Families with School-Age Children
- Sig Rogich MS (10/10) — the zoned middle school
- Vanderburg ES (8/10) and Palo Verde HS (8/10)
- Summerlin trail network connects home to school safely
- Established neighborhood with settled, owner-heavy character
The Crossing, Summerlin
Red Bluffs at The Crossing Homes For Sale
Nevada's #1 team for Red Bluffs real estate. Search established single-family homes in The Crossing village of central Summerlin — mature landscaping, top-rated schools, and the full Summerlin lifestyle from ZIP 89144.
ZIP-AREA MEDIAN LIST (89144)
$720K
LVR / GLVAR, September 2026
RESALE PRICE RANGE
$600K–$950K
Community record, September 2026
HOA FEES
$60–$150/mo
Summerlin master + sub-association
DAYS ON MARKET (ZIP-AREA)
33
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Red Bluffs at The Crossing at a Glance?
Red Bluffs at The Crossing is an established single-family neighborhood in The Crossing village of Summerlin, ZIP 89144, with resale prices of $600K–$950K, HOA dues of $60–$150/mo, and Sig Rogich Middle School — rated 10/10 per GreatSchools — as the zoned middle school. Developed by Howard Hughes Corporation, it offers mature desert landscaping five minutes from Downtown Summerlin.
- The price band: resale single-family homes trade $600K–$950K in September 2026, with HOA dues of $60–$150/mo for the Summerlin master + sub-association.
- The schools: Sig Rogich MS (10/10), Vanderburg ES (8/10), and Palo Verde HS (8/10) — one of Summerlin's strongest public school corridors.
- The location: 5 minutes to Downtown Summerlin, 10 to Red Rock Canyon, 20 to the Strip — central Summerlin's lifestyle radius.
- The lifestyle: mature landscaping, 150-plus miles of Summerlin trails, and established neighbors in a non-gated, family-friendly village.
- Do your homework: no new construction here — resale only; verify HOA sub-association dues, reserve study, and school zoning for your specific address.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Red Bluffs at The Crossing Homes for Sale?
The 89144 ZIP corridor carrying The Crossing village shows active single-family listings updated daily according to Las Vegas REALTORS MLS data. Red Bluffs resale homes trade in the $600,000–$950,000 range. The eight newest area listings appear below, and our full MLS search lets you filter by beds, price, and features.
PRICE DISTRIBUTION
How Many Red Bluffs Area Homes Sell in Each Price Range?
Across the 89144 ZIP corridor, active listings in September 2026 span a wide price range per Las Vegas REALTORS MLS data. Red Bluffs resale homes concentrate in the $600K–$950K band. The counts below show where buyer competition concentrates across the full ZIP.
Browse Red Bluffs at The Crossing Listings
How Can You Find a Red Bluffs Home by Type, Lifestyle & Price?
Active listings in the 89144 ZIP corridor — where Red Bluffs resale homes trade from $600K to $950K — break down by property type, lifestyle fit, and price band below. Each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. Filter by beds and price to narrow your search.
Which Summerlin Communities Near The Crossing Should You Explore?
Red Bluffs sits alongside several named neighborhoods within The Crossing village, each with its own character and price point. Cards below link to the most relevant hub or live search.
Established · Single-Family
Red Bluffs at The Crossing
The Crossing · Single-FamilyPacific Crest at The Crossing
Summerlin VillageThe Crossing (village)
Master Plan · All villagesSummerlin (master plan)
Family · ParksThe Paseos
Guard-Gated · GolfRed Rock Country Club
Guard-Gated · LuxuryThe Ridges Summerlin
All Las Vegas CommunitiesLas Vegas (citywide)
By Property Type
By Price Range
Updated daily · 136 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Red Bluffs Listings First?
Custom alerts by price, beds, and features for the 89144 ZIP corridor — no spam, unsubscribe anytime. Turnover in established Summerlin villages like The Crossing is moderate; the right home may appear once a quarter. Alert subscribers see new listings within hours, not days.
- Custom criteria — neighborhood, price, beds, baths, features
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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 Red Bluffs at The Crossing?
