Bellacere Homes For Sale

KEY TAKEAWAYS

What Should You Know About Bellacere at a Glance?

Bellacere is a guard-gated ultra-luxury enclave of approximately 120 estates on 85 acres in The Canyons village, Summerlin North — developed by Howard Hughes Corporation in 2003. The surrounding ZIP 89144 carries a $725,000 median list price and 17-day market pace per Las Vegas REALTORS. The takeaways below unpack one of Summerlin's most exclusive addresses.

• The scale: roughly 120 homes on 85 acres with 24-hour guard-gate staffing — among the lowest residential densities in all of Summerlin North.
• The price ladder: $1.5M semi-custom estates through $5M-plus custom trophy homes on elevated lots with Spring Mountain and Red Rock Canyon views.
• Schools: zoned Sig Rogich Middle School rates 10/10 on GreatSchools — verify CCSD attendance boundaries for any specific address before offering.
• Location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip — the Canyons village's premier positioning inside the Summerlin master plan.
• Tax math: Nevada's zero state income tax plus a 3 percent primary-residence property-tax cap under NRS 361.471 represent six-figure annual savings for most relocating California executives.

Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas

PRICE DISTRIBUTION

How Many Bellacere-Area Homes Sell in Each Price Range?

ZIP 89144 carries a $725,000 median list price per Las Vegas REALTORS June 2026 data, but Bellacere estates trade from $1.5M to $5M-plus — well above the ZIP floor. The bands below model the area's 135 active listings, with Bellacere occupying the top tiers.

Counts are Nevada Real Estate Group-modeled allocations of 135 active ZIP 89144 listings · June 2026 · Bellacere estates occupy the $1.5M–$5M-plus tiers; lower bands reflect adjacent village neighborhoods.

SAFETY & CRIME

Is Bellacere Safe?

• 24/7Guard gate staffing — Bellacere-specific securityCommunity records
• 120Homes on 85 acres — minimal through-trafficCommunity records
• LVMPDLas Vegas Metro Police coverage of the broader areaCity of Las Vegas services
• BelowSummerlin North incidents vs citywide rateFBI Uniform Crime Reporting

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Bellacere Score?

Bellacere earns top marks for security, exclusivity, and views, with honest trade-offs on price tier and thin inventory. Below is our category-by-category report card — the same six factors our agents walk through with every ultra-luxury buyer before a first gated tour.

• A+

  Grade A+: Security

  24-hour staffed guard gate on roughly 120 homes — one of the lowest residential densities in Summerlin North. Strict architectural standards protect community character.

• A

  Grade A: Schools

  Sig Rogich Middle School rates 10/10 on GreatSchools. Palo Verde High rates 8/10. The Meadows School and Bishop Gorman (both A+) add elite private options.

• A

  Grade A: Views & Setting

  Elevated lots with panoramic Spring Mountain and Red Rock Canyon vistas — among the most dramatic residential view corridors in the Las Vegas Valley.

• A-

  Grade A-: Amenities

  Downtown Summerlin (5 min), TPC Summerlin (8 min), Red Rock Canyon (10 min), and 150-plus miles of Summerlin trails in the network.

• A-

  Grade A-: Outdoor Access

  Red Rock Canyon NCA 10 minutes west, the Summerlin Trail System from the door, and The Canyons Park for everyday recreation.

• B+

  Grade B+: Commute

  Strip ~20 min via Summerlin Pkwy. Airport ~30 min via I-215. Most residents work in Summerlin, the Charleston corridor, or remotely.

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.

POPULATION & GROWTH

How Fast Is the Bellacere Area Growing?

Bellacere itself is essentially built out — the plan has been fully occupied since the mid-2000s — while its parent city and the Summerlin master plan compound steadily. Las Vegas has added over 150,000 residents since 2010 per U.S. Census counts, and that growth keeps demand pressure on Bellacere's fixed supply of roughly 120 homes.

Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Bellacere separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Bellacere Score for Livability?

Bellacere pairs elite security and views with honest trade-offs: thin inventory, high HOA dues, and a luxury-tier price point that narrows the buyer pool. The rings below break the composite into six categories benchmarked against Census, FBI, and GreatSchools data for the ZIP 89144 corridor.

