Nevada's #1 team for Mockingbird at Kestrel real estate. Search single-family homes in Summerlin's highest-elevation Kestrel village — Red Rock Canyon views, top-rated schools, and the full Summerlin trail network from $480K.
Homes in Mockingbird at Kestrel and the surrounding ZIP 89138 corridor are tracked daily through NREG’s MLS analysis MLS data. The newest area listings appear below, refreshed daily, covering Mockingbird and neighboring Kestrel neighborhoods. Every active listing in the ZIP is searchable through our live MLS portal.
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Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 5:42 PM Pacific; availability and prices may change.
ZIP-AREA MEDIAN LIST (89138)
$720K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
HOME PRICE RANGE
$480K–$920K
Community plan record + LVR
ELEVATION
~3,000 ft
Highest ZIP in Las Vegas Valley
HOA FEES
$80–$190/mo
Master + sub-association combined
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
Mockingbird at Kestrel is a single-family neighborhood in the Kestrel village of Summerlin, ZIP 89138, with homes from $480K–$920K, a 10/10-rated middle school, and Red Rock Canyon ten minutes west, according to NREG’s MLS analysis MLS data and Las Vegas city demographics per the U.S. Census. The takeaways below cover what moves buyers here versus other Summerlin villages.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
ZIP 89138 homes span from lower-end Kestrel resales to larger new-construction and premium view-lot builds, according to NREG’s MLS analysis MLS data. The bands below show where Mockingbird and surrounding Kestrel neighborhoods concentrate — the $600K–$1M tier holds most of the active supply.
Active listings across ZIP 89138 and the broader Kestrel corridor are updated daily from NREG’s MLS analysis MLS data. Each link below opens a pre-filtered live search — browse by property type, price tier, or lifestyle priority, including Red Rock view homes, family-sized four-bedrooms, and entry-level Kestrel resales from $480K.
Kestrel village contains several single-family neighborhoods including Mockingbird; each card links to the most relevant hub or live search. Compare with sibling Kestrel neighborhoods and broader Summerlin West communities nearby.
353 active listings across ZIP 89138 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, beds, and Red Rock view corridor — no spam, cancel anytime. Kestrel homes priced right in ZIP 89138 go under contract in the first two weekends; alert subscribers see new listings within hours of MLS entry, not days — a meaningful edge in Summerlin's 40-day-median-DOM upper market.
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
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 Mockingbird at Kestrel means single-family contemporary homes at roughly 3,000 feet elevation, a 10/10-rated middle school, and Red Rock Canyon ten minutes west inside the Summerlin master plan developed by Howard Hughes Corporation. Residents access 150-plus miles of trails, Downtown Summerlin in five minutes, and Las Vegas city services per the City of Las Vegas.
Mockingbird is known for its position inside Kestrel — Summerlin's highest-elevation village — giving residents panoramic Red Rock Canyon views, cooler summer temperatures, Sig Rogich Middle School zoning, and the full Summerlin trail and amenity network at single-family prices from $480K.
Families targeting the Sig Rogich / Palo Verde school corridor, California relocators trading coastal taxes for Summerlin square footage, and outdoor-active buyers who want Red Rock Canyon trailheads ten minutes from their front door.
Morning trail runs through Fox Hill Park or along The Paseos linear trail system, a five-minute drive to Downtown Summerlin's 125-plus shops and restaurants, weekend hikes at Red Rock Canyon, and twenty minutes to the Strip for dining and entertainment.
Mockingbird at Kestrel is located in the northern portion of Summerlin West in ZIP 89138, on the western edge of Las Vegas near the Red Rock Canyon border. Elevation approximately 3,000 feet — the highest in the Las Vegas Valley.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Mockingbird at Kestrel 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.
Source: NREG community plan records & U.S. Census Bureau ACS 2020–2024 5-year estimates, Las Vegas city (Mockingbird is not separately tabulated) · Updated
POPULATION & GROWTH
Kestrel village sits within Summerlin West — one of the most actively developing corridors in the Las Vegas Valley. Howard Hughes Corporation continues to release new land west of existing Kestrel phases, and ZIP 89138 has added rooftops steadily since the 2000s. The parent city has added roughly 96,000 residents since 2010 per U.S. Census counts.
