Top Rated
8/10
8/10Red Rock Elementary
Zoned · The Hills South area
K-5680 Students18:1
The Hills South, Summerlin
Eagle Hills Homes For Sale
Nevada's #1 team for Eagle Hills real estate. Search Summerlin's guard-gated luxury enclave in The Hills South village — semi-custom and custom estates from $800K to $2.5M, panoramic Red Rock Canyon views, 24-hour security — with live MLS data.
MEDIAN LIST PRICE (ZIP 89135)
$1.05M
LVR / GLVAR, June 2026
HOMES IN THE ENCLAVE
225+
Community records
ESTABLISHED
2000
Howard Hughes Corporation
DAYS ON MARKET
29
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Eagle Hills at a Glance?
Eagle Hills is an 80-acre guard-gated enclave in The Hills South village of Summerlin South, established in 2000 with 225-plus estates from $800K to $2.5M. ZIP 89135 shows a $1,050,000 median list and 29-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this elevated guard-gated address.
- The enclave: established in 2000 by Howard Hughes Corporation — 80 guard-gated acres within The Hills South village, 225-plus homes, elevated terrain with Red Rock Canyon and Spring Mountain views.
- The price ladder: $800K entry in Eagle Hills Classic to $1M-plus in Estates and $1.5M-plus in Crest — all with 24-hour guard-gate security and the same strong school zoning.
- Schools: Sig Rogich Middle School rates 10/10 on GreatSchools; Red Rock Elementary and Palo Verde High each rate 8/10. Zone boundaries should be verified with CCSD before offering.
- Market pace: 29-day median from list to accepted offer across ZIP 89135 — a measured but active luxury corridor inside Summerlin South.
- Location: 5 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon, 20 minutes to the Strip via Summerlin Parkway.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Eagle Hills Homes for Sale?
ZIP 89135 carried 322 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning the full Summerlin South luxury corridor; Eagle Hills' guard-gated 225-home enclave represents the elevated view-lot tier within that ZIP. The newest listings appear below, refreshed daily, and every active Eagle Hills home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Eagle Hills Homes Sell in Each Price Range?
Eagle Hills spans $800,000 in Classic to $2.5 million-plus on elevated Crest view lots. ZIP 89135 posted a $1,050,000 median list price per Las Vegas REALTORS June 2026 MLS data. The bands below model the split across 322 active ZIP listings, with Eagle Hills guard-gated inventory concentrated in the upper tiers.
Browse Eagle Hills Listings
How Can You Find an Eagle Hills Home by Section, Views & Price?
ZIP 89135's 322 active listings break down into three Eagle Hills sections, two property types, and the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89135.
Which Eagle Hills Sections Should You Explore?
Eagle Hills' three internal sections differ by elevation, view orientation, lot size, and price point. Each card links to the most relevant hub or live search so you can see current inventory and lifestyle fit for that slice of the enclave.
Guard-Gated · Entry · Family
Eagle Hills Classic
Elevated · Privacy · Mountain ViewsEagle Hills Estates
Premium · Panoramic Views · CustomEagle Hills Crest
Ultra-Luxury · TPC Adjacency · The Hills SouthCountry Club Hills
Guard-Gated · Golf · The Hills SouthTournament Hills
Master Plan · 20+ VillagesSummerlin
Guard-Gated · Golf · ViewsRed Rock Country Club
City Hub · All NeighborhoodsLas Vegas
By Property Type
By Price Range
Updated daily · 322 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Eagle Hills Listings First?
Custom alerts by section, view orientation, price, and beds — no spam, unsubscribe anytime. With only 225 homes in the enclave and a 29-day median market pace, well-priced Eagle Hills view-lot listings draw competing offers before many buyers ever see them publicly. Alert subscribers see new listings within hours of hitting the MLS, not after word spreads.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
10/10
10/10
9/10
10/10
How Are the Schools in Eagle Hills, Summerlin?
Schools draw luxury buyers to Eagle Hills. Sig Rogich Middle School rates 10/10 on GreatSchools — the highest score — and Red Rock Elementary and Palo Verde High each rate 8/10. The Meadows School and Bishop Gorman anchor the private tier nearby. Verify CCSD zone boundaries before offering, as assignments can shift between school years.
9/10Doral Academy Red Rock
Charter · Summerlin South (10 min)
K-12950 Students18:1
10/10The Meadows School (Lower)
Private · Summerlin (10 min)
K-5400 Students12:1
10/10Alexander Dawson School
Charter · Summerlin (12 min)
K-8500 Students14:1
9/10Faith Lutheran (Lower)
Private · Summerlin area (15 min)
K-5450 Students15:1
10/10Bishop Gorman (Lower)
Private · Summerlin adjacent (15 min)
K-5300 Students13:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Eagle Hills Families?
According to GreatSchools.org, Eagle Hills zones into top Nevada campuses: Sig Rogich Middle School rates 10/10 — the highest score — Red Rock Elementary and Palo Verde High each rate 8/10, and Bishop Gorman (A+) plus The Meadows School (A+) anchor the elite private tier. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich MS | Public (zoned) | 6-8 | 10/10 | Summerlin South | $800,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | 10/10 | Summerlin adjacent · 15 min | $800,000+ |
| 3 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 10 min | $800,000+ |
| 4 | Red Rock Elementary | Public (zoned) | K-5 | 8/10 | Summerlin South | $800,000+ |
| 5 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin South | $800,000+ |
SAFETY & CRIME
Is Eagle Hills Safe?
Direct Answer
Yes. Eagle Hills' 24-hour guard gate, staffed security patrols, and perimeter walls provide controlled access no open-street community can match. Las Vegas tracks below national violent-crime averages in FBI Uniform Crime Reporting comparisons, and over two decades of established enclave operations mean gate procedures are mature and consistent.
- Guard gate staffing and security patrolsCommunity security program
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- Over two decades of established enclave operationsCommunity records
- Perimeter walls + controlled vehicle entryCommunity security infrastructure
What Buyers Should Know
The guard gate does meaningful security work: controlled access eliminates the opportunistic vehicle and foot traffic that drives property crime in open neighborhoods. Eagle Hills' security program has operated for over two decades with staffed gatehouse protocols, pre-approved visitor lists, and patrol circuits — a mature operation, not a new one still working out procedures.
Beyond the gate, the residential character of Eagle Hills' elevated streets removes the arterial-road exposure that concentrates incidents in mixed-use corridors. Neighbors know each other, tenure is high, and the homeownership rate of approximately 91% per community records reflects the engaged, invested character typical of guard-gated enclaves in Summerlin South.
For buyers wanting additional security intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data covering the Summerlin South area, and the Clark County Sheriff records supplement city reporting. The picture in The Hills South village is consistently well below valley-wide averages, with Eagle Hills' controlled perimeter as an additional structural advantage.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
Living In
What's It Like Living in Eagle Hills, Summerlin?
