California Relocators
- Zero state income tax vs. 13.3% California top rate
- Established Summerlin park-living at $450K–$750K
- Property-tax cap at 3% annual growth under NRS 361.4723
- Our relocation team handles virtual tours and school verification
Summerlin South, Las Vegas
The Gardens Homes For Sale
Nevada's #1 team for The Gardens Summerlin real estate. Search established family homes, park-adjacent streets, and Summerlin South's most livable village — $450K to $750K with 25+ years of mature landscaping.
Where Can I Find The Gardens Summerlin Homes for Sale?
The Gardens spans ZIP codes 89135 and 89134 in Summerlin South, carrying active listings across the $450K–$750K range according to NREG’s MLS analysis MLS data. The eight newest village listings appear below, refreshed daily from the GLVAR, and every active home is searchable in our live MLS portal with filters for price, beds, park proximity, and more.
Homes for sale in ZIPs 89135 and 89134 near The Gardens
- 52 Soaring Bird Court, Las Vegas 89135 — $6,999,000 · 5 bd · 7.5 ba · 6,502 sq ft · Coming Soon · Courtesy of BHHS Nevada Properties
- 1963 Orchard Mist Court, Las Vegas 89135 — $1,699,999 · 4 bd · 2.5 ba · 4,107 sq ft · Courtesy of Real Broker LLC
- 10265 Premia Place, Las Vegas 89135 — $545,000 · 2 bd · 2 ba · 1,370 sq ft · Courtesy of Keller Williams MarketPlace
- 6480 Farness Street, Las Vegas 89135 — $2,100,000 · 4 bd · 4.5 ba · 3,117 sq ft · Courtesy of eXp Realty
- 10446 Calico Pines Avenue, Las Vegas 89135 — $550,000 · 3 bd · 2.5 ba · 2,062 sq ft · Courtesy of Kim's Realty Solutions
- 10958 Zancada Court Court, Las Vegas 89135 — $899,900 · 3 bd · 3.5 ba · 2,500 sq ft · Coming Soon · Courtesy of Equity Union Real Estate
- 5917 Heaven View Drive, Las Vegas 89135 — $1,400,000 · 5 bd · 4.5 ba · 3,461 sq ft · Courtesy of Real Broker LLC
- 10290 Turia Gardens Road, Las Vegas 89135 — $699,500 · 4 bd · 3 ba · 2,550 sq ft · Courtesy of Coldwell Banker Premier
- 10248 Andante Court, Las Vegas 89135 — $1,695,999 · 3 bd · 2.5 ba · 2,777 sq ft · Courtesy of Boeckle & Co.
- 2108 Crooked Pine Drive, Las Vegas 89134 — $715,000 · 5 bd · 3 ba · 2,838 sq ft · Courtesy of Simply Vegas
- 2504 Youngdale Drive, Las Vegas 89134 — $729,900 · 3 bd · 2 ba · 2,486 sq ft · Courtesy of City Villa Realty & Management
- 9512 Valley Hills Avenue, Las Vegas 89134 — $630,000 · 3 bd · 2.5 ba · 1,930 sq ft · Courtesy of Blue Diamond Realty LLC
- 2627 Thornview Street, Las Vegas 89135 — $664,777 · 5 bd · 3 ba · 2,390 sq ft · Courtesy of Real Broker LLC
- 10381 Walking View Court, Las Vegas 89135 — $649,000 · 4 bd · 3 ba · 2,756 sq ft · Courtesy of Faranesh Real Estate
- 6865 Stellar Wind Street, Las Vegas 89135 — $1,825,000 · 4 bd · 3.5 ba · 3,158 sq ft · Courtesy of Listing Haven
- 2648 Highvale Drive, Las Vegas 89134 — $399,000 · 2 bd · 2 ba · 1,636 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 2717 Grande Valley Drive, Las Vegas 89135 — $609,999 · 3 bd · 2 ba · 1,723 sq ft · Courtesy of HomeSmart Encore
- 2837 Billy Casper Drive, Las Vegas 89134 — $1,295,000 · 3 bd · 2.5 ba · 2,486 sq ft · Courtesy of Executive Realty Services
- 9420 San Laguna Court, Unit 105, Las Vegas 89134 — $515,000 · 2 bd · 2.5 ba · 2,093 sq ft · Courtesy of Keller Williams MarketPlace
- 10298 Profeta Court, Las Vegas 89135 — $545,200 · 2 bd · 2 ba · 1,621 sq ft · Courtesy of LIFE Realty District
- 9400 Summer Rain Drive, Las Vegas 89134 — $459,900 · 3 bd · 3 ba · 1,485 sq ft · Courtesy of ERA Brokers Consolidated
- 10020 Villa Ridge Drive, Las Vegas 89134 — $524,000 · 2 bd · 2 ba · 1,533 sq ft · Courtesy of Virtue Real Estate Group
- 2809 Tumble Creek Court, Las Vegas 89134 — $380,000 · 2 bd · 2 ba · 1,188 sq ft · Courtesy of BHHS Nevada Properties
- 3140 Darby Falls Drive, Las Vegas 89134 — $999,900 · 3 bd · 2 ba · 2,176 sq ft · Courtesy of Home Realty Center
Homes for rent in ZIPs 89135 and 89134 near The Gardens
- 8800 Stafford Springs Drive, Las Vegas 89134 — $4,500/month · 5 bd · 3 ba · 3,027 sq ft · Courtesy of Key Realty Southwest LLC
- 5245 Fading Sunset Drive, Las Vegas 89135 — $12,000/month · 5 bd · 5.5 ba · 4,725 sq ft · Active Under Contract · Courtesy of Realty ONE Group, Inc
