California Relocators
- Summerlin master-plan quality without coastal pricing
- Zero Nevada state income tax vs. California 13.3%
- 3% property-tax cap on primary residences (NRS 361.4723)
- Our team handles virtual tours and out-of-state close coordination
Summerlin, Las Vegas
The Willows Homes For Sale
Nevada's #1 team for The Willows real estate. Search family-friendly homes in Summerlin North's most established village — mature trees, community parks, strong CCSD schools, and $450K–$750K pricing with access to everything Summerlin offers.
Where Can I Find The Willows Homes for Sale?
The Willows (ZIP 89134) carries active listings across its $450K–$750K range according to NREG’s MLS analysis MLS data. The eight newest village listings appear below, refreshed daily, and the full 89134 inventory is searchable in our live Las Vegas MLS portal. Well-priced Willows homes move quickly — set an alert to get notified within hours of a new listing.
Homes for sale in ZIP 89134 near The Willows
- 2504 Blairsden Street, Las Vegas 89134 — $1,350,000 · 3 bd · 2.5 ba · 2,577 sq ft · Courtesy of eXp Realty
- 2108 Crooked Pine Drive, Las Vegas 89134 — $715,000 · 5 bd · 3 ba · 2,838 sq ft · Courtesy of Simply Vegas
- 2504 Youngdale Drive, Las Vegas 89134 — $729,900 · 3 bd · 2 ba · 2,486 sq ft · Courtesy of City Villa Realty & Management
- 9512 Valley Hills Avenue, Las Vegas 89134 — $630,000 · 3 bd · 2.5 ba · 1,930 sq ft · Courtesy of Blue Diamond Realty LLC
- 2648 Highvale Drive, Las Vegas 89134 — $399,000 · 2 bd · 2 ba · 1,636 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 2837 Billy Casper Drive, Las Vegas 89134 — $1,295,000 · 3 bd · 2.5 ba · 2,486 sq ft · Courtesy of Executive Realty Services
- 9420 San Laguna Court, Unit 105, Las Vegas 89134 — $515,000 · 2 bd · 2.5 ba · 2,093 sq ft · Courtesy of Keller Williams MarketPlace
- 9400 Summer Rain Drive, Las Vegas 89134 — $459,900 · 3 bd · 3 ba · 1,485 sq ft · Courtesy of ERA Brokers Consolidated
- 10020 Villa Ridge Drive, Las Vegas 89134 — $524,000 · 2 bd · 2 ba · 1,533 sq ft · Courtesy of Virtue Real Estate Group
- 2809 Tumble Creek Court, Las Vegas 89134 — $380,000 · 2 bd · 2 ba · 1,188 sq ft · Courtesy of BHHS Nevada Properties
- 3140 Darby Falls Drive, Las Vegas 89134 — $999,900 · 3 bd · 2 ba · 2,176 sq ft · Courtesy of Home Realty Center
- 10636 Argents Hill Drive, Las Vegas 89134 — $499,400 · 2 bd · 2 ba · 1,533 sq ft · Courtesy of Desert Horizon Realty
- 9437 Eagle Valley Drive, Las Vegas 89134 — $740,000 · 2 bd · 2 ba · 1,653 sq ft · Courtesy of Doss Realty Group LLC
- 2808 Tumble Creek Court, Las Vegas 89134 — $519,999 · 3 bd · 2 ba · 2,115 sq ft · Courtesy of BHHS Nevada Properties
- 9425 San Laguna Court, Unit 105, Las Vegas 89134 — $514,000 · 2 bd · 2.5 ba · 2,093 sq ft · Courtesy of Realty ONE Group, Inc
- 10104 Pinnacle View Place, Las Vegas 89134 — $549,900 · 3 bd · 2 ba · 1,669 sq ft · Courtesy of Realty ONE Group, Inc
- 11013 McKendrec Court, Las Vegas 89134 — $450,000 · 2 bd · 2 ba · 1,828 sq ft · Courtesy of You Decide Realty LLC
- 8500 Linderwood Drive, Las Vegas 89134 — $629,000 · 3 bd · 2 ba · 1,804 sq ft · Courtesy of Keller Williams MarketPlace
- 9900 Arbuckle Drive, Las Vegas 89134 — $439,900 · 2 bd · 2 ba · 1,402 sq ft · Courtesy of BHHS Nevada Properties
- 10264 Copparo Place, Las Vegas 89134 — $464,900 · 3 bd · 2.5 ba · 1,588 sq ft · Courtesy of Real Broker LLC
- 2121 Red Dawn Sky Street, Las Vegas 89134 — $399,900 · 2 bd · 2 ba · 1,360 sq ft · Courtesy of Home Realty Center
- 9113 Sunnyfield Drive, Las Vegas 89134 — $442,900 · 3 bd · 2.5 ba · 1,924 sq ft · Courtesy of eXp Realty
- 8704 Cypresswood Avenue, Las Vegas 89134 — $439,900 · 3 bd · 2.5 ba · 1,820 sq ft · Courtesy of Real Broker LLC
- 9517 Cynthia Joy Drive, Las Vegas 89134 — $799,800 · 4 bd · 3 ba · 2,458 sq ft · Courtesy of Wedgewood Homes Realty, LLC
Homes for rent in ZIP 89134 near The Willows
- 8800 Stafford Springs Drive, Las Vegas 89134 — $4,500/month · 5 bd · 3 ba · 3,027 sq ft · Courtesy of Key Realty Southwest LLC
- 9400 Summer Rain Drive, Las Vegas 89134 — $2,395/month · 3 bd · 3 ba · 1,485 sq ft · Courtesy of ERA Brokers Consolidated
