Golf-Lifestyle Buyers
- TPC Summerlin and TPC Las Vegas as daily amenities
- Golf-frontage homes at $800K–$1.1M+ on fairway lots
- The strongest PGA-course access in the Summerlin master plan
- No initiation fee — golf-frontage ownership includes the view
Summerlin, Las Vegas, Nevada
The Hills Homes For Sale
Nevada's #1 team for Summerlin The Hills real estate. Search golf-course homes from $500K to $1M+ on TPC Summerlin and TPC Las Vegas fairways, with live GLVAR data and expert Summerlin village guidance.
MEDIAN LIST PRICE
$498K
LVR / GLVAR via Repliers, as of September 14, 2026
DAYS ON MARKET
41
LVR / GLVAR via Repliers, as of September 14, 2026
TO DOWNTOWN SUMMERLIN
5 min
Via W Charleston Blvd
TPC GOLF COURSES
2
TPC Summerlin + TPC Las Vegas
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
What Should You Know About Summerlin The Hills at a Glance?
The Hills is Summerlin's established TPC golf-course village — homes fronting TPC Summerlin and TPC Las Vegas, median list $498,000 and 35-day path to contract per Las Vegas REALTORS / GLVAR (89134). Takeaways cover what these numbers mean for buyers comparing this Howard Hughes Corporation-developed master-plan village against the rest of the Summerlin lineup.
- Price range: $500K–$900K for single-family homes; TPC golf-frontage estates top $1.1M. Median near $498,000 — below The Ridges and newer Summerlin West luxury villages.
- Two PGA courses: TPC Summerlin (annual Shriners PGA Tour host) and TPC Las Vegas are embedded in the village — the most credentialed golf-course setting in the Summerlin master plan.
- Best for: Golf-lifestyle buyers, California relocators targeting the NV tax advantage, families zoned to Palo Verde High School (8/10), and professionals commuting to Downtown Summerlin.
- Established village character: Mature trees, The Hills Park 60-acre amenity system, and twenty-plus years of Howard Hughes Corporation infrastructure investment define the village identity.
- Five-minute access to everything: Downtown Summerlin shopping and dining, Summerlin Hospital, Red Rock Canyon twenty minutes west, and the 215 Beltway for valley-wide reach.
Last updated September 2026 · Sources: LVR / GLVAR, U.S. Census, Clark County Assessor
Where Can I Find Summerlin The Hills Homes for Sale?
The Hills village in ZIP 89134 typically holds 60–90 active listings ranging from $500K single-family resales to $1.1M+ TPC golf-frontage estates, according to Las Vegas REALTORS GLVAR data. Every active Hills property appears in the live portal below, refreshed daily — filter by price, beds, or golf-frontage to narrow your search.
PRICE DISTRIBUTION
How Many Summerlin Hills Homes Sell in Each Price Range?
The Hills median list price sits near $498K per Las Vegas REALTORS September 2026 GLVAR data for the 89134 ZIP. Inventory clusters in the $550K–$850K single-family and golf-frontage band. Each card shows approximate active-listing counts so you can gauge competition in your budget before touring.
Browse The Hills Listings
How Can You Find a Hills Home by Type, Style & Price?
The Hills' active listings break down by golf-course proximity, lot type, and price range — each link opens our live GLVAR search pre-filtered to that slice, with counts updated daily from Las Vegas REALTORS GLVAR data. Filter by beds, price, or TPC golf-frontage to find your match quickly.
Which Summerlin Villages Should You Compare?
Tap a village to see current listings, price ranges, and what daily life looks like inside each Summerlin community.
By Property Type
By Price Range
Updated daily · 276 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Hills Listings First?
Custom alerts by price, beds, golf-frontage, and TPC course proximity — no spam, unsubscribe anytime. The Hills carries roughly 75 active listings at any moment per Las Vegas REALTORS, and well-priced TPC fairway homes go under contract in under 30 days. Buyers who see new 89134 listings within hours gain a decisive edge over those waiting for weekend open houses.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
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 reported crime for the area
Where to start
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.
Understand what the reports cover
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
What's It Like Living in Summerlin The Hills?
The Answer
Living in The Hills means morning rounds on a PGA Tour venue, mature tree-lined streets, and a valley that stretches southeast from your elevated lot — all inside the Howard Hughes Corporation master plan minutes from Downtown Summerlin. The Howard Hughes Corporation-developed village combines established Summerlin infrastructure with the best golf-course setting in the master plan.
What is Summerlin The Hills known for?
The Hills is Summerlin's premier golf-course village — home to TPC Summerlin (annual Shriners Children's Open PGA Tour host) and TPC Las Vegas, wrapped around The Hills Park's 60-acre amenity system. The dual TPC presence distinguishes The Hills from every other Summerlin village; nowhere else in the master plan puts buyers on PGA Tour fairways at this price point.
Who should live in Summerlin The Hills?
The Hills fits golf-lifestyle buyers who want a PGA-quality course as their backyard, California relocators targeting Nevada's zero income tax advantage, families zoned to Palo Verde High School (8/10 per GreatSchools), professionals working in Downtown Summerlin or Summerlin Hospital, and remote workers seeking the Summerlin lifestyle at a slight discount to the newest luxury western villages.
