Nevada's #1 team for Quail Cove at Kestrel real estate. Search modern single-family homes in Summerlin's Kestrel village — attainable entry pricing, 150+ miles of trails, and Red Rock Canyon ten minutes west.
ZIP-AREA MEDIAN LIST (89138)
$680K
LVR / GLVAR, September 2026
QUAIL COVE PRICE RANGE
$620K–$860K
Community plan record
HOA FEES
$85–$200/mo
Summerlin master + sub-association
DAYS ON MARKET (ZIP-AREA)
38
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
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
Quail Cove at Kestrel offers modern single-family homes priced $620K–$860K in Summerlin's Kestrel village (ZIP 89138), with a 10/10-rated middle school, $85–$200/mo HOA, and Red Rock Canyon ten minutes west per Howard Hughes Corporation. ZIP-area median is near $835,000 per Las Vegas REALTORS. The takeaways below cover what makes Kestrel the attainable Summerlin entry point.
Last updated September 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
The 89138 ZIP code — covering the Kestrel village including Quail Cove — carries active listings refreshed daily according to Las Vegas REALTORS MLS data. Quail Cove itself prices $620K–$860K in the attainable Kestrel entry band. The eight newest area listings appear below, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
Across the 89138 ZIP code (Kestrel village), the market concentrates in the $500K–$900K attainable single-family band with a ~$835,000 area median per Las Vegas REALTORS MLS data. Quail Cove at Kestrel occupies the $620K–$860K core — well-priced homes here average roughly 40 days on market. The bands below show where competition concentrates.
The Kestrel village active listings span modern single-family homes, new-construction builder phases, and the $620K–$860K attainable Summerlin entry band. Each link below opens our live Las Vegas MLS search pre-filtered by type or price, with counts refreshed daily from Las Vegas REALTORS MLS data so you always see current inventory.
Kestrel is one of Summerlin's newer western villages, with Quail Cove as an attainable single-family entry point alongside Mockingbird, the Cliffs cluster, and other sub-neighborhoods in 89138.
Updated daily · 363 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, beds, and trail proximity — free to set up, no spam, unsubscribe anytime. The Kestrel village $620K–$860K band moves fast: well-priced homes average roughly 40 days on market, and alert subscribers see new Quail Cove at Kestrel inventory within hours of it hitting the MLS.
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 Quail Cove at Kestrel means modern homes on quiet streets in the Summerlin master plan — five minutes from Downtown Summerlin, ten from Red Rock Canyon, with a 10/10-rated middle school per Clark County School District. The Kestrel elevation runs cooler than the valley floor, and Summerlin's 150-mile trail network starts at the doorstep.
Quail Cove is known for attainable modern single-family homes in the Kestrel village of Summerlin — priced $620K–$860K — with direct access to the Summerlin trail network, top CCSD schools including the 10/10 Sig Rogich Middle School, and a short drive to Red Rock Canyon.
Families who want a top-rated middle school zone and trail access, move-up buyers from the valley floor seeking Summerlin master-plan quality without guard-gated pricing, and California relocators trading coastal costs for Nevada's zero state income tax and modern desert living.
Morning trail runs on the Summerlin network, school drop-offs at Vanderburg or Rogich, errands at Downtown Summerlin five minutes away, weekend hikes at Red Rock Canyon ten minutes west, and evenings twenty minutes from the Strip — a full Summerlin lifestyle at an attainable Kestrel price point.
Quail Cove at Kestrel sits in the Kestrel village of Summerlin on the northwestern edge of Las Vegas, ZIP 89138, at roughly 3,000 feet elevation — the highest and most western of the main Summerlin villages, closest to Red Rock Canyon National Conservation Area and the Spring Mountains.
Quick Answer
Yes — particularly for families and outdoor-oriented buyers who want Summerlin master-plan quality at an attainable price point. Quail Cove combines a 10/10-rated middle school, direct trail access on Summerlin's 150-plus-mile network, Red Rock Canyon ten minutes west, and modern single-family homes in the $620K–$860K band — without the $200K+ premium of guard-gated Kestrel neighbors. The honest trade-off is the open neighborhood: no staffed gate, standard Metro police coverage. For buyers who prioritize school quality, trail access, and elevation over gate security, few Summerlin addresses compete.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Quail Cove — the parent city holds 656,274 residents with a median household income of $66,820. Inside the Kestrel village, the profile shifts: community records show a median age of about 38, average household income above $110,000, and an owner-occupancy rate of roughly 78%.
