Nevada's #1 team for Discovery real estate. Search modern new-construction homes, active builder listings, and resales in Summerlin's newest North village — priced $450K–$750K.
AREA MEDIAN LIST (89134/89138)
$580K
LVR / GLVAR, September 2026
VILLAGE PRICE RANGE
$450K–$750K
Community data record
HOMES IN THE VILLAGE
1,800+
Howard Hughes Corporation
DAYS ON MARKET (AREA)
38
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
Discovery pairs 1,800-plus new-construction homes priced $450K–$750K inside the Howard Hughes Corporation Summerlin master plan with an area median of $678,000 across ZIPs 89134/89138 per Las Vegas REALTORS, 35 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what makes this 2016-launched village the best-value new-construction address in Summerlin North.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
ZIP codes 89134 and 89138 — the Discovery area — show active listings from both new-construction builders and resale sellers according to Las Vegas REALTORS MLS data, refreshed daily. Discovery proper covers 1,800-plus homes priced $450K–$750K within the Howard Hughes Corporation master plan. The newest area listings appear below, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
Across ZIP codes 89134 and 89138, the Discovery area carries active listings from both builder new-construction releases and resale sellers per Las Vegas REALTORS MLS data. Discovery's own village concentrates in the $450K–$750K band, while the broader ZIPs include some larger Summerlin North homes above $800K. The counts below reflect the area that surrounds and benchmarks Discovery.
Discovery listings span active new-construction builder releases and resale homes across three price bands — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. New-construction availability shifts with builder phase releases; our team tracks the release calendar so you hear first.
Discovery spans four defined sub-neighborhoods across 350 acres. Each card links to a relevant search filtered by price band and product type, with active-listing counts from the broader ZIP area.
Updated daily · 639 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by builder, price, beds, and sub-neighborhood — no spam, unsubscribe anytime. Builder quick-move-in homes in Discovery often receive multiple offers within 48 hours of release. Alert subscribers see new-build releases and resale listings the moment they hit the MLS — before they're featured in model-home promotions.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living in Discovery means modern floor plans, two village parks, and direct connection to Summerlin's 200-plus mile paseo trail network — all inside the Howard Hughes Corporation master plan with 30-plus years of value protection. Downtown Summerlin is 10 minutes south per Howard Hughes Corporation and Red Rock Canyon 15 minutes west.
Discovery is known for being Summerlin North's newest major village — 2016-and-newer homes from national builders like Toll Brothers, Lennar, Pulte, and KB Home, priced at the sweet spot between affordable Summerlin entry and the luxury villages. It is the go-to address for families and professionals who want new construction inside a proven master plan without paying Summerlin West premiums.
Young families who want top-rated schools (Rogich Middle School is 10/10 per GreatSchools), dual-income households who value new-construction energy efficiency, and professionals relocating from California who want new-build quality at a fraction of comparable Southern California pricing. Discovery is also popular with move-up buyers stepping out of older Las Vegas stock into a modern floor plan within a structured master plan.
Mornings on the Summerlin paseo trail that threads through Discovery's parks, school drop-offs within the village, and evenings at Downtown Summerlin's 125-plus shops and restaurants 10 minutes south. Red Rock Canyon's hiking and scenic loop sit 15 minutes west for weekends, and the Strip's dining and entertainment corridor is 25 minutes southeast — far enough to feel suburban, close enough to use regularly.
Discovery occupies the northwest quadrant of Summerlin North in Las Vegas, bounded by the 215 Beltway to the north, Summerlin Parkway to the south, and Desert Foothills Drive to the west. Approximately 350 acres. About 18 miles from the Strip.
Quick Answer
Yes — if new-construction quality, top-rated schools, and Summerlin master planning top your list. Discovery delivers 2016-and-newer homes from Toll Brothers, Lennar, Pulte, and KB Home starting in the $450Ks, inside the Howard Hughes Corporation's award-winning Summerlin master plan with Rogich Middle School (10/10) and 200-plus miles of trails threading the village. The honest trade-offs are the 25-minute Strip commute and builder-contract complexity that rewards having an experienced agent. For families and professionals who value new-build quality at mid-range Summerlin pricing, Discovery is one of the best buys in Las Vegas.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Discovery — the parent city holds 656,274 residents with a median household income of $66,820. Inside Discovery's 350 acres, community records show roughly 5,000 residents across 1,800-plus households, a median age near 35, and average household income above $120,000.