The Answer
Eagle Hills delivers elevated guard-gated luxury in Summerlin South: 80 acres established in 2000, 24-hour staffed security, semi-custom estates with Red Rock Canyon and Spring Mountain views, and TPC Summerlin five minutes away. City of Las Vegas handles municipal services, and Nevada's zero income tax makes relocation economics compelling.
What is Eagle Hills known for?
Eagle Hills is known as The Hills South village's elevated view-lot luxury enclave — the 2000 Howard Hughes Corporation development that brought 24-hour staffed security, semi-custom and custom estates from $800K, and panoramic Red Rock Canyon and Spring Mountain views to Summerlin South with a more accessible entry than Country Club Hills or The Ridges.
Who should live in Eagle Hills?
It fits high-income families seeking guard-gated security and a 10/10-rated middle school zone, California relocators trading state income tax for elevated desert luxury, move-up buyers stepping above non-gated Summerlin, executives seeking private retreat with Strip access, and investors targeting limited-supply guard-gated appreciation in a built-out enclave.
What is daily life like?
Mornings run the Summerlin Trail System or drive twelve minutes to Red Rock Canyon, afternoons play TPC Summerlin or browse Downtown Summerlin's 125-plus shops and restaurants, and evenings return through the 24-hour guarded gate to a resort-style backyard with Spring Mountains and canyon views framing the sunset.
Location
Where Is Eagle Hills
Eagle Hills anchors the elevated luxury tier of The Hills South village in Summerlin South, along the western rim of Las Vegas near the Red Rock Canyon interface. About 80 acres. Roughly 15–20 miles from the Strip.
Downtown Summerlin
5
Min
TPC Summerlin
7
Min
Red Rock Canyon
12
Min
Strip
20
Min
Airport
30
Min
Eagle Hills
At a Glance$1,050,000
Median List Price (ZIP 89135)
$796,000
Median Sold (past 100 days)
322
Active Listings (ZIP 89135)
29
Days on Market
- Setting
- Guard-gated luxury, The Hills South village
- Acreage
- ~80 acres
- Homes
- 225+
- Established
- 2000
- Developer
- Howard Hughes Corporation
- Sections
- 3 (Classic, Estates, Crest)
- Security
- 24-hour guard gate + patrols
- Golf Nearby
- TPC Summerlin (PGA Tour, 7 min)
- Retail
- Downtown Summerlin (5 min)
- Sunshine
- 300 days/year
- Schools
- Sig Rogich MS 10/10 (GreatSchools)
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Eagle Hills Score for Livability?
Eagle Hills earns top marks for security, school zones, outdoor access, and luxury amenity proximity, with honest trade-offs on price point and the absence of shared recreational facilities within the gate. Below is our category-by-category report card — the same six factors our agents walk through with every relocating luxury buyer before a first Eagle Hills tour.
Grade A+: Safety
24-hour guard gate, security patrols, perimeter walls, and mature enclave operations since 2000. Las Vegas overall tracks below national violent-crime averages per FBI UCR comparisons.
Grade A: Schools
Sig Rogich Middle School rates 10/10 on GreatSchools; Red Rock Elementary and Palo Verde High each rate 8/10. The Meadows School and Bishop Gorman anchor the private tier nearby.
Grade B: Cost of Living
Entry from $800K with $350–$800/mo combined HOA — meaningful carrying costs, offset substantially by Nevada's zero state income tax and 3% primary-residence property-tax cap.
Grade A: Amenities
Downtown Summerlin's 125-plus shops and restaurants five minutes away, TPC Summerlin seven minutes, Red Rock Canyon twelve — a luxury lifestyle footprint without a mandatory club inside the gate.
Grade A+: Outdoor Access
Direct Summerlin Trail System access, Red Rock Canyon twelve minutes west, and Hills Park in-village. Among the strongest outdoor access profiles of any Las Vegas guard-gated enclave.
Grade B+: Commute
Summerlin Parkway puts the Strip about twenty minutes away and Harry Reid Airport about thirty via I-215 South — longer than east-side addresses but acceptable for households prioritizing the Summerlin South lifestyle.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Eagle Hills a good place to live in Summerlin?
Yes — by guard-gated luxury measures, Eagle Hills is one of Summerlin South's most compelling value addresses. It pairs 24-hour staffed security, a 10/10-rated middle school zone, panoramic Red Rock Canyon views, and semi-custom estates from $800,000 with five-minute access to Downtown Summerlin and twelve-minute access to Red Rock Canyon trails. The honest trade-offs: $350–$800 monthly HOA dues, a 30-minute airport commute, and no shared pool or clubhouse within the gate. Nevada's zero state income tax sweetens every luxury relocation here.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Eagle Hills?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Eagle Hills — the parent city holds 656,274 residents with a median household income of $66,820. Community records place Eagle Hills at 700-plus residents across 225-plus households, with an average household income estimated above $225,000 and a 91% homeownership rate.
The Census does not break Eagle Hills 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 elevated guard-gated luxury, established Las Vegas professionals moving up from non-gated Summerlin, high-net-worth buyers seeking elevated view lots, and corporate executives on extended assignments.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~37
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Eagle Hills is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Eagle Hills Area Growing?
Eagle Hills itself is built out — the 225-plus home enclave completed its development in the mid-2000s — while its parent city and surrounding Summerlin South 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, keeping demand pressure on Eagle Hills' finite guard-gated supply.
656,274Las Vegas city residents (Census)
225+Homes in Eagle Hills enclave
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Inside Eagle Hills, growth means turnover, not expansion: the 225-plus-home enclave is built out, so every new Summerlin South resident seeking guard-gated luxury with elevated views competes for a fixed supply. That scarcity equation — rising metro demand against a capped inventory — is the investment logic of an established guard-gated community that newer developments cannot replicate.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Eagle Hills separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Eagle Hills Score for Livability?
Eagle Hills pairs A-grade security, a 10/10-rated middle school zone, and premium outdoor access with honest trade-offs: $350–$800 monthly HOA dues, a 30-minute airport commute, and no shared pool or clubhouse within the gate itself. The rings below break the composite into six categories luxury buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 91A
Overall Livability
- 92A
Schools (zoned)
- 96A+
Safety
- 71B
Cost of Living
- 88A-
Amenities
- 93A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Eagle Hills Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89135 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89135 is broader than Eagle Hills' 225-home guard-gated enclave, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$770K–$802K monthly band; $796,000 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
26–39 day monthly range; 29 median over the last 100 days — measured pace typical of a 225-home enclave with elevated view premiums
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Thin volume consistent with a 225-home enclave — individual transactions move the ZIP-level median significantly
vs May 2025
Source: Las Vegas REALTORS
29
MEDIAN DAYS ON MARKET
$1.05M
ZIP-AREA MEDIAN LIST
322
ACTIVE LISTINGS (ZIP 89135)
< 1 hr
OUR RESPONSE TIME
ACTIVE LUXURY MARKET
Get matched with an
Eagle Hills specialist.