The Census does not break out the Kestrel village or Quail Cove separately — citywide figures serve as the statistical backdrop, presented honestly as exactly that. Within the neighborhood, our closing data shows a mix of young families targeting the Rogich Middle School zone, move-up buyers from the valley floor, and California relocators drawn by Nevada's zero state income tax and the master-plan lifestyle.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Quail Cove at Kestrel is not separately tabulated) · Updated
POPULATION & GROWTH
Kestrel is one of Summerlin's newest villages, with development ongoing through Howard Hughes Corporation's master plan buildout. Las Vegas as a whole has added roughly 72,000 residents since 2010 per U.S. Census counts, and the western Summerlin corridor remains among the fastest-growing in the metro — drawing both inbound movers and valley-internal move-up buyers.
The Kestrel village continues to see active builder phases as Howard Hughes Corporation completes Summerlin West. Unlike built-out enclaves, Kestrel still has new-construction phases rolling — buyers can choose resale or new construction depending on timing and preference. The 89138 ZIP corridor captures the western growth edge, where proximity to Red Rock Canyon is the defining lifestyle differentiator.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village 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 the Kestrel village trades against. The 89138 ZIP carries the Kestrel village: median list near $680,000, median days on market around 40, and Quail Cove priced $620K–$860K in the attainable single-family band.
Median List Price
$680,000 area median (89138/Kestrel village), June 2026
Source: Las Vegas REALTORS
Days on Market
~40 median days for the Kestrel village area; well-priced homes move faster
vs September 2025
Source: Las Vegas REALTORS
Price Range
$620K–$860K for Quail Cove at Kestrel per LVR
vs September 2025
Source: Las Vegas REALTORS
The long view: Las Vegas's median sold price rose 145% between 2014 ($179,525) and 2026 ($438,960), across 191,278 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ACTIVE MARKET
Market Competitiveness
The 89138 Kestrel village market is active: homes at the $620K–$860K Quail Cove entry band attract move-up buyers from the valley floor and California relocators simultaneously. Well-priced homes on trail-adjacent or elevated lots see multiple offers; overpriced listings sit longer. The median 40-day DOM reflects the full ZIP area — strong demand, not a bidding-war market.
Quail Cove at Kestrel isn't one-size-fits-all — it's the attainable single-family entry point in Summerlin West, best suited to specific buyer profiles. Six profiles below match lifestyles to what Kestrel delivers, followed by the honest pros and trade-offs our team walks every client through before a first tour.
Ready to explore homes in Quail Cove at Kestrel? Our team tracks every active listing, builder phase, and off-market opportunity in the Kestrel village.
Start Your Home SearchNeighborhood Comparison
A side-by-side comparison of Kestrel village sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: individual sub-neighborhood medians are too small-sample to be reliable; we publish price bands and builder-phase entry points.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Quail Cove at Kestrel | $620K–$860K | n/a* | ~40 (ZIP-area) | n/a* | Attainable entry · Families |
| Mockingbird at Kestrel | From $650K | n/a* | n/a* | n/a* | Single-Family · Move-Up |
| Kestrel village (broader) | From $620K | n/a* | ~40 (ZIP-area) | n/a* | All Kestrel buyers |
| The Ridges (Summerlin) | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Guard-Gated |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Golf · Guard-Gated |
| Summerlin (master plan hub) | From $350K | n/a* | n/a* | n/a* | All Summerlin buyers |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-sub-neighborhood $/SF and DOM are intentionally omitted — samples are too small to be meaningful. ZIP 89138 area benchmark: ~40-day median DOM.
Sub-Neighborhood Deep Dive
Submarket 1
The attainable single-family entry in Kestrel — modern homes, 10/10 middle school zone, and trail access without the guard-gated premium of pricier Summerlin enclaves.
Browse Quail Cove at Kestrel homes →Submarket 2
Comparable Kestrel single-family sub-neighborhood with slightly higher price positioning — cross-shop with Quail Cove for lot size and floor-plan differences.
Browse Mockingbird at Kestrel homes →Submarket 3
The full Kestrel village hub page covering all sub-neighborhoods, builder phases, and the 89138 market across all pricing tiers.
Browse Kestrel village (broader) homes →Submarket 4
Summerlin's most exclusive address — custom estates behind staffed gates. The premium alternative for buyers who need guard-gated living and can stretch the budget well past $2M.
