Nevada's #1 team for The Arbors real estate. Search established Summerlin homes, trail-connected family neighborhoods, and the best value in Summerlin North — from $450K to $800K+.
The Arbors spans ZIP codes 89134 and 89144 in Summerlin North, carrying active listings across the village's 3,500-plus homes priced $450K–$800K according to NREG’s MLS analysis MLS data. The eight newest area listings appear below, refreshed daily from our live GLVAR feed, and every active listing is searchable in our full MLS portal.
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 31, 2026, 5:42 PM Pacific; availability and prices may change.
AREA MEDIAN LIST (89134/89144)
$625K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
VILLAGE PRICE RANGE
$450K–$800K
Community plan record
HOMES IN THE VILLAGE
3,500+
Howard Hughes Corporation plan record
DAYS ON MARKET (AREA)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 31, 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
The Arbors is one of Summerlin's original villages — 3,500+ homes established in 1993 by Howard Hughes Corporation across 600 acres in ZIP codes 89134/89144, with an area median near $499,995 per NREG’s MLS analysis, a 32-day median DOM, and Palo Verde High School (8/10) zoning. The five takeaways below tell the full story.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
Across ZIP codes 89134 and 89144, The Arbors village homes are priced $450K–$800K, with the area overall carrying listings from below $400K in non-Arbors corridors to $1M+ in adjacent premium sections per NREG’s MLS analysis MLS data. The bands below show where competition concentrates in the full ZIP-area market.
The Arbors' 3,500+ homes span four sub-neighborhoods — Arbors Village, Arbors North, Willows Edge, and Arbors Premium Lots — across a $450K–$800K price range. Each link opens our live Las Vegas MLS search pre-filtered by type and price, with counts refreshed daily from the NREG’s MLS analysis GLVAR feed.
Four distinct sub-neighborhoods make up the 600-acre village, each with different lot sizes, renovation levels, and price positioning. Counts show the price-range competition across the full ZIP-area market, since village-level counts at the sub-neighborhood scale are too small for reliable medians.
431 active listings across ZIPs 89134, 89144 as of October 31, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by sub-neighborhood, price, renovation level, and school zone — no spam, unsubscribe anytime. In a 3,500-home village where the best-priced updated homes with pools can move within days, alert subscribers see the right listing hours after it hits the market.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living in The Arbors means mature tree-lined streets, Red Rock Canyon trail access, and 3,500+ homes priced $450K–$800K in one of Summerlin's original 1993 villages. It sits within the City of Las Vegas limits — Palo Verde High zoning, Downtown Summerlin 10 minutes east, and the full Howard Hughes master-plan lifestyle on your doorstep.
The Arbors is known for mature landscaping and tree-lined streets built up over 30 years, the value-to-Summerlin-address ratio at $450K entry, Palo Verde High School zoning, low HOA fees at $75–$200/mo, and direct connection to the 200-plus-mile Summerlin trail network.
Families who prioritize school zoning and neighborhood maturity, first-time Summerlin buyers, California relocators seeking established character at an accessible price point, and downsizers who want a low-HOA Summerlin address without a guard-gated premium.
Morning walks on tree-lined streets with established landscaping, trail runs connecting toward Red Rock Canyon, school drop-off at Jydstrup or Mannion, dinner at Downtown Summerlin's restaurants 10 minutes east, and weekend hikes in the conservation area 15 minutes west.
The Arbors occupies 600 acres in Summerlin North, Las Vegas — roughly bounded by the 215 Beltway and Summerlin Parkway corridors in the north-central section of the master plan. ZIP codes 89134 and 89144. About 15 miles from the Strip.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 31, 2026.
According to the U.S. Census Bureau, the tiles below compare housing and population figures for The Arbors 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 and Vintage 2025 population estimates, Las Vegas city (The Arbors is not separately tabulated) · Updated
POPULATION & GROWTH
The Arbors itself is a built-out village — 3,500+ homes since the early 2000s, with growth happening through renovations and resales rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 96,000 residents since 2010 per U.S. Census counts, and the Summerlin North corridor remains one of the most in-demand family destinations in the metro.
