NEWPRICE REDUCED $20k
$599,000$20k
HouseEst. $3,382/mo
3 Beds
4.5 Baths
2,144 Sq. Ft.0.05 Acres
Built in 2025
1537 Little Penguin Street
Las Vegas, NV, 89138
Summerlin Village 22 Parcel Stu-Quail Cove
Summerlin WestHomes for Sale · Las Vegas, NV
110New Listings
$839,500Median Sale Price
36Avg Days to Close
ZIP: 89138, 89166
Type: Master-Planned · New Construction
Price Range: $400K–$1M+
HOA: $150–$400/mo
The Neighborhood
Who Lives in Summerlin West?
An exclusive snapshot benchmarked against Clark County
Summerlin West skews older — median age 53, well above Clark County's 38, with 25% of households raising children. Owner-occupancy runs at 74%, well above the 57% county average, and median household income ($109K) significantly outpaces the county's $74K. 44% of adults hold a bachelor's degree or higher — well above the 26% county average, and annual residential turnover (34%) is markedly lower than the county's 41% — signaling a stable, long-tenure neighborhood.
Population
105,503
vs Clark County aggregate
Median HH Income
$108,501
vs Clark County $74K
Median Age
53
vs Clark County 38
Median Home Value
$580,457
vs Clark County $401K
Owner-Occupied
74%
vs Clark County 57%
Bachelor's+
44%
vs Clark County 26%
Has Children
25%
vs Clark County 30%
Avg HH Size
2.0
vs Clark County 2.7
Annual Turnover
34%
vs Clark County 41%
Density / sq mi
5,222
vs Clark County 291/sq mi
Age distribution in Summerlin West
Retiree-leaning — 27% of residents are 65 or older.
Children (0–17)
18%
Young Adults (18–24)
5%
Working Age (25–64)
49%
65 +
27%
When was Summerlin West built?
Peak construction era: 2000s — about 38% of homes.
Before 1970
1%
1970s
1%
1980s
5%
1990s
38%
2000s
38%
2010s
13%
2020 +
3%
How much do Summerlin West households earn?
52% of households earn $100K or more annually.
Under $50K
22%
$50K – $100K
26%
$100K – $150K
18%
$150K – $200K
12%
$200K +
23%
How does Summerlin West get to work?
Most common commute: 15 – 29 min (47% of workers).
Commute Time
Transportation Mode
Source American Community Survey 2023 via LiveBy. Benchmarks Clark County aggregate.
Location
Where is Summerlin West?
Summerlin, Las Vegas
~25 min
to the Strip
via Summerlin Pkwy → I-15
~10 min
to Red Rock Canyon
via W Charleston Blvd
~10 min
to Downtown Summerlin
via Summerlin Pkwy
~35 min
to Harry Reid Airport
via I-215 South → I-15
Which Summerlin West Homes Are for Sale Right Now?
NEW CONSTRUCTION$1,213,280HouseEst. $6,851/mo4 Beds4.5 Baths3,317 Sq. Ft.0.13 AcresBuilt in 2026948 Estates Bend CourtLas Vegas, NV, 89138Summerlin Village 25 Parcel Kl Phase 1
NEWPRICE REDUCED $15k$825,000$15kHouseEst. $4,658/mo4 Beds4.5 Baths2,325 Sq. Ft.0.11 AcresBuilt in 202211548 Salt Creek AvenueLas Vegas, NV, 89138Crystal Canyon-Summerlin Village 21 Parcel A&B-Unt 4
NEW CONSTRUCTION$1,075,000HouseEst. $6,070/mo5 Beds4.5 Baths3,317 Sq. Ft.0.13 AcresBuilt in 2026997 Estates Bend CourtLas Vegas, NV, 89138Summerlin Village 25 Parcel Kl Phase 1
NEW$840,000HouseEst. $4,743/mo4 Beds4.5 Baths2,325 Sq. Ft.0.12 AcresBuilt in 202211542 Salt Creek AvenueLas Vegas, NV, 89138Crystal Canyon-Summerlin Village 21 Parcel A&B-Unt 4
PENDING$799,990HouseEst. $4,517/mo4 Beds3 Baths2,240 Sq. Ft.0.12 AcresBuilt in 2013571 Signal Peak StreetLas Vegas, NV, 89138Andorra & Castille Phase 2
Listing data sourced from GLVAR via Repliers IDX. Information deemed reliable but not guaranteed. Updated continuously.