Browse The Ridges (Summerlin) homes →Submarket 5
Guard-gated golf community within Summerlin featuring two Arnold Palmer courses. Buyers cross-shopping Quail Cove for the guard-gate experience at a lower entry than The Ridges.
Browse Red Rock Country Club homes →Submarket 6
The full Summerlin master-plan hub — all 20+ villages, price tiers, builders, and the Downtown Summerlin lifestyle context for buyers comparing Kestrel to other villages.
Browse Summerlin (master plan hub) homes →Submarket 7
Kestrel is Summerlin's northernmost western village at roughly 3,000 feet — the highest elevation, closest to Red Rock Canyon, and home to the 10/10-rated Sig Rogich Middle School. Active builder phases make Kestrel the only Summerlin village where buyers can still choose between resale character and brand-new construction in the same sub-neighborhood.
Browse Kestrel Village — The Summerlin West Frontier homes →STILL DECIDING?
BY ZIP CODE
ZIP 89138 covers the Kestrel village in Summerlin West and is the primary postal area for Quail Cove. The table below breaks the ZIP into its real corridors — from attainable single-family entry to premium move-up and active builder phases.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Quail Cove at Kestrel — attainable single-family entry | $620K–$860K | n/a* | ~40 (ZIP-area) | Active | n/a* |
| 89138 | Mockingbird at Kestrel — comparable single-family | From $650K | n/a* | ~40 (ZIP-area) | Active | n/a* |
| 89138 | Active builder phases — Kestrel village | From $620K (new construction) | n/a* | 60–120d (contract) | Active | n/a* |
| 89138 | Premium Kestrel move-up tier | $860K–$1.2M | n/a* | n/a* | Select | n/a* |
| 89138 | Full ZIP 89138 area benchmark — Kestrel village | ~$680K list | — | ~40 | Active | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-neighborhood $/SF and year-over-year change intentionally omitted — enclave-scale samples are too small to be meaningful; we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Quail Cove at Kestrel sits within the active Kestrel village buildout under Howard Hughes Corporation's Summerlin master plan. National builders deliver contemporary desert-architecture homes with modern floor plans, energy-efficient systems, and Summerlin-standard finishes — priced from the $500Ks to $700Ks+ in adjacent phases. Incentives change monthly; verify before committing.
Luxury & Move-Up
Premium move-up inventory in the Kestrel corridor
Family & Mid-Market
Broadest floor-plan selection in active Kestrel phases
Design-Forward Move-Up
Contemporary architecture at the Kestrel price band
Family
Strong first-move-up selection near Kestrel
Personalized Mid-Market
Build-to-order flexibility at accessible price points
Outdoor Recreation
Kestrel's elevation and western position give Quail Cove the best outdoor access in Summerlin: Red Rock Canyon ten minutes west, Fox Hill Park adjacent, and 150+ miles of Summerlin trails at the doorstep. The Bureau of Land Management manages roughly 197,000 acres of Red Rock Canyon conservation area, usable through 300 days of Las Vegas sunshine.
ADJACENT
Kestrel's signature park: a multi-generational adventure playground with zip lines, disc golf, trails, and picnic areas — the after-school and weekend hub for Quail Cove families.
5 MIN
A linear park system threading the Paseos village with desert-xeriscape gardens, walking paths, and open space — dog-friendly and connected to the Summerlin trail network.
AT DOORSTEP
One of the largest suburban trail systems in America — connecting Quail Cove to Fox Hill Park, The Paseos, Downtown Summerlin, and the broader Summerlin master plan on foot or bike.
10 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and sport climbing, managed by the Bureau of Land Management. Closer from Kestrel than any other major Summerlin village.
5 MIN
The west valley's lifestyle hub: 125+ shops and restaurants, City National Arena, Las Vegas Ballpark, seasonal farmers markets, and the Summerlin Concerts in the Park series.
15 MIN
Home of the Shriners Children's Open on the PGA Tour — a championship layout with tee times available to the public, fifteen minutes east along the Summerlin corridor.
45 MIN
The Spring Mountains rise to 11,918 feet thirty miles from Kestrel — hiking in summer, skiing at Lee Canyon in winter, and 30°F cooler temperatures than the valley floor.
5 MIN
Home of the Las Vegas Aviators (Oakland A's AAA affiliate) — minor-league baseball, family-friendly pricing, and evening events right at Downtown Summerlin.
