Nevada's #1 team for Summit Hills real estate. Search established single-family homes on elevated terrain with Red Rock and valley views — 300+ residences priced $550K–$900K in the heart of Summerlin South, ZIP 89135.
Summit Hills sits in ZIP 89135 — a premium Summerlin South corridor where the median list price runs near $915,000 according to NREG’s MLS analysis MLS data, though Summit Hills itself prices $550K–$900K. The eight newest ZIP-area listings appear below, refreshed daily, and every active listing is searchable in our live Las Vegas MLS portal.
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Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 5:42 PM Pacific; availability and prices may change.
COMMUNITY PRICE RANGE
$550K–$900K
Community plan record
ZIP 89135 MEDIAN LIST
$1.0M
NREG analysis of Las Vegas REALTORS MLS data, June 2026
HOMES IN COMMUNITY
300+
Community plan record
DAYS ON MARKET (ZIP 89135)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
Property research
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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
Summit Hills delivers 300+ hillside single-family homes priced $550K–$900K in Summerlin South (ZIP 89135), developed by Howard Hughes Corporation around 2010, with a ZIP-area median list near $915,000 per NREG’s MLS analysis, 44 median days on market, and 10/10 Sig Rogich Middle School zoning. The takeaways below cover what moves pricing here.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
Summit Hills prices span $550,000–$900,000, sitting within the broader ZIP 89135 Summerlin South corridor tracked by NREG’s MLS analysis MLS data. The bands below show where competition concentrates across the ZIP area — Summit Hills itself occupies the $550K–$900K middle tier.
Summit Hills' 300+ homes span hillside view lots, upgraded homes with pools, and original-condition resale opportunities in the $550K–$900K range — each link opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data.
Summit Hills sits alongside several Summerlin South villages that buyers cross-shop. The cards below pair each with its price positioning and a link to the closest matching hub or search.
339 active listings across ZIP 89135 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by view type, price, beds, and pool — no spam, unsubscribe anytime. With 300+ homes and a 44-day median market, the right Summit Hills property typically appears a handful of times per 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 Summit Hills means hillside morning views across the Las Vegas Valley, quick access to Red Rock Canyon, and 300+ miles of Summerlin trails from your doorstep. The community sits within Las Vegas (ZIP 89135) and was developed by the Howard Hughes Corporation around 2010 — fully established, 300+ homes, no new construction, and five minutes from Downtown Summerlin.
Summit Hills is known for its gently elevated hillside position, view lots that look across the Las Vegas Valley and toward the Spring Mountains, and access to Summerlin's full amenity network — 300+ trail miles, recreation centers, and Downtown Summerlin — without the guard-gated premium.
Families wanting Bonner Elementary (9/10) and Rogich Middle (10/10) zoning without guard-gated dues, California relocators looking for views and top schools at $550K–$900K, and established-community investors who value Summerlin's constrained supply and long resale track record.
Morning walks on Summerlin's trail network starting from your street, errands at Downtown Summerlin five minutes south, afternoon hikes at Red Rock Canyon ten minutes west, and evenings on a hillside patio watching the Las Vegas Valley lights come on across the horizon.
Summit Hills occupies 65 acres of gently elevated terrain in the Summerlin South / The Cliffs area of Las Vegas, ZIP 89135. Positioned roughly five minutes from Downtown Summerlin, ten from Red Rock Canyon, and twenty from the Strip via Summerlin Parkway.
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 Summit Hills at Summerlin 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 (Summit Hills at Summerlin is not separately tabulated) · Updated
POPULATION & GROWTH
Summit Hills itself is fully built — 300+ homes since 2010, with growth happening through upgrades and renovations rather than new rooftops. The surrounding ZIP 89135 grew from 24,144 residents in the 2010 Census to 31,763 in 2020, and the Summerlin South corridors around Summit Hills remain among the most in-demand in the west valley.
Inside Summit Hills, growth is capped by the 65-acre footprint: 300+ homes built out, no land remaining for new construction. The surrounding ZIP 89135 corridor — Summerlin South's premium tier — remains one of the most sought-after addresses in the valley, with the Howard Hughes Corporation master plan continuing to constrain supply in every adjacent Summerlin village.
