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.
AREA MEDIAN LIST PRICE (89135/89134)
$650K
LVR / GLVAR via Repliers, as of September 14, 2026
VILLAGE PRICE RANGE
$450K–$750K
Community plan record
HOMES IN THE VILLAGE
2,600+
Howard Hughes Corporation
DAYS ON MARKET
38
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
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 $649,900 area median list, and 32 median days on market per Las Vegas REALTORS. Five takeaways follow.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
The Gardens spans ZIP codes 89135 and 89134 in Summerlin South, carrying active listings across the $450K–$750K range according to Las Vegas REALTORS 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.
PRICE DISTRIBUTION
Across the two Gardens ZIP codes (89135/89134), active listings range from entry-level attached products to $750K updated homes on premium lots per Las Vegas REALTORS MLS data. The bands below show where Gardens buyers actually compete — most action concentrates in the $450K–$650K corridor.
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 Las Vegas REALTORS MLS data.
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.
Updated daily · 587 active listings · MLS data
STAY AHEAD OF THE MARKET
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.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
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.
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.
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.
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.
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.
Quick Answer
Yes — especially for families and value-oriented Summerlin buyers. The Gardens combines Summerlin South's best school zoning (Rogich Middle at 10/10, Palo Verde High at 8/10) with 15-acre Gardens Park, 25+ years of mature landscaping, and $450K–$750K pricing that delivers full Howard Hughes master-plan benefits without guard-gate premiums. The honest trade-off: no staffed gate and a 20-minute Strip commute. For buyers prioritizing schools, parks, and Summerlin South pricing over nightlife proximity or gated security, few village addresses in the master plan compete.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains The Gardens — the parent city holds 656,274 residents with a median household income of $66,820. Inside the village, community records show roughly 7,000+ residents across 2,600+ households, a median age near 40, and average household income above $120,000.
The Census does not tabulate The Gardens as its own place — Las Vegas citywide figures are the statistical backdrop. Within the village, our closing data shows dual-income professional families, California relocators, and active adult households drawn to the park-centered design, the 10/10 middle school, and Summerlin South's walkable community character at accessible pricing.
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (The Gardens is not separately tabulated) · Updated
POPULATION & GROWTH
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 72,000 residents since 2010 per U.S. Census counts, with Summerlin South remaining one of the metro's most in-demand family corridors.
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; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from 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
vs September 2025
Source: Las Vegas REALTORS
Days on Market
32 median days — Summerlin South homes priced right still move briskly
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Steady Summerlin South transaction volume with family-move seasonality
vs September 2025
Source: Las Vegas REALTORS
The long view: The Gardens's median sold price rose 116% between 2015 ($285,000) and 2026 ($615,000), across 12,555 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
FAMILY FAVORITE
Market Competitiveness
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.
The Gardens is Summerlin South's best school-zone value — 2,600+ established homes from $450K to $750K, with Gardens Park at the center and Rogich Middle (10/10) in the zoning area. It's not the right fit for every buyer, but for specific profiles it competes with anything in the master plan.
Ready to explore homes in The Gardens? Our Summerlin South specialists know every sub-neighborhood, school boundary, and park-adjacent block.
Start Your Home SearchSub-Neighborhood Comparison
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 Las Vegas REALTORS. 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: Las Vegas REALTORS 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
Submarket 1
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 →Submarket 2
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 →Submarket 3
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 →Submarket 4
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 →Submarket 5
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 →STILL DECIDING?
BY ZIP CODE
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 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: Las Vegas REALTORS 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
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
Closest new luxury profile to Gardens resale character
Family & Mid-Market
Broadest Summerlin-area new-build selection
Design-Forward Move-Up
Contemporary architecture cross-shopped against Gardens resales
55+ Active Adult
For buyers comparing The Gardens to an age-restricted alternative
Family
Value-oriented new builds within the same pricing band as Gardens resale
Outdoor Recreation
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
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
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
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
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
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
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
The Aviators' home stadium at Downtown Summerlin — a family-friendly alternative to Strip entertainment, with summer evening games under the desert sky.
15 MIN
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
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.
THIS WEEKEND'S OPEN HOUSES
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.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
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.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
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: LVR, 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: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Price ranges are village-level estimates from community plan records; individual listings vary. 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 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 based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
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
Most Gardens buyers put down 5% to 20%. On a $585,000 median home, conventional financing with 10% down means roughly $58,500 upfront plus closing costs — about $75,000 total to close. FHA loans allow 3.5% down for qualifying buyers (roughly $20,500 on a $585K 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 — 18 Answers
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.
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.
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 361.471. Run both ZIPs in your saved search so no listing slips past you.
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.
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.
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.
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.
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 361.471. On a $649,900 Gardens home that means approximately $2,900–$4,400 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.
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.
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 $649,900 Summerlin South home carries a meaningfully lower annual tax burden than a comparable Bay Area or Southern California property.
Yes — families are the dominant buyer profile in The Gardens. Sig Rogich Middle School (10/10 per GreatSchools) is one of the strongest in Nevada and sits in the village's zoning area. Gardens Park's playgrounds, courts, and open fields are within walking distance of most streets. The village has no through-traffic on its quieter interior blocks, and the Summerlin trail system connects directly to Red Rock Canyon. For buyers weighing Summerlin South villages, The Gardens consistently ranks among the top family picks inside the $450K–$750K band.
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.
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.
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.
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.
Most Gardens buyers put down 5% to 20%. On a $649,900 median-priced home, conventional financing with 10% down means roughly $58,500 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.
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.
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 September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Gardens buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
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.
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.
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.
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.
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.
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.
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.
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
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.
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 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
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
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.
KEEP LEARNING
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
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
How the valley's two premium poles compare — useful context for weighing Summerlin South villages.
Read →COMMUNITY HUB
All 26+ Summerlin villages, master-plan amenities, school zones, and side-by-side comparisons in one place.
Read →Sources & Methodology
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.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15