- 1153 Notch Peak Street, Unit 102, Las Vegas 89135 — $3,000/month · 3 bd · 2.5 ba · 1,639 sq ft · Coming Soon · Courtesy of Dara Realty Group
- 11118 Rossa Peak Avenue, Las Vegas 89135 — $25,500/month · 4 bd · 4.5 ba · 3,951 sq ft · Courtesy of BHHS Nevada Properties
- 9400 Summer Rain Drive, Las Vegas 89134 — $2,395/month · 3 bd · 3 ba · 1,485 sq ft · Courtesy of ERA Brokers Consolidated
- 2344 Heather Valley Drive, Las Vegas 89134 — $2,700/month · 4 bd · 3 ba · 2,150 sq ft · Courtesy of Realty Pros
- 8737 Wintry Garden Avenue, Las Vegas 89134 — $2,240/month · 3 bd · 2.5 ba · 1,820 sq ft · Courtesy of Nicklin Prop Mgmt & Inv Inc
- 2253 Aragon Canyon Street, Las Vegas 89135 — $2,975/month · 3 bd · 2.5 ba · 1,816 sq ft · Courtesy of NV Superior Properties
- 1825 Sierra Oaks Lane, Las Vegas 89134 — $2,350/month · 4 bd · 3 ba · 1,315 sq ft · Courtesy of Signature Real Estate Group
- 10766 Royal Jasmine Lane, Las Vegas 89135 — $2,500/month · 4 bd · 2.5 ba · 2,313 sq ft · Courtesy of AMaxima Realty and Property Ma
- 1969 Evening Glow Drive, Las Vegas 89134 — $2,050/month · 3 bd · 2 ba · 1,619 sq ft · Courtesy of NVWM Realty
- 5434 Fawn Chase Way, Las Vegas 89135 — $3,895/month · 4 bd · 2.5 ba · 2,593 sq ft · Courtesy of Keller Williams MarketPlace
- 11241 Lompoc Court, Las Vegas 89135 — $2,330/month · 3 bd · 2.5 ba · 1,616 sq ft · Courtesy of NVWM Realty
- 2333 Jasmine Garden Drive, Las Vegas 89134 — $2,200/month · 3 bd · 2.5 ba · 1,638 sq ft · Courtesy of Tripoint Realty & Property Mgt
- 10279 Queensbury Avenue, Las Vegas 89135 — $2,750/month · 3 bd · 2 ba · 1,994 sq ft · Courtesy of Realty 360
- 9728 Ann Arbor Lane, Las Vegas 89134 — $3,395/month · 3 bd · 3 ba · 1,899 sq ft · Courtesy of Simply Vegas
- 10171 Songsparrow Court, Las Vegas 89135 — $2,799/month · 3 bd · 2 ba · 1,610 sq ft · Courtesy of Precision Realty
- 20 Garden Rain Drive, Las Vegas 89135 — $9,000/month · 3 bd · 3.5 ba · 3,562 sq ft · Courtesy of BHHS Nevada Properties
- 10061 Hemet Drive, Las Vegas 89134 — $1,925/month · 2 bd · 2 ba · 1,021 sq ft · Courtesy of John Griffith Realty
- 2646 GOOD FELLOWS Street, Las Vegas 89135 — $1,800/month · 3 bd · 2.5 ba · 1,178 sq ft · Courtesy of NVWM Realty
- 10277 Green Ember Drive, Las Vegas 89135 — $8,723/month · 4 bd · 4 ba · 3,880 sq ft · Courtesy of Las Vegas Sotheby's Int'l
- 8753 Sundial Drive, Las Vegas 89134 — $2,500/month · 2 bd · 2 ba · 1,625 sq ft · Courtesy of Doss Realty Group LLC
- 10219 EARLY MORNING Avenue, Las Vegas 89135 — $2,400/month · 3 bd · 2 ba · 1,833 sq ft · Courtesy of LA Real Estate Group
- 10567 Tranquil Glade Lane, Las Vegas 89135 — $2,650/month · 3 bd · 2.5 ba · 2,177 sq ft · Courtesy of Vegas Pro Realty LLC
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 29, 2026, 11:27 PM Pacific; availability and prices may change.
AREA MEDIAN LIST PRICE (89135/89134)
$650K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
VILLAGE PRICE RANGE
$450K–$750K
Community plan record
HOMES IN THE VILLAGE
2,600+
Howard Hughes Corporation
DAYS ON MARKET (ZIPS 89135, 89134)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
Property research
Verify for your address
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
What Should You Know About The Gardens Summerlin at a Glance?
The Gardens pairs 2,600+ homes on 420 park-centered acres priced $450K–$750K with one of Summerlin South's strongest school zones — Rogich Middle (10/10) — per GreatSchools, a $650,000 area median list, and 32 median days on market per NREG’s MLS analysis. Five takeaways follow.
- The price band: village homes run $450K–$750K — Summerlin South entry pricing with full Howard Hughes master-plan amenities.
- The schools: Rogich Middle (10/10) is among Nevada's highest-rated; Palo Verde High (8/10) is the public zone; private options are minutes away.
- The park character: Gardens Park anchors the village with 15+ acres of playgrounds, courts, trails, and dog park within walking distance of most homes.
- The lifestyle: 10 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon trailheads, 20 minutes to the Strip.
- The HOA value: $75–$200/month — low for Summerlin South — covers full master-plan access without guard-gate premium.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
How Many The Gardens-Area Homes Sell in Each Price Range?
