Outdoor Enthusiasts
- Red Rock Canyon ten minutes west via Charleston Blvd
- 150-plus miles of Summerlin trails from the doorstep
- Spring Mountains skiing and hiking within 25 minutes
- Calico Basin bouldering fifteen minutes away
Stonebridge, Summerlin West
Bristle Vale at Stonebridge Homes For Sale
Nevada's #1 team for Bristle Vale at Stonebridge real estate. Search contemporary single-family homes near Red Rock Canyon in Summerlin West's Stonebridge village — from $760K.
Where Can I Find Bristle Vale at Stonebridge Homes for Sale?
The ZIP 89138 corridor — covering the Stonebridge village of Summerlin West — carries active listings updated daily according to NREG’s MLS analysis MLS data. Bristle Vale at Stonebridge homes run $760K–$1.15M for contemporary single-family residences. The newest area listings appear below, and every active listing is searchable in our live MLS portal.
Homes for sale in ZIP 89138 near Bristle Vale at Stonebridge
- 743 Middle Beach Street, Las Vegas 89138 — $1,295,000 · 5 bd · 3.5 ba · 3,539 sq ft · Courtesy of Simply Vegas
- 12186 Pink Sunrise Street, Las Vegas 89138 — $974,746 · 4 bd · 3 ba · 2,504 sq ft · Courtesy of New Door Residential
- 1030 Soaring Sage Avenue, Las Vegas 89138 — $983,921 · 3 bd · 3.5 ba · 2,390 sq ft · Courtesy of New Door Residential
- 1040 Soaring Sage Avenue, Las Vegas 89138 — $990,351 · 3 bd · 3.5 ba · 2,390 sq ft · Courtesy of New Door Residential
- 1001 Soaring Sage Avenue, Las Vegas 89138 — $931,290 · 3 bd · 2.5 ba · 1,995 sq ft · Active Under Contract · Courtesy of New Door Residential
- 286 Besame Court, Las Vegas 89138 — $2,150,000 · 4 bd · 3.5 ba · 2,935 sq ft · Courtesy of BHHS Nevada Properties
- 380 Vista Sunset Avenue, Las Vegas 89138 — $2,200,000 · 3 bd · 3.5 ba · 3,254 sq ft · Courtesy of ERA Brokers Consolidated
- 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
- 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
- 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
- 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
- 12209 Pacific Cruise Avenue, Las Vegas 89138 — $795,000 · 3 bd · 3.5 ba · 2,545 sq ft · Courtesy of Realty ONE Group, Inc
- 11542 Salt Creek Avenue, Las Vegas 89138 — $830,000 · 4 bd · 3.5 ba · 2,325 sq ft · Courtesy of Las Vegas Sotheby's Int'l
- 2611 Nevada Agave Lane, Las Vegas 89138 — $2,400,000 · 5 bd · 4.5 ba · 3,658 sq ft · Courtesy of Brady Luxury Homes
- 2568 Iron Crest Lane, Las Vegas 89138 — $899,900 · 5 bd · 3.5 ba · 3,059 sq ft · Courtesy of Real Broker LLC
- 395 Nine Mile Creek Drive, Las Vegas 89138 — $849,900 · 3 bd · 2.5 ba · 1,800 sq ft · Courtesy of BHHS Nevada Properties
Homes for rent in ZIP 89138 near Bristle Vale at Stonebridge
- 11511 Noors Avenue, Las Vegas 89138 — $6,599/month · 5 bd · 4.5 ba · 4,027 sq ft · Courtesy of GRR Property and Management
- 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
- 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
- 560 Preston Oak Place, Las Vegas 89138 — $3,995/month · 5 bd · 3.5 ba · 3,089 sq ft · Courtesy of Key Realty
- 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
- 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
- 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
- 510 Mahogany Ridge Street, Las Vegas 89138 — $2,595/month · 4 bd · 2.5 ba · 1,860 sq ft · Courtesy of Integrity Property Management
- 11677 Emerald Lake Avenue, Las Vegas 89138 — $2,400/month · 3 bd · 2.5 ba · 1,556 sq ft · Courtesy of Great Start Realty
- 600 N Carriage Hill Drive, Unit 1113, Las Vegas 89138 — $2,600/month · 3 bd · 2.5 ba · 1,782 sq ft · Active Under Contract · Courtesy of Nationwide Realty LLC
- 160 Silver Run Lane, Las Vegas 89138 — $2,415/month · 3 bd · 2.5 ba · 1,534 sq ft · Courtesy of Peace Realty
- 11908 Orense Drive, Las Vegas 89138 — $2,400/month · 3 bd · 2.5 ba · 2,041 sq ft · Courtesy of BHHS Nevada Properties
- 11845 Pied Harrier Avenue, Las Vegas 89138 — $2,995/month · 4 bd · 3 ba · 2,084 sq ft · Courtesy of United Realty Group
- 11390 Crimson Ledge Avenue, Las Vegas 89138 — $2,570/month · 3 bd · 2.5 ba · 1,854 sq ft · Courtesy of Century 21 1st Priority Realty
- 11446 Contour Avenue, Las Vegas 89138 — $2,800/month · 3 bd · 2.5 ba · 1,682 sq ft · Courtesy of Investment Brokers & Assoc
- 12385 Valley Chase Avenue, Las Vegas 89138 — $3,450/month · 5 bd · 3.5 ba · 2,755 sq ft · Courtesy of Faranesh Real Estate
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 30, 2026, 11:17 AM Pacific; availability and prices may change.
