Nevada's #1 team for South Square real estate. Search 55+ active-adult homes in Summerlin's age-restricted village — single-story floor plans, low-maintenance living, and walkable access to Downtown Summerlin.
The South Square ZIP area (89135) carries active listings refreshed daily through NREG’s MLS analysis MLS data. South Square proper is approximately 1,400+ age-restricted homes priced $400K–$750K. The eight newest area listings appear below, and every active 89135 listing is searchable in our live MLS portal filtered for 55+ product.
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 30, 2026, 5:25 AM Pacific; availability and prices may change.
ZIP-AREA MEDIAN LIST (89135)
$560K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
SOUTH SQUARE PLAN RANGE
$400K–$750K
Howard Hughes Corporation community record
HOMES IN SOUTH SQUARE
1,400+
Community plan record
AGE RESTRICTION
55+ HOPA
Federal Housing for Older Persons Act
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
October 21, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
South Square pairs 1,400+ age-restricted single-story homes priced $400K–$750K inside the Howard Hughes master plan with ZIP 89135 area market benchmarks per NREG’s MLS analysis, 35 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what HOPA age-restriction, single-story design, and Summerlin access mean for active-adult buyers.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
Across the South Square ZIP code (89135), active Summerlin South listings span a wide band per NREG’s MLS analysis MLS data — from entry-level 55+ product near $400K to premium upgraded homes above $700K. The counts below show where competition concentrates inside South Square's plan range.
South Square's 1,400+ age-restricted homes break down into four sub-neighborhoods and three price bands. Each link opens our live Las Vegas MLS search, updated daily from NREG’s MLS analysis MLS data. Filter for 55+ communities to see only HOPA-qualified active-adult listings.
South Square's four sub-neighborhoods each offer a distinct character and price point within the 55+ HOPA framework. The cards below link to the most relevant hub or live search.
339 active listings across ZIP 89135 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, beds, floor plan type, and 55+ qualification — no spam, unsubscribe anytime. South Square's 1,400+ homes trade regularly but the active-adult 55+ filter is a specialized sub-market; the right floor plan may appear once a quarter. Alert subscribers see it within hours, not weeks.
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 South Square means single-story homes, HOA-managed grounds, and active-adult programming ten minutes from Downtown Summerlin. The village sits within the Howard Hughes master plan per Howard Hughes Corporation — connected to 200 miles of trails, with Red Rock Canyon twelve minutes west and the Strip about twenty minutes east.
South Square is known for its HOPA 55+ age restriction, single-story floor plans with age-in-place features, and low-maintenance lifestyle inside the Howard Hughes Corporation Summerlin master plan — all within easy reach of Downtown Summerlin shopping and dining.
Retirees and active adults 55 and older who want low-maintenance, single-story living inside a premier master plan — specifically those comparing against Sun City Summerlin or Siena and valuing newer construction, smaller community scale, and Downtown Summerlin walkability.
Morning walks on Summerlin's trail network, fitness classes or social programming at the clubhouse, afternoon errands at Downtown Summerlin ten minutes north, and evenings with no yard work waiting — the defining rhythm of South Square active-adult living.
South Square sits in Summerlin South, Las Vegas, ZIP 89135 — roughly ten minutes south of Downtown Summerlin along the West Charleston corridor. About 250 acres. Part of the Howard Hughes Corporation Summerlin master plan, adjacent to The Paseos and other Summerlin South villages.
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 South Square 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 for ZIP 89135 (South Square is not separately tabulated) · Updated
POPULATION & GROWTH
South Square itself is age-restricted and largely built out — growth comes through turnover and selective resale, not new rooftops. The surrounding ZIP 89135 grew from 24,144 residents in the 2010 Census to 31,763 in 2020.
The active-adult tailwind is structural: the U.S. South Square's 1,400+ homes represent a fixed supply against this growing demographic demand.