The Quail Cove at Kestrel Lifestyle
Three moods, all within minutes: a morning trail run on the Summerlin network, an afternoon hike at Red Rock Canyon via the Bureau of Land Management ten minutes west, and an evening at Downtown Summerlin five minutes away — Fox Hill Park's zip lines and disc golf fill the days you don't leave.
THIS WEEKEND'S OPEN HOUSES
Open houses run regularly in the Kestrel village — an open neighborhood means no gate coordination required. Builder model homes in active Kestrel phases are open most weekends. Set up instant alerts to get notified the moment a Quail Cove home holds an open house, or browse every active listing now and let us arrange a private tour.
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
Kestrel runs on a professional and family economy, not a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income in the 89138 corridor above $110,000 — roughly 1.5x the Clark County median of $74,007.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
Weighing Quail Cove at Kestrel against other nearby addresses? This June 2026 side-by-side covers the metrics buyers ask about most. Kestrel leads on schools, trail access, and Red Rock proximity; Henderson on citywide safety; Summerlin on community depth — all sourced to LVR, the U.S. Census, and FBI UCR.
| Metric | Quail Cove at Kestrel | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Price Range | $620K–$860K (Quail Cove) | From $350K (all villages) | $476K median | $548K median |
| HOA | $85–$200/mo | Varies by village | Varies | Varies |
| Guard-Gated | No (open) | Select enclaves | Select enclaves | Select (MacDonald Highlands) |
| Trail Access | 150+ miles (Summerlin) | 150+ miles | Limited | River Mountain Loop area |
| Red Rock Canyon | 10 min | 10–20 min (varies by village) | 25+ min | 30+ min |
| Population | Part of 656,274 Las Vegas | ~127,000 (Summerlin area) | 656,274 | 331,857 |
| New Construction | Active Kestrel phases | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Best For | Schools · Trails · Attainable Entry | Schools · Luxury · Outdoors | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Kestrel income and household figures are community plan-record values; crime and city demographics are Las Vegas citywide — the Census and FBI do not tabulate the village separately. 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
Kestrel's western Summerlin position means most daily destinations stay within 5–20 minutes. Summerlin Parkway and the 215 Beltway are the two key arteries. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Kestrel 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 Quail Cove at Kestrel resale purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 14–21 days. New-construction contracts in active Kestrel builder phases run 60–120 days from contract to closing, depending on construction stage at signing. Nevada uses escrow companies, not attorneys, keeping timelines tight for prepared buyers.
Quick Answer
Most Quail Cove buyers put down 3.5–20%. FHA allows 3.5% down ($23,800 on a $680,000 home); conventional starts at 5% ($34,000); VA allows 0% for eligible veterans. At Kestrel pricing, you are well within the conforming loan limit, so jumbo financing is uncommon. Builder's preferred lenders sometimes offer rate-buydown incentives on new-construction phases — have your lender compare the net buydown cost against the open-market rate before committing to a builder program.
Quail Cove at Kestrel FAQ — 18 Answers
Quail Cove at Kestrel homes list $620,000–$860,000, with a ZIP 89138 median near $835,000 per Las Vegas REALTORS MLS data. Pricing moves with floor-plan size, lot premium, and trail proximity. Well-priced homes rarely sit more than 38 days — call (702) 637-1759 and our team flags new Quail Cove listings the day they hit.
Quail Cove sits in the Kestrel village of Summerlin, the award-winning Howard Hughes Corporation master plan on the western edge of Las Vegas. Kestrel is one of the newer, northern Summerlin West villages at roughly 3,000 feet elevation — about five minutes from Downtown Summerlin and ten from Red Rock Canyon National Conservation Area. Touring the area? Our team walks buyers through how Quail Cove compares with neighboring Kestrel subdivisions like Mockingbird and the Cliffs villages.
Quail Cove is in ZIP code 89138 — the Summerlin ZIP covering the Kestrel village on the northwest edge of Las Vegas. The 89138 area is served by Clark County School District and sits along the valley's western edge closest to Red Rock Canyon. Set listing alerts to 89138 so your search captures Quail Cove and the surrounding Kestrel neighborhoods rather than the broader Las Vegas market.