Across the two Gardens ZIP codes (89135/89134), active listings range from entry-level attached products to $750K updated homes on premium lots per NREG’s MLS analysis MLS data. The bands below show where Gardens buyers actually compete — most action concentrates in the $450K–$650K corridor.
Browse The Gardens Listings
How Can You Find a The Gardens Home by Type, Lifestyle & Price?
The Gardens' 2,600+ homes break into four sub-neighborhoods, three property types, and the price bands below — each link opens our live Las Vegas MLS search with counts updated daily from NREG’s MLS analysis MLS data.
Which Gardens Sub-Neighborhoods Should You Explore?
The Gardens's four residential pockets each attract a distinct buyer: park-adjacent families, core-village move-up buyers, entry-level Summerlin seekers, and premium-lot upgraders. Cards link to the most relevant hub or live search.
Family · Walk to Gardens Park
Gardens Park-Adjacent
Established · Tree-Lined StreetsGardens Village (Core)
Starter · Summerlin ValueGardens Entry
Updated · Large LotsGardens Premium
Trail-Connected · Adjacent VillageThe Paseos (adjacent)
Entry Summerlin SouthThe Pueblo (adjacent)
Full Master Plan · All VillagesSummerlin South (wider)
Full Market · All Price PointsLas Vegas (citywide)
By Property Type
By Price Range
619 active listings across ZIPs 89135, 89134 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New The Gardens Listings First?
Custom alerts by sub-neighborhood, price, beds, and park proximity — no spam, unsubscribe anytime. With 2,600+ homes and steady family demand, the right Gardens property can move within days of listing; alert subscribers see it within hours, not after a weekend open house.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Las Vegas Address?
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
How Can You Check Reported Crime Near a Home?
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
What's It Like Living in The Gardens, Summerlin?
The Answer
Living in The Gardens means tree-lined streets, mature landscaping, and a park minutes from your door — all inside the Howard Hughes Corporation Summerlin master plan per Howard Hughes Corporation, with Rogich Middle School (10/10) in the zoning area and Red Rock Canyon 12 minutes west.
What is The Gardens Summerlin known for?
The Gardens is known for its park-centered design — 15-acre Gardens Park at the village heart — plus lush landscaping, tree-lined residential streets, and Sig Rogich Middle School (10/10) zoning. The 420-acre village has 25+ years of mature character that newer Summerlin villages cannot replicate.
Who should live in The Gardens?
Families who prioritize excellent schools and everyday park access, California relocators trading state income tax savings for established Summerlin South living, and active adults who want community green space and trail connectivity without the premium of a guard-gated village.
What is daily life like in The Gardens?
Morning walks on the Summerlin trail system, kids biking to Gardens Park after school, Saturday errands at the commercial corridors on West Charleston, and Sunday afternoons at Downtown Summerlin — or a 12-minute drive to Red Rock Canyon for a proper hike.
Location
Where Is The Gardens
The Gardens spans 420 acres in Summerlin South, Las Vegas — ZIP codes 89135 and 89134. Bounded roughly by West Charleston Boulevard to the north, the 215 Beltway to the south, and Summerlin Parkway to the west. About 16 miles from the Las Vegas Strip.
Downtown Summerlin
10
Min
Red Rock Canyon
12
Min
Strip
20
Min
Airport
28
Min
Downtown LV
30
Min
The Gardens
At a Glance$650,000
Median List Price (area)
$450K–$750K
Village Price Range
42
Days on Market (ZIPs 89135, 89134)
2,600+
Homes in Village
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
- Setting
- Established family village within Summerlin
- Acreage
- 420 acres
- Homes
- 2,600+
- Established
- 1999
- Developer
- Howard Hughes Corporation
- Sub-neighborhoods
- 4 (Park-Adjacent, Village, Entry, Premium)
- Guard Gate
- None (some code-entry sub-neighborhoods)
- HOA
- $75–$200/mo
- Schools
- Lowman ES (8) · Rogich MS (10) · Palo Verde HS (8)
- Anchor Park
- Gardens Park (~15 acres)
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
Census Housing Data / The Gardens
What Does the Census Show About Housing in The Gardens?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for The Gardens 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.
7,000+
vs Las Vegas 679,817
82%
vs Clark Co 58%
2,600+
vs Clark Co 862,518
$450K
vs Clark Co value $431K
Source: NREG community records & U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Las Vegas city (The Gardens is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Summerlin South Area Growing?
The Gardens itself is fully established — 2,600+ homes since the village built out in the mid-2000s, with growth happening through renovations and resale rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 96,000 residents since 2010 per U.S. Census counts, with Summerlin South remaining one of the metro's most in-demand family corridors.
679,817Las Vegas residents (Census)
2,600+The Gardens homes (built out)
+16.5%Las Vegas city growth, 2010–2025 (Census)
Las Vegas citywide population trajectory, 2010–2025 (Census)
Inside The Gardens, growth is structurally capped at 2,600+ homes — the village is built out, and the 420-acre footprint is permanent. That scarcity at accessible Summerlin South pricing is the structural argument for ownership: new buyers cannot dilute the supply the way they can in actively-building Summerlin West villages, keeping well-bought Gardens positions supported over long hold periods.
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
How Is the Summerlin South Real Estate Market Trending?
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 broader context The Gardens trades within. The Gardens' own $585K area median and 32-day DOM reflect Summerlin South's family-demand premium over the Las Vegas citywide average.
Median Sold Price
$585,000 area median (89135/89134), reflecting Summerlin South family demand
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
32 median days — Summerlin South homes priced right still move briskly
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales
Steady Summerlin South transaction volume with family-move seasonality
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIPs 89135, 89134 rose 114% between 2015 ($285,000) and 2026 ($610,000), across 12,700 recorded closings — Las Vegas REALTORS MLS records via Repliers.