The Census does not break Discovery out as its own place, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the village, our closing data shows a mix of young families drawn by the school zone, dual-income professionals relocating from California, and move-up buyers stepping out of older Las Vegas stock into modern floor plans. Owner-occupancy runs above 80% per community records.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Discovery is not separately tabulated) · Updated
POPULATION & GROWTH
Discovery launched in 2016 and is still adding homes — active builders continue releasing new phases while early sections are now resale. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the northwest Summerlin corridor remains among the most in-demand for family buyers in the valley.
Inside Discovery, growth continues with new builder phases while the surrounding 89134/89138 corridors carry active resale inventory that benchmarks the village's pricing. Unlike built-out Summerlin North villages, Discovery still offers buyers the choice between new construction and established resales — a dual-market dynamic that rewards buyers who know which option fits their situation.
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
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Discovery's builder and resale prices trade against. ZIP codes 89134 and 89138 carry both active new-construction releases and resale inventory, making this one of the more dynamic pricing environments in Summerlin North.
Median List Price
$580,000 area median (89134/89138), June 2026 per LVR
Source: Las Vegas REALTORS
Days on Market
35 median days area-wide; new-build quick-move-ins often faster
vs September 2025
Source: Las Vegas REALTORS
Village Price Range
$450K–$750K — entry townhomes to premium-lot single-family
vs September 2025
Source: Las Vegas REALTORS
The long view: Discovery's median sold price rose 118% between 2015 ($279,900) and 2026 ($610,000), across 11,166 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ACTIVE BUILDERS NOW
Market Competitiveness
Discovery is a moderately competitive market — 35 median days on market across the area, with the dual dynamic of new-builder releases and resale inventory. New-construction buyers compete with other buyers for limited quick-move-in homes and popular floor plans; resale buyers compete against new builds as an alternative. Knowing the builder release calendar is as important as knowing the MLS.
Discovery isn't for everyone — it's a specific value proposition: new-construction quality inside the Summerlin master plan at mid-range pricing, with the strongest middle school zone in Summerlin North. Four buyer profiles dominate here. Read the honest pros and trade-offs before deciding.
Ready to explore homes in Discovery, Summerlin? Our team knows every builder release, lot premium, and floor-plan trade-off in the village.
Start Your Home SearchSub-Neighborhood Comparison
A like-for-like comparison of Discovery's four sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community data record and active-listing data via Las Vegas REALTORS. Honesty note: with new-construction releases and resales mixed in the same area, per-sub-neighborhood medians shift monthly; we publish entry points and builder availability instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Discovery Village | From $500K | n/a* | n/a* | n/a* | Families · Parks · Primary zone |
| Discovery Ridge | From $600K | n/a* | n/a* | n/a* | Premium lots · Three-car garages |
| Discovery Terrace | From $450K | n/a* | n/a* | n/a* | Townhomes · Entry price · First-timer |
| Discovery Park | From $530K | n/a* | n/a* | n/a* | Park-adjacent · Trail access · Family |
Source: Las Vegas REALTORS MLS data plus the NREG community data record, June 2026. Per-sub-neighborhood $/SF and DOM are intentionally omitted — samples too small to be meaningful. ZIP-area benchmark: 35-day median DOM, $580K median list.
Sub-Neighborhood Deep Dive
Submarket 1
The main collection of single-family homes with modern floor plans, covered patios, and walking distance to Discovery Park. The village's core and most active new-construction section.
Browse Discovery Village homes →Submarket 2
Premium home sites with larger floor plans, three-car garages, and expanded outdoor living areas — Discovery at its most spacious, with Toll Brothers typically leading this section.
Browse Discovery Ridge homes →Submarket 3
Attached and semi-attached modern townhomes at Discovery's most accessible price points — ideal for first-time buyers, young professionals, and California transplants entering the Summerlin market.
Browse Discovery Terrace homes →Submarket 4
Homes within walking distance of Discovery Park and direct trail-network access — popular with families who want to walk or bike to the park daily and connect to the broader Summerlin paseo.
Browse Discovery Park homes →Submarket 5
Discovery's most underrated amenity is the 200-plus mile Summerlin paseo trail network that threads directly through the village. Residents walk, run, and bike to Downtown Summerlin, Red Rock Canyon trailheads, and neighboring villages like The Trails and The Willows without crossing a major road. No guard-gated community in Las Vegas matches this trail connectivity at the $450K–$750K price point.
Browse Summerlin's Trail Network — Discovery's Backyard homes →STILL DECIDING?