Sources: U.S. Census Bureau and Howard Hughes Corporation. ZIP 89135 figures shown because the Census does not tabulate the enclave separately. ZIP 89135: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year 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 benchmark South Square trades against. ZIP 89135 (Summerlin South) is the most directly relevant corridor: $560,000 ZIP-area median list, 35 median days on market.
Median List Price (89135)
$560,000 ZIP-area median (Summerlin South), June 2026
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
35 median days across the 89135 ZIP area; South Square homes move at a similar pace
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Market Trend
Summerlin South 55+ product holds value well — active-adult demand consistently outpaces supply
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89135 rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,186 recorded closings — Las Vegas REALTORS MLS records via Repliers.
ACTIVE ADULT MARKET
Market Competitiveness
South Square trades at a moderate-to-firm pace: homes across the 89135 ZIP corridor sold in roughly 35 median days per NREG’s analysis of Las Vegas REALTORS MLS data, and active-adult product in the $400K–$750K range competes against a limited pool of HOPA-qualified alternatives. Buyers who know which floor plans they want and can act with clean pre-approvals have an advantage in this specialized sub-market.
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 South Square? Our team knows every sub-neighborhood, floor plan, and HOPA nuance in the community.
Start Your Home SearchSub-Neighborhood Comparison
A like-for-like comparison of South Square's four sub-neighborhoods — pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via NREG’s MLS analysis. All four sit within the same HOPA 55+ framework and Summerlin South Association, but they serve meaningfully different buyer profiles.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| South Square Village | From $475K | n/a* | ~35 | n/a* | Core 55+ · Clubhouse access |
| South Square Entry | From $400K | n/a* | ~35 | n/a* | First-time 55+ buyers · Value |
| South Square Premium | From $600K | n/a* | ~35 | n/a* | Upgraded finishes · Discerning buyers |
| South Square Garden Homes | From $425K | n/a* | ~35 | n/a* | Lock-and-leave · Minimal maintenance |
Source: NREG’s MLS analysis MLS data plus the NREG community plan record and Howard Hughes Corporation community information, June 2026. Sub-neighborhood level pricing is entry-point based — medians are too small to be statistically meaningful at this scale. ZIP 89135 area benchmark: 35-day median DOM, $560,000 median list.
Sub-Neighborhood Deep Dive
Submarket 1
The heart of South Square — single-story homes with the most direct clubhouse access, organized programming, and community pool. The community's most popular addresses for active-adult buyers wanting the full social experience.
Browse South Square Village homes →Submarket 2
Smaller homes and attached products at South Square's most accessible price points. The right starting point for active-adult buyers entering the Summerlin market from $400K without needing full-size square footage.
Browse South Square Entry homes →Submarket 3
Larger, updated homes with premium finishes, expanded covered patios, upgraded kitchens, and the best lot positions in the village. The community's finest addresses for active-adult buyers who want single-story living with a luxury-adjacent finish level.
Browse South Square Premium homes →Submarket 4
Garden-style homes with minimal yards and maximum indoor living space. Designed for active adults who want to lock the door and travel without worrying about exterior upkeep — the HOA handles the rest.
Browse South Square Garden Homes homes →Submarket 5
South Square is the Summerlin South Association's age-restricted active-adult village: 1,400+ single-story homes, HOPA 55+ qualified, $400K–$750K, with clubhouse, pool, fitness center, and direct access to Summerlin's 200-mile trail network. A low-maintenance, purpose-built retirement community inside Nevada's premier master plan.
Browse South Square at a Glance — 55+ HOPA Overview homes →STILL DECIDING?
BY ZIP CODE
South Square sits entirely within ZIP 89135 — Summerlin South. The table below maps the real corridors within this ZIP, from South Square's HOPA-restricted homes to the broader Summerlin South market, so buyers understand what the area benchmark actually represents.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | South Square proper — 55+ HOPA single-story homes | $400K–$750K (plan range) | n/a* | ~35 (ZIP-area) | 1,400+ homes in plan | n/a* |
| 89135 | Siena (nearby guard-gated 55+ village) | From $400K | n/a* | ~30 | — | n/a* |
| 89135 | Summerlin South (broader village corridors) | $450K–$900K+ | n/a* | ~35 | — | n/a* |
| 89135 | Downtown Summerlin area (commercial + residential) | $500K–$1M+ | n/a* | ~30 | — | n/a* |
| 89135 | Full 89135 area benchmark (Summerlin South combined) | $560,000 list (ZIP-area) | — | 35 | See LVR | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Sub-neighborhood $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be statistically meaningful. Plan-level ranges and ZIP-area benchmarks are published instead. Boundaries per Clark County GIS.