• 92A

  Overall Livability

• 95A+

  Security

• 90A

  Schools (zoned)

• 88A-

  Amenities

• 85A-

  Views & Setting

• 78B+

  Commute

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Bellacere Real Estate Market Trending?

Median list price, days on market, and monthly activity for ZIP 89144 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89144 is broader than Bellacere itself and includes adjacent Canyons-village neighborhoods. Bellacere's own closed sales are far fewer — read these as area-level orientation, not Bellacere-specific comps.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Bellacere market right now?

ZIP 89144 averaged 17 median days on market over the past hundred days per Las Vegas REALTORS data — a brisk pace for a luxury ZIP. Bellacere itself trades even more selectively: roughly 120 homes mean few listings surface each year, and well-priced estates attract serious buyers quickly.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP 89144 scope — broader than Bellacere; treat figures as area-level orientation.

Neighborhood Comparison

How Do Bellacere and Its Canyons Village Peers Compare?

A like-for-like comparison of Bellacere and four adjacent guard-gated and open enclaves in The Canyons village and Summerlin North — price tier, days on market, security level, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-enclave figures are Nevada Real Estate Group-modeled from area-level data; use them as orientation, not appraisal.

Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89144) — per-enclave medians are our modeled estimates. Listing counts updated daily via Repliers IDX.

Enclave Deep Dive

What's Inside Each Canyons Village Enclave?

BY ZIP CODE

What Does the Market Look Like Across ZIP 89144?

Bellacere sits entirely in ZIP 89144, which spans The Canyons and adjacent Summerlin North villages. MLS data reports at ZIP level, so figures blend Bellacere's ultra-luxury tier with open Canyons-village neighborhoods. The ZIP-area median of $725,000 understates Bellacere pricing — individual estate comps are what matter inside the gate.

Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. Bellacere estate pricing ($1.5M–$5M+) runs well above the 89144 ZIP median — use per-enclave closed-sale comps for negotiation. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.

WHY BELLACERE

Why Does Bellacere Stand Apart From Its Peers?

Bellacere occupies ground no newer Summerlin community can replicate: 120 estates on 85 acres, mature 2003-vintage landscaping, and a two-decade exclusivity record. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census, and Howard Hughes Corporation records.

1. 1

   Lowest density in The Canyons village

   Roughly 120 homes across 85 acres — a residential ratio that gives each estate genuine privacy and minimal through-traffic.

   Howard Hughes Corporation / community records
2. 2

   A 10/10-rated zoned middle school

   Sig Rogich Middle School at 10/10 on GreatSchools is as high as the scale goes — zoned, not lottery-dependent.

   GreatSchools.org
3. 3

   Views money can't manufacture elsewhere

   Elevated lot topography with Spring Mountain and Red Rock Canyon panoramas — a fixed natural asset no future development can obstruct within the enclave.

   Community records
4. 4

   Nevada tax structure

   Zero state income tax and a 3 percent primary-residence property-tax cap under NRS 361.471 represent six-figure annual savings versus California.

   Nevada Revised Statutes 361.471
5. 5

   Scarcity as the investment thesis

   Roughly 120 homes that cannot be replicated — every new Summerlin resident adds demand to a supply side that never moves.

   Las Vegas REALTORS / GLVAR, June 2026

WHY BUY IN BELLACERE

What Are the Top 10 Reasons to Buy a Home in Bellacere?

Bellacere's case rests on scarcity, security, and tax structure: a guard-gated enclave of roughly 120 estates, property taxes capped at 3 percent annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, a 10/10-rated zoned middle school, and custom homes from $1.5M to $5M-plus. Ten sourced reasons follow.

1. 1

   Ultra-low residential density

   Roughly 120 homes on 85 acres — privacy that no higher-density Summerlin enclave can match.

   Community records

2. 2

   Zero state income tax

   Nevada levies no personal income tax — six-figure annual savings for most relocating California executives.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute.

   NRS 361.471

4. 4

   10/10 zoned middle school

   Sig Rogich Middle School rates a perfect 10/10 on GreatSchools — zoned, not lottery-dependent.

   GreatSchools.org

5. 5

   Panoramic mountain views

   Elevated lots face Spring Mountains and Red Rock Canyon — a natural asset no future Summerlin construction can obstruct.