Unlike built-out guard-gated communities, Kestrel and Summerlin West continue to see new-phase releases from Howard Hughes Corporation, adding supply alongside the demand growth. The implication: buyers who want established streets buy existing Mockingbird resales now; buyers who want brand-new construction explore the active Kestrel phases to the west.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate Mockingbird 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
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. The ZIP 89138 area carries a median list around $720,000 with a 40-day median DOM reflecting the upper-Summerlin price point.
Median List Price
$720,000 ZIP-area median (89138), June 2026 per LVR
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
40 median days across ZIP 89138; upper-end Summerlin homes pace slower than valley median
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Price Range
$480K–$920K covers Mockingbird and surrounding Kestrel neighborhoods per LVR
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.
SUMMERLIN WEST MARKET
Market Competitiveness
ZIP 89138 is a moderately competitive market — homes carry a 40-day median DOM, reflecting Summerlin's upper price tier where buyers take more time to decide than in entry-level Las Vegas corridors. Multiple-offer situations do occur on well-priced Kestrel homes, particularly those with Red Rock views. According to Las Vegas REALTORS data, the area stays consistently active year-round.
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.
Ready to explore homes in Mockingbird at Kestrel? Our team knows every Kestrel street, phase, and view corridor — and which Mockingbird resales appraise at the top of the range.
Start Your Home SearchNeighborhood Comparison
A like-for-like comparison of Kestrel-area neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Honesty note: individual sub-neighborhood sample sizes are too small for reliable per-neighborhood medians, so we publish entry points and key differentiators.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Mockingbird at Kestrel | $480K–$920K | n/a* | n/a* | n/a* | Red Rock views · Established |
| Quail Cove at Kestrel | From $500K | n/a* | n/a* | n/a* | Single-family · Kestrel |
| Kestrel Village (broader) | From $480K | n/a* | n/a* | n/a* | Multiple price points |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Luxury · Guard-Gated |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-Gated · Golf |
| Summerlin (master hub) | From $350K | n/a* | n/a* | n/a* | All buyers · All price points |
Source: NREG’s MLS analysis MLS data plus NREG community records, June 2026. Per-neighborhood $/SF and DOM are intentionally omitted — samples too small for reliability. ZIP 89138 benchmark: 40-day median DOM, $480K–$920K range.
Neighborhood Deep Dive
Submarket 1
Single-family homes in the heart of Kestrel village — established streets with Red Rock Canyon views, Sig Rogich MS zoning, and the full Summerlin trail network at the doorstep.
Browse Mockingbird at Kestrel homes →Submarket 2
Adjacent Kestrel neighborhood with similar single-family character — buyers cross-shopping Mockingbird often tour Quail Cove on the same day for direct comparison.
Browse Quail Cove at Kestrel homes →Submarket 3
Kestrel village encompasses several neighborhoods, ranging from entry-level resales to larger move-up homes. Buyers who don't find the right Mockingbird home often expand their search across the full village.
Browse Kestrel Village (broader) homes →Submarket 4
Summerlin's most exclusive guard-gated enclave — Bear's Best golf, custom estates, and full privacy. The comparable Summerlin address for buyers who want the gate and have the budget.
Browse The Ridges homes →Submarket 5
Guard-gated golf community in Summerlin featuring two Arnold Palmer courses — closer to Red Rock Canyon than The Ridges, with an entry point between Mockingbird and The Ridges.
Browse Red Rock Country Club homes →Submarket 6
The broader Summerlin master plan hub covering 20+ villages, all price tiers, and the full amenity network. Start here to map the full picture before narrowing to Kestrel.
Browse Summerlin (master hub) homes →Submarket 7
The 195,000-acre Bureau of Land Management conservation area that defines the western edge of Summerlin West — Mockingbird at Kestrel sits closer to Red Rock Canyon than any other comparably priced neighborhood in the master plan. The 13-mile scenic loop, 30-plus hiking trails, and world-class sport climbing are ten minutes from your front door.
Browse Red Rock Canyon — Kestrel's Backyard homes →STILL DECIDING?
