Top Rated
9/10
9/10John W. Bonner ES
Zoned · Summerlin South Area
K-5620 Students18:1
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.
MEDIAN LIST PRICE (ZIP 89135)
$1.05M
LVR / GLVAR, June 2026
HOMES IN THE AREA
12,000+
Community records
ESTABLISHED
1998
Howard Hughes Corporation
DAYS ON MARKET
17
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About 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 $1,050,000 median list and 17-day pace per Las Vegas REALTORS; 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 June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Summerlin South Area Homes for Sale?
ZIPs 89135 and 89138 carried 322 active listings in June 2026 according to Las Vegas REALTORS 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.
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 $1,050,000 median list price per Las Vegas REALTORS June 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 Las Vegas REALTORS 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
Updated daily · 322 active listings · 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+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
10/10
10/10
8/10
10/10
How Are the Schools in Summerlin South Area, Summerlin?
Schools are a key reason families choose Summerlin South Area. John W. Bonner Elementary rates 9/10 on GreatSchools and Palo Verde High rates 8/10; Sig Rogich Middle rates 7/10 in the southern zone — confirm your address with CCSD before offering. The Meadows School (A+), Bishop Gorman (A+), and Doral Academy Red Rock anchor the private and charter tier.
9/10Doral Academy Red Rock
Charter · Summerlin area (10 min)
K-12950 Students18:1
10/10The Meadows School (Lower)
Private · Summerlin (12 min)
K-5400 Students12:1
10/10Alexander Dawson School
Private · Summerlin (15 min)
K-8500 Students14:1
8/10Pinecrest Academy Red Rock
Charter · Summerlin South (10 min)
K-12800 Students19:1
10/10Bishop Gorman (Lower)
Private · Summerlin adjacent (15 min)
K-5300 Students13:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Summerlin South Area Families?
According to GreatSchools.org, Summerlin South Area zones into solid campuses: John W. Bonner Elementary rates 9/10, Palo Verde High rates 8/10, and Sig Rogich Middle School rates 7/10 in this zone — verify your address with CCSD. The Meadows School (A+) and Bishop Gorman (A+) anchor the private tier. Cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | John W. Bonner ES | Public (zoned) | K-5 | 9/10 | Summerlin South Area | $500,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | 10/10 | Summerlin adjacent · 15 min | $500,000+ |
| 3 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 12 min | $500,000+ |
| 4 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin South Area | $500,000+ |
| 5 | Sig Rogich MS | Public (zoned) | 6-8 | 7/10 | Summerlin South zone — verify address | $500,000+ |
SAFETY & CRIME
Is Summerlin South Area Safe?
Direct Answer
Yes. Guard-gated security covers The Ridges, Red Rock Country Club, and Tournament Hills, while open-street neighborhoods share the low-crime western Summerlin corridor. Las Vegas tracks below national violent-crime averages per FBI Uniform Crime Reporting, and over 25 years of master-plan operations have built strong community character across all six neighborhoods.
- Guard gate staffing in The Ridges, Red Rock CC, and Tournament HillsCommunity security program
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- Over 25 years of established area operationsCommunity records
- Homeownership rate across Summerlin South AreaCommunity records
What Buyers Should Know
Guard-gated enclaves in The Ridges, Red Rock Country Club, and Tournament Hills provide controlled access that eliminates opportunistic vehicle and foot traffic. Open-street neighborhoods like The Paseos, Vistas, and Discovery sit within the same western Summerlin low-crime corridor — the absence of a gate does not meaningfully change the safety profile in a master-planned community with high homeownership and long resident tenure.
The 78% homeownership rate across Summerlin South Area per community records reflects the engaged, invested character typical of established Summerlin master-plan communities. Neighbors know each other, tenure is high, and the western-rim location away from major commercial arterials reduces the exposure to mixed-use corridor incidents common elsewhere in the valley.
For buyers wanting additional security intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data covering the Summerlin South Area, and the Clark County Sheriff supplements city reporting. The picture across the southern section is consistently well below valley-wide averages, with guard-gated enclaves providing additional structural security for buyers who prioritize it.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
Living In
What's It Like Living in 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$1,050,000
Median List Price (ZIP 89135)
$796,000
Median Sold (past 100 days)
322
Active Listings (ZIP 89135)
17
Days on Market
- 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
LIVABILITY REPORT CARD
How Does Summerlin South Area Score for Livability?
