Nevada's #1 team for The Palisades Summerlin real estate. Search guard-gated luxury estates with Red Rock Canyon sunset views in The Canyons village — $1M to $4M, 160+ homes, staffed gate, Howard Hughes master plan.
PLAN PRICE RANGE
$1M–$4M
Community plan record
HOMES BEHIND THE GATE
160+
Community plan record · Howard Hughes
COMMUNITY SIZE
90 acres
Community plan record
HOA (COMBINED)
$400–$900/mo
Community plan record · September 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
The Palisades is a 160-home guard-gated luxury enclave in The Canyons village of Summerlin North (ZIP 89144), developed by Howard Hughes Corporation in 2002, priced $1M–$4M, with sweeping Red Rock Canyon sunset views from elevated terrain per Las Vegas REALTORS MLS data and the community plan record. The takeaways below unpack what separates it from neighboring Canyons enclaves.
Last updated September 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
The Palisades carries roughly 160 guard-gated homes priced $1M–$4M in ZIP 89144, per the community plan record and Las Vegas REALTORS MLS data. The newest area listings appear below, refreshed daily from the GLVAR feed, and every active listing in the 89144 corridor is searchable in our live MLS portal.
PRICE DISTRIBUTION
The Palisades plan range is $1M–$4M per the community plan record and Las Vegas REALTORS MLS data. The three sub-enclaves map to distinct price tiers, with elevated west-facing Red Rock Canyon view lots driving the premium spread from a $1M entry at Palisades Court to $2.5M+ at Palisades Summit.
The Palisades breaks into three sub-enclaves — interior Palisades Court from $1M, elevated Palisades Estates from $1.5M, and premium view Palisades Summit from $2.5M+ — each differentiated by elevation and view orientation. Every link below opens our live Las Vegas MLS search, updated daily from Las Vegas REALTORS GLVAR MLS data so counts stay current.
Three sub-enclaves within The Palisades span the $1M–$4M range, differentiated primarily by elevation, view orientation, and lot size. With only 160 homes total, enclave-level inventory counts are single digits — every card links to the most relevant hub or live search.
Updated daily · 136 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by sub-enclave, price, view orientation, and beds — no spam, unsubscribe anytime. With only about 160 homes behind the gate and only a handful trading per year, the right Palisades home may appear once a season. Alert subscribers see it within hours, not weeks — the margin between being ready and missing it entirely.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living in The Palisades means a 24-hour staffed gate, west-facing Red Rock Canyon sunset views, and custom estates five minutes from Downtown Summerlin. The community sits within the City of Las Vegas per city records, with Sig Rogich Middle School (10/10) in zone and Red Rock Canyon ten minutes west.
The Palisades is known for its west-facing elevated lots with sweeping Red Rock Canyon and Spring Mountain sunset views, 24-hour guard-gated security, and refined Mediterranean and desert-contemporary homes from 3,200 to 7,500+ square feet inside The Canyons village of Summerlin North.
Luxury buyers who prioritize views, privacy, and guard-gated security — executives, California relocators trading coastal prices for Nevada's tax climate, and established households drawn by Sig Rogich Middle School's 10/10 rating and Palo Verde High School's proximity.
Mornings on the Summerlin trail network, easy errands at Downtown Summerlin five minutes away, weekend hikes at Red Rock Canyon ten minutes west, and evenings watching the sun set over the Spring Mountains from an elevated lot — a distinctly Palisades experience.
The Palisades sits in The Canyons village of Summerlin North, in the western Las Vegas Valley (ZIP 89144). About 90 acres of elevated terrain with west-facing views toward Red Rock Canyon. Roughly 15 miles from the Strip via Summerlin Parkway.
Quick Answer
Yes — particularly if dramatic views, guard-gated privacy, and Summerlin's school infrastructure top your list. The Palisades pairs west-facing Red Rock Canyon sunset panoramas from elevated terrain with a 24-hour staffed gate, roughly 160 homes on 90 acres, Sig Rogich Middle School's 10/10 rating, and five minutes to Downtown Summerlin. The trade-offs are real — entry from $1 million, combined HOA of $400–$900 monthly, and no new construction — but for buyers who value views and established character, few addresses in the Las Vegas Valley compete.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains The Palisades — the parent city holds 656,274 residents with a median household income of $66,820. Inside the gates, the profile is dramatically different: community records show roughly 500+ residents across 160+ households, a median age near 50, and average household income above $275,000.
