California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Guard-gated estate from $1M — or open-village from $500K
- Remote-work lifestyle with Strip access 20 minutes away
- Nevada DMV within 30 days; registration within 30
Summerlin, Las Vegas
Summerlin South Area Homes For Sale
Nevada's #1 team for Summerlin South Area real estate. Search Summerlin's southern neighborhoods — The Ridges, Red Rock Country Club, The Paseos, The Vistas, Discovery, and Tournament Hills — from $500K to $3M+, with golf, Red Rock Canyon views, and live MLS data.
Where Can I Find Summerlin South Area Homes for Sale?
ZIPs 89135 and 89138 carried 322 active listings in June 2026 according to NREG’s MLS analysis MLS data, spanning The Ridges, Red Rock Country Club, The Paseos, The Vistas, Discovery, and Tournament Hills. The newest listings appear below, refreshed daily, and every active Summerlin South Area home is searchable in our live MLS portal.
Homes for sale in ZIPs 89135 and 89138 near Summerlin South
- 52 Soaring Bird Court, Las Vegas 89135 — $6,999,000 · 5 bd · 7.5 ba · 6,502 sq ft · Coming Soon · Courtesy of BHHS Nevada Properties
- 1963 Orchard Mist Court, Las Vegas 89135 — $1,699,999 · 4 bd · 2.5 ba · 4,107 sq ft · Courtesy of Real Broker LLC
- 10265 Premia Place, Las Vegas 89135 — $545,000 · 2 bd · 2 ba · 1,370 sq ft · Courtesy of Keller Williams MarketPlace
- 6480 Farness Street, Las Vegas 89135 — $2,100,000 · 4 bd · 4.5 ba · 3,117 sq ft · Courtesy of eXp Realty
- 10446 Calico Pines Avenue, Las Vegas 89135 — $550,000 · 3 bd · 2.5 ba · 2,062 sq ft · Courtesy of Kim's Realty Solutions
- 10958 Zancada Court Court, Las Vegas 89135 — $899,900 · 3 bd · 3.5 ba · 2,500 sq ft · Coming Soon · Courtesy of Equity Union Real Estate
- 12137 Sage Thunder Avenue, Las Vegas 89138 — $1,760,000 · 5 bd · 4.5 ba · 3,869 sq ft · Courtesy of Realty ONE Group, Inc
- 2999 The Peaks Lane, Las Vegas 89138 — $2,900,000 · 5 bd · 5.5 ba · 5,576 sq ft · Courtesy of Simply Vegas
- 5917 Heaven View Drive, Las Vegas 89135 — $1,400,000 · 5 bd · 4.5 ba · 3,461 sq ft · Courtesy of Real Broker LLC
- 10290 Turia Gardens Road, Las Vegas 89135 — $699,500 · 4 bd · 3 ba · 2,550 sq ft · Courtesy of Coldwell Banker Premier
- 537 Lacabana Beach Drive, Las Vegas 89138 — $599,500 · 4 bd · 2.5 ba · 2,051 sq ft · Courtesy of Vertex Realty & Property Manag
- 12382 Tudor Arch Drive, Las Vegas 89138 — $1,345,000 · 3 bd · 3.5 ba · 2,285 sq ft · Courtesy of Serhant
- 10248 Andante Court, Las Vegas 89135 — $1,695,999 · 3 bd · 2.5 ba · 2,777 sq ft · Courtesy of Boeckle & Co.
- 11244 Jasper Grove Avenue, Las Vegas 89138 — $825,000 · 5 bd · 4 ba · 2,840 sq ft · Courtesy of Leading Vegas Realty
- 11584 Painted Chasm Way WAY, Las Vegas 89138 — $719,000 · 2 bd · 2.5 ba · 1,800 sq ft · Courtesy of Simply Vegas
- 11817 Mimicking Song Lane, Las Vegas 89138 — $768,886 · 5 bd · 3 ba · 3,000 sq ft · Courtesy of Lennar Sales Corp
- 11848 Mimicking Song Lane, Las Vegas 89138 — $837,192 · 5 bd · 4.5 ba · 3,210 sq ft · Courtesy of Lennar Sales Corp
- 193 Sunnyvale Spring Street, Las Vegas 89138 — $1,799,858 · 4 bd · 4.5 ba · 3,894 sq ft · Courtesy of Lennar Sales Corp
- 369 Molinetto Street, Las Vegas 89138 — $889,000 · 3 bd · 3 ba · 2,095 sq ft · Courtesy of Galindo Group Real Estate
- 380 Vista Sunset Avenue, Las Vegas 89138 — $2,200,000 · 3 bd · 3.5 ba · 3,254 sq ft · Courtesy of ERA Brokers Consolidated
- 932 Viscanio Place, Las Vegas 89138 — $865,000 · 4 bd · 3 ba · 2,586 sq ft · Courtesy of Kim's Realty Solutions
- 12388 Liberty Beacon Avenue, Las Vegas 89138 — $674,900 · 4 bd · 3 ba · 2,100 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 2627 Thornview Street, Las Vegas 89135 — $664,777 · 5 bd · 3 ba · 2,390 sq ft · Courtesy of Real Broker LLC
- 10381 Walking View Court, Las Vegas 89135 — $649,000 · 4 bd · 3 ba · 2,756 sq ft · Courtesy of Faranesh Real Estate
Homes for rent in ZIPs 89135 and 89138 near Summerlin South
- 11185 FALESCO Avenue, Las Vegas 89138 — $2,350/month · 3 bd · 2 ba · 1,257 sq ft · Courtesy of Affirm Hartman Realty
- 12454 Madison Park Place, Las Vegas 89138 — $3,100/month · 3 bd · 2.5 ba · 1,918 sq ft · Courtesy of United Realty Group
- 5245 Fading Sunset Drive, Las Vegas 89135 — $12,000/month · 5 bd · 5.5 ba · 4,725 sq ft · Active Under Contract · Courtesy of Realty ONE Group, Inc
- 1153 Notch Peak Street, Unit 102, Las Vegas 89135 — $3,000/month · 3 bd · 2.5 ba · 1,639 sq ft · Coming Soon · Courtesy of Dara Realty Group
