Aerial view of a Las Vegas Valley master-planned neighborhood: golf fairways, palms and pools below red-rock cliffs
Summerlin South, Las Vegas

The Mesa Homes For Sale

· 19 min read · By Chris Nevada

Nevada's #1 team for The Mesa, Summerlin real estate. Search resale homes in Ladera, Amado, the gated Vista Dulce townhomes and guard-gated Mesa Ridge — a 497-acre village in ZIP 89135.

Browse Homes

Where Can I Find The Mesa Summerlin Homes for Sale?

In the MLS, The Mesa is Summerlin’s Village 16: plats named “Summerlin Village 16” (Ladera, Amado and Mesa Ridge) plus Vista Dulce. The grid below shows only those plats in ZIP 89135 and leaves out The Cliffs’ Village 16A. On September 29, 2026 it held 37 homes from $499,900 to $3.7 million, per NREG’s MLS analysis of The Mesa plats (GLVAR MLS). The listings refresh daily.

Homes for sale in ZIP 89135 near The Mesa

View 24 home listings

Homes for rent in ZIP 89135 near The Mesa

View 24 rental listings
See all listings in Las Vegas, NV

Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 31, 2026, 11:15 AM Pacific; availability and prices may change.

  • MEDIAN LIST PRICE (ZIP 89135)

    $900K

    NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 31, 2026

  • MESA LISTINGS, SEPT 29, 2026

    $499,900–$3.7M

    GLVAR MLS, 37 homes in the Village 16 plats

  • VILLAGE SIZE

    497 acres

    Howard Hughes; development began 2004

  • MEDIAN DAYS ON MARKET (ZIP 89135)

    42

    NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 31, 2026

Chris Nevada, Founder of Nevada Real Estate Group

Written by

Chris Nevada

Founder, Nevada Real Estate Group · Nevada License S.181401

16+ years in Nevada real estate

Page updated October 30, 2026

Property research

Verify for your address

Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.

Last updated

October 30, 2026

Individual data periods may differ from the page update date.

KEY TAKEAWAYS

What Should You Know About The Mesa, Summerlin at a Glance?

The Mesa is a 497-acre Summerlin South village where development began in 2004, per Howard Hughes’ Summerlin history. It holds four MLS neighborhoods, the 19-acre Mesa Park and Bishop Gorman High School’s campus. On September 29, 2026 its plats listed 37 homes from $499,900 to $3.7 million, per NREG’s MLS analysis of The Mesa plats.

  • Four neighborhoods: Ladera (built 2006–2013), Amado (2012–2013), Vista Dulce townhomes (2015–2017) and Mesa Ridge (2019–2023), by the build years on current MLS listings.
  • Gates vary: Mesa Ridge is Toll Brothers’ gated enclave of 322 homes (its listings say guard-gated) and Vista Dulce is gated; Ladera and Amado listings describe community pools and parks.
  • Wide price spread: Mesa Ridge listed at $1,999,900 to $3.7 million on September 29, 2026; the other three neighborhoods listed at $499,900 to $1,559,000.
  • Resale market: The Mesa is not on Summerlin’s actively selling list (September 30, 2026); MLS records show 80 closings in its plats from September 2025 through August 2026.
  • Do your homework: confirm each home’s associations, dues and gate terms in the resale package, and its school assignment with CCSD.

Last updated September 2026 · Sources: Howard Hughes (Summerlin history), Summerlin (Mesa Ridge), GLVAR MLS via NREG search

PRICE DISTRIBUTION

How Many The Mesa Homes Sell in Each Price Range?

The Mesa splits into two price worlds: Ladera, Amado and the Vista Dulce townhomes listed at $499,900 to $1,559,000 on September 29, 2026, and Mesa Ridge at $1,999,900 to $3.7 million. Each card counts active homes in The Mesa’s plats — the same filter as the grid and NREG’s MLS analysis of The Mesa plats.

Under $600K

8

active listings

Browse Under $600K →

$600K–$800K

15

active listings

Browse $600K–$800K →

$800K–$1.5M

4

active listings

Browse $800K–$1.5M →

$1.5M–$2.5M

4

active listings

Browse $1.5M–$2.5M →

$2.5M–$3.5M

8

active listings

Browse $2.5M–$3.5M →

$3.5M+

1

active listings

Browse $3.5M+ →

Counts are active MLS listings in The Mesa’s Village 16 plats (the grid’s filter) · October 2026 · Links open the same filtered search. Saved counts are from the September 29, 2026 snapshot and show only if the live count is unavailable.

Browse The Mesa, Summerlin Listings

How Can You Find a Mesa Home by Neighborhood, Type & Price?

The Mesa’s listings sit in four MLS neighborhoods. The directory links below use the same Village 16 filter as the grid, with live counts from NREG’s MLS analysis of The Mesa plats (GLVAR MLS).

Which Neighborhoods Make Up The Mesa?

The four MLS neighborhoods inside The Mesa, with what was listed on September 29, 2026. Mesa Ridge has its own guide; ask an agent for current listings in the others.

Guard-Gated · Toll Brothers · Built 2019–2023

Mesa Ridge

$1,999,900–$3.7M (Sept 29, 2026)View homes →Established · Community pool · Built 2012–2013

Amado

12 listed, $579,000–$1,559,000 (Sept 29, 2026)Ask an agent →Established · Community pool · Built 2006–2013

Ladera

9 listed, $549,000–$729,000 (Sept 29, 2026)Ask an agent →Gated townhomes · Toll Brothers · Built 2015–2017

Vista Dulce

4 listed, $499,900–$597,000 (Sept 29, 2026)Ask an agent →

Explore all Summerlin communities →

By Property Type

By Price Range

339 active listings across ZIP 89135 as of October 31, 2026 · MLS data

STAY AHEAD OF THE MARKET

How Can You Get New Mesa Listings First?