ZIP-AREA MEDIAN (89138)
$880K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
BRISTLE VALE PRICE RANGE
$760K–$1.15M
Community plan record
DAYS ON MARKET (ZIP-AREA)
41
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
TO RED ROCK CANYON
10 min
Drive times, Stonebridge village
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 Bristle Vale at Stonebridge at a Glance?
Bristle Vale at Stonebridge offers contemporary new-construction single-family homes from $760,000 in Summerlin West's Stonebridge village (ZIP 89138), with a ZIP-area median near $825,000 per NREG’s MLS analysis, forty-two median days on market, and Las Vegas demographics per the U.S. Census. The five takeaways below unpack what makes Bristle Vale distinct within Summerlin West.
- New-construction pricing: contemporary single-family homes run $760K–$1.15M in the Stonebridge village of Summerlin West, ZIP 89138.
- The location: among the closest Summerlin addresses to the Spring Mountains — five minutes to Downtown Summerlin, ten to Red Rock Canyon.
- Best for: families, professionals, and California relocators who want brand-new construction with top-rated schools and mountain access.
- Master plan quality: Howard Hughes Corporation standards mean 150-plus miles of trails, maintained parks, and community events — without a guard-gate premium.
- Do your homework: builder incentive packages change monthly; compare lender options and verify lot positioning before you write an offer.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
How Many Stonebridge-Area Homes Sell in Each Price Range?
Across ZIP code 89138 covering the Stonebridge village of Summerlin West, active listings per NREG’s MLS analysis MLS data span from entry new construction near $760K to premium view lots at $1.15M+. The bands below show where activity concentrates in Bristle Vale's competitive tier.
Browse Bristle Vale Listings
How Can You Find a Bristle Vale at Stonebridge Home by Type, Lifestyle & Price?
Active listings in the Stonebridge village of Summerlin West break down by builder, price band, and lifestyle priority — $760K–$1.15M for Bristle Vale new construction — with counts updated daily from NREG’s MLS analysis MLS data. Each link below opens our live Las Vegas MLS search pre-filtered by price or type.
Which Stonebridge Neighborhoods Should You Explore?
Bristle Vale sits alongside several other Stonebridge communities; the cards below orient you to each and link to the most relevant hub or live search. Stonebridge continues to add new sub-communities as Howard Hughes Corporation develops remaining parcels in Summerlin West.
New Construction · $760K–$1.15M
Bristle Vale at Stonebridge
Shea Homes · $600K–$950KOverlook at Stonebridge
New Construction · StonebridgeFoxtail at Stonebridge
Taylor Morrison · $550K–$900KValore at Stonebridge
Village Hub · All CommunitiesStonebridge (village hub)
Master Plan · All VillagesSummerlin West
Active Builder CommunitiesNew Construction (Las Vegas)
Full Master PlanSummerlin (all villages)
By Property Type
By Price Range
351 active listings across ZIP 89138 as of October 30, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Bristle Vale at Stonebridge Listings First?
Custom alerts by price, beds, view orientation, and builder — no spam, unsubscribe anytime. New-construction communities in Stonebridge release lots in phases within the $760K–$1.15M range, and the best-positioned Spring Mountains view homesites go quickly. Alert subscribers see new Bristle Vale releases within hours, not days after the fact.
- 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 Bristle Vale at Stonebridge?
The Answer
Living in Bristle Vale at Stonebridge means brand-new contemporary homes five minutes from Downtown Summerlin and ten from Red Rock Canyon, within the Howard Hughes Corporation master plan — services per the City of Las Vegas — with 150-plus miles of trails, top-rated CCSD schools, and the Spring Mountains as a daily backdrop.
What is Bristle Vale at Stonebridge known for?
Bristle Vale at Stonebridge is known for its contemporary new-construction architecture, proximity to Red Rock Canyon, Howard Hughes Corporation master-plan amenities, and access to some of the highest-rated schools in the Clark County School District — all within the Stonebridge village of Summerlin West.
Who should live in Bristle Vale at Stonebridge?
Families targeting top-rated Sig Rogich Middle and Palo Verde High zoning, professionals who want a modern home close to the Spring Mountains, and California relocators trading coastal taxes for a brand-new Nevada home at a fraction of the price.
What is daily life like?
Morning runs on the Summerlin trail network, errands at Downtown Summerlin five minutes away, weekend hikes in Red Rock Canyon, and evenings twenty minutes from the Strip's dining and entertainment — all from a new-construction home under the Spring Mountains.
Location
Where Is Bristle Vale at Stonebridge
Bristle Vale at Stonebridge sits in the Stonebridge village of Summerlin West in Las Vegas, ZIP 89138, near the Spring Mountains foothills. The community is among the westernmost in the Summerlin master plan, roughly fifteen miles from the Strip and ten minutes from Red Rock Canyon.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Bristle Vale at Stonebridge
At a Glance$760,000–$1,150,000
Price Range
~$825,000
ZIP-Area Median (89138)
41
Days on Market (ZIP-area)
$80–$200/mo
HOA (combined)
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026.