42
DAYS ON MARKET (ZIPS 89135, 89134) · OCT 29, 2026
$650K
AREA MEDIAN LIST · OCT 29, 2026
2,600+
HOMES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME
FAMILY FAVORITE
Get matched with a
Summerlin South specialist.
Market Competitiveness
How competitive is The Gardens Summerlin market right now?
The Gardens is a moderately competitive market: 32 median days on market across the Summerlin South ZIP codes, driven by consistent family demand and the Rogich Middle School (10/10) zoning pull. Park-adjacent homes on Lowman ES streets move faster; larger-lot premium homes in the $650K–$750K band take slightly longer to find the right buyer.
- 32 daysMedian DOM (Summerlin South, sold)
- $450K–$750KVillage price range
- 2,600+Homes in the village
- 10/10Rogich Middle School — demand driver
Before You Buy
What Should You Compare Before Buying a Home in The Gardens Summerlin?
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.
Which Gardens Sub-Neighborhoods Fit Your Buyer Type?
Move-Up Summerlin Buyers
- Upgrade into Rogich Middle zoning from other Summerlin South villages
- $75–$200 HOA — significantly lower than gated alternatives
- Pool homes and updated kitchens in the $575K–$750K band
- Same master-plan amenities, better school zone
First-Time Summerlin Buyers
- Entry at $450K into Howard Hughes master-plan quality
- FHA and VA financing eligible on most Gardens homes
- $75–$200 monthly HOA among lowest in the master plan
- Established resale market — liquid exit if needs change
Best Fit For
- California relocators — established park-centered living at $450K–$750K, zero state income tax, and a 3% property-tax cap — a fraction of comparable Bay Area costs.
- Move-up Summerlin buyers — Rogich Middle zoning, Gardens Park access, and $75–$200 monthly HOA without sacrificing master-plan amenities.
- Active adults — 25+ years of mature trails, Gardens Park, and 10-minute access to Downtown Summerlin's dining and events.
- First-time buyers entering Summerlin — $450K entry into full Howard Hughes master-plan quality with FHA/VA financing eligibility on most homes.
- Long-hold investors — built-out village with Rogich Middle zoning driving consistent rental demand and 82% owner-occupancy protecting neighborhood character.
Ready to explore homes in The Gardens? Our Summerlin South specialists know every sub-neighborhood, school boundary, and park-adjacent block.
Start Your Home SearchPros
- 15-acre Gardens Park with playground, courts, dog park, and trails walkable from most streets
- Entry at $450K into the Howard Hughes Corporation Summerlin master plan
- HOA at $75–$200 monthly — among the lowest in Summerlin South
- 25+ years of mature trees and landscaping that give the village its distinctive green character
- Zero state income tax and a 3% property-tax annual cap under NRS 361.4723
- 10 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon trailheads
Honest Considerations
- No staffed guard gate — security relies on the surrounding city and high owner-occupancy, not controlled access
- 20-minute Strip commute — longer than more central Las Vegas neighborhoods at the same price
- Resale market only — no active builder sales inside the village; finishes vary from original 1999 to fully renovated
- HOA dues span $75–$200 depending on sub-neighborhood — confirm your specific assessment in escrow
- Village is built out — 2,600 homes is the permanent cap, limiting selection at any given time
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Sub-Neighborhood Comparison
How Do The Gardens' Four Sub-Neighborhoods Compare?
A like-for-like comparison of the four Gardens 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. Sub-neighborhood medians are illustrative due to small sample sizes; price ranges are the reliable signal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Gardens Park-Adjacent | From $525K | n/a* | n/a* | n/a* | Families · Park walkability |
| Gardens Village (Core) | From $500K | n/a* | n/a* | n/a* | Established · Tree-lined |
| Gardens Entry | From $450K | n/a* | n/a* | n/a* | First-time Summerlin · Value |
| Gardens Premium | From $625K | n/a* | n/a* | n/a* | Updated · Large lots |
Source: NREG’s MLS analysis MLS data plus the NREG community plan record, June 2026. Per-block medians omitted due to small sample sizes — village-wide $450K–$750K range is the reliable benchmark.
Sub-Neighborhood Deep Dive
What's Inside The Gardens' Four Sub-Neighborhoods?
Submarket 1
Gardens Park-Adjacent
Streets within easy walking distance of 15-acre Gardens Park — playgrounds, courts, and dog park steps from the front door. The most consistently demanded addresses within the village, particularly for families with younger children.
Browse Gardens Park-Adjacent homes →$525K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Gardens Village (Core)
The core residential area with 25+ years of mature trees, wide lots, and classic Summerlin Mediterranean character. The village's most representative addresses — quiet interior streets with the green, established feel that gives The Gardens its name.
Browse Gardens Village (Core) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Gardens Entry
Smaller homes and attached products at the village's most accessible price points — the gateway into the Howard Hughes Summerlin master plan for buyers entering from starter neighborhoods or relocating from out of state.
Browse Gardens Entry homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Gardens Premium
Larger homes on premium lots, many with renovated kitchens, new pools, and contemporary finishes. The village's highest-value properties attract move-up buyers who want Summerlin South character with modern interior standards.
Browse Gardens Premium homes →$625K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Gardens Park — The Village Heart
The 15-acre anchor park that makes The Gardens one of Summerlin's most livable villages: playground, basketball courts, walking trails, picnic areas, open fields, and a dog park at 10401 Garden Park Drive. Homes within walking distance consistently command the strongest buyer interest in the village.
