Nevada's #1 team for Ascension at The Peaks real estate. Search Summerlin's newest guard-gated luxury new construction — 561 homes from $1M to $4M+, Red Rock Canyon views, and 24-hour security in The Peaks village — with live MLS data.
MEDIAN LIST PRICE (ZIP 89138)
$825K
LVR / GLVAR via Repliers, as of September 14, 2026
HOMES IN THE ENCLAVE
561
Community records
ESTABLISHED
2023
Howard Hughes Corporation / Multiple Builders
DAYS ON MARKET
38
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Ascension at The Peaks is a ~300-acre guard-gated new-construction community in The Peaks village of Summerlin, established 2023 with 561 homes from $1M to $4M+. ZIP 89138 shows a $825,300 median list and 33-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this guard-gated new-build address.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Las Vegas
ZIP 89138 carried 366 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning a wide range of Summerlin properties; Ascension at The Peaks' guard-gated 561-home new-construction enclave represents the luxury new-build tier within that ZIP. The newest listings appear below, refreshed daily, and every active Ascension home is searchable in our live MLS portal.
PRICE DISTRIBUTION
Ascension at The Peaks spans $1M for entry-level new construction to $4M+ on premium view lots. ZIP 89138 shows a $825,300 median list price per Las Vegas REALTORS September 2026 MLS data. The bands below model the 366 active ZIP listings, with guard-gated Ascension new-build inventory concentrated in the upper tiers.
ZIP 89138's 366 active listings break down into multiple Ascension builder collections, two property types, and the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89138.
Ascension at The Peaks' builder collections differ by architectural style, floor plan options, and price point. Each card links to the most relevant hub or live search so you can see current inventory and lifestyle fit for each builder's offerings.
Updated daily · 367 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by builder collection, view orientation, price, and beds — no spam, unsubscribe anytime. With 561 homes and new-release windows that close quickly, desirable lots go under contract before most buyers see them publicly. Alert subscribers get notified within hours of an MLS hit.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Ascension at The Peaks delivers guard-gated new-construction luxury in Summerlin's Peaks village: ~300 acres established 2023, 24-hour staffed security, contemporary desert homes from $1M to $4M+, and Red Rock Canyon views along the western rim. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
Ascension at The Peaks is known as Summerlin's newest guard-gated luxury new-construction community — the 2023 Howard Hughes Corporation development bringing Toll Brothers, Shea Homes, and Taylor Morrison homes from $1M to $4M+ into The Peaks village with 24-hour staffed security and contemporary desert architecture.
It fits high-income families seeking brand-new guard-gated construction and a 10/10-rated middle school zone, California relocators trading state income tax for desert luxury, executives wanting a private retreat with Strip access twenty minutes away, and buyers who want new-build quality inside Summerlin without a multi-year custom-build timeline.
Mornings run the Summerlin Trail System or scenic-loop into Red Rock Canyon, afternoons tour builder design centers or browse Downtown Summerlin's 125+ shops and restaurants, and evenings return through the 24-hour guarded gate to a resort-style new-construction home with Spring Mountains views.
Ascension at The Peaks anchors the newest luxury guard-gated development in The Peaks village of Summerlin, along the western rim of Las Vegas near the Red Rock Canyon interface. About 300 acres. Roughly 15–20 miles from the Strip.
Quick Answer
Yes — by every guard-gated luxury new-construction measure, Ascension at The Peaks is one of Summerlin's most compelling addresses. It pairs 24-hour staffed security, a 10/10-rated middle school zone, Red Rock Canyon views, and new-construction homes from $1 million with five-minute access to Downtown Summerlin and ten-minute access to Red Rock Canyon trails. The honest trade-offs: $300–$800 monthly HOA dues, a 30-minute airport commute, and no on-site clubhouse within the gate. Nevada's zero state income tax sweetens every luxury relocation to Ascension.
Source: City of Las Vegas
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Ascension at The Peaks — the parent city holds 656,274 residents with a $66,820 median household income. Ascension itself projects roughly 1,400 residents across 561 homes at build-out, with average household income estimated above $225,000 and a 95% ownership rate.
The Census does not break Ascension 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.