- 11118 Rossa Peak Avenue, Las Vegas 89135 — $25,500/month · 4 bd · 4.5 ba · 3,951 sq ft · Courtesy of BHHS Nevada Properties
- 106 Badwater Basin Street, Las Vegas 89138 — $3,295/month · 4 bd · 3.5 ba · 2,395 sq ft · Courtesy of Homers Realty LLC
- 11220 Playa Bonita Avenue, Las Vegas 89138 — $2,100/month · 3 bd · 2 ba · 1,898 sq ft · Courtesy of eNational Realty Group
- 395 Nine Mile Creek Drive, Las Vegas 89138 — $4,500/month · 3 bd · 2.5 ba · 1,800 sq ft · Courtesy of BHHS Nevada Properties
- 12070 Granite Canyon Street, Las Vegas 89138 — $7,495/month · 5 bd · 4.5 ba · 3,685 sq ft · Courtesy of Foster Realty
- 2253 Aragon Canyon Street, Las Vegas 89135 — $2,975/month · 3 bd · 2.5 ba · 1,816 sq ft · Courtesy of NV Superior Properties
- 560 Preston Oak Place, Las Vegas 89138 — $3,995/month · 5 bd · 3.5 ba · 3,089 sq ft · Courtesy of Key Realty
- 10766 Royal Jasmine Lane, Las Vegas 89135 — $2,500/month · 4 bd · 2.5 ba · 2,313 sq ft · Courtesy of AMaxima Realty and Property Ma
- 5434 Fawn Chase Way, Las Vegas 89135 — $3,895/month · 4 bd · 2.5 ba · 2,593 sq ft · Courtesy of Keller Williams MarketPlace
- 11200 Newbury Hills Avenue, Las Vegas 89138 — $4,345/month · 4 bd · 3 ba · 2,503 sq ft · Courtesy of Homers Realty LLC
- 11557 Earth Stone Avenue, Las Vegas 89138 — $2,300/month · 2 bd · 2.5 ba · 1,355 sq ft · Courtesy of Coldwell Banker Premier
- 1508 Stone Perch Street, Las Vegas 89138 — $5,255/month · 4 bd · 3.5 ba · 2,287 sq ft · Courtesy of Robinson Realty & Management
- 11241 Lompoc Court, Las Vegas 89135 — $2,330/month · 3 bd · 2.5 ba · 1,616 sq ft · Courtesy of NVWM Realty
- 527 Preston Oak Lane, Las Vegas 89138 — $3,295/month · 5 bd · 3 ba · 2,454 sq ft · Courtesy of Century 21 1st Priority Realty
- 11568 Midnight Melody Avenue, Las Vegas 89138 — $3,000/month · 3 bd · 3 ba · 2,503 sq ft · Courtesy of Faranesh Real Estate
- 102 Cinder Cone Lane, Las Vegas 89138 — $3,295/month · 5 bd · 4 ba · 2,466 sq ft · Courtesy of Homecoin.com
- 10279 Queensbury Avenue, Las Vegas 89135 — $2,750/month · 3 bd · 2 ba · 1,994 sq ft · Courtesy of Realty 360
- 11532 Desert Hollow Avenue, Las Vegas 89138 — $4,000/month · 3 bd · 4.5 ba · 1,802 sq ft · Courtesy of Douglas Elliman of Nevada LLC
- 10171 Songsparrow Court, Las Vegas 89135 — $2,799/month · 3 bd · 2 ba · 1,610 sq ft · Courtesy of Precision Realty
- 20 Garden Rain Drive, Las Vegas 89135 — $9,000/month · 3 bd · 3.5 ba · 3,562 sq ft · Courtesy of BHHS Nevada Properties
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 11:27 PM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIP 89135)
$850K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
HOMES IN THE AREA
12,000+
Community records
ESTABLISHED
1998
Howard Hughes Corporation
DAYS ON MARKET (ZIPS 89135, 89138)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Summerlin South Area at a Glance?
Summerlin South Area is a ~4,000-acre master-planned southern section of Summerlin, established in 1998 with 12,000-plus homes spanning six neighborhoods from $500K to $3M-plus. ZIP 89135 shows a $850,000 median list and 17-day pace per NREG’s MLS analysis; City of Las Vegas covers municipal services. Takeaways below unpack this multi-neighborhood address.
- The area: established in 1998 by Howard Hughes Corporation — approximately 4,000 acres across six neighborhoods, 12,000-plus homes, and mature desert landscaping.
- The price ladder: $500K entry in The Paseos and Vistas to $1.2M+ in Red Rock Country Club and $2M+ in The Ridges — with guard-gated and non-gated options at every tier.
- Schools: John W. Bonner Elementary rates 9/10 on GreatSchools; Sig Rogich Middle rates 7/10 in this southern zone; Palo Verde High 8/10. Verify CCSD zone boundaries before offering.
- Market pace: 17-day median from list to accepted offer across ZIP 89135 — one of the fastest corridors in the Las Vegas Valley.
- Location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip via Summerlin Parkway, 30 minutes to the Airport.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Las Vegas
PRICE DISTRIBUTION
How Many Summerlin South Area Homes Sell in Each Price Range?
Summerlin South Area pricing spans $500,000 in The Paseos and Vistas to $3 million-plus in The Ridges and Tournament Hills, with the surrounding ZIP 89135 showing a $850,000 median list price per NREG’s MLS analysis October 2026 MLS data. The bands below show the modeled split of the ZIP area's 322 active listings across all six neighborhoods.
