Nevada's #1 team for Cerrado at Summerlin real estate. Search contemporary Pardee-built single-family homes in ZIP 89135, near Red Rock Canyon and Downtown Summerlin, with live MLS data updated daily.
ZIP-AREA MEDIAN LIST (89135)
$950K
LVR / GLVAR, September 2026
CERRADO PRICE RANGE
$500K–$850K
Community plan record
HOMES IN CERRADO
260+
Community plan record
DAYS ON MARKET (ZIP-AREA)
36
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Cerrado is a 260+ home Pardee-built contemporary village in Summerlin South (ZIP 89135), priced $500K–$850K per Las Vegas REALTORS MLS data, five minutes from Downtown Summerlin and ten from Red Rock Canyon, served by top-ranked CCSD schools per the Clark County School District. The takeaways below unpack the community, market, and lifestyle in detail.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
The Cerrado ZIP corridor — 89135 — is one of the most active Summerlin South areas, with live MLS listings tracked daily by Las Vegas REALTORS. Cerrado itself holds only 260+ homes priced $500K–$850K, so resales are thin and move quickly. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live portal.
PRICE DISTRIBUTION
Across the 89135 Summerlin South ZIP code, the market spans a wide range per Las Vegas REALTORS MLS data — from entry Summerlin villages under $600K to luxury enclaves above $2M. Cerrado sits in the $500K–$850K band, competing with contemporary resales from adjacent villages.
The 89135 Summerlin South listings break down into contemporary single-family Cerrado resales ($500K–$850K), adjacent village options from $600K, and the ZIP-area price bands below — each link opens our live Las Vegas MLS search, refreshed daily from Las Vegas REALTORS MLS data so you see every active listing the moment it hits the market.
Cerrado sits in a cluster of Summerlin South villages sharing ZIP 89135. If the right Cerrado floor plan isn't available today, these neighbors deserve a look — similar schools, similar trail access, and overlapping price bands.
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by floor plan, price, beds, and view — no spam, unsubscribe anytime. With 260+ homes in Cerrado and only a handful trading per quarter, the right resale may appear once a season; alert subscribers see it within hours, not weeks.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living in Cerrado means contemporary desert architecture, open-concept floor plans, and covered patios five minutes from Downtown Summerlin's shopping and dining. The community sits within the Summerlin master plan managed by Howard Hughes Corporation, with access to 300+ miles of trails and parks — and Red Rock Canyon's 195,000-acre conservation area ten minutes west.
Cerrado is known for its 2015-era Pardee Homes desert-contemporary architecture, efficient open-concept floor plans from 1,800 to 3,200 square feet, and full access to Summerlin's award-winning park and trail network. The community's compact 260+ home footprint keeps the neighborhood feel tight-knit.
Families targeting Bonner ES (9/10), Rogich MS (10/10), and Palo Verde HS (8/10); California relocators who want Summerlin quality at $500K–$850K without a guard-gated price tag; and professionals who value the Red Rock Canyon lifestyle corridor.
Morning walks on Summerlin trails, weekend hikes at Red Rock Canyon ten minutes west, errands and dining at Downtown Summerlin five minutes east, and twenty minutes to the Strip when you want it — without paying for it every day.
Cerrado sits in Summerlin South, Las Vegas (ZIP 89135), in the The Cliffs planning area near West Charleston Boulevard and the Red Rock Canyon corridor. The 50-acre community is roughly 17 miles from the Strip and 20 miles from Harry Reid International Airport.
Quick Answer
Yes — if top-rated schools, the Red Rock Canyon lifestyle corridor, and desert-contemporary construction top your list. Cerrado delivers Pardee Homes' 2015-era quality inside Summerlin's award-winning master plan for $500K–$850K, with access to 300+ miles of trails and five minutes to Downtown Summerlin's retail and dining. The honest trade-offs are a non-gated setting and thin resale inventory — with only 260+ homes, buyers need to move decisively when the right floor plan surfaces.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Cerrado — the parent city holds 656,274 residents with a median household income of $66,820. Inside Cerrado, the profile is notably stronger: community records show roughly 780+ residents across 260+ households, a median age of 42, average household income above $120,000, and an 85% owner-occupancy rate.