Market Competitiveness
How competitive is Eagle Hills right now?
Eagle Hills is a supply-constrained luxury market — ZIP 89135 sold homes averaged 29 median days over the past hundred days per Las Vegas REALTORS. Guard-gated enclaves with Red Rock Canyon views attract motivated buyers; well-priced view-lot homes draw competing offers. The 225-home cap means correct pricing clears inventory quickly.
72Active
- 29 daysMedian days on market (sold, 100d)
- 225+Total homes in enclave (built out)
- 322Active listings (ZIP 89135, June 2026)
- $386/sqftMedian sold price per sq ft
Is Eagle Hills Right for You?
Who Should Buy a Home in Eagle Hills?
Eagle Hills is a focused luxury play — three sections from $800K Classic family estates to $2.5M-plus Crest view lots, all behind a 24-hour guard gate. Six buyer profiles below match lifestyles to sections, followed by honest pros and trade-offs our team covers with every client before they commit.
Which Eagle Hills Sections Fit Your Buyer Type?
Luxury Families
- Sig Rogich MS 10/10 — best zoned middle in Summerlin South
- Eagle Hills Classic and Estates for family floor plans
- Hills Park and trail access for active kids
- Verify CCSD zone before offering
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Guard-gated estate from $800K — fraction of coastal pricing
- Remote-work lifestyle with Strip access 20 minutes away
- Nevada DMV within 30 days; registration within 60
Move-Up Luxury Buyers
- Eagle Hills Estates and Crest for elevated view lots
- Semi-custom finishes from original and updated owners
- Trade up from non-gated Summerlin without leaving the master plan
- Compare Country Club Hills and Tournament Hills in same outing
View-Lot Enthusiasts
- West-facing elevated Crest lots with Red Rock Canyon panoramas
- Spring Mountain sunset views year-round from the backyard
- Higher terrain than non-gated Summerlin South corridors
- Walk shortlisted lots at sunset before committing
Investors
- $5,000–$10,000/mo luxury rental demand from corporate relocators
- Built-out 225-home supply keeps resale market liquid
- 10/10 school zone anchors tenant quality and long-term demand
- Short-term rentals tightly regulated — plan for long-term holds
High-Income Professionals
- 20-minute Strip commute via Summerlin Parkway
- Guard-gated privacy after high-visibility careers
- Bishop Gorman and The Meadows School private options nearby
- Jumbo financing specialists on our team for loan structuring
Best Fit For
- California relocators — a guard-gated estate at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- School-driven luxury families — the 10/10-rated Sig Rogich Middle zone plus Bishop Gorman and The Meadows School nearby for a complete K-12 plan.
- Move-up buyers — guard-gated Summerlin South security from $800K — Eagle Hills Classic lets buyers enter the gated tier without reaching Country Club Hills pricing.
- View-lot buyers — elevated west-facing terrain with sweeping Red Rock Canyon and Spring Mountain views — a natural amenity no landscaping budget can replicate.
- Luxury investors — a built-out 225-home market with strong corporate-tenant demand and school-zone-driven long-term retention.
- Outdoor enthusiasts — direct Summerlin Trail System access and Red Rock Canyon twelve minutes west — one of the most accessible guard-gated addresses to this conservation area.
Ready to explore homes in Eagle Hills? Our team knows every section, view orientation, and school zone in The Hills South village.
Start Your Home SearchPros
- 24-hour guard gate and security patrols — one of four gated enclaves in The Hills South village since 2000
- Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score, zoned for Eagle Hills addresses
- Panoramic Red Rock Canyon and Spring Mountain views on elevated west-facing lots — a natural amenity no landscaping budget can replicate
- Five minutes to Downtown Summerlin's 125-plus shops and restaurants, seven minutes to TPC Summerlin
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Built-out scarcity: 225 homes, no new supply, increasing demand from Summerlin South's continued growth
- Semi-custom and custom estate quality from $800K — accessible guard-gated Summerlin South luxury with strong view fundamentals
Honest Considerations
- Price floor at $800K with $350–$800/mo combined HOA dues — meaningful carrying costs
- Airport commute is 30 minutes via I-215 South — longer than east-side Las Vegas addresses
- No shared pool or clubhouse within the gate — amenities are private rather than community-wide
- Thin inventory: with only 225 homes, view-lot selection at any time is limited — patience is part of the Eagle Hills buying process
- Jumbo financing required for most purchases — lender qualification stricter than conforming-loan range
- Extreme summer heat — 108°F-plus stretches July through September, like all of the Las Vegas Valley
Section Comparison
How Do Eagle Hills' 3 Sections Compare?
A like-for-like comparison of Eagle Hills' three internal sections — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-section figures are Nevada Real Estate Group-modeled slices of the ZIP 89135 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Eagle Hills Classic | ~$950,000 | ~$320 | 28 | ~12 | Entry Guard-Gated · Family |
| Eagle Hills Estates | ~$1,400,000 | ~$365 | 30 | ~9 | Elevated Lots · Mountain Views |
| Eagle Hills Crest | ~$2,000,000 | ~$420 | 35 | ~7 | Panoramic Views · Custom Estates |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89135) — per-section medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Section Deep Dive
What's Inside Eagle Hills' Top Sections?
Submarket 1
Eagle Hills Classic
The most accessible section of Eagle Hills — well-appointed family homes from 2,800 to 3,200 square feet, quiet streets, mature landscaping, and the full guard-gate security package at a relative entry point inside the enclave.
Browse Eagle Hills Classic homes →~$950KMedian Price
28Days on Market
~12Active Listings
~$320Price / Sq Ft
Submarket 2
Eagle Hills Estates
Well-appointed homes on generous lots with mature landscaping, sweeping mountain views, and larger living areas from 3,200 to 4,500 square feet. The premium for lot size and view orientation is real and consistent across resale cycles.
Browse Eagle Hills Estates homes →~$1.4MMedian Price
30Days on Market
~9Active Listings
~$365Price / Sq Ft
Submarket 3
Eagle Hills Crest
The highest lots in Eagle Hills with panoramic Red Rock Canyon and Spring Mountain panoramas. Larger semi-custom homes from 4,000 to 5,500 square feet with the community's finest sunset sight lines. Inventory is thin and individually negotiated.
