Families
- Sig Rogich MS (10/10) and Palo Verde HS (8/10) zoning
- Vanderburg ES in the neighborhood
- Fox Hill Park zip lines and disc golf minutes away
- Quiet residential streets with low through-traffic
Kestrel, Summerlin
Blacktail at Kestrel Homes For Sale
Nevada's #1 team for Blacktail at Kestrel real estate. Search single-family homes in Summerlin's newest western village — trail access, top-rated schools, and Red Rock Canyon ten minutes from your door.
ZIP 89138 MEDIAN (KESTREL AREA)
$750K
LVR / GLVAR, September 2026
PLAN PRICE RANGE
$650K–$950K
Community plan record
DAYS ON MARKET
38
LVR / GLVAR via Repliers, as of September 13, 2026
HOA RANGE
$90–$200/mo
Community plan record
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 Blacktail at Kestrel at a Glance?
Blacktail at Kestrel is a single-family subdivision in Summerlin's Kestrel village, ZIP 89138, with homes in the $650K–$950K range and a ZIP-area median near $835,000 per Las Vegas REALTORS, 40 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what makes this western Summerlin address worth a closer look.
- The location: Kestrel village, the newest western expansion of Summerlin — ZIP 89138 at roughly 3,000 ft elevation, ten minutes from Red Rock Canyon.
- The price band: $650K–$950K for single-family homes; HOA runs $90–$200/mo combining the Summerlin master and sub-association.
- Best for: families targeting Sig Rogich MS (10/10) and Palo Verde HS zoning, outdoor enthusiasts with trail access, and California relocators trading state income tax.
- Trail lifestyle: direct access to Summerlin's 150-plus mile network — linking Blacktail to parks, schools, Downtown Summerlin, and the Red Rock Canyon edge trail.
- Do your homework: dual HOA structure, school-zone verification per address, and confirming available inventory vs. nearby active new-construction parcels.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Blacktail at Kestrel Homes for Sale?
The Kestrel village ZIP 89138 carries active single-family listings in the $650K–$950K range according to Las Vegas REALTORS MLS data. The eight newest Blacktail-area listings appear below, refreshed daily — and every active listing in the ZIP is searchable in our live Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Kestrel-Area Homes Sell in Each Price Range?
ZIP code 89138 covers the Kestrel village and neighboring western Summerlin subdivisions, with roughly 165 estimated active single-family listings across all price points. The six bands below show where listings concentrate per Las Vegas REALTORS MLS data — Blacktail homes fall primarily in the $650K–$950K plan range, heaviest in the $650K–$800K and $800K–$950K bands.
Browse Blacktail Listings
How Can You Find a Blacktail Home by Type, Lifestyle & Price?
Active listings in the Kestrel village (ZIP 89138) break into single-family homes, price bands, and lifestyle filters — roughly 165 estimated listings spanning the $650K–$950K Blacktail plan range and beyond. Each link below opens our live Las Vegas MLS search, updated daily from Las Vegas REALTORS MLS data so every count and price is current.
Which Kestrel Village Subdivisions Should You Explore?
Blacktail is one of several Kestrel subdivisions in the 89138 ZIP code. Cards below link to the relevant hub or live search — counts show estimated active ZIP-area listings in each price band.
Single-Family · This community
Blacktail at Kestrel
Single-Family · Kestrel siblingCrested Canyon at Kestrel
Village · All Kestrel subsKestrel (village overview)
Master Plan · Full SummerlinSummerlin West
Guard-Gated · LuxuryThe Ridges
Guard-Gated · GolfRed Rock Country Club
Family · ParksThe Paseos
Full City · All CommunitiesLas Vegas (citywide)
By Price Range
Updated daily · 363 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Blacktail at Kestrel Listings First?
Custom alerts by price, beds, and floor plan — no spam, cancel anytime. Kestrel homes in the $650K–$950K range with Rogich school-zone positioning move quickly in a roughly 40-day market; alert subscribers see new ZIP 89138 listings within hours of going live, before open houses are scheduled.
- 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 Blacktail at Kestrel?
The Answer
Living in Blacktail at Kestrel means single-family homes at roughly 3,000 feet on Summerlin's western ridge, trail access from the front door, Red Rock Canyon ten minutes away, and top-rated Sig Rogich MS (10/10) just eight minutes out — backed by the Howard Hughes Corporation master-plan amenity network and Downtown Summerlin five minutes east.
What is Blacktail at Kestrel known for?
Blacktail is known for its Kestrel village location at the western edge of Summerlin — contemporary desert architecture, direct trail access, top-rated schools including Sig Rogich MS (10/10), and Red Rock Canyon ten minutes away. It is one of Summerlin's newer subdivision releases in the 89138 ZIP code.