New Construction
South Square is largely built out — today's opportunities are Howard Hughes-era resales and occasional renovated estates. Buyers seeking new 55+ construction should explore Summerlin's Stonebridge villages, where Del Webb has delivered recent active-adult product from the $500Ks. Builder incentives shift monthly; verify current offers before writing.
55+ Active Adult
The valley's leading 55+ new-construction brand — compare new Del Webb product vs South Square resale
Luxury & Move-Up
Premium Summerlin new construction for buyers comparing all-ages luxury vs active-adult value
Family & Mid-Market
Broadest Summerlin new-build selection for buyers weighing 55+ vs all-ages
55+ Active Adult · Trilogy
Shea's Trilogy brand specializes in 55+ active adult — relevant comparison for South Square buyers
Family & Mid-Market
All-ages alternative if the HOPA restriction isn't a fit
Outdoor Recreation
South Square connects directly to Summerlin's 200-mile-plus trail network — one of the premier active-adult outdoor systems in the Las Vegas Valley. The Howard Hughes Corporation master plan adds parks, open spaces, and pathways throughout the surrounding villages, usable through 300 days of annual sunshine.
IN-COMMUNITY
The community's active-adult anchor: fitness center, community pool, social rooms, outdoor lounge, and organized programming designed for the 55+ lifestyle.
ADJACENT
A linear park running along Paseo Hills Drive with walking trails, desert gardens, open space, and dog-friendly areas — Summerlin's most walkable park corridor.
DIRECT ACCESS
Over 200 miles of paved and soft-surface multi-use trails connecting South Square to every Summerlin village, Paseos, parks, and ultimately the Red Rock Canyon trailheads.
12 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and cycling managed by the Bureau of Land Management. Twelve minutes from South Square.
10 MIN
The west valley's premier shopping, dining, and events destination — 125+ tenants, farmers markets, seasonal festivals, and the Las Vegas Ballpark for professional baseball.
15 MIN
TPC Summerlin has hosted the Shriners Children's Open for decades — a championship-caliber course fifteen minutes from South Square for golfers who want the best layout in the master plan.
10 MIN
Home of the Las Vegas Aviators, Triple-A affiliate of the Oakland Athletics — a summer evening staple for active adults who want sports and outdoor entertainment near Downtown Summerlin.
25 MIN
Las Vegas's largest urban nature preserve — a quiet counterpoint to the trail-and-resort lifestyle, worth the twenty-five-minute drive for birding and meditative walks.
The South Square Lifestyle
Three moods within minutes of your front door: a morning walk on the Paseos trail, afternoon social programming at the clubhouse, and dinner at Downtown Summerlin — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management twelve minutes west when you want open sky and elevation.
THIS WEEKEND'S OPEN HOUSES
South Square open houses run on a typical residential schedule — Saturday and Sunday afternoons most common. Set instant alerts to be notified the moment a home schedules one, or browse active 89135 listings now and let us arrange private showings. Out-of-state buyers can request virtual walk-throughs before visiting in person.
