Nevada's #1 team for Astra at La Madre Peaks. Explore Summerlin's newest ultra-luxury custom-lot community — 167 guard-gated homesites from $2M+, panoramic Red Rock Canyon views at the highest elevation in Summerlin, and 24-hour security in the La Madre Peaks village — with live MLS data.
ZIP 89138 carried 366 active listings in June 2026 according to NREG’s MLS analysis MLS data, spanning a wide range of Summerlin West properties; Astra's guard-gated 167-lot custom community represents the ultra-luxury tier within that ZIP. The newest listings appear below, refreshed daily, and every active Astra homesite is searchable in our live MLS portal.
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 30, 2026, 5:34 PM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIP 89138)
$825K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
CUSTOM LOTS
167
Community records
ESTABLISHED
2024
Howard Hughes Corporation
DAYS ON MARKET (ZIP 89138)
41
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
Property research
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Last updated
October 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Astra at La Madre Peaks is a 250-acre guard-gated custom-lot community in the La Madre Peaks village of Summerlin West, launched in 2024 with 167 ultra-luxury homesites from $2M+ (lot). ZIP 89138 shows a $825,000 median list per NREG’s MLS analysis; City of Las Vegas covers municipal services. Takeaways below unpack this guard-gated address.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Las Vegas
PRICE DISTRIBUTION
Astra lots run $2M+ for Interior Premium homesites to $3M+ for Summit View lots. ZIP 89138 shows an $825,000 median list per NREG’s MLS analysis October 2026 MLS data. The 366 active ZIP-area listings are split across the bands below, with Astra's guard-gated inventory concentrated in the upper tiers.
ZIP 89138's 366 active listings break down by lot type, price tier, and lifestyle category below — each link opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data across ZIP 89138.
Astra's four lot categories differ by elevation, view orientation, and price point. Each card links to the most relevant hub or live search so you can evaluate lifestyle fit and current availability.
351 active listings across ZIP 89138 as of October 30, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by lot type, view orientation, and price — no spam, unsubscribe anytime. With only 167 custom lots in the community, available homesites and finished estate resales move quickly among qualified buyers. Alert subscribers hear about new availability before word spreads at the gate, giving them the time advantage on view-lot and summit position availability.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Astra at La Madre Peaks delivers the highest-elevation guard-gated custom-lot opportunity in Summerlin: 250 acres established in 2024, 167 custom homesites from $2M+, panoramic Red Rock Canyon and Strip views, and 8-minute access to the canyon. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
Astra at La Madre Peaks is known as Summerlin's newest and most elevated ultra-luxury custom-lot community — the 2024 Howard Hughes Corporation development that brings 167 finished homesites with panoramic Red Rock Canyon and Strip views, 24-hour guard-gated security, and full custom design freedom to the highest ridgeline in the master plan.
It fits high-net-worth buyers who want to design a one-of-a-kind estate at the finest address in Summerlin: households with $4M to $10M-plus construction budgets, California executives trading coastal pricing for a Summerlin custom build, investors targeting Summerlin's most exclusive new address, and design-focused buyers who reject production homes.
Mornings hike or drive into Red Rock Canyon eight minutes from the gate, afternoons supervise construction on a custom estate with panoramic canyon views, and evenings look out over the Las Vegas Strip lights from one of the highest occupied ridgelines in the valley — the Summerlin Trail System and Downtown Summerlin are both within ten minutes.
Astra at La Madre Peaks anchors the ultra-luxury custom-lot tier of the La Madre Peaks village in Summerlin West, along the northwestern rim of Las Vegas at one of the highest elevations in the master plan. About 250 acres. Roughly 20–25 miles from the Strip.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026.
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Astra and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Las Vegas city (Astra is not separately tabulated) · Updated
POPULATION & GROWTH
Astra at La Madre Peaks launched in 2024 with 167 custom lots — it is an active development, not a built-out community. Its parent city and surrounding Summerlin continue adding residents rapidly. Las Vegas has grown by roughly 96,000 people since 2010 per U.S. Census counts, and Summerlin West is one of the fastest-growing sub-areas within the master plan, keeping demand pressure on Astra's finite 167-lot custom-lot supply.