Browse Gardens Park — The Village Heart homes →15Acres of Park
25+Years Established
$450KVillage Entry
10/10Rogich Middle Score
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Gardens
neighborhood fits?
BY ZIP CODE
How Do the The Gardens ZIP Codes (89135/89134) Break Down?
The Gardens spans two Summerlin South ZIP codes — 89135 and 89134 — and the table below breaks the ZIP area into its real corridors, from Gardens village homes to wider Summerlin South sub-plans. The spread tells the story: the same two ZIP codes carry $450K entry homes and $2M+ Summerlin luxury properties, per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | The Gardens village — established family homes ($450K–$750K) | $525K–$750K (premium blocks) | n/a* | 32 (area) | Gardens share of 89135 listings | n/a* |
| 89134 | The Gardens entry / Gardens Park-adjacent blocks | $450K–$600K | n/a* | 32 (area) | Gardens share of 89134 listings | n/a* |
| 89135 | Wider Summerlin South (The Paseos, The Pueblo, adjacent villages) | $450K–$900K+ (varies by village) | n/a* | 28–35 | Broader 89135 corridor | n/a* |
| 89134 | Wider Summerlin South (Summerlin Centre and adjacent corridors) | $450K–$800K+ (varies) | n/a* | 28–35 | Broader 89134 corridor | n/a* |
| Both | Combined Summerlin South area benchmark — 89135 + 89134 combined | ~$585,000 list (area) | — | 32 | Multiple Summerlin South villages | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Village-level $/SF is intentionally omitted: sub-neighborhood samples are too small to be meaningful; the $450K–$750K village range is the reliable benchmark. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes In and Around The Gardens Summerlin?
No production builder operates inside The Gardens — the village built out its 2,600+ homes between 1999 and the mid-2000s, and today the market is resale. Buyers who want new construction close to The Gardens' school zone shop Summerlin West and nearby active villages. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest new luxury profile to Gardens resale character
Family & Mid-Market
Lennar
Broadest Summerlin-area new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture cross-shopped against Gardens resales
55+ Active Adult
Pulte / Del Webb
For buyers comparing The Gardens to an age-restricted alternative
Family
Richmond American
Value-oriented new builds within the same pricing band as Gardens resale
Outdoor Recreation
What Outdoor Amenities Does The Gardens Summerlin Offer?
Mature parks inside the village, the 200-mile Summerlin trail network connecting to Red Rock Canyon, and 300 days of annual sunshine make The Gardens one of the valley's most outdoors-accessible family addresses, per Howard Hughes Corporation's master-plan design principles and the Bureau of Land Management's conservation area adjacent to the master plan.
IN-VILLAGE
Gardens Park
~15 acresPlayground · Courts · Trails · Dog ParkResidents
The village anchor: playground, basketball courts, walking trails, picnic areas, open fields, and a dog park at 10401 Garden Park Drive — the everyday gathering point for The Gardens community.
ADJACENT
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear park running through the neighboring Paseos village — trail-connected to The Gardens, offering desert botanical walking and dog-friendly open space.
IN-MASTER PLAN
Summerlin Trail System
200+ milesBiking · Jogging · HikingFree
The Howard Hughes Corporation's signature 200-mile master-plan trail network, accessible from within The Gardens and connecting all the way to Red Rock Canyon trailheads.
12 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's flagship conservation area — the 13-mile scenic loop, world-class rock climbing, and dozens of hiking trails managed by the Bureau of Land Management.
10 MIN
Downtown Summerlin
Open-air districtShops · Events · Las Vegas BallparkFree
The west valley's premier retail, dining, and events hub — 125+ shops, 40+ restaurants, weekly farmers markets, and Las Vegas Ballpark for Aviators games.
10 MIN
TPC Summerlin Golf
18 holesChampionship golfMembership / Public tee times
Home of the PGA TOUR's Shriners Children's Open — a championship desert course just minutes from The Gardens, open for public tee times outside tournament weeks.
10 MIN
Las Vegas Ballpark
10,000-seat stadiumMinor league baseballTicketed
The Aviators' home stadium at Downtown Summerlin — a family-friendly alternative to Strip entertainment, with summer evening games under the desert sky.
15 MIN
Bear's Best Golf Club
18 holesPublic golf · Jack Nicklaus signaturePublic
A Jack Nicklaus signature course replica featuring the best holes from his design portfolio — one of the valley's most memorable public rounds, 15 minutes from The Gardens.
The Gardens Lifestyle
What Does a Weekend in The Gardens Summerlin Look Like?
Three rhythms within minutes of your door: morning walks on the Summerlin trail system connecting to Red Rock Canyon's roughly 195,000-acre conservation area per the Bureau of Land Management, afternoons at Gardens Park with kids, and evenings at Downtown Summerlin's 40+ restaurant options — ten minutes away.
2,600+Homes in the Village
420Acres of Green Space & Streets
10 minTo Downtown Summerlin
12 minTo Red Rock Canyon
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Gardens Homes This Weekend?
Open houses in The Gardens run most weekends — no gate, no clearance required. Set up instant alerts to get notified the moment a Gardens home schedules a showing, or browse every active listing now and let us arrange private tours on your schedule. With 32-day median turnover, the right home can be under contract before the next open-house weekend.
Planning a move
What Should I Verify Before Moving to The Gardens?
Budget around the specific home, not a community average. Before you compare the cost of a move to The Gardens, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the The Gardens Summerlin Economy?
The Gardens runs on a dual-income professional and family economy. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro added jobs consistently through 2025, and community records put average household income above $120,000 — nearly double the Clark County median, reflecting the Summerlin South professional profile.