Summerlin South Area earns top marks for outdoor access, golf amenities, and area diversity, with honest trade-offs on school-zone ratings relative to the northern section and HOA costs at the guard-gated tier. Below is our category-by-category report card — the same six factors our agents walk through with every relocating luxury buyer before a first Summerlin South Area tour.
Grade A: Safety
Guard-gated enclaves in The Ridges, Red Rock Country Club, and Tournament Hills provide 24-hour controlled access; open-street neighborhoods share the low-crime western Summerlin corridor tracked by FBI UCR.
Grade B+: Schools
John W. Bonner Elementary rates 9/10 on GreatSchools; Sig Rogich Middle rates 7/10 in this southern zone (not 10/10 — verify your specific address with CCSD). Palo Verde High 8/10. Bishop Gorman and Meadows School anchor the private tier.
Grade B: Cost of Living
Entry from $500K in The Paseos and Vistas; guard-gated Ridges and Red Rock CC carry $500–$1,200/mo HOA dues. Nevada's zero income tax substantially offsets carrying costs across every price tier.
Grade A+: Amenities
Downtown Summerlin's 125+ shops five minutes away, Bear's Best and Red Rock Country Club golf on-site, Red Rock Canyon ten minutes — arguably the richest lifestyle footprint in the Summerlin master plan.
Grade A+: Outdoor Access
Direct trail access to Fox Hill Park and The Paseos Linear Park, Red Rock Canyon NCA ten minutes west, Bear's Best golf in-area. The south section leads all Summerlin on outdoor amenity density.
Grade B+: Commute
Summerlin Parkway puts the Strip about 20 minutes away and Harry Reid Airport about 30 via I-215 South — longer than east-side addresses but acceptable for households prioritizing the Summerlin lifestyle.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Summerlin South Area a good place to live in Summerlin?
Yes — by every luxury measure, Summerlin South Area is one of Summerlin's most diverse and compelling addresses. It pairs golf at Bear's Best and Red Rock Country Club, Red Rock Canyon ten minutes away, guard-gated enclaves from $500K, and a 9/10-rated elementary school zone with five-minute access to Downtown Summerlin. Honest trade-offs: $100–$1,200 monthly HOA depending on neighborhood, a 30-minute airport commute, and Sig Rogich MS rating of 7/10 in this southern zone. Nevada's zero state income tax sweetens every luxury relocation to Summerlin South Area.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Summerlin South Area?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Summerlin South Area — the parent city holds 656,274 residents with a median household income of $66,820. Community records place Summerlin South Area at 40,000-plus residents across 14,000-plus households, with an average household income estimated around $125,000 and a 78% homeownership rate.
The Census does not break Summerlin South Area out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the area, our closing data shows a blend of California and Pacific-Northwest relocators trading state income tax for golf-course and guard-gated luxury, established Las Vegas professionals moving up from non-gated communities, empty nesters choosing resort-style living near Red Rock Canyon, and executive-level buyers drawn to The Ridges and Red Rock Country Club prestige.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~37
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Summerlin South is not separately tabulated) · 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. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and the Summerlin master plan continues adding residents, keeping demand pressure on the southern section's golf-course and guard-gated inventory.
656,274Las Vegas city residents (Census)
12,000+Homes in Summerlin South Area
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
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 QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Summerlin South Area separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Summerlin South Area Score for Livability?
Summerlin South Area earns A+ grades for outdoor access and golf amenities with a 9/10-rated elementary zone and price options from $500K to $3M-plus. Honest trade-offs: HOA dues of $100–$1,200 monthly, a 30-minute airport commute, and Sig Rogich MS rated 7/10 in this zone. The six rings below are benchmarked against Census, FBI, and GreatSchools data.
- 91A
Overall Livability
- 93A
Schools (zoned)
- 96A+
Safety
- 72B
Cost of Living
- 88A-
Amenities
- 94A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is Summerlin South Area Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89135 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89135 spans multiple Summerlin South Area neighborhoods beyond any single enclave, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$560K–$595K monthly band; $796,000 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
15–26 day monthly range; 17 median over the last 100 days — one of the fastest luxury corridors in the valley
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Volume spans all six Summerlin South Area neighborhoods — The Ridges and Red Rock CC transactions move the upper ZIP-level median significantly
vs May 2025
Source: Las Vegas REALTORS
17
MEDIAN DAYS ON MARKET
$1.05M
ZIP-AREA MEDIAN LIST
322
ACTIVE LISTINGS (ZIP 89135)
< 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 Las Vegas REALTORS 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.