Browse Summerlin South Area Listings
How Can You Find Summerlin South Area Homes by Neighborhood, Golf & Price?
ZIP 89135's 322 active listings break down into six Summerlin South Area neighborhoods, multiple property types, and the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data across ZIPs 89135 and 89138.
Which Summerlin South Area Neighborhoods Should You Explore?
Summerlin South Area's six neighborhoods differ by guard-gate status, golf access, 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.
Guard-Gated · Ultra-Luxury · Bear's Best Golf
The Ridges
Guard-Gated · Golf · Arnold Palmer CourseRed Rock Country Club
Guard-Gated · Golf · TPC Las Vegas ProximityTournament Hills
Master-Planned · Upscale · FamilyThe Paseos
Master-Planned · Family · EstablishedThe Vistas
Master-Planned · Newer · ValueDiscovery
Master Plan · 20+ VillagesSummerlin
Northern Villages · Entry From $400KSummerlin North Area
By Property Type
By Price Range
685 active listings across ZIPs 89135, 89138 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Summerlin South Area Listings First?
Custom alerts by neighborhood, golf access, view orientation, price, and beds — no spam, unsubscribe anytime. With 322 active listings across six neighborhoods and a 17-day median market pace, well-priced Summerlin South Area homes move before many buyers see them publicly. Alert subscribers see new listings within hours of hitting the MLS.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Las Vegas Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Summerlin South Area, Summerlin?
The Answer
Summerlin South Area delivers the widest range of Summerlin luxury: approximately 4,000 acres established in 1998, guard-gated enclaves and open master-planned neighborhoods, golf at Bear's Best and Red Rock Country Club, and Red Rock Canyon ten minutes away. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
What is Summerlin South Area known for?
Summerlin South Area is known as the luxury and golf hub of the Summerlin master plan — six neighborhoods spanning the 1998 Howard Hughes Corporation development, from The Ridges' ultra-luxury guard-gated estates to The Paseos' and Vistas' family-oriented streets, all with Red Rock Canyon views and two private golf courses.
Who should live in Summerlin South Area?
It fits luxury families seeking guard-gated options and strong elementary school zoning, California relocators trading state income tax for golf-course living, move-up buyers stepping into Summerlin South from non-gated communities, executives wanting Red Rock Canyon views and a Strip commute under 25 minutes, and investors targeting established luxury neighborhoods.
What is daily life like?
Mornings run Fox Hill Park trails or the Red Rock Canyon Scenic Loop, afternoons play Bear's Best or Red Rock Country Club or browse Downtown Summerlin's 125+ shops and restaurants, and evenings return to a resort-style backyard with Spring Mountains and Red Rock views across any of the six southern neighborhoods.
Location
Where Is Summerlin South Area
Summerlin South Area anchors the luxury and golf tier of the Summerlin master plan along the western rim of Las Vegas near the Red Rock Canyon interface. Approximately 4,000 acres. Roughly 15–20 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Bear's Best Golf
5
Min
Strip
20
Min
Airport
30
Min
Summerlin South Area
At a Glance$850,000
Median List Price (ZIP 89135)
$796,000
Median Sold (past 100 days)
685
Active Listings (ZIP 89135)
42
Days on Market (ZIPs 89135, 89138)
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
- Setting
- Luxury hub — guard-gated enclaves + open neighborhoods
- Acreage
- ~4,000 acres
- Homes
- 12,000+
- Established
- 1998
- Developer
- Howard Hughes Corporation
- Neighborhoods
- 6 (Ridges, RRCC, Paseos, Vistas, Discovery, Tournament Hills)
- Security
- Guard-gated enclaves + open-street neighborhoods
- Golf On-Site
- Bear's Best + Red Rock Country Club
- Retail
- Downtown Summerlin (5 min)
- Sunshine
- 300 days/year
- Schools
- Bonner ES 9/10 · Sig Rogich MS 7/10 (GreatSchools)
- Distance to Strip
- ~20 min
Census Housing Data / Summerlin South Area
What Does the Census Show About Housing in Summerlin South Area?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Summerlin South Area and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
31,354
vs Clark Co 2,407,226
~$672K
vs Clark Co $431K
~70%
vs Clark Co 58%
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates (Summerlin South CDP) and Vintage 2025 population estimates (Clark County) · Updated
POPULATION & GROWTH
How Fast Is Summerlin South Area Growing?
Summerlin South Area's established neighborhoods are largely built out, while newer Discovery-area streets continue seeing turnover and occasional new phases. The Summerlin South CDP grew from 24,085 residents in the 2010 Census to 30,744 in 2020, and the Summerlin master plan continues adding residents, keeping demand pressure on the southern section's golf-course and guard-gated inventory.
31,354Summerlin South CDP residents (ACS 2020–24)
12,000+Homes in Summerlin South Area
+27.6%Summerlin South CDP growth, 2010–2020 (Census)
Summerlin South CDP population, 2010–2024 (Census counts and ACS)
Inside Summerlin South Area, growth means both turnover and some continued development in newer Discovery-area phases. Guard-gated Ridges and Red Rock Country Club homes are largely built out, so every new buyer seeking that tier competes for limited resale supply. The scarcity equation for golf-course and guard-gated homes — rising metro demand against constrained inventory — is the investment logic that makes the southern section hold value through market cycles.
Sources: U.S. Census Bureau and City of Las Vegas. Summerlin South CDP: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.
The long view: the median sold price in ZIPs 89135, 89138 rose 138% between 2015 ($340,000) and 2026 ($810,000), across 11,026 recorded closings — Las Vegas REALTORS MLS records via Repliers.
42
MEDIAN DAYS ON MARKET (ZIPS 89135, 89138) · OCT 29, 2026
$850K
ZIP-AREA MEDIAN LIST · OCT 29, 2026
685
ACTIVE LISTINGS (ZIP 89135) · OCT 29, 2026
< 1 hr
OUR RESPONSE TIME
FAST LUXURY MARKET
Get matched with a
Summerlin South Area specialist.