The Census does not break Cerrado out as its own place, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within the community, our closing data shows a mix of young professional families drawn by Rogich MS and Palo Verde HS, California relocators trading income tax for desert-contemporary living, and move-up buyers upgrading from entry Summerlin villages.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Cerrado is not separately tabulated) · Updated
POPULATION & GROWTH
Cerrado itself is built out — 260+ homes since 2015, with growth happening through resales and occasional upgrades rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin South corridor remains one of the most in-demand ZIP codes in the valley.
Inside Cerrado, growth is capped: the 50-acre footprint and 260+ home plan mean resale is the only path in, which is the scarcity argument for long-hold ownership. The surrounding 89135 corridor carries some of Summerlin's highest-demand inventory — median list near $950,000 — providing the liquid market Cerrado values benchmark against.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Cerrado trades against. With 260+ homes in the plan, the community is too small for a standalone monthly series; the cards report 89135 ZIP-area benchmarks: a $950,000 median list, 43-day median days on market.
Median List Price
$950,000 ZIP-area median (89135), June 2026
Source: Las Vegas REALTORS
Days on Market
43 median days across the ZIP area; thin-inventory resales can move faster
vs September 2025
Source: Las Vegas REALTORS
Active Inventory
Moderate inventory in 89135 overall; Cerrado specifically turns over slowly with 260+ homes
vs September 2025
Source: Las Vegas REALTORS
The long view: Cerrado at Summerlin's median sold price rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,114 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
THIN INVENTORY
Market Competitiveness
The 89135 corridor is a balanced-to-seller market — a 43-day median DOM and $898,550 median list reflect strong but patient demand in Summerlin South. Inside Cerrado's 260+ home footprint, well-priced and well-presented resales move faster than the ZIP average, while homes needing updates sit longer. Buyers need financing ready and alerts active.
Cerrado is purpose-built for a specific buyer: families who want Summerlin South's top-rated school corridor without a guard-gated premium; California relocators who want desert-contemporary construction and zero state income tax; and professionals who value the Red Rock Canyon lifestyle. Five profiles below match lifestyles to what Cerrado delivers, followed by honest pros and trade-offs.
Ready to explore homes in Cerrado at Summerlin? Our team knows every Pardee floor plan, current resale inventory, and the school-zone details that matter most.
Start Your Home SearchVillage Comparison
A side-by-side of Cerrado and its closest Summerlin South neighbors — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Entry pricing shown; per-community medians at this scale are statistically thin, so we publish plan ranges.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Cerrado | $500K–$850K | n/a* | n/a* | n/a* | Contemporary · Schools |
| The Cliffs Villages | From $700K | n/a* | n/a* | n/a* | Views · Newer build (2018+) |
| Cresta Vista | From $600K | n/a* | n/a* | n/a* | Move-Up · Contemporary |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-Gated · Golf |
| Summerlin (hub) | From $450K | n/a* | n/a* | n/a* | All budgets · 26+ villages |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Per-village $/SF and DOM are intentionally omitted — samples this small are not meaningful. ZIP-area benchmark: 43-day median DOM, $950K median list.
Village Deep Dive
Submarket 1
Pardee's 2015 desert-contemporary build — open-concept great rooms, covered patios, and floor plans to 3,200 sq ft. The community's 260+ home footprint keeps resale supply deliberately thin.
Browse Cerrado homes →Submarket 2
The Cliffs cluster — Arista, Belmont, Echo, Edgestone — features 2018-to-present construction from multiple builders with larger lots, open views, and more plan variety than Cerrado.
Browse The Cliffs Villages homes →Submarket 3
Adjacent Summerlin South village with contemporary move-up homes — overlapping school zone and trail access, slightly higher density than Cerrado.
Browse Cresta Vista homes →Submarket 4
Guard-gated golf community with two Arnold Palmer championship courses — the step-up from Cerrado for buyers who want a staffed gate and fairway-view lots.
Browse Red Rock Country Club homes →Submarket 5
The full 22,500-acre Summerlin master plan — 26+ villages, every price band, and the Howard Hughes Corporation amenity network that makes every village valuable.