- Setting
- New-construction village within Summerlin West
- Village
- Stonebridge, Summerlin West
- ZIP Code
- 89138
- Developer
- Howard Hughes Corporation
- Builder Type
- National production builders
- Guard Gate
- None — open access
- HOA
- $80–$200/mo (combined)
- Schools
- CCSD Stonebridge zone — top-rated
- Trails
- 150+ miles (Summerlin network)
- Sunshine
- 300 days/year
- To Red Rock Canyon
- ~10 min
- To Downtown Summerlin
- ~5 min
Census Housing Data / Bristle Vale at Stonebridge
What Does the Census Show About Housing in Bristle Vale at Stonebridge?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Bristle Vale at Stonebridge 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.
78%
vs Clark Co 58%
$760K
vs Clark Co value $431K
89138
Stonebridge village
10 min
vs Strip 20 min
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates, Las Vegas city (Bristle Vale is not separately tabulated) & NREG community records · Updated
POPULATION & GROWTH
How Fast Is the Bristle Vale at Stonebridge Area Growing?
Bristle Vale at Stonebridge sits within one of the most actively developing corridors in Summerlin West: the Stonebridge village continues to add new communities and amenities, while its parent city Las Vegas has grown by roughly 96,000 residents since 2010. The ZIP 89138 corridor consistently attracts families and professionals drawn by new construction, schools, and Red Rock Canyon proximity.
679,817Las Vegas residents (Census)
89138Stonebridge ZIP code
+16.5%Las Vegas city growth, 2010–2025 (Census)
Las Vegas citywide population trajectory, 2010–2025 (Census)
The Stonebridge village is one of the last remaining areas in Summerlin where Howard Hughes Corporation is actively delivering new home communities. As the broader Las Vegas market continues to absorb in-migration from California and other high-tax states, Stonebridge's combination of schools, trails, mountain access, and new construction positions it strongly within the regional housing supply.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the community separately. Las Vegas city: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
REPORTED MARKET SERIES
How Is the Bristle Vale at Stonebridge Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from NREG’s analysis of Las Vegas REALTORS MLS data — the liquid benchmark ZIP 89138 trades against. Bristle Vale at Stonebridge runs $760K–$1.15M with a ZIP-area median near $880,000 and forty-two median days on market per NREG’s analysis of Las Vegas REALTORS MLS data.
Median Sold Price
~$880,000 ZIP 89138 area median, recent data per LVR
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
42 median days across the ZIP corridor; view lots may move faster
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales
Active Stonebridge village market per NREG’s analysis of Las Vegas REALTORS MLS data data
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in Las Vegas rose 144% between 2014 ($179,525) and 2026 ($438,265), across 193,480 recorded closings — Las Vegas REALTORS MLS records via Repliers.
41
ZIP-AREA DAYS ON MARKET · OCT 30, 2026
$880K
ZIP-AREA MEDIAN
$760K
BRISTLE VALE FROM
< 1 hr
OUR RESPONSE TIME
NEW CONSTRUCTION AVAILABLE
Get matched with a
Bristle Vale specialist.
Market Competitiveness
How Competitive Is the Bristle Vale at Stonebridge Market Right Now?
The ZIP 89138 corridor is a moderately competitive market — homes sold in a median of forty-two days per NREG’s analysis of Las Vegas REALTORS MLS data, and Stonebridge's new construction draws steady demand from buyers priced out of Summerlin's older resale villages. Premium view lots and move-in-ready specs move fastest; base-priced plans give buyers more negotiating room.
- 42 daysZIP-area median DOM (sold)
- $760KBristle Vale entry price
- $825KZIP-area median
- 10 minTo Red Rock Canyon
Before You Buy
What Should You Compare Before Buying a Home in Bristle Vale at Stonebridge?
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 Buyer Types Fit Bristle Vale at Stonebridge?
California Relocators
- Brand-new contemporary home at a fraction of Bay Area pricing
- Zero state income tax, 3% property-tax cap under NRS 361.4723
- One-hour flight or four-hour drive from Southern California
- Our relocation team handles virtual tours and full closing support
Move-Up Buyers
- New construction with Howard Hughes master-plan standards
- Flexible floor plans with bonus rooms and outdoor living areas
- HOA-maintained community without staffed-gate premium
- Energy-efficient systems cutting long-term ownership costs
Professionals & Executives
- Five minutes to Downtown Summerlin's corporate corridor
- Twenty minutes to the Strip via Summerlin Parkway
- I-215 Beltway access for valley-wide reach
- Mountain and trail lifestyle between workdays
Long-Hold Investors
- One of Summerlin's last actively developing villages
- Top-tier school zone supports durable demand and resale value
- 3% tax cap and zero income tax strengthen net returns
- Nevada new-construction supply limited by desert topography
Best Fit For
- Outdoor enthusiasts — Red Rock Canyon ten minutes west, 150+ miles of Summerlin trails, and Spring Mountains skiing 25 minutes away.
- California relocators — brand-new contemporary homes at a fraction of Bay Area pricing, zero state income tax, and a 3% property-tax cap.
- Move-up buyers — Howard Hughes Corporation master-plan standards, contemporary floor plans, and HOA-maintained community without guard-gate premiums.