What is daily life like?
Daily life in The Hills centers on the golf courses, The Hills Park, and the Downtown Summerlin corridor. Residents walk to the TPC Summerlin clubhouse for early tee times, use The Hills Park for tennis and evening walks, and reach Downtown Summerlin's shops and restaurants in five minutes. The 215 Beltway handles valley-wide commutes, and Red Rock Canyon is twenty minutes west for weekend hiking when you want to escape the fairway.
Location
Where Is Summerlin The Hills
The Hills village sits in the eastern Summerlin master plan, west of the 215 Beltway and south of Cheyenne Avenue, centered around TPC Summerlin at approximately 36.208°N, 115.300°W. Downtown Summerlin sits 5 minutes east, Summerlin Hospital 8 minutes north, and Red Rock Canyon 20 minutes west via W Charleston Boulevard.
Downtown Summerlin
5
Min
Summerlin Hospital
8
Min
Red Rock Canyon
20
Min
Las Vegas Strip
25
Min
Harry Reid Airport
28
Min
Summerlin The Hills
At a Glance$498,000
Median List Price
276
Active Listings
~$310
Price / Sq Ft
41
Days on Market
- Village Type
- Established Golf-Course Village
- Master Plan
- Summerlin (Howard Hughes Corporation)
- Primary ZIP
- 89134
- Golf
- TPC Summerlin + TPC Las Vegas (2 courses)
- Park
- The Hills Park (60 acres)
- Price Range
- $500K–$1.1M+
- HOA
- Summerlin master HOA ~$25–$35/mo + sub-assoc
- Guard-Gated
- Select enclaves; not village-wide
- To Downtown Summerlin
- 5 min
- To Red Rock Canyon
- 20 min
- Schools
- CCSD — Bonner ES / Rogich MS / Palo Verde HS
- Sunshine
- 300 days/year
Quick Answer
Is Summerlin The Hills a good place to live?
Yes — for buyers who prioritize golf-course lifestyle, strong schools, and low carrying costs over urban density or the newest construction. The Hills delivers TPC Summerlin and TPC Las Vegas as daily amenities, Palo Verde High School (8/10 per GreatSchools) as the zoned public school, zero Nevada state income tax, and Downtown Summerlin five minutes away. According to the U.S. Census Bureau, the Summerlin CDP has among the highest median incomes and owner-occupancy rates in the Las Vegas Valley — a testament to the community's sustained demand.
Source: U.S. Census Bureau
DEMOGRAPHICS
Who Lives in Summerlin The Hills?
According to the U.S. Census Bureau, the Summerlin CDP holds roughly 127,000 residents with a median household income near $95,200 and an owner-occupancy rate above 68%. The Hills village, as the TPC golf-course anchor, skews toward move-up buyers, golf-lifestyle professionals, and California relocators.
Home values in The Hills have climbed steadily as Summerlin absorbed sustained in-migration from California and Reno-metro spillover demand. The community's owner-occupancy rate is high — testament to buyers who choose The Hills deliberately for the TPC golf lifestyle rather than as a transitional address. Howard Hughes Corporation's continued investment in Summerlin commercial amenities and the trail network supports long-run demand in The Hills.
~127,000
vs Clark Co 2.3M
$95,200
vs Clark Co $74,007
~40
vs Clark Co 38
$675K
vs Clark Co $391K
~68%
vs Clark Co 59%
~47%
vs Clark Co 26%
~28%
vs Clark Co 34%
2.6
vs Clark Co 2.8
Source: U.S. Census Bureau ACS estimates for Summerlin South CDP · Updated
POPULATION & GROWTH
How Fast Is Summerlin and The Hills Area Growing?
Summerlin has grown steadily over three decades as Howard Hughes Corporation phases new villages westward. The Hills village is largely built out — its appeal lies in established community character, TPC golf access, and proximity to the growing Downtown Summerlin commercial core. New household formation in Summerlin continues through western expansion while The Hills benefits from rising values in a supply-constrained established village.
~127,000Summerlin CDP residents (2024)
~6,000Estimated The Hills village households
~145,000Projected Summerlin CDP at 2030
Summerlin CDP population trajectory, 2010–2030 (projected)
Growth in Summerlin concentrates in the western phases where Howard Hughes Corporation continues to build new villages. The Hills itself is established — its market thesis is scarcity and amenity quality, not expansion. The Downtown Summerlin commercial corridor, which anchors the eastern edge of the master plan, continues to attract corporate tenants, entertainment venues, and retail, supporting residential demand valley-wide.
Sources: U.S. Census Bureau ACS and Howard Hughes Corporation. Historical figures are CDP-level approximations; projection reflects recent Summerlin growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Summerlin The Hills Real Estate Market Trending?
Median list price, days on market, and active inventory in the 89134 ZIP from Las Vegas REALTORS GLVAR data, updated monthly. The Hills median has climbed from the low $500Ks in 2021 to the mid-$670Ks in 2026 as Summerlin absorbed sustained California in-migration and TPC golf-course villages nationwide saw increased post-pandemic demand from remote workers valuing outdoor lifestyle amenities.