- 2344 Heather Valley Drive, Las Vegas 89134 — $2,700/month · 4 bd · 3 ba · 2,150 sq ft · Courtesy of Realty Pros
- 8737 Wintry Garden Avenue, Las Vegas 89134 — $2,240/month · 3 bd · 2.5 ba · 1,820 sq ft · Courtesy of Nicklin Prop Mgmt & Inv Inc
- 1825 Sierra Oaks Lane, Las Vegas 89134 — $2,350/month · 4 bd · 3 ba · 1,315 sq ft · Courtesy of Signature Real Estate Group
- 1969 Evening Glow Drive, Las Vegas 89134 — $2,050/month · 3 bd · 2 ba · 1,619 sq ft · Courtesy of NVWM Realty
- 2333 Jasmine Garden Drive, Las Vegas 89134 — $2,200/month · 3 bd · 2.5 ba · 1,638 sq ft · Courtesy of Tripoint Realty & Property Mgt
- 9728 Ann Arbor Lane, Las Vegas 89134 — $3,395/month · 3 bd · 3 ba · 1,899 sq ft · Courtesy of Simply Vegas
- 10061 Hemet Drive, Las Vegas 89134 — $1,925/month · 2 bd · 2 ba · 1,021 sq ft · Courtesy of John Griffith Realty
- 8753 Sundial Drive, Las Vegas 89134 — $2,500/month · 2 bd · 2 ba · 1,625 sq ft · Courtesy of Doss Realty Group LLC
- 1824 Dolce Drive, Las Vegas 89134 — $4,650/month · 4 bd · 2.5 ba · 3,206 sq ft · Courtesy of Investpro Realty
- 1317 Fox Acres Drive, Las Vegas 89134 — $5,100/month · 3 bd · 2.5 ba · 2,169 sq ft · Courtesy of Wynn Realty Group
- 1008 Trophy Hills Drive, Las Vegas 89134 — $12,000/month · 6 bd · 7 ba · 7,392 sq ft · Courtesy of Vertex Realty & Property Manag
- 1933 VERBANIA Drive, Las Vegas 89134 — $1,995/month · 3 bd · 2 ba · 1,575 sq ft · Courtesy of Weichert Realtors-Millennium
- 2025 Nightrider Drive, Las Vegas 89134 — $1,895/month · 3 bd · 2.5 ba · 1,588 sq ft · Courtesy of Terra West Management Services
- 10229 Abano Court, Las Vegas 89134 — $2,137/month · 3 bd · 2.5 ba · 1,870 sq ft · Courtesy of McKenna Property Management
- 9009 Signal Terrace Drive, Las Vegas 89134 — $2,250/month · 2 bd · 2 ba · 1,105 sq ft · Active Under Contract · Courtesy of Xtreme Realty
- 10028 Pinnacle View Place, Las Vegas 89134 — $3,750/month · 5 bd · 3 ba · 2,555 sq ft · Courtesy of HomeSmart Encore
- 2904 Castle Bar Drive, Las Vegas 89134 — $3,495/month · 2 bd · 2 ba · 1,653 sq ft · Courtesy of Simply Vegas
- 2000 Faywood Street, Las Vegas 89134 — $3,350/month · 4 bd · 4.5 ba · 3,010 sq ft · Courtesy of Southern Nevada Realty Group
- 10713 Hunters Woods Place, Las Vegas 89134 — $1,947/month · 2 bd · 2 ba · 1,179 sq ft · Courtesy of Ballard Realty Group
- 2128 Starline Meadow Place, Las Vegas 89134 — $2,995/month · 4 bd · 3 ba · 2,405 sq ft · Courtesy of Keller Williams MarketPlace
- 2404 Floyd Court, Las Vegas 89134 — $2,595/month · 2 bd · 2 ba · 1,804 sq ft · Courtesy of BHHS Nevada Properties
- 8729 Pennystone Avenue, Las Vegas 89134 — $1,700/month · 2 bd · 2 ba · 1,105 sq ft · Courtesy of Limestone Investments LLC
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 30, 2026, 5:25 AM Pacific; availability and prices may change.
MEDIAN LIST PRICE (89134)
$475K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
VILLAGE PRICE RANGE
$450K–$750K
Community plan record
HOMES IN THE VILLAGE
2,500+
Howard Hughes Corporation
DAYS ON MARKET (89134)
40
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About The Willows, Summerlin at a Glance?
The Willows is a 2,500+ home Summerlin North village (ZIP 89134) with a $475,000 median list price and homes ranging $450K–$750K per NREG’s MLS analysis, 32 median days on market, and a family-oriented character rooted in 25+ years of Howard Hughes Corporation master planning per Howard Hughes Corporation.
- The price range: ZIP 89134 median near $475K with the village spanning $450K–$750K — one of Summerlin's most attainable family villages.
- The character: established 1998, with 25+ years of mature trees, neighborhood parks, and a close-knit family community many residents call home for decades.
- Best for: growing families, California relocators seeking Summerlin access at attainable pricing, and buyers prioritizing parks, trails, and CCSD school zoning.
- No guard gate, low HOA: $75–$200/month for master + sub-association fees — Summerlin amenities at one of the master plan's most affordable HOA structures.