- Professionals — five minutes to Downtown Summerlin's corporate hub, quick I-215 access, and a mountain-and-trail lifestyle between work.
- Long-hold investors — a top-school-zone new-construction community in one of Summerlin's last actively developing villages.
Ready to explore homes in Bristle Vale at Stonebridge? Our team knows every homesite, builder plan, and incentive package in the Stonebridge village.
Start Your Home SearchPros
- Red Rock Canyon ten minutes west — closer than any other Summerlin address
- 150-plus miles of Summerlin trails connecting Bristle Vale to parks, schools, and Downtown Summerlin
- Brand-new contemporary construction to Howard Hughes Corporation master-plan standards
- Five minutes to Downtown Summerlin — the west valley's dining, shopping, and entertainment hub
- Zero state income tax and a 3% property-tax cap under NRS 361.4723
- Combined HOA of $80–$200/mo — community quality without guard-gate cost
Honest Considerations
- Open-access neighborhood — no staffed gate; buyers wanting maximum privacy should cross-shop The Ridges or Red Rock Country Club
- New-construction pricing from $760K is a premium entry relative to older Summerlin resale
- Builder incentive packages change frequently — never rely on verbal quotes without written confirmation
- Jumbo financing applies to some upper-band purchases above the conforming loan limit
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
- Stonebridge is still developing — expect active construction noise on some adjacent parcels for 1–3 more years
Neighborhood Comparison
How Does Bristle Vale at Stonebridge Compare to Its Stonebridge Neighbors?
A side-by-side comparison of Stonebridge village communities — entry pricing, builder, and lifestyle fit — drawn from the master plan record and active-listing data via NREG’s MLS analysis. Each community shares the Summerlin master plan but differs in builder, price point, and lot character.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Bristle Vale at Stonebridge | From $760K | n/a* | n/a* | n/a* | New construction · $760K–$1.15M |
| Overlook at Stonebridge | From $600K | n/a* | n/a* | n/a* | Shea Homes · Views |
| Foxtail at Stonebridge | From $700K | n/a* | n/a* | n/a* | New construction · Stonebridge |
| Valore at Stonebridge | From $550K | n/a* | n/a* | n/a* | Taylor Morrison · Entry |
| Heritage by Lennar | From $500K | n/a* | n/a* | n/a* | Lennar · Value |
| Stonebridge (village hub) | From $500K | n/a* | n/a* | n/a* | Village overview · All options |
Source: NREG’s MLS analysis MLS data plus the Howard Hughes Corporation community plan record, June 2026. Per-community $/SF and DOM figures intentionally omitted — new-construction releases are too episodic for meaningful medians. ZIP-area benchmarks: 42-day median DOM, ~$880K median.
Community Deep Dive
What's Inside Each Stonebridge Community?
Submarket 1
Bristle Vale at Stonebridge
Contemporary single-family homes from national builders in the Stonebridge village — the subject community of this page. View lots and premium plans push into the upper band.
Browse Bristle Vale at Stonebridge homes →$760K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Overlook at Stonebridge
Shea Homes' livability-focused designs on elevated lots with Spring Mountains views — a step down in price from Bristle Vale with overlapping school zoning and the same trail connectivity.
Browse Overlook at Stonebridge homes →$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Foxtail at Stonebridge
Another Stonebridge village new-construction community, adjacent to Bristle Vale. Shares the school zone, trail network, and Howard Hughes master-plan standards.
Browse Foxtail at Stonebridge homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Valore at Stonebridge
Taylor Morrison's Valore plans lean toward open-concept flexibility and multi-generational suite options at a lower entry than Bristle Vale — strong for buyers watching their budget closely.
Browse Valore at Stonebridge homes →$550K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Heritage by Lennar
Lennar's Stonebridge offering targeting first-time and entry-level buyers within the village — the most accessible entry to the Stonebridge school zone.
Browse Heritage by Lennar homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Stonebridge (village hub)
The Stonebridge village hub page — a full overview of all sub-communities, amenities, and the Howard Hughes Corporation master plan within the westernmost Summerlin village.
Browse Stonebridge (village hub) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Fox Hill Park — Stonebridge's Signature Amenity
The Stonebridge village's twenty-acre signature park anchors outdoor life for Bristle Vale residents: a full adventure playground with zip lines, disc golf, picnic areas, and trail connections to the broader 150-mile Summerlin network. It is the Howard Hughes Corporation amenity residents mention first when describing life in the village.
Browse Fox Hill Park — Stonebridge's Signature Amenity homes →20Acres
150+Miles of Trails Connected
10/10Rogich Middle School
10 minTo Red Rock Canyon
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Stonebridge
neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89138 (Stonebridge / Summerlin West) Break Down?