Who should live in Blacktail at Kestrel?
Families targeting Rogich and Palo Verde zoning, outdoor enthusiasts who want Red Rock Canyon at the edge of their trail network, and households relocating from California who want new or near-new construction at $650K–$950K inside America's top master-planned community.
What is daily life like?
Morning runs on Summerlin's trail system, drop-off at Vanderburg Elementary or Rogich MS, errands and dinner at Downtown Summerlin five minutes away, and weekend hikes in Red Rock Canyon — with 300 days of sunshine and cooler temperatures than the valley floor.
Location
Where Is Blacktail at Kestrel
Blacktail at Kestrel sits in the Kestrel village of Summerlin, on the Las Vegas Valley's western ridge at roughly 3,000 feet elevation. The neighborhood occupies ZIP code 89138, bordered by the Red Rock Canyon corridor to the west and Downtown Summerlin to the east. About 20 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Las Vegas Strip
20
Min
Harry Reid Airport
30
Min
Summerlin Hospital
15
Min
Blacktail at Kestrel
At a Glance$835,000
Median List Price (ZIP 89138)
$650K–$950K
Plan Price Range
38
Median Days on Market
$90–$200/mo
HOA Range
- Setting
- Single-family subdivision, Kestrel village, Summerlin
- ZIP Code
- 89138
- Elevation
- ~3,000 ft
- Developer
- Howard Hughes Corporation
- Gate
- No guard gate
- HOA
- $90–$200/mo (master + sub)
- Schools
- CCSD Vanderburg ES · Rogich MS (10/10) · Palo Verde HS
- Trails
- 150+ mile Summerlin network from door
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
- Distance to Red Rock Canyon
- ~10 min
Quick Answer
Is Blacktail at Kestrel a good place to live?
Yes — especially for families and outdoor enthusiasts. Blacktail combines Summerlin's nationally ranked master-plan infrastructure with Kestrel's specific advantages: 10/10-rated Sig Rogich Middle School, Red Rock Canyon ten minutes west, 150-plus miles of trails from the front door, and contemporary single-family homes at $650K–$950K in ZIP 89138. The trade-offs are real — commutes to the Strip run 20 minutes, the neighborhood is not guard-gated, and summer temperatures at 3,000 feet are still hot — but for buyers who value schools, trails, and fresh air, few Las Vegas addresses compete at this price.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Blacktail at Kestrel?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Blacktail — the parent city holds 656,274 residents with a median household income of $66,820. Inside the Kestrel corridor (ZIP 89138), community records show a median age of 38 and average household income above $110,000, anchored by a 78% homeownership rate.
The Census does not break out Blacktail as its own statistical place, so Las Vegas citywide figures are the backdrop — presented as exactly that. Within the Kestrel village, our closing data shows young families targeting the Rogich school zone, professional couples trading up from smaller Las Vegas condos, and steady California relocator traffic trading coastal taxes for Summerlin trail access.
38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
$650K
vs Clark Co value $391K
$90–$200/mo
vs valley avg ~$120/mo
10/10
GreatSchools Nevada top tier
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city · Updated
POPULATION & GROWTH
How Fast Is the Kestrel Area Growing?
The Kestrel village is the active western frontier of Summerlin's expansion, meaning new parcels are releasing even as established subdivisions like Blacktail mature. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census data, and the 89138 corridor remains among the valley's most sought-after ZIP codes for family buyers.
656,274Las Vegas residents (Census)
~3,000 ftKestrel elevation, western edge
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Kestrel benefits from being the leading edge of Summerlin's western expansion — Howard Hughes Corporation continues to release parcels in the village, adding both new builder product and competitive pricing pressure that keeps the resale market honest. Blacktail itself is an established subdivision within that expanding village, meaning it carries mature infrastructure while newer parcels nearby continue to set a price floor.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate Blacktail separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Blacktail at Kestrel 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 Kestrel village trades against. ZIP 89138 carries a median near $750,000 with roughly 40 median days on market; the cards below report those benchmarks.
Median List Price
$750,000 ZIP 89138 median (Kestrel area)
vs September 2025
Source: Las Vegas REALTORS
Days on Market
40 median days in the Kestrel village; updated-priced homes move faster
vs September 2025
Source: Las Vegas REALTORS
Price Range
$650K–$950K plan range, floor plan and lot dependent
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.
38
MEDIAN DAYS ON MARKET
$750K
ZIP 89138 MEDIAN
89138
KESTREL ZIP CODE
< 1 hr
OUR RESPONSE TIME
KESTREL INVENTORY
Get matched with a
Kestrel-village specialist.
Market Competitiveness
How competitive is the Blacktail at Kestrel market right now?