Inside The Arbors, supply is capped: the village's 600-acre footprint is fully built out, and with 3,500+ homes, today's buyers compete in a resale market. That scarcity, combined with the Summerlin address and school zoning, has supported consistent appreciation over three decades — the fundamental case for owning here over waiting.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the village 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 Arbors trades against. Area benchmarks for ZIP codes 89134/89144: $625,000 area median, 32 median days on market.
Area Median List Price
$625,000 area median across ZIP codes 89134/89144, June 2026
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
32 median days across the area; updated and well-priced listings move faster
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales
Active resale market — 3,500+ home village with regular turnover
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIPs 89134, 89144 rose 102% between 2015 ($247,250) and 2024 ($500,000), across 9,691 recorded closings — Las Vegas REALTORS MLS records via Repliers.
MOVE-IN READY INVENTORY
Market Competitiveness
The Arbors area is a balanced-to-moderate seller's market — homes across ZIP codes 89134/89144 sold in a median 32 days per NREG’s analysis of Las Vegas REALTORS MLS data. Well-priced, fully renovated Arbors homes often see multiple offers; original-condition listings at the top of the $800K range require more market time.
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 The Arbors? Our team knows every sub-neighborhood, renovation pocket, and school zone within the 600-acre village.
Start Your Home SearchSub-Neighborhood Comparison
A like-for-like comparison of The Arbors' four sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Honesty note: with renovation level driving the spread, we publish entry points rather than medians that small sub-samples cannot support.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Arbors Village | From $500K | n/a* | n/a* | n/a* | Family · Established Core |
| Arbors North | From $600K | n/a* | n/a* | n/a* | Larger Lots · More Space |
| Willows Edge | From $450K | n/a* | n/a* | n/a* | Entry · Downsizers |
| Arbors Premium Lots | From $650K | n/a* | n/a* | n/a* | Cul-de-Sac · Updated Homes |
Source: NREG’s MLS analysis MLS data plus the NREG community plan record, June 2026. Sub-neighborhood-level $/SF and DOM are intentionally omitted — renovation variance makes medians misleading at this scale. Area benchmark: 32-day median DOM.
Sub-Neighborhood Deep Dive
Submarket 1
The original heart of the village — classic Summerlin Mediterranean homes from the early 1990s with mature landscaping, neighborhood parks, and tree-lined streets. Renovation quality drives the range; walk the blocks with an agent who tracks individual streets.
Browse Arbors Village homes →Submarket 2
The northern section of the village with bigger home sites, more spacious floor plans, and room for pools and outdoor living. Popular with families who want a yard without paying the premium of newer Summerlin villages.
Browse Arbors North homes →Submarket 3
Attached and semi-attached townhome-style homes at The Arbors' most accessible price points — the first step into a Summerlin address. Popular with first-time buyers, downsizers, and buyers who want minimal yard maintenance.
Browse Willows Edge homes →Submarket 4
Premium cul-de-sac and corner lots with the village's largest yards and most mature trees. Many have been significantly updated — pools, remodeled kitchens, and new HVAC — commanding the top end of The Arbors range.
Browse Arbors Premium Lots homes →Submarket 5
The Arbors was designed with direct trail connectivity from every street — linking into the Howard Hughes Corporation's 200-plus-mile Summerlin system and ultimately toward Red Rock Canyon. Morning runs, cycling, and weekend hikes are all on-doorstep, with no driving required to access one of the Southwest's premier trail networks.
Browse The Arbors Trail Network — Summerlin at Your Door homes →STILL DECIDING?
