California Relocators
- New-construction gated luxury at a fraction of Westside pricing
- Zero state income tax vs. California's 13.3%
- 3% property-tax cap under NRS 361.471
- Our relocation team handles virtual tours and gate access
Summerlin, Las Vegas
The Peaks Homes For Sale
Nevada's #1 team for The Peaks real estate. Search guard-gated luxury homes, new-construction estates by Toll Brothers, Shea Homes, and Taylor Morrison, and semi-custom properties with Red Rock Canyon and Strip views in Summerlin's newest luxury village.
VILLAGE MEDIAN (WORKING)
$1.8M
NREG closing data / LVR 89135
PRICE RANGE
$1M–$4M+
Community plan record
HOMES BEHIND THE GATE
800+
Howard Hughes Corporation
DAYS ON MARKET
36
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About The Peaks at a Glance?
The Peaks pairs roughly 800 guard-gated homes priced $1M–$4M+ inside the Summerlin master plan with a working village median near $898,550 per NREG closing data and Las Vegas REALTORS ZIP 89135 benchmarks, 55 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below frame what makes this village distinct within Summerlin.
- New construction advantage: built from 2018 forward by Toll Brothers, Shea Homes, and Taylor Morrison — current codes, smart-home tech, and modern floor plans throughout.
- The location: Summerlin's highest elevations — five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip.
- Best for: California relocators, executives, and families; Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) are the zoned CCSD trifecta.
- Guard-gated scarcity: one of only a few guard-gated villages in Summerlin — 800+ homes is the cap, delivering structural support for well-bought positions.
- Do your homework: combined HOA dues ($300–$700+/mo), builder-phase diligence on new construction, and view-lot premiums all deserve early attention.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find The Peaks Homes for Sale?
The Peaks and the surrounding ZIP 89135 corridor carry active luxury listings daily according to Las Vegas REALTORS MLS data. The Peaks proper is roughly 800 guard-gated homes priced $1M to $4M+, with new-construction inventory still delivering in active phases. The eight newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many The Peaks-Area Homes Sell in Each Price Range?
The Peaks village itself runs $1M–$4M+ across roughly 800 guard-gated homes per Howard Hughes Corporation plan data, while the broader 89135 ZIP corridor adds inventory at lower price points from surrounding Summerlin West communities. The bands below reflect active listing distribution across the ZIP area, with The Peaks occupying the $1M–$4M+ tiers.
Browse The Peaks Listings
How Can You Find a The Peaks Home by Type, Lifestyle & Price?
The Peaks village breaks into six builder neighborhoods, three price tiers, and guard-gated luxury as the defining lifestyle — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data for ZIP 89135.
Which The Peaks Neighborhoods Should You Explore?
Six builder neighborhoods make up the village, spanning production luxury to full custom estates. Each card links to the most relevant hub or live search; our team can pull current availability, HOA docs, and builder phase status for any of them on request.
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New The Peaks Listings First?
Custom alerts by builder phase, price, view orientation, and bedroom count — no spam, unsubscribe anytime. With roughly 800 homes in the village and builder phases wrapping, the right The Peaks home may appear once a month; alert subscribers see it within hours, not weeks.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in The Peaks, Summerlin?
The Answer
Living in The Peaks means a 24-hour staffed gate, new-construction estates on elevated lots with Red Rock Canyon and Strip views, and direct trail access — five minutes from Downtown Summerlin per Howard Hughes Corporation, and ten from Red Rock Canyon's 195,819-acre conservation area.
What is The Peaks known for?
The Peaks is known for being Summerlin's newest guard-gated luxury village — built from 2018 forward by premier builders including Toll Brothers, Shea Homes, and Taylor Morrison, with desert-contemporary architecture, elevated lots, and dual Red Rock Canyon and Strip views that older Summerlin villages cannot replicate.
Who should live in The Peaks?
California relocators who want new-construction guard-gated luxury at a fraction of Westside pricing, executives and physicians who value gated privacy close to Downtown Summerlin, and families targeting the valley's best CCSD trifecta — Bonner Elementary (9/10), Rogich Middle (10/10), Palo Verde High (8/10).
What is daily life like?
Mornings on Summerlin's 150+ trail miles with Red Rock Canyon visible from the ridge, afternoons at Downtown Summerlin's 125+ shops and restaurants five minutes away, and evenings either at TPC Summerlin fifteen minutes out or at the Strip's resort dining twenty minutes east.