Alerts by neighborhood (Ladera, Amado, Vista Dulce or Mesa Ridge), price and bedrooms — no spam, unsubscribe anytime. Resales in any one Mesa neighborhood are few at a time (Mesa Ridge had 12 listed on September 29, 2026), so an alert is the practical way to see each one as it lists.

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School planning

Which Schools Serve a Las Vegas Address?

Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card

CRIME DATA

How Can You Check Reported Crime Near a Home?

Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.

FBI crime data resources · FBI guidance on comparing communities

Living In

What's It Like Living in The Mesa, Summerlin?

The Answer

The Mesa is a 497-acre Summerlin South village where development began in 2004, per Howard Hughes’ Summerlin history: four neighborhoods built from 2006 to 2023, the 19-acre Mesa Park and Bishop Gorman High School’s campus, with Downtown Summerlin about 7 to 10 minutes’ drive north, without traffic.

What is The Mesa, Summerlin known for?

Its range. On September 29, 2026, Vista Dulce townhomes listed from $499,900 and guard-gated Mesa Ridge homes up to $3.7 million sat in the same village. Howard Hughes also places Bishop Gorman High School, a private Catholic school, and the 19-acre Mesa Park in The Mesa.

Which neighborhoods are in The Mesa?

Ladera (MLS plats “Summerlin Village 16 Ladera,” homes built 2006–2013), Amado (“Summerlin Village 16 Parcel E J K & E S,” 2012–2013), Vista Dulce (gated Toll Brothers townhomes, 2015–2017) and Mesa Ridge (Toll Brothers’ gated enclave of 322 homes, 2019–2023). Build years are from current MLS listings.

What amenities are in The Mesa?

The Mesa Park covers 19 acres with three little league fields plus tennis and basketball courts, per Howard Hughes. Ladera and Amado listings describe neighborhood pools, spas, parks and playgrounds. Mesa Ridge has a private resort-style pool, fitness center, social lounge and bocce court for its residents, per Summerlin’s 2019 opening announcement.

Location

Where Is The Mesa

The Mesa sits at the southern end of Summerlin South in ZIP 89135, with Bishop Gorman High School’s campus on Hualapai Way. Going by MLS listing locations, Siena (recorded in the MLS as Sun Colony at Summerlin) and The Peaks (Village 17A) lie to its north and The Cliffs (Village 16A), Summerlin’s southernmost village, to its south. Howard Hughes puts the village at 497 acres. Drive times are ranges from our free-flow road model on OpenStreetMap data, without traffic, from the middle of The Mesa (October 26, 2026).

Downtown Summerlin
7–10
Min
Red Rock Canyon Visitor Center
15–20
Min
Strip (Bellagio)
15–21
Min
Airport (Terminal 1)
17–21
Min
Downtown LV
19–26
Min

The Mesa, Summerlin

At a Glance
$900,000
Median List Price (ZIP 89135)
37 homes · $499,900–$3.7M
Listed in The Mesa (Sept 29, 2026)
42
Median Days on Market (ZIP 89135)
80
Closings in The Mesa, Sept 2025–Aug 2026

Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 31, 2026.

Setting
Summerlin South village (Howard Hughes)
Acreage
497 acres
Development began
2004
Neighborhoods
Ladera, Amado, Vista Dulce, Mesa Ridge
Homes built
2006–2023 (current MLS listings)
Builder named by Howard Hughes
Toll Brothers (Mesa Ridge)
Gated sections
Mesa Ridge (guard-gated), Vista Dulce
Village park
The Mesa Park, 19 acres
School campus in the village
Bishop Gorman High School (private)
HOA
Varies by neighborhood — see the resale package
ZIP
89135

Quick Answer

What is The Mesa, Summerlin?

A 497-acre village in Summerlin South where Howard Hughes began development in 2004. It holds four MLS neighborhoods — Ladera, Amado, the gated Vista Dulce townhomes and guard-gated Mesa Ridge by Toll Brothers — along with the 19-acre Mesa Park and Bishop Gorman High School. Homes listed there on September 29, 2026 were built from 2006 to 2023.

Source: Howard Hughes (Summerlin history)

Census Housing Data / The Mesa

What Does the Census Show About Housing in The Mesa?

According to the U.S. Census Bureau, the tiles below compare housing and population figures for The Mesa and its surrounding area with the wider county. Each tile's label names the area it covers.

These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.

Population (ZIP 89135)
32,524
vs Clark Co 2,329,548
Occupied Homes (ZIP 89135)
13,814
vs Clark Co 862,518
Owner-Occupied (ZIP 89135)
71%
vs Clark Co 58%
Median Home Value (ZIP 89135)
$689,300
vs Clark Co $431,000
Median Year Built (ZIP 89135)
2006
vs Clark Co 1998

Source: U.S. Census Bureau ACS 2020–2024 5-year estimates for ZIP 89135 and Clark County (The Mesa is not tabulated separately) · Updated

POPULATION & GROWTH

How Fast Is The Mesa Area Growing?

Howard Hughes dates The Mesa to 2004, and the homes listed there in September 2026 were built between 2006 and 2023. The surrounding ZIP 89135 grew from 24,144 residents in the 2010 Census to 31,763 in 2020.