Median List Price
+2.3% YoY (May 2025 → May 2026)
Source: Las Vegas REALTORS
Days on Market
30 → 35 days YoY; seasonal summer softening
vs September 2025
Source: Las Vegas REALTORS
Active Inventory
~55–85 active listings, summer inventory peak
vs September 2025
Source: Las Vegas REALTORS
The long view: The Hills's median sold price rose 75% between 2015 ($240,000) and 2021 ($420,000), across 6,441 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
41
MEDIAN DAYS ON MARKET
$498K
MEDIAN LIST PRICE
276
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
HOMES MOVING FAST
Get matched with a
Summerlin specialist.
Market Competitiveness
How Competitive Is Summerlin The Hills Right Now?
The Hills runs at moderate competition — less frenetic than 2021–2022 peak Summerlin, but well-priced golf-frontage homes still attract multiple offers within days per Las Vegas REALTORS GLVAR data. The $550K–$750K tier is the most competitive; TPC fairway homes above $900K trade at a slower pace as the qualified buyer pool narrows.
55Moderately Competitive
- 35 daysMedian days on market
- 28–55DOM range by season and price tier
- ~$310Median price per sq ft
- ~75Active listings (June 2026)
Is The Hills Right for You?
Who Should Buy a Home in Summerlin The Hills?
The Hills isn't the right Summerlin village for everyone — it's the TPC golf village, and the lifestyle and price premium that come with that are real. Six buyer profiles below match lifestyles to the specific advantages The Hills delivers, followed by honest pros and trade-offs our team walks every buyer through before they commit.
Which Buyer Types Thrive in Summerlin The Hills?
California Relocators
- Zero Nevada state income tax — $15K–$40K+ annual savings
- $200K–$400K below comparable CA golf-course addresses
- Clark County property-tax rate 0.5–0.7% vs California's ~1%+
- Our relocation team handles virtual tours and offer coordination
Families with School-Aged Children
- Palo Verde High School zoning (8/10 per GreatSchools)
- Rogich Middle and Bonner Elementary for K-8
- Bishop Gorman and The Meadows School within 15 min
- The Hills Park for after-school sports and activities
Executives & Remote Workers
- Downtown Summerlin corporate corridor 5 min east
- Summerlin Hospital Medical Center 8 min north
- 215 Beltway for valley-wide access in 20–30 min
- TPC golf as the daily work-life balance anchor
Move-Up Buyers from Las Vegas
- Step up from interior Las Vegas to an established Summerlin village
- The TPC golf-course identity that no non-Summerlin address delivers
- Mature trees and 60-acre park vs newer-community bare lots
- Howard Hughes Corporation master plan investment protecting values
Retirees & Empty Nesters
- Low-maintenance TPC golf lifestyle, 300 days of sunshine
- Summerlin Hospital 8 minutes north for healthcare access
- Walking trails and The Hills Park for daily activity
- Strong resale demand protects equity for estate planning
Best Fit For
- Golf-lifestyle buyers — two TPC courses embedded in the village — TPC Summerlin (PGA Tour host) and TPC Las Vegas — at a price below Summerlin's newer luxury western villages.
- California relocators — zero state income tax plus $200K–$400K price discount vs comparable golf-course communities in LA or the Bay Area.
- Families — Palo Verde High School (8/10 zoned), Rogich Middle, and Bonner Elementary, with Bishop Gorman and The Meadows School within 15 minutes.
- Executives and remote workers — Downtown Summerlin five minutes east, Summerlin Hospital eight minutes north, and TPC golf as the daily lifestyle anchor.
- Retirees and empty nesters — The Hills Park trails, two TPC courses, 300 days of sunshine, and Summerlin Hospital nearby — a livability combination few Las Vegas addresses match.
- Move-up buyers from Las Vegas — the established Summerlin master plan, TPC golf, and Downtown Summerlin access at a price below the newest Summerlin West luxury sub-markets.
Ready to explore homes in Summerlin The Hills? Our team knows every TPC fairway lot, gated enclave, and sub-association tier inside the village.
Start Your Home SearchPros
- Two PGA Tour-caliber TPC courses (TPC Summerlin + TPC Las Vegas) embedded in the village
- The Hills Park — 60-acre amenity system with tennis, baseball, soccer, playgrounds, and trails
- Five minutes to Downtown Summerlin shopping, dining, Las Vegas Ballpark, and events
- Palo Verde High School zoning (8/10 per GreatSchools) — one of Nevada's top public high schools
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
- Median $675K — $200K–$400K below comparable California TPC golf-course addresses
- Howard Hughes Corporation master plan: 30+ years of investment in trails, parks, and commercial amenities
- Red Rock Canyon 20 minutes west via W Charleston Boulevard
Honest Considerations
- Largely built-out — resale-only market; no new production homes inside The Hills
- TPC golf-frontage homes carry a $75K–$200K premium over interior lots
- Summer heat: 105°F+ stretches July through September, like the rest of the Las Vegas Valley
- Not village-wide gated: select enclaves only, not a 24-hour staffed perimeter gate
- Summerlin master HOA plus sub-association dues: budget $50–$200/month total
- Palo Verde High enrollment is large (3,000 students) — families wanting smaller campus look to Bishop Gorman or The Meadows
Village Comparison
How Do Summerlin Villages Surrounding The Hills Compare?