Plan on $85–$200 per month, combining the Summerlin master association fee with any sub-association assessment. Those dues fund common-area maintenance, landscaping, and access to Summerlin's amenity network — including 150-plus miles of trails, parks, and the Downtown Summerlin connectivity. Exact figures vary by sub-association; request the full resale package during escrow, which typically runs 30–45 days in Nevada, to verify current dues and any pending assessments.
Quail Cove is zoned to Clark County School District campuses rated among the best in the valley: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options within reach include The Meadows School (PreK–12), Bishop Gorman High School, and Faith Lutheran, while Doral Academy Red Rock and Pinecrest Academy of Nevada offer charter alternatives. Verify current zoning for any specific address before committing.
About 20 minutes door to door via Summerlin Parkway to I-15. Harry Reid International Airport runs roughly 30 minutes via I-215 South. Closer to daily life, Downtown Summerlin is about five minutes away and Red Rock Canyon about ten — most errands and recreation stay off the freeway entirely, a commute pattern Kestrel buyers specifically shop for.
No — Quail Cove at Kestrel is an open, non-gated single-family neighborhood within the Kestrel village of Summerlin. It does carry the Summerlin master HOA, which funds common-area landscaping and trail maintenance across the master plan. Buyers seeking guard-gated living within Summerlin should cross-shop The Ridges or Red Rock Country Club — our team can compare both against Quail Cove in one tour.
Quail Cove at Kestrel was developed under the Howard Hughes Corporation Summerlin master plan framework with national production builders delivering contemporary desert architecture and modern floor plans. Homes feature open-concept layouts, energy-efficient systems, and premium finishes standard to Kestrel-village construction. For current new-construction availability within Kestrel, our team tracks active builder phases across the village and can match you to in-progress phases closest to Quail Cove.
Kestrel is one of Summerlin's northern West Side villages at roughly 3,000-foot elevation, positioned closest to Red Rock Canyon and known for attainable single-family pricing in the $600K–$900K band, modern builder architecture, access to the Summerlin trail network, and proximity to the Paseos linear park system. Sig Rogich Middle School — rated 10/10 — is a major draw for families. The elevation means noticeably cooler summer temperatures than the valley floor.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $835,000 Quail Cove home that works out to approximately $3,400–$4,760 per year — a fraction of what comparable suburban homes carry in coastal California, where Prop 13 aside, effective rates often run 1.0–1.25%.
Nevada levies zero state income tax; California's top marginal rate is 13.3% per the California Franchise Tax Board. A household earning $300,000 saves roughly $22,000–$30,000 annually by relocating from California to Nevada. Pair that with Clark County's capped 0.5–0.7% effective property-tax rate under NRS 361.471, and a $835,000 Quail Cove at Kestrel home carries far lower ongoing costs than a comparable California suburb — the math drives many of our west-coast relocation clients directly into Kestrel.
Red Rock Canyon National Conservation Area is roughly ten minutes west — 197,000 acres of Bureau of Land Management land with the 13-mile scenic loop, world-class hiking and climbing, and road cycling. Summerlin's 150-plus-mile trail network connects Quail Cove directly to Fox Hill Park, The Paseos linear park, and Downtown Summerlin. TPC Summerlin and Las Vegas National Golf Club are within 20 minutes. The Kestrel elevation means cooler morning trail temperatures through the summer months.
Yes — Quail Cove draws families for its Sig Rogich Middle School (10/10) and Palo Verde High zoning, the Summerlin trail network, Fox Hill Park's adventure playground and zip lines, and the non-gated neighborhood feel that makes it easy for kids to move around on bike or foot. Average household income in the 89138 area runs above $110,000 per community records, and the homeownership rate is roughly 78% — both signal the stable, owner-occupant neighbor profile most families prefer.
The 89138 ZIP code runs a brisk market: per Las Vegas REALTORS data, the area median days on market is around 38 days. Quail Cove's $620K–$860K price band sits squarely in the most in-demand tier of the Kestrel village — attainable enough to attract move-up buyers from the valley floor, premium enough to have real upside scarcity. Well-priced homes see multiple offers, especially those on trail-adjacent or elevated lots.
Yes — Nevada Real Estate Group has represented buyers and sellers throughout the Kestrel village for years. We track every active listing, builder phase, and off-market opportunity in Quail Cove and the surrounding Summerlin West villages. Our team closes 9,600+ transactions and $4.85B+ in total volume across Nevada — in a neighborhood like Quail Cove, knowing the lot premiums, upgrade packages, and trail-proximity value calls is the game. Call (702) 637-1759 or request a showing today.