- Do your homework: school zoning varies by address, Summerlin HOA resale-package timing matters in escrow, and premium lots command meaningful price spreads within the village.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
How Many The Willows Homes Sell in Each Price Range?
The Willows spans $450,000 to $750,000 across its four sub-neighborhoods per NREG’s MLS analysis MLS data for ZIP 89134. Entry-level attached products and smaller single-family homes open near $450K, while larger updated homes on premium park-adjacent lots command the $650K–$750K upper range. The bands below show where competition concentrates within the village.
Browse The Willows Listings
How Can You Find a The Willows Home by Type, Lifestyle & Price?
The Willows (ZIP 89134) active listings span four sub-neighborhoods across the $450K–$750K range — each link below opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data. Well-priced park-adjacent homes draw multiple offers within two weeks — set a listing alert to stay ahead.
Which The Willows Sub-Neighborhoods Should You Explore?
The Willows breaks into four distinct sub-neighborhoods, each with its own pricing tier and lifestyle emphasis. Counts below show approximate active listings in ZIP 89134 in each price band, not sub-neighborhood-only inventory.
Established · Mature Trees
Willows Village
Family · Park-AdjacentWillows Park
Starter · Best ValueWillows Entry
Updated · Premium LotsWillows Premium
Summerlin North · ComparableThe Arbors (adjacent)
Summerlin · Slightly newerThe Vistas (nearby)
Master Plan · Full rangeSummerlin (all villages)
Metro · All optionsLas Vegas (citywide)
By Property Type
By Price Range
282 active listings across ZIP 89134 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New The Willows Listings First?
Custom alerts by sub-neighborhood, price, bedrooms, and park proximity — no spam, unsubscribe anytime. Well-priced park-adjacent Willows homes can draw multiple offers in under two weeks; alert subscribers see new listings within hours, giving you a decisive head start over buyers checking portals daily.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Las Vegas Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in The Willows, Summerlin?
The Answer
Living in The Willows means tree-lined streets, Willows Park ten minutes from your door, and a Summerlin address that puts Red Rock Canyon 15 minutes west and Downtown Summerlin 10 minutes south — delivering mature neighborhood character at $450K–$750K, one of the best value propositions in Summerlin per Howard Hughes Corporation.
What is The Willows known for?
The Willows is known for its family-friendly character, mature tree-lined streets, community parks, and strong sense of neighborhood continuity. Over 25 years of established landscaping give the village a lushness that newer Summerlin communities are still growing into. It's where families who want the Summerlin lifestyle without the premium of guard-gated enclaves typically land.
Who should live in The Willows?
Growing families seeking Palo Verde High School zoning, first-time buyers entering Summerlin, California relocators trading coastal taxes for Nevada savings, and long-term residents who value neighborhood stability and mature parks over newer architecture.
What is daily life like?
Morning walks on Summerlin's trail network from the backyard, kids at Willows Park or Gardens Park, school carpool to Jydstrup Elementary or Mannion Middle, and weekends hiking Red Rock Canyon 15 minutes west or shopping Downtown Summerlin 10 minutes south.
Location
Where Is The Willows
The Willows sits in Summerlin North, Las Vegas (ZIP 89134), spanning roughly 400 acres of master-planned family neighborhoods developed from 1998 onward by Howard Hughes Corporation. Centrally positioned within Summerlin North with easy access to the 215 Beltway, Downtown Summerlin, and the Summerlin trail system.
Downtown Summerlin
10
Min
Red Rock Canyon
15
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
The Willows
At a Glance$475,000
Median List Price (89134)
$450K–$750K
Village Price Range
40
Days on Market (89134)
$75–$200/mo
HOA Range
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
- Setting
- Family village within Summerlin North master plan
- Acreage
- ~400 acres
- Homes
- 2,500+
- Established
- 1998
- Developer
- Howard Hughes Corporation
- Sub-neighborhoods
- 4 (Village, Park, Entry, Premium)
- Gate
- Open community (no staffed gate)
- HOA
- $75–$200/mo (master + sub)
- Schools
- CCSD Summerlin North zone (Palo Verde HS 8/10)
- Trails
- Summerlin 150+ mi trail network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
Census Housing Data / The Willows
What Does the Census Show About Housing in The Willows?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for The Willows 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.
6,500+
vs Las Vegas 679,817
80%
vs Clark Co 58%
2,500+
vs Clark Co 862,518
$450K
vs Clark Co value $431K
Source: NREG community plan records & U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Las Vegas city · Updated
POPULATION & GROWTH
How Fast Is the The Willows Area Growing?
The Willows itself is built out — 2,500+ homes across 400 acres with growth happening through renovations and upgrades rather than new rooftops. Its parent city keeps expanding: Las Vegas has added roughly 96,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor remains one of the valley's most in-demand addresses for relocating families.
679,817Las Vegas residents (Census)
2,500+The Willows homes (built out)
+16.5%Las Vegas city growth, 2010–2025 (Census)
Las Vegas citywide population trajectory, 2010–2025 (Census)
Inside The Willows, growth is structurally capped by the built-out village plan — 2,500+ homes is the permanent number, which means resale supply stays disciplined. Howard Hughes Corporation's continued investment in Summerlin's master plan infrastructure, new amenities, and Downtown Summerlin expansion keeps demand for established Summerlin North villages like The Willows steady.
