Nevada's #1 team for Red Bluffs real estate. Search established single-family homes in The Crossing village of central Summerlin — mature landscaping, top-rated schools, and the full Summerlin lifestyle from ZIP 89144.
The 89144 ZIP corridor carrying The Crossing village shows active single-family listings updated daily according to NREG’s MLS analysis MLS data. Red Bluffs resale homes trade in the $600,000–$950,000 range. The eight newest area listings appear below, and our full MLS search lets you filter by beds, price, and features.
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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 (89144)
$720K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
RESALE PRICE RANGE
$600K–$950K
Community record, June 2026
HOA FEES
$60–$150/mo
Summerlin master + sub-association
DAYS ON MARKET (ZIP-AREA)
38
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
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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
Red Bluffs at The Crossing is an established single-family neighborhood in The Crossing village of Summerlin, ZIP 89144, with resale prices of $600K–$950K, HOA dues of $60–$150/mo, and Sig Rogich Middle School — rated 10/10 per GreatSchools — as the zoned middle school. Developed by Howard Hughes Corporation, it offers mature desert landscaping five minutes from Downtown Summerlin.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
Across the 89144 ZIP corridor, active listings in June 2026 span a wide price range per NREG’s MLS analysis MLS data. Red Bluffs resale homes concentrate in the $600K–$950K band. The counts below show where buyer competition concentrates across the full ZIP.
Active listings in the 89144 ZIP corridor — where Red Bluffs resale homes trade from $600K to $950K — break down by property type, lifestyle fit, and price band below. Each link opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data. Filter by beds and price to narrow your search.
Red Bluffs sits alongside several named neighborhoods within The Crossing village, each with its own character and price point. Cards below link to the most relevant hub or live search.
145 active listings across ZIP 89144 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, beds, and features for the 89144 ZIP corridor — no spam, unsubscribe anytime. Turnover in established Summerlin villages like The Crossing is moderate; the right home may appear once a quarter. Alert subscribers see new listings within hours, not days.
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 Red Bluffs means mature tree-lined streets, a 10-rated middle school two minutes away, and Downtown Summerlin five minutes down Charleston Boulevard. The neighborhood sits within The Crossing village, served by the City of Las Vegas, with Red Rock Canyon ten minutes west and the full Summerlin trail network connecting parks, schools, and shopping from the front door.
Red Bluffs is known for its established desert-contemporary homes, one of the top public-school corridors in Las Vegas (Sig Rogich MS at 10/10), and immediate access to the Summerlin trail network and Downtown Summerlin retail and dining.
Families targeting Summerlin's best public schools, California relocators seeking a mature neighborhood with Nevada's zero income tax, and established professionals who want a settled, non-gated Summerlin address within five minutes of Downtown Summerlin.
Morning trail runs on the Summerlin network, school drop-off at Vanderburg or Rogich, errands and dinner at Downtown Summerlin five minutes away, and weekend hiking at Red Rock Canyon ten minutes west — with 300 days of sunshine year-round.
Red Bluffs at The Crossing sits in The Crossing village of central Summerlin along the W. Charleston Boulevard corridor in Las Vegas ZIP 89144. About 20 minutes to the Strip via Summerlin Parkway and I-15, 10 minutes to Red Rock Canyon, and 5 minutes to Downtown Summerlin.
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 Red Bluffs at The Crossing 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 records & U.S. Census Bureau ACS 2020–2024 5-year estimates, Las Vegas city (Red Bluffs is not separately tabulated) · Updated
POPULATION & GROWTH
Red Bluffs itself is a built-out resale neighborhood within a mature Summerlin village — rooftop growth comes from the western Summerlin expansion, not The Crossing. Its parent city keeps compounding: Las Vegas has added roughly 96,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor remains among the most in-demand in the valley.
Inside Red Bluffs, growth means appreciation and turnover, not new rooftops. The Crossing village is built out, and demand from California relocators and Summerlin trade-up buyers keeps resale activity steady. The surrounding Summerlin West expansion — where Howard Hughes Corporation continues adding villages — fuels ongoing infrastructure and amenity investment that benefits established central-Summerlin neighborhoods like The Crossing.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the neighborhood 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 The Crossing trades against. ZIP 89144 specifics: median list near $720,000, median days on market around 40, active resale inventory refreshed daily.
