Nevada's #1 team for Summerlin North Area real estate. Search Summerlin's original established villages — the Arbors, Crossing, Willows, Trails, and Vistas — from $400K to $1.5M+, with TPC Las Vegas, Downtown Summerlin, and Red Rock Canyon all nearby.
MEDIAN LIST PRICE (ZIP 89134)
$515K
LVR / GLVAR via Repliers, as of September 15, 2026
HOMES IN THE AREA
12,000+
Community records
ESTABLISHED
1990
Howard Hughes Corporation
DAYS ON MARKET
36
LVR / GLVAR via Repliers, as of September 15, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Summerlin North Area is the original established heart of Summerlin — ~3,500 acres, 12,000+ homes across five villages, built beginning in 1990 from $400K to $1.5M+. ZIP 89134 shows a $515,000 median list and 17-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this multi-village address.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Las Vegas
ZIP 89134 carried 299 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning the Arbors, Crossing, Willows, Trails, and Vistas villages from $400K to $1.5M-plus. The newest listings appear below, refreshed daily, and every active Summerlin North Area home across ZIPs 89134 and 89144 is searchable in our live MLS portal.
PRICE DISTRIBUTION
Summerlin North Area's pricing spans $400,000 in the Crossing and Willows villages to $1.5 million-plus in guard-gated Trails and Vistas enclaves, with the surrounding ZIP 89134 showing a $515,000 median list price per Las Vegas REALTORS September 2026 MLS data. The bands below show the modeled split of the ZIP area's 299 active listings across all five villages.
ZIP 89134's 299 active listings break down across the Arbors, Crossing, Willows, Trails, and Vistas villages, two property types, and the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89134 and 89144.
Summerlin North Area's five villages differ by price range, home age, guard-gated access, and feel. Each card links to the most relevant hub or live search so you can compare current inventory and lifestyle fit across the northern area.
Updated daily · 409 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by village, price, school zone, and beds — no spam, unsubscribe anytime. With 12,000-plus homes across five villages and a 17-day median market pace, well-priced Summerlin North Area listings go under contract before many buyers finish their research. Alert subscribers see new listings within hours of hitting the MLS.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Summerlin North Area delivers Summerlin living at its most accessible price: ~3,500 established acres, 12,000-plus homes, 30-plus years of mature landscaping and village character, TPC Las Vegas on site, and Downtown Summerlin about five minutes away. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
Summerlin North Area is known as the original, established heart of Summerlin — the Howard Hughes Corporation villages built beginning in 1990 that gave Las Vegas the Arbors, Crossing, Willows, Trails, and Vistas, with TPC Las Vegas on site, 30-plus years of mature landscaping, and the most accessible entry pricing in the master plan.
It fits families seeking top-rated public schools and established neighborhood character, California relocators trading state income tax for Summerlin quality at a fraction of coastal pricing, move-up buyers entering Summerlin from lower-priced Las Vegas corridors, professionals wanting trail access and a quick Strip commute, and investors targeting stable established-village appreciation.
Mornings run the Summerlin Trail System or walk to a village park, afternoons play TPC Las Vegas or browse Downtown Summerlin's 125+ shops and restaurants, and evenings settle into a well-appointed single-family home in a mature neighborhood that has been refining its community character for 30-plus years.
Summerlin North Area spans the original northern villages of the Summerlin master plan along the western rim of Las Vegas, roughly 3,500 established acres from the Arbors east to Peccole Ranch and west toward the Red Rock Canyon foothills. About 15–18 miles from the Strip.
Quick Answer
Yes — by every established-community measure, Summerlin North Area is one of the most compelling addresses in the Las Vegas Valley. It pairs a 10/10-rated middle school zone, TPC Las Vegas on site, 30-plus years of mature landscaping, and homes from $400K with five-minute access to Downtown Summerlin and 12-minute access to Red Rock Canyon. The honest trade-offs: homes are older (1990s–2000s construction), newer villages in Summerlin South have more contemporary floor plans, and the airport commute is about 28 minutes. Nevada's zero state income tax sweetens every relocation to Summerlin North Area.