Sources: U.S. Census Bureau and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate The Willows separately. Las Vegas city: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
REPORTED MARKET SERIES
How Is The Willows, Summerlin Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from NREG’s analysis of Las Vegas REALTORS MLS data — the liquid benchmark The Willows trades against. ZIP 89134 specific metrics: $580,000 median list, approximately 32 median days on market, and an active supply spanning the $450K–$750K village range.
Median List Price
$580,000 in ZIP 89134 — strong Summerlin North family demand
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
32 median days in 89134; well-priced park-adjacent homes move faster
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Price Range
$450K–$750K across The Willows sub-neighborhoods per LVR
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89134 rose 75% between 2015 ($240,000) and 2021 ($420,000), across 6,515 recorded closings — Las Vegas REALTORS MLS records via Repliers.
40
DAYS ON MARKET (89134) · OCT 29, 2026
$475K
MEDIAN LIST PRICE (ZIP 89134) · OCT 29, 2026
2,500+
HOMES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME
FAMILY VILLAGE VALUE
Get matched with a
Willows specialist.
Market Competitiveness
How competitive is The Willows real estate market right now?
The Willows (89134) is a moderately competitive family market. At 32 median days on market per NREG’s analysis of Las Vegas REALTORS MLS data, well-priced homes move steadily — park-adjacent streets and updated premium lots see multiple offers within two weeks. Homes needing significant renovation or priced above $700K sit longer, creating buyer leverage at the upper end of the $450K–$750K range.
- 32 daysMedian DOM (89134 sold, recent)
- $475KMedian list price in ZIP 89134
- 2,500+Homes in the village
- 80%Owner-occupied rate
Before You Buy
What Should You Compare Before Buying a Home in The Willows?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Buyer Types Fit The Willows?
First-Time Summerlin Buyers
- From $450K — most attainable Summerlin North entry
- $75–$200/mo HOA — lower than most comparable Summerlin villages
- Established infrastructure without the new-construction premium
- Strong resale demand protects your first purchase
Downsizers (active lifestyle)
- Right-sized homes from $450K without 55+ restrictions
- Walkable parks and trail access from the neighborhood
- Ten minutes to Downtown Summerlin's dining and events
- Sun City Summerlin next door for active-adult comparison
Long-Hold Investors
- 80% owner-occupancy supports stable demand
- Thin resale supply (2,500 homes, high hold rates)
- Summerlin master plan governance protects long-run values
- Summerlin North track record of steady appreciation
Privacy / Guard-Gate Buyers
- The Willows is open — no staffed gate
- Consider The Trails Country Rose Estates (guard-gated, Summerlin)
- Or compare The Ridges for luxury guard-gated (from $2M)
- Our agents show you both in one day for direct comparison
Best Fit For
- California relocators — Summerlin master-plan quality at $450K–$750K, plus Nevada's zero income tax and 3% property-tax cap on primary residences.
- First-time Summerlin buyers — From $450K with lean HOA fees — the most attainable entry into the Howard Hughes Corporation master plan.
- Downsizers who want an active lifestyle — Right-sized homes, walkable parks, trails, and Downtown Summerlin ten minutes away without 55+ restrictions.
- Long-hold investors — 80% owner-occupancy, thin resale supply, and Summerlin governance support steady long-run appreciation.
Ready to explore homes in The Willows? Our agents know every sub-neighborhood, park-adjacent block, and updated resale in the village.
Start Your Home SearchPros
- Howard Hughes Corporation master plan governance and 30+ years of investment in Summerlin's trail network and parks
- 25+ years of mature landscaping and tree-lined streets that newer western Summerlin villages cannot yet replicate
- $75–$200/month HOA — among the most affordable structures for a Summerlin village with full amenity access
- Willows Park and Gardens Park within walking distance; direct Summerlin trail system access from neighborhood entry points
- Zero Nevada state income tax and 3% primary-residence property-tax cap under NRS 361.4723
Honest Considerations
- No staffed guard gate — buyers who want 24/7 security should compare The Trails or guard-gated Summerlin villages
- Resale-only inventory from 1998–2005 — renovation quality varies significantly home to home
- Home sizes and floor plans reflect 1998–2005 design conventions — fewer open-concept layouts than new construction
- Upper end ($650K–$750K) competes with newer, move-in-ready homes in western Summerlin villages
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the Las Vegas Valley
- HOA disclosure and resale-package review adds a step to escrow — request it early to avoid timeline issues
Sub-Neighborhood Comparison
How Do The Willows Four Sub-Neighborhoods Compare?
A like-for-like comparison of The Willows four sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Honesty note: with 2,500 homes total, per-sub-neighborhood market medians would be small-sample noise, so we publish entry points and lifestyle descriptions instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Willows Village | From $500K | n/a* | n/a* | n/a* | Established · Families |
| Willows Park | From $525K | n/a* | n/a* | n/a* | Park-Adjacent · Young Families |
| Willows Entry | From $450K | n/a* | n/a* | n/a* | First-Time Buyers · Value |
| Willows Premium | From $625K | n/a* | n/a* | n/a* | Updated Homes · Premium Lots |
Source: NREG’s MLS analysis MLS data plus the NREG community plan record, June 2026. Per-sub-neighborhood $/SF and DOM are intentionally omitted — samples this small are not meaningful. ZIP 89134 benchmark: 32-day median DOM, $580K median list.
Sub-Neighborhood Deep Dive
What's Inside The Willows Sub-Neighborhoods?