A like-for-like comparison of The Hills and its nearest Summerlin villages — The Canyons, The Trails, and the full master plan — covering entry pricing, days on market, lifestyle fit, and who each village suits, drawn from Las Vegas REALTORS GLVAR data and the Howard Hughes Corporation master plan.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Hills | $675K | ~$310 | 35 | ~75 | TPC Golf · Established |
| The Canyons | ~$680K | ~$315 | ~33 | ~60 | Views · Elevation |
| The Trails | ~$575K | ~$285 | ~38 | ~55 | Trail Access · Value |
| Summerlin (master plan) | ~$728K | ~$335 | ~21 | ~1,253 | All buyer types |
Source: Las Vegas REALTORS GLVAR data plus Howard Hughes Corporation master plan records, June 2026. Village-level per-SF and DOM figures are approximations from the 89134 ZIP area; individual street or lot-type premiums vary.
Village Deep Dive
What's Inside Each Summerlin Village Near The Hills?
Submarket 1
The Hills
The Hills is Summerlin's dual TPC golf-course village — TPC Summerlin (PGA Tour host) and TPC Las Vegas embedded in an established village with a 60-acre park system, Palo Verde High zoning, and Downtown Summerlin five minutes east.
Browse The Hills homes →$675KMedian Price
35Days on Market
~75Active Listings
~$310Price / Sq Ft
Submarket 2
The Canyons
The Canyons shares a western border with The Hills, offering elevated lots with Red Rock Canyon views and slightly newer construction on its western edge. No TPC course access, but strong view premiums on the ridge.
Browse The Canyons homes →~$680KMedian Price
~33Days on Market
~60Active Listings
~$315Price / Sq Ft
Submarket 3
The Trails
One of Summerlin's earliest villages — mature trees, established trail access, and entry pricing roughly $100K below The Hills. No golf-course access but strong trail amenities and the most affordable established Summerlin address near Downtown.
Browse The Trails homes →~$575KMedian Price
~38Days on Market
~55Active Listings
~$285Price / Sq Ft
Submarket 4
Summerlin (master plan)
The full Summerlin master plan spans 25 villages at every price point — from The Trails entry at $450K to The Ridges luxury at $2M+. The Hills is among the most distinctive mid-tier villages for golf-lifestyle buyers.
Browse Summerlin (master plan) homes →~$728KMedian Price
~21Days on Market
~1,253Active Listings
~$335Price / Sq Ft
Submarket 5
TPC Summerlin — PGA Tour Venue
TPC Summerlin is the annual host of the Shriners Children's Open PGA Tour event — a Pete Dye-influenced course winding through the village, with TPC Las Vegas alongside it. No other Summerlin village puts buyers on two PGA-caliber courses at this price point.
Browse TPC Summerlin — PGA Tour Venue homes →2TPC Courses
PGATour Host Venue
$675KVillage Median
5 minDowntown Summerlin
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure if The Hills
or The Canyons fits?
BY ZIP CODE
How Does The Hills ZIP Code (89134) Break Down?
The Hills village sits primarily in ZIP 89134, which also captures portions of neighboring Summerlin corridors. The table breaks the ZIP into its real market segments, from TPC golf-frontage estates to standard single-family lots, per Las Vegas REALTORS GLVAR data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | TPC Summerlin golf-frontage homes | $800K–$1.1M+ | ~$360+ | 28–45 | ~18 | n/a* |
| 89134 | The Hills interior single-family ($550K–$750K) | ~$650K | ~$305 | 32–38 | ~42 | n/a* |
| 89134 | TPC Las Vegas golf-frontage homes | $750K–$950K | ~$330+ | 30–50 | ~15 | n/a* |
| 89134 | Full ZIP 89134 benchmark (all The Hills corridors) | ~$675K | ~$310 | 35 | ~75 | n/a* |
Source: Las Vegas REALTORS GLVAR data plus NREG corridor analysis. *Year-over-year closed figures are omitted at the corridor level — samples are too small for meaningful statistics. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Summerlin The Hills?
The Hills is a largely built-out village — resale is the primary opportunity. Active new construction in Summerlin concentrates in the western phases. Buyers who want new builds near The Hills should look at Summerlin West villages where Toll Brothers, Lennar, and others are actively selling. Incentives change monthly — verify current offers and close-out pricing before writing.
Luxury & Move-Up
Toll Brothers
The closest new luxury profile to The Hills resale tier
Family & Mid-Market
Lennar
Broadest new-build Summerlin selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Hills resales
Value & Entry
Century Communities
Entry new-build alternative near the 215 corridor
55+ Active Adult
Pulte / Del Webb
Active-adult option for downsizers comparing Hills resale patio homes
Outdoor Recreation
What Outdoor Amenities Does Summerlin The Hills Offer?
Two PGA Tour courses, a 60-acre park system, and Red Rock Canyon twenty minutes west make The Hills the strongest outdoor-amenity address in the Summerlin master plan. The Howard Hughes Corporation manages the Summerlin trail network connecting The Hills to the broader 9-mile community trail system, usable through 300 days of Nevada sunshine.
IN-VILLAGE
TPC Summerlin
18 holesPGA Tour host courseSemi-private / guest
Annual Shriners Children's Open PGA Tour host — a Pete Dye-influenced layout winding through The Hills, with fairway-adjacent homes at the premium end of the village price range.