Source: City of Las Vegas
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Summerlin North Area — the parent city holds 656,274 residents with a median household income of $66,820. Community records place Summerlin North Area at 35,000-plus residents across 12,000-plus households, with an average household income estimated above $110,000 and a 75% homeownership rate.
The Census does not break Summerlin North Area out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the villages, our closing data shows a blend of California and Pacific-Northwest families trading state income tax for established Summerlin quality, first-time luxury buyers entering the Summerlin brand through the most accessible price tier, move-up households from Henderson or east Las Vegas, and long-tenured residents who bought in the original villages and have no reason to leave.
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Summerlin North is not separately tabulated) · Updated
POPULATION & GROWTH
Summerlin North Area's villages are largely mature — 12,000-plus homes built across five villages beginning in 1990 — while the broader Summerlin master plan and Las Vegas metro continue adding residents. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and Summerlin's growth keeps demand pressure on established northern villages that cannot expand their lot supply.
Inside Summerlin North Area, growth means turnover, not new lots: the five villages are substantially built out, so every new Summerlin resident seeking established character, mature landscaping, and top school zones competes for a finite resale inventory. That equation — rising metro demand against a fixed, proven supply — is the long-term investment logic of the original Summerlin that newer sections cannot yet replicate.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Summerlin North Area separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for ZIP 89134 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89134 covers the broader Summerlin North Area villages, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$499K–$522K monthly band; $515,000 median over the last 100 days across ZIP 89134
vs September 2025
Source: Las Vegas REALTORS
Days on Market
15–26 day monthly range; 17 median over the last 100 days — consistent with a mature established-village market
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Moderate volume across 12,000-plus homes in five villages — broader and more liquid than a single guard-gated enclave
vs September 2025
Source: Las Vegas REALTORS
The long view: Summerlin North's median sold price rose 102% between 2015 ($247,250) and 2024 ($500,000), across 9,580 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ESTABLISHED SUMMERLIN MARKET
Market Competitiveness
Summerlin North Area is a consistent, established market — sold homes across ZIP 89134 averaged 17 median days over the past hundred days per Las Vegas REALTORS data. Established Summerlin villages attract families and relocators seeking proven community character; well-priced homes across the Arbors, Crossing, Trails, and Vistas move quickly.
Summerlin North Area covers five villages from $400K Crossing and Willows entry homes to $1.5M-plus guard-gated Trails and Vistas estates — with TPC Las Vegas on site, a 10/10-rated middle school, and the fastest Strip commute in Summerlin. Six buyer profiles below match lifestyles to villages and price tiers.
Ready to explore homes in Summerlin North Area? Our team knows every village, school zone, and price tier across all five northern neighborhoods.
Start Your Home SearchVillage Comparison
A like-for-like comparison of the Summerlin North Area's primary villages — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-modeled slices of the ZIP 89134 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Arbors | ~$520,000 | ~$280 | 16 | ~55 | Established Character · Family Entry |
| The Crossing | ~$440,000 | ~$250 | 15 | ~45 | Value Entry · Family · 1990s Construction |
| The Trails | ~$600,000 | ~$295 | 18 | ~65 | Trail Access · Gated + Non-Gated · Views |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89134) — per-village medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
Submarket 1
The original heart of Summerlin North Area — well-maintained single-family homes with mature trees, community parks, village center amenities, and some of the best established character in the master plan.
Browse The Arbors homes →Submarket 2
Family-oriented village built in the 1990s with community parks, sidewalk connectivity, and the lowest entry pricing in the Summerlin North Area. Ideal for first Summerlin buyers or investors targeting stable-tenanted properties.
Browse The Crossing homes →Submarket 3
One of the area's most diverse villages — non-gated streets and guard-gated enclaves side by side, premium homes on the trail system with mountain views, and a wide price range serving move-up and entry buyers alike.