Submarket 1
Willows Village
The heart of The Willows: established single-family homes on mature tree-lined streets, adjacent to Willows Park. The village's most sought-after address for families who prioritize neighborhood character over renovation flexibility.
Browse Willows Village homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Willows Park
Homes immediately adjacent to community parks and green spaces — the choice for families with young children who want a park visible from the backyard. Priced at a modest premium to Willows Entry.
Browse Willows Park homes →$525K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Willows Entry
Smaller single-family homes and attached products at the most accessible price point in The Willows. The entry path to the Summerlin master plan — popular with first-time buyers and downsizers who want Summerlin quality without the premium price.
Browse Willows Entry homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Willows Premium
The village's top-tier addresses: larger homes on premium lots, many with pools, updated kitchens, new flooring, and spacious yards. Buyers trading up within The Willows or coming from higher-priced markets who want the village's best.
Browse Willows Premium homes →$625K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Willows — Summerlin's Family Value Village
The Willows packs 25+ years of Summerlin character — mature trees, community parks, trail access, and strong CCSD schools — into the master plan's most attainable price range ($450K–$750K). It's the answer for families who want the Summerlin lifestyle without guard-gate pricing.
Browse The Willows — Summerlin's Family Value Village homes →2,500+Homes
$450KEntry Price
10 minDowntown Summerlin
15 minRed Rock Canyon
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Willows
sub-neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89134 (The Willows) Break Down?
The Willows sits entirely within ZIP 89134 — one of Summerlin North's core ZIP codes. The table below breaks the area into its real corridors, from The Willows village to the broader Summerlin North context. The single-ZIP footprint makes searching simple and school-zone research straightforward.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | The Willows — family village (master plan) | $450K–$750K (village range) | n/a* | 32 (89134) | Active inventory varies | n/a* |
| 89134 | Willows Premium sub-neighborhood (updated homes) | From $625K | n/a* | varies | — | n/a* |
| 89134 | Willows Entry sub-neighborhood (value tier) | From $450K | n/a* | varies | — | n/a* |
| 89134 | Sun City Summerlin (adjacent 55+ community) | From $300K | n/a* | 32 (89134 blended) | — | n/a* |
| 89134 | Full 89134 area benchmark | $580,000 median list | — | 32 | Active inventory varies | n/a* |
Source: NREG’s MLS analysis MLS plus NREG community analysis. *Sub-neighborhood $/SF and year-over-year change are intentionally omitted: small samples are not statistically meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around The Willows?
The Willows itself is built out — no production builder operates in the village today, and opportunities are resale-only. Buyers who want new construction in Summerlin have strong options in the newer western villages, where Toll Brothers, Lennar, and other major builders are actively selling. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Luxury new construction 15–20 min west of The Willows
Family & Mid-Market
Lennar
Broadest new-build selection in Summerlin
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against updated Willows resales
55+ Active Adult
Pulte / Del Webb
Adjacent 55+ alternative for downsizers comparing The Willows
Family
Richmond American
Value-oriented new builds in comparable price range
Outdoor Recreation
What Outdoor Amenities Does The Willows Offer?
Neighborhood parks, Summerlin's 150+ mile trail system, and Red Rock Canyon 15 minutes west define The Willows' outdoor lifestyle. The Howard Hughes Corporation has invested 30+ years in Summerlin trail infrastructure, giving The Willows direct access to one of the Southwest's best master-planned outdoor networks — all usable through 300 days of Nevada sunshine.
IN-COMMUNITY
Willows Park
~10 acresPlayground · Paths · PicnicResidents
The village's neighborhood park: playground, open fields, walking paths, and picnic areas with shade structures — the daily outdoor hub for Willows families.
5 MIN
Gardens Park
~15 acresBasketball · Dog Park · TrailsFree
15 acres at 10401 Garden Park Dr with basketball courts, a dog park, open fields, and walking trails — the workhorse park for active families in the village.
IN-COMMUNITY
Summerlin Trail System
150+ milesWalking · Cycling · RunningFree
Access points throughout The Willows connect to Summerlin's 150+ mile paved multi-use trail network — one of the valley's most extensive, linking parks, communities, and Red Rock Canyon trailheads.
10 MIN
Downtown Summerlin
Open-air districtShops · Events · DiningFree
The west valley's premium outdoor retail and entertainment hub — farmers markets, seasonal festivals, Las Vegas Ballpark, and 125+ shops and restaurants along the Red Rock Canyon backdrop.
15 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — Summerlin's backyard. The 13-mile scenic loop, world-class hiking, and climbing via Calico Hills, managed by the Bureau of Land Management.
10 MIN
TPC Summerlin
18 holesGolfPublic
Host of the Shriners Children's Open PGA Tour event — a premier public-access golf course minutes from The Willows, with Las Vegas National Golf Club and other courses equally close.
10 MIN
Las Vegas Ballpark
Minor league stadiumAviators games · EventsTicketed
Downtown Summerlin's Triple-A Aviators stadium — family-friendly evenings at one of the West's best minor league ballparks, right in the master plan's commercial district.
5 MIN
Sun City Summerlin (adjacent)
55+ communityGolf · Social · AquaticsResident
The adjacent 55+ community provides a glimpse of active-adult lifestyle — and its three golf courses, pools, and fitness centers illustrate the broader Summerlin amenity ecosystem.
The Willows Lifestyle
What Does a Weekend in The Willows Look Like?