78Competitive
- 17 daysMedian days on market (sold, 100d)
- 12,000+Total homes in area (6 neighborhoods)
- 322Active listings (ZIP 89135, June 2026)
- $386/sqftMedian sold price per sq ft
Is Summerlin South Area Right for You?
Who Should Buy a Home in Summerlin South Area?
Summerlin South Area is a diverse luxury landscape — six neighborhoods spanning $500K Discovery and Vistas family homes to $3M+ ultra-luxury estates in The Ridges and Tournament Hills, with guard-gated enclaves and open master-planned communities across 4,000 acres. Six buyer profiles below match lifestyles to neighborhoods, followed by the honest pros and trade-offs our team covers before every commitment.
Which Summerlin South Neighborhoods Fit Your Buyer Type?
Luxury Families
- Bonner ES 9/10 and Rogich MS 7/10 — verify CCSD zone for your address
- The Paseos and Vistas for family floor plans from $500K
- Fox Hill Park and The Paseos Linear Park for active kids
- Bishop Gorman and The Meadows School nearby for private options
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 60
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
Empty Nesters
- Resort-style backyard without the resort crowds
- Bear's Best and Red Rock Country Club golf on-site
- Downtown Summerlin dining and entertainment five minutes away
- Compare The Ridges and RRCC for private-club retirement
Investors
- $4,500–$12,000/mo luxury rental demand across all six neighborhoods
- 322 active listings keeps the resale market diverse and liquid
- 9/10 Bonner ES and golf-course prestige anchor tenant quality
- Short-term rentals tightly regulated — plan for long-term holds
High-Income Professionals
- 20-minute Strip commute via Summerlin Parkway
- Guard-gated privacy after high-visibility careers 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.
- School-driven luxury families — Bonner ES at 9/10 and private options including Bishop Gorman, The Meadows School, and Doral Academy Red Rock.
- Move-up buyers — a six-neighborhood ladder from $500K open-village to $3M+ guard-gated — all within one master plan, one Summerlin address.
- Empty nesters and retirees — on-site golf at Bear's Best and Red Rock Country Club, Red Rock Canyon ten minutes away, and Downtown Summerlin dining without a maintenance estate.
- 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
- John W. Bonner Elementary at 9/10 and Bishop Gorman / The Meadows School nearby for private options
- 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 361.471
- Fox Hill Park and The Paseos Linear Park serve the area's families and trail users daily
- Downtown Summerlin five minutes away — 125+ shops, restaurants, and year-round events
Honest Considerations
- Sig Rogich MS rates 7/10 in this zone — lower than the north section's 10/10; verify exact address zoning before offering
- 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 $726,200 — 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 Las Vegas REALTORS. 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: Las Vegas REALTORS 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
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ 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 Las Vegas REALTORS.
| 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: Las Vegas REALTORS 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.
BY THE NUMBERS
Which Statistics Define Summerlin South Area Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or GreatSchools — capture Summerlin South Area faster than any brochure: a $1,050,000 ZIP 89135 median, 17 median days on market, 12,000-plus homes across six neighborhoods, and John W. Bonner Elementary at 9/10 in a section established in 1998.
$1,050,000
Median list price across ZIP 89135 (Summerlin South Area), June 2026.
Las Vegas REALTORS
$796,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
17
Median days from list to accepted offer — one of the valley's fastest luxury corridors.
LVR / GLVAR, June 2026
12,000+
Homes across Summerlin South Area's six neighborhoods — a multi-village master-planned section.
Community records
4,000
Master-planned acres established in 1998 by Howard Hughes Corporation spanning six neighborhoods.
Community records
9/10
GreatSchools rating at John W. Bonner Elementary — zoned for Summerlin South Area addresses.
GreatSchools.org
$500K
Entry price for Summerlin South Area in The Vistas and Discovery neighborhoods — open-village value.
Community records / LVR
$66,820
Median household income in Las Vegas city, the parent municipality — Summerlin South Area residents average far above.
U.S. Census QuickFacts
WHY SUMMERLIN SOUTH AREA
Why Does Summerlin South Area Stand Apart From Its Peers?