Sources: U.S. Census Bureau and Howard Hughes Corporation. ZIP 89135 figures shown because the Census does not tabulate the community 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 ZIP 89135 (Summerlin South) sold medians, market time, and monthly closings from NREG’s analysis of Las Vegas REALTORS MLS data — the benchmark Summit Hills trades against. Summit Hills itself is 300+ homes, too small for a monthly series; the cards report the ZIP-area context: $1,000,000 median list, 44 median days on market.
Median List Price
$1,000,000 ZIP 89135 median (Summerlin South), June 2026
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
44 median days across ZIP 89135; view-lot premium homes can be faster
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales
Active Summerlin South market — Summit Hills trades in line with the ZIP
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 6,183 recorded closings — Las Vegas REALTORS MLS records via Repliers.
ESTABLISHED INVENTORY
Market Competitiveness
ZIP 89135 is a measured market — homes took a median of 44 days to sell per NREG’s analysis of Las Vegas REALTORS MLS data, reflecting deliberate buyers at the $550K–$1M+ price tier. Within Summit Hills, elevated view lots with pools move faster than interior original-condition homes; price to the lot position, not just the square footage.
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 Summit Hills? Our team knows every hillside lot, view corridor, and upgrade-tier inside the community.
Start Your Home SearchVillage Comparison
A like-for-like comparison of Summit Hills and the Summerlin South villages buyers most often cross-shop — pricing, gate status, and who each suits — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Honesty note: with 300 homes, enclave-level medians would be statistical noise, so we publish plan ranges.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Summit Hills | $550K–$900K | n/a* | 44 (ZIP-area) | 300+ homes | Views · Schools · Non-gated value |
| The Ridges | From $2M+ | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated |
| The Cliffs (Summerlin) | From $800K+ | n/a* | n/a* | n/a* | Luxury · Mountain views |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated golf · Privacy |
| The Paseos | From $500K | n/a* | n/a* | n/a* | Mid-range Summerlin · Trails |
| Summerlin Cerrado | From $600K+ | n/a* | n/a* | n/a* | Mid-range Summerlin · Gated |
Source: NREG’s MLS analysis MLS data plus the NREG community plan record, June 2026. Per-village $/SF and DOM are intentionally omitted for small-sample communities — ZIP-area benchmark: 44-day median DOM, $1.0M median list (89135).
Village Deep Dive
Submarket 1
The hillside Summerlin South value leader: 300+ homes on elevated terrain with Red Rock and valley views, top-tier school zoning, and $90–$250 monthly HOA instead of the guard-gated premium.
Browse Summit Hills homes →Submarket 2
Summerlin's pinnacle guard-gated village with Bear's Best golf — custom estates starting above $2 million, 24-hour staffed entry, and some of the valley's most dramatic Red Rock views.
Browse The Ridges homes →Submarket 3
The elevated Summerlin South luxury tier just above Summit Hills — larger homes and premium view lots, a step up in price from Summit Hills with comparable school zoning.
Browse The Cliffs (Summerlin) homes →Submarket 4
Two Arnold Palmer championship courses inside a guard-gated community — buyers who want the staffed gate and golf lifestyle pay $1.2M+ entry versus Summit Hills' $550K floor.
Browse Red Rock Country Club homes →Submarket 5
A popular established Summerlin village with parks, trail connectivity, and contemporary homes starting near $500K — the closest comparable to Summit Hills at a slight price discount.
Browse The Paseos homes →Submarket 6
A smaller Summerlin South village offering partial gating and a similar price point to Summit Hills, for buyers who want added access control without the full guard-gated premium.
Browse Summerlin Cerrado homes →Submarket 7
The Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area is ten minutes west of Summit Hills — the 13-mile scenic loop, 30+ miles of hiking trails, and world-class sandstone climbing define the outdoor lifestyle that makes Summerlin South the valley's most sought-after address.
Browse Red Rock Canyon — The Lifestyle Anchor homes →STILL DECIDING?