ZIP code 89138 covers the Stonebridge village and adjacent Summerlin West neighborhoods. The table below shows how the corridor breaks into its key price tiers and community types, from Lennar entry homes to Bristle Vale's upper band, per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Bristle Vale at Stonebridge — new construction premium band | $760K–$1.15M | n/a* | n/a* | Phase releases | n/a* |
| 89138 | Foxtail / Overlook at Stonebridge — mid-range new construction | $600K–$950K | n/a* | 42 (ZIP-area) | — | n/a* |
| 89138 | Valore / Heritage at Stonebridge — entry new construction | $500K–$700K | n/a* | 42 (ZIP-area) | — | n/a* |
| 89138 | Summerlin West resale corridor (older villages) | $450K–$800K | n/a* | 42 (ZIP-area) | — | n/a* |
| 89138 | Full ZIP 89138 benchmark — all tiers combined | ~$880,000 | — | 42 | Active | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Community-level $/SF and YTD figures are intentionally omitted: new-construction release counts are too episodic for meaningful medians. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in Bristle Vale at Stonebridge?
Bristle Vale at Stonebridge features contemporary single-family homes from national builders operating under Howard Hughes Corporation Summerlin master-plan standards. Incentives and available homesites change monthly — verify current offers and lot availability before you write anything. Our team tracks every active builder release across the Stonebridge village.
Contemporary Single-Family
National Builders (Stonebridge)
Howard Hughes Corporation master-plan standards on every home
Livability-Focused Move-Up
Shea Homes
Indoor-outdoor flow and elevated lots — the closest Shea community to Bristle Vale
Design-Forward Family
Taylor Morrison
Multi-generational suite options and open-concept layouts in the same village
Luxury Move-Up
Toll Brothers
For buyers who want a staffed-gate luxury build near Stonebridge
Family & Mid-Market
Lennar
Broadest new-build selection across the Summerlin West corridor
Outdoor Recreation
What Outdoor Amenities Does Bristle Vale at Stonebridge Offer?
Bristle Vale at Stonebridge delivers unmatched outdoor access: Fox Hill Park and The Paseos trail system within the village, 150-plus miles of Summerlin trails connecting to parks and Downtown, and Red Rock Canyon ten minutes west — all managed partly by the Howard Hughes Corporation and the Bureau of Land Management.
IN-VILLAGE
Fox Hill Park
~20 acresDisc golf · Adventure playground · Zip linesFree
The Stonebridge village's signature park: a full-size adventure playground with zip lines, disc golf course, picnic areas, and trails connecting to the broader Summerlin network.
IN-VILLAGE
The Paseos Linear Park
~12 acresTrails · Desert gardens · Open spaceFree
A linear trail-and-garden park threading through the Stonebridge village — walking paths, desert landscaping, and dog-friendly open areas within minutes of Bristle Vale.
CONNECTED
Summerlin Trail System
150+ milesWalking · Cycling · Community accessFree
Howard Hughes Corporation's 150-mile network connects Bristle Vale to every Summerlin park, school, and shopping center on dedicated multi-use paths — one of Las Vegas's best infrastructure assets.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's hub for shopping, dining, City National Arena (Vegas Golden Knights practice facility), Las Vegas Ballpark, and seasonal community events managed by Howard Hughes Corporation.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Cycling · Scenic driveBLM fee
The Mojave's crown jewel: the 13-mile scenic loop, world-class climbing on Calico Hills sandstone, and 40+ miles of trails — managed by the Bureau of Land Management, closer from Stonebridge than anywhere else in Summerlin.
25 MIN
Spring Mountains NRA
316,000 acresHiking · Skiing · WildlifeFree / NFS fee
Mount Charleston and the Spring Mountains National Recreation Area — ski runs in winter, pine-forest hikes in summer, and a 40°F temperature differential from the valley floor.
15 MIN
Calico Basin
BLM areaBouldering · TrailsFree
A quieter alternative to Red Rock's main loop: sandstone bouldering, desert tortoise habitat, and trail connections to the broader Red Rock Canyon network, used heavily by Stonebridge residents on weekday mornings.
5 MIN
Las Vegas Ballpark
10,000-seat stadiumAviators baseballTicketed
Home of the Las Vegas Aviators (AAA, Oakland Athletics affiliate) at Downtown Summerlin — a walkable evening option for Bristle Vale families during the April-through-September season.
The Bristle Vale at Stonebridge Lifestyle
What Does a Weekend in Bristle Vale at Stonebridge Look Like?
Three moods within minutes of home: a morning loop on the Summerlin trail network, an afternoon in Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management, and dinner at Downtown Summerlin five minutes away — with a Vegas Golden Knights game or Aviators baseball on the weekend calendar.
150+Miles of Summerlin Trails
10Minutes to Red Rock Canyon
5Minutes to Downtown Summerlin
10/10Rogich Middle School Rating
THIS WEEKEND'S OPEN HOUSES
Can You Tour Bristle Vale at Stonebridge Homes This Weekend?
New-construction model homes in the Stonebridge village are typically open weekends during active sales periods. Resale open houses follow standard MLS scheduling. Set up instant alerts to be notified the moment a Bristle Vale home schedules an open house — or browse every active listing now and let us arrange private tours of model homes and available homesites.
Planning a move
What Should I Verify Before Moving to Bristle Vale at Stonebridge?
Budget around the specific home, not a community average. Before you compare the cost of a move to Bristle Vale at Stonebridge, 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 Bristle Vale at Stonebridge Economy?
Bristle Vale at Stonebridge draws professionals and families earning above-median incomes who commute to Summerlin's corporate corridor, the Strip employment core, and the I-215 employment belt. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with the Summerlin West corridor housing a growing share of professional and technical households.