32,524ZIP 89135 residents (ACS 2020–24)
2006–2023Build years of homes listed in The Mesa (Sept 2026)
+31.6%ZIP 89135 growth, 2010–2020 (Census)

ZIP 89135 population, 2010–2024 (Census counts and ACS)

The Mesa is not on Summerlin’s list of actively selling villages (read September 30, 2026: Grand Park, Kestrel, Kestrel Commons, La Madre Peaks, Redpoint Square, Summerlin Centre and The Peaks), so new supply here comes from resales rather than builder releases.

2010
24,144
2020
31,763
2020–24 ACS
32,524

Sources: U.S. Census Bureau and Summerlin’s actively selling villages. ZIP 89135 figures shown because the Census does not tabulate the village separately. 2010 and 2020 are decennial Census counts (2010 SF1, 2020 DHC); the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.

The long view: the median sold price in ZIP 89135 rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,186 recorded closings — Las Vegas REALTORS MLS records via Repliers.

42
MEDIAN DAYS ON MARKET (ZIP 89135) · OCT 31, 2026
$900K
MEDIAN LIST PRICE (ZIP 89135) · OCT 31, 2026
497
ACRES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME

ACTIVE MARKET

Get matched with a
Mesa Summerlin specialist.

Market Competitiveness

How competitive is The Mesa, Summerlin market right now?

ZIP 89135 homes spent a median 37 days on market in NREG’s analysis of Las Vegas REALTORS MLS sold data, September 2026. The Mesa itself trades in small numbers: 80 closings in its plats over the 12 months to August 2026, and 37 homes listed on September 29, 2026.

  • 37 daysZIP 89135 median DOM (sold, September 2026)
  • $900KMedian list price, ZIP 89135
  • 80Closings in The Mesa’s plats, Sept 2025–Aug 2026
  • 12Mesa Ridge homes listed, Sept 29, 2026

Sources: NREG analysis of Las Vegas REALTORS MLS data (ZIP 89135, September 2026) and GLVAR MLS records for The Mesa’s Village 16 plats. ZIP 89135 figures cover much more than The Mesa — treat them as an area benchmark, not village statistics.

Before You Buy

What Should You Compare Before Buying in The Mesa, Summerlin?

The Mesa’s four neighborhoods differ by decade, product type, gate and price. Compare the home types below, then the trade-offs.

Which Mesa Home Types Can You Compare?

Gated Luxury Resale

  • Mesa Ridge: Toll Brothers’ gated enclave of 322 homes (Howard Hughes)
  • Listed at $1,999,900–$3.7M on Sept 29, 2026
  • Built 2019–2023; about 3,000–5,000 sq ft designs
  • Private pool, fitness center and lounge for residents
Best for Gated Luxury Resale →

Established Single-Family

  • Ladera (built 2006–2013) and Amado (2012–2013)
  • Listed at $549,000–$1,559,000 on Sept 29, 2026
  • Listings describe community pools, spas and parks
  • 54 closings in these plats, Sept 2025–Aug 2026
Best for Established Single-Family →

Gated Townhomes

  • Vista Dulce: Toll Brothers townhomes, built 2015–2017
  • Listed at $499,900–$597,000 on Sept 29, 2026
  • Gated community per listing remarks
  • Plat median $565,000 on 5 closings, Sept 2025–Aug 2026
Best for Gated Townhomes →

Relocating to Nevada

  • No Nevada personal income tax
  • 3% primary-residence tax cap once claimed (NRS 361.4723)
  • Virtual tours of any Mesa neighborhood
  • Confirm HOA, taxes and schools for the exact address
Best for Relocating to Nevada →

Best Fit For

  • Gated luxury — Mesa Ridge — guard-gated, built 2019–2023, listed from $1,999,900 on September 29, 2026.
  • Established resale at a lower price — Ladera and Amado — built 2006–2013, listed from $549,000.
  • Lock-and-leave townhome — Vista Dulce — gated Toll Brothers townhomes, listed from $499,900.
  • Near Bishop Gorman — the private high school’s campus is inside the village, per Howard Hughes; admission is separate from buying a home.

Ready to explore homes in The Mesa? We can tour any of its four neighborhoods and pull recent same-plat sales for a home you like.

Start Your Home Search

Pros

  • Four distinct neighborhoods in one village, from townhomes to guard-gated Mesa Ridge
  • The 19-acre Mesa Park with little league fields and tennis and basketball courts (Howard Hughes)
  • Downtown Summerlin about 7 to 10 minutes’ drive north without traffic (our free-flow road model)
  • Zero Nevada state income tax and a 3% primary-residence property-tax cap once claimed under NRS 361.4723
  • Homes built 2006–2023 — newer than much of the Las Vegas Valley’s resale stock

Honest Considerations

  • No builder is selling new homes here (Summerlin’s actively selling villages, September 30, 2026) — expect a resale
  • Few listings per neighborhood at any time; Vista Dulce had 4 on September 29, 2026
  • Association structures differ by neighborhood — confirm every layer and its dues in escrow
  • Mesa Ridge prices sit above the 2026 conforming loan limit ($832,750), so jumbo financing applies

Neighborhood Comparison

How Do The Mesa's Four Neighborhoods Compare?

The Mesa’s four MLS neighborhoods side by side: the homes listed on September 29, 2026 and the plat medians of closings from September 2025 through August 2026, from NREG’s MLS analysis of The Mesa plats. Samples are small — a single sale moves a plat median.