Location
Where Is The Peaks
The Peaks sits at the western bench of Summerlin in Las Vegas, near the intersection of West Charleston Boulevard and the Spring Mountain foothills. The village occupies roughly 320 acres at the highest elevations of the master plan, about 15 miles from the Strip and adjacent to the Red Rock Canyon corridor.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
TPC Summerlin
15
Min
Strip
20
Min
Harry Reid Airport
30
Min
The Peaks
At a Glance~$898,550
Working Village Median
$1M–$4M+
Price Range
36
Days on Market
Summerlin West
ZIP Area (89135)
- Setting
- Guard-gated village · Summerlin master plan
- Acreage
- ~320 acres
- Homes
- 800+
- Established
- 2018
- Developer
- Howard Hughes Corporation
- Builders
- Toll Brothers · Shea Homes · Taylor Morrison
- Gate
- 24-hour staffed + patrols
- HOA
- $300–$700/mo (master + sub)
- Schools
- Bonner ES (9/10) · Rogich MS (10/10) · Palo Verde HS (8/10)
- Trail Access
- 150+ miles Summerlin trail system
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
Quick Answer
Is The Peaks a good place to live?
Yes — if new-construction guard-gated luxury, top-rated schools, and Red Rock Canyon access top your list. The Peaks delivers Summerlin's newest village behind a 24-hour staffed gate, with Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) as the zoned CCSD trifecta, direct trail access toward Red Rock Canyon ten minutes west, and Downtown Summerlin five minutes away. The trade-offs are real — combined HOA dues of $300–$700 monthly and a $1M+ entry threshold — but for buyers who value modern construction and outdoor lifestyle over maturity and centrality, few Las Vegas addresses compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Peaks?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing The Peaks — the parent city holds 656,274 residents with a median household income of $66,820. Inside the gates, the profile inverts: community records show roughly 2,200 residents across 800+ households, a median age near 45, and average household income above $225,000.
The Census does not tabulate The Peaks as its own place, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the gates, our closing data shows a mix of California relocators trading coastal taxes for Nevada's zero, executives and physicians who work in the Downtown Summerlin corridor, families drawn by the Bonner-Rogich-Palo Verde school pipeline, and active-adult buyers in the Regency at Summerlin 55+ neighborhood.
~2,200
vs Las Vegas 656,274
~45
vs Clark Co 38
$225,000+
vs Clark Co median $74,007
90%
vs Clark Co 59%
800+
vs Clark Co ~860,000
$1M+
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Peaks is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the The Peaks Area Growing?
The Peaks itself is still in active delivery — Howard Hughes Corporation began development in 2018 and multiple builder phases have completed or are finishing, pushing the village toward its 800+ home capacity. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin West corridor around the village remains among the most in-demand in the metro.
656,274Las Vegas residents (Census)
800+The Peaks homes (active delivery)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the gates, growth will be structurally capped once the builder phases complete — 800+ homes across roughly 320 acres is the Howard Hughes Corporation plan, delivering scarcity that supports long-term ownership value. The surrounding 89135 corridor and broader Summerlin West continues to grow, providing the liquid market The Peaks values are benchmarked against.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the The Peaks Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark the 89135 corridor trades against. The Peaks proper is 800+ guard-gated homes priced $1M–$4M+, with a working village median near $1,800,000 per NREG closing data and a 55-day median days-on-market.
Median Sold Price
~$1,800,000 working village median; citywide benchmark shown in chart
vs September 2025
Source: Las Vegas REALTORS
Days on Market
55-day working median for luxury $1M+ product in The Peaks village
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Village-level closings are thin by design — 800 homes means a handful per month; 89135 corridor provides liquid comps
vs September 2025
Source: Las Vegas REALTORS
The long view: The Peaks's median sold price rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,114 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
36
MEDIAN DAYS ON MARKET
$1.8M
WORKING VILLAGE MEDIAN
800+
HOMES BEHIND THE GATE
< 1 hr
OUR RESPONSE TIME
LUXURY INVENTORY
Get matched with a
The Peaks specialist.
Market Competitiveness
How Competitive Is the The Peaks Market Right Now?
The Peaks is a deliberate luxury market — homes priced $1M–$4M+ with a 55-day median time to contract per NREG tracking. New-phase inventory moves faster than resale; cash offers are common above $2M, and jumbo pre-approvals are essential for financed buyers. No urgency pressure — thorough diligence wins here.
48Deliberate Luxury Market
- 55 daysWorking median DOM, village luxury tier
- $1M–$4M+Village price range
- 800+Homes behind the gate
- 89135ZIP code — Summerlin West
Is The Peaks Right for You?
Who Should Buy a Home in The Peaks?
The Peaks isn't one-size-fits-all — it's six builder neighborhoods spanning $1M production luxury to $4M+ custom estates, with a lifestyle that rewards specific buyer types. Six profiles below match lifestyles to neighborhoods, followed by the honest pros and trade-offs our team walks every client through before a first tour.