   Community records

6. 6

   24-hour guard gate

   Staffed entry point with perimeter walls and security patrols — genuine access control, not a card reader.

   Community records

7. 7

   Summerlin master plan infrastructure

   Downtown Summerlin, 150-plus miles of trails, TPC Summerlin, and Howard Hughes Corporation stewardship.

   Howard Hughes Corporation

8. 8

   Established character

   Mature trees and landscaping from 2003-vintage construction — what newer Summerlin enclaves cannot yet deliver.

   Community records

9. 9

   Red Rock Canyon access

   10 minutes to the scenic loop of one of America's most dramatic National Conservation Areas.

   Community records

10. 10

    Fixed supply scarcity

    No new supply can enter a fully built-out 120-home enclave — demand compounds against a static supply.

    Las Vegas REALTORS / GLVAR

THIS WEEKEND'S OPEN HOUSES

Can You Tour Bellacere Homes This Weekend?

Bellacere showings require gate coordination — walk-in open houses are not standard practice inside a 24-hour guard-gated enclave of 120 homes. Our team arranges private showings through the gatehouse and can pair a Bellacere tour with Aventura and Canyon Fairways next door for a complete Canyons-village comparison in one afternoon. Call (702) 637-1759 to schedule.

RELOCATION TIMELINE

How to relocate to Bellacere in 8 steps

From first contact to keys-in-hand, here is the 8-to-12 week timeline most Bellacere buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60 days per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Define your estate priorities

   Decide which Bellacere tier: $1.5M semi-custom in Bellacere Manor, $2M-plus custom in Bellacere Estates, or the $3M-plus Summit lots with the most expansive mountain views. Each tier has different build years, lot sizes, and HOA sub-dues.

2. 02

   Pre-arrange jumbo or portfolio financing

   Bellacere pricing requires jumbo or portfolio loans — conventional conforming limits do not apply. Get fully underwritten before requesting gate access; sellers at this tier expect financing certainty before showing.

3. 03

   Hire a Bellacere specialist

   Gate access is agent-coordinated, and with roughly 120 homes the comp history is thin — work with an agent who has closed in The Canyons village and knows the specific lot premiums and view corridors.

4. 04

   Schedule a private gate-access tour

   Our team coordinates showings with the gatehouse in advance. One afternoon can cover Bellacere plus Aventura and Canyon Fairways for a complete Canyons-village comparison before you commit.

5. 05

   Write a clean, competitive offer

   Thin inventory means estate-quality homes rarely need price contingency help. Inspection and HOA-doc contingencies are standard; waiving financing is unusual at this tier. Your agent's read on the specific seller sets the strategy.

6. 06

   Inspection, HOA docs, and appraisal

   Commission a full estate inspection — mechanical systems, roof, pool, guest house if present. Pull the resale package for dues, reserves, CC&Rs, and architectural board rules. Jumbo appraisals with thin comps take time; build the buffer.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies. Expect 30 to 45 days from acceptance to funding; cash closes in 7 to 14 days. HOA resale-package delivery adds a few business days.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, LVVWD water), then handle Nevada DMV — license within 30 days, vehicle registration within 60. Establish Nevada residency for tax purposes with documentation from closing.

ECONOMY & JOBS

What Drives the Bellacere Area Economy?

Bellacere residents work in Las Vegas's healthcare, finance, entertainment, and tech sectors — or remotely. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with diversification beyond gaming accelerating since 2020. The Summerlin corridor concentrates medical and professional employment within 15 minutes of the Bellacere gate.

Top Bellacere-Area Employers

• Desert Spring Hospital / medical corridorCharleston-Rainbow medical hub is the most common employer corridor for Bellacere-area professionals
• Howard Hughes CorporationMaster developer of Summerlin — operational staff, development, and asset management teams based locally
• Station Casinos / Red Rock ResortRed Rock Resort and Spa 10 minutes south — hospitality management and executive roles
• Downtown Summerlin retail employers125-plus shops, restaurants, and services within 5 minutes; diverse retail and service employment
• Clark County School District (Summerlin campuses)Multiple high-rated CCSD campuses near Bellacere — Sig Rogich, Palo Verde, and area elementaries
• Remote / professional servicesA growing share of Bellacere residents work remotely — law, finance, technology, and consulting

Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does Bellacere Compare to The Ridges, Summerlin & Henderson?