Community Overview
What Is It Like Living in Summerlin West, Las Vegas?
Summerlin West is a master-planned · new construction in Las Vegas, Nevada (ZIP 89138), established 2014 with 10,000+ homes. Pricing runs $400K–$1M+ with HOA dues of $150–$400/mo, and the community is not guard-gated. The sections below cover current listings, market data, schools, HOA detail, and how Summerlin West compares to its neighbors — all sourced from Las Vegas…
Summerlin West is a master-planned · new construction community within Summerlin in Las Vegas, Nevada (ZIP 89138/89166), established in 2014, developed by Howard Hughes Corporation, spanning 5,600+ acres. Summerlin West is the newest and fastest-growing section of the Summerlin master-planned community, representing the western frontier of residential development in the Las Vegas Valley. Spanning over 5,600 acres along the base of the Spring Mountains, Summerlin West offers the most current architecture, the newest community amenities, and some of the most dramatic mountain and canyon views available in the Las Vegas metro area.
Developed by the Howard Hughes Corporation beginning around 2014, Summerlin West is organized into distinct villages including Grand Park, Kestrel, Kestrel Commons, Redpoint, Redpoint Square, Reverence, and La Madre Peaks. Each village contains multiple neighborhoods built by a mix of national and regional builders — Toll Brothers, Lennar, Shea Homes, Pulte, Taylor Morrison, and Woodside Homes among them. The variety of builders translates into a wide range of architectural styles, floor plans, and price points.
The village of Grand Park anchors Summerlin West with some of its most premium offerings, including the guard-gated luxury neighborhoods of Carlisle Peak and Glenrock. At the top of the price spectrum, La Madre Peaks delivers custom estate lots with panoramic Red Rock Canyon views, while Kestrel and Reverence provide attainable newer-construction options for move-up buyers and young families.
Summerlin West residents enjoy immediate proximity to Red Rock Canyon National Conservation Area, the extensive Summerlin trail network, and the newest parks and recreation facilities in the Summerlin system. Downtown Summerlin — with its 125+ shops, restaurants, and the Las Vegas Ballpark — is a short drive east. The area is served by top-rated CCSD schools and several acclaimed private and charter school options.
Summerlin West At a Glance
Established2014
DeveloperHoward Hughes Corporation
Total Acreage5,600+ acres
Homes10,000+
Median Home Price$839,500
ZIP Codes89138, 89166
Guard-GatedNo
HOA$150–$400/mo
Ready to explore Summerlin West? Schedule a private tour of the community and the current listings that match your goals.
Call (702) 637-1759Quick Facts
What Should You Know About Summerlin West at a Glance?
- Summerlin West spans 5,600+ acres in Las Vegas, Nevada (ZIP 89138, 89166).
- Summerlin West was established in 2014 by Howard Hughes Corporation.
- Summerlin West contains 10,000+ homes with prices ranging from $400K–$1M+.
- Summerlin West is a master-planned · new construction community within Summerlin.
- HOA fees in Summerlin West range from $150–$400/mo per month.
- Top-rated schools serving Summerlin West include Staton Elementary (8/10) and Sig Rogich Middle School (10/10).
- Summerlin West is located ~25 min to the Strip via Summerlin Pkwy → I-15.
Why Summerlin West
What Makes Summerlin West Stand Out?
Newest Construction
Summerlin West features the newest homes in the entire Summerlin master plan. Most neighborhoods were built from 2016 onward with modern open floor plans, energy-efficient systems, and smart-home technology.
Red Rock Canyon Proximity
Summerlin West backs directly against the Red Rock Canyon National Conservation Area. Many homes have unobstructed views of the canyon's dramatic sandstone formations and the Spring Mountains.