Which The Peaks Neighborhoods Fit Your Buyer Type?
Families with School-Age Children
- Bonner ES (9/10) · Rogich MS (10/10) · Palo Verde HS (8/10)
- Guard-gated streets with no through-traffic
- Direct Summerlin trail access for active kids
- Five minutes to Downtown Summerlin for after-school convenience
Executives & Professionals
- 24-hour staffed gate and security patrols
- New-construction contemporary estates to 5,000+ sq ft
- Downtown Summerlin corporate corridor five minutes away
- 215 Beltway and Summerlin Pkwy for valley-wide reach
55+ Active Adult (Regency)
- Toll Brothers Regency at Summerlin — dedicated 55+ neighborhood
- Single-story luxury plans with resort-style clubhouse and pool
- Low-maintenance lifestyle inside a guard-gated village
- Red Rock Canyon trail access from the community
View-Premium Buyers
- Elevated lots with dual Red Rock Canyon and Strip views
- Sterling Ridge and Grand Collection for the best orientations
- View premiums hold through market cycles in gated Summerlin
- Our team knows which lots capture both views simultaneously
Long-Hold Luxury Investors
- New-construction scarcity in a finished guard-gated village
- Best CCSD schools = sustained family demand
- $1M–$4M+ tier historically outperforms citywide medians
- 90% owner-occupancy keeps rental competition thin
Best Fit For
- California relocators — new-construction guard-gated luxury at a fraction of Westside pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Families — the valley's best CCSD trifecta (Bonner ES 9/10 · Rogich MS 10/10 · Palo Verde HS 8/10), guard-gated streets, and direct trail access.
- Executives & professionals — new-construction luxury estates behind a 24-hour staffed gate, five minutes from Downtown Summerlin's corporate corridor.
- 55+ active adults — Toll Brothers' Regency at Summerlin — single-story luxury plans with resort-style amenities inside the guard-gated village.
- View-premium buyers — elevated lots at Summerlin's western bench with dual Red Rock Canyon and Strip orientations that hold value through every cycle.
- Long-hold buyers — new-construction scarcity in a guard-gated Summerlin village with 90% owner-occupancy and the valley's best school pipeline.
Ready to explore homes in The Peaks? Our team knows every builder neighborhood, view-lot premium, and HOA disclosure inside the village.
Start Your Home SearchPros
- New construction from 2018 forward — current codes, energy efficiency, smart-home tech, and modern floor plans throughout
- 24-hour staffed gate with security patrols and perimeter walls inside the Summerlin master plan
- Best CCSD school trifecta in Summerlin: Bonner ES (9/10) · Rogich MS (10/10) · Palo Verde HS (8/10)
- Dual Red Rock Canyon and Strip views from elevated lots at Summerlin's western bench
- Direct trail access to Summerlin's 150+ mile network and Red Rock Canyon ten minutes west
- Five minutes to Downtown Summerlin's 125+ shops, restaurants, and Las Vegas Ballpark
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Combined HOA dues of $300–$700 monthly add meaningfully to carrying costs — price them in before you offer
- $1M+ entry threshold narrows the buyer pool and lengthens marketing times vs. the broader 89135 market
- View premiums are real — $100K–$500K+ above comparable interior-lot homes; don't underestimate if you're selling
- Builder-phase diligence required: resale vs. new construction carries different contingency timelines and warranties
- Jumbo financing above the conforming loan limit requires 20–25% down plus reserves for most lenders
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do The Peaks' Six Neighborhoods Compare?
A like-for-like comparison of The Peaks' six builder neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the Howard Hughes Corporation plan record and NREG closing data. With roughly 800 homes total, per-neighborhood medians are intentionally omitted in favor of honest entry points.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Reverence (Toll Brothers) | From $1.2M | n/a* | n/a* | n/a* | Guard-gated luxury · Families |
| Regency at Summerlin | From $1M | n/a* | n/a* | n/a* | 55+ · Lock-and-leave |
| Sterling Ridge | From $1.5M | n/a* | n/a* | n/a* | Views · Semi-custom · Large lots |
| Azure | From $1.3M | n/a* | n/a* | n/a* | Modern · New build · Smart home |
| Westlyn | From $1.1M | n/a* | n/a* | n/a* | Families · 4–5 bedrooms · Outdoor living |
| Grand Collection | From $2.5M+ | n/a* | n/a* | n/a* | Custom estates · Premium views · Pinnacle product |
Source: Las Vegas REALTORS MLS data plus the Howard Hughes Corporation community plan record and NREG closing analysis, June 2026. Per-neighborhood $/SF and DOM are intentionally omitted — samples are too small to be statistically meaningful.
Neighborhood Deep Dive
What's Inside The Peaks' Six Neighborhoods?