The Census does not tabulate The Palisades as its own place, so citywide Las Vegas figures are the statistical backdrop — presented as exactly that. Within the gates, our closing data shows a mix of senior executives and entrepreneurs, physicians and legal professionals, California relocators trading coastal carrying costs for Nevada's tax climate, and established Summerlin move-up buyers seeking a more private address.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Palisades is not separately tabulated) · Updated
POPULATION & GROWTH
The Palisades itself is deliberately finished — roughly 160 homes since 2002, with growth happening through remodels and the occasional rebuild rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin North corridors around the community remain among the most desirable in the west valley.
Inside the gates, growth is structurally capped: the plan, the gate, and the 90-acre footprint mean 160 homes is the permanent number — the scarcity argument for ownership here. Turnover is thin; the community trades a handful of homes in any year. The broader ZIP 89144 and Summerlin North provide the liquid surrounding market that Palisades values are benchmarked against.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the enclave separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Las Vegas REALTORS MLS data drives the charts below — the liquid benchmark The Palisades trades against. At only 160 homes, the community is too small for a reliable monthly series; guard-gated-tier benchmarks apply instead: median near $2M, approximately 55 days on market, and consistently very thin monthly supply.
Plan Price Range
$1M–$4M in The Palisades; guard-gated tier in 89144 benchmarks near $2M
vs September 2025
Source: Las Vegas REALTORS
Days on Market
~55 days for the guard-gated luxury tier; custom view estates trade on their own timeline
vs September 2025
Source: Las Vegas REALTORS
Community Size
160+ homes on 90 acres — a permanently capped supply that disciplines every cycle
vs September 2025
Source: Las Vegas REALTORS
The long view: Las Vegas's median sold price rose 145% between 2014 ($179,525) and 2026 ($438,960), across 191,278 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
SCARCE INVENTORY
Market Competitiveness
The Palisades is a patient seller's market — only 160 homes total means a handful of resales surface each year, and guard-gated luxury at $1M–$4M takes time to find its buyer. Well-priced view-lot homes with recent updates move steadily; premium custom estates reward patient, well-positioned sellers. Buyers who are ready act decisively.
The Palisades is a focused community — three sub-enclaves spanning $1M to $4M within 160 homes, with a lifestyle that rewards specific buyer types over others. Five profiles below match buyers to enclaves, followed by the honest pros and trade-offs our team walks every client through before gate-cleared tours.
Ready to explore homes in The Palisades? Our team knows every sub-enclave, view-lot orientation, and resale in the community.
Start Your Home SearchEnclave Comparison
A like-for-like comparison of The Palisades' three sub-enclaves — entry pricing, view orientation, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 160 homes total, per-enclave market medians would be statistical noise, so we publish entry points instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Palisades Summit | From $2.5M+ | n/a* | n/a* | n/a* | Premium view lots · Custom |
| Palisades Estates | From $1.5M+ | n/a* | n/a* | n/a* | Elevated · Mountain views |
| Palisades Court | From $1M | n/a* | n/a* | n/a* | Interior cul-de-sac · Value entry |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-enclave $/SF and DOM are intentionally omitted — samples are too small to be meaningful. View premiums vary lot by lot within each sub-enclave.
Sub-Enclave Deep Dive
Submarket 1
The community's pinnacle: the highest-elevation lots with the most expansive west-facing sunset views of Red Rock Canyon. Custom estates from 5,000 to 7,500+ square feet. Sales are infrequent and individually negotiated — view premiums here are real and require judgment, not just a comp sheet.
Browse Palisades Summit homes →Submarket 2
Elevated lots with mountain and valley views, custom and semi-custom homes with premium architectural details. The middle tier of The Palisades — meaningful views without the full Summit premium, typically 3,500–5,000 square feet.
Browse Palisades Estates homes →Submarket 3
Interior cul-de-sac lots with a quieter residential character. The most accessible price point in The Palisades — guard-gated security and community membership at entry, typically 3,200–4,000 square feet, with some view exposure depending on the specific homesite.