BY ZIP CODE
Discovery spans ZIP codes 89134 and 89138, and the table below breaks the area into its main corridors — new-construction villages, established Summerlin North resale neighborhoods, and the commercial corridor near the 215. Understanding the two-ZIP spread is key to reading list prices accurately.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | Discovery new construction — modern single-family and townhomes (active builders) | $450K–$750K (village range) | n/a* | 35 (area) | 210 (new-build releases + resales) | n/a* |
| 89138 | Discovery northern sections — premium lots and Discovery Ridge | From $600K | n/a* | 35 (area) | — | n/a* |
| 89134 | Adjacent Summerlin North established resale neighborhoods | From $500K | n/a* | 35 (area) | — | n/a* |
| 89134 | 215 Beltway commercial and mixed corridor | Mixed commercial | n/a* | n/a | — | n/a* |
| 89134/89138 | Full area benchmark — both ZIP codes combined | $580,000 list (area median) | — | 35 | 525 (est.) | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-area $/SF and YTD change are intentionally omitted: active-builder release pricing and resale sales create sample-size volatility that misleads. We publish area ranges and the ZIP-area benchmark instead. Boundaries per Clark County GIS.
New Construction
Four nationally recognized builders are active in Discovery as of mid-2026, offering floor plans from modern farmhouse to desert contemporary across multiple price bands. Builder incentive windows, lot-premium schedules, and release dates shift constantly — and the on-site agent represents the builder. Bring us as your agent from the first model visit; our representation costs you nothing.
Luxury & Move-Up
Discovery's highest-spec builder — lot premiums and design upgrades can push well above base price
Family & Mid-Market
Broadest floor-plan selection in Discovery with Everything's Included package
Design-Forward Family
Life Tested floor plans with strong resale track record in Summerlin
Value & First-Timer
Most accessible entry point in Discovery — studio-customization model with your design choices
Ultra-Modern Move-Up
Compare if you want newest architecture and are flexible on price
Outdoor Recreation
Discovery connects directly to Summerlin's 200-plus mile paseo trail network — one of the best urban trail systems in the western United States — threading to Red Rock Canyon 15 minutes west, Downtown Summerlin 10 minutes south, and every neighboring village. The Howard Hughes Corporation plans and maintains the network across 300 annual sunshine days.
IN-COMMUNITY
The village's main park: modern playground, open fields, walking paths, shade structures, and picnic areas — the daily gathering spot for Discovery's family-oriented residents.
IN-COMMUNITY
15 acres at 10401 Garden Park Drive with basketball courts, a dog park, walking trails, and open fields — the workhorse park for active households in Discovery.
DIRECT ACCESS
Paved multi-use paseo trails connecting Discovery to every Summerlin village, Downtown Summerlin, and Red Rock Canyon trailheads — one of the master plan's signature amenities.
10 MIN
125-plus shops and restaurants, Las Vegas Ballpark, City National Arena, and the Summerlin Farmers Market — the master plan's retail and entertainment anchor.
15 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and climbing, managed by the Bureau of Land Management.
8 MIN
The Trails village adventure park — zip lines, disc golf, a competition-grade playground, and trail connections. A 10-minute bike ride or drive from Discovery.
15 MIN
The PGA Tour's Shriners Children's Open host course — Summerlin's flagship golf experience within easy reach of Discovery.
10 MIN
Triple-A Las Vegas Aviators home field at Downtown Summerlin — minor-league baseball and community events within 10 minutes of Discovery's front door.
The Discovery Lifestyle
Three moods within minutes: a morning loop on Summerlin's 200-plus mile paseo trail threading through Discovery's parks, an afternoon at Downtown Summerlin's 125-plus shops and Las Vegas Ballpark — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management 15 minutes west when you want bigger terrain.