Submarket 1
Reverence (Toll Brothers)
Toll Brothers' primary The Peaks program — single-story and two-story luxury plans with desert-contemporary architecture, premium finishes, and the guard-gate sub-association covering security and common areas.
Browse Reverence (Toll Brothers) homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Regency at Summerlin
Toll Brothers' dedicated 55+ neighborhood inside The Peaks — single-story luxury plans, a private resort-style clubhouse with pool and fitness, and gated privacy without the yard demands of larger estates.
Browse Regency at Summerlin homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Sterling Ridge
The elevated mid-tier — larger lots with Red Rock Canyon and valley views, semi-custom construction by Taylor Morrison (formerly William Lyon Homes), and the community's strongest dual-view orientation.
Browse Sterling Ridge homes →$1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Azure
The newest phase in The Peaks — floor-to-ceiling windows, open-concept floor plans, smart-home technology, and Shea Homes' contemporary design vocabulary. Best for buyers who want the most current construction in the village.
Browse Azure homes →$1.3M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Westlyn
Taylor Morrison's family-focused program: 4–5 bedroom plans on larger lots with premium outdoor living spaces, mountain views, and flexibility for multi-generational living or a home office.
Browse Westlyn homes →$1.1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Grand Collection
The Peaks' pinnacle tier: custom and semi-custom homes on the largest lots with the most dramatic Red Rock Canyon views. Sales are infrequent and individually negotiated — comp selection here is judgment work, not spreadsheet work.
Browse Grand Collection homes →$2.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Peaks at a Glance
Summerlin's newest guard-gated village: 800+ homes from 2018 forward by Toll Brothers, Shea Homes, and Taylor Morrison, at the highest elevations of the master plan with dual Red Rock Canyon and Strip views. Five minutes to Downtown Summerlin, ten to Red Rock Canyon, and the best CCSD school trifecta in the master plan.
Browse The Peaks at a Glance homes →800+Homes Behind the Gate
$1M–$4M+Price Range
2018Village Established
24/7Guard Gate
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which The Peaks
neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89135 Break Down for The Peaks Buyers?
The Peaks sits in ZIP code 89135 alongside other Summerlin West communities — and the table below shows how the ZIP corridor breaks into its distinct segments, from guard-gated village luxury to production family neighborhoods. The spread is the story: the same postal code carries $700K family homes and $4M+ custom estates per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | The Peaks guard-gated village (Reverence, Sterling Ridge, Azure, Westlyn, Regency, Grand Collection) | $1M–$4M+ (plan range) | n/a* | 55 (village) | ~800 homes | n/a* |
| 89135 | The Ridges guard-gated village (adjacent, ultra-luxury) | From $2M to $20M+ | n/a* | varies | n/a* | n/a* |
| 89135 | Red Rock Country Club (guard-gated golf) | From $1.2M | n/a* | varies | n/a* | n/a* |
| 89135 | Surrounding Summerlin West open villages (The Paseos, Aldea, etc.) | From $500K–$900K | n/a* | 20–30 | — | n/a* |
| 89135 | Full 89135 ZIP benchmark | High $700Ks (blended) | — | 25–30 (blended) | Active per LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis and Howard Hughes Corporation plan records. *Village-level $/SF and year-over-year change are intentionally omitted: enclave-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
Builders & New Construction
Who Builds New Homes in The Peaks?
The Peaks launched with production luxury and semi-custom programs from Toll Brothers, William Lyon Homes (now Taylor Morrison), and Shea Homes — all operating under Howard Hughes Corporation's desert-contemporary architectural standards. Some neighborhoods are fully delivered as resale; others still have active builder phases. Incentives and availability change monthly — verify current offerings before you write anything.
Luxury & Guard-Gated
Toll Brothers
Toll's two The Peaks programs: guard-gated luxury and the 55+ active-adult Regency neighborhood
Semi-Custom Move-Up
Taylor Morrison
Formerly William Lyon Homes; delivers mid-tier The Peaks neighborhoods with large lots and view orientation
Design-Forward Luxury
Shea Homes
Contemporary architecture with the highest standard finishes in The Peaks
Family & Mid-Market
Lennar
Broadest Summerlin selection for buyers who cross-shop The Peaks against adjacent villages
55+ Active Adult
Pulte / Del Webb
The active-adult alternative for buyers comparing Regency at Summerlin
Outdoor Recreation
What Outdoor Amenities Does The Peaks Offer?
Direct trail connections, Summerlin's 150+ mile network, and Red Rock Canyon ten minutes west — The Peaks buyers get the deepest outdoor access of any guard-gated village in the master plan. The Bureau of Land Management manages Red Rock Canyon's 195,819-acre conservation area, usable through 300 days of annual sunshine.