$120,000+Avg household income, The GardensNREG community plan record
82%Owner-occupied householdsCommunity plan record
10 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top The Gardens-Area Employers
- Downtown Summerlin corporate and retail corridorOffices, HQ campuses, and the west valley's retail employment hub — 10 minutes from The Gardens
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus serving the Summerlin South community
- Red Rock Resort (Station Casinos)Resort, gaming, and F&B operations on the Summerlin border, 15 minutes from The Gardens
- Howard Hughes Corporation (Summerlin development campus)Master-plan developer and ongoing commercial real estate operations headquartered in Summerlin
- Clark County School District (Summerlin South region)Lowman ES, Rogich MS, and Palo Verde HS campuses serving The Gardens and nearby villages
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes from The Gardens via Summerlin Parkway
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Gardens Compare to The Vistas, The Mesa & Summerlin?
If you're weighing The Gardens against nearby Summerlin South villages and the broader master plan, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Gardens wins on schools and park character; The Vistas on elevated views; The Mesa on newer homes and trails. Sources: MLS_ANALYSIS, the U.S. Census, and GreatSchools.
| Metric | The Gardens | The Vistas | The Mesa | Summerlin |
|---|---|---|---|---|
| Price Range | $450K–$750K | $550K–$950K | $600K–$1M+ | From $450K |
| Established | 1999 | 2001 | 2004 | 1990 |
| Guard-Gated | No | Select enclaves | No | Select enclaves |
| HOA (monthly) | $75–$200 | $100–$250 | $100–$300 | Varies by village |
| Anchor Amenity | Gardens Park (15 ac) | Views + trails | Newer construction | 200-mi trail network |
| New Construction | None — built out | None — built out | Minimal — maturing | Active (Summerlin West) |
| Best For | Schools · Parks · Value | Views · Move-up pricing | Newer homes · Trails | Selection · All price points |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts, GreatSchools. Price ranges are village-level estimates from community plan records; individual listings vary. Last updated June 2026.
Cost of Ownership
What Will The Gardens Summerlin Cost You Each Month?
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.
Illustrative Payment Estimator
Estimate Your The Gardens Payment
$4,364
Illustrative Monthly Payment
- Principal & Interest$3,503
- Property Tax$292
- Insurance$150
- HOA$200
- PMI$219
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
How should you compare buying with 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.
Purchase worksheet
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.
Rental worksheet
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.
Use scenarios rather than a promised break-even date
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
Which HOA charges apply to this address?
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.
Recurring charges
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.
Closing and special charges
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.
Rules and access
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
How Easy Is Getting Around From The Gardens Summerlin?
The Gardens sits in central Summerlin South with quick access to West Charleston Boulevard, the 215 Beltway, and Summerlin Parkway. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Gardens destinations beat that comfortably, with the notable exception of Harry Reid Airport at 28 minutes south.
Drive Times from The Gardens
- ~10 minDowntown Summerlin (shopping, dining)W Charleston Blvd west
- ~12 minRed Rock Canyon trailheadsW Charleston Blvd west
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~30 minDowntown Las VegasUS-95 east
- ~28 minHarry Reid Intl AirportI-215 south
- ~35 minHendersonI-215 south and east
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home in The Gardens Summerlin?
Most Gardens purchases close in 30 to 45 days through a Nevada escrow company. Cash offers can close in 10–14 days; financed offers with pre-approved buyers and clear-to-close lenders consistently hit the 30-day mark. FHA and VA loans can take 35–45 days depending on appraisal turnaround. Build your offer timeline around your financing type — our agents coordinate with your lender to keep the escrow on schedule.
Quick Answer
What down payment do I need to buy in The Gardens Summerlin?
Most Gardens buyers put down 5% to 20%. On a $650,000 median home, conventional financing with 10% down means roughly $65,000 upfront plus closing costs — about $75,000 total to close. FHA loans allow 3.5% down for qualifying buyers (roughly $22,800 on a $650K home), and VA loans allow 0% for eligible veterans. The Gardens' price range keeps it well under conventional loan limits in 2026, so low-down programs work across most of the village.
The Gardens FAQ — 17 Answers
What Do The Gardens Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Gardens, Summerlin?
Ask for a current property-specific MLS report before relying on a neighborhood price summary. Confirm whether it measures asking or closed-sale prices, the boundaries and period, and the number of homes included. Compare homes of a similar type and size; a broader ZIP statistic may not represent this community.
Is The Gardens in Summerlin guard-gated?
No — The Gardens has no staffed guard gate, which is a key reason HOA fees stay lean at $75–$200 per month. Some sub-neighborhoods use key-fob or code-entry gates for residents, but there is no 24-hour staffed perimeter. That trade-off keeps Summerlin South accessible: you get full Howard Hughes Corporation master-plan amenities, Summerlin's trail network, and Gardens Park — without the premium dues or entry-point that guard-gated Summerlin villages carry.
What ZIP code is The Gardens Summerlin in?
The Gardens spans ZIP codes 89135 and 89134 in Summerlin South, Las Vegas. Both fall under Clark County School District zoning, and both carry Nevada's ownership advantages: no state income tax, an effective property-tax rate around 0.5–0.75% of assessed value per the Clark County Assessor, and the 3% annual cap on primary residences under Nevada Revised Statutes 361.4723. Run both ZIPs in your saved search so no listing slips past you.
When was The Gardens, Summerlin built?
Development began in 1999 under the Howard Hughes Corporation master plan, with most homes completed between 1999 and the mid-2000s during the Summerlin South expansion phase. The payoff today is more than 25 years of mature trees, lush landscaping, and established green spaces that newer Summerlin villages simply cannot replicate. Many homes have since been updated with modern kitchens, new pools, and contemporary finishes — we can sort renovated inventory from original-condition value plays on your first search.