Median List Price
$720,000 ZIP 89144 median, June 2026 — resale Red Bluffs homes trade $600K–$950K
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
~40 median days across the 89144 ZIP corridor; well-priced homes move faster
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales
ZIP 89144 closings tracked monthly per NREG’s analysis of Las Vegas REALTORS MLS data — check our search portal for current counts
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.
ESTABLISHED SUMMERLIN VILLAGE
Market Competitiveness
The 89144 corridor is a steady seller's market in 2026: homes priced correctly for comparable Summerlin resale sell within 30–40 days per NREG’s analysis of Las Vegas REALTORS MLS data, while overpriced listings sit. The Crossing's school corridor and lifestyle access drive consistent demand from families and relocators; turnover stays moderate because satisfied owners do not leave.
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 Red Bluffs at The Crossing? Our Summerlin specialists know The Crossing village, every sub-association structure, and the comparable sales that determine fair value.
Start Your Home SearchVillage Comparison
A like-for-like comparison of The Crossing neighborhoods and nearby Summerlin villages — entry pricing, lifestyle fit, and school profiles — drawn from the community plan records and active-listing data via NREG’s MLS analysis. Honesty note: with established resale inventory, per-street medians run thin, so we publish price ranges and known differentiators instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Red Bluffs at The Crossing | $600K–$950K | n/a* | ~40 | n/a* | Families · Schools · Trails |
| Pacific Crest at The Crossing | $600K–$900K | n/a* | n/a* | n/a* | Families · The Crossing village |
| The Crossing (village hub) | From $500K | n/a* | n/a* | n/a* | Established · Central Summerlin |
| The Paseos | From $450K | n/a* | n/a* | n/a* | Families · Parks · Trails |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-Gated · Golf |
| The Ridges Summerlin | From $2M | n/a* | n/a* | n/a* | Luxury · Guard-Gated · Views |
Source: NREG’s MLS analysis MLS data plus NREG community records, June 2026. Neighborhood-level medians are intentionally omitted where sample sizes are too small to be meaningful — plan ranges shown instead.
Neighborhood Deep Dive
Submarket 1
Established single-family homes in The Crossing's core — Rogich MS zoned, mature landscaping, $60–$150/mo HOA. The Summerlin lifestyle at a non-gated price.
Browse Red Bluffs at The Crossing homes →Submarket 2
Sibling neighborhood within The Crossing — similar price band and school zoning to Red Bluffs, with slightly different floor-plan mix.
Browse Pacific Crest at The Crossing homes →Submarket 3
The full Crossing village spans several named neighborhoods; Red Bluffs and Pacific Crest are its anchor resale addresses. Village pages show all active inventory.
Browse The Crossing (village hub) homes →Submarket 4
Popular Summerlin village west of The Crossing, known for Fox Hill Park and family-friendly street design — slightly lower entry than Red Bluffs but same general school corridor.
Browse The Paseos homes →Submarket 5
Guard-gated golf community within Summerlin — two Arnold Palmer courses, staffed entry. The step up from Red Bluffs for buyers who want a gate and a golf address within the master plan.
Browse Red Rock Country Club homes →Submarket 6
Summerlin's most exclusive guard-gated enclave with Bear's Best golf. Entry near $2M — the luxury ceiling for buyers who want the Summerlin address with maximum privacy and Red Rock views.
Browse The Ridges Summerlin homes →Submarket 7
The Crossing is one of Summerlin's established central villages, developed by Howard Hughes Corporation in the early 2000s. Red Bluffs sits at its core — a Rogich MS-zoned, mature-landscaped neighborhood that represents the Summerlin lifestyle at its most accessible price point within the master plan.
Browse The Crossing Village — Red Bluffs in Context homes →STILL DECIDING?