IN-COMMUNITY
The Peaks Park
~10 acresTrails · Playground · Desert GardensResidents
The village's green anchor: walking trails, playgrounds, open turf, picnic areas, and desert garden plantings that frame the Red Rock Canyon backdrop.
10 MIN
Red Rock Canyon NCA
195,819 acresHiking · Climbing · Scenic DriveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and rock climbing, managed by the Bureau of Land Management.
FROM FRONT DOOR
Summerlin Trail System
150+ milesHiking · Biking · RunningFree
Summerlin's trail network connects directly to The Peaks, running through the master plan to Fox Hill Park, the Village Park system, and Red Rock Canyon's boundary trailheads.
10 MIN
Fox Hill Park
~20 acresZip Lines · Disc Golf · TrailsFree
One of Summerlin's most popular parks — adventure playground, zip lines, disc golf course, and paved trails for the whole family.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's social hub — 125+ shops and restaurants, the Las Vegas Ballpark, seasonal farmers markets, and concerts at the Red Rock Amphitheater.
15 MIN
TPC Summerlin
18 holesChampionship golfPrivate/Daily fee
Home of the Shriners Children's Open PGA Tour event — championship golf with Red Rock Canyon views in the Summerlin master plan.
5 MIN
Las Vegas Ballpark
Minor league stadiumAviators baseballTicketed
Triple-A Las Vegas Aviators (Oakland A's affiliate) play here April through September — one of the top minor-league ballparks in the country.
50 MIN
Mt. Charleston
Humboldt-Toiyabe NFSkiing · Hiking · CampingFree/fee varies
Nevada's highest accessible peak at 11,918 feet — skiing in winter, cool hiking in summer, and a 30-degree temperature break from the valley floor.
The Peaks Lifestyle
What Does a Weekend in The Peaks Look Like?
Three moods within minutes of the gate: a morning trail run on Summerlin's network with Red Rock Canyon in view, a quick drive to Downtown Summerlin for brunch, and an afternoon inside Red Rock Canyon's roughly 195,819 conservation acres per the Bureau of Land Management — all ten to twenty minutes from your driveway.
800+Homes Behind the Gate
~320Acres · Summerlin Village
5 minTo Downtown Summerlin
24/7Staffed Guard Gate
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Peaks Homes This Weekend?
Open houses inside The Peaks require guard-gate coordination — the staffed entry means sellers show by appointment only, arranged through a licensed agent in advance. New-construction model homes have dedicated touring hours during active builder phases. Set up instant alerts or browse current listings and let us arrange gate-cleared showings.
Planning a move
What Should I Verify Before Moving to The Peaks?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to Relocate to The Peaks in 8 Steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the The Peaks Economy?
The Peaks runs on a professional economy: executives, physicians, remote tech workers, and entrepreneurs 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 inside The Peaks above $225,000 — roughly three times the Clark County median.
$225,000+Avg household income, The PeaksNREG community plan record
90%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top The Peaks-Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about ten minutes from The Peaks
- Downtown Summerlin corporate and retail corridorOffices, headquarters, Red Rock Resort, and the west side's premier retail employment hub five minutes away
- Howard Hughes CorporationThe master developer's Summerlin headquarters and ongoing development operations
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the eastern Summerlin border
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (west region)Area campuses including the Bonner-Rogich-Palo Verde school pipeline serving The Peaks
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Peaks Compare to The Ridges, Red Rock CC & Queensridge?
Weighing The Peaks against the valley's other guard-gated luxury addresses? This June 2026 side-by-side covers the metrics buyers ask about most. The Peaks wins on school quality and new-construction modernity; The Ridges on ultra-luxury estates; Red Rock CC on golf; Queensridge on centrality and price. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | The Peaks | The Ridges | Red Rock CC | Queensridge |
|---|---|---|---|---|
| Median / Entry Price | ~$1.8M / $1M+ | From $2M to $20M+ | From $1.2M | From $800K |
| Construction | New (2018+) | Custom resale | Mixed new/resale | Established resale |
| Guard-Gated | 24/7 staffed | 24/7 staffed | 24/7 staffed | 24/7 staffed since 1997 |
| Golf | TPC Summerlin (15 min) | Bear's Best (adjacent) | Arnold Palmer courses (in-community) | Angel Park (adjacent) |
| Trail Access | Direct · 150+ miles | Direct · 150+ miles | Direct · Summerlin network | Internal paths · Red Rock 20 min |
| New Construction | Active delivery | Minimal | Some resale | None — built out |
| Best For | Families · New build · Views | Ultra-luxury · Custom estates | Golf · Luxury · Active lifestyle | Centrality · Towers · Scarcity |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, and Howard Hughes Corporation. Village income and population figures are community plan-record values. Last updated June 2026.