Browse The Trails homes →Submarket 4
The lifestyle engine of Summerlin North Area: TPC Las Vegas' PGA Tour course on site, Downtown Summerlin's 125+ shops and restaurants five minutes away, and the Summerlin Trail System connecting all five villages to Red Rock Canyon. Owning in any northern village gives access to this entire amenity footprint.
Browse TPC Las Vegas & Downtown Summerlin Corridor homes →STILL DECIDING?
BY ZIP CODE
Summerlin North Area spans ZIPs 89134 and 89144, covering the original northern villages of the Howard Hughes master plan. The table below presents each ZIP as a corridor with noted medians — village-level pricing varies from $400K entry in the Crossing and Willows to $1.5M-plus in guard-gated Trails and Vistas enclaves per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | Summerlin North Area — Arbors, Crossing, Willows, Trails (west) · established villages | $509,000 | ~$324 | 26 | 135 | n/a* |
| 89144 | Summerlin North Area — Vistas, Trails (east) · mixed gated + open villages | $530,000 | ~$310 | 20 | 164 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. ZIP-wide medians blend open-street villages with guard-gated enclaves in both 89134 and 89144. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Summerlin North Area villages are largely built out — 1990s resale homes dominate, and vacant lots are rare. Buyers seeking new construction look to Summerlin West and active southern phases, using North Area resale prices as the value baseline. Verify current communities and builder incentives before writing an offer.
Luxury Move-Up
Luxury production closest to Summerlin North'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
Summerlin North Area's 3,500-acre outdoor footprint includes trails, village parks, Red Rock Canyon 12 minutes west, and a PGA Tour golf course on site. The City of Las Vegas maintains parks across all five villages; the Summerlin Trail System links the area west toward Red Rock Canyon, and TPC Las Vegas sits minutes from the Arbors.
IN-AREA
A flagship park in the Summerlin North Area — basketball courts, playground, walking trails, open turf, and picnic areas serving the original northern villages.
IN-AREA
Paved multi-use trails threading through all five northern villages and connecting west toward Red Rock Canyon — one of the most extensive trail networks attached to any Las Vegas residential area.
10 MIN
America's most dramatic red-sandstone landscape — the 13-mile Scenic Loop, 26 miles of hiking trails, world-class rock climbing, and a visitor center ten minutes west via Charleston Blvd.
IN-AREA
Host of the PGA Tour's Shriners Children's Open annually — TPC Las Vegas sits within the Summerlin North Area, delivering championship-quality play without a mandatory club membership.
5 MIN
125+ shops, restaurants, and a seasonal events lawn that hosts concerts, outdoor fitness classes, and farmers markets — the northern villages' social anchor five minutes away.
25 MIN
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.
Summerlin North Area Lifestyle
Three everyday moods within minutes of home: a trail run through the Summerlin Trail System toward Red Rock Canyon, a round at TPC Las Vegas, and dinner at Downtown Summerlin — with the City of Las Vegas's parks system and 30 years of village character threading the whole northern area together.
THIS WEEKEND'S OPEN HOUSES
Open-street villages — the Arbors, Crossing, and Willows — are freely accessible for drive-bys. Guard-gated Trails and Vistas enclaves require advance agent coordination for gate access. With 299 active listings across ZIPs 89134 and 89144 and a 17-day median market pace, well-priced homes move fast. Call (702) 637-1759 to schedule a same-week tour.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Summerlin North Area residents work across the Strip and convention economy, regional healthcare and legal sectors, and technology firms whose executives value a 10/10-rated school zone and 18-minute Strip commute. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, with Summerlin North Area household incomes well above the county median.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing Summerlin North Area against other Summerlin addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. North Area wins on accessible entry pricing and 30-year community character, South Area on luxury enclaves like The Ridges, West on brand-new construction — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Summerlin North Area | Summerlin South Area | The Ridges | Summerlin West |
|---|---|---|---|---|
| Entry Price | $400K | $500K | $2M+ | $550K |
| Guard-Gated | Mixed — enclaves in Trails/Vistas | Mixed — enclaves incl. The Ridges | Yes — 24/7 staffed | No (new builds) |
| HOA Monthly | $75–$350 | $100–$1,200 | $500–$1,200 | $75–$350 |
| ZIP Median List | $509K (89134) | $650K (89135) | $867K (89138) | $600K area |
| Days on Market | 17 | 20 | 33 | 18 |
| Homes in Area | 12,000+ | 12,000+ | Multiple phases | Active development |
| Golf Nearby | TPC Las Vegas (on-site) | Red Rock CC · Bear's Best | Bear's Best (in-community) | TPC Las Vegas nearby |
| Best For | Value · Established · 10/10 MS | Luxury enclaves · Golf · Newer | Trophy estates · Golf prestige | New construction · Variety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate Summerlin North Area separately. Last updated June 2026.