$110,000+Avg household income, ZIP corridorNREG community records
78%Owner-occupied householdsCommunity records
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy
Top Bristle Vale at Stonebridge Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub, five minutes from Bristle Vale
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, approximately ten minutes away
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- City National Arena (Vegas Golden Knights)Practice facility and administrative campus at Downtown Summerlin
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (west region)Area campuses including Sig Rogich MS, Palo Verde HS, and Vanderburg ES
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Bristle Vale at Stonebridge Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Bristle Vale against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Bristle Vale wins on schools and mountain access, Summerlin broadly on selection and trail depth, Henderson on citywide safety — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Bristle Vale | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Price Range / Median | $760K–$1.15M | $728K (Summerlin-wide) | $476K | $548K |
| ZIP-Area Median | ~$880K (89138) | $728K | $476K | $548K |
| Days on Market | 42 (ZIP-area) | 21 | 20 | 21 |
| Closest to Red Rock Canyon | 10 min (Stonebridge) | 10–30 min | 20–35 min | 30–40 min |
| Guard-Gated Option | None at Bristle Vale | The Ridges, Red Rock CC | Select enclaves | MacDonald Highlands |
| New Construction | Active (Stonebridge) | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Best For | Schools · Trails · New Build | Luxury · Schools · Outdoors | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Bristle Vale figures are ZIP 89138 area benchmarks; the community is not separately tabulated by the Census or FBI. Last updated June 2026.
Cost of Ownership
What Will Bristle Vale at Stonebridge 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 Bristle Vale at Stonebridge Payment
$6,391
Illustrative Monthly Payment
- Principal & Interest$5,269
- Property Tax$442
- Insurance$150
- HOA$200
- PMI$330
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 Bristle Vale at Stonebridge?
Bristle Vale at Stonebridge sits at the western edge of Summerlin West, with Charleston Boulevard, Summerlin Parkway, and the 215 Beltway providing quick access in every direction. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Bristle Vale daily destinations beat that comfortably.
Drive Times from Bristle Vale at Stonebridge
- ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
- ~10 minRed Rock Canyon NCAW Charleston Blvd west
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasSummerlin Pkwy → US-95 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~25 minSpring Mountains / Mt. CharlestonUS-95 north → SR-157
- ~35 minHendersonI-215 south → I-515
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 home in Bristle Vale at Stonebridge?
Resale purchases in Bristle Vale close in 30–45 days through a Nevada escrow company; cash offers in 14–21 days. New construction runs 6–10 months for a to-be-built home or 30–60 days for a move-in-ready spec. Request the Summerlin master association and Bristle Vale sub-association resale package early — HOA review adds a few days.
Quick Answer
What down payment do you need to buy in Bristle Vale at Stonebridge?
Most Bristle Vale at Stonebridge buyers put 5%–20% down. Conventional financing is standard at the $760K–$1.15M range — on an $825,000 home, plan $41,300 (5%) to $165,000 (20%). VA loans allow 0% for eligible veterans. Builder-preferred lenders sometimes offer rate buydowns or closing-cost credits — compare those incentives carefully against outside lenders before committing. Upper-band purchases above the conforming loan limit require jumbo financing with reserves.
Bristle Vale at Stonebridge FAQ — 17 Answers
What Do Bristle Vale at Stonebridge Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in Bristle Vale at Stonebridge?
Bristle Vale at Stonebridge runs $760,000 to $1,150,000 for contemporary single-family homes in Summerlin West's Stonebridge village (ZIP 89138). According to NREG’s MLS analysis, the broader ZIP-area median is approximately $825,000 with homes moving in about 41 days. View-lot premiums and upgraded selections push into the upper band. Call (702) 637-1759 for current availability and builder incentive details.
Is Bristle Vale at Stonebridge guard-gated?
No — Bristle Vale at Stonebridge is an open-access neighborhood within the Stonebridge village of Summerlin West. Howard Hughes Corporation master-plan standards, parks, and the 150-mile trail network provide the community quality here. HOA dues run $80–$200 per month combined, well below guard-gated premiums. Buyers wanting a staffed gate can cross-shop The Ridges or Red Rock Country Club nearby.
What ZIP code is Bristle Vale at Stonebridge in?
Bristle Vale at Stonebridge sits in ZIP code 89138, Summerlin West, near the Spring Mountains foothills. From here Downtown Summerlin is about five minutes, Red Rock Canyon about ten, the Strip roughly twenty minutes via Summerlin Parkway and I-15, and Harry Reid International Airport near thirty minutes via I-215 South — among the closest Summerlin addresses to the mountains.
What are HOA fees in Bristle Vale at Stonebridge?
HOA fees in Bristle Vale at Stonebridge generally run $80–$200 per month, combining the Summerlin master association fee with the Bristle Vale sub-association. Dues cover common-area maintenance, the village trail network, parks, and Summerlin-wide amenities managed by Howard Hughes Corporation. Request the full resale package during Nevada's 30–45 day escrow. Nevada's 3% primary-residence property-tax cap under NRS 361.4723 keeps total carrying costs predictable.
What schools serve Bristle Vale at Stonebridge?
Bristle Vale families are zoned to Clark County School District campuses: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10 — among Nevada's highest-rated), and Palo Verde High School (8/10) per GreatSchools. Private families look to The Meadows School, Bishop Gorman, and Faith Lutheran. Charter options include Doral Academy Red Rock and Pinecrest Academy of Nevada. Verify attendance boundaries with CCSD before writing an offer.