Browse Eagle Hills Crest homes →~$2MMedian Price
35Days on Market
~7Active Listings
~$420Price / Sq Ft
Submarket 4
The Hills South Village Amenity Corridor
The lifestyle engine that makes Eagle Hills' address so compelling: TPC Summerlin's PGA Tour course seven minutes from the gate, Downtown Summerlin's 125-plus shops and restaurants five minutes, and the Summerlin Trail System connecting residents westward toward Red Rock Canyon. Owning in Eagle Hills gives access to this entire village amenity footprint.
Browse The Hills South Village Amenity Corridor homes →125+Downtown Summerlin Shops
10/10Sig Rogich MS Rating
12 minTo Red Rock Canyon
7 minTo TPC Summerlin
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Eagle Hills
section fits your lifestyle?
BY ZIP CODE
What Does the Eagle Hills Market Look Like Across ZIP 89135?
Eagle Hills sits within ZIP 89135, but that ZIP encompasses a range of Summerlin South properties beyond the 225-home guard-gated enclave. The table below presents the ZIP as a single area corridor, with an honest note about how Eagle Hills' guard-gated premium and elevated view lots position within the ZIP-wide median per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Summerlin South — The Hills South village · Eagle Hills · Country Club Hills · Non-gated Summerlin South neighborhoods | $1,050,000 | ~$386 | 29 | 322 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $1,050,000 ZIP median blends Eagle Hills' guard-gated range ($800K–$2.5M) with the broader Summerlin South inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Eagle Hills Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or GreatSchools — capture Eagle Hills faster than any brochure: a $1,050,000 ZIP-area median, 29 median days on market, 225-plus homes behind a 24-hour guard gate, and a 10/10-rated middle school in a community established in 2000.
$1,050,000
Median list price across ZIP 89135 (Summerlin South), June 2026.
Las Vegas REALTORS
$796,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
29
Median days from list to accepted offer across the ZIP 89135 corridor, June 2026.
LVR / GLVAR, June 2026
225+
Homes in the Eagle Hills enclave — a built-out, supply-constrained guard-gated community on 80 acres.
Community records
10/10
GreatSchools rating at Sig Rogich Middle School — the highest possible score, zoned for Eagle Hills.
GreatSchools.org
$800K
Entry price for guard-gated Summerlin South luxury in Eagle Hills Classic.
Community records / LVR
$386
Median sold price per square foot across ZIP 89135 over the past hundred days.
LVR / GLVAR, June 2026
$66,820
Median household income in Las Vegas city, the parent municipality — Eagle Hills residents average far above this figure.
U.S. Census QuickFacts
WHY EAGLE HILLS
Why Does Eagle Hills Stand Apart From Its Peers?
From the guard-gate pedigree to the elevated view corridor, Eagle Hills occupies ground no newer community can claim at its price point in Summerlin South. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools, and Las Vegas REALTORS — so you can check every claim.
- Community records / Howard Hughes Corporation
Guard-gated luxury from $800K
Established in 2000 by Howard Hughes Corporation — 24-hour staffed gate and patrols in the heart of The Hills South village, Summerlin South.
- Nevada Department of Taxation
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for most relocating California luxury buyers, stretching every dollar further.
- Nevada Revised Statutes 361.471
3% property-tax cap
Annual increases on a primary residence are capped by statute under NRS 361.471 — predictable carrying costs in a luxury price band.
- GreatSchools.org
10/10-rated middle school zone
Sig Rogich Middle School rates 10/10 — the highest GreatSchools score, zoned and not lottery-dependent.
- Las Vegas REALTORS / GLVAR, June 2026
Finite supply in a growing market
The 225-home enclave is built out — no new supply can dilute it while Las Vegas and Summerlin continue adding residents who want guard-gated elevated luxury.
WHY BUY IN EAGLE HILLS
What Are the Top 10 Reasons to Buy a Home in Eagle Hills?
Eagle Hills' case rests on guard-gated scarcity combined with elevated views: Summerlin South's most compelling middle-tier guard-gated enclave, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, a 10/10-rated middle school zone, and estates from $800K to $2.5M. Ten sourced reasons follow.
Guard-gated security from $800K
Established in 2000 by Howard Hughes Corporation — 24-hour staffed gate and patrols in The Hills South village.
Community records
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for most relocating California luxury buyers.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs in a luxury price band.
NRS 361.471
10/10-rated middle school zone
Sig Rogich Middle School rates 10/10 — the highest GreatSchools score, zoned for Eagle Hills addresses.
GreatSchools.org
Panoramic Red Rock Canyon views
West-facing elevated lots in Eagle Hills Crest and Estates deliver the valley's most dramatic natural backdrop on a Summerlin South budget.
Community records
Five minutes to Downtown Summerlin
125-plus shops and restaurants, Red Rock Casino, and the 106-acre sports complex five minutes from the gate.
Community records
Mature desert landscaping
Over two decades of established desert landscaping — a community character that no new development can fast-track.
Howard Hughes Corporation / Community records
TPC Summerlin golf nearby
PGA Tour venue seven minutes away — championship-quality golf without a mandatory membership inside Eagle Hills itself.
Community records
Red Rock Canyon access
Twelve minutes to the Scenic Loop and 195,819-acre National Conservation Area — one of the closest guard-gated addresses to this outdoor amenity.
National Park Service
Built-out scarcity
No new supply can dilute a finished 225-home enclave — every new Summerlin South resident adds demand to a fixed stock.
U.S. Census / Howard Hughes Corporation
New Construction
Who Builds New Homes In and Around Eagle Hills?
Eagle Hills is built out — 225-plus estates completed in the early 2000s, and vacant lots rarely surface. Active Summerlin South villages like The Ridges and Summit still offer new guard-gated and non-gated luxury from Howard Hughes Corporation and national builders. Verify current communities and incentives before writing an offer.
Luxury Move-Up
Toll Brothers
Luxury production closest to Eagle Hills' tier
Family & Mid-Market
Lennar
Volume builder with Summerlin presence
Mid-Market
Century Communities
Value-tier new construction near Summerlin South
Move-Up & Luxury
Tri Pointe Homes
Design-forward move-up builder in the area
Family
Richmond American
Accessible new builds within 20 minutes
Outdoor Recreation
What Outdoor Amenities Does Eagle Hills Offer?
Trail access, a world-class golf venue, and Red Rock Canyon twelve minutes west — Eagle Hills' outdoor footprint punches above its 80-acre size. The City of Las Vegas maintains parks across Summerlin South, the Summerlin Trail System connects directly toward Red Rock Canyon, and TPC Summerlin is seven minutes from the gate.
IN-COMMUNITY AREA
Hills Park
~12 acresPlayground · Courts · Trails · PicnicFree
The village park serving The Hills South residents — basketball courts, playground, walking trails, open fields, and picnic areas within minutes of Eagle Hills' gate.
IN-COMMUNITY
Summerlin Trail System
Connected networkWalking · Running · Cycling · Dog-friendlyFree
Paved multi-use trails threading through The Hills South and connecting west toward Red Rock Canyon — Eagle Hills residents have direct trail access from the enclave.