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 connects the North Area to I-15 and the Strip in about 18 minutes — fastest freeway access in Summerlin. Downtown Summerlin handles most errands five minutes away without a freeway. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; Summerlin North Area residents commuting to local employers typically arrive in under 15 minutes.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Summerlin North Area purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash buyers typically close in 10 to 14 days. Conventional Crossing and Willows buyers usually move within 30 days; jumbo-financed Trails and Vistas closings may need extra appraisal time. Request the HOA resale package the day you go under contract.
Quick Answer
Summerlin North Area entry homes in the $400K–$600K range allow 10% to 20% down with conventional financing. At $500,000, 10% down is $50,000; at $600K, 20% is $120,000. Guard-gated Trails and Vistas homes above $726,200 move into jumbo territory requiring 20–25% down, strong debt-to-income ratios, and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit — a meaningful advantage across every Summerlin North Area price tier.
Summerlin North FAQ — 18 Answers
Homes in Summerlin North Area span approximately $400,000 for established single-family homes in earlier villages like the Crossing and Willows to over $1.5 million for larger homes in guard-gated enclaves within the Trails and Vistas. The surrounding ZIP 89134 carried a $515,000 median list price in September 2026 per Las Vegas REALTORS — reflecting the area's wide price ladder across 12,000-plus homes in six distinct villages. Sizes range from compact 1,800-square-foot plans to 4,000-plus square feet on premium lots with mountain views.
Not uniformly — Summerlin North Area is a mix of open-street villages and guard-gated enclaves within the Trails and Vistas. Most of the area's 12,000-plus homes sit in non-gated villages like the Arbors, Crossing, and Willows; guard-gated sections exist inside the Trails and Vistas at the higher price tiers. That blend is part of the appeal — buyers can choose their security and price level without leaving the Summerlin master plan. Nevada Real Estate Group can show you options across every village in one outing.
Summerlin North Area spans the Arbors, Crossing, Willows, Trails, and Vistas villages — the original, established heart of the Howard Hughes Corporation master plan, developed beginning in 1990. Each village has its own character: the Arbors and Crossing anchor the family-oriented core, the Willows offers value-entry floor plans, and the Trails and Vistas include guard-gated enclaves. TPC Las Vegas, a PGA Tour venue, sits within the area and adds prestige to surrounding streets.
Summerlin North Area spans ZIP codes 89134 and 89144 in Las Vegas, covering the master plan's original northern villages including the Arbors, Crossing, and Willows. Home prices run $400K to $1.5M across both ZIPs. The northern position also delivers the fastest Summerlin Parkway access to I-15, the Strip, and Downtown Las Vegas — roughly 18 minutes to the resort corridor.
Summerlin North Area is served by top-rated Clark County School District campuses: Carolyn S. Reedom Elementary (8/10 GreatSchools), Sig Rogich Middle School (10/10 — among the highest-rated middles in Nevada), and Palo Verde High School (8/10). Private standouts nearby include The Meadows School (A+), Bishop Gorman High School (A+), and Faith Lutheran Middle and High (A). Doral Academy Red Rock and Alexander Dawson offer strong charter options. Confirm current CCSD zoning before closing — assignments can shift between school years.