The Answer
Living in Red Bluffs means mature tree-lined streets, a 10-rated middle school two minutes away, and Downtown Summerlin five minutes down Charleston Boulevard. The neighborhood sits within The Crossing village, served by the City of Las Vegas, with Red Rock Canyon ten minutes west and the full Summerlin trail network connecting parks, schools, and shopping from the front door.
What is Red Bluffs at The Crossing known for?
Red Bluffs is known for its established desert-contemporary homes, one of the top public-school corridors in Las Vegas (Sig Rogich MS at 10/10), and immediate access to the Summerlin trail network and Downtown Summerlin retail and dining.
Who should live in Red Bluffs at The Crossing?
Families targeting Summerlin's best public schools, California relocators seeking a mature neighborhood with Nevada's zero income tax, and established professionals who want a settled, non-gated Summerlin address within five minutes of Downtown Summerlin.
What is daily life like?
Morning trail runs on the Summerlin network, school drop-off at Vanderburg or Rogich, errands and dinner at Downtown Summerlin five minutes away, and weekend hiking at Red Rock Canyon ten minutes west — with 300 days of sunshine year-round.
Location
Where Is Red Bluffs at The Crossing
Red Bluffs at The Crossing sits in The Crossing village of central Summerlin along the W. Charleston Boulevard corridor in Las Vegas ZIP 89144. About 20 minutes to the Strip via Summerlin Parkway and I-15, 10 minutes to Red Rock Canyon, and 5 minutes to Downtown Summerlin.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Red Bluffs at The Crossing
At a Glance$649,500
Median List Price (ZIP 89144)
$600K–$950K
Resale Price Range (Red Bluffs)
$60–$150/mo
HOA Fees
33
Days on Market (ZIP-area)
- Setting
- Established village within Summerlin master plan
- Village
- The Crossing
- Type
- Single-Family Resale
- Established
- Early 2000s
- Developer
- Howard Hughes Corporation
- Guard-Gated
- No
- HOA
- $60–$150/mo
- Schools
- CCSD: Vanderburg ES (8) · Rogich MS (10) · Palo Verde HS (8)
- Trails
- 150+ miles Summerlin trail network
- ZIP Code
- 89144
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
Quick Answer
Is Red Bluffs at The Crossing a good place to live?
Yes — particularly for families and Summerlin lifestyle buyers. Red Bluffs delivers a 10-rated public middle school (Sig Rogich), mature landscaping, 150-plus miles of Summerlin trails from the door, and Downtown Summerlin five minutes away — all in a non-gated, established-neighborhood setting priced $600K–$950K. The honest trade-offs: no guard gate and resale-only inventory with varying upgrade levels. For buyers who value top schools and Summerlin's lifestyle radius over gates or new builds, Red Bluffs is one of The Crossing's most compelling addresses.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Red Bluffs at The Crossing?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Red Bluffs — the parent city holds 656,274 residents with a median household income of $66,820. The 89144 corridor and Summerlin village profile inverts that average: community records show a median age around 38, average household income above $110,000, and a homeownership rate near 78%.
The Census does not separately tabulate neighborhood-level data for Red Bluffs, so Las Vegas citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within the neighborhood, our closing data shows a mix of established professional families, California relocators drawn by Nevada's zero income tax and Summerlin's school corridor, and long-tenured owners who bought when The Crossing was new and have not left.
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
10/10
vs Clark Co avg ~6
$60–$150
vs guard-gated $250–$700+
$600K
vs Clark Co value $391K
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (Red Bluffs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Red Bluffs Area Growing?
Red Bluffs itself is a built-out resale neighborhood within a mature Summerlin village — rooftop growth comes from the western Summerlin expansion, not The Crossing. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor remains among the most in-demand in the valley.
656,274Las Vegas residents (Census)
150+Miles of Summerlin trails
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Red Bluffs, growth means appreciation and turnover, not new rooftops. The Crossing village is built out, and demand from California relocators and Summerlin trade-up buyers keeps resale activity steady. The surrounding Summerlin West expansion — where Howard Hughes Corporation continues adding villages — fuels ongoing infrastructure and amenity investment that benefits established central-Summerlin neighborhoods like The Crossing.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the neighborhood separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Red Bluffs at The Crossing Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark The Crossing trades against. ZIP 89144 specifics: median list near $720,000, median days on market around 40, active resale inventory refreshed daily.