BY ZIP CODE
Summit Hills sits in ZIP 89135 — Summerlin South's premium corridor, which blends communities ranging from $550K non-gated villages to $5M+ guard-gated estates. The table below breaks that ZIP into its real segments so buyers can interpret the $1,000,000 ZIP-area median honestly.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Summit Hills — non-gated hillside village | $550K–$900K (plan range) | n/a* | 44 (ZIP-area) | 300+ homes | n/a* |
| 89135 | The Cliffs / elevated Summerlin South corridor | From $800K+ | n/a* | 44 (ZIP-area) | — | n/a* |
| 89135 | The Ridges (guard-gated ultra-luxury) | From $2M+ | n/a* | varies by estate | — | n/a* |
| 89135 | Red Rock Country Club (guard-gated golf) | From $1.2M | n/a* | varies | — | n/a* |
| 89135 | Full ZIP 89135 benchmark (all corridors) | ~$1,000,000 median list | — | 44 | Active Summerlin South market | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks. Boundaries per Clark County GIS.
New Construction
No production builder operates inside Summit Hills — the community's 300+ homes completed around 2010 and today's market is resale only. Buyers wanting new construction near Summerlin South can shop active villages in The Cliffs and Canyons areas, where Howard Hughes Corporation continues master-plan deliveries. Builder incentives change monthly.
Luxury & Move-Up
The closest luxury production profile to Summit Hills resale
Family & Mid-Market
Broadest Summerlin South new-build selection
Design-Forward Move-Up
Contemporary architecture buyers cross-shop against Summit Hills remodels
55+ Active Adult
Active-adult alternative for downsizers considering Summit Hills patio-style homes
Family
Value-oriented new builds for buyers whose budget sits below Summit Hills entry
Outdoor Recreation
Summit Hills residents trade lot acreage for direct access to Summerlin's trail network and a ten-minute drive to one of the country's finest conservation areas. The Howard Hughes Corporation's master plan provides 300+ trail miles, nine recreation centers, and parks throughout the community network — usable across 300 days of Las Vegas sunshine annually.
IN-COMMUNITY (5 min)
Summit Hills' closest community park — an adventure playground, disc golf course, desert trail connections, and picnic areas in a spacious desert-landscape setting.
5 MIN
A linear greenway connecting Summerlin South neighborhoods with walking trails, desert-adapted gardens, and open space that links to the broader Summerlin trail network.
IN-COMMUNITY
The neighborhood's closest micro-park: playground equipment, basketball and sports courts, and walking paths connecting to community streets.
10 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class sandstone climbing, and 30+ miles of hiking trails managed by the Bureau of Land Management.
FROM FRONT DOOR
Howard Hughes Corporation's 300+ mile connected trail system starts at Summit Hills' community streets — the valley's most comprehensive walking and cycling network.
5 MIN
The west valley's lifestyle hub — outdoor dining, retail, seasonal events, and Las Vegas Ballpark, five minutes south on W. Charleston Boulevard.
10 MIN
Host of the PGA Tour Shriners Children's Open — a Tom Weiskopf and Jay Morrish design with challenging desert canyon terrain ten minutes north.
40 MIN
The Spring Mountains National Recreation Area offers skiing in winter and cool-elevation hiking in summer — a genuine altitude escape forty minutes from Summit Hills.
The Summit Hills Lifestyle
Three moods within minutes of home: a morning run on Summerlin's 300+ trail miles, an afternoon at Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management ten minutes west, and dinner at Downtown Summerlin five minutes south — with a hillside sunset view from the back patio to close the day.
THIS WEEKEND'S OPEN HOUSES
Summit Hills is an open-access community, so weekend open houses run more freely than in guard-gated villages. Set up instant alerts for the moment a home schedules an open house — or browse active listings now and let us arrange a private tour, including view-lot walk-throughs to compare hillside positions.