Market Competitiveness
How competitive is Summerlin South Area right now?
Summerlin South Area is a fast, supply-diverse luxury market — sold homes across ZIP 89135 averaged 17 median days over the past hundred days per NREG’s analysis of Las Vegas REALTORS MLS data. Guard-gated Ridges and Red Rock Country Club homes draw motivated buyers; Paseos and Vistas properties also move quickly. A 17-day median pace makes the southern section one of the valley's most active luxury corridors.
- 17 daysMedian days on market (sold, 100d)
- 12,000+Total homes in area (6 neighborhoods)
- 685Active listings (ZIPs 89135, 89138, October 29, 2026)
- $386/sqftMedian sold price per sq ft
Before You Buy
What Should You Compare Before Buying a Home in Summerlin South Area?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Summerlin South Neighborhoods Fit Your Buyer Type?
Move-Up Luxury Buyers
- The Ridges and Red Rock Country Club for ultra-luxury and golf
- Semi-custom and custom finishes across all six neighborhoods
- Trade up from non-gated Summerlin without leaving the master plan
- Compare Tournament Hills and Red Rock CC in one outing
High-Income Professionals
- 20-minute Strip commute via Summerlin Parkway
- Guard-gated privacy after high-visibility careers in The Ridges or RRCC
- 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 or open-village estate at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Move-up buyers — a six-neighborhood ladder from $500K open-village to $3M+ guard-gated — all within one master plan, one Summerlin address.
- Luxury investors — a 12,000-plus-home market with diverse price points, strong corporate-tenant demand, and school-zone-driven long-term retention.
- Outdoor enthusiasts — the closest Summerlin address to Red Rock Canyon — ten minutes to the Scenic Loop, with in-area golf and trail access throughout.
Ready to explore homes in Summerlin South Area? Our team knows every neighborhood, price band, and school zone across all six communities.
Start Your Home SearchPros
- Six distinct neighborhoods — guard-gated ultra-luxury to affordable master-planned — all within one Summerlin South address
- Bear's Best and Red Rock Country Club golf on-site, plus TPC Las Vegas nearby — the richest golf footprint in Summerlin
- Red Rock Canyon ten minutes west — the best canyon proximity of any Summerlin section
- Zero state income tax and a 3% property-tax cap under NRS 361.4723
- Downtown Summerlin five minutes away — 125+ shops, restaurants, and year-round events
Honest Considerations
- Airport commute is 30 minutes via I-215 South — longer than east-side Las Vegas addresses
- Wide HOA range ($100–$1,200/mo) means carrying-cost research is essential before committing to a neighborhood
- Guard-gated enclaves carry premium pricing from $1M+ — budget-sensitive buyers must compare open-village options first
- Jumbo financing required above $832,750 — lender qualification stricter than conforming-loan range
- Extreme summer heat — 108°F+ stretches July through September, like all of the Las Vegas Valley
Neighborhood Comparison
How Do Summerlin South Area's 6 Neighborhoods Compare?
A like-for-like comparison of Summerlin South Area's primary neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via NREG’s MLS analysis. Per-neighborhood figures are Nevada Real Estate Group-modeled slices of the ZIP 89135 and 89138 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Ridges | ~$3,500,000 | ~$550 | 28 | ~25 | Ultra-Luxury · Guard-Gated |
| Red Rock Country Club | ~$1,800,000 | ~$420 | 22 | ~30 | Guard-Gated · Golf |
| Tournament Hills | ~$1,400,000 | ~$370 | 20 | ~20 | Guard-Gated · Golf · Views |
Source: NREG’s MLS analysis MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89135, 89138) — per-neighborhood medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Summerlin South Area's Six Neighborhoods?
Submarket 1
The Ridges
The pinnacle of Summerlin South Area — guard-gated ultra-luxury community featuring Jack Nicklaus's Bear's Best golf course, custom estates from $2M to $20M-plus, Red Rock Canyon views, and the tightest supply-constrained market in the ZIP.
Browse The Ridges homes →~$3.5MMedian Price
28Days on Market
~25Active Listings
~$550Price / Sq Ft
Submarket 2
Red Rock Country Club
Guard-gated golf community built around the Arnold Palmer-designed Red Rock Country Club course — Mediterranean and desert-contemporary estates from $1.2M with private club access, mountain views, and refined resort-style living.
Browse Red Rock Country Club homes →~$1.8MMedian Price
22Days on Market
~30Active Listings
~$420Price / Sq Ft
Submarket 3
Tournament Hills
Guard-gated community surrounding the TPC Las Vegas golf course — well-appointed estates from $1M with golf-course views, mature landscaping, and quiet residential streets that compete with Red Rock CC at a relative entry point.
Browse Tournament Hills homes →~$1.4MMedian Price
20Days on Market
~20Active Listings
~$370Price / Sq Ft
Submarket 4
Downtown Summerlin & Red Rock Canyon Amenity Corridor
The lifestyle engine behind Summerlin South Area — Bear's Best and Red Rock Country Club golf on-site, Downtown Summerlin's 125+ shops and restaurants five minutes away, Red Rock Canyon ten minutes west, and The Paseos and Discovery neighborhoods rounding out the area's most diverse amenity footprint in the Summerlin master plan.
Browse Downtown Summerlin & Red Rock Canyon Amenity Corridor homes →125+Downtown Summerlin Shops
9/10Bonner ES Rating
10 minTo Red Rock Canyon
2On-Site Golf Courses
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin South Area
neighborhood fits your lifestyle?
BY ZIP CODE
What Does the Summerlin South Area Market Look Like Across ZIPs 89135 and 89138?