BY ZIP CODE
ZIP 89138 covers the Kestrel village and surrounding Summerlin West neighborhoods. The table below maps the corridors within the ZIP from entry-level resales to upper-end view-lot homes. All figures are ZIP-area benchmarks per NREG’s analysis of Las Vegas REALTORS MLS data MLS — not neighborhood-specific, which samples too small to support reliably.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Mockingbird at Kestrel (single-family, Kestrel village) | $480K–$920K (plan range) | n/a* | ~40 (ZIP-area) | Part of ZIP 89138 total | n/a* |
| 89138 | Quail Cove at Kestrel and adjacent Kestrel neighborhoods | From $500K+ | n/a* | ~40 (ZIP-area) | Part of ZIP 89138 total | n/a* |
| 89138 | Broader Kestrel village (multiple sub-neighborhoods) | $480K–$1M+ | n/a* | ~40 (ZIP-area) | ~190 active (ZIP estimate) | n/a* |
| 89138 | ZIP 89138 area benchmark — Kestrel + Summerlin West combined | ~$720,000 list | — | 40 | ~190 | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Neighborhood-level $/SF and year-over-year change are intentionally omitted: sub-neighborhood samples are too small to be meaningful. Boundaries per Clark County GIS.
Builders
Mockingbird at Kestrel was built within the Summerlin master plan using production builders under Howard Hughes Corporation's design guidelines — the typical Kestrel roster includes Toll Brothers, Lennar, and Richmond American. Most Mockingbird homes are now resale. Active new-construction phases continue in adjacent Kestrel and Summerlin West sub-areas. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Closest luxury production profile to upper Mockingbird resales
Family & Mid-Market
Broadest active new-build selection in ZIP 89138 and adjacent
Family
Original Mockingbird builder; active in adjacent phases
Design-Forward Move-Up
Contemporary architecture for buyers cross-shopping Kestrel against Affinity
55+ Active Adult
Active-adult alternative for buyers comparing Kestrel single-family with 55+ living
Outdoor Recreation
Red Rock Canyon ten minutes west, Fox Hill Park with adventure play equipment nearby, and 150-plus miles of Summerlin master trails threading every neighborhood — Mockingbird at Kestrel sits at the intersection of urban amenities and desert wilderness managed by the Bureau of Land Management, usable through 300 days of annual sunshine.
NEARBY
The standout Kestrel park: adventure playground with zip lines, a 9-hole disc golf course, shaded picnic areas, and trail connections into the broader Summerlin network.
NEARBY
A linear desert garden park with walking paths, native plantings, and open green space — the community's low-key, walkable green corridor.
IN-NETWORK
The master plan's 150-plus mile paved and natural surface trail network threads every Kestrel neighborhood, park, and school — one of the most extensive in any Las Vegas-area community.
~10 MIN
The defining outdoor asset of Summerlin West: the 13-mile scenic loop, 30+ hiking trails, and world-class sport climbing routes, managed by the Bureau of Land Management.
~5 MIN
125-plus shops and restaurants, City National Arena, the Las Vegas Ballpark, and year-round outdoor events including farmers markets and seasonal festivals.
~10 MIN
The PGA Tour's Las Vegas stop — a Jack Nicklaus-redesigned course with membership and daily-fee access, ten minutes from Mockingbird.
~5 MIN
The Aviators' home stadium adjacent to Downtown Summerlin — summer baseball evenings and community events within a short drive.
~15 MIN
A quieter BLM-managed open space adjacent to Red Rock Canyon — informal trails, red sandstone scenery, and far less traffic than the main scenic loop.
The Mockingbird at Kestrel Lifestyle
Three moods within twenty minutes of the front door: a morning trail run through Fox Hill Park and The Paseos, brunch at Downtown Summerlin five minutes away, and an afternoon hike in Red Rock Canyon — roughly 195,000 acres managed by the Bureau of Land Management ten minutes west.
THIS WEEKEND'S OPEN HOUSES
Open houses in Kestrel are typically scheduled on weekends during peak spring and fall market seasons. Set up instant alerts to get notified the moment a Mockingbird home schedules an open house — or browse every active listing now and let us arrange a private showing at your convenience.