How far is Bristle Vale at Stonebridge from the Las Vegas Strip?
Approximately twenty minutes via Summerlin Parkway and I-15. From Bristle Vale you are also about five minutes to Downtown Summerlin, ten minutes to Red Rock Canyon, and thirty minutes to Harry Reid International Airport via I-215 South. Living close to the Spring Mountains means world-class outdoor recreation is nearer than the resort corridor — a deliberate trade most Stonebridge buyers make.
Who are the builders in Bristle Vale at Stonebridge?
Bristle Vale at Stonebridge features contemporary single-family homes from national builders operating under the Howard Hughes Corporation Summerlin master plan standards. Builders deliver open-concept layouts, energy-efficient systems, indoor-outdoor living features, and desert-contemporary architecture across plans ranging from roughly 2,200 to 3,800 square feet. Our team tracks current builder availability and can compare incentive packages across active Stonebridge communities.
Is Bristle Vale at Stonebridge a good investment?
Bristle Vale at Stonebridge holds a strong investment position: Stonebridge is one of Summerlin's most actively developing villages, Spring Mountains proximity adds durable value to elevated lots, and western valley new-construction supply remains limited. Nevada's zero state income tax and 0.5–0.75% effective property taxes with a 3% primary-residence cap under NRS 361.4723 support the long hold on any well-selected Bristle Vale home.
How do Nevada and California property taxes compare for Bristle Vale buyers?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, with annual increases capped at 3% for primary residences under NRS 361.4723. California's base rate starts at 1% under Prop 13 but rises on sale reassessment. On a $900,000 Bristle Vale home, Nevada taxes run approximately $4,500–$6,300 annually. Nevada also levies zero state income tax versus California's top marginal rate of 13.3% per the Franchise Tax Board.
What outdoor recreation is near Bristle Vale at Stonebridge?
Bristle Vale at Stonebridge puts Red Rock Canyon's roughly 195,000-acre National Conservation Area about ten minutes west — the 13-mile scenic loop, world-class hiking and climbing, managed by the Bureau of Land Management. Fox Hill Park (twenty acres, disc golf, adventure playground), The Paseos Linear Park, and 150-plus miles of Summerlin trails maintained by Howard Hughes Corporation are all within the Stonebridge village.
What is the Stonebridge village in Summerlin?
Stonebridge is one of Summerlin West's most recently developed villages, situated closest to Red Rock Canyon among all Summerlin neighborhoods. Howard Hughes Corporation designed the village emphasizing trail connectivity, Spring Mountains views, and contemporary architecture. Multiple national builders have delivered communities there, and the village continues to expand with new amenity parks and trail connections to the broader Summerlin network.
How does Bristle Vale compare to Overlook at Stonebridge?
Both Bristle Vale and Overlook at Stonebridge sit within the same Stonebridge village under the Howard Hughes Corporation master plan. Bristle Vale targets the $760K–$1.15M band with contemporary designs by its builder roster; Overlook runs $600K–$950K through Shea Homes' livability-focused plans. Our team has closed in both communities and can walk you through plan differences, lot positioning, and current resale versus new-construction availability.
What is it like living in Summerlin West near Red Rock Canyon?
Summerlin West delivers a lifestyle centered on nature access: the Spring Mountains are visible from most Bristle Vale streets, Red Rock Canyon is ten minutes away, and the trail network connects the neighborhood directly to parks and Downtown Summerlin. Residents trade urban density for mountain proximity, quiet streets, top-rated schools, and the full Howard Hughes Corporation amenity package — with the Strip still twenty minutes when you need it.
Can Nevada Real Estate Group help me buy in Bristle Vale at Stonebridge?
Yes — call (702) 637-1759. Our team has closed across every Stonebridge sub-community and understands lot positioning, builder quality differences, and the Summerlin West resale market. We help buyers navigate builder incentive cycles, identify the best-positioned homesites, and negotiate effectively. Out-of-state clients receive virtual tours and full relocation support from our dedicated Nevada team.
What down payment is needed to buy in Bristle Vale at Stonebridge?
Most Bristle Vale buyers put 5%–20% down. Conventional financing is standard at the $760K–$1.15M range — on an $825,000 home, plan $41,300 (5%) to $165,000 (20%). VA loans allow 0% for eligible veterans. Builder-preferred lenders sometimes offer rate buydowns or closing-cost credits — compare those incentives against outside lenders before committing. Jumbo guidelines apply above the conforming loan limit; have your lender confirm qualification early.
How long does it take to close on a home in Bristle Vale at Stonebridge?
Resale purchases in Bristle Vale typically close in 30–45 days through a Nevada escrow company; cash offers can close in 14–21 days. New construction runs 6–10 months for a to-be-built home or 30–60 days for a move-in-ready spec. HOA document review for the Summerlin master association and Bristle Vale sub-association adds a few days — request the resale package early to avoid escrow delays.
What does the Bristle Vale at Stonebridge HOA cover?