Browse Palisades Court homes →Submarket 4
Elevated west-facing terrain is the community's signature: most homesites capture Red Rock Canyon and Spring Mountain sunset panoramas that define luxury desert living. View premiums vary lot by lot — Palisades Summit commands the highest, Palisades Court the most accessible. Our team evaluates every lot individually at sunset so you know exactly what you're buying.
Browse The Palisades — The View Lot Advantage homes →STILL DECIDING?
BY ZIP CODE
The Palisades sits in ZIP 89144 in Summerlin North — a corridor that includes multiple guard-gated enclaves and open-access neighborhoods within The Canyons and adjacent villages. The table below shows how the price tiers stack across the area, from entry-level Summerlin to guard-gated luxury.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | The Palisades — guard-gated luxury estates (Palisades Court entry) | From $1M | n/a* | n/a* | Very thin — 160 homes total | n/a* |
| 89144 | The Palisades — Palisades Estates (elevated) | From $1.5M | n/a* | n/a* | Scarce | n/a* |
| 89144 | The Palisades — Palisades Summit (premium views) | From $2.5M+ | n/a* | n/a* | Extremely rare | n/a* |
| 89144 | Eagle Rock & Aventura (adjacent Canyons enclaves) | From $800K–$1M | n/a* | n/a* | Thin | n/a* |
| 89144 | The Canyons village (broader area benchmark) | Varies by enclave | — | ~55 (guard-gated tier) | Limited | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Enclave-level $/SF and YTD counts are intentionally omitted: 160 total homes generates samples too small to be statistically meaningful. Boundaries per Clark County GIS.
New Construction
No production builder operates inside The Palisades — the community built out roughly 160 homes since 2002, leaving resale and the rare rebuild candidate as today's options. Buyers seeking new construction at a similar luxury profile shop active Howard Hughes Corporation enclaves in Summerlin West. Incentives change monthly — verify before you write.
Luxury & Move-Up
The closest luxury production profile to Palisades resale
Custom-Design Luxury
Nevada-based luxury builder for buyers considering rebuilds in the community
Design-Forward Move-Up
Contemporary architecture for buyers cross-shopping Palisades resale vs. new
Move-Up & Luxury
Active in nearby Summerlin phases
Family & Mid-Market
For buyers comparing new construction against Palisades resale
Outdoor Recreation
The Palisades sits at the intersection of the Summerlin trail network and the Red Rock Canyon corridor — the best outdoor position of any guard-gated enclave in the valley. The Howard Hughes Corporation maintains 150+ miles of Summerlin trails immediately outside the gate, with the Bureau of Land Management's 195,819-acre Red Rock Canyon conservation area ten minutes west.
5 MIN
The neighborhood park for The Canyons village — basketball courts, playground, walking trails, and open fields a short walk or drive from The Palisades gate.
ADJACENT
Howard Hughes Corporation's 150-mile paved trail network connects Summerlin's villages and links to Red Rock Canyon trails at the western edge — the defining outdoor amenity of the master plan.
~10 MIN
A PGA Tour venue — home of the Shriners Children's Open — about ten minutes from The Palisades. One of several Summerlin-area courses within easy reach for residents.
~10 MIN
The Mojave's signature conservation area starts roughly 10 minutes from The Palisades gate — the 13-mile scenic loop, world-class climbing walls, and miles of desert hiking managed by the Bureau of Land Management.
~5 MIN
The west valley's shopping, dining, and events anchor — farmers markets, seasonal festivals, Las Vegas Ballpark, and the NHL practice facility all within the master plan five minutes away.
~8 MIN
Home of the Las Vegas Aviators (A's affiliate) and year-round events inside the Downtown Summerlin district — the community's closest professional sports venue.
~40 MIN
Mount Charleston and the Spring Mountains National Recreation Area — skiing in winter, hiking to 11,900 feet in summer — about 40 minutes from the gate.
~15 MIN
The quieter entry to the Red Rock Canyon corridor — popular with climbers and dog walkers, accessible before the NCA fee station via Calico Hills Drive.
The Palisades Lifestyle
Three moods within minutes of the gate: a sunrise hike on the Summerlin trail network, an evening watching the sunset paint Red Rock Canyon from your elevated lot, and dinner at Downtown Summerlin — with the BLM-managed Red Rock Canyon NCA's 195,819 acres of desert canyon ten minutes west when you want to go bigger.