Two on-site golf courses, a 9/10-rated elementary school zone, six neighborhoods from $500K to $3M-plus, and no state income tax — Summerlin South Area matches that combination nowhere else in Las Vegas. Each advantage below is tied to a verifiable source: the Nevada Revised Statutes, FBI crime data, GreatSchools, and Las Vegas REALTORS.
- Community records / Howard Hughes Corporation
Two golf courses on-site
Bear's Best Las Vegas (Jack Nicklaus) and Red Rock Country Club (Arnold Palmer) — two distinct championship-quality golf experiences within the area boundaries, established since 1998.
- Community records / LVR
Six neighborhoods, one price ladder
From $500K in The Paseos and Vistas to $3M-plus in The Ridges — buyers at every luxury tier find a Summerlin South Area address without compromising on outdoor access, golf proximity, or Red Rock Canyon views.
- Community records
Red Rock Canyon ten minutes away
Elevated west-facing lots in The Ridges and Tournament Hills deliver sweeping Spring Mountains and Red Rock Canyon views — a finite natural amenity no inland development can replicate.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax make long-run luxury ownership predictably cheaper than any California golf-course community equivalent.
- Las Vegas REALTORS / GLVAR, June 2026
Guard-gated options at multiple price tiers
The Ridges from $2M, Red Rock Country Club from $1.2M, and Tournament Hills from $1M — three distinct guard-gated addresses at descending price tiers, all within the same Summerlin South Area footprint.
WHY BUY IN SUMMERLIN SOUTH AREA
What Are the Top 10 Reasons to Buy a Home in Summerlin South Area?
Summerlin South Area's case rests on golf, outdoor access, and price diversity: two on-site golf courses, Red Rock Canyon ten minutes away, six neighborhoods from $500K to $3M-plus, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, and zero state income tax. Ten sourced reasons follow.
Two on-site golf courses
Bear's Best Las Vegas (Jack Nicklaus design) and Red Rock Country Club (Arnold Palmer design) — in-area golf at two championship venues from 1998.
Community records
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for most relocating California luxury buyers.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs across a wide Summerlin South Area price band.
NRS 361.471
9/10-rated elementary school zone
John W. Bonner Elementary rates 9/10 on GreatSchools — strong public elementary zoning; verify middle school zone with CCSD for Sig Rogich (7/10 in this area).
GreatSchools.org
Red Rock Canyon views on elevated lots
West-facing elevated lots in The Ridges and Tournament Hills deliver the valley's most dramatic Red Rock Canyon and Spring Mountains backdrop.
Community records
Five minutes to Downtown Summerlin
125+ shops and restaurants, Red Rock Casino, and the 106-acre sports complex five minutes from any Summerlin South Area neighborhood.
Community records
Mature desert landscaping since 1998
25-plus years of established desert landscaping — a community character that no new development can fast-track.
Howard Hughes Corporation / Community records
Three guard-gated tiers
The Ridges ($2M+), Red Rock CC ($1.2M+), and Tournament Hills ($1M+) — choose your guard-gate level and price tier without leaving the master plan.
Community records
Red Rock Canyon ten minutes west
The Scenic Loop, 26 miles of hiking trails, and world-class rock climbing — 10 minutes from the closest southern neighborhood, closer than most Summerlin North addresses.
National Park Service
Price diversity within one address
From $500K Paseos family homes to $3M+ Ridges trophy estates — six neighborhoods let buyers enter Summerlin South Area at any luxury tier.
U.S. Census / Howard Hughes Corporation
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.
Quick Answer
What does an HOA cost in Summerlin South Area?
Summerlin South Area HOA fees range from $100 to $1,200 per month depending on the neighborhood. Open-village communities like The Paseos, Vistas, and Discovery carry the Summerlin master association fee plus a neighborhood sub-association fee at the lower end. Guard-gated enclaves — The Ridges, Red Rock Country Club, Tournament Hills — add staffed-gate operations, patrols, and private club infrastructure. Pull the full resale package — current dues, reserve fund, and pending assessments — during escrow before your inspection contingency expires.
Moving to Summerlin South Area
Should I Move to Summerlin South Area in Summerlin?
High-income households from Los Angeles and Silicon Valley find Summerlin South Area luxury — golf homes, guard-gated enclaves, Red Rock Canyon views — attainable at a fraction of coastal pricing. California tops out at 13.3% state income tax per the Franchise Tax Board; Nevada charges zero — that gap, plus golf and 12,000-plus homes to choose from, drives most relocations here.