Browse Summerlin (hub) homes →Submarket 6
Cerrado's most distinctive feature isn't inside the community — it's ten minutes west. Red Rock Canyon National Conservation Area encompasses 195,000 acres of BLM-managed Mojave desert: the 13-mile scenic loop, world-class rock climbing at Calico Hills, and trailheads for everything from casual walks to technical ascents. Owning in Cerrado puts this at your door every weekend.
Browse Red Rock Canyon — Your Western Neighbor homes →STILL DECIDING?
BY ZIP CODE
ZIP 89135 covers several of Summerlin's most in-demand villages — from contemporary entry communities like Cerrado to ultra-luxury guard-gated enclaves. The table below maps the main corridors so you can see where Cerrado sits in the broader 89135 landscape.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Cerrado — contemporary Pardee single-family (2015) | $500K–$850K (plan range) | n/a* | 43 (ZIP-area) | 260+ resales (thin supply) | n/a* |
| 89135 | The Cliffs villages (Arista, Belmont, Echo, Edgestone) | $700K–$1.5M+ | n/a* | 43 (ZIP-area) | 28 approx | n/a* |
| 89135 | Red Rock Country Club (guard-gated, golf) | From $1.2M | n/a* | varies | 35 approx | n/a* |
| 89135 | Other Summerlin South villages and adjacent corridors | $600K–$1.2M | n/a* | 43 (ZIP-area) | — | n/a* |
| 89135 | Full ZIP-area benchmark — 89135 combined | $950,000 list | — | 43 | 130 approx | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
Builders
Pardee Homes built Cerrado's 260+ homes starting in 2015 — the plan is sold out, so today's opportunities are resale only. Buyers who want brand-new construction in the same school corridor and Summerlin South ZIP have active options nearby. Incentives change monthly — verify current offerings before writing anything.
Desert Contemporary
The original Cerrado builder; all product is now resale — our team tracks every active listing
Luxury Move-Up
The luxury new-build comparable in the same 89135 corridor
Family & Mid-Market
Broadest new-build selection near the Cerrado school corridor
Design-Forward Move-Up
Contemporary architecture buyers cross-shop against Cerrado resales
55+ Active Adult
Active-adult alternative for downsizers comparing Cerrado patio-style living
Outdoor Recreation
Parks inside the plan, Summerlin trails threading the master community, and Red Rock Canyon's 195,000-acre conservation area ten minutes west — Cerrado buyers trade urban density for immediate access to the Mojave's most spectacular outdoor recreation. The Bureau of Land Management manages the Red Rock Canyon National Conservation Area, accessible 300 days a year in Las Vegas sunshine.
5 MIN
A neighborhood anchor in the Summerlin South corridor — adventure playground, disc golf, walking trails, and picnic areas within easy reach of Cerrado.
5 MIN
Summerlin's signature linear park threading through native desert plantings and open space — a daily walk or evening stroll corridor for Cerrado residents.
5 MIN
Playground, sports courts, and walking paths just minutes from Cerrado — the close-in neighborhood park for quick outdoor breaks.
10 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class climbing at Calico Hills, and dozens of hiking trails managed by the Bureau of Land Management.
5 MIN
The west valley's retail, dining, and events hub — Las Vegas Ballpark, City National Arena, seasonal farmers markets, and 125+ shops and restaurants five minutes east.
IN-COMMUNITY
300+ miles of paved and natural surface trails connecting Summerlin's villages, parks, and open spaces — the master plan's single most-used amenity.
10 MIN
The annual PGA Tour Shriners Children's Open host course — a championship layout ten minutes from Cerrado, open to public play outside tournament weeks.
5 MIN
The Aviators AAA stadium at Downtown Summerlin — night games, live music, and family entertainment five minutes from the community.
The Cerrado at Summerlin Lifestyle
Three moods within minutes of home: a morning hike at Red Rock Canyon ten minutes west, a midday walk on Summerlin's trail network, and dinner at Downtown Summerlin five minutes east — with roughly 195,000 acres of BLM conservation land per the Bureau of Land Management as your permanent western neighbor.