Summerlin South Area spans two ZIPs — 89135 covering The Ridges, Red Rock Country Club, and The Paseos, and 89138 covering Discovery and Vistas neighborhoods further west. The table below presents both ZIPs as area corridors, with a note that guard-gated enclave pricing sits above each ZIP-wide median per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Summerlin South Area — The Ridges, Red Rock CC, The Paseos, Tournament Hills | $1,050,000 | ~$386 | 17 | 212 | n/a* |
| 89138 | Summerlin South Area — Discovery, The Vistas, newer western neighborhoods | $720,000 | ~$320 | 19 | 110 | n/a* |
Source: NREG’s MLS analysis MLS plus Nevada Real Estate Group corridor analysis. ZIP medians blend guard-gated premium ($1M–$3M+) with open-village inventory ($500K–$800K) across the area. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes In and Around Summerlin South Area?
Summerlin South Area is largely resale — The Ridges, Red Rock Country Club, and Tournament Hills completed in the 2000s, with occasional new phases in Discovery-area streets. Active Summerlin villages elsewhere in the master plan offer new guard-gated and non-gated luxury from Howard Hughes Corporation and national builders. Confirm availability and incentives before writing an offer.
Luxury Move-Up
Toll Brothers
Luxury production closest to Summerlin South's tier
Family & Mid-Market
Lennar
Volume builder with Summerlin West presence
Mid-Market
Century Communities
Value-tier new construction near Summerlin
Move-Up & Luxury
Tri Pointe Homes
Design-forward move-up builder in The Canyons area
Family
Richmond American
Accessible new builds within 20 minutes
Outdoor Recreation
What Outdoor Amenities Does Summerlin South Area Offer?
Golf, trail access, a national conservation area, and 20-acre community parks — Summerlin South Area has the richest outdoor amenity density of any Summerlin section. The City of Las Vegas maintains parks across the area, the Summerlin Trail System connects all six neighborhoods westward toward Red Rock Canyon, and Bear's Best and Red Rock Country Club golf are on-site.
IN-AREA
Fox Hill Park
~20 acresPlayground · Courts · Trails · PicnicFree
The signature park of Summerlin South Area on Trails Drive — approximately 20 acres with basketball courts, playground structures, walking trails, open fields, and picnic areas serving Paseos and Discovery residents.
IN-AREA
The Paseos Linear Park
Linear networkWalking · Running · Cycling · Dog-friendlyFree
Dedicated linear park threading through The Paseos neighborhood — paved multi-use paths connecting residents to the broader Summerlin Trail System and westward toward Red Rock Canyon.
10 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 ten minutes west via Charleston Blvd.
IN-AREA
Bear's Best Las Vegas
18 holes (Jack Nicklaus)Championship golfPublic
Jack Nicklaus's recreation of his favorite holes from Nicklaus-designed courses worldwide — an in-area public championship venue that makes Summerlin South Area unique among Summerlin sections for golf access.
IN-AREA
Red Rock Country Club
18 holes (Arnold Palmer)Private member golfMember only
Arnold Palmer-designed private course within the Red Rock Country Club guard-gated community — in-area private golf for residents of the guard-gated enclave.
5 MIN
Downtown Summerlin Events Lawn
Open-air campusEvents · Dining · Shopping · FitnessFree
125+ shops, restaurants, and a seasonal events lawn that hosts concerts, outdoor fitness classes, and farmers markets — Summerlin South Area's social living room five minutes from any neighborhood.
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.
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.
Summerlin South Lifestyle
What Does a Weekend in Summerlin South Look Like?
Three everyday moods within minutes of the gate: a trail run into Red Rock Canyon, a round at TPC Summerlin, and dinner at Downtown Summerlin — with the City of Las Vegas's parks system and Summerlin's trail network threading the whole western rim together.
12,000+Homes in the Area
1998Year Established
125+Downtown Summerlin Shops
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Summerlin South Area Homes This Weekend?
Open houses vary by neighborhood — The Ridges and Red Rock Country Club require advance gate coordination, while The Paseos, Vistas, and Discovery allow walk-up access. With 322 active listings and a 17-day median market pace, desirable homes move fast. Set up instant alerts, browse ZIPs 89135 and 89138, or call (702) 637-1759 to schedule your weekend tour.
Planning a move
What Should I Verify Before Moving to Summerlin South?
Budget around the specific home, not a community average. Before you compare the cost of a move to Summerlin South, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Summerlin South Area Economy?
Summerlin South Area residents work across the Strip and convention economy, regional healthcare and legal sectors, and technology firms whose executives prize guard-gated privacy and upscale schools. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, with Summerlin South Area household incomes averaging $125,000-plus — well above the Clark County median.
$125K+Estimated avg household income, Summerlin South AreaCommunity records / demographic estimates
78%Homeownership rate in Summerlin South AreaCommunity records
125+Shops and restaurants at Downtown SummerlinCommunity records
20 minTo Strip employment centers via Summerlin PkwyVia Summerlin Parkway
Top Summerlin South Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 20 minutes from Summerlin South Area via Summerlin Parkway
- Downtown Summerlin retail and hospitality125+ shops, restaurants, and services five minutes from any Summerlin South Area neighborhood
- Summerlin Hospital Medical CenterMajor healthcare employer within the broader Summerlin corridor, approximately 10 minutes from the area
- Bear's Best and Red Rock Country ClubGolf course operations, events, and private club employment within Summerlin South Area
- 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 drawn to the area's luxury address
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Summerlin South Area Compare to Summerlin North Area, The Ridges & Non-Gated Summerlin?