Why California Luxury Buyers Are Choosing Summerlin South Area
The tax math is decisive at the luxury tier: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves over $40,000 per year in state income taxes alone. Summerlin South Area adds the lifestyle argument California's coastal enclaves cannot match at these prices: golf at Bear's Best and Red Rock Country Club, guard-gated enclaves from $500K to $3M-plus, Red Rock Canyon ten minutes away, and the Summerlin Parkway connection that puts the Strip twenty minutes from any southern neighborhood.
At a $1.5 million budget, Los Angeles buyers look at a conventional home in a competitive suburb without golf or views. That same budget in Summerlin South Area secures a Red Rock Country Club golf-course home or a Ridges estate with resort-style pool, four to five bedrooms, and sweeping Spring Mountains views — with Downtown Summerlin's 125+ shops and restaurants five minutes away, Bear's Best around the corner, and Nevada's zero income tax stretching every dollar further.
According to Las Vegas REALTORS, the median list price across ZIP 89135 is $1,050,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Las Vegas well below national violent-crime averages, and GreatSchools rates John W. Bonner Elementary — the zoned elementary campus — at 9/10. Confirm middle school zoning (Sig Rogich MS, 7/10 in this zone) for your specific address with CCSD before offering.
Summerlin South Area runs on Summerlin's economic engine: Downtown Summerlin's 125+ shops and restaurants anchor retail employment, Bear's Best and Red Rock Country Club golf draw hospitality spending, and the broader Las Vegas metro's healthcare, tech, and financial-services sectors feed high-income residents who prize western-rim living and outdoor access.
Cost of Living Snapshot — Summerlin South Area, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across every category that matters at the luxury tier. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one luxury buyers care about most: a golf-course home or guard-gated estate with Red Rock Canyon views that costs $1–3 million here easily exceeds $5–10 million in comparable coastal communities.
| Metric | Summerlin South Area, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Golf-Course Home Entry Point | $500K (The Paseos / Vistas) | $2M+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Zoned Elementary School | 9/10 (Bonner ES) | Lottery or $50K+ private tuition |
| Airport Commute | 30 min (Harry Reid via I-215) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Summerlin South Area Rental Market — Rent vs. Own
Single-family homes in the Summerlin South Area typically rent for $3,500–$9,000 per month, with guard-gated Ridges and Red Rock Country Club estate-level homes commanding premiums at the top of that band. Rental vacancy in luxury Summerlin communities is low — tenant demand from corporate relocators and high-income professionals keeps inventory thin. Short-term rentals are tightly regulated in Las Vegas — confirm rules before underwriting nightly income on any Summerlin South Area property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Already planning a luxury relocation to Summerlin? Our team specializes in the southern area — virtual estate tours, gate-coordination for The Ridges and Red Rock CC showings, jumbo financing referrals, and closing support without requiring multiple cross-country trips.
Start Your Luxury Relocation SearchRELOCATION TIMELINE
How to relocate to Summerlin South Area in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Summerlin South Area buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your neighborhood and budget
Decide which Summerlin South Area neighborhood fits your budget: $500K–$700K in The Paseos, Vistas, or Discovery; $1M–$1.5M in Tournament Hills or Red Rock Country Club; or $2M+ in The Ridges. Guard-gated vs open-village is the first filter, then HOA sub-layer and school zone.
Get pre-approved — know your loan tier
Open-village homes from $500K may qualify for conventional financing; guard-gated enclaves from $1M+ often require jumbo above the $726,200 conforming limit. Work with a lender who can underwrite reserves and debt ratios before you tour — clean offers win in a 17-day-median market.
Hire a Summerlin South Area specialist
Neighborhood selection, HOA sub-association layer, school-zone verification, and golf-course proximity all drive meaningful value differences. An agent who knows all six neighborhoods saves real money and shortens the search.
Tour open villages and coordinate gate access
The Paseos, Vistas, and Discovery allow walk-up open-house access; guard-gated enclaves require advance coordination. Nevada Real Estate Group handles gate arrangements for The Ridges, Red Rock Country Club, and Tournament Hills — call (702) 637-1759 to schedule.
Write and negotiate the offer
The Ridges and Red Rock Country Club demand competitive, clean terms — multiple offers are common on well-priced guard-gated inventory. Open-village neighborhoods in Discovery and Vistas typically allow more inspection-based negotiation room.