Budget around the specific home, not a community average. Before you compare the cost of a move to South Square, 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
South Square runs on a retirement economy: Social Security, pensions, and investment distributions from households largely out of the workforce. According to the U.S. Bureau of Labor Statistics, Las Vegas metro employment supports the healthcare and services that active adults depend on — but South Square's 2,800+ residents are predominantly retired, averaging $95,000+ household income.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing South Square against the valley's other 55+ and all-ages options, this side-by-side covers the metrics active-adult buyers ask about most, updated June 2026. Sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, Howard Hughes Corporation, and Summerlin.com.
| Metric | South Square | Siena | Sun City Summerlin | Summerlin |
|---|---|---|---|---|
| Price Range | $400K–$750K | $400K–$700K | $300K–$700K | $450K–$2M+ |
| Age Restriction | 55+ HOPA | 55+ HOPA (guard-gated) | 55+ HOPA | All ages (most villages) |
| Guard Gate | Code/key-fob only | Staffed guard gate | None | Select villages only |
| HOA | $150–$350/mo | $200–$400/mo | $150–$350/mo | $100–$350/mo |
| Homes | 1,400+ | ~1,700 | 7,700+ | 100,000+ (master plan) |
| Established | 2005 | 1995 | 1989 | 1990 (master plan) |
| Golf On-Site | No (TPC Summerlin 15 min) | No | Yes (2 courses) | TPC + Las Vegas National |
| Trail Access | 200+ mi Summerlin trails | 200+ mi Summerlin trails | 200+ mi Summerlin trails | 200+ mi Summerlin trails |
| Best For | Value · Active Adult · Trails | Guard-Gate · Security · 55+ | Golf · Scale · Community | All ages · Luxury · New Construction |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, Howard Hughes Corporation, U.S. Census QuickFacts. Community income and population figures are plan-record values; area demographics are for ZIP 89135 (ACS 2020–2024). 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
South Square sits at the confluence of West Charleston Boulevard and the Summerlin Parkway, giving residents direct access to Downtown Summerlin in 10 minutes, Red Rock Canyon in 12, and Harry Reid Airport in 28. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data; active-adult destinations from South Square typically run shorter.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Most South Square purchases close in 30 to 45 days through a Nevada escrow company. The main variable specific to 55+ HOPA communities is the HOA document review: Nevada law gives buyers a statutory right to receive the governing documents, budget, reserve study, and age-restriction covenants — and the right to cancel within a review period if unsatisfied. Our agents order the resale package at contract execution to protect your timeline. Cash purchases can close in 7–14 days.
Quick Answer
Most South Square buyers put down 5% to 20%. Conventional financing works at most price points — on a $500,000 home, plan $25,000 (5%) to $100,000 (20%). VA loans allow 0% for eligible veterans, though buyers should confirm that HOPA age restrictions don't affect their specific loan type. FHA financing is available. South Square's $400K–$750K plan range sits comfortably within conforming loan limits, so jumbo financing is rarely needed here.
South Square FAQ — 15 Answers
South Square homes in ZIP 89135 run from about $400,000 for compact single-story and attached products to roughly $750,000 for larger, updated homes with premium finishes per $915,000 area benchmarks from Las Vegas REALTORS. Floor plans span approximately 1,200 to 2,800 square feet — all single-story, designed with age-in-place features like zero-step entries and first-floor master suites. The ZIP-area median reflects the broader Summerlin South corridor, not South Square alone.
Yes — South Square is age-restricted under the federal Housing for Older Persons Act (HOPA). At least one resident per household must be 55 or older, and persons under 18 generally cannot be permanent occupants, with limited exceptions. The community typically uses the 80/20 framework: at least 80% of occupied homes must include a 55+ resident. Review the association's governing documents during escrow — exact occupancy rules, spousal-age provisions, and exceptions are there.
No — South Square has no staffed guard gate, though some neighborhood entries use key-fob or code access. The trade-off is value: comparable age-restricted, single-story living with clubhouse amenities from $400K, without the cost of staffed-gate operations. If a staffed gate is on your must-have list, nearby Siena offers 55+ guard-gated living at similar price points; South Square wins on accessibility and HOA cost.
South Square centers on its clubhouse campus — fitness center, community pool, social rooms, outdoor lounge, and organized social programming designed specifically for active adults. The village connects directly to Summerlin's 200-mile-plus trail network for walking and cycling, and Downtown Summerlin's 125+ shops and restaurants sit about ten minutes north. The model is a compact, curated amenity package, not a mega-resort campus — focused on daily use over spectacle.