Inside Astra at La Madre Peaks, growth means absorption, not turnover: the 167-lot community is actively selling and building, so every new Summerlin ultra-luxury buyer who wants a custom lot at the highest elevation competes for a finite inventory that cannot be expanded. That scarcity equation — rising metro demand against a permanently capped 167-lot supply — is the investment logic of a first-mover position in Summerlin's newest ultra-luxury community.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Astra separately. Las Vegas city: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
The long view: the median sold price in Las Vegas rose 144% between 2014 ($179,525) and 2026 ($438,283), across 193,532 recorded closings — Las Vegas REALTORS MLS records via Repliers.
FAST LUXURY MARKET
Market Competitiveness
Astra is a supply-constrained custom-lot market — ZIP 89138 recorded 33 median days over the past hundred days per NREG’s analysis of Las Vegas REALTORS MLS data. Custom lots with panoramic Red Rock Canyon views attract motivated buyers; well-positioned Summit View lots draw competing interest quickly. The 167-lot cap means prime view positions are committed early in the absorption cycle.
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Ready to explore homes in Astra? Our team knows every lot type, view corridor, and school zone in the La Madre Peaks village.
Start Your Home SearchSection Comparison
A like-for-like comparison of Astra's four lot categories — indicative lot price, view quality, privacy level, and lifestyle fit — using community records and ZIP-area listing data via NREG’s MLS analysis. Per-lot-type figures are Nevada Real Estate Group-modeled guidance from community records; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Summit View Lots | ~$3,000,000+ | n/a (lot) | Individually negotiated | Limited | 360° Panoramic Views · Trophy Position |
| Canyon Edge Lots | ~$2,500,000+ | n/a (lot) | Individually negotiated | Limited | Canyon Views · Western Exposure |
| Ridge Line Lots | ~$2,500,000+ | n/a (lot) | Individually negotiated | Limited | Mountain Views · Maximum Privacy |
Source: NREG’s MLS analysis MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89138) — per-section medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Section Deep Dive
Submarket 1
The most elevated and desirable lots in Astra — 360-degree panoramic views of Red Rock Canyon, the Spring Mountains, and the Las Vegas Strip. These lots command the highest premiums in the community and are the first to be absorbed.
Browse Summit View Lots homes →Submarket 2
Lots positioned along the canyon edge with dramatic western views of Red Rock's sandstone formations. Canyon Edge buyers prioritize the natural drama of the canyon face over 360-degree coverage — a deeply personal preference in lot selection.
Browse Canyon Edge Lots homes →Submarket 3
Elevated lots along the community ridgeline with sweeping mountain views and maximum privacy. Ridge Line lots trade the canyon face view for a quieter interior position with strong mountain backdrop — ideal for buyers who prize seclusion.
Browse Ridge Line Lots homes →Submarket 4
The lifestyle engine that makes Astra's address so compelling: Red Rock Canyon eight minutes from the gate, Downtown Summerlin's 125+ shops and restaurants ten minutes, Fox Hill Park's adventure playground and disc golf minutes away, and the Summerlin Trail System connecting residents to the canyon. Owning in Astra gives access to the full Summerlin West amenity footprint.
Browse La Madre Peaks Village Amenity Corridor homes →STILL DECIDING?
BY ZIP CODE
Astra at La Madre Peaks sits entirely within ZIP 89138, but that ZIP encompasses a range of Summerlin West properties beyond the 167-lot custom guard-gated community. The table below presents the ZIP as a single area corridor, with an honest note about how Astra's ultra-luxury custom-lot tier sits far above the ZIP-wide median per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Summerlin West — La Madre Peaks village · Astra · Non-gated Summerlin West neighborhoods | $867,000 | ~$368 | 33 | 366 | n/a* |
Source: NREG’s MLS analysis MLS plus Nevada Real Estate Group corridor analysis. The $867,000 ZIP median blends Astra's ultra-luxury custom-lot pricing ($2M+) with broader Summerlin West inventory; Astra lot closings sit far above this baseline. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Astra at La Madre Peaks is an active custom-lot community — 167 finished homesites established in 2024, with buyers bringing their own architect and approved luxury builder. Adjacent Summerlin villages offer production and semi-custom new construction from national builders for buyers who prefer move-in-ready timelines. Verify current lot availability and builder rosters before committing.