BY ZIP CODE
The Arbors spans two ZIP codes — 89134 and 89144 — and the table below breaks those postal codes into their actual corridors. The same two ZIPs include The Arbors village homes, adjacent Summerlin communities, and non-Arbors corridors, per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | The Arbors village — established family homes (core village) | $500K–$750K (renovation-driven) | n/a* | 32 (area) | Active resale inventory | n/a* |
| 89134 | Arbors Premium Lots — cul-de-sac and corner positions | From $650K | n/a* | 32 (area) | — | n/a* |
| 89134 | Willows Edge — townhome and attached entry tier | From $450K | n/a* | 32 (area) | — | n/a* |
| 89144 | Arbors North / adjacent Summerlin North corridors | From $600K | n/a* | 32 (area) | — | n/a* |
| 89134/89144 | Full area benchmark — both ZIP codes combined | $625,000 list (area) | — | 32 | Active MLS | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Sub-neighborhood $/SF and year-over-year change are intentionally omitted: renovation variance makes sub-scale medians misleading, so we publish entry points and area benchmarks. Boundaries per Clark County GIS.
New Construction
The Arbors built out between 1993 and the early 2000s — no production builder operates inside the village today. Buyers wanting new construction with the same Summerlin address and school zoning look to Stonebridge, Summerlin's newest village, where Howard Hughes Corporation continues releasing new phases. Incentives change monthly — verify current offers before writing.
Luxury & Move-Up
Highest-tier new construction near The Arbors' resale profile
Family & Mid-Market
Broadest new-build selection in Summerlin at comparable entry pricing
Design-Forward Move-Up
Contemporary architecture buyers cross-shop against updated Arbors resales
55+ Active Adult
For downsizers comparing The Arbors' low HOA to an active-adult program
Family
Strong family-value new builds near The Arbors' school zone
Outdoor Recreation
Village parks, the 200-plus-mile Summerlin trail network, and Red Rock Canyon 15 minutes west — The Arbors was designed from 1993 with connected outdoor access at its core. The Howard Hughes Corporation maintains and expands the trail network, usable through 300 days of annual Nevada sunshine.
IN-VILLAGE
The Arbors' primary community park — playgrounds, basketball courts, walking trails, picnic areas, open fields, and a dog park at 10401 Garden Park Dr.
IN-VILLAGE
HOA-maintained community pool with sun deck and restrooms — seasonal summer access included in the $75–$200/mo association fee.
IN-VILLAGE
Connected trail network threading through the village and linking to the Summerlin master plan's full 200-plus-mile system toward Red Rock Canyon.
15 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and climbing, managed by the Bureau of Land Management fifteen minutes west.
10 MIN
The west valley's 125+ shop and restaurant hub — farmers markets, Las Vegas Ballpark, City National Arena, and seasonal festivals ten minutes east via Summerlin Parkway.
15 MIN
Home of the PGA Tour's Shriners Children's Open — fifteen minutes from The Arbors, among the most prestigious daily-fee courses in the Las Vegas Valley.
10 MIN
Triple-A Las Vegas Aviators home — summer baseball games and live events at Downtown Summerlin, ten minutes from any Arbors street.
15 MIN
The west valley's primary hospital campus about 15 minutes north — a practical amenity for families and older buyers that few west-valley communities beat.
The Arbors Lifestyle
Three modes within minutes of your front door: a morning trail run on the Summerlin network, afternoon errands and lunch at Downtown Summerlin 10 minutes east, and a Saturday hike in Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management — fifteen minutes west when you want bigger terrain.
THIS WEEKEND'S OPEN HOUSES
Open houses surface regularly in The Arbors — with 3,500+ homes and key-fob rather than staffed-gate access, sellers here show more openly than guard-gated communities. Set up instant alerts to get notified the moment an Arbors home schedules an open house, or browse every active listing now and let us arrange private showings that fit your schedule.