Cost of Ownership
What Will The Peaks 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 The Peaks Payment
$10,230
Illustrative Monthly Payment
- Principal & Interest$9,580
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$0
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 Peaks?
Summerlin Parkway, West Charleston Boulevard, and the 215 Beltway put The Peaks at the center of the west valley's arterial grid. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most The Peaks destinations beat that comfortably, with the exception of Harry Reid Airport at about 30 minutes.
Drive Times from The Peaks
- 5 minDowntown Summerlin (shopping, dining, Ballpark)W Charleston Blvd east
- ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterSummerlin Pkwy east
- ~15 minTPC Summerlin (golf)Summerlin Pkwy east
- ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid International AirportI-215 south → I-15 south
- ~50 minMt. CharlestonUS-95 north → SR-157 west
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in The Peaks?
Resale purchases in The Peaks close in 30–45 days through a Nevada escrow company; cash offers above $2M close in 7–14 days. New-construction closings tie to the builder's certificate of occupancy — 30–45 days from CO for move-in-ready inventory or 8–14 months for to-be-built contracts. Jumbo appraisals may add a week on high-value estates.
Quick Answer
What down payment do you need to buy in The Peaks?
Most The Peaks buyers put down 20% to 25%, since nearly all purchases clear the conforming loan limit and require jumbo financing. At a $1.8M working median, plan $360,000 (20%) to $450,000 (25%) — and have six months of reserves in addition to the down payment, as most jumbo lenders require them. VA loans allow 0% for eligible veterans on qualifying properties. Get pre-approved by a lender experienced with Las Vegas luxury jumbo before touring.
The Peaks FAQ — 18 Answers
What Do The Peaks Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Peaks, Summerlin?
The Peaks runs from about $1,000,000 for production luxury homes to over $4,000,000 for custom estates. According to Las Vegas REALTORS ZIP 89135 benchmarks, Summerlin West sits in the high $700Ks — but The Peaks' guard-gated character prices well above that, with a working median near $899K per NREG closing data.
Is The Peaks guard-gated?
Yes — The Peaks operates a 24-hour staffed guard gate with security patrols, making it one of only a handful of guard-gated villages inside the Summerlin master plan. The gate, combined with elevated lots at the western bench of Summerlin near Red Rock Canyon, delivers privacy that open villages cannot replicate. All showings require advance gate coordination through a licensed agent.
What builders have built in The Peaks, Summerlin?
Toll Brothers, William Lyon Homes (now Taylor Morrison), and Shea Homes are the headline builders in The Peaks, alongside other premier firms. All phases are governed by desert-contemporary architectural standards: clean lines, natural stone and stucco exteriors, open floor plans, and indoor-outdoor living spaces. We can match you to the builder section whose plans fit how you actually live.
Is The Peaks new construction or resale?
The Peaks is primarily a new-construction village, with Howard Hughes Corporation beginning development in 2018 and multiple builder phases still delivering or recently completed. That means current building codes, energy-efficient HVAC, smart-home technology, and contemporary finishes throughout. Some resale inventory exists in earlier phases; availability shifts by builder release, so our team tracks active inventory continuously.
What ZIP code is The Peaks in?
The Peaks is in ZIP code 89135 in western Las Vegas, positioned at the highest elevations of the Summerlin master plan. Downtown Summerlin is about five minutes away, Red Rock Canyon ten, the Strip twenty via Summerlin Parkway, and Harry Reid Airport thirty via I-215 South. Home prices run $1 million to $4 million-plus within the guard-gated village.
What are HOA fees in The Peaks?
HOA fees in The Peaks run $300 to $700 per month, combining the Summerlin master-association fee with the guard-gate sub-association fee. Dues cover gate staffing, security patrols, common-area maintenance, and community amenities. Exact figures vary by neighborhood and builder phase, so request the full resale package — or the builder's HOA disclosure on new construction — before you write an offer.
What schools serve The Peaks?
The Peaks is zoned to outstanding Clark County School District campuses: John W. Bonner Elementary (9/10 on GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Private options include The Meadows School (A+) and Bishop Gorman High School (A+), with Doral Academy Red Rock (9/10) anchoring the charter list. Verify zoning for any specific address before committing.
How does The Peaks compare to The Ridges in Summerlin?
Both are guard-gated Summerlin luxury villages, but they serve different buyers. The Ridges ($2M to $20M-plus) is the ultra-luxury tier built around custom estates and Bear's Best golf. The Peaks ($1M to $4M-plus) delivers new-construction luxury from premier production and semi-custom builders at a more accessible entry point. If modern construction, current codes, and faster move-in timelines matter, The Peaks usually wins the comparison.