12 MIN
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · Climbing · WildlifeNPS fee
America's most dramatic red-sandstone landscape — the 13-mile Scenic Loop, 26 miles of hiking trails, world-class rock climbing, and a visitor center twelve minutes west via Charleston Blvd.
7 MIN
TPC Summerlin
18 holes (PGA Tour)Championship golfPublic / Member
Host of the PGA Tour's Shriners Children's Open annually — TPC Summerlin delivers championship-quality play without a mandatory club membership for Eagle Hills residents.
5 MIN
Downtown Summerlin Events Lawn
Open-air campusEvents · Dining · Shopping · FitnessFree
125-plus shops, restaurants, and a seasonal events lawn hosting concerts, outdoor fitness classes, and farmers markets — Eagle Hills' social living room five minutes from the gate.
25 MIN
Spring Mountains National Recreation Area
316,000 acresSkiing · Hiking · CampingNPS fee
Mount Charleston and Lee Canyon ski resort about 25 minutes north — Nevada's mountain escape and the coolest natural air conditioning in Clark County during summer months.
20 MIN
Floyd Lamb Park at Tule Springs
2,040 acresWalking · Birding · Historic siteCity fee
Historic ranch and nature preserve in northwest Las Vegas with walking paths, duck ponds, and birding — a quiet contrast to the canyon landscape.
10 MIN
Las Vegas Ballpark
MLB-quality stadiumAviators baseball · EventsTicket
The Las Vegas Aviators' Downtown Summerlin stadium — a Triple-A venue with craft food, open-air seating, and summer games perfect for family nights out.
The Eagle Hills Lifestyle
What Does a Weekend in Eagle Hills Look Like?
Three everyday moods within minutes of the gate: an early trail run toward 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 elevated western rim together.
80Guard-Gated Acres
2000Year Established
125+Downtown Summerlin Shops
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Eagle Hills Homes This Weekend?
Open houses in Eagle Hills require advance coordination — no walk-up access through the 24-hour guard gate. With 225 total homes and a 29-day median market pace, view-lot listings draw competing offers quickly. Set up instant alerts, browse ZIP 89135 inventory, or call (702) 637-1759 and our team will coordinate gate access and schedule your weekend tour.
Quick Answer
What does an HOA cost in Eagle Hills?
Eagle Hills carries two HOA layers: the Summerlin master association fee and the Eagle Hills sub-association fee for 24-hour guard-gate staffing, patrols, and perimeter maintenance. Combined dues typically run $350 to $800 per month depending on the specific home and any amenity additions. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
Moving to Eagle Hills
Should I Move to Eagle Hills in Summerlin?
High-income households from California discover that guard-gated luxury priced beyond reach on the coast is attainable in Summerlin South. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — that single line, paired with Red Rock Canyon views and 24-hour security at an $800,000 entry, finances most Eagle Hills relocations.
Why California Luxury Buyers Are Choosing Eagle Hills
The tax arithmetic is decisive at the luxury tier: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves over $40,000 per year in state income taxes alone. Eagle Hills adds the guard-gated luxury argument California's coastal enclaves cannot answer at anywhere near the price: 24-hour staffed security, semi-custom and custom estates from $800,000 to $2.5 million, panoramic Red Rock Canyon views from elevated terrain, and the Summerlin Parkway connection that puts the Strip twenty minutes from the gate.
At a $1.5 million budget, Los Angeles buyers are looking at a conventional home in a competitive suburb without gates or views. That same budget in Eagle Hills secures a semi-custom estate with resort-style pool, four to five bedrooms, and sweeping Red Rock Canyon views inside a 24-hour guard-gated Summerlin South enclave — with Downtown Summerlin's 125-plus shops and restaurants five minutes from the gate, TPC Summerlin around the corner, and Nevada's zero income tax stretching every dollar further.
According to Las Vegas REALTORS, the median list price across ZIP 89135 is $1,050,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Las Vegas well below national violent-crime averages, and GreatSchools rates Sig Rogich Middle School — the zoned campus — at 10/10, the highest possible score.
Eagle Hills runs on Summerlin South's economic engine: Downtown Summerlin's 125-plus shops and restaurants anchor retail employment, TPC Summerlin and Red Rock Canyon draw hospitality and recreation spending, and the broader Las Vegas metro's healthcare, tech, and financial-services sectors feed high-income residents who want guard-gated privacy on the elevated western rim.
Cost of Living Snapshot — Eagle Hills, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across every category that matters at the luxury tier. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one luxury buyers care about most: a guard-gated estate with panoramic Red Rock Canyon views that costs $800,000 to $2.5 million here easily exceeds $4–10 million in comparable coastal gated communities.
| Metric | Eagle Hills, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Luxury Entry Point | $800K (Eagle Hills) | $3M+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Top-School-Zone Middle School | 10/10 (Sig Rogich MS) | Lottery or $50K+ private tuition |
| Airport Commute | 30 min (Harry Reid via I-215) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Eagle Hills Rental Market — Rent vs. Own
Luxury single-family homes in the Summerlin South guard-gated corridor typically rent for $5,000–$10,000 per month, with Eagle Hills estate-level homes commanding premiums at the top of that band. Rental vacancy in guard-gated Summerlin communities is exceptionally low — tenant demand from corporate relocators and high-income professionals keeps inventory thin. Short-term rentals are tightly regulated in Las Vegas — confirm current rules before underwriting nightly income on any Eagle Hills property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Already planning a luxury relocation to Summerlin South? Our team specializes in guard-gated communities — virtual estate tours, gate-coordination for showings, jumbo financing referrals, and closing support without requiring multiple cross-country trips.
Start Your Luxury Relocation SearchRELOCATION TIMELINE
How to relocate to Eagle Hills in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Eagle Hills buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your section and set a budget
Decide which Eagle Hills you are buying: $800K–$1M Classic family estates, $1M–$1.5M Estates view lots, or $1.5M–$2.5M+ Crest panoramic homes. Each section carries different view premiums, lot sizes, and HOA sub-layer structures — and elevation matters enormously inside this enclave.
Get pre-approved — jumbo aware
Most Eagle Hills purchases require jumbo financing above the $726,200 conforming limit. Work with a jumbo lender who can fully underwrite reserves, asset verification, and debt ratios before you tour — clean offers win in a 29-day-median market with thin inventory.
Hire an Eagle Hills specialist
View orientation, lot elevation, HOA sub-association layer, and school-zone verification all drive significant value differences between otherwise similar homes. An agent who knows The Hills South village saves real money on elevated view corridors.
Coordinate gate access and tour
All showings require advance gate coordination through a licensed agent. Nevada Real Estate Group handles gate arrangements for every Eagle Hills and Hills South village showing — call (702) 637-1759 to schedule.