Luxury Move-Up
Luxury production closest to Astra'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 The Canyons area
Family
Accessible new builds within 20 minutes
Outdoor Recreation
Trail access, a national conservation area, and elevated canyon views — Astra's outdoor footprint is unmatched among new Summerlin communities. Red Rock Canyon is 8 minutes from the gate, and the Summerlin Trail System connects directly to the canyon. The City of Las Vegas maintains parks across Summerlin North, and TPC Summerlin is 8 minutes away.
IN-COMMUNITY
The village park serving The Canyons residents — basketball courts, playground, walking trails, open fields, and picnic areas within minutes of Astra's gate.
IN-COMMUNITY
Paved multi-use trails threading through The Canyons and connecting west toward Red Rock Canyon — Astra residents have direct trail access from the enclave.
8 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 eight minutes west via West Charleston Boulevard. Astra is the closest guard-gated Summerlin community to the canyon.
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 Astra residents.
5 MIN
125+ shops, restaurants, and a seasonal events lawn that hosts concerts, outdoor fitness classes, and farmers markets — Astra'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 Astra 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
Lot viewings in Astra require advance coordination — no walk-up access through the guard gate. With only 167 custom homesites, top view-corridor lots are committed early. Set up instant alerts, browse ZIP 89138 inventory, or call (702) 637-1759 and our team will coordinate gate access and schedule your tour.
Budget around the specific home, not a community average. Before you compare the cost of a move to Astra, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
Astra 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 Astra at La Madre Peaks against other Summerlin luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Astra wins on custom-lot freedom, highest elevation, and school-zone quality; Bellacere on established ultra-luxury scale; The Ridges on golf and existing inventory — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Astra | Bellacere | The Ridges | Summerlin (non-gated) |
|---|---|---|---|---|
| Entry Price | $2M+ (lot) | $1.5M+ | $2M+ | $450K |
| Guard-Gated | Yes — 24/7 staffed | Yes — 24/7 staffed | Yes — 24/7 staffed | No |
| HOA Monthly | $400–$1,000 | $500–$1,000 | $500–$1,200 | $50–$250 |
| ZIP Median List | $867K (89138) | $867K (89138) | $867K (89138) | $728K area |
| Days on Market | 33 (ZIP area) | Similar | 33 | 21 |
| Lots / Homes in Community | 167 custom lots | 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 | Custom lots · Highest elevation · 10/10 MS | Ultra-custom scale · Established | Trophy estates · Golf | Value · New builds · Variety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate Astra 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 Astra at La Madre Peaks to I-215 and the Strip in about 25 minutes — and Downtown Summerlin ten minutes handles most daily errands without a freeway. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data, and Astra residents heading to Summerlin-area employers typically run under 15 minutes.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Most Astra 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 Astra buyers put down 20% to 30%, and many are cash purchasers. At the $800,000 entry point, 20% down is $160,000; luxury jumbo financing from $832,751 and above requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement. On $1 million-plus purchases, plan for jumbo lender requirements: typically 20–25% down, six to twelve months of reserves, and full documentation of income and assets.
Astra FAQ — 18 Answers
Custom lots in Astra at La Madre Peaks start at approximately $2 million for interior homesites, with the most desirable Summit View lots commanding $3 million or more. Finished custom estates are expected to range from $4 million to well over $10 million. The surrounding ZIP 89138 carried a $825,000 median list price in October 2026 per NREG’s analysis of Las Vegas REALTORS MLS data — Astra's ultra-luxury custom-lot tier sits far above that ZIP-area baseline.
Yes. Astra at La Madre Peaks features a guard-gated entry with 24-hour security staffing and comprehensive patrols — consistent with the standard set by The Ridges and The Summit Club, the other Howard Hughes Corporation ultra-luxury guard-gated communities in Summerlin. Underground utilities, strict design guidelines, and perimeter walls ensure controlled access throughout the 167-homesite community. Showings require advance gate coordination through a licensed agent.
Astra at La Madre Peaks sits within the La Madre Peaks village of the Summerlin West Association — one of the most elevated villages in the entire master plan, positioned along the northwestern rim. Village placement in Summerlin shapes your master-association structure, school zones, and amenity access. La Madre Peaks positions residents eight minutes from Red Rock Canyon and about ten minutes from Downtown Summerlin via West Lake Mead Boulevard.