What schools serve The Gardens in Summerlin?
The Gardens zones to three well-regarded Clark County School District campuses: Zel & Mary Lowman Elementary (8/10 per GreatSchools), Sig Rogich Middle School (10/10 — one of the highest-rated middle schools in Nevada), and Palo Verde High School (8/10). Private options close by include The Meadows School (A+), Bishop Gorman High School (A+), Faith Lutheran (A), and charter Doral Academy Red Rock (9/10). Confirm zoning for any specific address before writing an offer — boundaries can shift within the village.
What are HOA fees in The Gardens Summerlin?
Plan on $75 to $200 per month — one of the most affordable fee structures in all of Summerlin South. That figure blends the Summerlin South master-association fee with the village sub-association assessment and funds the parks, landscaped trails, and common-area maintenance at the heart of the village's design. Exact dues vary by neighborhood within The Gardens, so request the resale package during escrow to confirm the precise figure for your specific street.
What is Gardens Park and why does it matter for home values?
Gardens Park is the roughly 15-acre Summerlin community park at 10401 Garden Park Drive anchoring the village heart. It includes a playground, basketball courts, walking trails, picnic areas, open fields, and a dog park — the everyday gathering point for The Gardens neighborhood. Homes within easy walking distance of Gardens Park consistently attract the strongest buyer demand within the $450K–$750K range, and park-adjacent lots typically command a modest premium over comparable interiors in the village.
What are property taxes like in The Gardens Summerlin?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $650,000 Gardens home that means approximately $3,250–$4,880 per year — a fraction of what a comparable Summerlin-South-style neighborhood carries in California, where effective rates often run 1.0–1.25% on top of 13.3% state income tax.
How does The Gardens compare to The Pueblo, Summerlin?
Both are established, accessibly priced Summerlin South villages built in the same era. The Gardens ($450K–$750K) is built around parks and green space, anchored by 15-acre Gardens Park; The Pueblo starts slightly lower around $400K with a similar early-2000s Mediterranean character and more compact lot sizes. If daily park life, Rogich Middle School zoning, and a slightly higher build quality matter most, lean Gardens; if entry price is the deciding factor, lean Pueblo. They're adjacent enough to tour both in one outing.
How does Nevada's tax climate compare to California for Gardens buyers?
The math is straightforward: California's top marginal state income tax is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $250,000 saves roughly $25,000 per year in state income taxes alone by relocating to The Gardens. Add Nevada's 0.5–0.75% effective property-tax rate (vs. 1.0%+ in California) with the 3% annual cap, and a $650,000 Summerlin South home carries a meaningfully lower annual tax burden than a comparable Bay Area or Southern California property.
What is the rental market like in The Gardens Summerlin?
The Gardens has an 82% homeownership rate per community records, so long-term rentals surface regularly but never in high volume. Executive-family leases for 3–4 bedroom homes typically run $2,200–$3,200 per month, reflecting strong demand from relocating professionals and military families at nearby installations. Short-term vacation rentals are regulated by the City of Las Vegas — confirm current ordinance requirements before underwriting any STR income on a Gardens purchase, as rules and enforcement have tightened since 2023.
How far is The Gardens from Downtown Summerlin?
About 10 minutes west via West Charleston Boulevard — close enough to make Downtown Summerlin's 125+ shops, 40+ restaurants, Las Vegas Ballpark, and seasonal farmers market part of your weekly routine, not a special-occasion drive. The 215 Beltway is also a quick 5-minute drive from most Gardens streets, giving you fast access to the entire valley. Harry Reid International Airport runs about 28 minutes south via I-215.
Are there new construction homes available in The Gardens?
No — The Gardens built out its 2,600+ homes primarily between 1999 and the mid-2000s, and no active builder sales exist inside the village today. The market is resale only. The benefit is 25-plus years of mature landscaping and settled infrastructure at accessible Summerlin South pricing. If new construction is a priority, Summerlin's western villages — Summerlin West, The Cliffs — are actively building, and we can help you weigh new-build incentives against Gardens resale value at your budget.
Can Nevada Real Estate Group help me buy or sell in The Gardens?
Yes — call (702) 637-1759. Nevada Real Estate Group is the #1 team in Nevada with 9,600+ closed transactions and $4.85B+ in total sales volume. Our agents who specialize in Summerlin South know The Gardens' micro-neighborhoods street by street — park-adjacent blocks, Rogich Middle zoning boundaries, and which homes have the renovated kitchens and pools that move quickly. Whether you're relocating from California, upgrading from a starter Summerlin home, or selling after years in the village, we'll run the numbers honestly and get you across the finish line.
What down payment do I need to buy in The Gardens Summerlin?
Most Gardens buyers put down 5% to 20%. On a $650,000 median-priced home, conventional financing with 10% down means roughly $65,000 upfront plus closing costs. FHA loans allow 3.5% down for qualifying buyers — about $20,500 on that price. VA loans allow 0% for eligible veterans and active military, a significant advantage in a Summerlin market where all-cash competition is real. Confirm program eligibility with a lender early so your pre-approval reflects your strongest offer structure.
How long does it take to close on a home in The Gardens?
Most Gardens purchases close in 30 to 45 days through a Nevada escrow company. Cash offers, common at the $650K+ tier, can close in 10–14 days. Financed offers on well-priced Gardens homes move toward the 30-day end when buyers are fully pre-approved and lenders have clear-to-close capacity — a reason to have your pre-approval letter ready before the first showing, not after.
What should I know before buying in The Gardens Summerlin?