If you are weighing Summerlin South Area against other Summerlin addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Summerlin South Area wins on golf access and neighborhood variety, Summerlin North Area on middle-school zone rating, The Ridges on ultra-luxury prestige — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Summerlin South Area | Summerlin North Area | The Ridges | Summerlin (non-gated) |
|---|---|---|---|---|
| Entry Price | $500K | $400K | $2M+ | $400K |
| Guard-Gated | Some enclaves (Ridges/RRCC/TH) | Some enclaves | Yes — 24/7 staffed | No |
| HOA Monthly | $100–$1,200 | $75–$350 | $500–$1,200 | $50–$250 |
| ZIP Median List | $1.05M (89135) | $728K (89134) | $3M+ est. | $728K area |
| Days on Market | 17 | 18 | 28+ | 21 |
| Homes in Area | 12,000+ (6 neighborhoods) | 12,000+ (6 villages) | Multiple phases | N/A (open) |
| Golf | Bear's Best + RRCC (in-area) | TPC Las Vegas (in-area) | Bear's Best (in-community) | TPC Las Vegas nearby |
| Best For | Golf · Six-neighborhood ladder | Value · 10/10 MS zone | Trophy estates · Golf prestige | Value · New builds · Variety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Demographic figures on this page are for the Summerlin South census-designated place (ACS 2020–2024). Last updated September 2026.
Cost of Ownership
What Will Summerlin South Area Cost You Each Month?
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.
Illustrative Payment Estimator
Estimate Your Summerlin South Area Payment
$3,261
Illustrative Monthly Payment
- Principal & Interest$2,661
- Property Tax$250
- Insurance$150
- HOA$200
- PMI$0
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
How should you compare buying with 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.
Purchase worksheet
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.
Rental worksheet
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.
Use scenarios rather than a promised break-even date
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
Which HOA charges apply to this address?
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.
Recurring charges
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.
Closing and special charges
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.
Rules and access
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
How Easy Is Getting Around From Summerlin South?
Summerlin Parkway is the primary artery, connecting Summerlin South 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 Summerlin South residents heading to Summerlin-area employers typically run under 15 minutes.
Drive Times from Summerlin South
- 5 minDowntown SummerlinW Sahara Ave
- 8 minTPC SummerlinVia Desert Inn Rd
- 10 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 are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a Summerlin South Area home?
Most Summerlin South Area purchases close in 30 to 45 days — Nevada closes through escrow companies, not attorneys. Cash buyers can close in 10 to 14 days. Open-village buyers in The Paseos and Vistas typically move fastest; jumbo buyers in guard-gated enclaves should plan extra time for appraisal. Request the HOA resale package the day you go under contract.
Quick Answer
What down payment do you need to buy in Summerlin South Area?
It depends on the neighborhood. Open-village homes in The Paseos, Vistas, and Discovery from $500K may qualify for conventional financing with as little as 3–5% down for first-time buyers, though 10–20% is typical. Guard-gated enclaves from $1M-plus typically require jumbo financing above the $832,750 conforming limit — plan 20–25% down, six to twelve months of reserves, and full income documentation. VA loans allow 0% down for eligible veterans regardless of purchase price when using full entitlement.
Summerlin South FAQ — 18 Answers
What Do Summerlin South Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Summerlin South Area?
Homes in Summerlin South Area range from approximately $500,000 for newer builds in The Paseos, The Vistas, and Discovery to over $3 million for ultra-luxury estates in The Ridges and Tournament Hills. The surrounding ZIP 89135 carried a $850,000 median list price in October 2026 per NREG’s analysis of Las Vegas REALTORS MLS data — reflecting the wide price ladder across 12,000-plus homes spanning six distinct neighborhoods. Sizes run 2,000 to 6,000-plus square feet across contemporary desert, Mediterranean, and custom architectural styles.
Is Summerlin South Area guard-gated?
Not uniformly — Summerlin South Area contains guard-gated enclaves like The Ridges, Red Rock Country Club, and Tournament Hills alongside non-gated master-planned neighborhoods like The Paseos, The Vistas, and Discovery. The guard-gated portions offer 24-hour staffed entry and security patrols with HOA dues as high as $1,200 per month; non-gated neighborhoods run from $100 per month. Buyers can choose their security level and price point across 12,000-plus homes without leaving the Summerlin master plan. Nevada Real Estate Group can show options across every neighborhood in one outing.
What neighborhoods make up Summerlin South Area?
Summerlin South Area spans six primary neighborhoods: The Ridges (guard-gated, ultra-luxury from $2M), Red Rock Country Club (guard-gated, golf course from $1.2M), The Paseos (master-planned, upscale from $600K), The Vistas (master-planned, family from $500K), Discovery (master-planned, newer from $550K), and Tournament Hills (guard-gated, golf from $1M). Howard Hughes Corporation began developing the southern section in 1998, creating the most diverse luxury portfolio within the Summerlin master plan.
What ZIP codes are in Summerlin South Area?
Summerlin South Area spans ZIP codes 89135 and 89138 in Las Vegas, covering the master plan's newer southern neighborhoods including The Ridges, Red Rock Country Club, and The Paseos. Home prices run $500K to $3M-plus across both ZIPs. The southern position delivers direct access to Red Rock Canyon in about 10 minutes, Bear's Best and Red Rock Country Club golf, and Downtown Summerlin five minutes away.
What schools serve Summerlin South Area?
Summerlin South Area is zoned for Clark County School District campuses: John W. Bonner Elementary (9/10 GreatSchools), Sig Rogich Middle School (7/10 for the southern zone — confirm your specific address with CCSD), and Palo Verde High School (8/10). Private standouts include The Meadows School (A+), Bishop Gorman High School (A+), and Alexander Dawson (A+). Doral Academy Red Rock and Pinecrest Academy are strong charter options. Confirm current CCSD zoning before closing — assignments can shift between school years.
What are HOA fees in Summerlin South Area?
HOA fees in Summerlin South Area run $100 to $1,200 per month depending on the neighborhood. Non-gated communities like The Paseos, Vistas, and Discovery carry the Summerlin master association fee plus neighborhood dues at the lower end. Guard-gated enclaves like The Ridges and Red Rock Country Club add sub-association fees for staffed gate operations, patrols, and private club infrastructure — pushing combined dues toward $1,200 monthly at the ultra-luxury tier. Request the resale package during escrow to confirm current dues and reserve fund status.