If you are weighing Bellacere against the valley's other ultra-luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Bellacere wins on density and privacy; The Ridges on golf and inventory depth; Summerlin on breadth — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Bellacere figures are community-record and MLS-based — the Census does not tabulate the enclave separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Bellacere?

Summerlin Parkway, Charleston Boulevard, and the I-215 beltway grid the Bellacere area — most residents reach daily destinations inside Summerlin without a freeway. Mean Las Vegas commutes run about 26 minutes per U.S. Census ACS data, and Bellacere-area residents typically beat that given the Summerlin master plan's generous internal road network.

Drive Times from Bellacere

• 5 minDowntown SummerlinW Sahara Ave
• 8 minTPC SummerlinSummerlin interior roads
• 10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
• 12 minSummerlin Hospital Medical CenterW Charleston Blvd east
• 20 minLas Vegas StripSummerlin Pkwy to I-15
• 30 minHarry Reid Intl AirportI-215 south
• 35 minHendersonI-215 east
• 40 minMount Charleston (Lee Canyon)US-95 north

Transportation Options

• Driving

  The default and best option from Bellacere: Summerlin Parkway and the I-215 beltway give quick access to every valley destination, and the Summerlin internal road network keeps daily errands freeway-free.

• RTC Transit

  Limited service in this corridor — Summerlin Parkway and Charleston Boulevard have routes, but a car is essential at Bellacere's location. Rideshare supplements effectively for Strip trips.

• Cycling & Trails

  The Summerlin Trail System connects from The Canyons village — practical for recreational riding and reaching Downtown Summerlin. Not a car replacement for most daily patterns.

• Rideshare

  Pickups inside the gate require advance coordination with the guard for rideshare vehicles. Strip runs typically run $25 to $40; airport runs $40 to $60. Useful for evening outings.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in Bellacere?

Most Bellacere purchases are financed with jumbo loans requiring 10 to 20 percent down — $150,000 to $500,000 on a $1.5M entry-level estate. Portfolio and private-bank loans serve buyers with complex income. Cash transactions are common at the $3M-plus tier. Pre-arrange financing at the jumbo level, ideally with full underwriting, before requesting gate access for a showing — sellers here expect documented financial readiness.

PEOPLE ALSO ASK

What Else Do People Ask About Bellacere?

These are the eight questions Bellacere buyers search most often — each answered in two or three sentences drawing on community records, City of Las Vegas, Las Vegas REALTORS, and GreatSchools ratings. Every figure is sourced and independently checkable well before you make an offer.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Direct builder relationships, the largest agent team in the valley, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Summerlin's guard-gated enclaves — including The Canyons village, The Ridges, and communities throughout Summerlin North. That depth ranks the team #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Bellacere?

Compare Bellacere with neighboring Summerlin enclaves and master-plan communities. Each card pairs the drive time with price positioning, so you can judge whether trading Bellacere's ultra-low density for more inventory or lower price actually buys you more for the money.

A–Z INDEX

Which Canyons Village Enclaves Can You Explore A–Z?

The Canyons village in Summerlin North contains multiple guard-gated and open neighborhoods. Dedicated enclave pages are rolling out — the entries below are indexed for orientation, and our team can pull current listings, HOA dues, and school zoning for any of them on request.

Sources & Methodology

Where Does This Bellacere Data Come From?

Every statistic here is sourced from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89144 is broader than Bellacere — area figures are labeled as such, while Bellacere-specific numbers come from community records and closed-transaction history. Follow any link to verify.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active listing counts for ZIP 89144 (The Canyons area, Summerlin North). lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Bellacere is not separately tabulated). census.gov/quickfacts
3. Howard Hughes Corporation — Summerlin master plan developer — acreage, home counts, village structure, and development history for Bellacere. howardhughes.com
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale assessment reset records. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. Nevada Department of Taxation — Nevada zero state income tax and sales tax structure confirmation. tax.nv.gov
7. FBI Uniform Crime Reporting (UCR) — Las Vegas / Summerlin-area violent and property crime rates, national comparisons. fbi.gov/ucr
8. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
9. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Bellacere-zoned campuses. greatschools.org
10. 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