The Bristle Vale sub-association (combined with the Summerlin master HOA, totaling $80–$200/mo) maintains common-area landscaping, trails, parks, and community standards. The Summerlin master association — governed by Howard Hughes Corporation — manages the broader village trail network, parks, and community events. Individual homeowners handle their own lot maintenance, exterior upkeep per CC&R standards, and all utilities.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Bristle Vale at Stonebridge?
These are the eight queries Bristle Vale buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from NREG’s MLS analysis, school ratings from GreatSchools, and community facts from the Howard Hughes Corporation master plan record.
Is Bristle Vale at Stonebridge in Summerlin?
Yes — Bristle Vale at Stonebridge sits within the Stonebridge village of Summerlin West, the westernmost portion of the Howard Hughes Corporation Summerlin master plan in Las Vegas (ZIP 89138). Stonebridge is one of Summerlin's newest villages, closest to Red Rock Canyon.
What builder builds in Bristle Vale at Stonebridge?
Bristle Vale at Stonebridge features contemporary single-family homes from national builders operating under Howard Hughes Corporation Summerlin master-plan standards. Available plans, incentives, and homesite releases change frequently — call (702) 637-1759 for current availability.
How many miles of trails does Stonebridge have?
Stonebridge connects directly to the Howard Hughes Corporation Summerlin trail network of 150-plus miles, linking residents to every Summerlin park, school, and the Downtown Summerlin retail district on dedicated multi-use paths — the most extensive trail system of any Las Vegas master plan.
Is Bristle Vale at Stonebridge good for families?
Yes — the school zone is exceptional. Sig Rogich Middle School rates 10/10 per GreatSchools, John C. Vanderburg Elementary 8/10, and Palo Verde High School 8/10. Fox Hill Park's adventure playground is in the village, and Red Rock Canyon's outdoor recreation is ten minutes west.
What is the HOA fee at Bristle Vale at Stonebridge?
The combined HOA for Bristle Vale at Stonebridge runs $80–$200 per month, covering both the Summerlin master association managed by Howard Hughes Corporation and the Bristle Vale sub-association. Always verify current dues, reserves, and assessment history in escrow.
Is Bristle Vale at Stonebridge guard-gated?
No — Bristle Vale at Stonebridge is an open-access neighborhood within the Stonebridge village. Howard Hughes Corporation master-plan standards and community oversight maintain quality without a staffed gate. Buyers wanting a staffed gate can cross-shop The Ridges or Red Rock Country Club nearby.
How does Bristle Vale compare to Overlook at Stonebridge?
Both communities share the Stonebridge village, school zone, and trail network. Bristle Vale runs $760K–$1.15M with its builder roster; Overlook at Stonebridge (Shea Homes) runs $600K–$950K with an emphasis on elevated lots and indoor-outdoor flow. Our team has closed in both and can walk you through current availability.
What is the nearest park to Bristle Vale at Stonebridge?
Fox Hill Park (twenty acres, disc golf, adventure playground, zip lines) is within the Stonebridge village. The Paseos Linear Park offers trail-linked desert gardens, and the full 150-mile Summerlin trail network connects to parks throughout the master plan.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, 9,600+ closed transactions, and $4.85B+ in volume since 2011 — the depth behind the team's #1 ranking in Nevada. Our agents have represented buyers and sellers across every Stonebridge village community, from first-time buyers to move-up families specifically targeting Sig Rogich Middle School zoning and Red Rock Canyon access.
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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 30 Minutes of Bristle Vale at Stonebridge?
Compare Bristle Vale at Stonebridge with neighboring Summerlin villages and nearby Las Vegas communities — from entry-priced Stonebridge options at $500K to guard-gated luxury at Red Rock Country Club. Each card pairs the commute time with price positioning, so you can judge whether a different community better fits your budget.
More Summerlin communities
- Bixby Creek
- Caledonia
- Heritage at Stonebridge
- Vistara
- The Mesa
- Cresta Vista
- Terra Luna
- Foxtail
- Summerlin South Area
- The Preserve at Summerlin
- The Summit Club
- Trilogy at Summerlin
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Stonebridge Communities Can You Explore A–Z?
The Stonebridge village of Summerlin West contains multiple new-construction communities, each with its own builder, price point, and homesite character. The entries below are indexed alphabetically for orientation, and our team can pull current listings and builder availability for any of them on request.
KEEP LEARNING
What Else Should You Read About Bristle Vale at Stonebridge?
These guides extend the research most Bristle Vale buyers do next — understanding the Summerlin master plan, comparing Stonebridge to other western-valley communities, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum is this year.
Read →COMMUNITY GUIDE
Summerlin Luxury Homes Guide
How Summerlin's villages compare — useful context for positioning Bristle Vale within the master plan.
Read →VILLAGE HUB
Stonebridge, Summerlin West
The full Stonebridge village overview — all communities, schools, parks, and trail access 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 Bristle Vale at Stonebridge Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. ZIP-area statistics (89138) are presented as area benchmarks — never community-only claims — and community-level figures are sourced from the Howard Hughes Corporation master plan record. Follow any link below to verify a figure.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, and active counts for ZIP code 89138 (Stonebridge / Summerlin West). NREG market report
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master plan record — community standards, trail network, amenities, and developer information. summerlin.com
- Clark County School District — Attendance boundaries, campus enrollment, and school performance data. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Stonebridge-area campuses. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89138. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.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