Plan on $150 to $350 per month. That combines the Summerlin master association fee and the village sub-association fee, covering the clubhouse, pool, organized programming, and common-area maintenance — the engine of low-maintenance living. Exact dues vary by neighborhood and product type, so request the full resale package early in escrow and review the budget, reserves, and age-restriction covenants before your due-diligence window closes.
Scale versus intimacy. Sun City Summerlin is the valley's largest 55+ community — 7,700+ homes from around $300K with golf courses and extensive resort-style amenities. South Square is smaller (1,400+ homes), newer (2005 start), and integrated into the Summerlin South Association, with pricing from $400K and a walkable clubhouse model. Golf-centric social life favors Sun City; newer construction and Downtown Summerlin walkability favor South Square. Our team will tour both.
Security and price are the main dividers. Siena is a guard-gated 55+ community with staffed entry and overall price points that skew slightly higher; South Square offers comparable age-restricted, single-story living from $400K without guard staffing — which also keeps HOA costs in the $150–$350 range. Both communities sit in Summerlin South, minutes apart. If a staffed gate is a must, start with Siena; if value and simplicity lead, South Square wins.
Under the federal Housing for Older Persons Act, at least one resident per household must be 55 or older. The community applies the 80/20 framework: at least 80% of occupied homes must have a qualifying 55+ resident. Spousal-age provisions and exceptions exist — verify the exact terms in South Square's governing documents before you write an offer. Our agents review the age-restriction covenants with every buyer as part of the standard escrow process.
South Square's clubhouse anchors an organized social calendar — fitness classes, card groups, crafts, excursions, and seasonal events are typical for active-adult communities of this type. The specific calendar varies by season, so request the current activities schedule with the resale package. We can also connect you with current residents during your tour so you hear firsthand what the social life looks and feels like before you commit.
Because South Square is 55+, most buyers aren't looking for school access — but the zoned CCSD campuses are exceptional: Zel & Mary Lowman Elementary (8/10), Sig Rogich Middle School (10/10, one of Nevada's highest-rated public middle schools), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School and Bishop Gorman, both within the Summerlin corridor. Grandparents whose grandchildren visit often cite strong schools as a bonus.
South Square benefits from structural tailwinds: the 65+ U.S. population is projected to double by 2060 per the U.S. Census Bureau, driving sustained demand for HOPA-qualified communities. Nevada's zero income-tax environment and 3% property-tax cap make ownership economics favorable long-term. At $400K–$750K inside a premier Howard Hughes Corporation master plan, South Square's price-to-value ratio is strong relative to comparable 55+ product nationwide.
Four things matter most here. First, HOPA verification: confirm the governing documents' exact age-restriction terms, spousal provisions, and guest-stay limits before you offer. Second, HOA tiers: master + sub-association dues combine to $150–$350/mo — get the full budget and reserve study. Third, financing: most South Square homes finance conventionally, but VA buyers should note HOPA age restrictions may affect eligibility for some loan programs. Fourth, comps: call (702) 637-1759 and our team will pull the right 89135 comparables before you write.
Most South Square buyers put down 5% to 20%. Conventional financing works at most price points — on a $500,000 home, plan $25,000 (5%) to $100,000 (20%). VA loans allow 0% for eligible veterans, though buyers should confirm that the community's HOPA age restrictions don't affect their specific loan type with their lender before proceeding. FHA financing is also available. South Square's $400K–$750K range fits well within conforming loan limits, keeping jumbo financing rare here.
Most South Square purchases close in 30 to 45 days through a Nevada escrow company. The key 55+ variable is the HOA document-review window: governing documents, budget, reserve study, and HOPA covenants must be delivered and reviewed before closing. Our agents order the resale package at contract execution to protect your timeline.