Budget around the specific home, not a community average. Before you compare the cost of a move to The Arbors, 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
The Arbors runs on a professional and family economy — dual-income households and executives commuting to the Downtown Summerlin corridor. 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 $125,000 — nearly double the Clark County median.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing The Arbors against other Summerlin villages and valley alternatives, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Arbors wins on value and maturity, Stonebridge on new construction, Henderson on citywide safety — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and GreatSchools.
| Metric | The Arbors | Summerlin | Stonebridge | Henderson |
|---|---|---|---|---|
| Entry Price | $450K | $450K (varies by village) | $550K (new construction) | $350K+ |
| Median List (area) | $625K | $728K | $650K+ | $548K |
| Days on Market | 32 (area) | 21 | 30–45 (new build) | 21 |
| Population | ~9,500 (village) | ~127,000 | ~5,000 (new) | 353,289 |
| HOA Fees | $75–$200/mo | $40–$800+/mo (varies) | $150–$300/mo (new) | $40–$400+/mo |
| Guard-Gated | No (key-fob) | Select enclaves | No (new village) | Select (MacDonald Highlands) |
| New Construction | None — built out | Active (Stonebridge) | Yes — active releases | Very active (Cadence, Inspirada) |
| Best For | Value · Schools · Maturity | Full selection · New + Established | New finishes · Mountain views | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. The Arbors population is the community plan record estimate; Census and FBI do not tabulate the village separately. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
The Arbors sits at the heart of Summerlin North's arterial grid — Summerlin Parkway and the 215 Beltway are minutes away in multiple directions. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Arbors 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 Arbors purchases close in 30 to 45 days through a Nevada escrow company. Well-priced updated homes can see faster timelines if both parties agree to expedite, while original-condition listings with broader inspection contingencies sometimes extend to 45 days. Cash offers close in 10–14 days. The biggest timeline variable is HOA document review — the resale package request should go in the first week of escrow to avoid delays.
The Arbors FAQ — 17 Answers
Across ZIP codes 89134 and 89144 — the two postal codes covering The Arbors village — the area median runs about $499,995 per NREG’s analysis of Las Vegas REALTORS MLS data. Inside the village, single-family homes range from roughly $450,000 for original-build properties to over $800,000 for larger cul-de-sac homes updated with modern kitchens and pools.
No — The Arbors is not guard-gated. Most neighborhoods use key-fob or access-code gates without a staffed entrance, which is part of why HOA fees stay low at roughly $75–$200 per month. Buyers who want 24-hour staffed security within Summerlin North should look at The Canyons — which includes Bellacere, Eagle Rock, and The Palisades enclaves — or The Hills, which contains the guard-gated Mountain Trails enclave; our team can map those options side by side.
Development began in 1993 under Howard Hughes Corporation, making The Arbors one of Summerlin's original villages, with most homes completed between 1993 and the early 2000s. Expect Mediterranean and transitional styles typical of that Summerlin era — stucco exteriors, tile roofs, covered patios. Three decades of residential continuity have produced mature trees and street-level landscaping that newer villages physically cannot replicate.
The Arbors is zoned to Clark County School District: Helen Jydstrup Elementary (7/10 GreatSchools), Jack & Terry Mannion Middle School (7/10), and Palo Verde High School (8/10). Private options nearby include The Meadows School (A+) adjacent to Summerlin and Faith Lutheran Middle & High (A), plus charter Doral Academy Red Rock (9/10). Always verify current zoning for the exact address before writing an offer — boundaries can shift within the village.
HOA fees in The Arbors combine the Summerlin master association fee with the village sub-association fee, typically running $75–$200 per month — among the most affordable in the Summerlin master plan. That covers trail network access, common-area landscaping, and village amenity maintenance including community pool access. Confirm the exact fee for any specific neighborhood in the resale package, as sub-association charges vary street by street within the 600-acre village.
The Arbors is the value proposition of Summerlin North: established character from 1993, mature landscaping, and strong schools at $450K entry — well below Stonebridge (from $550K new construction) and The Canyons (from $500K but with guard-gated luxury enclaves reaching $4M+). The trade-off is no new construction and 1990s-era bones that vary widely in renovation level. Buyers prioritizing character, value, and Palo Verde High zoning choose The Arbors; buyers wanting new finishes go east to Stonebridge.