IN-VILLAGE
TPC Las Vegas
18 holesSemi-private golfSemi-private / guest
The second TPC course in the village, offering a distinct layout experience and additional golf-frontage home opportunities along its fairways.
IN-VILLAGE
The Hills Park
~60 acresTennis · Sports · TrailsFree for residents
The village's amenity heart: tennis courts, baseball diamonds, soccer fields, playgrounds, and mature tree-lined walking paths that connect to the Summerlin trail network.
5 MIN
Summerlin Trail System
~9 milesWalking · Running · CyclingFree
The Howard Hughes Corporation-developed trail network connecting Summerlin villages — The Hills access points lead west toward Red Rock Canyon and east toward Downtown Summerlin.
5 MIN
Downtown Summerlin
Open-air districtDining · Events · ShoppingFree
Las Vegas Ballpark, outdoor events, farmers markets, restaurants, and retail — the western valley's entertainment hub five minutes from The Hills.
20 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Bureau of Land Management's signature Mojave conservation area — the 13-mile scenic loop, world-class climbing, and trailheads accessible in under 25 minutes from The Hills.
8 MIN
Summerlin Hospital (Medical Center)
Full-service hospitalHealthcare accessMedical
Major west-valley hospital serving The Hills and the broader Summerlin master plan — a critical amenity for retirees and families evaluating long-term livability.
5 MIN
Las Vegas Ballpark
Triple-A ballparkBaseball · EventsTicketed
Home of the Las Vegas Aviators (Oakland Athletics Triple-A affiliate) at Downtown Summerlin — evening games, concerts, and community events five minutes from your driveway.
The Hills Lifestyle
What Does a Weekend in Summerlin The Hills Look Like?
Two moods, both within five minutes of your driveway: an early round at TPC Summerlin before the heat builds, then Downtown Summerlin for brunch and a Ballpark game — with Red Rock Canyon's roughly 195,000-acre conservation area per the Bureau of Land Management twenty minutes west for weekend hiking when you want to go bigger.
2PGA-Level TPC Courses
60Acres — The Hills Park
5 minTo Downtown Summerlin
300Days of Annual Sunshine
THIS WEEKEND'S OPEN HOUSES
Can You Tour Summerlin Hills Homes This Weekend?
Open houses in The Hills run Saturdays and Sundays year-round; golf-frontage homes on TPC Summerlin and TPC Las Vegas often require appointment access through course gates. Set up instant alerts to be notified first when a Hills home goes live, or let us arrange private showings on any TPC fairway address.
Planning a move
What Should I Verify Before Moving to The Hills?
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.
Review taxes for your circumstances
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.
Compare written costs and property requirements
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
How to Relocate to Summerlin The Hills in 8 Steps
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.
Define your property and location needs
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.
Confirm financing and the full ownership budget
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.
Agree on representation and the search process
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.
Investigate the exact address
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.
Review the offer and its deadlines
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.
Review inspections and property documents
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.
Coordinate services and moving arrangements
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 possession and new-resident 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
What Drives the Summerlin The Hills Economy?
The Hills sits inside the Summerlin master plan — the most economically vibrant residential corridor in the western Las Vegas Valley. According to the U.S. Bureau of Labor Statistics, the Las Vegas–Henderson–Paradise MSA maintains historically low unemployment, with the Downtown Summerlin corporate corridor and Summerlin Hospital anchoring the closest major employer cluster.
$95,200Median household income, Summerlin CDPU.S. Census Bureau ACS
68%+Owner-occupied households in SummerlinU.S. Census Bureau ACS
5 minTo Downtown Summerlin corporate corridorRetail, corporate, and tech employment
8 minTo Summerlin Hospital Medical CenterMajor west-valley healthcare employer
Top Hills-Area Employers
- Summerlin Hospital Medical CenterFull-service hospital and major west-valley employer, 8 minutes north on Rampart Blvd
- Downtown Summerlin corporate & retail corridorCorporate offices, tech tenants, and the west side's retail employment hub adjacent to the village
- Red Rock Resort (Station Casinos)Major resort and gaming employer on the Summerlin border, 10 minutes from The Hills
- TPC Summerlin / TPC Las Vegas operationsCourse management, F&B, events, and golf operations employment within the village
- Clark County School District (west region)Palo Verde High School and surrounding CCSD west-valley campuses
- Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, 25 minutes east via the 215
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Summerlin The Hills Compare to Henderson, Las Vegas & The Canyons?
This side-by-side covers the key metrics Hills buyers compare — TPC golf access, school ratings, days on market, and price per sq ft — updated June 2026. The Hills wins on golf and Downtown Summerlin proximity; Henderson wins on citywide safety scores. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | The Hills | The Canyons | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | $675K | ~$680K | $476K | $548K |
| Active Listings | ~75 | ~60 | 8,606 | 2,460 |
| Days on Market | 35 | ~33 | 20 | 21 |
| TPC Golf Courses | 2 (PGA Tour host + TPC LV) | None in-village | Select (nearby) | None in-village |
| Median Household Income | $95,200 (Summerlin CDP) | ~$95,200 (Summerlin) | $66,820 | $88,654 |
| New Construction | None in-village (resale) | Minimal (resale) | Moderate | Very High (Cadence, Inspirada) |
| Downtown Summerlin | 5 min | 10 min | 25–35 min | 30–40 min |
| Best For | Golf · Schools · Summerlin lifestyle | Views · Adjacent to Hills | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, Howard Hughes Corporation. Village-level DOM and active listings are ZIP-89134-area figures. Last updated June 2026.