What are property taxes like in The Peaks?
Property taxes in The Peaks run an effective rate of roughly 0.5–0.7% of assessed value per the Clark County Assessor, and Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1.8 million home that means approximately $9,000–$12,600 per year — a fraction of what comparable new-construction luxury estates carry in coastal California, where rates often exceed 1.1%.
How does Nevada's tax climate compare to California for The Peaks buyers?
The comparison is stark: California's top state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone by relocating to The Peaks. Add the 3% primary-residence property-tax cap under NRS 361.471 and the savings compound over the hold period.
What outdoor amenities does The Peaks provide?
The Peaks connects directly to Summerlin's 150+ miles of trails, with paths leading toward Red Rock Canyon's 195,819-acre conservation area ten minutes west. The Peaks Park inside the village offers walking trails, playgrounds, open turf, and desert gardens. Fox Hill Park — one of Summerlin's most popular with zip lines and disc golf — is a short drive, and TPC Summerlin is fifteen minutes away for championship golf.
Are there custom home lots available in The Peaks?
Custom and semi-custom opportunities exist in The Peaks' Grand Collection tier, where estates start at $2.5 million-plus on the largest lots with the most dramatic Red Rock Canyon views. Lot availability, architectural guidelines, and approved-builder requirements vary by neighborhood and phase. Nevada Real Estate Group monitors custom inventory across Summerlin's gated villages and can flag parcels that fit your build plans.
What is the resale value trend for luxury homes in The Peaks?
Guard-gated communities within a master plan like Summerlin have historically outperformed the broader market, with better value retention in downturns and stronger appreciation in expansions. The Peaks benefits from two structural advantages: scarcity (roughly 800 homes behind the gate) and new-construction quality that resale buyers pay premium prices to acquire without the costs and disruption of a major renovation.
Is The Peaks a good fit for families?
Yes — families consistently rank The Peaks among Summerlin's best village options. Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) represent some of the strongest CCSD zoning in the valley per GreatSchools. The guard-gated setting means no through-traffic on residential streets, the trail system supports active family lifestyles, and Downtown Summerlin is five minutes away for after-school errands and dining.
What should I know before buying in The Peaks?
Four things move real money here. First, HOA tiers: combined master and sub-association dues run $300–$700 monthly — confirm the exact split for your specific neighborhood. Second, builder-phase diligence: resale versus new construction carries different contingency timelines and warranty coverage. Third, view premiums: Red Rock Canyon and Strip views command $100,000–$500,000+ above comparable interior-lot homes. Fourth, call (702) 637-1759 — with roughly 800 homes and custom variation across six neighborhoods, comp selection requires judgment.
What down payment do you need to buy in The Peaks?
Most The Peaks buyers put down 10% to 25%. At a $1.8 million median, plan $180,000 (10%) to $450,000 (25%) — jumbo financing kicks in above the conforming loan limit, where lenders typically want 20–25% down plus six months of reserves. VA loans allow 0% for eligible veterans on qualifying properties. Get pre-approved by a lender experienced with luxury Las Vegas jumbo before touring, so you can move quickly when the right home appears.
How long does it take to close on a home in The Peaks?
Resale purchases typically close in 30–45 days through a Nevada escrow company; cash offers can close in 7–14 days. New-construction closings depend on the builder's delivery schedule — expect 30–45 days from certificate of occupancy for move-in-ready inventory, or 8–14 months for to-be-built contracts. Gate coordination for touring adds a day of lead time but not closing time.
Can Nevada Real Estate Group help me buy or sell in The Peaks?
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85B+ in volume. Our agents have worked inside Summerlin's guard-gated villages across every builder phase and resale tier, and we coordinate gate access, arrange virtual tours for out-of-state buyers, and manage builder contract negotiations on your behalf. Call (702) 637-1759 or submit the form below and we'll follow up within the hour.
Updated September 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
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STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
What Else Do People Ask About The Peaks, Summerlin?
These are the eight queries The Peaks buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools and CCSD, and community facts from the Howard Hughes Corporation plan record.
Is The Peaks part of Summerlin?
Yes — The Peaks is a guard-gated village within the Summerlin master plan, developed by Howard Hughes Corporation beginning in 2018. It sits at the western bench of the master plan near The Ridges and Red Rock Canyon, sharing Summerlin's trail network and the master-association HOA layer.
How does The Peaks compare to The Ridges?
The Ridges is Summerlin's ultra-luxury tier ($2M to $20M+) built around custom estates and Bear's Best golf; The Peaks ($1M to $4M+) delivers new-construction luxury from production and semi-custom builders at a more accessible entry. Choose The Peaks for modern construction and school quality; The Ridges for peak custom estate prestige.