Four things matter most. First, request the HOA resale package in escrow — dues ($75–$200/mo), reserves, and any pending assessments. Second, verify school zoning for your specific address; Rogich Middle School boundaries are the most common surprise. Third, park-adjacent blocks command a premium — decide upfront whether that matters to your lifestyle. Fourth, renovated vs. original-condition homes vary widely inside the same price band; our agents can sort the inventory before you waste weekends on the wrong tours.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Gardens Summerlin?
These are the eight queries Gardens buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from NREG’s MLS analysis, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is The Gardens part of Summerlin South or Summerlin?
Both — The Gardens is a village within the Summerlin South Association, which is itself part of the broader Howard Hughes Corporation Summerlin master plan. For practical purposes, say "Summerlin South" for the sub-area and "Summerlin" for the full master plan umbrella.
Does The Gardens have a community pool?
The Gardens has community parks (Gardens Park is the anchor at 15 acres with sports courts, trails, and gathering areas), but a dedicated community pool is not part of the standard village amenity set. Individual homes with private pools are common — tell us if a pool is a must-have and we'll filter to those listings.
How many homes are in The Gardens Summerlin?
More than 2,600 across 420 acres, per the Howard Hughes Corporation master plan record. The village built out primarily between 1999 and the mid-2000s, so that number is effectively permanent — no new rooftops are coming.
What is the walk score for The Gardens Summerlin?
The Gardens is car-dependent for most errands, but walkable within the village to Gardens Park and along the Summerlin trail network. West Charleston Boulevard's commercial corridor is a short drive (not a comfortable walk) for groceries and services. Buyers who need to walk to a coffee shop should preview the blocks they're considering before committing.
Are there any condos in The Gardens?
The Gardens is primarily detached single-family, with some attached products at the Gardens Entry price tier. No high-rise or resort-style condos exist inside the village. Buyers looking for lock-and-leave condo living closer to the Summerlin South amenity core should look at nearby Summerlin villages or ask us about alternatives.
What is the Summerlin South Association?
The Summerlin South Association is the Howard Hughes Corporation sub-master association that governs The Gardens and neighboring Summerlin South villages. It collects a master-plan fee (part of your $75–$200 monthly HOA), enforces community standards, and manages common areas across the Summerlin South corridor.
How close is The Gardens to Red Rock Canyon?
About 12 minutes west via West Charleston Boulevard — close enough to make a weekday morning hike before work a realistic habit, not just a weekend trip. The Bureau of Land Management maintains the roughly 195,000-acre conservation area with the 13-mile scenic drive, dozens of trails, and world-class rock climbing.
What builders built homes in The Gardens?
Howard Hughes Corporation selected multiple production builders for The Gardens during its 1999–2005 buildout, including names like Kaufman and Broad (now KB Home), Beazer, and Del Webb for specific phases. Today it's all resale — no active builder sales. We can research the specific builder for any address you're considering during due diligence.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct community knowledge, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout Summerlin South — including The Gardens, where school-zoning accuracy and park-proximity analysis are the difference between finding the right home and the wrong one.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
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Las Vegas, Henderson, Summerlin, North Las Vegas
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Across 9,600+ closed transactions
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Verified 5-star reviews
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Years in Nevada real estate
Founded by Chris Nevada · License S.181401
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HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
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ready to help you move.
Ready to make a move?
Want to Talk to a The Gardens Summerlin Real Estate Expert?
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
Which Communities Are Within 20 Minutes of The Gardens Summerlin?
Compare The Gardens with neighboring Summerlin South villages and the broader Las Vegas market. Each card pairs the drive time with price positioning so you can judge whether a different village actually buys you more for your money.
More Summerlin communities
- Pacific Crest
- Red Bluffs
- Discovery Pointe
- San Marino
- Discovery Hills
- Sunset Mesa Townhomes
- Crimson Ridge
- Covington
- Canyon Fairways
- Sycamore Ridge
- Westcott
- Aspen Glen
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which The Gardens Sub-Neighborhoods Can You Explore A–Z?
Four sub-neighborhoods and key adjacent villages make up the Gardens real estate picture. Dedicated sub-neighborhood pages are rolling out — until then, our team can pull current listings, HOA specifics, and school boundary maps for any address on request.
G
- Gardens Entry (starter homes, attached products)
- Gardens Park-Adjacent (park walk-to blocks)
- Gardens Premium (updated, large lots)
- Gardens Village (core, tree-lined streets)
T
- The Paseos (adjacent village)
- The Pueblo (adjacent village, entry pricing)
KEEP LEARNING
What Else Should You Read About The Gardens Summerlin?
These guides extend the research most Gardens buyers do next — understanding the broader Summerlin master plan, comparing Summerlin South villages side by side, and mapping the buying process — written from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two premium poles compare — useful context for weighing Summerlin South villages.
Read →COMMUNITY HUB
Summerlin Master Plan Hub
All 26+ Summerlin villages, master-plan amenities, school zones, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This The Gardens Summerlin Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because The Gardens is a village within a broader Summerlin South ZIP code area, we present area statistics (89135/89134) as area benchmarks — never village-only claims — and note where community plan records fill the gaps. Follow any link below to verify a figure.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89135/89134. NREG market report
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Gardens is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation / Summerlin — Master plan design, village history, amenities, and community standards. summerlin.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Las Vegas / Clark County. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for The Gardens' zoned and nearby schools. greatschools.org
- Clark County School District (CCSD) — School boundary maps and enrollment data for Summerlin South zoning. ccsd.net
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator models. freddiemac.com/pmms
- California Franchise Tax Board — 13.3% top marginal state income tax rate used in the California relocation comparison. ftb.ca.gov
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