Yes — our team knows South Square's four sub-neighborhoods, the floor plans that age best, and which homes have been upgraded for move-in condition. We handle the HOA document review, age-restriction verification, and escrow coordination. Call (702) 637-1759 or start your search online — we typically respond within the hour and can arrange tours with same-day notice for local buyers and virtual walk-throughs for out-of-state relocators.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the questions South Square buyers actually type into Google and AI assistants — each answered with verifiable specifics: market figures from NREG’s MLS analysis, HOPA rules sourced from federal law, tax data from Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Yes — South Square is a village within the Summerlin South Association, part of the Howard Hughes Corporation master-planned community in Las Vegas, ZIP 89135. It participates fully in the Summerlin master association, including 200+ miles of trails and master-plan amenities.
At least one resident per household must be 55 or older under the federal Housing for Older Persons Act (HOPA). Persons under 18 generally cannot be permanent occupants. The community uses the 80/20 framework. Review the governing documents during escrow for exact terms.
Approximately 1,400+ across roughly 250 acres per the Howard Hughes Corporation community plan record. The community is substantially built out — today's market is resale of these homes, ranging from $400K for entry single-story products to $750K for larger, updated homes with premium finishes.
Yes, in most cases — HOPA allows communities to set their own spousal-age provisions. Many communities permit a primary resident who is 55+ even if their spouse is younger. The exact rule is in South Square's governing documents; our agents review spousal-age provisions with every buyer before they offer.
No — South Square is a separate village within the Summerlin South Association. Sun City Summerlin is a distinct master-planned 55+ community located in a different part of the Summerlin area, with 7,700+ homes and golf courses. Both are 55+ HOPA communities, but they are separate associations with different amenities and price profiles.
Yes — South Square's clubhouse campus includes a community pool, fitness center, social rooms, and outdoor lounge. The pool is for residents of South Square and their guests. Organized swim programs and fitness classes typically run through the clubhouse schedule — request the current activities calendar when you tour.
South Square pays into two associations: the Summerlin master association (Howard Hughes Corporation) and the South Square village sub-association. Combined dues run $150–$350 per month. The master association governs trails, parks, and Summerlin-wide amenities; the sub-association governs the clubhouse, pool, common areas, and community programming within South Square.
About ten minutes north via West Charleston Boulevard. Downtown Summerlin is an open-air shopping and entertainment district with 125+ tenants, seasonal events, and the Las Vegas Ballpark — one of the most walkable and drivable retail destinations in the Las Vegas Valley for active adults.
WHY NEVADA REAL ESTATE GROUP
Direct knowledge of every Summerlin South village, the valley's largest agent team, and 9,097+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented active-adult buyers in South Square, Siena, and Sun City — including the HOPA document review every 55+ purchase requires.
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 South Square with neighboring 55+ villages and all-ages Summerlin communities. Each card pairs the commute with price positioning and community type, so you can judge whether a different lifestyle model actually buys you more home or amenity for the money.
10 MIN N
From $300K
10 min from South Square
View Sun City Summerlin (55+ golf) →20 MIN NE
$800K+ (in gates)
20 min from South Square
View Queensridge (guard-gated luxury) →More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Four sub-neighborhoods — Village, Entry, Premium, and Garden Homes — make up South Square's 1,400+ age-restricted homes, each with a distinct price point and lifestyle character within the same 55+ HOPA framework. The entries below are indexed alphabetically. Our team can pull current listings, HOA documents, and floor-plan specifics for any of them on request.
KEEP LEARNING
These guides extend the research most South Square buyers do next — understanding the Las Vegas active-adult market, comparing Summerlin's 55+ villages, and mapping Nevada's retirement tax advantages — each written by our team from the same sources used throughout this page.
MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the valley's momentum is this year.
Read →COMMUNITY HUB
All Summerlin villages, market data, and side-by-side comparisons — the master plan's full picture.
Read →MARKET HUB
Citywide market data, every major Las Vegas community, and 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 comes from a primary or government dataset, refreshed monthly. Because South Square sits within ZIP 89135, all market figures are labeled as ZIP-area benchmarks — never claimed as South Square-only. HOPA rules are sourced from federal law and the community's governing documents. Follow any link below to verify.
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