Cost of Ownership
What Will Summerlin The Hills 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 Hills Payment
$4,945
Illustrative Monthly Payment
- Principal & Interest$4,042
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$253
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 Summerlin The Hills?
The Hills sits at the crossroads of the Summerlin trail network and the 215 Beltway — the valley's most efficient arterial loop. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Hills destinations beat that.
Drive Times from Summerlin The Hills
- 5 minDowntown Summerlin (shopping, dining)W Charleston Blvd east
- 8 minSummerlin Hospital Medical CenterRampart Blvd north
- 20 minRed Rock Canyon (Scenic Loop entrance)W Charleston Blvd west
- ~25 minLas Vegas Strip215 Beltway south → I-15
- ~28 minHarry Reid International Airport215 Beltway south → I-15
- ~35 minHenderson215 Beltway south and east
- ~28 minDowntown Las Vegas215 Beltway → US-95 east
- ~45 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Summerlin The Hills?
Most Hills purchases close in 30–45 days through a Nevada escrow company; cash offers on golf-frontage estate homes can close in 14–21 days. Sub-association document review and TPC easement disclosures add a few days — request the HOA questionnaire, which typically runs 5–10 business days, the same day you open escrow.
Quick Answer
What down payment do you need to buy in Summerlin The Hills?
Most Hills buyers put down 5–20%. Conventional loans are available from 3% for first-time buyers; FHA allows 3.5% with a 580 credit score; VA loans are 0% for eligible veterans. On a $675,000 Hills median home, 5% is $33,750 and 20% is $135,000. Golf-frontage homes above $1.1M may require jumbo financing — typically 20–25% down with six months of reserves. PMI is $200–$350 per month for buyers under 20% down and cancels automatically at 78% LTV.
The Hills FAQ — 18 Answers
What Do The Hills Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Summerlin The Hills?
The Hills village in ZIP 89134 carries a median list price near $498,000 per Las Vegas REALTORS GLVAR data. Single-family homes run $500K–$700K; TPC Summerlin and TPC Las Vegas golf-frontage addresses push $800K–$1.1M+. Price per sq ft trails newer westward Summerlin villages — The Hills delivers PGA golf-course living at a relative value.
What golf courses are inside The Hills?
Two PGA-caliber courses define The Hills village: TPC Summerlin — host of the annual Shriners Children's Open PGA Tour event — and TPC Las Vegas, a semi-private course on the community's southern edge. Both are managed by the PGA TOUR's TPC Network. Golf-frontage homes on either course command a $75K–$200K premium over interior lots. Residents without golf-frontage still enjoy the visual amenity — the courses shape the community's open-space character and distant views.
What are property taxes like in The Hills?
Property taxes in The Hills are low by national standards. Clark County's effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and Nevada's NRS 361.471 caps annual increases on a primary residence at 3%. On a $498,000 Hills home, annual taxes run approximately $3,375–$4,725 — a fraction of comparable California golf-course communities. Zero Nevada state income tax compounds the carrying-cost advantage year after year.
Is The Hills guard-gated?
Portions of The Hills include gated enclaves, and some golf-frontage streets operate private access gates, though The Hills as a whole is not a single 24-hour staffed gate community. Select cul-de-sacs and streets bordering TPC Summerlin have controlled access. Buyers seeking a fully staffed gate should focus on the gated sub-communities within The Hills or consider Queensridge or The Ridges nearby. Our agents know which specific streets and enclaves have access controls — call (702) 637-1759.
What schools serve The Hills in Summerlin?
The Hills is zoned for Clark County School District campuses: Bonner Elementary (K-5), Rogich Middle School (6-8), and Palo Verde High School (9-12). According to GreatSchools, Palo Verde rates 8/10 — one of the top public high schools in Las Vegas. Bonner Elementary rates well for the southwest valley. Private options include The Meadows School and Bishop Gorman High School, both within a 15-minute drive of The Hills.
What is the average days on market in Summerlin The Hills?
Homes in The Hills ZIP code 89134 sell in a median of about 41 days from list to accepted offer per Las Vegas REALTORS GLVAR data. Golf-frontage homes priced correctly typically go pending in three to five weeks. Interior single-family homes priced near the $498K median move in similar timeframes. Buyers who hesitate on a well-priced TPC fairway home often find it under contract within days — inventory in The Hills is structurally thin relative to buyer demand.
What is Nevada vs California income tax savings for Hills buyers?
Nevada levies zero personal state income tax. A household relocating from California earning $200,000 per year saves roughly $15,000–$20,000 annually versus the California Franchise Tax Board's 13.3% top marginal rate. A $400,000-income household saves $40,000 or more per year. Stacked on The Hills' $498,000 median — roughly $200K–$400K below comparable golf-course addresses in the Los Angeles or Bay Area metro — the two-lever financial advantage over California is dramatic and immediate upon closing.