The Mesa neighborhoods · GLVAR MLS listings Sept 29, 2026 and closings Sept 2025–Aug 2026
SubmarketMedian Price$ / Sq FtDays on MarketActive ListingsBest For
Mesa Ridge$2.1M–$3.0M (plat medians, 21 sales)n/a*n/a*12Guard-gated · Toll Brothers
Amado$715,000 (20 sales)n/a*n/a*12Established single-family
Ladera$612,500–$645,000 (plat medians, 34 sales)n/a*n/a*9Established single-family
Vista Dulce$565,000 (5 sales)n/a*n/a*4Gated townhomes

Source: GLVAR MLS records via NREG — active listings on September 29, 2026 and closings recorded September 2025 through August 2026 (pulled 2026-09-29). “Median price” is the median sale price of the neighborhood’s plats (ranges where it has several). $/sq ft and days on market are not calculated for these small samples.

Neighborhood Detail

What's Inside The Mesa's Neighborhoods?

Submarket 1

Mesa Ridge

Toll Brothers’ gated enclave of 322 one- and two-story homes in four collections (Overlook, Sky View, Peak and View Point), opened January 2019 per Howard Hughes. The Peak collection has its own gate within the gate. Homes listed on September 29, 2026 were built 2019–2023 and ran $1,999,900 to $3.7 million.

Browse Mesa Ridge homes →
$2.1M–$3.0MMedian Price
n/a*Days on Market
12Active Listings
n/a*Price / Sq Ft

Submarket 2

Amado

The MLS plat “Summerlin Village 16 Parcel E J K & E S”, which listing remarks call Amado. Homes built 2012–2013; listings describe a community pool, parks and a playground. Listed at $579,000 to $1,559,000 on September 29, 2026.

Browse Amado homes →
$715KMedian Price
n/a*Days on Market
12Active Listings
n/a*Price / Sq Ft

Submarket 3

Ladera

Plats “Summerlin Village 16 Ladera” Phases 1–3, homes built 2006–2013. Listings describe a community pool, spa, playground, parks and trails. Listed at $549,000 to $729,000 on September 29, 2026.

Browse Ladera homes →
$613K–$645KMedian Price
n/a*Days on Market
9Active Listings
n/a*Price / Sq Ft

Submarket 4

Vista Dulce

Gated Toll Brothers townhomes on the plat “Vista Dulce Parcel O Village 16 At Summerlin South”, built 2015–2017. Listed at $499,900 to $597,000 on September 29, 2026.

Browse Vista Dulce homes →
$565KMedian Price
n/a*Days on Market
4Active Listings
n/a*Price / Sq Ft

Submarket 5

The Mesa — Village Facts

Howard Hughes began developing The Mesa in 2004 as a 497-acre residential village of single- and multi-family neighborhoods, with the 19-acre Mesa Park and Bishop Gorman High School’s campus.

Browse The Mesa — Village Facts homes →
2004Development Began
497Acres
19Acres of Mesa Park
322Homes in Mesa Ridge
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE

STILL DECIDING?

Not sure which Mesa
neighborhood fits?

BY ZIP CODE

How Does ZIP Code 89135 (The Mesa Area) Break Down?

ZIP 89135 covers most of Summerlin South — The Mesa, The Ridges, Red Rock Country Club, Siena (recorded as Sun Colony at Summerlin), part of The Cliffs and more — so its median describes a far wider market than The Mesa. The rows below separate the ZIP benchmark from The Mesa’s own listings and from its two neighbors.

ZIP 89135 and The Mesa area · September 2026 · ZIP and village figures labeled as such
ZIPPrimary AreaMedian Price$ / Sq FtDays on MarketActiveYoY
89135ZIP 89135 overall — all of Summerlin South in the ZIP$899,000 median list (Sept 29, 2026)—37 (ZIP, Sept 29, 2026)331 (ZIP, Sept 29, 2026)n/a*
89135The Mesa — Village 16 plats (this page’s grid)$499,900–$3.7M listedn/a*n/a*37 (Sept 29, 2026)n/a*
89135The Cliffs — Village 16A plats, directly south$0.9M–$2.4M listedn/a*n/a*11 (Sept 29, 2026)n/a*
89135The Peaks — Ascension (Village 17A), to the north-west$1,568,000–$3,845,000 listedn/a*n/a*15 (Sept 29, 2026)n/a*

Source: NREG’s MLS analysis (ZIP 89135 median, days on market and active count as of September 29, 2026) and GLVAR MLS listings for each plat group on September 29, 2026. *$/sq ft and year-over-year change are omitted for village plats — the samples are too small to be meaningful. Parcel data per the Clark County Assessor.

Builders

Who Built The Mesa, Summerlin?

No builder is selling new homes in The Mesa: it is not on Summerlin’s list of actively selling villages (checked September 30, 2026). Toll Brothers built Mesa Ridge, per Howard Hughes, and listing remarks credit Toll Brothers with the Vista Dulce townhomes. For new construction nearby, Toll Brothers is selling at Ascension in The Peaks village.

Built Mesa Ridge & Vista Dulce

Toll Brothers

Mesa Ridge opened in January 2019: 322 homes, 14 designs, four collections (Howard Hughes)

CommunitiesThe Mesa (resale); Ascension at The Peaks (new)
Price RangeMesa Ridge listed $1,999,900–$3.7M (Sept 29, 2026)

Outdoor Recreation

What Outdoor Amenities Does The Mesa, Summerlin Offer?

The Mesa’s own park is the 19-acre Mesa Park, per Howard Hughes. Red Rock Canyon — Nevada’s first National Conservation Area, with a 13-mile scenic drive, per the Bureau of Land Management — is about 15 to 20 minutes from the village by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026).

