection, HOA layers, home age, and school-zone verification drive real value differences — knowing the area matters. Call (702) 637-1759 or tell us what you need and we'll find your Summerlin North Area home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Summerlin North Area?
Compare Summerlin North Area with neighboring Summerlin sections and nearby Las Vegas communities. Each card pairs the drive time with price positioning, so you can judge whether staying in the northern villages or upgrading to Summerlin South's luxury enclaves or West's new construction better fits your budget.
10 MIN W
Red Rock Country Club
$1.2M+ (ZIP area)
10 min from Summerlin North Area
View Red Rock Country Club →A–Z INDEX
Which Summerlin North Area Villages and Communities Can You Explore A–Z?
The Summerlin North Area contains five primary villages and numerous sub-communities — including guard-gated enclaves in the Trails and Vistas and the on-site TPC Las Vegas golf course. 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 northern-area address on request.
B
- Bellacere (ultra-luxury, adjacent)
T
- The Arbors village
- The Crossing village
- The Willows village
- The Trails village (incl. guard-gated enclaves)
- The Vistas village (incl. guard-gated enclaves)
- TPC Las Vegas (PGA Tour course, in-area)
- The Hills Park (community park, in-area)
KEEP LEARNING
What Else Should You Read About Summerlin North Area and Summerlin?
These guides extend the research most Summerlin North Area buyers do next — understanding the broader Summerlin master plan, comparing areas 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 Summerlin North Area's ZIP 89134 and 89144 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 Summerlin North Area Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level across 89134 and 89144 — village-level figures are NREG-modeled estimates from active-listing review. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIPs 89134 and 89144 (Summerlin North Area). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Summerlin North Area is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering Summerlin North Area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings including Carolyn S. Reedom ES 8/10, Sig Rogich MS 10/10, Palo Verde High 8/10, and private options. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings across all Summerlin North Area CCSD campuses. 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