HOA fees in Summerlin North Area run $75 to $350 per month depending on the village and neighborhood. That includes the Summerlin master association fee, with sub-association dues varying by community — guard-gated enclaves in the Trails and Vistas sit at the higher end. Request the specific neighborhood resale package during escrow to confirm current dues and rules; thirty-plus years of proven HOA governance is part of what you are buying.
Summerlin North Area is the most established section: mature landscaping, 30-plus years of community character, and the lowest entry pricing from $400K across 12,000-plus homes. Summerlin South holds luxury enclaves like The Ridges, with pricing from $500K to $3M-plus; Summerlin West is the newest, with active new construction. All three share Summerlin's trails, parks, and amenities. Choose North for value and maturity, South for luxury, West for brand-new product. We tour all three regularly.
Homes across Summerlin North Area run from roughly 1,800 to 4,000-plus square feet depending on village and era of construction. The Arbors and Crossing typically offer two-to-four bedroom plans from the 1990s; the Trails and Vistas include larger homes with elevated lots and mountain views. Lot size, home age, and view orientation each drive resale value — weigh all three when comparing listings across the six villages.
Yes — TPC Las Vegas, a PGA Tour venue hosting the annual Shriners Children's Open, sits within the Summerlin North Area. For homeowners, the Tournament Players Club and its golf amenities add prestige and value to surrounding properties — a professional-tour course in the neighborhood is rare anywhere in the valley. Golf-adjacent homes carry a premium, and our team can show you which streets border the course.
Yes for open-street villages like the Arbors, Crossing, and Willows — drive-bys are unrestricted. Guard-gated enclaves within the Trails and Vistas require advance agent coordination for gate access. Nevada Real Estate Group handles access arrangements for all Summerlin North Area showings, gated and non-gated, so you can compare every village in one outing. Call (702) 637-1759 to schedule.
Summerlin North Area began developing in 1990 and its villages are largely mature, so the market is predominantly resale with established landscaping. Buyers wanting new construction typically look to Summerlin West, where active building continues, while keeping North's lower entry pricing as a comparison. Availability shifts by season and builder phase — contact Nevada Real Estate Group at (702) 637-1759 to weigh North resales against current new releases.
Summerlin North Area has delivered consistent long-term appreciation across 30-plus years of ownership cycles — the Summerlin brand, infrastructure, and amenity investment anchor values through every market shift. The area's wide price ladder from $400K to $1.5M-plus means buyers at every tier compete for established homes with mature landscaping that newer sections cannot yet replicate. Ask Nevada Real Estate Group for recent village-by-village closed comps before writing an offer.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $500,000 purchase, plan around $3,000 to $3,500 annually. One important note: long-held homes in Summerlin North Area often carry abated tax bills — the assessed value resets to current market value after sale, so verify the post-sale figure with the Assessor before building your ownership-cost budget.
Four factors move real money in Summerlin North Area. First, village selection: the Arbors and Crossing offer family character and value; the Trails and Vistas include guard-gated premium tiers. Second, home age: construction from the 1990s means HVAC, roofing, and pool equipment may be approaching first major service cycles. Third, HOA layers: dues run $75–$350 monthly depending on the specific neighborhood. Fourth, tax resets: long-held homes re-assess to current value after sale — verify the number early in escrow.
Yes — Sun City Summerlin, Del Webb's age-restricted active-adult master plan, sits within the broader Summerlin North Area footprint in ZIP 89134. Built for buyers 55 and older, it offers three golf courses and resort-style recreation centers. Resale prices typically run $350,000–$800,000. Age-restriction deed covenants and a separate HOA govern the community — verify eligibility and current dues before writing an offer.
Most Summerlin North Area buyers in the $400K–$600K range put down 10% to 20%, and conventional financing is available below the $726,200 conforming limit. At a $500,000 purchase, 10% down is $50,000. Guard-gated Trails and Vistas homes above $800K shift to jumbo territory with 20–25% down requirements. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement — a meaningful advantage at any Summerlin North Area price point.