THIS WEEKEND'S OPEN HOUSES
Discovery open houses run differently than traditional neighborhoods — builder model homes are open daily, while resale open houses follow standard MLS scheduling. Set up alerts to catch new showings instantly, and let us arrange a model tour — our agent presence changes what you can negotiate on lot premiums and incentives.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Discovery runs on a dual-income professional household economy: engineers, healthcare workers, educators, and technology professionals rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income in Discovery above $120,000 — meaningfully above the Clark County median.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Discovery against Summerlin's other North villages or citywide alternatives, this side-by-side covers the metrics buyers ask about most, updated June 2026. Discovery wins on new-construction freshness and school depth; The Trails wins on guard-gated option and mature character; The Willows on established pricing — sources are LVR, the U.S. Census, and GreatSchools.
| Metric | Discovery | The Trails | The Willows | Las Vegas |
|---|---|---|---|---|
| Village Median / Range | $580K area / $450K–$750K | $850K area / $500K–$2M+ | $550K area / $450K–$700K | $476K citywide |
| Construction Vintage | 2016–present (new builds active) | 1995–2000s (established) | 1990s–2000s (established) | Mixed |
| Guard Gate | None (code access) | Country Rose Estates (staffed) | None | Select enclaves |
| HOA Monthly | $100–$225 | $100–$400 | $100–$200 | Varies |
| Active Builders | Toll Brothers, Lennar, Pulte, KB Home | None (resale only) | None (resale only) | Many |
| Trail Access | 200+ mi Summerlin paseo (direct) | 200+ mi Summerlin paseo (direct) | 200+ mi Summerlin paseo (direct) | Varies |
| Best For | New construction · Families · California relocators | Guard gate · Mature character · Custom estates | Established value · Families · Mature trees | Selection · Investment · Diverse pricing |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Village income and population figures are community data-record values. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Discovery's 215 Beltway access is its commute superpower: the freeway cuts east-west across the north valley, connecting Downtown Summerlin, the Strip corridor, and the Airport without surface-street crawls. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Discovery destinations beat that, except the Strip and Airport.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Resale purchases in Discovery close in 30 to 45 days through a Nevada escrow company. New-construction timelines differ by phase: quick-move-in homes close in 30 to 60 days, while build-to-order contracts take 6 to 12 months. Get the builder's estimated delivery date in writing — construction delays are common in active Las Vegas building cycles.
Quick Answer
Most Discovery buyers put down 5 to 20 percent. On a $580,000 home, that's roughly $29,000 (5 percent FHA) to $116,000 (20 percent conventional). VA loans allow 0 percent for eligible veterans, and most Discovery builders accept VA financing on new construction. New-build buyers: compare your builder's preferred-lender incentive package against outside financing before committing — the rate buy-down is real savings if you hold the loan, but refinancing when rates drop can cost you the incentive. Have your lender verify the trade-off math before you sign the builder contract.
Discovery FAQ — 18 Answers
Across ZIP codes 89134 and 89138 — the two ZIPs covering Discovery — the area median runs around $678,000 per Las Vegas REALTORS MLS data in mid-2026, with homes taking a median of about 38 days from list to accepted offer. Inside the village, Discovery's 1,800-plus new-construction homes span $450,000 for townhomes and smaller production plans to roughly $750,000 for larger floor plans on premium lots with extended outdoor living spaces.
No — Discovery has no staffed guard gate. Several neighborhoods within the village use gated entry with key-fob or code access, which adds privacy without guard-gate HOA costs. Village association fees run $100 to $225 per month. If 24-hour staffed security is a priority, neighboring The Trails village includes Country Rose Estates guard-gated enclave about ten minutes away. Tell us where security ranks on your list and we'll match the right village.
Yes — Discovery launched in 2016 and is one of Summerlin North's newest villages, with Toll Brothers, Lennar, Pulte, and KB Home still building alongside recent resales. New homes carry current building codes: 10-foot ceilings, smart-home wiring, covered patios, and energy-efficient HVAC that meaningfully cuts utility costs versus Las Vegas's older housing stock. Choose a new build with a full builder warranty or a lightly lived-in resale — our team tracks both weekly.
Toll Brothers, Lennar, Pulte, and KB Home are the active builders in Discovery, each offering multiple floor plans from modern farmhouse to desert contemporary with design centers for personalizing finishes. Builder incentives, lot premiums, and release schedules shift constantly, and the on-site agent represents the builder — not you. Bring Nevada Real Estate Group as your representation from the first model visit; it costs you nothing and protects your interests at every milestone.
Discovery sits across ZIP codes 89134 and 89138 in Summerlin North, Las Vegas. Both ZIPs are served by Clark County School District, and Nevada's ownership advantages apply: no state income tax and an effective property-tax rate of roughly 0.5 to 0.75 percent, with the 3 percent annual cap on primary residences under Nevada Revised Statutes 361.471. Search both ZIP codes so your alerts capture every Discovery listing the day it appears.