IN THE VILLAGE

The Mesa Park

19 acresLittle league · Tennis · BasketballVillage park

The village park Howard Hughes lists for The Mesa: three little league fields, tennis and basketball courts and more.

IN THE VILLAGE

Neighborhood pools

Ladera, Amado, Mesa RidgePools · Spas · PlaygroundsResidents of each neighborhood

Ladera and Amado listings describe community pools and spas; Mesa Ridge has a private resort-style pool, fitness center and social lounge for its residents.

15–20 MIN W

Red Rock Canyon NCA

13-mile scenic driveHiking · Climbing · Scenic driveEntry fee; timed entry Oct 1–May 31 (Recreation.gov)

Nevada’s first National Conservation Area, 17 miles west of the Strip on Charleston Boulevard/State Route 159, managed by the Bureau of Land Management.

7–10 MIN N

Downtown Summerlin

Open-air districtShops · Dining · Las Vegas BallparkFree

Summerlin’s retail, dining and entertainment district, home to Las Vegas Ballpark, per Howard Hughes.

The Mesa Lifestyle

What Does a Weekend in The Mesa, Summerlin Look Like?

A Saturday at the 19-acre Mesa Park, dinner in Downtown Summerlin about 7 to 10 minutes north, or the 13-mile Red Rock Canyon scenic drive, per the Bureau of Land Management — about 15 to 20 minutes away without traffic.

497Acres in The Mesa (Howard Hughes)
19Acres of Mesa Park
4MLS neighborhoods
2004Development began

THIS WEEKEND'S OPEN HOUSES

Can You Tour The Mesa Homes This Weekend?

Open houses in The Mesa are resale listings, scheduled by each listing agent. Set an alert to hear when one opens, or ask us to arrange a private showing of any listed home — including behind Mesa Ridge’s gate, where showings need an appointment.

Set up open-house alerts →Browse all The Mesa homes
Planning a move

What Should I Verify Before Moving to The Mesa?

Budget around the specific home, not a community average. Before you compare the cost of a move to The Mesa, get these in writing:

  • The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
  • Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
  • The school assignment for the enrollment year, confirmed with the district.
  • Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
  • Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.

The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.

Open the relocation guide

ECONOMY & JOBS

What Drives The Mesa, Summerlin Economy?

The Mesa is a residential village; its nearest large employers are in Summerlin and the Las Vegas resort corridor. The U.S. Bureau of Labor Statistics publishes current jobs and unemployment figures for the Las Vegas metro area.

7–10 minTo Downtown SummerlinFree-flow road model, no traffic
11–16 minTo Summerlin HospitalFree-flow road model, no traffic
15–21 minTo the Strip (Bellagio)Free-flow road model, no traffic
17–21 minTo Harry Reid Terminal 1Free-flow road model, no traffic

Employment Centers Near The Mesa

  • Summerlin Hospital Medical CenterWest-valley hospital campus, about 7.2 miles and 11 to 16 minutes north without traffic
  • Downtown SummerlinSummerlin’s retail, office and entertainment district, about 4.8 miles and 7 to 10 minutes north
  • Bishop Gorman High SchoolPrivate Catholic high school campus inside The Mesa village (Howard Hughes)
  • Las Vegas Strip resort corridorThe metro’s hospitality and entertainment employment core, about 10.4 miles and 15 to 21 minutes east (Bellagio)

Sources: U.S. Bureau of Labor Statistics, OpenStreetMap contributors (ODbL). Drive times are NREG free-flow road-model ranges on OpenStreetMap data from the middle of the village, October 26, 2026; no traffic.

COMMUNITY COMPARISON

How Does The Mesa Compare to The Cliffs and The Peaks?

The Mesa’s two Summerlin South neighbors, side by side on the same dates: GLVAR MLS listings on September 29, 2026 and closings from September 2025 through August 2026, plus the village facts Howard Hughes publishes.

The Mesa vs The Cliffs vs The Peaks · September 2026
MetricThe MesaThe CliffsThe Peaks (Ascension)
MLS platsVillage 16Village 16A + named plats in 89148Village 17A
Listed Sept 29, 202637 homes11 homes (89135 plats)15 homes
List-price range$499,900–$3.7M$0.9M–$2.4M$1.57M–$3.85M
Build years of listed homes2006–20232017–20202024–2026
Closings, Sept 2025–Aug 20268079 (both ZIPs)42
ZIP8913589135 and 8914889135
Development began20042015n/a

Sources: GLVAR MLS records via NREG’s MLS analysis (listings 2026-09-29; closings pulled 2026-09-29) and Howard Hughes (Summerlin history). The Cliffs’ 11 listings are its 89135 plats only; its 89148 neighborhoods (Regency, Jade Ridge, Onyx Point and others) are listed separately. Last updated September 2026.

Cost of Ownership

What Will The Mesa, Summerlin Cost You Each Month?

Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.

Illustrative Payment Estimator

Estimate Your Mesa, Summerlin Payment

Home Price
$899,000
$899,000
$899,000
Down Payment
10% / $89,900
10% / $89,900
10% / $89,900
Interest Rate
7.0%
7.0%
7.0%
Term Years
30
30
30
Annual Property Tax Assumption
$5,400
$5,400
$5,400
Annual Insurance Assumption
$1,800
$1,800
$1,800
Monthly HOA Assumption
$200
$200
$200
Annual PMI Rate Assumption
0.50%
0.50%
0.50%
$6,520
Illustrative Monthly Payment
  • Principal & Interest$5,383
  • Property Tax$450
  • Insurance$150
  • HOA$200
  • PMI$337
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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.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From The Mesa, Summerlin?