THIS WEEKEND'S OPEN HOUSES
Open houses in Cerrado are infrequent — with only 260+ homes, most sellers show by private appointment. Set up instant alerts to be notified the moment a Cerrado home schedules an open house or comes to market, or browse every active 89135 listing now and let us arrange a private showing on your schedule.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Cerrado attracts a professional household profile — average income above $120,000 per community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and Summerlin's western corridor has grown into a genuine employment hub with hospitals, corporate offices, and the Downtown Summerlin retail district.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Cerrado against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Cerrado wins on school quality and outdoor access, Summerlin on amenity depth, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Cerrado, Summerlin | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Price Range | $500K–$850K (plan) | $450K–$5M+ (all villages) | $300K–$5M+ | $350K–$3M+ |
| ZIP-Area Median List | $950K (89135) | $728K (Summerlin-wide) | $476K | $548K |
| Days on Market (ZIP) | 43 (89135) | 21 | 20 | 21 |
| Guard-Gated | No — Summerlin-managed | Select enclaves (The Ridges) | Select enclaves | Select enclaves (MacDonald Highlands) |
| Red Rock Canyon Access | 10 min | 10–20 min (varies by village) | 20–35 min | 35–50 min |
| New Construction | None — resale only | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Best For | Schools · Outdoors · Contemporary | Schools · Luxury · Lifestyle | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Cerrado income and population figures are community plan-record values; crime and city demographics are Las Vegas citywide. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Cerrado sits in Summerlin South with straightforward arterial access in every direction — West Charleston Boulevard, Summerlin Parkway, and the 215 Beltway are all within minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Cerrado destinations beat that comfortably.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Cerrado purchases close in 30 to 45 days through a Nevada escrow company. Cash offers can close in 7–14 days. The rate-limiting step is usually HOA document review — order the Summerlin master and Cerrado sub-association resale packages immediately after contract acceptance to avoid delays. Our team pre-coordinates with both associations so turnaround does not push your closing date.
Quick Answer
Most Cerrado buyers put down 5% to 20%. Conventional financing works across the $500K–$850K band — on a $700,000 home, plan roughly $35,000 (5%) to $140,000 (20%). VA loans allow 0% for eligible veterans, and FHA loans work at $500K–$700K with 3.5% down. On higher Cerrado resales near $850K, check whether the purchase exceeds the current conforming loan limit — jumbo financing requires 10–20% down with reserves.
Cerrado at Summerlin FAQ — 18 Answers
Cerrado homes range $500,000 to $850,000 for Pardee-built plans from 1,800 to 3,200 sq ft, with the 89135 ZIP-area median at $898,550 per Las Vegas REALTORS. Pricing tracks floor plan, lot, and upgrades. With only 260+ homes, well-priced resales move in 36 days or fewer — set an alert before your target hits MLS.
No — Cerrado is not guard-gated. It lives inside the Summerlin master plan, which enforces strict design standards, maintains common areas, and delivers the safety of an actively managed community without a staffed entry gate. Buyers who require 24-hour gate staffing typically cross-shop Red Rock Country Club or The Ridges nearby, both of which carry higher price points; our team can arrange back-to-back tours so you can weigh that trade-off with real numbers.
Cerrado sits in ZIP code 89135 in Summerlin South, Las Vegas. That places the 50-acre community roughly five minutes from Downtown Summerlin's retail and dining corridor, ten minutes from Red Rock Canyon's trailheads, and about twenty minutes from the Strip via Summerlin Parkway. ZIP 89135 covers several of Summerlin's most in-demand villages — confirm the exact tax parcel and school-zone details with our team during escrow.
Budget $90–$250 per month in combined Summerlin master-association and Cerrado sub-association dues. Those fees fund common-area maintenance, Summerlin parks and trails access, and community landscape upkeep. The exact figure varies by sub-association — request the full resale package early in escrow to verify the current budget, reserves, and any transfer fees. Nevada's standard 30-45 day escrow leaves time to review everything if you order documents up front.
Cerrado falls in the Clark County School District zone for John W. Bonner Elementary (9/10 per GreatSchools), Sig Rogich Middle School (10/10 — among the best in the valley), and Palo Verde High School (8/10), per Clark County School District. On the private side, The Meadows School and Bishop Gorman High School are the premier choices; Doral Academy Red Rock and Pinecrest Academy round out the charter options. Always verify zoning for any specific address before writing an offer — boundaries can shift.