ZIP 89138 runs at a moderate pace — roughly 40 median days on market per Las Vegas REALTORS data. Desirable Kestrel homes with premium lots or school-zone positioning attract multiple offers quickly; homes priced at the upper end of the $650K–$950K range take longer to find buyers.
62Moderate Competition
- 40 daysMedian days on market (ZIP 89138)
- $835KZIP 89138 median list
- $650K–$950KBlacktail plan range
- 10/10Rogich MS school rating
Is Blacktail at Kestrel Right for You?
Who Should Buy a Home in Blacktail at Kestrel?
Blacktail is not one-size-fits-all — it draws families targeting Rogich zoning, outdoor enthusiasts, California relocators, and first-move-up buyers. Six profiles below match lifestyles to what Blacktail delivers, followed by the honest pros and trade-offs our agents walk every buyer through before first tour.
Which Buyer Types Fit Blacktail at Kestrel Best?
Outdoor Enthusiasts
- Red Rock Canyon ten minutes west
- 150-plus mile Summerlin trail network from the front door
- Fox Hill Park adventure amenities five minutes away
- Spring Mountains skiing 40 minutes north
California Relocators
- Zero Nevada state income tax vs. 13.3% California top rate
- 3% annual property-tax cap on primary residences
- $650K–$950K for new or near-new single-family homes
- Virtual tours and relocation support from our team
Move-Up Buyers
- Upgrade from smaller Las Vegas condos to single-family space
- Top Summerlin master-plan infrastructure at Kestrel pricing
- HOA-maintained common areas without condo dues complexity
- Strong school zone enhances resale value over the hold period
Remote Workers
- Home offices in spacious Kestrel floor plans
- Cooler temperatures and cleaner air at 3,000 ft
- Trail access as daily decompression routine
- 30-minute airport run when travel is required
First-Generation Nevada Buyers
- Conventional financing accessible at the $650K–$950K range
- VA loans available for military families
- Clear school-zone pipeline from K through 12
- Stable 78% homeownership neighborhood for long-term hold
Best Fit For
- Families — Sig Rogich MS (10/10) zoning, Vanderburg ES in the neighborhood, and Fox Hill Park within five minutes.
- Outdoor enthusiasts — Red Rock Canyon ten minutes west, 150-plus miles of Summerlin trails from the door, and 300 days of sunshine.
- California relocators — zero state income tax, 3% property-tax cap, and $650K–$950K single-family homes in a nationally ranked master plan.
- Move-up buyers — contemporary Kestrel floor plans with Summerlin amenity infrastructure at accessible pricing.
- Remote workers — spacious home offices, trail-based daily routines, and 30-minute airport access when travel is required.
- Long-hold investors — top-school zoning, Howard Hughes master-plan scarcity, and Nevada's tax structure support steady appreciation.
Ready to explore homes in Blacktail at Kestrel? Our team knows the Kestrel village, sub-association structure, and every active listing in ZIP 89138.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10 per GreatSchools) — one of Nevada's top-rated public schools, zoned for Blacktail
- Red Rock Canyon National Conservation Area ten minutes west — 195,000 acres of trails, hiking, and climbing
- Direct access to Summerlin's 150-plus mile trail network from the front door
- Zero Nevada state income tax vs. 13.3% California top marginal rate
- 3% annual property-tax cap on primary residences under NRS 361.471
- Howard Hughes Corporation master-plan infrastructure at $650K–$950K pricing
- Fox Hill Park with zip lines, disc golf, and adventure playground five minutes away
Honest Considerations
- Not guard-gated — buyers wanting staffed-entry security pay more in The Ridges or Red Rock Country Club
- Strip commute runs 20 minutes; airport 30 — farther than centrally located Las Vegas communities
- Summer heat still reaches 100°F+ at elevation — mitigated by cooler nights than the valley floor
- Dual HOA structure ($90–$200/mo) surprises some buyers — verify dues and assessments in escrow
- Active new-construction competition nearby keeps resale pricing honest — price carefully on exit
- Some floor plans are aging into the 2010s — kitchen and bath updates may be needed at purchase
Kestrel Village Comparison
How Do Kestrel Subdivisions Compare?
A side-by-side of the main Kestrel village subdivisions — price ranges, lifestyle fit, and who each suits — drawn from the community plan records and active-listing data via Las Vegas REALTORS. With relatively small per-subdivision home counts, we publish entry points and lifestyle fits rather than statistically thin per-subdivision medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Blacktail at Kestrel | $650K–$950K | n/a* | ~40 | n/a* | Families · Trail access |
| Crested Canyon at Kestrel | $650K–$950K | n/a* | ~40 | n/a* | Families · Similar price band |
| Kestrel (village overview) | From $600K | n/a* | ~40 | n/a* | Full village · All options |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Luxury · Guard-gated |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Golf · Guard-gated |
| The Paseos | From $450K | n/a* | n/a* | n/a* | Families · Value |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-subdivision $/SF and DOM are intentionally omitted — small sample sizes make them misleading. ZIP-area benchmarks: ~40-day median DOM, $750K median list.