THIS WEEKEND'S OPEN HOUSES
Open houses are rare in The Palisades — a 24-hour staffed gate means most sellers show by appointment only, with clearance coordinated in advance. Set up instant alerts to catch a Palisades open house the moment it posts, or browse active listings now and we arrange private gate-cleared showings any day.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
The Palisades runs on a professional economy: executives, physicians, entrepreneurs, and senior professionals rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income in The Palisades above $275,000 — roughly 3.7x the Clark County median.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing The Palisades against neighboring guard-gated enclaves and the broader Summerlin market, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sources are the community plan records, LVR, the U.S. Census, and GreatSchools.
| Metric | The Palisades | The Ridges | Eagle Rock | Summerlin |
|---|---|---|---|---|
| Plan Price Range | $1M–$4M | From $2M | From $1M | From $450K |
| Community Size | 160+ homes · 90 acres | ~500 homes · 835 acres | ~200 homes · 50 acres | 22,500 acres · 100K+ homes |
| Guard-Gated | 24/7 staffed since 2002 | 24/7 staffed · Bear's Best golf | 24/7 staffed | Select enclaves only |
| Signature Views | West Red Rock Canyon sunset | Red Rock · Las Vegas Valley | Mountain views | Varies by enclave |
| Golf Access | TPC Summerlin ~10 min | Bear's Best on-site | TPC Summerlin ~10 min | 7 golf courses in plan |
| Red Rock Canyon | ~10 min | ~12 min | ~12 min | ~15 min avg |
| New Construction | None — built out | Very limited | None — built out | Active in Summerlin West |
| Best For | Views · Value · Schools | Ultra-luxury · Golf · Scale | Peer views · Peer pricing | Selection · Trails · Community |
Sources: Las Vegas REALTORS, Howard Hughes Corporation, U.S. Census QuickFacts. Enclave population and income figures are community plan-record values. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
The Palisades sits in The Canyons village of Summerlin North — inside the Howard Hughes master plan, with Summerlin Parkway, West Charleston Boulevard, and West Sahara Avenue all minutes from the gate. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Palisades destinations beat that comfortably.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Palisades purchases close in 30 to 45 days through a Nevada escrow company; cash offers, common at the custom-estate tier, can close in 10–14 days. Jumbo files on premium view estates sometimes need extra appraisal time because true comparables — homes on similarly elevated lots with equivalent Red Rock Canyon sightlines — are scarce. Budget an extra week to review both HOA resale packages, and flag jumbo appraisal timing with your lender at contract.
Quick Answer
Most Palisades buyers put down 20% to 30%. The $1 million entry tier can finance conventionally for strong borrowers; most purchases above $1.5 million go jumbo, where lenders typically want 20–25% down plus six to twelve months of reserves. A 20% down payment on a $1.5 million Palisades home means $300,000 at contract. VA loans allow 0% for eligible veterans — confirm jumbo product availability and reserve requirements with your lender before setting a price ceiling.
The Palisades FAQ — 18 Answers
Homes in The Palisades run $1 million to $4 million per the community plan record. The ZIP 89144 guard-gated benchmark sits near $649,500 per Las Vegas REALTORS MLS data. With only 160 homes on 90 elevated acres, inventory is structurally thin — set up alerts early and move decisively when the right lot surfaces.
Yes — The Palisades operates a 24-hour staffed guard gate with security patrols inside the perimeter. Roughly 160 homes across 90 acres keep density low, and generous lot spacing adds privacy between residences. Established in 2002 by Howard Hughes Corporation, the community has more than two decades of proven gate operations. Every showing requires advance gate coordination, which our team arranges for every appointment.
The Palisades sits within The Canyons village of the Summerlin North Association, alongside guard-gated enclaves Bellacere, Eagle Rock, and Aventura. That location puts Downtown Summerlin about 5 minutes away, Red Rock Canyon about 10, and the Strip roughly 20 via Summerlin Parkway. If you are comparing Canyons enclaves, tour at least two — pricing and view orientation differ meaningfully street to street.
West-facing sunset views of Red Rock Canyon and the Spring Mountains are the signature of The Palisades — among the most dramatic available in the Summerlin master plan. The community occupies elevated terrain in The Canyons village, and northern lots capture Las Vegas Valley panoramas as a second orientation. View premiums vary lot by lot, so schedule evening showings to evaluate sightlines before writing an offer.