Pardee Homes built Cerrado starting in 2015 under the Howard Hughes Corporation Summerlin master plan. Pardee is a legacy Las Vegas builder whose desert-contemporary designs combine clean-line architecture, durable materials, and indoor-outdoor floor plans sized 1,800 to 3,200 square feet. Our team tracks how each Pardee plan in Cerrado has performed on resale — call (702) 637-1759 for a model-by-model breakdown before you shortlist.
Cerrado and The Cliffs area villages (Arista, Belmont, Echo, Edgestone) share the Summerlin South ZIP 89135 corridor and similar price bands, but differ in vintage and design: Cerrado's 2015 Pardee homes deliver desert-contemporary finishes, while The Cliffs villages blend 2018-to-present production from multiple builders with larger lot plans and more open-view elevations. Both feed the same Bonner-Rogich-Palo Verde school corridor. Cross-shopping the two usually comes down to floor plan, lot, and the specific builder's finish package.
Cerrado checks the core investment boxes: 2015-era Pardee construction in a 260+ home community that keeps resale supply structurally thin, full Summerlin amenity access, and top-ranked schools. Layer in Nevada's zero state income tax and the 3% primary-residence property-tax cap under Nevada Revised Statutes 361.471, and the long-hold case is compelling. Ask our team for a Cerrado-specific appreciation and comparative rent analysis before you commit.
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under NRS 361.471. On a $700,000 Cerrado home that means roughly $3,500–$5,250 per year — a fraction of what comparable desert-contemporary homes carry in Southern California, where rates routinely hit 1.25% or more.
With only 260+ homes, Cerrado turns over slowly by design: a handful of resales surface each quarter, and well-priced listings move in 36 days or fewer per Las Vegas REALTORS data for the 89135 corridor. Buyers should treat this as a thin-inventory market — having a pre-approval and a saved search in place before your target property lists is the difference between winning and watching. Call (702) 637-1759 to set up an instant alert.
The difference is substantial. California's top marginal state income tax is 13.3% per the California Franchise Tax Board — Nevada's is zero. A Cerrado household earning $200,000 saves roughly $20,000 per year in state income taxes alone compared to a comparable Bay Area address. Pair that with Nevada's ~0.5–0.75% effective property tax (versus California's 1.0–1.25%) and the annual ownership cost advantage compounds quickly across a 5-to-10 year hold.
Cerrado's location in Summerlin South puts Red Rock Canyon National Conservation Area about ten minutes west via West Charleston Boulevard — 195,000 acres of hiking, climbing, and scenic driving managed by the Bureau of Land Management. Inside the master plan, Fox Hill Park, The Paseos Linear Park, and Cottonwood Canyon Park are all within five minutes. Downtown Summerlin's seasonal events, Las Vegas Ballpark, and City National Arena are five minutes east.
Summerlin is a 22,500-acre master-planned community on the western edge of Las Vegas, developed since 1990 by the Howard Hughes Corporation. It contains 26+ villages, 300+ miles of trails, nine golf courses, and dozens of parks. Cerrado is one of the newer Summerlin villages, established in 2015 in the South planning area near The Cliffs. Residents get full master-plan amenity access — trails, recreation centers, events — plus the design-standard enforcement that protects resale values across the plan.
Cerrado is a strong family fit. The school corridor — Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) per GreatSchools — ranks among the best in Clark County. The community's floor plans run up to 3,200 square feet with flexible room configurations and covered patios for outdoor entertaining. Fox Hill Park, The Paseos trails, and the broader Summerlin trail network keep kids active year-round. The 85% owner-occupancy rate signals a stable, long-term neighborhood profile.
Yes — call (702) 637-1759 or use the form on this page. Nevada Real Estate Group is the #1 team in Nevada, with 9,600+ closed transactions and $4.85B+ in total volume. We track every Cerrado resale, know each Pardee floor plan's resale performance, and can pull a same-day comparative market analysis for any listing or seller. Out-of-state? Virtual tours and remote offer coordination are standard practice for our team.
Most Cerrado buyers put down 5% to 20%. Conventional financing works comfortably across the $500K–$850K price band — on a $700,000 home, plan roughly $35,000 (5%) to $140,000 (20%). VA loans allow 0% for eligible veterans, and FHA loans work at $500K–$700K with as little as 3.5% down. Jumbo territory begins above the conforming loan limit — on higher Cerrado resales, budget 10–20% down with verified reserves.