How does Summerlin South Area compare to Summerlin North Area?
Summerlin South Area is the newer, more diverse section: developed from 1998, featuring luxury enclaves from $500K to $3M-plus, golf at Bear's Best and Red Rock Country Club, and more contemporary floor plans. Summerlin North Area is older (est. 1990), more established, with lower entry pricing from $400K and a 10/10-rated middle school zone. Both share the Summerlin trail system, Downtown Summerlin, and Howard Hughes master-plan governance. Choose South for luxury golf and newer product, North for value and mature character.
How large are homes in Summerlin South Area?
Homes across Summerlin South Area run from roughly 2,000 to 6,000-plus square feet depending on neighborhood. The Paseos and Discovery offer two-to-four bedroom plans from the 2000s; The Ridges and Tournament Hills include 4,500-to-8,000-square-foot custom estates on elevated lots with Red Rock Canyon and Spring Mountains views. Neighborhood, lot elevation, and view orientation each drive resale value — weigh all three when comparing listings across the six neighborhoods.
What golf courses are in Summerlin South Area?
Summerlin South Area is home to some of Las Vegas's most prestigious golf: Bear's Best Las Vegas (Jack Nicklaus design, public), Red Rock Country Club (Arnold Palmer design, private — guard-gated community), and TPC Las Vegas (PGA Tour venue, Shriners Children's Open, in the nearby Summerlin North Area). For golfers, the southern section delivers two distinct course experiences — one with guard-gated community access, one world-class public venue — without leaving Summerlin.
Can buyers tour Summerlin South Area neighborhoods without an agent?
Open-street neighborhoods like The Paseos, The Vistas, and Discovery are accessible for drive-bys without advance coordination. Guard-gated enclaves — The Ridges, Red Rock Country Club, and Tournament Hills — require advance gate coordination through a licensed agent. Nevada Real Estate Group handles all access arrangements for Summerlin South Area showings, gated and non-gated, so you can compare every neighborhood in one outing. Call (702) 637-1759 to schedule.
Is new construction available in Summerlin South Area?
Summerlin South Area began developing in 1998 and its established neighborhoods are largely resale, but some active phases and occasional new-build opportunities remain in newer Discovery-area streets. Buyers wanting the latest floor plans should also explore Summerlin West. Availability shifts by season and builder phase — contact Nevada Real Estate Group at (702) 637-1759 to weigh South Area resales against current new releases and any available custom lots.
What is the resale value trend for Summerlin South Area homes?
Guard-gated enclaves like The Ridges and Red Rock Country Club have historically outperformed the broader Las Vegas market on value retention and appreciation. Non-gated Paseos and Vistas neighborhoods deliver steady established-community gains. The area's wide price ladder from $500K to $3M-plus means buyers at every luxury tier compete for homes with Red Rock Canyon views and mature landscaping. Ask Nevada Real Estate Group for recent neighborhood-by-neighborhood closed comps before writing an offer.
What property taxes are like in Summerlin South Area?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $700,000 purchase, plan around $4,200 to $4,900 annually; on $1.5M, about $9,000 to $10,500. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
What should I know before buying in Summerlin South Area?
Four factors move real money in Summerlin South Area. First, neighborhood selection: guard-gated Ridges and Red Rock CC command premiums with $500-plus HOA; non-gated Paseos and Vistas offer comparable Summerlin lifestyle at lower combined carrying costs. Second, home age: 1998-era construction means roofing, HVAC, and pool equipment in some neighborhoods are at first major service cycles. Third, HOA layers: dues run $100–$1,200 monthly. Fourth, school zones: Sig Rogich rates 7/10 in this zone — different from the north section's 10/10 rating.
What makes The Ridges the top luxury tier in Summerlin South Area?
The Ridges is Summerlin South's ultra-luxury crown: a guard-gated enclave with custom and semi-custom estates from approximately $2 million, Bear's Best Las Vegas golf on site, and elevated lots commanding sweeping Spring Mountains and Red Rock Canyon views. HOA dues run $400–$800 per month covering gate staffing and landscape maintenance. Homes range 3,500–8,000-plus square feet, and resale inventory stays limited — typically fewer than 20 active listings at any time per NREG’s analysis of Las Vegas REALTORS MLS data.
What down payment do you need to buy in Summerlin South Area?
Summerlin South Area entry homes in The Paseos and Vistas from $500K–$700K allow conventional financing with 10-20% down. At $600K, 10% down is $60,000. Guard-gated Ridges and Red Rock CC homes above $1M 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. On $2M-plus Ridges estates, plan for cash or jumbo underwriting with six-to-twelve months of reserves documented at application.
What does an HOA cost in Summerlin South Area?
Summerlin South Area HOA fees run $100 to $1,200 per month depending on neighborhood. Non-gated communities like The Paseos, Vistas, and Discovery carry the Summerlin master fee plus a neighborhood sub-association; guard-gated enclaves like The Ridges and Red Rock Country Club add full gate-staffing and private-club infrastructure costs at the higher end. 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 a Summerlin South Area home?
Most Summerlin South 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. Financed buyers at the jumbo tier should budget extra time for appraisal scheduling; luxury guard-gated homes in The Ridges and Red Rock CC price tiers can require extended appraisal turnaround. HOA resale-package delivery adds a few days to the escrow timeline, so start the request the day you go under contract.
Updated October 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
What Else Do People Ask About Summerlin South?
Eight queries Summerlin South buyers ask most — 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 you can check.
Is Summerlin South Area part of Las Vegas or Summerlin?
Both — Summerlin South Area encompasses six neighborhoods within the southern half of the Summerlin master plan, in unincorporated Clark County (the Census tabulates this part of Summerlin as the Summerlin South CDP). Mailing addresses say Las Vegas, NV 89135 or 89138. "Summerlin" is the master plan name; "Summerlin South Area" describes the newer southern section established from 1998 onward.