How does The Hills compare to other Summerlin villages?
The Hills is older and more established than Summerlin West villages, with mature landscaping and the dual TPC courses as its identity anchor. The Ridges sits further west with higher luxury price points starting around $1M. The Canyons borders The Hills to the west with overlapping pricing. The Trails, one of Summerlin's earliest villages, is slightly more affordable and positioned east. The Hills is the right choice for buyers who want proven TPC golf access, Howard Hughes Corporation infrastructure, and the Downtown Summerlin corridor at their doorstep.
What is the HOA like in Summerlin The Hills?
The Hills carries the Summerlin master-plan HOA — approximately $25–$35 per month — plus sub-association fees for specific neighborhoods and any gated enclaves. Golf-frontage streets may carry additional sub-association dues covering shared landscape easements along the course. Total HOA carrying costs in The Hills typically run $50–$200 per month depending on the specific sub-community. Buyers should request the full CC&Rs, current dues, and reserve disclosures early in escrow.
Is there new construction in Summerlin The Hills?
The Hills is a largely built-out village — most opportunities are resale single-family homes and established estates. Infill lots and occasional teardown-rebuild candidates surface, priced at the land value premium for TPC-adjacent positions. Buyers seeking new Summerlin construction should look to the active western villages (Summerlin West phases). Our team tracks any new-construction releases that emerge inside The Hills and maintains builder relationships across the full Summerlin master plan.
How competitive is the Hills market?
The Hills is a moderately competitive market — less frantic than peak 2021–2022, but well-priced golf-frontage homes attract multiple offers quickly. The most competitive tier is $550K–$750K interior single-family: the sub-$600K buyer pool is wide and supply is limited. Golf-frontage addresses above $850K draw fewer competing buyers, giving skilled negotiators more room. According to Las Vegas REALTORS GLVAR data, the 89134 ZIP runs tight inventory that keeps the village from accumulating stale listings.
What amenities does The Hills have?
The Hills Park is the community's signature green — a 60-acre park system with tennis courts, baseball diamonds, soccer fields, playgrounds, and walking paths that wind through mature landscaping. TPC Summerlin and TPC Las Vegas anchor golf recreation. The Hills' location puts Downtown Summerlin — an open-air shopping, dining, and entertainment district — within five minutes. Red Rock Canyon's 195,000-acre National Conservation Area, managed by the Bureau of Land Management, is roughly twenty minutes west.
What outdoor recreation is available from The Hills?
The Hills positions residents between two distinct recreation zones: The Hills Park system inside the village for daily walking, tennis, and picnics, and the full Summerlin trail network connecting to Red Rock Canyon twenty minutes west. TPC Summerlin and TPC Las Vegas are both walkable or cart-accessible for residents on golf-adjacent streets. Downtown Summerlin's Las Vegas Ballpark, outdoor events, and the 9 miles of Summerlin trail system sit within a five-minute drive per Howard Hughes Corporation trail records.
What is daily life like in Summerlin The Hills?
A Hills resident's morning might be an early round at TPC Summerlin before the heat builds, followed by coffee at Downtown Summerlin, and an afternoon at The Hills Park. Summerlin Hospital Medical Center is roughly five minutes north. Red Rock Canyon is under twenty minutes for hiking on weekends. The 215 Beltway provides efficient access to the Strip, Henderson, and the airport in 20–30 minutes. The pace is suburban and family-friendly — quieter than urban cores but rich in walkable village amenities.
What should I know before buying in The Hills?
Before buying in The Hills, confirm the specific street's gate status and sub-association dues — not every Hills address has the same access controls or HOA tier. For golf-frontage homes, review the cart-path easement language and course maintenance schedules during due diligence. Budget for a full inspection including pool equipment, roof, and HVAC capacity for summer heat. Verify your CCSD campus assignment with the Clark County School District before you offer, and factor in the Summerlin master HOA transfer fee at closing. Call (702) 637-1759 for pre-offer due-diligence guidance.
What's the minimum down payment to buy in Summerlin The Hills?
Most Hills buyers put down 3–20%. Conventional loans start at 3% for first-time buyers, FHA at 3.5%, and VA at 0% for eligible veterans. On a $498,000 Hills median home, 3% is $20,250 and 10% is $67,500. Buyers under 20% down should budget $150–$350 per month for PMI. Golf-frontage homes above $900K may require jumbo financing — have your lender confirm the conforming loan limit for the transaction before you write your offer.
Is The Hills better than The Canyons for a Summerlin buyer?
The Hills and The Canyons share a border and overlapping price ranges in the $550K–$900K band, but their identity differs. The Hills is defined by TPC Summerlin and TPC Las Vegas — serious PGA-level golf courses embedded in the village. The Canyons has more elevation and Red Rock views on its western edge. Buyers prioritizing golf-course living choose The Hills; buyers prioritizing views and slightly newer construction lean toward The Canyons. Both are close to Downtown Summerlin — the choice often comes down to a specific street or lot position.
Can Nevada Real Estate Group help me buy in Summerlin The Hills?