Budget around the specific home, not a community average. Before you compare the cost of a move to Summit Hills at Summerlin, 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
Summit Hills runs on a professional household profile: executives, educators, healthcare workers, and entrepreneurs rather than 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 above $120,000 — roughly 57% above the Clark County median.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Summit Hills against the valley's premium addresses, this side-by-side covers the metrics buyers ask about most, June 2026. Summit Hills leads on school quality and Red Rock access; guard-gated enclaves win on privacy; Henderson wins on citywide safety — sources: LVR, U.S. Census, and FBI UCR.
| Metric | Summit Hills | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Median List Price | $550K–$900K (plan) | $728K (Summerlin-wide) | $548K | $476K |
| ZIP-Area Median List | $1.0M (ZIP 89135) | $728K | $548K | $476K |
| Days on Market | 44 (ZIP 89135) | 21 | 21 | 20 |
| Population | 900+ (community) | ~127,000 | 353,289 | 679,817 |
| Guard-Gated | No (open access) | Select villages (The Ridges) | Select enclaves (MacDonald Highlands) | Select enclaves |
| Red Rock Access | 10 min direct | 10–20 min (varies by village) | 30–40 min | 20–30 min |
| New Construction | None — built out 2010 | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Best For | Schools · Views · Value | New Construction · Lifestyle · Outdoors | Families · Retirees · Safety | Selection · Urban · Investors |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Summit Hills income and population figures are community plan-record values; Summerlin figures are master-plan wide per HHC; 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
Summit Hills sits at the intersection of convenience and escape: W. Charleston Boulevard provides direct western access to Red Rock Canyon while Summerlin Parkway links east toward the core. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Summit Hills 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 Summit Hills purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 10–14 days. Conventional financing is typical at this price tier; buyers near the $900K ceiling should confirm their lender can handle the loan type. HOA certification adds a few days for standard Summerlin resales — budget the full 45 days, and confirm your lender's timeline before you go under contract.
Quick Answer
Most Summit Hills buyers put down 10–20%. At a $700,000 price point, that is $70,000 (10%) to $140,000 (20%). Conventional financing works for most of the range; homes near the $900K ceiling may cross the conforming loan limit into jumbo territory, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans. Have your lender pre-approve at the specific tier before touring — in a 44-day median market, you'll want to move quickly when the right view-lot home appears.
Summit Hills at Summerlin FAQ — 18 Answers
Summit Hills homes trade in the $550,000–$900,000 range per the community plan record; hillside lots with Red Rock views push toward the top. The broader ZIP 89135 median — including premium Summerlin South villages — runs closer to $915,000 per NREG’s MLS analysis MLS data. Owner-added pools and renovated interiors move individual prices meaningfully within that band.
No — Summit Hills is an open-access established Summerlin neighborhood governed by master HOA standards, not a staffed entry gate. The 300+ homes on its 65 hillside acres benefit from Summerlin's broader security environment and community standards. Buyers prioritizing a 24-hour staffed gate can compare The Ridges and Red Rock Country Club minutes away — our agents show all three in the same day so the price-versus-security trade-off is clear before any offer.
Budget $90–$250 per month, which combines the Summerlin master association fee with the Summit Hills sub-association dues. That covers common-area maintenance, trail upkeep, and access to Summerlin's 300+ miles of trails and multiple recreation centers per the Howard Hughes Corporation master plan. Request the resale package during escrow and review the reserve study — a community established around 2010 should show a funded reserve, and our team checks that for every client.
Summit Hills students attend Clark County School District campuses rated among the best in the Summerlin corridor: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School and Bishop Gorman High School; charters include Doral Academy Red Rock (9/10) and Pinecrest Academy (8/10). Confirm zoning for your specific address before writing an offer — our team runs that check quickly.
Summit Hills was developed under the Howard Hughes Corporation Summerlin master plan around 2010 with national production builders delivering the 300+ residences. Floor plans run 2,000 to 3,500 square feet. Many homes now carry owner-added pools, outdoor kitchens, and renovated interiors that meaningfully lift value above original spec. Our agents know which plan types and view corridors command the sharpest premiums — worth asking before you shortlist.
Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.4723 once the owner claims it. On a $700,000 Summit Hills home that translates to approximately $3,500–$5,250 per year — a fraction of comparable California hillside-view communities, and with zero Nevada state income tax, the annual savings for a California household earning $300,000 easily exceed $25,000.