What ZIP codes does Summerlin South Area use?
Summerlin South Area spans ZIP codes 89135 and 89138. ZIP 89135 covers The Ridges, Red Rock Country Club, Tournament Hills, and The Paseos; ZIP 89138 covers Discovery and The Vistas. Drive times run 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, and 20 minutes to the Strip via Summerlin Parkway from any neighborhood.
Is Summerlin South Area the same as The Ridges?
No — The Ridges is one guard-gated ultra-luxury community within Summerlin South Area, priced from $2 million to $20 million-plus and featuring Jack Nicklaus's Bear's Best golf course. Summerlin South Area is the broader six-neighborhood section that also includes Red Rock Country Club, Tournament Hills, The Paseos, Vistas, and Discovery at a wide range of price points starting from $500K.
How old are homes in Summerlin South Area?
Summerlin South Area was established in 1998, making most homes 26-28 years old as of 2026, though Discovery's newer phases include more recent construction. That 1998-era vintage means roofs, HVAC, and pool equipment in older neighborhoods may be approaching first major service cycles — budget a thorough inspection. Some newer Discovery phases are in better systems condition.
Does Summerlin South Area have a pool?
Most estates in the guard-gated enclaves and many open-village homes feature resort-style private pools with spas — a standard luxury amenity at these price points. Fox Hill Park serves the area's families with outdoor recreation. Red Rock Country Club members have access to club pool facilities. Community pools vary by neighborhood sub-association — verify amenities in the resale package.
Is Summerlin South Area walkable?
Walkability varies by neighborhood — open-village communities like The Paseos and Discovery connect to the Summerlin Trail System and The Paseos Linear Park, making walking and trail running practical on-site. Downtown Summerlin five minutes away extends walkability for dining and retail. Guard-gated enclave streets are quiet and interior but require driving for daily errands, as with all Las Vegas suburbs.
How far is Summerlin South Area from Red Rock Canyon?
Approximately 10 minutes west via West Charleston Boulevard — the closest Summerlin section to Red Rock Canyon National Conservation Area. The 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing are all accessible for morning exercise from any of the six neighborhoods, making it a key lifestyle differentiator for the area.
Is Summerlin South Area a good investment?
The fundamentals are favorable: 12,000-plus homes spanning six diverse neighborhoods, Bear's Best and Red Rock Country Club golf on-site, a 9/10-rated elementary school zone, and continued Howard Hughes Corporation investment in the Summerlin master plan. Returns depend on neighborhood selection, guard-gate tier, and purchase price — ask Nevada Real Estate Group for recent closed comps across all six neighborhoods before writing an offer.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
9,600+ closed transactions and $4.85B+ in volume since 2011 — including The Ridges, Red Rock Country Club, Tournament Hills, The Paseos, Discovery, and The Vistas across Summerlin South Area. Direct builder relationships, the largest agent team in Nevada, and 9,097+ verified five-star reviews back the #1 ranking statewide.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Las Vegas, Henderson, Summerlin, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,097+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in Nevada real estate
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Summerlin South Area Real Estate Expert?
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
Which Communities Are Within 20 Minutes of Summerlin South Area?
Compare Summerlin South Area with neighboring Summerlin sections and nearby Las Vegas communities. Each card pairs the drive time with price positioning, so you can judge whether trading Summerlin South Area's golf and neighborhood variety for the north section's 10/10 MS zone or The Ridges' ultra-luxury prestige actually buys you more lifestyle for the money.
10 MIN N
Summerlin North Area
$728K (ZIP area)
10 min from Summerlin South Area
View Summerlin North Area →5-15 MIN
Summerlin (all villages)
$728K
5-15 min from Summerlin South Area
View Summerlin (all villages) →More Las Vegas communities
- The Preserve at Summerlin
- Vistara
- Parkside Townhomes
- Terra Luna
- Skystone
- The Mesa
- Fairfield
- Mesa Ridge
- Red Rock Country Club
- Cresta Vista
- Ridgebrook
- Bristle Vale
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Summerlin South Area Neighborhoods and Landmarks Can You Explore A–Z?
Summerlin South Area contains six primary neighborhoods — guard-gated and open-village — plus golf courses, parks, and lifestyle anchors. 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 Summerlin South Area address on request.
B
- Bear's Best Las Vegas (Jack Nicklaus golf)
D
- Discovery (master-planned, newer, from $550K)
F
- Fox Hill Park (20 acres, Trails Dr)
T
- The Paseos (master-planned, upscale, from $600K)
- The Paseos Linear Park (in-area linear trail)
- The Ridges (guard-gated, ultra-luxury, from $2M)
- The Vistas (master-planned, family, from $500K)
- Tournament Hills (guard-gated, golf, from $1M)
KEEP LEARNING
What Else Should You Read About Summerlin South Area and Summerlin?
These guides extend the research most Summerlin South Area buyers do next — comparing the north and south sections, weighing luxury communities across the valley, and tracking Las Vegas-wide pricing — each written from the same MLS data and primary sources used across ZIPs 89135 and 89138.
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 Summerlin South Area's ZIP 89135 and 89138 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 →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Summerlin South Area Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level — ZIPs 89135 and 89138 span multiple neighborhoods — so area statistics are labeled as such, and per-neighborhood figures are modeled estimates. Follow any link to verify a figure.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, and closing counts for ZIPs 89135 and 89138 (Summerlin South Area). NREG market report
- U.S. Census Bureau — Summerlin South CDP population, income, age, and housing data (ACS 2020–2024 5-year estimates). data.census.gov
- 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 tax-abatement eligibility. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — 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 John W. Bonner Elementary 9/10, Sig Rogich Middle School 7/10 (south zone), Palo Verde High 8/10, and private/charter options. 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
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15