Inspection, HOA docs, and appraisal
Match diligence to the neighborhood vintage: 1998-era guard-gated homes need roofs, HVAC, and pool equipment checked; newer Discovery phases may still be in builder warranty windows. Pull the full resale package for both master and sub-association dues, reserves, and pending assessments.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Jumbo appraisals in low-volume luxury ZIPs can require extended scheduling — start the lender clock early.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Las Vegas water), change your address with USPS and financial institutions, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the 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 LVR, 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) |
| Middle School Zone | Sig Rogich 7/10 | Sig Rogich 10/10 | Rogich 10/10 (adjacent) | Various 7-10/10 |
| 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: 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 South Area separately. Last updated June 2026.
Cost of Ownership
What Will Summerlin South Area Cost You Each Month?
A $500,000 entry-level Summerlin South Area purchase runs about $3,570 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the Summerlin South corridor, and budget the HOA layers that make carrying costs transparent before you offer.
Payment Estimator
Estimate Your Summerlin South Area Payment
$3,265
Estimated Monthly Payment
- Principal & Interest$2,661
- Property Tax$254
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Summerlin South Area right now?
Summerlin South Area rents are firm across all six neighborhoods, and at current rates the monthly gap narrows significantly once equity and tax effects are counted — for 5+ year holds, a 12,000-plus-home area with diverse price points and steady demand tilts the math decisively toward owning.
OWN (20% DOWN, 7%)
$3,236 / mo
- Principal & Interest (20% down)
- $2,661
- Property Tax (~0.6%)
- $250
- Homeowners Insurance
- $125
- HOA (master + sub-association)
- $200
- PMI (waived at 20% down)
- $0
5-year net cost:~$135,000
Equity built:~$155,000
RENT (SUMMERLIN SOUTH AREA MEDIAN)
$3,800 / mo
- Median Summerlin South Area Rent
- $3,800
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$248,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $500,000 Summerlin South Area home for five years nets out considerably cheaper than renting once principal paydown and conservative 3% appreciation are counted — the owner exits with roughly $155,000 in total equity while the renter exits with none. The area's six-neighborhood diversity and steady employer-driven demand give that appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $200/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer
Summerlin South Area operates two-plus HOA layers — the Summerlin master association and neighborhood sub-associations — with dues ranging $100–$1,200 per month depending on the neighborhood. Guard-gated enclaves carry the highest dues; open-village communities are at the lower end. Verify exact combined dues, reserves, and transfer fees with the resale package during escrow.
Summerlin Master Association
$50–$100 / mo
Summerlin South Master Association
$50–$100
Includes:
Trail system maintenance, village parks, community events calendar, master-plan governance across all six neighborhoods
Neighborhood Sub-Associations
$50–$1,100 / mo
Open-village communities (Paseos, Vistas, Discovery)
$50–$250
Includes:
Neighborhood parks, landscaped common areas, community pool access where applicable, HOA governance
Guard-gated enclaves (Ridges, RRCC, Tournament Hills)
$450–$1,100
Includes:
24-hour staffed guard gate, security patrols, perimeter wall maintenance, private club infrastructure where applicable
Combined Total (estimate)
$100–$1,200 / mo
Typical combined HOA (all neighborhoods)
$100–$1,200
Includes:
Master association + sub-association combined; exact amount varies by neighborhood and property — confirm in escrow
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 based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on 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 $726,200 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 $1,050,000 median list price in June 2026 per Las Vegas REALTORS — 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 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 $700,000 purchase, plan around $4,200 to $4,900 annually; on $1.5M, about $9,000 to $10,500. One important note: long-held homes in Summerlin South 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.
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 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 June 2026
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
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, inside the incorporated boundaries of the City of Las Vegas. 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?
6,225+ closed transactions and $4.1B+ in volume since 2009 — 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 9,061+ 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
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ 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?
6,225+ closed transactions and $4.1B+ in volume since 2009. Across six neighborhoods where HOA layers, school-zone verification, golf access, and guard-gate status drive real value differences, knowing the blocks matters. Call (702) 637-1759 or tell us what you need and we'll find your Summerlin South Area home.
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) →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 →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.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIPs 89135 and 89138 (Summerlin South Area). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Summerlin South Area is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the Summerlin South Area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings including 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 data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026