Discovery is zoned to Lorna J. Kesterson Elementary (8/10 GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) — one of the strongest public progressions in Summerlin North. Private options within reach include The Meadows School (A+), Faith Lutheran Middle and High (A), Bishop Gorman High (A+), and Doral Academy Red Rock charter (9/10). Verify exact zoning for any specific address before writing an offer, since boundaries can shift between phases.
Plan on $100 to $225 per month, combining the Summerlin master association fee with Discovery's village sub-association fee. Fees fund the trail network, community parks, and common-area maintenance that protect Summerlin values long-term. The exact figure varies by neighborhood and product type. Request the full resale package during your standard 30-to-45-day Nevada escrow so dues, reserves, and transfer fees are confirmed before contingencies expire.
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5 to 0.75 percent of a home's assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3 percent under Nevada Revised Statutes 361.471. On a $678,000 Discovery home that means roughly $2,900 to $4,350 per year — a fraction of what a comparable new-construction home carries in coastal California, where effective rates run 1 percent or more.
Nevada levies zero state income tax — California's top marginal rate is 13.3 percent per the California Franchise Tax Board. A household earning $300,000 relocating from Southern California saves roughly $28,000 to $40,000 per year in state income taxes alone. Paired with Discovery's 3 percent property-tax cap and sub-1 percent effective rate, those savings represent meaningful purchasing power that new-construction markets in Orange County or the Bay Area simply cannot match.
Discovery Park anchors the village with a modern playground, open fields, walking paths, shade structures, and picnic areas. Gardens Park at 10401 Garden Park Drive adds 15 acres with basketball courts, a dog park, and walking trails. Both connect to Summerlin's 200-plus mile paseo trail network, which links to Red Rock Canyon trailheads about 15 minutes west per the Bureau of Land Management. The trail access distinguishes Discovery from most Las Vegas new-construction alternatives.
Yes — families are Discovery's core buyer group. Kesterson Elementary (8/10) and Rogich Middle School (10/10) anchor the public zone per GreatSchools, Palo Verde High rates 8/10, and private options including The Meadows School and Bishop Gorman are accessible within 15 minutes. Discovery Park and Gardens Park provide year-round outdoor infrastructure, and Summerlin's 200-plus mile trail network connects the whole family to Red Rock Canyon and Downtown Summerlin's seasonal events.
Discovery wins on new-construction freshness: 2016-and-newer homes with current floor plans, energy efficiency, and active builder presence, priced $450,000 to $750,000 — the sweet spot between established Summerlin North villages like The Trails and the premium luxury of Summerlin West. The Crossing and The Arbors offer more mature landscaping at slightly lower entry points; Summerlin West villages like Kestrel or Redpoint counter with ultra-modern architecture at higher prices.
The opposite — you need one more than ever. The on-site sales agent at each builder's model represents the builder's interests, not yours. An experienced Nevada Real Estate Group agent negotiates lot premiums, upgrade credits, and closing cost concessions, reviews the builder contract line-by-line, and tracks your construction milestones so nothing slips. Our representation costs you nothing — the builder pays the buyer agent commission regardless of whether you bring an agent or not.
Four things move real money here. First, builder contract terms: incentives tied to the builder's preferred lender often come with rate trade-offs — compare outside financing independently. Second, lot premiums: corner, cul-de-sac, and trail-adjacent lots add $20,000 to $60,000 to base price. Third, phase timing: early phases offer more choice; later phases offer more established neighbors. Fourth, resale competition: a 2018 build sells beside brand-new homes — call (702) 637-1759 for current pricing before you write.
Availability shifts monthly by builder phase and season. Discovery has been building since 2016, so some sections still have active new-home sales while others are resale-only. Quick-move-in homes, lot releases, and incentive windows change fast — and the best deals often aren't advertised online. Call Nevada Real Estate Group at (702) 637-1759 for the current builder release list and any off-market opportunities our agents hear about before they're publicly listed.
Most Discovery buyers put down 5 to 20 percent. Conventional financing works across the village — on a $678,000 home, plan roughly $29,000 (5 percent) to $116,000 (20 percent) down. FHA loans accept as little as 3.5 percent for eligible buyers on new construction. VA loans allow 0 percent for eligible veterans. New-build buyers: compare your builder's preferred-lender incentive package against a competing mortgage before committing — rate buy-downs can be real savings or a trade-off worth scrutinizing.