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Ascension is not separately tabulated) · Updated
POPULATION & GROWTH
Ascension at The Peaks is an actively delivering community — 561 homes established in 2023 — while its parent city and surrounding Summerlin continue adding residents. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and Summerlin alone has added tens of thousands of residents in the same period, keeping demand pressure on Ascension's capped new-construction supply inside The Peaks village.
Inside Ascension at The Peaks, growth means early-phase buyers secure product before build-out completes: the 561-home enclave is delivering now, so buyers who move in active release phases lock new-construction pricing before the community caps. That scarcity equation — rising metro demand against a finite new-build supply — rewards early entry in ways a completed resale-only community cannot.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Ascension separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for ZIP 89138 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89138 is broader than Ascension at The Peaks' 561-home guard-gated new-construction 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
$792K–$828K monthly band; $814,500 median over the last 100 days across ZIP 89138
vs September 2025
Source: Las Vegas REALTORS
Days on Market
30–36 day monthly range; 33 median over the last 100 days — new-construction and resale both factor into this ZIP-level figure
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Volume reflects the broader ZIP 89138 area — Ascension at The Peaks new-build releases add to this count as phases deliver
vs September 2025
Source: Las Vegas REALTORS
The long view: Las Vegas's median sold price rose 145% between 2014 ($179,525) and 2026 ($438,960), across 191,278 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
FAST LUXURY MARKET
Market Competitiveness
Ascension is a supply-constrained luxury new-build market — sold homes across ZIP 89138 averaged 33 median days over the past hundred days per Las Vegas REALTORS. Guard-gated Summerlin new builds with Red Rock Canyon views attract motivated buyers; well-priced homes draw competing offers. The capped 561-home supply means desirable lots clear fast.
Ascension at The Peaks is a focused new-construction play — 561 homes from $1M across Toll Brothers, Shea Homes, and Taylor Morrison collections, with premium view lots to $4M+, behind a 24-hour guard gate in The Peaks village. Six buyer profiles below match lifestyles, followed by honest pros and trade-offs.
Ready to explore homes in Ascension? Our team knows every builder collection, view orientation, and school zone in The Peaks village.
Start Your Home SearchSection Comparison
A like-for-like comparison of Ascension at The Peaks' three builder collections — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-builder figures are Nevada Real Estate Group-modeled estimates; verify current release pricing directly with each builder before contracting.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Shea Homes — Trilogy | ~$1,200,000 | ~$350 | 33 | ~15 | Entry New Construction · Modern |
| Taylor Morrison — Overlook | ~$1,500,000 | ~$380 | 33 | ~12 | Elevated Lots · Red Rock Views |
| Toll Brothers — Montclair | ~$2,000,000 | ~$420 | 35 | ~10 | Semi-Custom · Maximum Luxury |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89138) — per-builder medians are our modeled estimates; verify current pricing with builder sales teams. Listing counts updated daily via Repliers IDX.
Builder Collection Deep Dive
Submarket 1
Shea Homes' contemporary single-story and two-story designs with open-concept living, designer kitchens, and resort-style outdoor spaces — the most accessible builder collection inside Ascension at The Peaks.
Browse Shea Homes — Trilogy homes →Submarket 2
Taylor Morrison's elevated homesites with panoramic Red Rock Canyon and Spring Mountains views, floor-to-ceiling glass, and courtyard entries — the collection that commands the highest view premiums in the community.
Browse Taylor Morrison — Overlook homes →Submarket 3
Toll Brothers' signature semi-custom luxury collection with the most expansive floor plans, gourmet kitchens, premium structural options, and the community's finest lot positions — individually negotiated at the upper tier.
Browse Toll Brothers — Montclair homes →Submarket 4
The lifestyle engine that makes Ascension at The Peaks' address so compelling: Fox Hill Park with zip lines and disc golf inside the village, Downtown Summerlin's 125+ shops and restaurants five minutes away, and the Summerlin Trail System connecting residents directly to Red Rock Canyon. Owning in Ascension gives access to the entire Peaks village amenity footprint.
Browse The Peaks Village Amenity Corridor homes →STILL DECIDING?