Budget around the specific home, not a community average. Before you compare the cost of a move to Mockingbird at Kestrel, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
Mockingbird at Kestrel residents work primarily in the Las Vegas metro professional economy. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong. The Kestrel demographic record shows average household income above $110,000 — roughly 1.5x the Clark County median — driven by dual-income professionals Summerlin's school zoning attracts.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Mockingbird at Kestrel against other premium addresses in the valley, this side-by-side covers the metrics buyers ask about most, updated June 2026. Kestrel wins on school quality and Red Rock proximity; Summerlin guard-gated enclaves win on privacy; Henderson wins on citywide family safety — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Mockingbird at Kestrel | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | $720K (ZIP 89138) | $728K | $476K | $548K |
| Home Price Range | $480K–$920K | $350K–$5M+ | $200K–$5M+ | $300K–$3M+ |
| Days on Market | 40 (ZIP 89138) | 21 (Summerlin-wide) | 20 | 21 |
| HOA | $80–$190/mo | Varies by community | Varies | Varies |
| Red Rock Canyon Access | ~10 min | 10–20 min varies | 20–30 min | 25+ min |
| Guard-Gated Option | Not in Mockingbird; The Ridges / Red Rock CC nearby | Available (Ridges, Red Rock CC) | Select enclaves | Select enclaves (MacDonald Highlands) |
| New Construction | Resale + adjacent Kestrel phases active | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Best For | Schools · Mountain Access · Trails | Luxury · New Build · Outdoor | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Kestrel figures are ZIP 89138 benchmarks; Mockingbird-specific medians are not available due to small sub-neighborhood sample size. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Summerlin Parkway, Charleston Boulevard, and the 215 Beltway are all minutes from Mockingbird — the major arteries that connect Kestrel to every employment corridor in the valley. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Mockingbird-to-work commutes beat or match that benchmark.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Most Mockingbird at Kestrel purchases close in 30–45 days through a Nevada escrow company; cash offers close in 10–14 days. Financed buyers should budget extra time for HOA document review — Mockingbird carries both a master and a sub-association resale package — and any lender-required repairs from inspection.
Quick Answer
Most Mockingbird buyers put down 5–20%. Conventional loans cover the full $480K–$920K price range — on a $826,357 median, plan roughly $41,300 (5%) to $165,300 (20%). VA loans allow 0% down for eligible veterans, and FHA works at the lower end of the price range with 3.5% down if income qualifies. Nevada's zero state income tax typically gives relocating California buyers additional cash reserves that can be redirected toward a larger down payment, improving rate and eliminating PMI.
Mockingbird at Kestrel FAQ — 17 Answers
Mockingbird at Kestrel homes in ZIP 89138 list between $480,000 and $920,000 per $826,357 area benchmarks from NREG’s analysis of Las Vegas REALTORS MLS data. Three-bedroom resales open near $480K; four-bedroom builds with Red Rock views and upgraded Summerlin finishes push toward $920K. Lot position and view corridor drive the spread.
Mockingbird is a single-family neighborhood inside the Kestrel village of Summerlin, the Howard Hughes Corporation master-planned community on the western edge of Las Vegas. Kestrel occupies the northern portion of Summerlin West in ZIP 89138, roughly 3,000 feet above the valley floor. That elevation translates to slightly cooler summers, wide mountain views toward Red Rock Canyon, and a commute of about five minutes to Downtown Summerlin.
Mockingbird is not a guard-gated community — it is an open-access single-family neighborhood within Kestrel village. The broader Summerlin master plan does include guard-gated enclaves such as The Ridges and Red Rock Country Club, but Mockingbird operates on standard Summerlin HOA covenants with common-area maintenance and trail access rather than staffed-entry security. Buyers wanting full-gate security will want to cross-shop those enclaves within the same master plan.
HOA dues in Mockingbird run approximately $80–$190 per month, combining the Summerlin master-association fee with any sub-association assessments specific to Mockingbird. Those combined dues fund common-area landscaping, trail maintenance, and access to Summerlin's 150-plus mile trail network. Request the full resale package early in escrow — current dues, reserve study, and any pending assessments — so carrying costs are precise before you write an offer.