Write and negotiate the offer
Elevated Crest and Estates view lots need competitive, clean terms — multiple offers are common on well-priced listings. Classic section homes give slightly more room for inspection-based negotiation, but the 29-day median applies across all three sections.
Inspection, HOA docs, and appraisal
Age the diligence to the home: 2000-era construction means roofs, HVAC, and pool equipment approaching or past first major service cycles. Pull the full resale package — both master and sub-association dues, reserves, CC&Rs, and pending assessment history.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Jumbo appraisals in luxury ZIPs can require extended scheduling — start the lender clock early and request HOA docs the day you go under contract.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Las Vegas water), change your address with USPS and financial institutions, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Eagle Hills Economy?
Eagle Hills residents work across the Strip and convention economy, regional healthcare and legal sectors, and technology firms whose executives prize guard-gated privacy, elevated views, 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 South incomes well above the county median.
$225K+Estimated avg household income, Eagle HillsCommunity records / demographic estimates
91%Homeownership rate in Eagle HillsCommunity records
125+Shops and restaurants at Downtown SummerlinCommunity records
20 minTo Strip employment centers via Summerlin PkwyVia Summerlin Parkway
Top Eagle Hills-Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 20 minutes from Eagle Hills' gate via Summerlin Parkway
- Downtown Summerlin retail and hospitality125-plus shops, restaurants, and services five minutes from Eagle Hills — immediate-area employer
- Summerlin Hospital Medical CenterMajor healthcare employer within the Summerlin South corridor, approximately 8 minutes from the gate
- TPC Summerlin and Las Vegas BallparkGolf course operations, events, and sports-venue employment adjacent to The Hills South village
- Howard Hughes Corporation corporate officesDeveloper and ongoing master-plan operator with Summerlin-area administrative presence
- Nevada financial and legal services sectorHigh-income professionals in banking, law, and wealth management concentrate in Summerlin South
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Eagle Hills Compare to Country Club Hills, Tournament Hills & Non-Gated Summerlin?
If you are weighing Eagle Hills against other Hills South luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Eagle Hills wins on view exposure and accessible guard-gated entry, Country Club Hills on TPC adjacency and estate scale, Tournament Hills on golf-course frontage — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Eagle Hills | Country Club Hills | Tournament Hills | Summerlin (non-gated) |
|---|---|---|---|---|
| Entry Price | $800K | $900K+ | $800K+ | $450K |
| Guard-Gated | Yes — 24/7 staffed | Yes — 24/7 staffed | Yes — 24/7 staffed | No |
| HOA Monthly | $350–$800 | $400–$900 | $350–$850 | $50–$250 |
| ZIP Median List | $1.05M (89135) | $1.05M (89135) | $1.05M (89135) | $728K area |
| Days on Market | 29 | Similar | Similar | 24 |
| Homes in Enclave | 225+ | Varies | Varies | N/A (open) |
| Middle School Zone | Sig Rogich 10/10 | Sig Rogich 10/10 | Sig Rogich 10/10 | Various 7-10/10 |
| Golf Nearby | TPC Summerlin 7 min | TPC Summerlin 5 min | TPC Summerlin (adjacent) | TPC Summerlin nearby |
| Best For | Elevated views · Entry guard-gated | TPC adjacency · Scale | Golf frontage · Views | Value · New builds · Variety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate Eagle Hills separately. Last updated June 2026.
Cost of Ownership
What Will Eagle Hills Cost You Each Month?
An $800,000 entry-level Eagle Hills purchase runs about $5,700 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the luxury Summerlin South corridor, and budget the HOA layers that make Eagle Hills' carrying costs transparent before you offer.
Payment Estimator
Estimate Your Eagle Hills Payment
$5,015
Estimated Monthly Payment
- Principal & Interest$4,258
- Property Tax$407
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Eagle Hills right now?
Guard-gated Summerlin South rents are firm at the luxury tier, and at current rates the monthly gap narrows significantly once equity and tax effects are counted — for 5-plus year holds, a built-out 225-home enclave with fixed supply and growing demand tilts the math decisively toward owning.
OWN (20% DOWN, 7%)
$5,413 / mo
- Principal & Interest (20% down)
- $4,263
- Property Tax (~0.6%)
- $400
- Homeowners Insurance
- $175
- HOA (master + sub-association)
- $575
- PMI (waived at 20% down)
- $0
5-year net cost:~$215,000
Equity built:~$245,000
RENT (EAGLE HILLS-TIER MEDIAN)
$6,000 / mo
- Median Eagle Hills-Tier Rent
- $6,000
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$390,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning an $800,000 Eagle Hills home for five years nets out considerably cheaper than renting once principal paydown and conservative 3% appreciation are counted — and the owner exits with roughly $245,000 in total equity while the renter exits with none. A built-out 225-home enclave with no new supply gives that appreciation assumption structural support that open-street communities lack.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $575/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer
Eagle Hills operates two HOA layers — the Summerlin master association and the Eagle Hills sub-association — and dues vary by section and property. Verify the exact combined dues, reserves, transfer fees, and any special-assessment history with the resale package during escrow.
Summerlin Master Association
$50–$100 / mo
Summerlin South Association (master)
$50–$100
Includes:
Trail system maintenance, village parks, community events calendar, master-plan governance
Eagle Hills Sub-Association
$300–$700 / mo
Eagle Hills Classic sub-association
$300–$500
Includes:
24-hour guard gate, security patrols, perimeter wall maintenance, community landscaping
Eagle Hills Estates and Crest sub-associations
$450–$700
Includes:
All Classic inclusions plus elevated-lot common-area maintenance and enhanced patrol frequency
Combined Total (estimate)
$350–$800 / mo
Typical combined HOA (all sections)
$350–$800
Includes:
Master association + sub-association combined; exact amount varies by property and is subject to annual adjustment
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Eagle Hills?
Summerlin Parkway is the primary artery, connecting Eagle Hills 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 Eagle Hills residents heading to Summerlin-area employers typically run under 15 minutes.
Drive Times from Eagle Hills
- 5 minDowntown SummerlinVillage Center Dr
- 7 minTPC SummerlinVia Hillpointe Rd
- 12 minRed Rock Canyon NCAW Charleston Blvd west
- 10 minSummerlin HospitalSummerlin Pkwy
- 20 minLas Vegas StripSummerlin Pkwy → I-15 south
- 25 minDowntown Las VegasUS-95 south
- 30 minHarry Reid Intl AirportI-215 South
- 25 minMount CharlestonUS-95 north → NV-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on an Eagle Hills home?
Most Eagle Hills 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 luxury ZIP areas. Start the HOA resale-package request the day you go under contract so dues and reserve documents clear before inspection deadlines expire.