BY ZIP CODE
ZIP code 89144 spans The Crossing village and surrounding Summerlin corridors. The table below shows the key price corridors within the ZIP — from entry-level resale to guard-gated luxury nearby — so buyers understand where Red Bluffs sits within the broader 89144 market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | Red Bluffs at The Crossing — core resale | $600K–$950K | n/a* | ~40 | See MLS | n/a* |
| 89144 | Pacific Crest at The Crossing — sibling neighborhood | $600K–$900K | n/a* | ~40 | See MLS | n/a* |
| 89144 | The Crossing village (all neighborhoods) | From $500K | n/a* | ~40 | See MLS | n/a* |
| 89144 | Red Rock Country Club (guard-gated golf) | From $1.2M | n/a* | varies | See MLS | n/a* |
| 89144 | Full 89144 ZIP corridor benchmark | ~$720,000 list median | — | ~40 | Active daily via LVR | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Corridor-level $/SF and YOY change are intentionally omitted: neighborhood-scale samples are too small for meaningful statistics, so we publish price ranges instead. Boundaries per Clark County GIS.
New Construction
No production builder operates inside Red Bluffs — the neighborhood built out in the early 2000s and all opportunities today are resale. Buyers wanting new construction cross-shop Summerlin West villages 10–15 minutes west, where Toll Brothers, Lennar, and others sell from the $500Ks to $2M-plus. Verify current incentives directly with builder sales offices.
Luxury & Move-Up
Closest luxury production profile to Red Bluffs resale
Family & Mid-Market
Broadest new-build selection in the Summerlin area
Design-Forward Move-Up
Contemporary architecture buyers cross-shop against established resale
55+ Active Adult
Active-adult alternative for downsizers comparing Summerlin options
Family
Value-oriented new builds outside the Summerlin premium corridors
Outdoor Recreation
The Summerlin trail network starts at the neighborhood's edge — 150-plus miles of interconnecting paths managed by the Howard Hughes Corporation, connecting parks, schools, and shopping across the master plan, with Red Rock Canyon's 195,000 BLM-managed acres ten minutes west for bigger adventures.
FROM DOOR
Howard Hughes Corporation's interconnecting trail network threads all of Summerlin — connect to Fox Hill Park, The Paseos, and Downtown Summerlin without leaving the path.
5 MIN
A linear desert-garden park with walking trails, open lawn, and dog-friendly areas — a quick morning loop from Red Bluffs without getting in a car.
10 MIN
One of Summerlin's most popular family parks — zip lines, adventure playground equipment, disc golf, picnic areas, and trails that connect to the broader Summerlin path system.
5 MIN
125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark — farmers markets, seasonal festivals, and the valley's premier open-air dining and entertainment district.
10 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking on Calico Hills trails, and some of the best sport climbing in the Southwest, managed by the Bureau of Land Management.
10 MIN
The host course of the Shriners Children's Open — public access, championship conditions, and mountain-view holes that make the 20-minute drive worth it on mornings off.
10 MIN
Lap swimming and family aquatics serving the Summerlin corridor — a useful summer amenity given the 105°F stretch from July through September.
5 MIN
Minor-league baseball steps from Downtown Summerlin — $10–$25 tickets, lawn seating, and Strip views make it the valley's best casual night out for families.
The Red Bluffs Lifestyle
Three moods within minutes: a morning trail run on the Summerlin network, Saturday errands and lunch at Downtown Summerlin five minutes away, and an afternoon hike at Red Rock Canyon — roughly 195,000 acres managed by the Bureau of Land Management — ten minutes west when you want the desert to yourself.
THIS WEEKEND'S OPEN HOUSES
Open houses in established Summerlin resale neighborhoods run on weekends — typically Saturday and Sunday afternoons when inventory is active. Set up instant alerts to get notified the moment a Red Bluffs home schedules an open house, or browse every active 89144 listing now and let us arrange a private showing at a time that works for you.