The Mesa sits at the southern end of Summerlin South. Mean travel time to work in Las Vegas is published in U.S. Census QuickFacts; the times below are free-flow ranges from the middle of The Mesa by our road model on OpenStreetMap data, October 26, 2026 (posted limits, then a slower run with signal delays); rush hour adds time.

Drive Times from The Mesa, Summerlin

  • 7–10 minDowntown Summerlin4.8 mi via Town Center Dr and the 215
  • 11–16 minSummerlin Hospital Medical Center7.2 mi via Town Center Dr
  • 15–20 minRed Rock Canyon Visitor Center11.1 mi via the 215 and Charleston Blvd (SR-159)
  • 15–21 minLas Vegas Strip (Bellagio)10.4 mi via Tropicana Ave and I-15
  • 17–21 minHarry Reid Intl Airport (Terminal 1)14.1 mi via Russell Rd and the 215
  • 19–26 minDowntown Las Vegas (Fremont Street)15.4 mi via Tropicana Ave, I-15 and US-95

Transportation Options

  • Driving

    The default here. The 215 Beltway and Summerlin Parkway are the main routes from Summerlin South to I-15 and the rest of the valley.

  • RTC Transit

    Check the Regional Transportation Commission of Southern Nevada’s current route map for stops near a specific address; plan on a car for most trips.

  • Parks & Trails

    The 19-acre Mesa Park is inside the village; Red Rock Canyon’s 13-mile scenic drive is about 15 to 20 minutes west without traffic.

  • Rideshare

    Available throughout Summerlin South for airport runs and evenings out.

Drive times are free-flow ranges (no live traffic) from our road model on OpenStreetMap data, run October 26, 2026 from the middle of The Mesa (36.090, -115.325): the first figure uses posted speed limits, the second 85% of them plus 20 seconds per traffic signal; rush-hour trips on the 215 run longer. Road data © OpenStreetMap contributors (ODbL).

Quick Answer

How long does it take to close on a home in The Mesa?

Nevada purchases close through an escrow company rather than an attorney, and the contract sets the closing date. Financed purchases need time for the appraisal and loan approval; cash purchases can close faster. Leave room in the contract timeline to review the association resale package.

Quick Answer

What down payment do you need to buy in The Mesa?

That depends on the loan, not the village. Conventional loans up to the 2026 conforming limit ($832,750 for a one-unit home, per FHFA) can start at 3–5% down, and VA loans allow 0% down for eligible borrowers. At $699,990 — the middle of The Mesa’s 37 listings on September 29, 2026 — 5% down is about $35,000 and 20% is about $140,000. Mesa Ridge prices sit above the conforming limit, so plan on jumbo financing there.

The Mesa FAQ — 16 Answers

What Do The Mesa Buyers Most Frequently Ask?

Most Asked

What is the median home price in The Mesa, Summerlin?

The Mesa has no published median of its own, so here are both scopes. ZIP 89135, which also covers The Ridges, Red Rock Country Club and other Summerlin South neighborhoods, had a median list price of $900,000 and 42 median days on market in NREG’s latest pull of Las Vegas REALTORS MLS data. Inside the village, the 37 homes listed on September 29, 2026 ran from $499,900 for a Vista Dulce townhome to $3.7 million in Mesa Ridge.

Is The Mesa in Summerlin new construction?

No. Howard Hughes began developing The Mesa in 2004, and the homes listed there on September 29, 2026 were built between 2006 and 2023. The newest section is Mesa Ridge, which Toll Brothers opened in January 2019. The Mesa is not on Summerlin’s list of actively selling villages (checked September 30, 2026), so expect to buy a resale.

Which builders built The Mesa?

Howard Hughes names Toll Brothers as the builder of Mesa Ridge: 322 one- and two-story homes in 14 designs across four collections (Overlook, Sky View, Peak and View Point), roughly 3,000 to 5,000 square feet. Listing remarks describe Vista Dulce’s townhomes as Toll Brothers too. We have not confirmed the original builders of Ladera and Amado; a home’s permit and sales history will show it.

Is The Mesa guard-gated?

Parts of it are. Mesa Ridge is gated: Howard Hughes calls it a gated enclave, its MLS listings describe a guard gate, and its Peak collection has a second gate inside the first. Vista Dulce’s townhomes are in a gated community. The Ladera and Amado listings we reviewed do not mention a gate. Confirm access terms in the association documents for the specific home.

What ZIP code is The Mesa in?

ZIP 89135. Every home listed or sold in The Mesa’s MLS plats over the past year is in 89135; its southern neighbor, The Cliffs, also reaches into 89148. Nevada has no personal income tax, and a primary residence can claim a 3% cap on annual property-tax increases under NRS 361.4723 — until the owner claims it, the general cap of up to 8% applies (NRS 361.4722).

What schools serve The Mesa, Summerlin?

The Clark County School District assigns public schools by address, and boundaries can change by school year, so look up the exact address with CCSD’s zoning search and check each school’s state data on the Nevada Report Card. Bishop Gorman High School, a private Catholic school, is in The Mesa village, per Howard Hughes; private and charter schools set their own admission rules.

What are HOA fees in The Mesa?

They depend on the neighborhood, and we do not publish a range because we have not verified one. Mesa Ridge and Vista Dulce run their own gates and amenities, and a Ladera listing from September 2026 describes a two-association structure. The resale package for the exact home lists every association, its current dues and any transfer fees.