Multiple Villages & Price Points
From attainable single-family homes in Kestrel to custom estates in La Madre Peaks, Summerlin West offers something at every price point from the $400s to well over $5 million.
Summerlin Trail Network
Over 200 miles of interconnected trails wind through Summerlin, with the newest segments running through Summerlin West connecting to parks, schools, and the greater Red Rock trail system.
Top-Rated Schools
Summerlin West is served by some of the highest-rated schools in Clark County, including newer CCSD campuses built to serve the growing population of families moving to the area.
Strong Appreciation
New construction in Summerlin consistently outperforms the broader Las Vegas market in appreciation. Summerlin West's combination of brand, location, and limited land supply supports long-term value.
Outdoor Amenities
Which Parks and Recreation Serve Summerlin West?
Residents of Summerlin West use The Paseos Park and Fox Hill Park, among 3+ parks and recreation options nearby. Park access is one of the quiet drivers of resale value in Las Vegas — homes within walking distance of a signature park routinely outperform the community median. The list below maps each option with what it offers.
The Paseos Park
Paseo Hills Dr, Las Vegas, NV 89138
~12 acres- Walking trails
- Desert gardens
- Playground
- Open space
- Dog-friendly areas
Fox Hill Park
10100 Trails Dr, Las Vegas, NV 89138
~20 acres- Adventure playground
- Zip lines
- Disc golf
- Trails
- Picnic areas
Red Rock Canyon NCA
1000 Scenic Loop Dr, Las Vegas, NV 89161
195,819 acres- Scenic Loop Drive
- Hiking trails
- Rock climbing
- Visitor center
- Wildlife viewing
HOA
What Does the Summerlin West HOA Cost and Cover?
Summerlin West carries HOA dues of $150–$400/mo, covering common-area maintenance and community amenities. Before writing an offer, budget for the dues alongside Nevada's property-tax math — an effective rate near half a percent with the 3% annual cap on primary residences under NRS 361.471 — and request the resale package early; HOA document review is a standard Nevada escrow step.
Fees & Management
Monthly HOA Range$150–$400/mo
Guard-GatedNo
Community TypeMaster-Planned · New Construction
HOA fees are subject to change. Verify current fees with the management company before purchase.
What HOA Typically Covers
- Common area landscaping and maintenance
- Community parks and trail maintenance
- Neighborhood street maintenance
- Exterior architectural standards enforcement
- Reserve fund contributions
Education
Which Schools Serve Summerlin West?
School NameGradesRating
Lummis William Elementary SchoolK–5
West Prep Elementary SchoolK–5
Becker Ernest Middle School6–8
College of So NV High School East9–12
College of So NV High School South9–12
College of So NV High School West9–12
Northwest Career-Technical Academy High School9–12
Palo Verde High School9–12
Attendance-zone data via LiveBy + GreatSchools (most recent academic year). Specific zoning varies by street — confirm with CCSD before purchasing.
Common Questions
Frequently Asked Questions About Summerlin West
These are the questions buyers and sellers ask our team most about Summerlin West — pricing, HOA, schools, and timing — answered directly from MLS records, Las Vegas sources, and the transactions Nevada Real Estate Group has closed across the valley. If your question is not covered, call (702) 637-1759 and a specialist will answer it the same day.
Summerlin West is the newest, fastest-growing section of the Summerlin master plan — 5,600+ acres developed by Howard Hughes Corporation since 2014 along the base of the Spring Mountains, adjacent to Red Rock Canyon. It holds 10,000+ homes across villages like Grand Park, Kestrel, Redpoint, and Reverence, with the most current architecture and amenities in Summerlin. If you want new Summerlin, this is where it's happening.
Summerlin West runs from approximately $400,000 for newer single-family homes in villages like Kestrel to over $1 million in Grand Park and Reverence, while custom estates in La Madre Peaks can exceed $5 million. Builders include Toll Brothers, Lennar, Shea Homes, Pulte, Taylor Morrison, and Woodside. Define your band and village preference early — pricing escalates with each new release here.