Subdivision Deep Dive
What's Inside the Kestrel Village Subdivisions?
Submarket 1
Blacktail at Kestrel
The featured community: single-family homes with direct trail access and Rogich/Palo Verde school zoning. Contemporary desert architecture, $90–$200/mo HOA, at Summerlin's western edge.
Browse Blacktail at Kestrel homes →$750KMedian Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Crested Canyon at Kestrel
Blacktail's closest sibling subdivision — comparable floor plans, similar HOA structure, same school zone. The key differentiation is specific lot position and proximity to trail nodes.
Browse Crested Canyon at Kestrel homes →$750KMedian Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Kestrel (village overview)
The full Kestrel village covers several subdivisions in ZIP 89138 — new construction parcels from Howard Hughes active at the western edge, resale across the mature subdivisions.
Browse Kestrel (village overview) homes →$600K+Median Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's most exclusive guard-gated community — Bear's Best golf, custom estates, and a price point 2-3x Kestrel's. Buyers comparing these are trading affordability for gates and trophy architecture.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Red Rock Country Club
Guard-gated golf community featuring two Arnold Palmer courses inside Summerlin's boundary — golf-lifestyle buyers cross-shop this against Kestrel's trail-lifestyle proposition.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
The Paseos
A popular Summerlin family village known for parks and schools — entry pricing below Kestrel's floor, making it the comparison for buyers who want Summerlin infrastructure at lower cost.
Browse The Paseos homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Summerlin Master Plan — What Blacktail Buyers Get
Owning in Blacktail at Kestrel includes full access to the Summerlin Community Association's amenity network: 150-plus miles of trails, nine community pools, 26 neighborhood parks, and Downtown Summerlin's 125-plus retail and dining destinations — all maintained by Howard Hughes Corporation's master-plan infrastructure.
Browse Summerlin Master Plan — What Blacktail Buyers Get homes →150+Miles of Trails
26Neighborhood Parks
9Community Pools
125+Downtown Summerlin Shops
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Kestrel
subdivision fits?
BY ZIP CODE
How Does ZIP Code 89138 (Kestrel Area) Break Down?
ZIP 89138 covers the Kestrel village and neighboring Summerlin West subdivisions along Las Vegas's western edge. The table below breaks the area into its real corridors, from established Kestrel resales to active new-construction parcels, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Blacktail at Kestrel — single-family resale | $650K–$950K (plan range) | n/a* | ~40 (ZIP-area) | varies | n/a* |
| 89138 | Crested Canyon at Kestrel — sibling subdivision | $650K–$950K | n/a* | ~40 (ZIP-area) | varies | n/a* |
| 89138 | Active new-construction parcels (HHC releasing) | From $600K (varies by builder) | n/a* | Builder-controlled | varies | n/a* |
| 89138 | Full 89138 Kestrel-area benchmark | ~$750,000 | — | ~40 | 165 est. | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Subdivision-level $/SF and year-over-year change are intentionally omitted: small subdivision samples make them misleading. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Blacktail at Kestrel?
Blacktail itself is an established Kestrel subdivision, so today's market is primarily resale. Howard Hughes Corporation continues releasing new parcels in Kestrel's western expansion zones, and national builders are active nearby — ask our agents which Kestrel parcels are currently releasing. Incentives change monthly; verify before you write.
Luxury & Move-Up
Toll Brothers
Closest luxury production builder to Kestrel
Family & Mid-Market
Lennar
Broad Summerlin West selection including some Kestrel parcels
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Blacktail resales
Family
Richmond American
Value-oriented new builds in nearby ZIP codes
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for Blacktail downsizer comparisons
Outdoor Recreation
What Outdoor Amenities Does Blacktail at Kestrel Offer?
Blacktail's outdoor story starts at the front door: the Summerlin trail system connects directly to Fox Hill Park, The Paseos Linear Park, and the Red Rock Canyon border. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area ten minutes west, with 300 days of Las Vegas sunshine making year-round use realistic.
5 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golf · Zip linesFree
One of Summerlin's most feature-rich parks — zip lines, disc golf, adventure playground, picnic areas, and trails. A primary after-school destination for Kestrel families.
3 MIN
The Paseos Linear Park
~12 acresDesert walking trails · Dog-friendlyFree
A linear desert garden park threading through the Kestrel area — low-maintenance, dog-friendly, and designed for daily walking.