Budget around the specific home, not a community average. Before you compare the cost of a move to Red Bluffs at The Crossing, 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
Red Bluffs residents tap into a professional-household economy spread across Summerlin and the broader Las Vegas metro. 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 89144 corridor above $110,000 — roughly 1.5x the Clark County median.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Red Bluffs against other Las Vegas-area options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Red Bluffs wins on school quality and Summerlin trail access; Henderson wins on guard-gated options and citywide safety ratings; Las Vegas proper wins on price entry and selection — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Red Bluffs / The Crossing | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | $600K–$950K resale / $720K ZIP-area | $728K | $476K | $548K |
| HOA Fees | $60–$150/mo | Varies by village | Varies | Varies |
| Days on Market | ~40 (ZIP-area) | 21 | 20 | 21 |
| Median Household Income | $110,000+ (corridor) | $75K–$162K (by ZIP) | $73,877 | $90,138 |
| Guard-Gated | No (Red Rock CC nearby) | Select enclaves | Select enclaves | Select enclaves (MacDonald Highlands) |
| New Construction | None — resale only | Very High (West villages) | Moderate | Very High (Cadence, Inspirada) |
| Best For | Families · Schools · Trails | Schools · Luxury · Outdoors | Selection · Investors · Urban | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. School ratings per GreatSchools. Income and market figures are ZIP-area estimates — the Census and FBI do not tabulate Red Bluffs 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
Red Bluffs sits at the center of the Summerlin arterial grid — West Charleston Boulevard, Summerlin Parkway, and the 215 Beltway all within minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Red Bluffs destinations beat that comfortably.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Most Red Bluffs purchases close in 30–45 days through a Nevada escrow company; cash offers can close in 10–14 days. HOA document review for the Summerlin master and sub-association typically arrives within 10 days of request — a standard Nevada disclosure step. Conventional loans in this price range rarely need extended timelines.
Quick Answer
Most Red Bluffs buyers put down 10%–20%. On a $750,000 home that means $75,000 to $150,000 at closing. Conventional financing works throughout the Red Bluffs price range — the 2026 conforming loan limit covers most purchases here, so jumbo documentation is rarely needed. VA loans allow 0% for eligible veterans. Get pre-approved before touring so you can move quickly when the right home appears in this moderate-turnover Summerlin village.
Red Bluffs at The Crossing FAQ — 17 Answers
Resale single-family homes in Red Bluffs trade in the $600,000–$950,000 range in 2026, per $600,000 ZIP-area data from Las Vegas REALTORS. Lot premiums, upgrade level, and condition drive where a home lands in that band. Nevada's zero state income tax and a roughly 0.5–0.7% effective property-tax rate keep carrying costs well below comparable California addresses.
Red Bluffs sits within The Crossing village of central Summerlin in Las Vegas ZIP 89144. The Howard Hughes Corporation master plan surrounds it with 150-plus miles of interconnecting trails, community parks, and Downtown Summerlin about five minutes away. Village location matters for HOA structure, school zoning, and resale demand — The Crossing is one of Summerlin's more established central addresses.
No — Red Bluffs is an open-access single-family neighborhood within The Crossing village of Summerlin. It does not have a staffed entry gate or perimeter wall. Security is provided by the Las Vegas Metropolitan Police Department serving this ZIP 89144 corridor, plus the neighborhood watch culture typical of established Summerlin villages. Buyers wanting guard-gated luxury nearby can cross-shop The Ridges or Red Rock Country Club within Summerlin.
HOA dues in Red Bluffs run $60–$150 per month, covering the Summerlin master-association assessment plus a sub-association charge for common-area landscaping and amenity maintenance. Detached single-family dues here stay comparatively modest because owners maintain their own homes and yards. Always request the full resale package — current dues, reserve study, transfer fees, and any pending special assessments — early in Nevada's standard 30-to-45-day escrow.
Zoned Clark County School District campuses for Red Bluffs include John C. Vanderburg Elementary (8/10 per GreatSchools), Sig Rogich Middle School (10/10 — one of the top-rated public middle schools in Nevada), and Palo Verde High School (8/10). Private options within reach include The Meadows School, Bishop Gorman High School, and Faith Lutheran, plus Doral Academy Red Rock and Pinecrest Academy charter campuses. Verify attendance boundaries with CCSD before writing an offer.