Quick Answer
What down payment do you need to buy in Eagle Hills?
Most Eagle Hills buyers put down 20% to 30%, and cash purchases are common. At the $800,000 entry, 20% down is $160,000; luxury jumbo financing above the $726,200 conforming limit requires strong debt-to-income ratios and asset reserves. VA loans allow 0% down for eligible veterans with full entitlement even above conforming. On $1 million-plus purchases, plan for jumbo requirements: typically 20–25% down, six to twelve months of reserves, and full income and asset documentation.
Eagle Hills FAQ — 18 Answers
What Do Eagle Hills Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Eagle Hills?
Homes in Eagle Hills range from approximately $800,000 in Eagle Hills Classic to $2.5 million for elevated Crest lots with panoramic Red Rock Canyon and Spring Mountain views. The surrounding ZIP 89135 carried a $1,050,000 median list price in June 2026 per Las Vegas REALTORS — and Eagle Hills' guard-gated position in The Hills South village keeps its pricing competitive within that corridor. Sizes run 2,800 to 5,500 square feet across Mediterranean and transitional desert styles with resort-style backyards and premium finishes.
Is Eagle Hills in Summerlin guard-gated?
Yes. Eagle Hills operates a 24-hour staffed guard gate, security patrols, and perimeter walls — one of four guard-gated enclaves within The Hills South village of Summerlin South. Established in 2000, the gate program is mature: protocols are consistent, entry procedures are well-run, and patrol coverage is reliable. Showings require advance gate coordination through a licensed agent; Nevada Real Estate Group handles that for every Eagle Hills tour we schedule.
What village is Eagle Hills in?
Eagle Hills sits within The Hills South village of the Summerlin South Association, alongside Country Club Hills, Corte Bella, and Tournament Hills. Village placement shapes your master-association structure, school zones, and amenity access. The Hills South positions Eagle Hills five minutes from Downtown Summerlin, twelve minutes from Red Rock Canyon, and about twenty minutes from the Strip via Summerlin Parkway — an exceptionally central position within Summerlin South.
What ZIP code is Eagle Hills in?
Eagle Hills is in ZIP 89135, Summerlin South, Las Vegas. Drive times from the gate run about five minutes to Downtown Summerlin, twelve minutes to Red Rock Canyon National Conservation Area, twenty minutes to the Strip via Summerlin Parkway, and thirty minutes to Harry Reid International Airport via I-215 South. The ZIP-area median list price is $1,050,000 per Las Vegas REALTORS, with Eagle Hills spanning the $800,000 to $2.5 million range.
What views do Eagle Hills homes have?
Elevation is Eagle Hills' signature feature. West-facing homes look directly across Red Rock Canyon's sandstone formations and the Spring Mountains with dramatic year-round sunset panoramas; east-facing vantage points capture the Las Vegas Valley skyline. The community's higher terrain and larger-than-average lots for The Hills South amplify both orientations. Sightlines shift meaningfully between streets — walk shortlisted properties near sunset before committing, and Nevada Real Estate Group can schedule evening showings.
What are HOA fees in Eagle Hills?
HOA fees in Eagle Hills typically run $350 to $800 per month, combining the Summerlin master association fee with the Eagle Hills sub-association fee for 24-hour guard-gate staffing, security patrols, perimeter maintenance, and common-area landscaping. Exact dues vary by property and are subject to annual adjustment. Request the resale package — dues, reserves, CC&Rs, and any pending assessments — early in your 30-to-45-day Nevada escrow so figures are verified before contingency deadlines.
How does Eagle Hills compare to Country Club Hills?
Country Club Hills is The Hills South's most exclusive enclave, with estates from $900,000 to $3 million-plus and close TPC Summerlin course adjacency. Eagle Hills counters with comparable 24-hour guard-gate security, the identical school zoning — Sig Rogich Middle School at 10/10 — and often stronger elevated view exposure from its higher terrain, all from an $800,000 entry. If view quality outranks golf-course frontage on your priority list, Eagle Hills typically wins the value comparison.
What schools serve Eagle Hills?
Eagle Hills is zoned for Clark County School District campuses: Red Rock Elementary School (8/10 GreatSchools), Sig Rogich Middle School (10/10 — among the highest-rated middles in Nevada), and Palo Verde High School (8/10). Private standouts include The Meadows School (A+) and Bishop Gorman High School (A+); Doral Academy Red Rock (9/10) leads the charter options. Verify current CCSD zone boundaries before closing — assignments can shift between school years.
How does the guard gate entry process work at Eagle Hills?
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 established 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 Nevada Real Estate Group agent have gate access coordinated in advance.
Can non-residents visit Eagle Hills for a home tour?
Yes — when accompanied by a licensed real estate agent who pre-arranges entry with the guard gate. There is no public drive-through access, which protects resident privacy and underpins property values. Nevada Real Estate Group manages gate coordination for every showing we book in Eagle Hills and The Hills South, typically requiring a day or two of lead time. Call (702) 637-1759 to schedule your Eagle Hills tour.
What security features does Eagle Hills include beyond the guard gate?
Eagle Hills couples its 24-hour staffed gate with controlled vehicle access, security patrols, perimeter block walls, and community surveillance infrastructure — the full program typical of Summerlin South's established guard-gated enclaves. With 225-plus homes on 80 acres, the patrol-to-home ratio stays favorable. Two-plus decades of consistent operations mean procedures are mature. Request the current security program details in the resale package before closing.
Are there custom home lots available in Eagle Hills?
Rarely. Eagle Hills was substantially built out by the mid-2000s, and vacant custom lots almost never surface on the open market. Architectural guidelines govern any renovation or rebuild inside the gate. Buyers seeking ground-up custom construction in Summerlin South should look to active-lot communities in newer villages. Nevada Real Estate Group monitors custom-lot and teardown opportunities across Summerlin's guard-gated enclaves — share your build parameters and we will alert you when a qualifying parcel appears.
What is the resale value trend for Eagle Hills homes?
Guard-gated Summerlin South communities have historically outperformed the broader Las Vegas market on value retention and appreciation — better floors in downturns, stronger gains in recoveries. Eagle Hills adds scarce elevated view lots to that formula: a fixed supply of 225-plus homes on 80 acres, over two decades of mature desert landscaping, and the 10/10-rated Sig Rogich Middle School zone. Nevada's zero income tax and the 3% primary-residence property-tax cap under NRS 361.471 improve long-hold economics further.
What property taxes are like in Eagle Hills?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On an $800,000 purchase, plan around $4,800 to $5,600 annually. Long-held homes in Eagle Hills often carry abated tax bills — the assessed value resets to current market value after sale, so verify the post-sale figure with the Assessor before building your ownership-cost budget.
What should I know before buying in Eagle Hills?