Clark County School District zoned campuses for Mockingbird include John C. Vanderburg Elementary (8/10 GreatSchools), Sig Rogich Middle School (10/10 — among the highest-rated public middles in Nevada), and Palo Verde High School (8/10). Private options nearby include The Meadows School, Bishop Gorman High School, and Faith Lutheran; Doral Academy Red Rock and Pinecrest Academy of Nevada offer charter alternatives. Verify current zoning for any specific address before you offer.
Plan about 20 minutes door to door: from Mockingbird, take Summerlin Parkway east to I-15 south. Harry Reid International Airport runs roughly 30 minutes via I-215 South. Closer to home, Downtown Summerlin is about five minutes away, Red Rock Canyon about ten. Buyers consistently cite the combination — Strip accessible but not adjacent — as one of Kestrel's defining lifestyle advantages over east-side Las Vegas neighborhoods.
Red Rock Canyon National Conservation Area is roughly 10 minutes west — 195,000 acres of BLM-managed terrain with a 13-mile scenic drive, 30-plus hiking trails, and world-class sport climbing. Within Summerlin, Fox Hill Park offers zip lines, disc golf, and adventure-course play; The Paseos Linear Park provides trail access through desert gardens. TPC Summerlin and Las Vegas National Golf Club sit nearby for tee times, and Downtown Summerlin hosts outdoor events year-round.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $700,000 Mockingbird home that means approximately $3,500–$4,900 per year — a meaningful advantage over comparable California markets where effective rates often exceed 1% with no increase cap.
California's top marginal state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada levies zero. A household earning $250,000 annually saves roughly $20,000–$33,000 per year in state income taxes alone. Combined with Mockingbird's property-tax cap under NRS 361.4723 and a Summerlin single-family home at $200,000–$500,000 below comparable square footage in the Bay Area, the annual savings typically cover several years of HOA dues within the first 12 months of residency.
Mockingbird at Kestrel was built within Howard Hughes Corporation's Summerlin master plan using national production builders — the typical Kestrel roster includes Toll Brothers, Lennar, and Richmond American for various phases. Homes feature desert-contemporary architecture, open-concept layouts, energy-efficient systems, and the premium-finish standards Summerlin builders are contractually required to meet under the master plan's design guidelines. Most Mockingbird homes are now resale rather than new construction.
Mockingbird at Kestrel sits at approximately 3,000 feet above sea level — the highest elevation ZIP code in the Las Vegas Valley. That extra altitude translates to measurable temperature differences: summer highs in Kestrel typically run 3–5°F cooler than at the valley floor near the Strip, and sunrise mountain views toward Red Rock Canyon are unobstructed. Winter mornings can bring light frost; the tradeoff is panoramic scenery and noticeably fresher desert air.
Mockingbird itself has largely built out, but Kestrel village and the adjacent Summerlin West areas continue to see new-construction phases from Howard Hughes Corporation's builder partners. Buyers wanting brand-new construction nearby should explore active Kestrel phases and neighboring villages like Quail Cove and Affinity — all within five minutes. Summerlin's master plan still has significant land west of the current build edge, so new inventory in the ZIP 89138 area continues to appear.
Kestrel's defining advantage over older Summerlin villages is elevation and mountain proximity: buyers get Red Rock Canyon views and slightly cooler summer temperatures that villages closer to the valley floor can't match. Compared to guard-gated enclaves like The Ridges (from $2M+) or Red Rock Country Club (from $1.2M+), Mockingbird at Kestrel delivers the full Summerlin lifestyle — master trail network, top schools, Downtown Summerlin access — at a $480K–$920K price point without entry fees.
Four points matter most. First, HOA structure: Mockingbird carries both a master Summerlin association fee and a sub-association — confirm the combined total early. Second, ZIP 89138 elevation means stunning views but also wind exposure; check lot orientation. Third, Sig Rogich Middle and Palo Verde High zoning are among the strongest public-school assignments in Clark County. Fourth, comps here are builder-phase-dependent — call (702) 637-1759 and we will pull the right comparables before you write.