Summit Hills wins on affordability and accessibility: $550K–$900K entry versus $2M+ at The Ridges and $1.2M+ at Red Rock Country Club, with no mandatory club or gate dues. The Ridges counters with Bear's Best golf and 24-hour guard service; Red Rock Country Club with two Arnold Palmer courses and privacy. Buyers who want Summerlin views and quality without the guard-gated premium typically land in Summit Hills or The Paseos — we can walk that comparison side-by-side.
California's top state income-tax rate is 13.3% per the California Franchise Tax Board. Nevada's is zero. A household relocating from the Bay Area or Southern California and earning $400,000 annually saves roughly $39,000 in state income taxes per year — enough to fund a meaningful down-payment supplement or accelerate payoff. Add a 0.5–0.75% property-tax rate capped at 3% annual growth, and the long-run carrying cost advantage over California is structural, not cyclical.
Summit Hills sits on gently elevated terrain within the Summerlin South / The Cliffs area, and many homesites look out across the Las Vegas Valley floor or toward the Spring Mountains and Red Rock Canyon escarpment. Premium lots with clear Red Rock or valley views price toward the top of the $550K–$900K range; interior lots on quieter streets anchor the lower end. Our agents can identify which current listings carry real view corridors versus marketing language — ask before touring.
No — Summit Hills completed its 300+ homes around 2010 under the Howard Hughes Corporation master plan, and today the market is resale only. Buyers who want new construction with a comparable Summerlin South location can shop active villages in the nearby Cliffs and Canyons areas, where Howard Hughes continues master-plan deliveries. Our team tracks every active Summerlin builder release monthly — a one-call briefing saves weeks of searching on your own.
Summit Hills residents access Summerlin's full amenity network: 300+ miles of trails, nine community recreation centers, multiple aquatic facilities, and dozens of parks including nearby Fox Hill Park and The Paseos Linear Park per the Howard Hughes Corporation master plan. Downtown Summerlin's open-air retail, dining, and entertainment complex is roughly five minutes away, and TPC Summerlin — host of the PGA Tour Shriners Children's Open — is about ten minutes north.
About 20 minutes via Summerlin Parkway and I-15, and roughly 30 minutes to Harry Reid International Airport on I-215 South. Downtown Summerlin is five minutes away; Red Rock Canyon is ten. The elevated position that defines Summit Hills adds a bonus most commute math misses: many hillside lots look across the valley on the drive home — a view Las Vegas buyers pay a meaningful premium to own.
Summit Hills offers an established-community investment profile: fully built since 2010, 300+ homes with consistent resale history, hillside view lots, and Summerlin's constrained western land supply. Nevada's 0.5–0.75% effective property-tax rate and the 3% primary-residence annual cap under NRS 361.4723 support long holds. Owner-occupancy runs 85% per community records, which limits rental supply and supports resale pricing. Ask our team for the Summit Hills appreciation track record before you commit.
Yes — call (702) 637-1759 or use the form on this page. Our team has closed thousands of Summerlin transactions and knows Summit Hills' hillside lot premiums, the view-corridor pricing differences, and which floor plans hold value best on resale. We offer in-person and virtual tours for out-of-state buyers, and can arrange same-week showings in most cases. As Nevada's #1 real estate team, we bring deep local knowledge to every Summit Hills transaction.
Four things move real money here. First, lot position: elevated hillside lots with Red Rock or valley views command meaningful premiums — verify the view corridor before offering. Second, upgrade value: pools and outdoor kitchens are common but not universal — compare finished and original-condition homes separately. Third, HOA tiers: confirm combined master + sub-association dues and reserve health in escrow. Fourth, financing: Summit Hills prices sit near the conventional conforming limit — have your lender confirm the right loan type. Call (702) 637-1759 and we pull the right comps before you write.
Most Summit Hills buyers put down 10–20%. At a $700,000 price point, that is $70,000 (10%) to $140,000 (20%) — conventional financing works for most of the range. Jumbo loans apply to purchases above the conforming limit; lenders typically want 20% down and healthy reserves. VA loans allow 0% for eligible veterans, and FHA is available on lower-tier listings. Have your lender pre-approve at the specific price tier before touring so you are ready to move quickly in this 44-day-median market.