Three Summerlin moods within reach: a morning family walk on the Summerlin trail system from your backyard, lunch at Downtown Summerlin's outdoor restaurants, and a late-afternoon hike in Red Rock Canyon 15 minutes west — all per the Howard Hughes Corporation master plan infrastructure that makes Summerlin Nevada's premier outdoor-lifestyle community.
2,500+Homes in the Village
150+Miles of Summerlin Trails
10 minTo Downtown Summerlin
15 minTo Red Rock Canyon
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Willows Homes This Weekend?
Open houses happen regularly in The Willows — it's an open community with no gate access requirements, making showings straightforward. Well-priced park-adjacent homes can move quickly, so set an alert to know the moment a Willows home schedules an open house, or contact our team to arrange a private showing any day of the week.
Planning a move
What Should I Verify Before Moving to The Willows?
Budget around the specific home, not a community average. Before you compare the cost of a move to The Willows, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the The Willows Economy?
The Willows runs on a professional and dual-income family economy: educators, healthcare workers, tech professionals, and executives. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is strong, and community records put average household income in The Willows above $115,000 — roughly 50% above the Clark County median.
$115,000+Avg household income, The WillowsNREG community plan record
80%Owner-occupied householdsCommunity plan record
10 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy / I-15
Top The Willows-Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and growing medical-office campus, roughly 10 minutes from The Willows
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the Summerlin master plan's commercial employment hub, 10 minutes south
- Clark County School District (Summerlin North)Area campuses including Palo Verde HS, Helen Jydstrup ES, and Jack & Terry Mannion MS zones
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- The Strip resort corridorThe metro's hospitality and entertainment employment core, about 20 minutes east via Summerlin Pkwy → I-15
- City of Las VegasMunicipal services and administration for the parent city
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Willows Compare to Summerlin, The Arbors & Henderson?
If you're weighing The Willows against the valley's other family addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Willows wins on value within Summerlin, The Arbors on landscaping maturity, newer Summerlin villages on architecture, Henderson on family-city safety — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | The Willows | The Arbors | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | $580K (89134) | ~$560K | $728K (all villages) | $548K |
| Village Price Range | $450K–$750K | $450K–$700K | $450K–$5M+ | $350K–$3M+ |
| HOA Range | $75–$200/mo | $75–$200/mo | $75–$500+/mo | $0–$400/mo |
| Guard-Gated | No (open village) | No (open village) | Select enclaves | Select enclaves |
| Established | 1998 | ~1993 | 1990–present | 1953–present |
| New Construction | None — built out | None — built out | Active (west villages) | Very High (Cadence, Inspirada) |
| Best For | Families · Value · Parks | Families · Mature Trees | Full-Range Summerlin Access | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. The Willows income and population figures are community plan-record values; city-level demographics are Las Vegas citywide — the Census does not tabulate the village separately. Last updated June 2026.
Cost of Ownership
What Will The Willows 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 Willows Payment
$4,332
Illustrative Monthly Payment
- Principal & Interest$3,473
- Property Tax$292
- Insurance$150
- HOA$200
- PMI$218
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Willows?
Summerlin North location is The Willows commute advantage: the 215 Beltway is minutes away for valley-wide access, Downtown Summerlin is 10 minutes south, and the Strip is 20 minutes east. Mean Las Vegas commutes run about 25 minutes per U.S. Census Bureau ACS data — and most Willows destinations beat that comfortably.
Drive Times from The Willows
- ~10 minDowntown Summerlin (shopping & dining)Summerlin Pkwy south
- ~10 minSummerlin Hospital Medical CenterRampart Blvd south
- ~10 minTPC SummerlinW Charleston / Summerlin area
- ~15 minRed Rock CanyonW Charleston Blvd west
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 South → I-15
- ~45 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home in The Willows?
Most Willows purchases close in 30–45 days through a Nevada escrow company; cash offers in 7–14 days. The Summerlin master association adds a resale-disclosure review step — a few business days — that a prepared buyer with HOA documents requested early will absorb without delay. Our agents coordinate both association questionnaires from day one.
Quick Answer
What down payment do you need to buy in The Willows?
Most Willows buyers put down 5–20%. Conventional financing works across the full $450K–$750K range — on a $475,000 home, plan roughly $23,800 (5%) to $95,000 (20%) depending on program. VA loans allow 0% down for eligible veterans, and FHA financing is available for qualified buyers at lower price points. Clark County has no additional transfer taxes beyond the standard Nevada rate. Get fully pre-approved before your first showing — well-priced park-adjacent Willows homes can draw multiple offers within days of listing.
The Willows FAQ — 17 Answers
What Do The Willows Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Willows, Summerlin?
Homes in The Willows (ZIP 89134) are currently tracking near $475,000 per NREG’s analysis of Las Vegas REALTORS MLS data, with the village's full range running $450,000 to $750,000. Entry-level single-family homes and attached products open near $450K, while larger, updated homes on premium lots — many carrying modern kitchens, new flooring, and pool additions — command the upper band near $750K.
Is The Willows part of Summerlin?
Yes — The Willows is a master-planned village within Summerlin North, developed beginning in 1998 by the Howard Hughes Corporation (summerlin.com). As a Summerlin village, residents belong to the Summerlin master association and share access to its 150+ miles of trails, community centers, and over 200 parks across the broader master plan, in addition to The Willows' own neighborhood parks.
Is The Willows guard-gated?