Plan on $400 to $900 per month, combining the Summerlin master association fee with The Palisades sub-association assessment covering the 24-hour guard gate, security patrols, and community maintenance. Exact dues depend on the specific property and sub-association tier, so request the full resale package — dues, reserve study, and any assessment history — early in escrow rather than waiting until just before closing.
Clark County School District zoning covers John C. Hummel Elementary (7/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private standouts include The Meadows School (A+), Bishop Gorman (A+), and Faith Lutheran (A), with Doral Academy Red Rock (9/10) as a charter option. Always verify current attendance boundaries with CCSD before closing, as zones can change.
They are close peers — both guard-gated luxury enclaves in The Canyons village priced $1 million to $4 million, with comparable home sizes and finishes. The Palisades is defined by elevated west-facing sunset views of Red Rock Canyon; Eagle Rock offers similar quality with a different view orientation and slightly different architectural character. The deciding factor is usually the specific lot and view, so tour active listings in both before choosing.
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on primary residences at 3% under Nevada Revised Statutes 361.471. On a $1.5 million Palisades home that means approximately $7,500–$11,250 per year — a fraction of what a comparable gated estate with similar views carries in coastal California.
Vacant custom lots surface occasionally in The Palisades — the community was established in 2002 and is largely built out at roughly 160 homes, but resale lots and rebuild candidates do appear. Architectural guidelines govern any new construction, and Howard Hughes Corporation sets design standards for the broader Summerlin master plan. Nevada Real Estate Group tracks lot inventory across all Summerlin guard-gated communities and will flag opportunities as they emerge.
The Ridges is Summerlin's ultra-luxury pinnacle — Bear's Best golf, larger lot sizes, and starting prices from roughly $2 million. The Palisades offers comparable guard-gated security, dramatic Red Rock Canyon views, and architectural quality at an entry near $1 million, making it one of the strongest value propositions in Summerlin's guard-gated hierarchy. Buyers who want "The Ridges experience" without the full The Ridges premium consistently land here.
Guard-gated luxury in Summerlin has historically held value better in downturns and appreciated strongly in growth cycles. The Palisades benefits directly: roughly 160 homes create permanent supply discipline, and Nevada's zero state income tax plus 3% property-tax cap under NRS 361.471 keep carrying costs predictable. Ask our team for community-level sold data before pricing an offer or setting a list price — comparables here require judgment, not just a zip-code average.
Nevada levies zero state income tax — California's top marginal rate is 13.3% per the California Franchise Tax Board. A household earning $400,000 per year saves roughly $40,000+ annually by establishing Nevada residency. Paired with an effective property-tax rate of 0.5–0.75% and a 3% annual cap on primary residences under NRS 361.471, the Palisades math versus a comparable California gated estate is compelling on every carrying-cost line.
The Palisades pairs its 24-hour staffed entry with controlled vehicle access, security patrols, and perimeter walls. The low count of roughly 160 homes means patrol coverage per residence is high — a real factor in both livability and homeowner insurance conversations. For specifics on cameras, emergency response protocols, and visitor policies, request the association security disclosures in the resale package during due diligence.
No — The Palisades is guard-gated with 24-hour staffed entry, and every visitor must be verified. Buyers tour with a licensed agent who arranges gate clearance in advance. Nevada Real Estate Group handles all entry coordination for every property tour we book — no public drive-through access, which protects residents' privacy and resale values. Call (702) 637-1759 and we arrange gate-cleared showings, often same week.
Four things matter most. First, view lot premiums: west-facing elevated lots command a real premium over interior-court homes — walk each lot at sunset before you offer. Second, HOA tiers: $400–$900 monthly means the combined master and sub-association. Third, financing: homes above the conforming limit need jumbo loans with reserves. Fourth, comps: roughly 160 homes with wide custom variation means valuation is judgment work. Call (702) 637-1759 before writing.
Most Palisades buyers put down 20% to 30%. Entry homes near $1 million can finance conventionally with strong credit, requiring roughly $200,000–$250,000 down, while custom estates above the conforming loan limit go jumbo — lenders typically want 20–25% down plus six to twelve months of reserves. VA loans allow 0% for eligible veterans. Have your lender confirm jumbo product availability and reserve requirements before committing to a price tier.