BY ZIP CODE
Ascension at The Peaks sits entirely within ZIP 89138, but that ZIP encompasses a range of Summerlin properties beyond the 561-home guard-gated new-construction enclave. The table below presents the ZIP as a single area corridor, with an honest note about how Ascension's new-build guard-gated premium sits above the ZIP-wide median per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Summerlin — The Peaks village · Ascension at The Peaks · Surrounding Summerlin neighborhoods | $867,000 | ~$368 | 33 | 366 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $867,000 ZIP median blends Ascension at The Peaks' new-build premium ($1M–$4M+) with surrounding Summerlin inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Ascension at The Peaks is an actively delivering new-construction community, established 2023, with Toll Brothers, Shea Homes, and Taylor Morrison each offering distinct floor plan collections. Verify current release phases, lot availability, and builder incentives directly before writing an offer — pricing and included features shift between releases.
Luxury Move-Up
Luxury production closest to Ascension's tier
Family & Mid-Market
Volume builder with Summerlin West presence
Mid-Market
Value-tier new construction near Summerlin
Move-Up & Luxury
Design-forward move-up builder in Summerlin area
Family
Accessible new builds within 20 minutes
Outdoor Recreation
Trail access, a national conservation area, and a world-class golf venue — Ascension at The Peaks' outdoor footprint punches far above its ~300-acre size. The City of Las Vegas maintains parks across Summerlin, the community's Summerlin Trail System connects directly to Red Rock Canyon, and Fox Hill Park is within the Peaks village.
IN-VILLAGE
The signature park within The Peaks village — adventure playground, zip lines, disc golf course, hiking trails, and picnic areas within minutes of Ascension at The Peaks' gate.
IN-COMMUNITY
Paved multi-use trails threading through The Peaks village and connecting west toward Red Rock Canyon — Ascension at The Peaks residents have direct trail access from the enclave.
10 MIN
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
Host of the PGA Tour's Shriners Children's Open annually — TPC Summerlin delivers championship-quality play without a mandatory club membership for Ascension residents.
5 MIN
125+ shops, restaurants, and a seasonal events lawn that hosts concerts, outdoor fitness classes, and farmers markets — Ascension's social living room five minutes from the gate.
25 MIN
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
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
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 Ascension Lifestyle
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.
THIS WEEKEND'S OPEN HOUSES
Open houses require advance coordination — no walk-up access through the 24-hour guard gate. With 561 homes and new-release windows that close fast, desirable lots move quickly. Set up instant alerts, browse ZIP 89138 inventory, or call (702) 637-1759 and our team will coordinate gate access and schedule your tour.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Ascension 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.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing Ascension at The Peaks against other Summerlin luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Ascension wins on new-construction guard-gated quality and school-zone rankings, Bellacere on ultra-luxury custom scale, The Ridges on golf and prestige — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Ascension | Bellacere | The Ridges | Summerlin (non-gated) |
|---|---|---|---|---|
| Entry Price | $1M+ | $1.5M+ | $2M+ | $450K |
| Guard-Gated | Yes — 24/7 staffed | Yes — 24/7 staffed | Yes — 24/7 staffed | No |
| HOA Monthly | $300–$800 | $500–$1,000 | $500–$1,200 | $50–$250 |
| ZIP Median List | $867K (89138) | $867K (89138) | $867K (89138) | $728K area |
| Days on Market | 33 | Similar | 33 | 21 |
| Homes in Enclave | 561 (new build) | 120+ | Multiple phases | N/A (open) |
| Golf Nearby | TPC Summerlin 8 min | TPC Summerlin 8 min | Bear's Best (in-community) | TPC Summerlin nearby |
| Best For | Guard-gated new build · Top schools | Ultra-custom scale | Trophy estates · Golf | Value · Variety · New builds |
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 Ascension separately. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Summerlin Parkway is the primary artery, connecting Ascension 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 Ascension residents heading to Summerlin-area employers typically run under 15 minutes.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Ascension 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
Most Ascension at The Peaks buyers put down 20% to 30%, and many are cash purchasers. At the $1 million entry point, 20% down is $200,000; luxury jumbo financing from $726,201 and above requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement. On $2 million-plus purchases, plan for jumbo lender requirements: typically 20–25% down, six to twelve months of reserves, and full documentation.