Astra at La Madre Peaks is in ZIP 89138, Summerlin West, Las Vegas. Drive times from the gate run about 10 minutes to Downtown Summerlin, 8 minutes to Red Rock Canyon National Conservation Area via West Charleston Boulevard, 25 minutes to the Strip via Summerlin Parkway and I-15, and 35 minutes to Harry Reid International Airport via I-215 South. The ZIP-area median list price is $825,000 per NREG’s analysis of Las Vegas REALTORS MLS data.
Astra at La Madre Peaks is zoned for Clark County School District campuses: Bonner Elementary School (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 CCSD zoning before closing.
HOA fees in Astra at La Madre Peaks typically run $400 to $1,000 per month, combining the Summerlin master association fee with the sub-association fee for 24-hour guard-gate staffing, security patrols, underground utility maintenance, and common-area landscaping. Exact dues vary by homesite and are subject to annual adjustment. Request the full package — dues, reserves, CC&Rs, and any pending assessments — early in your Nevada escrow.
Astra at La Madre Peaks is exclusively custom lots — buyers purchase a finished homesite and bring their own architect and builder — whereas The Ridges includes both semi-custom and production options. Astra sits at a higher elevation within La Madre Peaks and offers newer infrastructure completed in 2024. Both are guard-gated Summerlin communities developed by Howard Hughes Corporation, but Astra is designed for buyers who want true ground-up custom design freedom.
Astra at La Madre Peaks is a custom-lot community — finished homesites are sold and buyers design their own estates from the ground up with an approved architect and builder. Completed custom homes are expected to range from approximately 4,000 to 10,000-plus square feet. Lot size, view corridor, and elevation position vary significantly across the 167 homesites — Summit View and Canyon Edge lots command the largest premiums.
Residents enter via transponders or access codes; guests must be pre-approved by the homeowner or called in at the gatehouse, and vendors follow the community's access policy. The gate is staffed 24 hours a day, seven days a week, with security patrols supplementing gatehouse coverage. First-time visitors should bring valid ID and allow a few extra minutes at entry. Prospective buyers touring with a licensed Nevada Real Estate Group agent have gate access coordinated in advance.
No — unaccompanied visitors are turned away at the gatehouse. Prospective buyers must be accompanied by a licensed real estate agent who coordinates gate entry in advance. Nevada Real Estate Group handles all access arrangements for showings across The Canyons' gated enclaves, including Astra, Bellacere, and Eagle Rock, so you can compare multiple communities in one outing. Call (702) 637-1759 to schedule a showing.
Astra's security stack includes a 24-hour staffed guard gate with controlled vehicle access, perimeter block walls, security patrols, and community surveillance infrastructure — the full program typical of Summerlin's established guard-gated enclaves. Two decades of consistent operations mean procedures are mature. Request the association's current security program details with the resale package before closing so you understand patrol schedules and emergency-response protocols.
Yes — Astra at La Madre Peaks is an exclusively custom-lot community. All 167 homesites are finished lots ready for custom home construction. Buyers select their own architect and builder; designs must comply with community architectural guidelines ensuring a cohesive desert contemporary aesthetic. Approved builders include some of the most respected luxury home builders in the Las Vegas Valley. Nevada Real Estate Group can connect you with available lots and approved builder contacts.
Ultra-luxury guard-gated Summerlin communities have historically outperformed the broader Las Vegas market on value retention, and Astra's fundamentals are structurally sound: just 167 custom homesites at the highest elevations in Summerlin, a Howard Hughes Corporation pedigree that matches The Ridges and The Summit Club, panoramic Red Rock Canyon and Strip views, and the 10/10-rated Sig Rogich Middle School zone. Nevada Real Estate Group can share comparable lot and finished-home data before you commit.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On an $800,000 purchase, plan around $4,800 to $5,600 annually. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
Four factors move real money in Astra at La Madre Peaks. First, lot position: Summit View and Canyon Edge lots command the largest premiums — 360-degree panoramic views are the defining value driver. Second, HOA dues: the combined master and sub-association fee runs $400–$1,000 monthly; verify before committing. Third, builder selection: design approval timelines and construction costs vary widely across approved builders. Fourth, custom-build timeline: plan 18 to 36 months from lot closing to move-in.