Budget $90–$250 per month, combining the Summerlin master association fee with Summit Hills sub-association dues. The master-plan fee funds 300+ miles of trails, recreation centers, and parks per the Howard Hughes Corporation community standards. The sub-association covers common-area maintenance specific to Summit Hills. Request the full resale package — current dues, reserve funding, and any pending assessments — early in escrow. An established 2010-era community should show a funded reserve; our team reviews that document for every buyer.
Most Summit Hills purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 10–14 days. Conventional loans are fastest; VA and FHA appraisals may add a few days. Budget 45 days if your file requires an HOA certification, and confirm your lender's timeline before going under contract.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Summit Hills buyers actually type into Google and AI assistants — answered specifically with numbers you can verify: market figures from NREG’s MLS analysis, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Yes — Summit Hills is a single-family village within the Summerlin master-planned community in Las Vegas (ZIP 89135), developed by Howard Hughes Corporation around 2010. It sits in the Summerlin South corridor about five minutes from Downtown Summerlin and ten minutes from Red Rock Canyon.
Entry price and gating. Summit Hills prices $550K–$900K with no guard gate and $90–$250 monthly HOA; The Ridges starts above $2 million with a 24-hour staffed gate and higher dues. Both sit in Summerlin South with Red Rock views — the difference is how much premium you pay for the gate and the prestige tier.
No — Summit Hills built out around 2010 under the Howard Hughes Corporation Summerlin master plan, and today the market is resale only. Buyers wanting new Summerlin South construction should look at active villages in The Cliffs and Canyons areas, where builders are still delivering homes.
Sig Rogich Middle School rates 10/10 per GreatSchools — one of Nevada's highest-rated public middle schools, zoned directly from Summit Hills. Verify zoning for your exact address before offering; boundaries within ZIP 89135 can differ street to street.
About ten minutes west via W. Charleston Boulevard. The Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area — the 13-mile scenic loop, world-class hiking, and sandstone climbing — is Summit Hills' closest and most distinctive lifestyle amenity.
From elevated hillside lots — yes, many Summit Hills homes have partial Las Vegas Valley floor views that include the Resort Corridor skyline in the distance, particularly from upper-floor windows or back patios facing east. View corridors vary significantly by lot; ask for a verified view-lot shortlist before you tour.
Budget $90–$250 per month, combining the Summerlin master association fee with Summit Hills sub-association dues. The master fee funds 300+ trail miles, recreation centers, and parks; the sub-association covers common-area maintenance. Request the resale package in escrow to confirm exact dues and reserve health.
Because ZIP 89135 blends Summit Hills ($550K–$900K) with The Ridges (from $2M+), Red Rock Country Club (from $1.2M), and other Summerlin South luxury villages. The ZIP-area median of $915,000 per NREG’s analysis of Las Vegas REALTORS MLS data reflects that premium blend — Summit Hills itself is the most accessible entry point in the corridor.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, 9,600+ closed transactions, and $4.85B+ in total volume since 2011. Our agents have represented buyers and sellers across Summerlin's established villages and luxury corridors — the depth behind the team's verified #1 ranking in Nevada, and the reason Summit Hills buyers trust us with their most important move.
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 Summit Hills with neighboring Summerlin villages and nearby Las Vegas communities. Each card pairs the commute time with price positioning, so you can judge whether trading view-lot access for a different lifestyle actually buys you more home for the money.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Summit Hills is a single 65-acre community, but Summerlin South offers a range of comparable and nearby villages for cross-shopping. The entries below index the key resources alphabetically, and our team can pull current listings for any of them on request.
KEEP LEARNING
These guides extend the research most Summit Hills buyers do next — understanding the broader Summerlin market, comparing Summerlin South luxury villages, and mapping the Summerlin vs. Henderson decision — 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 →COMMUNITY COMPARISON
How the valley's two luxury poles compare — useful context for evaluating Summit Hills against Henderson alternatives.
Read →MASTER PLAN HUB
Every Summerlin village, master-plan data, 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 comes from a primary or government dataset, refreshed monthly. Because Summit Hills is 300+ homes, we present ZIP 89135 figures as area benchmarks — never plan-only claims — and use the community plan record for internal metrics that small MLS samples cannot support. Follow any link 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