Ascension FAQ — 18 Answers
Homes in Ascension at The Peaks run from approximately $1 million for entry-level new construction to over $4 million on premium lots with upgraded finishes and unobstructed Red Rock Canyon views. The surrounding ZIP 89138 carried a $825,300 median list price in September 2026 per Las Vegas REALTORS — Ascension's new-construction luxury inside The Peaks village prices meaningfully above that ZIP-area baseline. Sizes span roughly 2,500 to over 6,000 square feet across Toll Brothers, Shea Homes, and Taylor Morrison collections.
Yes. Ascension at The Peaks is fully guard-gated with a 24-hour staffed entry gate and security patrols — one of the only guard-gated new-construction luxury communities inside Summerlin's prestigious Peaks village. The gatehouse and perimeter walls pair controlled access with brand-new product, a combination few Las Vegas communities offer. Showings require advance gate coordination through a licensed agent; Nevada Real Estate Group arranges that for every Ascension tour.
Ascension sits within The Peaks village of the Summerlin South Association — the village known for its newest guard-gated luxury development along the western rim. Village placement in Summerlin shapes your master-association structure, school zones, and amenity access. The Peaks positions residents minutes from Downtown Summerlin's 125-plus shops and restaurants and about ten minutes from Red Rock Canyon, while elevated lots deliver dramatic Spring Mountains views.
Ascension at The Peaks is in ZIP 89138, Summerlin, Las Vegas. Drive times from the gate run about 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon National Conservation Area, 20 minutes to the Strip via Summerlin Parkway, and 30 minutes to Harry Reid International Airport via I-215 South. The ZIP-area median list price is $825,300 per Las Vegas REALTORS, with Ascension's new-construction pricing sitting above that figure.
Ascension at The Peaks is zoned for Clark County School District campuses: Bonner Elementary (9/10 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.
HOA fees in Ascension typically run $300 to $800 per month, combining the Summerlin master association fee with Ascension'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.
The Ridges is Summerlin's established ultra-luxury tier with pricing from $2 million to $20 million-plus and Bear's Best golf course frontage; Ascension at The Peaks delivers guard-gated new construction from $1 million — brand-new product with contemporary desert architecture inside The Peaks village, versus The Ridges' mature resale inventory. You trade mature landscaping and the Bear's Best setting for new-build quality and modern floor plans. Nevada Real Estate Group can walk you through both communities side by side.
Ascension at The Peaks homes span roughly 2,500 to over 6,000 square feet with three to six bedrooms, gourmet kitchens, resort-style outdoor spaces, and multi-car garages across Toll Brothers, Shea Homes, and Taylor Morrison collections. Many sit on elevated lots with sweeping Spring Mountains and Red Rock Canyon views. Builder collection, lot elevation, and view orientation drive premium pricing — weigh all three factors when comparing listings within the community.
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. During active construction phases, builder sales appointments are also coordinated through the gatehouse. Prospective buyers touring with a licensed Nevada Real Estate Group agent have gate access coordinated in advance.
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 access arrangements for all builder model tours and resale showings inside Ascension at The Peaks, so you can see multiple collections in one outing. Call (702) 637-1759 to schedule a showing.
Ascension at The Peaks runs a 24-hour staffed guard gate with controlled vehicle access, perimeter walls, and security patrols — the full program typical of Summerlin's guard-gated enclaves. As a new community established in 2023, protocols are being built from the start rather than inherited from an older operation. Request the association's current security program details during due diligence so you understand patrol schedules and emergency-response procedures while construction traffic is still active.
Ascension at The Peaks is builder-driven, with Toll Brothers, Shea Homes, and Taylor Morrison collections rather than raw custom lots, though semi-custom structural options let buyers shape floor plans and finishes meaningfully. For true custom homesites in Summerlin, other luxury communities like Astra at La Madre Peaks offer vacant-lot inventory with distinct guidelines. Nevada Real Estate Group can lay out both builder-collection and custom-lot paths against your timeline and budget.
Guard-gated Summerlin communities have historically outperformed the broader Las Vegas market on value retention, and Ascension at The Peaks adds reinforcing factors: new-construction quality inside The Peaks village, a hard cap of roughly 561 homes, and builder collections from Toll Brothers, Shea Homes, and Taylor Morrison. Limited gated new-build supply creates structural price support. Ask Nevada Real Estate Group for current Peaks-village new-build pricing and recent comps before contracting.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1 million new-construction purchase, plan around $6,000 to $7,000 annually. On new construction the assessed value is set at your purchase price, so the post-sale tax figure is predictable — confirm it with the Assessor before finalizing your ownership-cost budget.