Homes across the 89134/89144 ZIP codes sold in a median of about 42 days from list to accepted offer over the past hundred days, per NREG’s analysis of Las Vegas REALTORS MLS data. Treat that as an area benchmark — well-priced, updated Arbors homes often move faster, while original-condition listings at the top of the $800K range can take longer to find their buyer. Pricing to condition is the single biggest variable.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $499,995 Arbors home that means approximately $2,500–$3,500 per year. Compare that to California, where a similar home carries an effective rate closer to 1.1–1.2% plus Mello-Roos in most master-planned communities — the annual savings here are meaningful over a five-to-ten-year hold.
California's top marginal state income tax rate is 13.3% per the California Franchise Tax Board. Nevada levies zero state income tax. For a household earning $300,000 annually, that single line item saves roughly $25,000–$35,000 per year — enough to fund most of the mortgage on an Arbors home. Add Nevada's 0.5–0.7% effective property-tax rate versus California's 1.1–1.2% plus Mello-Roos, and the combined carrying-cost advantage makes The Arbors one of the most compelling relocation buys in the Western United States.
No — The Arbors built out between 1993 and the early 2000s, so today's inventory is entirely resale. That is the direct trade-off for its mature character, larger lots, and established street trees. Buyers who need new construction should look at Stonebridge, Summerlin's newest village, where Howard Hughes Corporation continues to release new phases at slightly higher price points. Call (702) 637-1759 and we'll map both paths across current availability.
The Arbors connects directly to Summerlin's 200-plus-mile trail network, with Gardens Park — featuring playgrounds, basketball courts, a dog park, and open fields — at the village's center. Red Rock Canyon National Conservation Area is about 15 minutes west via W. Charleston Boulevard, offering 195,000 acres of managed conservation land with world-class hiking, climbing, and the 13-mile scenic drive. Downtown Summerlin's Las Vegas Ballpark and City National Arena for entertainment are about 10 minutes away.
The best fit depends on your priorities. Arbors Village — the core — has the most established landscaping and classic character. Arbors North offers larger lots and more spacious floor plans. Willows Edge provides attached and semi-attached homes at The Arbors' most accessible price points, popular with first-time buyers and downsizers. Arbors Premium Lots features cul-de-sac and corner positions with mature trees and the village's largest yards. Our agents who specialize in The Arbors can walk you through the specific blocks that match your criteria.
Long-term rentals exist in The Arbors — 18% of households are renter-occupied per community records — but the village is overwhelmingly owner-occupied at 82%. The City of Las Vegas tightly regulates short-term rentals, so never underwrite vacation-rental income on an Arbors purchase without reading both the city rules and the HOA CC&Rs first. For long-hold investors, the combination of low HOA fees, a $450K–$800K price range, and three decades of appreciation history makes The Arbors a credible hold in the Summerlin North corridor.
Four things matter most here. First, renovation level: 1993-vintage homes vary enormously — original kitchens and first-generation HVAC versus fully updated pools, kitchens, and mechanical systems. Always budget for inspection. Second, sub-association fees vary; get the resale package for the exact address. Third, financing: most Arbors purchases qualify for conventional loans at these price points, but get pre-approved before touring. Fourth, competition: well-priced, updated homes move quickly. Call (702) 637-1759 early and we'll pull current comps before you write.
Most Arbors buyers put down 5% to 20%. On a $499,995 purchase, that ranges from roughly $25,000 (5% FHA or conventional) to $100,000 (20% conventional, no PMI). VA loans allow 0% down for eligible veterans, and USDA rural programs do not apply in this urban Las Vegas ZIP. First-time buyers often use Nevada Housing Division programs that layer down-payment assistance onto FHA loans — call (702) 637-1759 and we'll match you with the program that fits your financial profile before you begin touring.
Budget $75–$200 per month, combining the Summerlin master association fee with the village sub-association fee. That covers trail network access across Summerlin's 200-plus-mile system, common-area landscaping, the community pool, and village parks including Gardens Park. Sub-association charges vary by neighborhood within the 600-acre village — always pull the resale package for the specific address you're buying and compare total monthly carrying cost, not just purchase price, across the listings you tour.