Most Astra buyers put down 20% to 30%, and many are cash purchasers. At the $800,000 entry point, 20% down is $160,000; luxury jumbo financing from $832,751 and above requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement. On $1 million-plus purchases, plan for jumbo lender requirements: typically 20–25% down, six to twelve months of reserves, and full documentation of income and assets.
Astra at La Madre Peaks carries two HOA layers: the Summerlin master association fee and the sub-association fee for 24-hour guard-gate staffing, patrols, underground utility maintenance, and perimeter upkeep. Combined, they typically run $400 to $1,000 per month depending on the specific homesite. Pull the full package — current dues, reserve fund status, and any pending assessments — before your contingency deadlines.
Most Astra 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 October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
The eight questions Astra buyers ask Google and AI assistants most — answered with specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools. Every figure links to a primary source you can verify.
Both — Astra at La Madre Peaks is a guard-gated custom-lot community within the La Madre Peaks village of Summerlin West, inside the incorporated boundaries of the City of Las Vegas. Mailing addresses say Las Vegas, NV 89138. "Summerlin" is the master plan name; "Astra at La Madre Peaks" is the specific guard-gated ultra-luxury community within the La Madre Peaks village.
ZIP 89138 — the Summerlin West ZIP covering the La Madre Peaks village and surrounding neighborhoods. Drive times from this ZIP run 10 minutes to Downtown Summerlin, 8 minutes to Red Rock Canyon via West Charleston Boulevard, and 25 minutes to the Strip via Summerlin Parkway.
No — The Ridges is an established Summerlin guard-gated community with existing homes at $2 million to $20 million-plus and Bear's Best golf course. Astra at La Madre Peaks is exclusively custom lots, launched in 2024 at a higher elevation within La Madre Peaks village — buyers design their own estate from the ground up. Both are Howard Hughes Corporation communities, but the product is fundamentally different.
Astra at La Madre Peaks launched in 2024 with 167 custom lots — availability depends on how far absorption has progressed by the time you inquire. Summit View and Canyon Edge lots at the most desirable elevations are typically the first claimed. Nevada Real Estate Group tracks lot availability and can confirm current inventory and pricing.
No — Astra at La Madre Peaks is a custom-lot community, not an amenity-club development. There is no shared pool or clubhouse within the sub-association. Custom estates are designed by each individual owner and will include private pools, spas, and outdoor entertainment spaces at the owner's specification — the amenities are yours alone, not shared.
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 8 minutes west via West Charleston Boulevard — making it the closest new guard-gated Summerlin community to the canyon. 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. No other new ultra-luxury community in the Las Vegas Valley combines this canyon proximity with custom-lot freedom.
The fundamentals are compelling: only 167 lots in total, the highest elevation in Summerlin, a Howard Hughes Corporation pedigree that mirrors The Ridges, panoramic views that cannot be replicated at lower elevations, and a 10/10-rated middle school zone. Returns depend on lot position, view corridor, build quality, and hold horizon — ask Nevada Real Estate Group for comparable lot and finished-home data before committing.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 — including Astra at La Madre Peaks, The Ridges, Bellacere, and Red Rock Country Club. Direct relationships with approved Astra builders, lot-financing specialists, and the largest agent team in Nevada back the #1 ranking statewide. 9,097+ verified five-star reviews.
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 Astra at La Madre Peaks with neighboring Summerlin ultra-luxury addresses and nearby Las Vegas communities. Each card pairs the drive time with price positioning, so you can judge whether Astra's custom-lot freedom at the highest elevation outweighs Bellacere's established scale or The Ridges' golf prestige for your lifestyle.
More Las Vegas communities
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
La Madre Peaks village encompasses Astra's 167 custom lots plus the surrounding Summerlin West village at various price points. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current lot availability, HOA dues, and school zoning for any La Madre Peaks address on request.
KEEP LEARNING
These guides extend the research most Astra 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 Astra'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 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, and ZIP 89138 is broader than Astra's 167-lot guard-gated community — so area statistics are labeled as such, and per-lot-type figures are modeled estimates. Follow any link to verify a figure.
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15