Summerlin North Area HOA fees run $75 to $350 per month depending on village and neighborhood. Open-street villages like the Arbors and Crossing carry the Summerlin master association fee at the lower end; guard-gated enclaves in the Trails and Vistas add a sub-association layer. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
Most Summerlin North Area purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10 to 14 days. Conventionally financed buyers typically move smoothly within the 30-day window; guard-gated homes requiring jumbo appraisals in low-volume price tiers may need extra scheduling time. Request the HOA resale package the day you go under contract.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
Eight queries Summerlin North Area buyers ask most — answered with specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every figure links to a primary source.
Both — Summerlin North Area is the established northern section of the Summerlin master plan, inside the incorporated boundaries of the City of Las Vegas. Mailing addresses say Las Vegas, NV 89134 or 89144. "Summerlin" is the master plan name; "Summerlin North Area" describes the original northern villages developed beginning in 1990.
ZIPs 89134 and 89144 — covering the Arbors, Crossing, Willows, Trails, and Vistas villages. Drive times from these ZIPs run 5 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon, and 18 minutes to the Strip via Summerlin Parkway.
No — The Ridges is a guard-gated ultra-luxury enclave in Summerlin South Area at $2 million-plus featuring Bear's Best golf. Summerlin North Area is the original northern section of the master plan spanning five villages from $400K to $1.5M-plus. Both share Summerlin's trail system and Downtown Summerlin amenities, but entry pricing and character differ substantially.
Summerlin North Area began developing in 1990, making many homes 25-35 years old as of 2026. That vintage means HVAC, roofing, and pool equipment may be at or approaching first major service cycles — some owners have already updated. Budget a thorough inspection; well-maintained 1990s Summerlin construction in established villages holds value with a premium on mature landscaping competitors cannot replicate.
Most guard-gated enclaves in the Trails and Vistas include private neighborhood amenities. Open-street villages like the Arbors, Crossing, and Willows rely on individual home pools — private backyard pools with spas are standard in the $450K-plus tier. Village parks and the Summerlin Trail System serve community recreation across all five northern villages.
Within each village, yes — sidewalk connectivity and village parks make walking practical. Downtown Summerlin five minutes away extends walkability for dining and retail once you drive or bike there. The Summerlin Trail System through all five villages adds recreational walkability. Daily errands require a car, as with all Las Vegas suburbs, but trail access inside the area is a genuine differentiator.
Approximately 12 minutes west via West Charleston Boulevard — among the shortest Red Rock commutes of any Summerlin section. The 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing are all accessible for morning exercise. TPC Las Vegas, a PGA Tour course, sits within the area itself for additional outdoor recreation without leaving the master plan.
The fundamentals are strong: 30-plus years of proven appreciation, a 10/10-rated middle school zone anchoring tenant and resale demand, 12,000-plus homes with a wide price ladder, and the Summerlin master plan continuing to add value through infrastructure and amenities. Returns depend on village, home age, and view orientation — ask Nevada Real Estate Group for recent village-by-village closed comps before writing an offer.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 — including Summerlin North Area villages, The Ridges, Bellacere, and Red Rock Country Club. Direct builder relationships, the largest agent team in Nevada, and 9,061+ verified five-star reviews back the #1 ranking statewide.
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 Summerlin North Area with neighboring Summerlin sections and nearby Las Vegas communities. Each card pairs the drive time with price positioning, so you can judge whether staying in the northern villages or upgrading to Summerlin South's luxury enclaves or West's new construction better fits your budget.
10 MIN W
$1.2M+ (ZIP area)
10 min from Summerlin North Area
View Red Rock Country Club →More Las Vegas communities
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
The Summerlin North Area contains five primary villages and numerous sub-communities — including guard-gated enclaves in the Trails and Vistas and the on-site TPC Las Vegas golf course. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and school zoning for any northern-area address on request.
KEEP LEARNING
These guides extend the research most Summerlin North Area buyers do next — understanding the broader Summerlin master plan, comparing areas across the valley, and tracking Las Vegas-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
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 Summerlin North Area's ZIP 89134 and 89144 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 across 89134 and 89144 — village-level figures are NREG-modeled estimates from active-listing review. Follow any link to verify a figure.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: October 15