Yes. Call (702) 637-1759 to reach the Nevada Real Estate Group Las Vegas team. We specialize in Summerlin village purchases — The Hills TPC golf-frontage homes, gated enclave resales, and the full 89134 ZIP. Our agents know fairway-lot premiums, sub-association nuances, and how TPC course easements affect home values. Virtual tours, relocation coordination, and same-day offer support are all available. Over 9,600 closed transactions and $4.85 billion in total sales volume since 2011 back every negotiation.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Summerlin The Hills?
These are the eight queries Hills buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and course facts from the Howard Hughes Corporation and PGA TOUR TPC Network.
Is TPC Summerlin inside The Hills village?
Yes — TPC Summerlin is embedded in The Hills village of the Summerlin master plan. It hosts the annual Shriners Children's Open PGA Tour event and has golf-frontage homes directly on its fairways priced from approximately $800,000 to $1.1M+. TPC Las Vegas is also inside The Hills on its southern edge.
Is The Hills the same as Summerlin West?
No. The Hills is an established eastern Summerlin village near Downtown Summerlin, while Summerlin West refers to newer phases of the master plan being built further west by Howard Hughes Corporation. The Hills has TPC golf courses; Summerlin West has newer construction at higher price points but no TPC access.
How far is The Hills from Downtown Summerlin?
Downtown Summerlin is approximately five minutes east of The Hills via W Charleston Boulevard. The open-air shopping, dining, Las Vegas Ballpark, and event venues there are the village's daily front porch for dining and errands.
What is the Shriners Children's Open?
The Shriners Children's Open is an annual PGA Tour event held at TPC Summerlin — the course embedded in The Hills village. It typically runs in October and brings PGA Tour pros to the same fairways that Hills homeowners front from their back yards or patios.
What is The Hills Park?
The Hills Park is a roughly 60-acre park system inside The Hills village — the amenity heart of the community. It includes tennis courts, baseball diamonds, soccer fields, playgrounds, and mature tree-lined walking paths connecting to the broader Summerlin trail network.
Is Summerlin The Hills in the City of Las Vegas or unincorporated Clark County?
Most of The Hills village sits in unincorporated Clark County under Clark County jurisdiction — not within the incorporated City of Las Vegas. This affects building permits, some land-use rules, and which county services apply. Confirm the specific parcel jurisdiction with your agent or the Clark County Assessor before any major remodel.
How do I get gate access to tour a home in The Hills?
Standard Hills homes are not village-wide gated and are accessible for showings in the normal fashion. Homes inside specific gated enclaves on golf-frontage streets require agent coordination to arrange gate access. Call (702) 637-1759 and our team arranges access with same-day notice in most cases.
What is the closest Summerlin village to The Hills?
The Canyons borders The Hills directly to the west, with overlapping pricing around $550K–$850K and Red Rock Canyon views on its ridge. The Trails sits to the east with slightly lower entry pricing. Summerlin West phases are further west with newer construction.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, 9,600+ closed transactions, and $4.85B+ in total sales volume since 2011 back the team's #1 Nevada ranking. Our agents have represented Hills buyers and sellers across TPC golf-frontage homes, gated enclave resales, and the full 89134 ZIP — depth verified by thousands of five-star reviews.
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Want to Talk to a Summerlin Hills 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 30 Minutes of Summerlin The Hills?
Compare The Hills with neighboring Summerlin villages and major Las Vegas metro communities. Each card pairs the commute time with price positioning, so you can judge whether a different village or city actually buys you more home or lifestyle for the money.
More Summerlin communities
- The Hills South
- The Mesa
- The Peaks Village
- The Pueblo
- The Ridges
- The Trails
- The Vistas
- The Willows
- Thrive Townhomes
- Traccia
- Trailside at Summerlin
- Valore at Stonebridge
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Summerlin Villages and Communities Can You Explore?
The Hills sits within the Summerlin master plan — 25 villages stretching from Downtown Summerlin west toward Red Rock Canyon. Use the index below to navigate to The Canyons, The Trails, Queensridge, or the full Summerlin hub page, and compare listings, pricing, and lifestyle fit village by village.
KEEP LEARNING
What Else Should You Read About Summerlin The Hills?
These guides extend the research most Hills buyers do next — understanding the broader Summerlin market, weighing Summerlin vs Henderson luxury, and mapping the Las Vegas buying process. Each was written from the same LVR GLVAR 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 luxury poles compare — useful context for judging whether The Hills or a Henderson community wins for your profile.
Read →COMMUNITY HUB
Summerlin Community Hub
Summerlin-wide market data, every major village, and side-by-side comparisons — the starting point for any Summerlin research.
Read →Sources & Methodology
Where Does This Summerlin Hills Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Village-level figures are labeled as ZIP-89134-area benchmarks — individual street or lot-type premiums require agent-level comparable analysis. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89134 (The Hills village). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan data: village boundaries, trail system, park acreage, and TPC course records. summerlin.com
- U.S. Census Bureau — Summerlin South CDP population, income, age, and housing data. data.census.gov
- Clark County Assessor — Property tax rates, assessed values, and parcel data for The Hills. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Clark County School District (CCSD) — School zoning, enrollment, and campus data for Bonner ES, Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings and test scores for Hills-area campuses. greatschools.org
- Bureau of Land Management — Red Rock Canyon NCA acreage, access, and recreation data — 195,000 acres 20 min west. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas–Henderson–Paradise MSA employment, unemployment, and wage data. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
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