FROM DOOR
Summerlin Trail System
150+ milesWalking · Biking · RunningFree
One of the most extensive master-plan trail networks in the U.S., per Howard Hughes Corporation — connecting Blacktail to Downtown Summerlin, parks, schools, and the Red Rock Canyon edge.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — 13-mile scenic loop, world-class hiking and climbing, and a visual backdrop that sets Kestrel apart from every other Summerlin price band.
5 MIN
Downtown Summerlin
Open-air districtShops · Events · DiningFree
125-plus shops, restaurants, and entertainment venues including City National Arena — the west valley's retail and social hub, less than five minutes from Blacktail.
ZONED
John C. Vanderburg ES playground
School parkPlaygrounds · Open fieldsAfter-hours free
The zoned elementary school's after-hours grounds serve as a neighborhood green space — typical of Summerlin's integrated park-school design.
40 MIN
Spring Mountains Nat'l Recreation Area
316,000 acresSkiing · Hiking · WildlifeFree / Fee areas
Mount Charleston at 11,900 feet offers skiing in winter and cool hiking in summer — the full-season outdoor complement to Red Rock's desert terrain.
15 MIN
TPC Summerlin
18 holesTournament-level golfMember/fee
Host of the PGA Tour's Shriners Children's Open — one of the Southwest's most respected tournament courses, available to daily-fee players when tour events aren't scheduled.
The Blacktail at Kestrel Lifestyle
What Does a Weekend in Blacktail at Kestrel Look Like?
Three moods within minutes: a morning loop on Summerlin's trail system or a canyon hike in Red Rock, an afternoon at Fox Hill Park with the kids, and dinner at Downtown Summerlin — all backed by Howard Hughes Corporation's master-plan infrastructure and 300 days of sunshine.
150+Miles of Summerlin Trails
10Minutes to Red Rock Canyon
5Minutes to Downtown Summerlin
10/10Rogich Middle School
THIS WEEKEND'S OPEN HOUSES
Can You Tour Blacktail at Kestrel Homes This Weekend?
Open houses are available in Kestrel on most weekends — the neighborhood is not gated, so touring is straightforward. Set up instant alerts to be notified the moment a Blacktail home schedules an open house, or browse all active Kestrel listings and request a private showing with 24-hour notice.
Planning a move
What Should I Verify Before Moving to Blacktail at Kestrel?
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 Blacktail at Kestrel 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 Blacktail at Kestrel Economy?
Blacktail residents tap three employment nodes: Downtown Summerlin five minutes east, Summerlin Hospital fifteen minutes north, and the Strip corridor twenty minutes out. According to the U.S. Bureau of Labor Statistics, the Las Vegas MSA sustains a deep labor market, and average household income in ZIP 89138 exceeds $110,000.
$110,000+Avg household income, ZIP 89138NREG community plan record
78%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorMajor west-valley employment hub
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Blacktail at Kestrel-Area Employers
- Downtown Summerlin corporate and retail corridorThe west valley's major employment hub five minutes from Blacktail — corporate offices, retail management, and professional services
- Summerlin Hospital Medical CenterMajor hospital and medical-office campus approximately fifteen minutes from Kestrel
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate headquarters on the Summerlin border
- Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via the 215
- Clark County School District (west region)Area campuses including Vanderburg Elementary, Rogich MS, and Palo Verde HS — substantial local employment
- Howard Hughes CorporationActive Summerlin development operations including new parcel releases in the Kestrel village
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Blacktail at Kestrel Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Blacktail at Kestrel against the valley's other quality addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Blacktail wins on school quality and trail access; Summerlin's guard-gated enclaves win on privacy; Henderson wins on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Blacktail at Kestrel | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | ~$750K (ZIP 89138) | $728K | $476K | $548K |
| Price Range | $650K–$950K (plan) | From $350K to $5M+ | From $300K to $5M+ | From $350K to $3M+ |
| Days on Market | ~40 (ZIP area) | 21 | 20 | 21 |
| Trail Access | 150+ mi Summerlin system from door | 150+ mi (throughout) | Varies by area | Varies by area |
| Red Rock Canyon | 10 min | 15-20 min (east Summerlin) | 25 min | 35 min |
| Guard-Gated | No (The Ridges: 10-15 min) | Select (The Ridges, RR CC) | Select enclaves | Select (MacDonald Highlands) |
| New Construction | Active (HHC releases) | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Best For | Families · Trails · California tax | Schools · Luxury · Outdoors | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Blacktail and Kestrel income figures are community plan-record values. Last updated June 2026.
Cost of Ownership
What Will Blacktail at Kestrel 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 Blacktail at Kestrel Payment
$5,422
Illustrative Monthly Payment
- Principal & Interest$4,491
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$281
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 Blacktail at Kestrel?
Blacktail sits at the western edge of Summerlin where W Charleston Boulevard and the 215 Beltway provide fast connections east. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Blacktail commuters beat that to the Summerlin corridor and are within range for the Strip in twenty minutes.