About 20 minutes via Summerlin Parkway to I-15 — far enough to leave resort traffic behind, close enough for an easy commute. Red Rock Canyon is roughly 10 minutes west on Charleston Boulevard, Downtown Summerlin about 5 minutes, and Harry Reid International Airport approximately 30 minutes via I-215 South. Test-drive the route at your actual commute hour before committing.
Nevada levies no personal state income tax; California's top marginal rate is 13.3% per the California Franchise Tax Board. A household earning $300,000 saves roughly $24,000 per year in state income taxes alone by relocating. Red Bluffs adds a Clark County Assessor effective property-tax rate of roughly 0.5–0.7%, capped at 3% annual growth on a primary residence under Nevada Revised Statutes 361.4723 — a fraction of California's 1-plus percent rate without the Prop 13 baseline protection on new purchases.
The Crossing is one of Summerlin's established central villages, developed by Howard Hughes Corporation in the late 1990s through early 2000s. It is known for mature landscaping, consistent desert-contemporary architecture, easy access to the Summerlin trail network and Downtown Summerlin, and a school corridor anchored by Sig Rogich Middle School — one of the highest-rated public middle schools in Nevada per GreatSchools. Red Bluffs is one of several named neighborhoods within the village.
Red Bluffs itself is a built-out resale neighborhood with no active production builders operating within its streets. Buyers wanting brand-new Summerlin product cross-shop Summerlin West villages roughly 10–15 minutes west, where Toll Brothers, Lennar, and other builders are actively selling from the $500Ks into the $2M-plus range. The trade-off: resale Red Bluffs offers mature landscaping and established neighbors that new-build streets cannot replicate for years.
The 89144 ZIP corridor ran a median of 38 days on market over the past 100 days per NREG’s analysis of Las Vegas REALTORS MLS data. Well-priced, move-in-ready homes in established Summerlin villages like The Crossing consistently receive strong buyer attention, especially from California relocators and Summerlin trade-up buyers. Sellers who price to comparable sales and present well typically outperform the ZIP median; overpriced listings sit. Our agents track every active and pending sale in the corridor.
The Clark County Assessor applies an effective property-tax rate of roughly 0.5–0.7% of market value. On a $750,000 Red Bluffs home that means approximately $3,750–$5,250 per year. Nevada Revised Statutes 361.4723 caps annual increases on a primary residence at 3%, so taxes grow predictably over time. Compared to California — where a new purchase resets to 1% of purchase price with no NRS-style annual cap — Nevada ownership costs stay meaningfully lower through each decade of holding.
The Summerlin trail network — 150-plus miles managed by the Howard Hughes Corporation — connects Red Bluffs to parks, schools, and shopping. Red Rock Canyon National Conservation Area is roughly 10 minutes west: 195,000 acres of BLM-managed desert with world-class hiking, road cycling, and the 13-mile scenic loop. Fox Hill Park and The Paseos Linear Park are both within a short drive, and TPC Summerlin and Las Vegas National Golf Club are accessible for golfers.
Budget $600,000–$950,000 for resale single-family homes in Red Bluffs as of June 2026. At a $750,000 price with 10% down at current Freddie Mac PMMS rates near 7%, expect a principal-and-interest payment around $4,490 monthly, plus roughly $375 property tax, $150 insurance, and $100 HOA — a total carrying cost near $5,100 per month. VA loans allow 0% for eligible veterans. Our team can model the exact monthly payment for any specific listing.
Yes — Nevada Real Estate Group is the #1 real estate team in Nevada with 9,600+ closed transactions and $4.85B+ in total volume. Our agents have represented buyers and sellers throughout Summerlin's Crossing village for years and know the school zoning, HOA structures, and comparable sales that determine fair value in Red Bluffs. Call (702) 637-1759 or use the form on this page to connect with a Summerlin specialist today.
Most Red Bluffs buyers put down 10%–20%. On a $750,000 home that means $75,000 to $150,000 at closing, plus closing costs of roughly 1–2% for a buyer. Conventional financing works throughout the price range — no jumbo loan required below roughly $832,750 in 2026. VA loans allow 0% down for eligible veterans. Get pre-approved before touring so you can move quickly when the right home appears in this low-turnover Summerlin village.