Most Quail Cove buyers put down 3.5–20%. Conventional loans start at 5% down on a $835,000 home — roughly $34,000 — while FHA allows 3.5% and VA allows 0% for eligible veterans. With home prices squarely below the conforming loan limit, jumbo financing is uncommon here; your lender's standard underwriting applies. Builder's preferred lenders sometimes offer rate-buydown incentives on new-construction phases in adjacent Kestrel villages — ask us to compare the net cost against the open-market rate before you commit.
Budget $85–$200 per month, split between the Summerlin master association and any sub-association. The master fee covers the trail network, common-area landscaping, and Summerlin amenity access; sub-association fees vary by phase and cover neighborhood-specific maintenance. Always pull the full resale package — current dues, reserve study, and any pending assessment — early in escrow. Compare total monthly carrying cost across candidate homes, not just list price, since dues can vary $50–$100 per month between adjacent sub-associations.
Most Quail Cove purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 14–21 days. New-construction contracts in active Kestrel builder phases typically run 60–120 days from contract to closing, depending on the construction stage at signing. Nevada does not use attorneys for closing — a title and escrow company manages the transaction, which keeps the timeline tight for well-prepared buyers.
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 Quail Cove at Kestrel buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
No — Quail Cove is an open single-family neighborhood in the Kestrel village. It carries the Summerlin master HOA but no staffed entry gate. Buyers wanting guard-gated Summerlin living cross-shop The Ridges ($2M+) or Red Rock Country Club ($1.2M+).
Kestrel is one of Summerlin's newer northern West Side villages at roughly 3,000-foot elevation — the highest and most western of the main villages, closest to Red Rock Canyon and home to the 10/10-rated Sig Rogich Middle School. Howard Hughes Corporation is the master developer.
About ten minutes west via West Charleston Boulevard — closer than any other major Summerlin village. The Bureau of Land Management manages roughly 197,000 acres of Red Rock Canyon conservation area with the 13-mile scenic loop, hiking, and world-class sport climbing.
Plan on $85–$200 per month total — the Summerlin master association fee combined with any sub-association assessment. Request the resale package in escrow to confirm the exact split, which varies by phase and sub-association within the village.
Yes — Sig Rogich Middle School in Summerlin rates 10/10 per GreatSchools and is consistently among the top CCSD campuses in the valley. It is the highest-rated zoned middle school in the Summerlin West corridor, per the Nevada Report Card, and a primary driver of buyer demand in 89138.
Not within Quail Cove specifically, but active builder phases are running in adjacent Kestrel sub-neighborhoods in the same 89138 ZIP. Toll Brothers, Lennar, and Tri Pointe are among the builders active in Kestrel West — our team tracks current phases and can match you to one.
Because ZIP 89138 covers the full Kestrel village, which includes phases ranging from $520K to over $1M. Quail Cove at Kestrel specifically prices $620K–$860K. The ZIP-area median of ~$835K is the weighted average across all Kestrel sub-neighborhoods.
Nevada's effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $835,000 Quail Cove home that's approximately $3,400–$4,760 per year — roughly half the effective rate of comparable California suburbs.
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 throughout every Summerlin village — including Kestrel's active builder phases and Quail Cove resale market — 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 Quail Cove at Kestrel with neighboring Summerlin villages and nearby Las Vegas addresses — all within a 35-minute drive. Each card pairs commute time with price positioning so you can judge whether a different community at $548K–$1.2M+ actually buys you more home for the same money at the Kestrel entry.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Kestrel is one of Summerlin's newest villages, with multiple sub-neighborhoods — Quail Cove, Mockingbird, and active builder phases. The entries below are indexed for orientation; our team can pull current listings, dues, and builder incentives for any of them on request.
KEEP LEARNING
These guides extend the research most Kestrel buyers do next — understanding the Summerlin master-plan market, comparing Kestrel to Henderson's luxury villages, and navigating the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
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 judging Kestrel's western-Summerlin positioning.
Read →MASTER PLAN HUB
All 20+ Summerlin villages, market data, builders, and side-by-side comparisons in one place.
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 Quail Cove at Kestrel is a sub-neighborhood within the Kestrel village, we present ZIP 89138 figures as area benchmarks — never sub-neighborhood-only claims — and omit medians that small samples cannot support. Follow any link to verify.
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: October 15