What makes The Peaks different from other Summerlin villages?
Two things: it's guard-gated (most Summerlin villages are not) and it's new construction from 2018 forward (most established Summerlin villages are resale-only). The combination of gated security, modern building standards, Red Rock Canyon views, and Rogich Middle School's 10/10 rating makes it the top family choice in the master plan.
Can I buy a new-construction home in The Peaks?
Yes — multiple builder programs are active or recently completed, including Toll Brothers' Reverence and Regency at Summerlin, Taylor Morrison's Sterling Ridge and Westlyn, and Shea Homes' Azure. Availability shifts by phase; our team tracks every active program and resale continuously.
Is Regency at Summerlin part of The Peaks?
Yes — Toll Brothers' Regency at Summerlin is The Peaks' dedicated 55+ active-adult neighborhood, offering single-story luxury plans and a private resort-style clubhouse with pool and fitness amenities inside the guard-gated village. It is one of the few 55+ programs in Summerlin behind a staffed gate.
What is the school rating for The Peaks?
The Peaks is zoned to Bonner Elementary (9/10), Rogich Middle School (10/10 — highest in Summerlin), and Palo Verde High School (8/10) per GreatSchools. Bishop Gorman High School (A+) is the premier private option fifteen minutes away, and Doral Academy Red Rock (9/10 charter) is ten minutes from the gate.
How far is The Peaks from Red Rock Canyon?
About ten minutes — The Peaks sits at the western bench of Summerlin, the closest guard-gated village in the master plan to Red Rock Canyon's 195,819-acre conservation area managed by the Bureau of Land Management. The Summerlin trail network connects directly from the village to canyon-boundary trailheads.
Why do California buyers choose The Peaks?
Three reasons: new-construction guard-gated luxury at roughly a third the cost of comparable Westside estates, zero Nevada state income tax versus California's 13.3% top rate, and a school pipeline (Rogich 10/10, Palo Verde 8/10) that rivals what coastal buyers expect. The tax savings alone fund most relocations within a few years of ownership.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships across Summerlin's guard-gated villages, 9,600+ closed transactions, and $4.85B+ in volume since 2011. Our agents have represented buyers and sellers inside Summerlin's luxury villages — Toll Brothers contracts, custom estate negotiations, and relocation tours coordinated from California. That track record is the depth behind Nevada's #1 team ranking.
#1
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Ranked Top 100 nationwide, RealTrends 2025
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Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
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Want to Talk to a The Peaks 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 Peaks?
Compare The Peaks with neighboring Summerlin villages and master plans across the west valley. Each card pairs the commute time with price positioning, so you can judge whether trading the guard gate or a different school zone actually buys you more home for the money.
5–10 MIN E
Summerlin (master plan)
$728K (master plan)
5 min to Downtown Summerlin
View Summerlin (master plan) →More Summerlin communities
- The Pointe
- The Preserve at Summerlin
- The Signature at MGM Grand
- The Summit Club
- The Villages at Southern Highlands
- The Vineyards
- Tiburon Estate
- Tierra Vista
- Tournament Hills
- Town and Country Estates
- TPC at Summerlin
- Trail Ridge
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which The Peaks Neighborhoods Can You Explore A–Z?
Six builder neighborhoods make up the roughly 800-home village, from the 55+ Regency program to the pinnacle Grand Collection custom estates. Dedicated neighborhood pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings and HOA documents for any of them on request.
A
- Azure (Shea Homes)
G
- Grand Collection (custom estates)
R
- Regency at Summerlin (55+, Toll Brothers)
- Reverence (Toll Brothers)
S
- Sterling Ridge
- Summerlin (parent master plan)
W
- Westlyn (Taylor Morrison)
KEEP LEARNING
What Else Should You Read About The Peaks?
These guides extend the research most The Peaks buyers do next — understanding the Summerlin master plan, comparing guard-gated luxury villages, 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 →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging The Peaks against Henderson alternatives.
Read →COMMUNITY HUB
Summerlin Community Hub
Every Summerlin village, market data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This The Peaks Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because The Peaks is roughly 800 homes inside a larger ZIP corridor, we distinguish village-level working figures (from NREG closing data) from ZIP-area benchmarks — and omit neighborhood-level medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89135 and the Las Vegas citywide benchmark. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan data, The Peaks village plan record, builder programs, HOA structure, and community amenities. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Peaks is not separately tabulated). census.gov/quickfacts
- Clark County School District — School zone assignments, enrollment, and campus data for Bonner Elementary, Rogich Middle, and Palo Verde High. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for The Peaks' zoned and nearby schools. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for homes in ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, recreation data, and boundary proximity to The Peaks. blm.gov
- 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 models. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15