How does The Mesa compare to The Cliffs and The Peaks?

They are its neighbors. The Cliffs (Summerlin Village 16A), the southernmost village, lies directly south; its 89135 plats had 11 homes listed on September 29, 2026, at $0.9 million to $2.4 million, built 2017–2020. To the north-west, The Peaks’ Ascension neighborhood by Toll Brothers (Village 17A) had 15 homes listed at $1,568,000 to $3,845,000, built 2024–2026. The Mesa’s 37 listings spanned $499,900 to $3.7 million, built 2006–2023.

How many homes sold in The Mesa last year?

MLS records show 80 closings in The Mesa’s plats from September 2025 through August 2026: 34 in Ladera (plat medians $612,500 to $645,000), 20 in Amado ($715,000), 21 in Mesa Ridge ($2.1 million to $3.0 million) and 5 in Vista Dulce ($565,000). Past sales do not predict future prices; for a specific home, compare recent sales in the same plat.

What neighborhoods are inside The Mesa?

Four MLS neighborhoods, with their September 29, 2026 listings: Mesa Ridge (12 listed, $1,999,900 to $3.7 million, built 2019–2023), Amado (12, $579,000 to $1,559,000, 2012–2013), Ladera (9, $549,000 to $729,000, 2006–2013) and Vista Dulce (4 townhomes, $499,900 to $597,000, 2015–2017).

How far is The Mesa from the Las Vegas Strip?

About 15 to 21 minutes (10.4 miles) to the Bellagio and about 17 to 21 minutes (14.1 miles) to Harry Reid International Airport’s Terminal 1, measured from the middle of the village by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026). Rush hour on the 215 Beltway adds time.

What outdoor recreation is near The Mesa?

Red Rock Canyon, Nevada’s first National Conservation Area, has a 13-mile scenic drive, per the Bureau of Land Management; its visitor center is about 15 to 20 minutes (11.1 miles) from the village by our free-flow road model, without traffic. Inside the village, The Mesa Park covers 19 acres with three little league fields and tennis and basketball courts, per Howard Hughes.

What should I know before buying in The Mesa?

Four things. Pick the neighborhood first: the plats differ by decade, product type and gate. Confirm every association and its dues in the resale package. Confirm school assignments for the address with CCSD. And judge price against recent closings in the same plat, not the ZIP 89135 median, which covers a much wider area. Call (702) 637-1759 to get started.

What down payment do you need to buy in The Mesa?

That depends on the loan, not the village. Conventional loans up to the 2026 conforming limit ($832,750 for a one-unit home, per FHFA) can start at 3–5% down, and VA loans allow 0% down for eligible borrowers. At $699,990 — the middle of The Mesa’s 37 listings on September 29, 2026 — 5% down is about $35,000 and 20% is about $140,000. Mesa Ridge prices sit above the conforming limit, so plan on jumbo financing there.

How long does it take to close on a home in The Mesa?

Nevada purchases close through an escrow company rather than an attorney, and the contract sets the closing date. Financed purchases need time for the appraisal and loan approval; cash purchases can close faster. Leave room in the contract timeline to review the association resale package.

Can Nevada Real Estate Group help me buy in The Mesa?

Yes. We represent buyers across Summerlin, including resales in Mesa Ridge’s gated collections, Ladera, Amado and the Vista Dulce townhomes. Call (702) 637-1759 to set up tours or listing alerts for The Mesa.

Updated October 2026

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PEOPLE ALSO ASK

What Else Do People Ask About The Mesa, Summerlin?

Short answers with their sources: MLS records from NREG’s MLS analysis of The Mesa plats, village facts from Howard Hughes, and tax law from the Nevada Revised Statutes.

Is The Mesa in Summerlin part of a master plan?

Yes. The Mesa is one of the villages of Summerlin, the master-planned community developed by Howard Hughes; its development began in 2004, per Summerlin’s published history.

What is the difference between The Mesa and The Ridges?

They are separate villages. The Ridges is a 793-acre guard-gated village of custom and semi-custom homes with the Bear’s Best golf course, per Howard Hughes, which sold its last lot there in 2023. The Mesa, to the south, is a 497-acre village of four neighborhoods, of which Mesa Ridge and Vista Dulce are gated.

Who built Mesa Ridge?

Toll Brothers. Mesa Ridge opened in January 2019 as a gated enclave of 322 one- and two-story homes in 14 designs, roughly 3,000 to 5,000 square feet, per Summerlin. Its homes listed on September 29, 2026 were built 2019–2023.

What does ZIP 89135 cover?

Most of Summerlin South, including The Mesa, The Ridges, Red Rock Country Club and Siena (recorded as Sun Colony at Summerlin). The ZIP had 32,524 residents in the ACS 2020–2024 estimates. In NREG’s latest MLS pull its median list price was $900,000.

How far is The Mesa from Red Rock Canyon?

About 15 to 20 minutes (11.1 miles) from the middle of the village to the Red Rock Canyon Visitor Center, by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026). The Bureau of Land Management puts Red Rock Canyon 17 miles west of the Strip on Charleston Boulevard/State Route 159.

Which schools serve The Mesa?

Public school assignments come from the Clark County School District by address; use CCSD’s zoning search and the Nevada Report Card for the exact home. Bishop Gorman High School, a private Catholic school, has its campus inside The Mesa village, per Howard Hughes.

Does The Mesa have a community pool?

Several of its neighborhoods do. Ladera and Amado listings describe community pools and spas, Vista Dulce listings describe resort-style amenities, and Mesa Ridge has a private resort-style pool for its residents.