Drive Times from Blacktail at Kestrel
- 5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
- ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 South
- ~35 minHenderson Employment CentersI-215 south → I-515
- ~40 minSpring Mountains / Mt. CharlestonUS-95 north → SR-157
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 Blacktail at Kestrel?
Most Blacktail purchases close in 30–45 days through a Nevada escrow company; cash offers close in 7–14 days. The HOA resale package takes about 10 business days — request it at contract execution to avoid delays. Have a fully underwritten pre-approval ready; Kestrel homes with Rogich school-zone positioning can draw competing offers.
Quick Answer
What down payment do you need to buy in Blacktail at Kestrel?
Most Blacktail buyers use conventional financing with 5–20% down. On a $750,000 home that means roughly $37,500 (5%) to $150,000 (20%) plus closing costs. VA loans allow 0% for eligible veterans — a meaningful benefit for military relocators. FHA works below the conforming limit but adds mortgage insurance; at Blacktail's price band, conventional usually produces the lower total cost. Get fully pre-approved before you tour — well-priced Kestrel homes with Rogich zoning move quickly.
Blacktail at Kestrel FAQ — 18 Answers
What Do Blacktail at Kestrel Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Blacktail at Kestrel?
Homes in Blacktail at Kestrel list in the $835,000 range per Las Vegas REALTORS MLS data, with floor plans running $650K for a three-bedroom entry home to $950K for a larger two-story with premium lot and upgrades. The ZIP 89138 area median sits at 38 days on market — well-priced homes move faster, so early alerts matter.
What village is Blacktail in?
Blacktail sits in the Kestrel village of Summerlin — the Howard Hughes Corporation master plan on the far-west side of Las Vegas. Kestrel is the newest Summerlin expansion, positioned along the valley's western ridge near Red Rock Canyon at roughly 3,000 feet elevation. That setting gives residents cleaner air, cooler summer nights, and ten-minute access to the canyon's 36-mile trail network.
Is Blacktail at Kestrel part of Summerlin?
Yes — Blacktail is a single-family subdivision inside the Kestrel village of the Summerlin master plan, which Howard Hughes Corporation has been developing since 1990. Owning in Blacktail means full access to the Summerlin Community Association amenity network: 150-plus miles of trails, community pools, parks, and the retail and entertainment hub at Downtown Summerlin five minutes away.
What ZIP code is Blacktail at Kestrel in?
Blacktail at Kestrel sits in ZIP code 89138, the postal area covering the Kestrel and neighboring western Summerlin villages. The 89138 area is served by Clark County School District and lies along the valley's western edge bordering Red Rock Canyon National Conservation Area. Use 89138 when setting up listing alerts to capture Blacktail and the surrounding Kestrel subdivisions.
What are HOA fees in Blacktail at Kestrel?
Plan on $90–$200 per month, combining the Summerlin master association fee with the Blacktail sub-association. Those dues fund common-area maintenance, landscaping, and full access to Summerlin's amenity network including 150-plus miles of trails, parks, and community facilities. Exact figures vary by sub-association — request the full resale package during escrow to verify current dues and any pending assessments before you close.
What schools serve Blacktail at Kestrel?
Clark County School District assigns Blacktail to John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10 — one of Nevada's top-rated public middle schools per GreatSchools), and Palo Verde High School (8/10). Private options include The Meadows School and Bishop Gorman High School; Doral Academy Red Rock and Pinecrest Academy of Nevada are nearby charter alternatives. Verify zoning for any specific address before you offer.
How far is Blacktail at Kestrel from the Las Vegas Strip?
About 20 minutes: take Summerlin Parkway east to I-15 south and you're at the Strip corridor. Harry Reid International Airport runs roughly 30 minutes via I-215 South. Daily life runs closer: Downtown Summerlin is about five minutes away, Red Rock Canyon about ten, and the Summerlin Hospital Medical Center fifteen minutes north — a commute pattern many Kestrel buyers specifically shop for.
What are property taxes like in Blacktail?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $835,000 Blacktail home that means approximately $3,750–$5,250 per year — a fraction of what comparable new construction carries in coastal California, which tops out at 13.3% in state income tax alone.
What is the outdoor recreation like near Blacktail at Kestrel?
The location is the standout feature: Red Rock Canyon National Conservation Area is about ten minutes west, offering a 13-mile scenic loop, world-class hiking, and climbing across roughly 195,000 acres managed by the Bureau of Land Management. Inside Summerlin, the 150-plus mile trail network connects Blacktail to parks, schools, and Downtown Summerlin. Fox Hill Park — five minutes away — adds zip lines, disc golf, and an adventure playground.
Is Blacktail at Kestrel good for families?