Four factors move real money here. First, view orientation: elevated west-facing lots in Eagle Hills Crest command premiums of $150,000 or more over comparable lots without Red Rock Canyon sightlines. Second, HOA layers: combined master and sub-association dues run $350–$800 monthly; any pending assessments reset the math. Third, gate process: all showings require advance agent coordination. Fourth, tax resets: long-held homes re-assess to current market value after sale — verify the number early in escrow and price accordingly.
What down payment do you need to buy in Eagle Hills?
Most Eagle Hills buyers put down 20% to 30%, and cash purchases are common. At the $800,000 entry, 20% down is $160,000; luxury jumbo financing above the $726,200 conforming limit requires strong debt-to-income ratios and asset reserves. VA loans allow 0% down for eligible veterans with full entitlement even above conforming. On $1 million-plus purchases, plan for jumbo requirements: typically 20–25% down, six to twelve months of reserves, and full income documentation.
What does an HOA cost in Eagle Hills?
Eagle Hills carries two HOA layers: the Summerlin master association fee and the Eagle Hills sub-association fee for 24-hour gate staffing, patrols, and perimeter maintenance. Combined dues typically run $350 to $800 per month depending on the specific home and any amenity additions. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
How long does it take to close on an Eagle Hills home?
Most Eagle Hills 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 lower-volume ZIP areas can require extended appraisal turnaround. Start the HOA resale-package request the day you go under contract to keep docs clear before contingency deadlines.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Eagle Hills?
Eight common Eagle Hills buyer queries — answered with verifiable specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every figure links to a primary source.
Is Eagle Hills part of Las Vegas or Summerlin?
Both — Eagle Hills is a guard-gated enclave within The Hills South village of Summerlin South, inside the incorporated boundaries of the City of Las Vegas. Mailing addresses say Las Vegas, NV 89135. "Summerlin" is the master plan name; "Eagle Hills" is the specific guard-gated community within The Hills South village.
What ZIP code does Eagle Hills use?
ZIP 89135 — the Summerlin South ZIP covering The Hills South village and surrounding neighborhoods. Drive times from this ZIP run 5 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon, and 20 minutes to the Strip via Summerlin Parkway.
Is Eagle Hills the same as Country Club Hills?
No — Country Club Hills is a separate guard-gated enclave in The Hills South village, positioned closer to TPC Summerlin with estates from $900,000 to $3 million-plus. Eagle Hills starts at $800,000, sits on higher terrain with stronger Red Rock Canyon view exposure, and offers a slightly more accessible entry to guard-gated Summerlin South luxury.
How old are homes in Eagle Hills?
Eagle Hills was established in 2000, making its homes approximately 25 years old as of 2026. That vintage means many homes are approaching or past first major system cycles — HVAC, roofing, pool equipment — and some owners have already updated. Budget a thorough inspection and price accordingly; a good inspector is your first line of defense on 25-year luxury construction.
Does Eagle Hills have a pool?
Most individual estates in Eagle Hills feature resort-style private pools with spas — a standard amenity at the luxury price point here. There is no community pool or shared clubhouse within the Eagle Hills sub-association; amenities are private rather than shared, which is typical of Summerlin South guard-gated enclaves at this scale.
Is Eagle Hills walkable?
Within the enclave, the elevated residential streets and Summerlin Trail System access make walking and trail running practical. Downtown Summerlin five minutes away extends walkability for dining and retail once you drive or bike there. The community is fundamentally car-dependent for daily errands, as with all Las Vegas suburbs.
How far is Eagle Hills from Red Rock Canyon?
Approximately 12 minutes west via West Charleston Boulevard — one of the closest guard-gated Las Vegas enclave addresses to this national conservation area. The 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing are all accessible for a morning outing before returning through the gate.
Is Eagle Hills a good investment?
The fundamentals are favorable: a built-out 225-home enclave with no new supply, a 10/10-rated middle school zone that anchors tenant and resale demand, elevated view lots that command structural premiums, and a Summerlin South address whose broader master plan continues adding residents who want exactly what Eagle Hills delivers. Ask Nevada Real Estate Group for recent Hills South closed comps before writing an offer.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
6,225+ closed transactions and $4.1B+ in volume since 2009 — including Eagle Hills Classic, Estates, and Crest sections, Country Club Hills, Tournament Hills, and Corte Bella. Direct builder relationships, the largest agent team in Nevada, and 9,061+ verified five-star reviews back the #1 ranking statewide.
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6,225+ closed transactions and $4.1B+ in volume since 2009. In a 225-home enclave where view orientation, elevation, HOA layers, and school-zone verification drive real value differences, knowing the lots matters. Call (702) 637-1759 or tell us what you need and we'll find your Eagle Hills home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Eagle Hills?
Compare Eagle Hills with neighboring Hills South guard-gated enclaves and nearby Summerlin communities. Each card pairs the drive time with price positioning, so you can judge whether trading Eagle Hills' elevated views for Country Club Hills' TPC proximity or Red Rock Country Club's golf setting actually buys you more lifestyle for the money.
A–Z INDEX
Which Eagle Hills and Hills South Communities Can You Explore A–Z?
The Hills South village contains multiple guard-gated and non-gated communities beyond Eagle Hills — including Country Club Hills, Tournament Hills, and Corte Bella. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and school zoning for any Hills South address on request.
C
- Country Club Hills (guard-gated, The Hills South)
- Corte Bella (guard-gated, The Hills South)
E
- Eagle Hills Classic
- Eagle Hills Estates
- Eagle Hills Crest
H
- Hills Park (The Hills South village park)
T
- Tournament Hills (guard-gated, TPC Summerlin adjacent)
- TPC Summerlin (PGA Tour course, adjacent)
KEEP LEARNING
What Else Should You Read About Eagle Hills and Summerlin?
These guides extend the research most Eagle Hills buyers do next — understanding the broader Summerlin master plan, comparing luxury communities across the valley, and tracking Las Vegas-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Summerlin vs Henderson Luxury Homes
The definitive valley luxury comparison — guard-gated, schools, pricing, and lifestyle across the two premier addresses.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Eagle Hills' ZIP 89135 numbers.
Read →MARKET HUB
Summerlin Community Hub
Master-plan overview, every Summerlin village, guard-gated community guides, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Eagle Hills Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89135 is broader than Eagle Hills' 225-home guard-gated enclave — so area statistics are labeled as such, and per-section figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89135 (Summerlin South). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Eagle Hills is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the Summerlin South area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings including Sig Rogich Middle School 10/10, Red Rock Elementary 8/10, Palo Verde High 8/10. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Nevada Department of Taxation — State tax law confirming Nevada's zero personal income tax. tax.nv.gov
- Clark County School District (CCSD) — Official school zoning for Eagle Hills — Red Rock Elementary, Sig Rogich Middle, Palo Verde High. ccsd.net
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