Most Mockingbird buyers put down 5–20%. Conventional loans work across the full price range — on a $700,000 home, plan roughly $35,000 (5%) to $140,000 (20%). VA loans allow 0% down for eligible veterans, and FHA loans work at $700K-and-under price points with 3.5% down if income qualifies. Buyers coupling Nevada's zero state income tax with a 5% conventional entry often find the monthly payment competitive with Bay Area rents.
Most Mockingbird purchases close in 30–45 days through a Nevada escrow company. Cash offers typically close in 10–14 days. Financed buyers should budget extra time for HOA document review and any lender-required repairs in the inspection response; Summerlin sub-associations are efficient with resale disclosure packets, so timeline surprises are rare if escrow is opened promptly after acceptance.
Yes — our team has represented buyers and sellers throughout the Kestrel village and the broader Summerlin West corridor. We know which Mockingbird phases hold the strongest Red Rock views, how sub-association dues compare across streets, and which comparable sales appraisers are actually using. Call (702) 637-1759 for same-day availability, or start your search at the listings below.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Kestrel buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from NREG’s MLS analysis, school data from GreatSchools, and community facts from the Howard Hughes Corporation master plan record.
Yes — Mockingbird is a single-family neighborhood inside the Kestrel village of the Summerlin master plan, developed by Howard Hughes Corporation in ZIP 89138 on the western edge of Las Vegas.
Mockingbird at Kestrel is in ZIP 89138, the Summerlin West ZIP covering the Kestrel village — the highest-elevation ZIP code in the Las Vegas Valley at approximately 3,000 feet.
No — Mockingbird is an open-access HOA community. Buyers wanting a staffed-gate entry in the same Summerlin master plan should compare The Ridges (from $2M+) or Red Rock Country Club (from $1.2M+).
Exceptionally well: Sig Rogich Middle School rates 10/10 per GreatSchools — the highest-rated public middle in the Summerlin corridor — and Palo Verde High School rates 8/10. Private options including The Meadows School and Bishop Gorman are 15 minutes away.
Approximately 3,000 feet above sea level — the highest ZIP code in the Las Vegas Valley. That elevation delivers measurably cooler summers, wide Red Rock Canyon mountain views, and cleaner desert air compared to valley-floor Las Vegas neighborhoods.
Yes — many Mockingbird homes have unobstructed Red Rock Canyon views, particularly on the western-facing streets. The conservation area is approximately 10 minutes west via W Charleston Blvd, making Kestrel the closest Summerlin neighborhood to the 195,000-acre BLM-managed park.
Mockingbird at Kestrel was built within the Summerlin master plan using national production builders under Howard Hughes Corporation design standards — the typical Kestrel roster includes Toll Brothers, Lennar, and Richmond American for various phases.
About five minutes east via W Charleston Boulevard — Downtown Summerlin's 125-plus shops, restaurants, City National Arena, and the Las Vegas Ballpark are closer to Mockingbird than to any guard-gated enclave in the master plan.
WHY NEVADA REAL ESTATE GROUP
Direct Summerlin 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 throughout the Kestrel village and every Summerlin West neighborhood — 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 Mockingbird at Kestrel with neighboring Summerlin villages and valley cities. Each card pairs the commute time with price positioning so you can judge whether a different community trades the 10/10 school zone or Red Rock proximity for more or less home at the money.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Mockingbird is one of several single-family neighborhoods within Kestrel village, ZIP 89138 — the highest-elevation village in the Summerlin master plan. The entries below link to the most relevant community routes, with sibling neighborhoods like Quail Cove at Kestrel and the broader Summerlin hub as the master reference for cross-shopping.
KEEP LEARNING
These guides extend the research most Kestrel buyers do next — understanding the Summerlin master plan in full, weighing Kestrel against Red Rock Country Club or The Ridges, and mapping the Las Vegas buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MASTER PLAN GUIDE
The full Summerlin master plan — 20+ villages, school zones, pricing by village, and the Howard Hughes Corporation development roadmap.
Read →MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
How the valley's two luxury poles compare — useful context for buyers deciding between Kestrel and east-valley alternatives.
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 Mockingbird is a sub-neighborhood within Kestrel village, we present ZIP 89138 area statistics as benchmarks — not Mockingbird-specific claims — and omit sub-neighborhood medians that small samples cannot support. Follow any link below to verify a figure.
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