Most Arbors purchases close in 30 to 45 days through a Nevada escrow company. Cash offers can close in 10–14 days. For financed purchases, a clean pre-approval and flexible possession date matter — well-priced updated homes move quickly at a 32-day median DOM. Request the HOA resale package in week one to avoid escrow delays.
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 Arbors buyers most frequently search on Google and AI assistants — each answered with verified specifics drawn from NREG’s MLS analysis MLS sold data, GreatSchools school ratings, Clark County Assessor property records, and Howard Hughes Corporation master-plan figures for the 89134/89144 ZIP codes covering The Arbors.
Yes — The Arbors is one of Summerlin's original villages, established in 1993 under Howard Hughes Corporation as part of the 22,500-acre master plan. It sits in the Summerlin North Association area, giving residents full access to the trail network, master amenities, and the Summerlin address.
The Arbors spans 600 acres with 3,500-plus homes across four sub-neighborhoods — Arbors Village, Arbors North, Willows Edge, and Arbors Premium Lots. It is one of the larger established villages in Summerlin North, built out between 1993 and the early 2000s.
The Arbors sits primarily in ZIP codes 89134 and 89144, in the Summerlin North area of Las Vegas. Use both when building MLS searches and listing alerts — the village boundary crosses the line, and a single-ZIP filter will hide a meaningful share of active inventory.
Yes — The Arbors HOA maintains a community swimming pool with sun deck and restrooms, included in the $75–$200/mo association fee. Access is seasonal; many buyers also prioritize private pools, which are common in updated Arbors homes in the $600K+ tier.
Sun City Summerlin is an adjacent 55+ active-adult community with golf courses, extensive social programming, and lower entry pricing from roughly $300K. The Arbors is all-ages with stronger family character, Palo Verde High zoning, and higher entry from $450K. Sun City buyers prioritize golf and HOA-structured programming; Arbors buyers prioritize school access and the Summerlin master-plan trail network.
Yes — The Arbors connects directly to the Summerlin master plan's 200-plus-mile trail network, with access points throughout the village. Trails are paved, multi-use, and dog-friendly, eventually linking toward Red Rock Canyon 15 minutes west. It's the outdoor recreation advantage that draws trail enthusiasts specifically to Summerlin over other Las Vegas master plans.
The Arbors was developed as part of the Summerlin master plan by Howard Hughes Corporation beginning in 1993, with homes built by multiple national and regional builders — including Pardee Homes, Del Webb, and others active in the 1990s Summerlin build-out. Today's market is entirely resale; no single builder's product dominates the 3,500-plus home village.
About 10 minutes via Summerlin Parkway — making The Arbors one of the most conveniently positioned established villages relative to the 125-shop Downtown Summerlin retail and dining hub, Las Vegas Ballpark, and City National Arena.
WHY NEVADA REAL ESTATE GROUP
Summerlin expertise across all 20+ villages, the largest agent team in Nevada, and 9,097+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have guided Arbors buyers through every market cycle — including the renovation-level evaluation that separates a $450K listing from an $800K one.
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 The Arbors with neighboring Summerlin villages and the broader Las Vegas Valley. Each card pairs commute time, median price, and HOA range so you can judge whether a different village buys you more home, newer construction, or guard-gated security — and whether the premium is worth it at your budget.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Four sub-neighborhoods make up The Arbors' 600 acres, plus the adjacent Summerlin North villages you may want to compare. Dedicated sub-neighborhood pages are rolling out — our team can pull current listings and HOA documents for any of them on request.
KEEP LEARNING
These guides cover what most Arbors buyers research next — the citywide Las Vegas market, Summerlin's full village selection, and the buying process — each written by our team from primary MLS data and the same sources cited throughout this page.
MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
All 20+ Summerlin villages compared — new construction, guard-gated options, school zones, and price positioning in one place.
Read →CITY HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons for the whole metro.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because The Arbors is a 3,500-plus-home village within ZIP codes that span adjacent communities, we present area benchmarks (89134/89144) with clear labeling — never claiming ZIP-level medians as village-specific facts. 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