Four factors move real money in Ascension at The Peaks. First, view orientation: elevated west-facing lots command premiums of $200,000 or more over comparable interior lots without Red Rock views. Second, builder selection: Toll Brothers, Shea Homes, and Taylor Morrison each differ on included features and structural options — tour all three before contracting. Third, HOA dues: the combined master and sub-association fee runs $300–$800 monthly. Fourth, release timing: new-build releases and incentives shift, so lock current pricing before anchoring a budget.
Most Ascension at The Peaks buyers put down 20% to 30%, and many are cash purchasers. At the $1 million entry point, 20% down is $200,000; luxury jumbo financing from $726,201 and above requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement. On $2 million-plus purchases, plan for jumbo lender requirements: typically 20–25% down, six to twelve months of reserves, and full documentation.
Ascension at The Peaks carries two HOA layers: the Summerlin master association fee and the community sub-association fee for 24-hour guard-gate staffing, patrols, and perimeter maintenance. Combined, they typically run $300 to $800 per month depending on the specific builder collection and home. On new construction the builder's HOA disclosure states the exact figure — review it line by line before contracting.
Most Ascension 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 September 2026
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PEOPLE ALSO ASK
Eight common Ascension buyer queries — answered with specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every figure links to a primary source you can verify.
Both — Ascension at The Peaks is a guard-gated new-construction enclave within The Peaks village of Summerlin, inside the incorporated boundaries of the City of Las Vegas. Mailing addresses say Las Vegas, NV 89138. "Summerlin" is the master plan name; "Ascension at The Peaks" is the specific guard-gated new-build community within it.
ZIP 89138 — the Summerlin ZIP covering The Peaks village and surrounding neighborhoods. Drive times from this ZIP run 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, and 20 minutes to the Strip via Summerlin Parkway.
No — The Ridges is Summerlin's established ultra-luxury community at $2 million to $20 million-plus featuring Bear's Best golf course by Jack Nicklaus. Ascension at The Peaks is a separate guard-gated new-construction enclave in The Peaks village with an entry from $1 million — a meaningful price difference with brand-new product and many of the same Summerlin lifestyle benefits.
Ascension at The Peaks was established in 2023, making it one of the newest guard-gated luxury communities in Summerlin. Homes are brand-new construction with current building standards, new warranties, and no inherited maintenance cycles — a key distinction from the 20-plus-year-old resale inventory in neighboring guard-gated enclaves.
Most individual estates in Ascension 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 Ascension sub-association; amenities are private rather than shared, which is typical of guard-gated Summerlin enclaves at this scale.
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.
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.
The fundamentals are favorable: a capped 561-home new-build enclave, a 10/10-rated middle school zone that anchors tenant and resale demand, brand-new construction quality, and a Summerlin Peaks village address whose master plan continues adding residents. Returns depend on builder collection, view lot orientation, and the specific purchase price — ask Nevada Real Estate Group for current Peaks-village new-build pricing and comps before contracting.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 — including Ascension at The Peaks builder collections, 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.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Ascension at The Peaks 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 Ascension's new-construction guard-gated entry for Bellacere's custom scale or The Ridges' golf prestige actually buys you more lifestyle for the money.
More Las Vegas communities
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
The Peaks village contains multiple new-construction and luxury guard-gated communities within Summerlin's newest development area. 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 Peaks-village address on request.
KEEP LEARNING
These guides extend the research most Ascension 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
The definitive valley luxury comparison — guard-gated, schools, pricing, and lifestyle across the two premier addresses.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Ascension's ZIP 89138 numbers.
Read →MARKET HUB
Master-plan overview, every Summerlin village, guard-gated community guides, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic is sourced from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89138 is broader than Ascension at The Peaks — a 561-home guard-gated enclave. Area statistics are labeled as such; per-builder figures are modeled estimates. Follow any link to verify.
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).
Updated: September 2026 · Next update: October 15