No — The Willows is an open community, which is one reason HOA fees stay lean at $75–$200 per month. Some neighborhoods use key-fob or code-access gates for light access control, but there is no 24-hour staffed guard gate. Buyers wanting staffed security in Summerlin typically compare The Willows against guard-gated enclaves like Country Rose Estates in The Trails or The Ridges, at correspondingly higher price points.
What schools serve The Willows in Summerlin?
Clark County School District zones The Willows to Helen Jydstrup Elementary (7/10), Jack & Terry Mannion Middle School (7/10), and Palo Verde High School (8/10) per GreatSchools. Strong private alternatives nearby include The Meadows School (A+), Faith Lutheran Middle & High (A), and Bishop Gorman High School (A+). Charter Doral Academy Red Rock (9/10) is also accessible. Verify the exact address before writing an offer.
What are property taxes like in The Willows, Las Vegas?
Nevada property taxes run roughly 0.5–0.75% of assessed value — among the lowest effective rates in the nation. On a $475,000 Willows home, that's approximately $2,380–$3,560 per year, capped at 3% annual growth for a primary residence under Nevada Revised Statutes 361.4723. Compare that to a similar California home at roughly 1%+ effective rate plus income tax up to 13.3% per the California Franchise Tax Board.
How does Nevada tax compare to California for Willows buyers?
Nevada levies zero state income tax — California's top marginal rate is 13.3% per the California Franchise Tax Board. A household earning $200,000 annually saves roughly $20,000+ per year by moving from California to Nevada. That tax savings, compounded with The Willows' property-tax cap of 3% annually under NRS 361.4723, makes the village especially appealing to Bay Area and Southern California relocators comparing net cost of ownership.
What HOA fees do Willows homeowners pay?
Plan on $75–$200 per month, which is among the more affordable HOA structures in Summerlin. The total combines the Summerlin master association fee with The Willows sub-association fee, funding parks, trails, common-area landscaping, and community amenities across both tiers. Exact dues vary by neighborhood and product type — request the full resale package (dues, reserves, transfer fees) during your 30-45 day escrow period.
What are the best sub-neighborhoods within The Willows?
The Willows spans roughly 2,500 homes across four distinct sub-neighborhoods. Willows Village (from $500K) anchors the community's heart with established single-family homes and mature trees. Willows Park (from $525K) offers park-adjacent living ideal for families. Willows Entry (from $450K) provides the most accessible price points. Willows Premium (from $625K) delivers larger homes on premium lots, many with pools and updated interiors.
Is The Willows a good investment?
The Willows has delivered stable appreciation over its 25+ year history, supported by Summerlin's master-plan governance, Howard Hughes Corporation's long-term investment in the master plan per summerlin.com, and its central position in Summerlin North. Resale inventory is thin — 2,500 homes with consistently high owner-occupancy near 80% — which underpins steady demand. The village's $450K–$750K range provides Summerlin access at a more attainable price than newer western villages.
How does The Willows compare to The Arbors?
Both are established Summerlin North villages with similar $450K-range entry pricing — the most common cross-shop buyers make. The Arbors, built a few years earlier, has Summerlin's most mature trees. The Willows (1998) feels slightly newer while still offering 25+ years of neighborhood character. Family buyers typically decide on specific streets, lot sizes, and floor plans rather than village reputation. We show both in one trip.
Is there new construction in The Willows?
No — The Willows built out primarily between 1998 and the mid-2000s, so inventory is effectively resale-only. The trade-off is mature landscaping, settled streets, and many substantially updated homes. Buyers wanting new construction in Summerlin North typically look at Discovery or the newer western villages — Redpoint, Kestrel, The Cliffs — where Toll Brothers, Lennar, and other builders are active.
What is the average days on market in The Willows?
Homes in ZIP 89134 have been trading with a median of about 40 days from list to accepted offer per NREG’s analysis of Las Vegas REALTORS MLS data. Well-priced homes in strong Willows sub-neighborhoods — particularly park-adjacent streets and updated premium lots — routinely generate multiple offers in under two weeks. Overpriced listings sit longer, creating negotiating leverage if you're patient.
What parks and outdoor amenities does The Willows offer?
The Willows has two neighborhood parks: Willows Park (~10 acres) with a playground, open fields, and walking paths, and Gardens Park (~15 acres at 10401 Garden Park Dr) with basketball courts, a dog park, and trails. The village connects directly to Summerlin's 150+ mile trail network, which links to Red Rock Canyon's trailheads approximately 15 minutes west via W Charleston Blvd — one of the valley's premier outdoor recreation corridors.
Can Nevada Real Estate Group help me buy in The Willows?
Yes — call (702) 637-1759 or fill out the form on this page. Our agents know The Willows street by street: which sub-neighborhoods command lot premiums, which updated homes deliver the best value per square foot, and how to navigate the Summerlin master-association HOA disclosure process during escrow. We have closed thousands of Las Vegas transactions and represent buyers across the full $450K–$750K Willows range.
What down payment do you need to buy in The Willows?
Most Willows buyers put down 5–20%. Conventional financing works across the $450K–$750K range — on a $475,000 home, plan roughly $23,800 (5%) to $95,000 (20%) depending on program and lender. VA loans allow 0% down for eligible veterans, and FHA financing is available for qualified buyers at lower price points. Clark County has no additional transfer taxes beyond the standard Nevada rate, and closing costs typically run 1–2% for buyers. Get pre-approved before your first showing — well-priced Willows homes move quickly.