Summerlin West primarily spans ZIP codes 89138 and 89166 on the western edge of the Las Vegas Valley. Homes run $400K to $1M+ — with La Madre Peaks estates beyond $5 million — about 10 minutes from both Red Rock Canyon and Downtown Summerlin. Use both ZIPs in your search alerts; the villages split across them, and new releases appear in each.
Not as a whole — but several neighborhoods within it are, including Carlisle Peak and Glenrock in Grand Park and select La Madre Peaks enclaves. The non-gated villages still benefit from Summerlin association standards and the master plan's design controls. If a staffed gate is a requirement, we'll restrict your search to those enclaves; expect higher HOA fees behind the gates.
Toll Brothers, Lennar, Shea Homes, Pulte, Taylor Morrison, and Woodside Homes lead the roster, with other national and regional builders active across the villages. That breadth means wide variation in architecture, floor plans, and price points — from attainable Kestrel product to Grand Park luxury. Bring Nevada Real Estate Group before registering with any builder so you keep independent representation at no cost.
Summerlin West is served by Clark County School District campuses including Staton Elementary (8/10), Sig Rogich Middle School (10/10), and Arbor View High School. The Meadows School and Bishop Gorman lead private options; Doral Academy Red Rock (9/10) anchors the charters. Newer campuses continue opening as the area grows, so verify current zoning for any address before you offer — boundaries shift with build-out.
About 10 minutes to the Red Rock Canyon National Conservation Area visitor center via W Charleston Boulevard — and the community backs directly against the conservation area, so many western neighborhoods have unobstructed views of the sandstone formations. The 200+ mile Summerlin trail network connects toward the canyon system. View lots carry real premiums; we'll flag which streets actually deliver them.
HOA fees typically run $150 to $400 per month — the Summerlin master association fee plus your village's sub-association — with guard-gated neighborhoods at the higher end. Dues fund the trail network, parks, and association standards that protect values here. Request the resale package for exact figures on any home, and budget alongside Nevada's 0.5-0.75% effective property tax with its 3% primary-residence cap.
It depends on your goals: Kestrel and Reverence for attainable newer construction, Grand Park (Carlisle Peak, Glenrock) for guard-gated luxury, La Madre Peaks for custom estates with Red Rock Canyon views. School zoning, view corridors, and release timing vary block by block. Nevada Real Estate Group agents who specialize in Summerlin West can map the villages to your priorities — call (702) 637-1759.
Active and ongoing — Summerlin West is the current frontier of Summerlin development, with builders including Toll Brothers, Lennar, Shea Homes, Pulte, Taylor Morrison, and Woodside releasing lots across multiple villages, while earlier neighborhoods have shifted to resale. Releases sell quickly and price sheets update frequently. Contact Nevada Real Estate Group at (702) 637-1759 before touring models so you're represented from the first visit.
Comparisons
Which Communities Near Summerlin West Should You Compare?
CommunityStarting PriceWhy Consider
SummerlinFrom $450KThe broader Summerlin master plan encompassing 20+ villages across North, South, and West associations.→The RidgesFrom $2MSummerlin's ultra-luxury guard-gated enclave with Bear's Best golf and Red Rock views.→Red Rock Country ClubFrom $1.2MGuard-gated golf community within Summerlin featuring two Arnold Palmer courses.→Skye CanyonFrom $450KNorthwest Las Vegas master-plan with newer construction, Skye Center, and mountain views.→ProvidenceFrom $450KFamily-friendly master-planned community in northwest Las Vegas with parks and trails.→The Summit ClubFrom $5MThe most exclusive private community in Las Vegas with Tom Fazio golf. By invitation only.→Free · No obligation · (702) 637-1759
Ready to Search Summerlin West Homes for Sale?
Summerlin West homes are selling at a median of about $839,500, per Las Vegas REALTORS MLS data via our live feed. That positions the community within the broader Las Vegas market, where selection and pace vary block by block. The listings module above refreshes throughout the day, and our team can pull a same-day comp report for any…
Nevada Real Estate Group is the #1 real estate team in Nevada. Whether you're buying or selling in Summerlin West, let's talk.
Chris Nevada · S.181401
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com