Most Palisades purchases close in 30 to 45 days through Nevada escrow; cash offers — common at this luxury tier — close in 10–14 days. Jumbo files sometimes need extra appraisal time: true comparables are scarce in a 160-home community. Budget an extra week to review the HOA resale package before releasing contingencies.
Yes — call (702) 637-1759 or use the form on this page. Our team handles gate coordination, off-market outreach to Palisades homeowners, view-lot evaluation, and jumbo financing introductions. Because The Palisades averages only a handful of resales per year, the right home may surface once a season; we keep an active watch list for buyers who brief us on their criteria and are ready to move when it appears.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight questions Palisades buyers most often ask — answered with specifics you can verify: community facts from the plan record, market data from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and school ratings from GreatSchools.
Yes — The Palisades is a guard-gated sub-community within The Canyons village of the Summerlin North Association, inside the Howard Hughes Corporation master plan. It carries a Las Vegas mailing address (ZIP 89144) because Summerlin is an unincorporated community within the City of Las Vegas rather than its own city.
Approximately 160 homes across 90 elevated acres, per the community plan record. The community has been built out since roughly the mid-2000s — that 160-home count is the permanent cap, which is the structural scarcity argument for ownership here.
No — they are separate guard-gated enclaves in different Summerlin villages. The Ridges is in Summerlin West with Bear's Best golf, starting near $2 million. The Palisades is in The Canyons village of Summerlin North, starting near $1 million. Both offer Red Rock Canyon views and guard-gated security; The Palisades is the stronger value within the hierarchy.
No — it is guard-gated with 24-hour staffed entry and every visitor is verified. Buyers tour with a licensed agent who arranges gate clearance in advance. Call (702) 637-1759 and we coordinate gate-cleared showings, often same week, including evening tours to evaluate sunset views.
Howard Hughes Corporation developed and continues to manage the Summerlin master plan — the 22,500-acre framework within which The Palisades operates. The master plan funds the trail network, parks, and community infrastructure through the Summerlin master association, which every Palisades homeowner belongs to in addition to The Palisades sub-association.
The Canyons village contains several guard-gated enclaves: Eagle Rock (similar pricing, slightly different view orientation), Bellacere (higher price ceiling, ultra-luxury tier), and Aventura (more accessible entry point). The Palisades sits between Eagle Rock and Bellacere and is specifically known for its elevated west-facing lots and Red Rock Canyon sunset views.
Yes — TPC Summerlin, home of the PGA Tour's Shriners Children's Open, is approximately 10 minutes from The Palisades. Summerlin overall has seven golf courses accessible to residents; the broader master plan amenities are part of the lifestyle buyers pay for here.
About 20 minutes via Summerlin Parkway to I-15 south, or roughly 25 minutes via West Sahara Avenue east. Harry Reid International Airport runs about 30 minutes via the 215 Beltway. The location trades strip proximity for the Red Rock Canyon and Summerlin master plan lifestyle — an intentional choice most Palisades buyers make deliberately.
WHY NEVADA REAL ESTATE GROUP
Direct access to every guard-gated listing in Summerlin, the largest agent team in the Valley, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented Palisades view-lot buyers and sellers across The Canyons village enclaves — the depth behind the #1 ranking in Nevada.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare The Palisades with neighboring guard-gated enclaves and the broader Summerlin market. Each card pairs the commute time with price positioning so you can judge whether trading view premiums for a different enclave actually buys you more home for the money.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Three sub-enclaves — Palisades Court from $1M, Palisades Estates from $1.5M, and Palisades Summit from $2.5M+ — make up The Palisades' 160-home community, alongside neighboring guard-gated enclaves Eagle Rock, Bellacere, and Aventura in The Canyons village. Entries below are indexed alphabetically; our team can pull current listings and HOA documents on request.
KEEP LEARNING
These guides extend the research most Palisades buyers do next — understanding the Summerlin luxury market, guard-gated community comparisons, and the Las Vegas buying process — each written from the same MLS data and primary sources used throughout this page.
LUXURY GUIDE
The full guard-gated hierarchy — from The Ridges to The Palisades — with pricing, views, and school access compared.
Read →MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →MARKET HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers regularly. Because The Palisades has only about 160 homes, we present plan-range figures and guard-gated-tier benchmarks — never enclave-level medians that small samples cannot support. Follow any link below to verify a figure.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15