Yes — the combination of Sig Rogich Middle School (10/10 per GreatSchools), Palo Verde High School (8/10), family-friendly trail access, and Fox Hill Park's adventure playground makes Kestrel a consistently strong family destination inside Summerlin. The neighborhood is single-family throughout, with no through-traffic cutting across the community. Private options like Doral Academy Red Rock and The Meadows School round out the education picture for parents comparing schools.
How does Blacktail compare to other Kestrel subdivisions?
Blacktail at Kestrel shares Kestrel's overall character — contemporary desert architecture, energy-efficient construction, and Summerlin trail access — but sits within a specific price band of roughly $650K–$950K. Sibling subdivisions like Crested Canyon at Kestrel carry overlapping price ranges and similar floor-plan options. The differentiation comes down to specific lot, elevation, and upgrade package — our team can pull side-by-side actives and sold comps across the whole village on request.
What is Nevada's tax advantage for buyers relocating from California?
California's top marginal state income tax is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income tax alone. Nevada also caps property-tax increases on a primary residence at 3% annually under NRS 361.471. On a $835,000 Blacktail home, the property-tax bill runs $3,750–$5,250 yearly — versus a comparable California home at 1.1% effective rate plus supplemental assessments that can push well above that.
Is there new construction available in Blacktail at Kestrel?
Blacktail is an established Kestrel subdivision from the 2000s, so today's market is primarily resale. Active new construction in the broader Kestrel village does emerge as Howard Hughes Corporation opens fresh parcels in Summerlin's newest expansion zones — ask our agents what's currently releasing in 89138. National builders like Toll Brothers and Lennar are active in nearby Summerlin West villages for buyers who want a brand-new home with full builder warranty.
What is the Summerlin trail system access from Blacktail?
Blacktail connects directly to Summerlin's 150-plus mile trail network — one of the most extensive in any U.S. master-planned community, per Howard Hughes Corporation. The system threads through parks, past schools, and links to Downtown Summerlin's retail district. From Kestrel's western edge, trails also tie into the Red Rock Canyon trail corridors, making it possible to ride or hike from your front door into the canyon's backcountry with no car required.
What should I know before buying in Blacktail at Kestrel?
Four items move money here. First, dual HOA structure: budget $90–$200/mo covering both the Summerlin master and sub-association; request the full resale package in escrow. Second, elevation premium: Kestrel's ~3,000 ft elevation delivers cooler summers and Red Rock views — price lot position accordingly. Third, school assignment: confirm the Vanderburg/Rogich/Palo Verde zone for your specific address. Fourth, financing: most Blacktail homes finance conventionally; call (702) 637-1759 and we will pull comparables before you write.
What down payment do you need to buy in Blacktail at Kestrel?
Most Blacktail buyers use conventional financing with 5–20% down. On a $835,000 home that means roughly $37,500 (5%) to $150,000 (20%) at closing. VA loans allow 0% for eligible veterans — a significant benefit given the community's appeal to military relocators. FHA works below the conforming limit but adds mortgage insurance; at Blacktail's price band, conventional usually wins on total cost. Get pre-approved before you tour — desirable Kestrel homes move quickly in a 40-day market.
Can Nevada Real Estate Group help me buy in Blacktail at Kestrel?
Yes — our team has represented buyers throughout the Kestrel village and the broader Summerlin West corridor. We track every active and coming-soon listing in ZIP 89138, know the HOA sub-association quirks, and can arrange showings with 24-hour notice. Call (702) 637-1759 or start your search at the link below and we'll match you with a Kestrel-specialist agent same day.
How long does it take to close on a home in Blacktail?
Most Blacktail purchases close in 30–45 days through a Nevada escrow company. Cash offers close in as few as 7–14 days. The HOA resale package — required in Nevada — typically arrives within 10 business days of request; build that into your timeline. Financed buyers should have a fully underwritten pre-approval ready before submitting an offer, since list-to-accepted time in Kestrel averages around 40 days and competitive homes attract multiple offers.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Blacktail at Kestrel?
These are the questions Blacktail buyers actually search — each answered with verifiable specifics you can cross-check: ZIP 89138 market figures from Las Vegas REALTORS, school ratings from GreatSchools (Rogich MS 10/10, Palo Verde HS 8/10, Vanderburg ES 8/10), HOA structure, and community details from the Howard Hughes Corporation plan record.
Is Blacktail at Kestrel in Summerlin?
Yes — Blacktail is a single-family subdivision inside the Kestrel village of the Summerlin master plan, which Howard Hughes Corporation has developed since 1990. ZIP code 89138 covers the Kestrel area; owning in Blacktail includes full access to Summerlin's amenity network.
What builder built Blacktail at Kestrel?