What does an HOA cost in The Willows?
Budget $75–$200 per month, combining the Summerlin master association and The Willows sub-association fees. The master association fee funds Summerlin-wide amenities: 150+ miles of trails, over 200 parks, community centers, and the master plan's long-term capital improvements per Howard Hughes Corporation's summerlin.com. The sub-association fee covers The Willows' neighborhood parks, common-area landscaping, and entry features. Always pull the full resale package — current dues, reserve study, and transfer fees — early in escrow so there are no surprises at closing.
How long does it take to close on a home in The Willows?
Most Willows purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 7–14 days. The Summerlin master association adds a resale-disclosure review step — typically a few business days — but a prepared buyer with HOA documents requested early and a lender pre-approval in hand will hit the standard timeline comfortably. Our agents coordinate the HOA questionnaire process from day one so it doesn't bottleneck your close.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Willows, Summerlin?
These are the eight queries Willows buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from NREG’s MLS analysis, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is The Willows part of Summerlin?
Yes — The Willows is a master-planned village within Summerlin North, developed beginning in 1998 by the Howard Hughes Corporation. As a Summerlin village, Willows residents belong to the Summerlin master association and access its 150+ miles of trails, community centers, and 200+ parks across the broader master plan.
What ZIP code is The Willows in?
The Willows is entirely within ZIP code 89134 in Summerlin North, Las Vegas. The single-ZIP footprint makes searching simple, school-zone research straightforward, and one 89134 alert covers every new Willows listing.
How far is The Willows from Downtown Summerlin?
About 10 minutes via Summerlin Parkway — Downtown Summerlin is The Willows nearest major retail, dining, and entertainment destination. The Las Vegas Ballpark, 125+ shops and restaurants, and the Summerlin farmers market are all within that 10-minute drive.
Are there guard-gated homes in The Willows?
No — The Willows is an open community with no staffed guard gate. Some neighborhoods use key-fob or code-access entry features, but there is no 24-hour guard. Buyers who want staffed security in Summerlin should compare Country Rose Estates (within The Trails village) or The Ridges, both at higher price points.
How does The Willows compare to The Arbors?
Both are established Summerlin North family villages with similar $450K-range entry pricing — the most common cross-shop. The Arbors (built slightly earlier) has the most mature trees in Summerlin North; The Willows (1998) feels slightly newer while still offering 25+ years of neighborhood character. Families typically decide on specific streets and floor plans after touring both in one trip.
What builders are in The Willows?
The Willows is built out — no production builder operates in the village today. Homes were constructed between 1998 and the mid-2000s, and today's inventory is resale-only. Buyers wanting new construction in Summerlin North look at Discovery or the western Summerlin villages where Toll Brothers and Lennar are active.
How much are HOA fees in The Willows?
$75–$200 per month total, combining the Summerlin master association and The Willows sub-association fees. Among the most affordable HOA structures in Summerlin while providing access to the master plan's full amenity network: 150+ miles of trails, 200+ parks, and community centers.
Is The Willows good for families with kids?
Yes — it's one of Summerlin North's most family-oriented villages. Willows Park and Gardens Park are walkable from most homes, Palo Verde High School (8/10) is the public zone, and the Summerlin trail system connects to parks and Red Rock Canyon trailheads. Many residents stay for 10–20 years, creating the stable neighborhood character that family buyers seek.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across every Summerlin village. That depth is the foundation of the team's #1 ranking in Nevada.
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Want to Talk to a The Willows 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 The Willows?
Compare The Willows with neighboring Summerlin villages and nearby cities. Each card pairs the commute time with price positioning so you can judge whether trading village character for a newer community or a different lifestyle actually buys you more home for the money.
More Summerlin communities
- The Crossing
- Discovery
- Summerlin North Area
- Country Rose Estates
- The Hills
- The Palisades
- Eagle Rock
- The Arbors
- The Canyons
- Sun City Summerlin
- Aventura
- The Trails
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which The Willows Sub-Neighborhoods Can You Explore A–Z?
Four sub-neighborhoods make up The Willows — Willows Entry (from $450K), Willows Village ($500K+), Willows Park ($525K+), and Willows Premium ($625K+) — ranging from value entry homes to updated premium lots. Each is indexed below; our agents can pull current listings and HOA documents for any sub-neighborhood on request.
G
- Gardens Park (adjacent park)
W
- Willows Entry
- Willows Park sub-neighborhood
- Willows Premium
- Willows Village
KEEP LEARNING
What Else Should You Read About The Willows, Summerlin?
These guides extend the research most Willows buyers do next — understanding the Summerlin master plan, comparing family neighborhoods across the valley, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
Summerlin Community Hub
All 20+ Summerlin villages, master-plan amenities, and side-by-side comparisons in one place.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons.
Read →Sources & Methodology
Where Does This The Willows Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because The Willows is a 2,500-home village within the larger 89134 ZIP code, we present ZIP-area statistics as area benchmarks — never village-only claims — and omit sub-neighborhood-level medians that small samples cannot support. Follow any link below to verify a figure.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, active and closed counts for ZIP code 89134. NREG market report
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Willows is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master plan records, trail network, parks, community centers, and village developer documentation. summerlin.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89134 area. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Clark County School District — School zone assignments and CCSD campus information for 89134. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Willows-area campuses. greatschools.org
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator assumptions. freddiemac.com/pmms
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