Resale closings in Discovery typically take 30 to 45 days through a Nevada escrow company. New-construction timelines vary by builder and phase: quick-move-in homes can close in 30 to 60 days, while build-to-order homes take 6 to 12 months depending on permitting and construction schedule. Get your builder's current estimated delivery date in writing, and have a backup housing plan in case of construction delays — they happen in active Las Vegas building cycles.
Yes — and our representation costs you nothing on a new build. The builder pays the buyer's agent commission whether you bring an agent or not, so there's no reason to walk into a model home unrepresented. Our agents who specialize in Discovery know current lot premiums, incentive windows, and which floor plans hold value best at resale. Call (702) 637-1759 to connect with a Discovery specialist before your first model-home visit.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight questions Discovery buyers most frequently type into Google and AI assistants — each answered with verifiable specifics drawn from Las Vegas REALTORS market data, GreatSchools school ratings, Howard Hughes Corporation master-plan records, and Nevada Revised Statutes. The answers follow in the order buyers ask them.
Yes — Discovery launched in 2016, making it one of Summerlin North's newest villages. Active builders including Toll Brothers, Lennar, Pulte, and KB Home are still releasing new phases alongside resale inventory from earlier buyers, giving the market a dual dynamic uncommon in older Summerlin villages.
Howard Hughes Corporation is Summerlin's master developer, and Discovery is one of the villages it launched under its long-running master plan that began in 1990. HHC maintains the trail network, parks, design standards, and master association that protect Discovery values — the same developer framework that has sustained Summerlin appreciation across 30-plus years.
No — Discovery does not have a staffed guard gate. Several sub-neighborhoods use key-fob or code-access gated entries that provide neighborhood-level privacy without staffed security costs. HOA fees run $100–$225 monthly. If a 24/7 staffed gate is your priority, we'd point you toward Country Rose Estates in the neighboring Trails village.
Yes — Sig Rogich Middle School holds a 10/10 GreatSchools rating, one of the highest public middle school scores in Nevada. It serves Discovery and several neighboring Summerlin North villages. Verify the specific address zoning before writing an offer, since school boundaries can shift between village phases.
Discovery is newer (2016-present) with active builders and modern floor plans starting in the $450Ks; The Crossing is an established Summerlin North village with mature landscaping and similar pricing. Discovery wins on construction vintage and builder warranty protection; The Crossing wins on established neighborhood character and street-level greenery. Call (702) 637-1759 and we'll tour both back-to-back.
Yes — most Discovery builders accept FHA financing, which allows as little as 3.5% down for eligible buyers. Confirm FHA approval with the specific builder and project before relying on the program, as unit counts, condo conversion rules, and lender requirements can vary by phase. Our agents help you verify financing eligibility before you visit a model center.
Sometimes — it depends on the builder, the phase, and market conditions. In slower inventory periods, lot premiums can be reduced or offset by closing cost credits or design allowances. In active phases with multiple buyers on the same lot, premiums are often firm. Our agents track which builders are under pressure in which sections right now — that knowledge is the leverage.
About 15 minutes via West Charleston Boulevard — one of Discovery's most practical lifestyle advantages. The 13-mile Red Rock Canyon scenic loop and trailheads are managed by the Bureau of Land Management and open most of the year for hiking, climbing, and cycling. Summerlin's trail network also connects Discovery to Red Rock Canyon trailheads without driving.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships across all four Discovery builders, 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 navigating builder contracts, lot-premium negotiations, and new-construction timelines throughout Summerlin North — the depth behind the team's #1 ranking in Nevada.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Discovery with neighboring Summerlin villages and nearby Las Vegas communities — from The Trails at $850K to The Willows at $550K. Each card pairs the commute time with price positioning so you can judge whether a different village trades Discovery's active-builder advantage for something that better fits your lifestyle.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Four sub-neighborhoods make up Discovery's 350 acres and 1,800-plus homes — from townhomes to premium-lot single-family. Dedicated sub-neighborhood pages are rolling out. Our team can pull current listings, lot release schedules, and HOA documents for any section on request.
KEEP LEARNING
These guides extend the research most Discovery buyers do next — understanding the broader Summerlin master plan, comparing Summerlin villages by price and lifestyle, and navigating new-construction contracts — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →VILLAGE COMPARISON
How Summerlin's master-plan villages compare to Henderson's top communities — useful context for the broader decision.
Read →COMMUNITY HUB
All Summerlin villages, market data, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Discovery is an active-builder village with new releases and resales mixed in the same ZIP codes, we present area statistics (89134/89138) as area benchmarks — not village-only claims — and note where builder data differs from resale data.
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