Blacktail was built within Howard Hughes Corporation's Kestrel village framework in the 2000s; specific production builders varied by parcel release. Today the community is primarily resale, though HHC continues releasing new Kestrel parcels to national builders nearby.
What is the Kestrel village of Summerlin?
Kestrel is the newest western village of the Summerlin master plan — the highest-elevation section at roughly 3,000 feet, bordering Red Rock Canyon. It contains several single-family subdivisions including Blacktail and Crested Canyon, served by Vanderburg ES and Sig Rogich MS.
Is there a Homeowners Association (HOA) in Blacktail?
Yes — a dual HOA structure: the Summerlin Community Association (master) plus a Blacktail sub-association. Combined monthly dues run $90–$200; the master covers trails, pools, and parks, while the sub covers subdivision common areas. Request the full resale package in escrow to confirm exact current figures.
Can I get to Red Rock Canyon from Blacktail?
Absolutely — it's one of Blacktail's defining advantages. The Red Rock Canyon National Conservation Area visitor center is about ten minutes west via W Charleston Boulevard. The Summerlin trail system also connects to Red Rock's edge corridors, so you can hike from Blacktail into the canyon without driving.
Is Blacktail at Kestrel a good investment?
Summerlin addresses have historically held value well — top school zoning, master-plan infrastructure, and Howard Hughes Corporation's development discipline are structural supports. The Nevada tax structure (zero income tax, 3% property-tax cap) adds holding-cost advantages versus comparable California investments. Call (702) 637-1759 for current market analysis before you write.
How does Blacktail compare to Crested Canyon at Kestrel?
Both are Kestrel village single-family subdivisions with similar price bands ($650K–$950K), comparable HOA structures, and the same school-zone assignment. Differentiation comes from specific lot position, floor-plan generation, and trail adjacency. Our team can pull a current side-by-side of available inventory in both subdivisions on request.
What is the elevation of Blacktail at Kestrel?
The Kestrel village sits at roughly 3,000 feet — meaningfully higher than the Las Vegas valley floor (about 2,030 feet). That elevation translates to cooler summer nights, cleaner air, and Red Rock Canyon views from many Kestrel lots. Summer highs still reach 100°F+, but evening temperatures drop faster than in lower-elevation neighborhoods.
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Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout the Kestrel village and the broader Summerlin West corridor — the depth behind the team's #1 ranking in Nevada.
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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 Blacktail at Kestrel?
Compare Blacktail at Kestrel with neighboring Summerlin villages and the broader Las Vegas Valley. Each card pairs the commute time with price positioning — useful for judging what trading up to a guard-gated enclave or down to a value Summerlin village actually costs in price per square foot.
ADJACENT
Crested Canyon at Kestrel
$650K–$950K
Same village, sibling sub
View Crested Canyon at Kestrel →More Summerlin communities
- Bristle Vale
- C2 Lofts
- Caledonia
- Summerlin Centre
- Cerrado
- Cliffs Edge
- Covington
- Cresta Vista
- Crested Canyon
- Crestlake
- Crimson Ridge
- Discovery
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Kestrel Village Subdivisions Can You Explore A–Z?
Kestrel is Summerlin's newest western village, with multiple single-family subdivisions spanning the $600K–$950K+ range and active Howard Hughes Corporation parcel releases adding new inventory to ZIP 89138. The entries below are indexed alphabetically; our team can pull current listings, HOA documents, and lot-level comparables for any subdivision on request.
T
- The Paseos
- The Ridges
KEEP LEARNING
What Else Should You Read About Blacktail at Kestrel?
These three guides extend the research most Kestrel buyers run in parallel — a 2026 Las Vegas citywide market snapshot for pricing context, a direct Summerlin vs Henderson luxury comparison for buyers weighing both valleys, and the Summerlin master-plan hub for village-by-village school and price breakdowns.
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 Kestrel's trail-lifestyle proposition.
Read →COMMUNITY HUB
Summerlin Community Hub
Full Summerlin master-plan overview — all villages, market data, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Blacktail at Kestrel Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed regularly. ZIP 89138 area benchmarks are presented as ZIP-area figures — never claimed as subdivision-only statistics — because per-subdivision samples in Kestrel are too small to support meaningful medians. 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 89138 (Kestrel area). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan facts: trail mileage, park count, pool count, village structure, and Kestrel development details. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Blacktail is not separately tabulated). census.gov/quickfacts
- GreatSchools.org — K-12 school ratings including Sig Rogich Middle School (10/10), Vanderburg ES (8/10), Palo Verde HS (8/10). greatschools.org
- Clark County School District — School attendance boundaries, enrollment, and zoning verification for the Kestrel area. ccsd.net
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage (195,000 acres), access, and recreation data. blm.gov
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89138. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- 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. 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: October 15