Most Red Bluffs purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in as few as 10–14 days. HOA document review — the resale package including current dues, reserve study, and CC&Rs — typically arrives within 10 days of request and is a standard Nevada disclosure step. Conventional loans in this price range rarely require extended timelines unless appraisal issues arise.
Established Summerlin villages with top-rated schools have historically held value well through Las Vegas market cycles. Red Bluffs benefits from the Howard Hughes Corporation's continuing investment in Summerlin infrastructure, Downtown Summerlin's ongoing retail and entertainment expansion, and the enduring demand from California relocators drawn by Nevada's zero state income tax. The 3% annual property-tax cap under NRS 361.4723 protects long-term carrying cost predictability.
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 questions Red Bluffs buyers actually search — answered with specifics you can verify: market data from NREG’s MLS analysis, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the plan record.
Yes — Red Bluffs is a named neighborhood within The Crossing village of the Summerlin master-planned community, developed by Howard Hughes Corporation in ZIP 89144. It accesses the full Summerlin trail network, master-plan parks, and proximity to Downtown Summerlin.
Red Bluffs is in ZIP code 89144, on the central-western edge of Las Vegas within the Summerlin master plan. Use 89144 when setting up listing alerts to capture The Crossing inventory — our team can configure a search that isolates Red Bluffs specifically.
Red Bluffs at The Crossing does not have a dedicated neighborhood pool as a community amenity — residents access the broader Summerlin trail and park network, including Fox Hill Park nearby. The Summerlin Aquatic Center serves the corridor for lap swimming and family aquatics.
Red Bluffs is a neighborhood within The Crossing village — the exact unit count is not published as a standalone figure, but The Crossing village encompasses multiple named sub-neighborhoods totaling several hundred homes. Our team can pull current active and off-market inventory for the specific streets.
It is a reasonable fit for active retirees who value trails, outdoor access, and a quiet residential setting, but the neighborhood skews toward families given the 10-rated middle school zoning. Retirees wanting a more age-curated environment typically compare Sun City Summerlin or Del Webb active-adult communities within the broader Las Vegas area.
About five minutes west on West Charleston Boulevard — Downtown Summerlin's 125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark are the neighborhood's practical front yard. It is one of the closest residential neighborhoods to the Downtown Summerlin core.
Rogich MS is approximately two to four minutes by car from Red Bluffs, and the Summerlin trail network offers a safe walking and cycling route for school commutes. Verify the exact walking route for a specific address before you rely on it daily.
Both are single-family resale neighborhoods within The Crossing village of Summerlin, sharing the same school zoning and general price band ($600K–$950K). The differences are floor-plan mix, lot sizes, and street layout — our agents walk buyers through the specifics during touring; call (702) 637-1759 to arrange a comparative showing.
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 Summerlin's Crossing village and the broader 89144 corridor — 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 Red Bluffs ($600K–$950K resale, $60–$150/mo HOA) with neighboring Summerlin villages, guard-gated enclaves like Red Rock Country Club (from $1.2M), and nearby cities. Each card pairs the drive time with price positioning so you can judge whether a different community actually buys you more home for the money.
More Summerlin communities
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A–Z INDEX
Red Bluffs sits within The Crossing village of central Summerlin (ZIP 89144), priced from $600K resale with Sig Rogich MS (10/10) as the zoned middle school. The entries below index the neighborhood and its closest siblings for easy orientation, with links to live MLS searches and dedicated community pages where available.
KEEP LEARNING
These guides extend the research most Red Bluffs buyers do next — understanding the full Summerlin master plan, weighing established central villages against new Summerlin West builds, and mapping the Las Vegas 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 Las Vegas Valley momentum actually is this year.
Read →COMMUNITY HUB
Every Summerlin village, master-plan amenities, guard-gated enclaves, and new construction — all in one place.
Read →AREA HUB
Citywide market data, every major Las Vegas community, 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, and we refresh these numbers regularly. ZIP-area figures are presented as ZIP-area benchmarks — never claimed as neighborhood-only statistics — and school ratings are verified against GreatSchools and the Nevada Report Card. 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