Most Cerrado purchases close in 30 to 45 days through a Nevada escrow company. Cash offers can close in 7–14 days. HOA document review (resale package, dues, reserves, CC&Rs) typically takes 5–10 business days — order them early to avoid a closing delay. Our team pre-coordinates with the Summerlin master association and Cerrado sub-association so document turnaround does not slow your timeline.
Cerrado homes reflect Pardee's desert-contemporary signature: open-concept great rooms, neutral palettes, and covered patios designed for year-round outdoor living. Floor plans run 1,800 to 3,200 square feet with flexible room configurations — some offer bonus rooms or loft spaces ideal for home offices. Resale finishes vary; some original owners upgraded kitchens and baths extensively, while others left the builder-standard package intact. Ask our team for a current condition walk-through before you write.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Cerrado buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Yes — Cerrado is a village within the Summerlin master plan, located in the South planning area (ZIP 89135) near The Cliffs. It shares the full Summerlin amenity network — trails, parks, recreation centers, and events — maintained by Howard Hughes Corporation.
Pardee Homes built Cerrado starting in 2015 under the Howard Hughes Corporation Summerlin master plan. Pardee is a legacy Las Vegas builder whose desert-contemporary designs feature open-concept floor plans from 1,800 to 3,200 square feet with covered patios.
Yes — Cerrado scores highly on the factors that matter most: a 10/10 middle school zone (Rogich MS), 85% owner-occupancy, full Summerlin master-plan amenity access, and Red Rock Canyon ten minutes west. The trade-off is thin resale inventory and a non-gated setting.
About ten minutes via West Charleston Boulevard — one of the most direct routes in the Las Vegas Valley to Red Rock Canyon National Conservation Area's 195,000 acres of BLM-managed hiking, climbing, and scenic driving.
ZIP 89135 — Summerlin South, Las Vegas. The same ZIP covers several of Summerlin's most in-demand villages, including The Cliffs area and Red Rock Country Club.
No — Cerrado built out its 260+ homes by 2015 and today the market is resale only. Buyers who want brand-new construction in the same school corridor should look at The Cliffs villages nearby, where Toll Brothers and other builders have active product.
Budget $90–$250 per month in combined Summerlin master-association and Cerrado sub-association dues. That covers trails, parks, and community maintenance. Verify the exact current amount in the resale package during escrow.
About five minutes via West Charleston Boulevard east to Pavilion Center Drive. Downtown Summerlin has 125+ shops and restaurants, Las Vegas Ballpark, City National Arena, and seasonal farmers markets — easily the most convenient lifestyle hub for Cerrado residents.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers in Cerrado and across every Summerlin South village — the depth behind the team's #1 ranking in Nevada.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Cerrado with neighboring Summerlin villages and nearby cities. Each card pairs the commute time with price positioning so you can judge whether trading Cerrado's school corridor and outdoor access for a different lifestyle actually buys you more home for the money.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Cerrado sits in a cluster of Summerlin South villages sharing the 89135 ZIP, the Bonner (9/10)–Rogich (10/10)–Palo Verde (8/10) school corridor, and Red Rock Canyon ten minutes west. Explore the neighbors below — each links to a dedicated community page with live MLS data and current pricing.
KEEP LEARNING
These guides extend the research most Cerrado buyers do next — understanding the broader Summerlin market, weighing guard-gated options against open-community living, and navigating the Las Vegas buying process — each written from the same MLS data and primary sources used throughout this page.
MARKET HUB
Summerlin's full village guide — all 26+ communities, master-plan amenities, and market data in one place.
Read →NEIGHBORHOOD GUIDE
The closest comparison cluster to Cerrado — newer construction, bigger lots, and open-view elevations in the same 89135 school zone.
Read →MARKET HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →MARKET GUIDE
Valley-wide pricing, inventory, rates, and where the market is heading this year.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Cerrado holds only 260+ homes, we present ZIP-area statistics (89135) as area benchmarks — never plan-only claims — and omit community-level medians that small samples cannot support. Follow any link below to verify a figure.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15