How many homes sold in The Mesa last year?

80 closings were recorded in The Mesa’s MLS plats from September 2025 through August 2026 — 34 in Ladera, 21 in Mesa Ridge, 20 in Amado and 5 in Vista Dulce.

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By submitting this form, you agree that Nevada Real Estate Group, Chris Nevada, and LPT Realty (the brokerage of record), and their agents, may contact you at the phone number and email you provide about your real estate inquiry — including by automated or auto-dialed telephone calls, prerecorded or artificial-voice messages, and text messages (SMS/MMS) — even if your number is on a state or federal Do-Not-Call list, and that your phone number is your account sign-in. Message and data rates may apply; reply STOP to opt out of texts. Consent is not a condition of any purchase or service, and you may ask us to stop contacting you at any time. See our Terms of Use and Privacy Policy.

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NEARBY COMMUNITIES

Which Communities Are Next to The Mesa?

The Mesa’s neighbors in Summerlin South, placed by MLS listing locations. Listing figures are GLVAR MLS, September 29, 2026.

ADJACENT S

The Cliffs (Village 16A)

$0.9M–$2.4M listed

Directly south of The Mesa

View The Cliffs (Village 16A) →

ADJACENT NW

The Peaks (Ascension)

$1,568,000–$3,845,000 listed

North-west of The Mesa

View The Peaks (Ascension) →

ADJACENT N

Siena

Age-restricted community

North of Ladera

View Siena →

IN THE MESA

Mesa Ridge

Guard-gated · Toll Brothers

Inside The Mesa

View Mesa Ridge →

NORTH

The Ridges

Guard-gated village

North of The Mesa

View The Ridges →

ALL VILLAGES

Summerlin

Master plan hub

Every Summerlin village

View Summerlin →

More Summerlin communities

Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.

A–Z INDEX

Which The Mesa Neighborhoods Can You Explore A–Z?

The Mesa’s four MLS neighborhoods — Amado, Ladera, Mesa Ridge and Vista Dulce — plus the Summerlin villages around it.

A

  • Amado (The Mesa)

L

  • Ladera (The Mesa)

M

S

T

V

  • Vista Dulce (gated townhomes)

KEEP LEARNING

What Else Should You Read About The Mesa, Summerlin?

Guides for the research that usually comes next — the wider Las Vegas market, how Summerlin compares with Henderson, and every Summerlin village on one page.

MARKET GUIDE

Las Vegas Housing Market 2026

The citywide playbook — pricing, inventory, rates, and where valley momentum is this year.

Read →

LUXURY COMPARISON

Summerlin vs Henderson Luxury Homes

How the valley's two premium poles compare — context for Mesa Ridge and the other gated Summerlin enclaves.

Read →

COMMUNITY HUB

Summerlin Community Hub

All Summerlin villages, master plan data and side-by-side comparisons in one place.

Read →

Sources & Methodology

Where Does This The Mesa, Summerlin Data Come From?

Village facts come from Howard Hughes, the master developer; listings and closings from GLVAR MLS records; area figures from the Census. ZIP 89135 figures cover much more than The Mesa, so every figure is labeled with its area and date. Follow any link below to verify a figure.

  1. Howard Hughes — Summerlin history — The Mesa: development began 2004, 497 acres, The Mesa Park (19 acres), Bishop Gorman High School; The Cliffs began 2015; The Ridges 793 acres. summerlin.com
  2. Howard Hughes — Mesa Ridge opening (January 26, 2019) — Mesa Ridge by Toll Brothers: gated enclave of 322 homes, 14 designs, four collections, ~3,000–5,000 sq ft, private amenities. summerlin.com
  3. Howard Hughes — Toll Brothers neighborhoods (July 28, 2021) — Mesa Ridge located in The Mesa village, adjacent to the 19-acre Mesa Park. summerlin.com
  4. Howard Hughes — actively selling villages — Villages with new homes for sale, read September 30, 2026; The Mesa is not among them. summerlin.com
  5. GLVAR MLS records via NREG (Repliers) — The Mesa’s Village 16 plats: active listings on September 29, 2026 and closings from September 2025 through August 2026; ZIP 89135 median list price, days on market and active count. NREG search
  6. U.S. Census Bureau — ZIP 89135 and Clark County population, occupied and owner-occupied homes, median value and year built (ACS 2020–2024 5-year); 2010 and 2020 decennial counts. data.census.gov
  7. Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on a primary residence, which the owner must claim. leg.state.nv.us
  8. Bureau of Land Management — Red Rock Canyon National Conservation Area: Nevada’s first NCA, 13-mile scenic drive, location and timed entry. blm.gov
  9. OpenStreetMap contributors (ODbL), Geofabrik extract — Road data for NREG’s free-flow drive-time model, run from the middle of The Mesa on October 26, 2026. openstreetmap.org/copyright
  10. Clark County School District and Nevada Report Card — Address-level school zoning search and state school data. ccsd.net

Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.

Updated: October 2026 · Next update: November 15

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By submitting this form, you agree that Nevada Real Estate Group, Chris Nevada, and LPT Realty (the brokerage of record), and their agents, may contact you at the phone number and email you provide about your real estate inquiry — including by automated or auto-dialed telephone calls, prerecorded or artificial-voice messages, and text messages (SMS/MMS) — even if your number is on a state or federal Do-Not-Call list, and that your phone number is your account sign-in. Message and data rates may apply; reply STOP to opt out of texts. Consent is not a condition of any purchase or service, and you may ask us to stop contacting you at any time. See our Terms of Use and Privacy Policy.

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