Median List Price
$720,000 ZIP 89144 median, June 2026 — resale Red Bluffs homes trade $600K–$950K
Source: Las Vegas REALTORS
Days on Market
~40 median days across the 89144 ZIP corridor; well-priced homes move faster
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
ZIP 89144 closings tracked monthly per LVR — check our search portal for current counts
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.
33
ZIP-AREA DAYS ON MARKET
$720K
ZIP-AREA MEDIAN LIST
10/10
ROGICH MS RATING
< 1 hr
OUR RESPONSE TIME
ESTABLISHED SUMMERLIN VILLAGE
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is the Red Bluffs at The Crossing market right now?
The 89144 corridor is a steady seller's market in 2026: homes priced correctly for comparable Summerlin resale sell within 30–40 days per Las Vegas REALTORS data, while overpriced listings sit. The Crossing's school corridor and lifestyle access drive consistent demand from families and relocators; turnover stays moderate because satisfied owners do not leave.
62Steady Seller's Market
- ~40 daysZIP-area median DOM (sold, recent)
- $650KMedian list price, ZIP 89144
- $600K–$950KRed Bluffs resale range
- 10/10Rogich MS — drives family demand
Is Red Bluffs at The Crossing Right for You?
Who Should Buy a Home in Red Bluffs at The Crossing?
Red Bluffs is not a universal fit — it's a specific Summerlin niche: established, non-gated, and school-driven, priced $600K–$950K resale with HOA dues of $60–$150/mo and Sig Rogich MS (10/10) as the zoned middle school. Six buyer profiles below map who thrives here and what the honest trade-offs are.
Which Buyer Types Fit Red Bluffs at The Crossing?
California Relocators
- Nevada zero state income tax vs California's 13.3%
- Mature Summerlin neighborhood at California-suburban pricing
- Downtown Summerlin lifestyle and Red Rock Canyon weekend access
- NREG handles virtual tours and relocation coordination
Move-Up Summerlin Buyers
- Trade up from a smaller 89144 home within the same school zone
- Upgrade finishes and lot size without changing Rogich MS zoning
- Established comps make valuation straightforward
- Familiar neighborhood character — no adjustment period
Remote Workers & Professionals
- Quiet, low-traffic residential streets — ideal home-office environment
- Downtown Summerlin restaurants and coffee shops 5 minutes away
- 215 Beltway access for valley-wide client meetings
- 300 days of sunshine and Red Rock Canyon ten minutes west
First-Time Luxury Buyers
- Entry at $600K with conventional financing (no jumbo required)
- $60–$150/mo HOA — modest for a Summerlin address
- Zoned for Rogich MS without private-school tuition overhead
- Non-gated resale — straightforward diligence without enclave complexity
Long-Hold Investors
- Top-rated school corridor supports consistent resale demand
- California-relocator pipeline replenishes buyer pool regularly
- Howard Hughes Corporation's ongoing Summerlin investment protects value
- 3% property-tax cap under NRS 361.471 controls operating costs
Best Fit For
- Families with school-age children — Sig Rogich MS at 10/10 is the zoned middle school — the single most consistent driver of demand in this neighborhood.
- California relocators — mature Summerlin lifestyle at a fraction of coastal pricing, with Nevada's zero state income tax doing the heavy lifting.
- Remote workers — quiet residential streets, Downtown Summerlin five minutes away, and Red Rock Canyon ten minutes west for afternoon resets.
- Move-up Summerlin buyers — trade up within the 89144 corridor and stay in Rogich MS zoning — the most common internal move in The Crossing village.
- First-time luxury buyers — entry at $600K with conventional financing, modest HOA, and established neighborhood character without enclave complexity.
- Long-hold investors — school-driven resale demand and steady California-relocator pipeline make this one of Summerlin's most durable hold positions.
Ready to explore homes in Red Bluffs at The Crossing? Our Summerlin specialists know The Crossing village, every sub-association structure, and the comparable sales that determine fair value.
Start Your Home SearchPros
- Sig Rogich MS (10/10) — one of Nevada's top-rated public middle schools is the zoned campus
- Full Summerlin lifestyle: 150-plus miles of trails, Downtown Summerlin, Red Rock Canyon — accessible without a guard-gate premium
- HOA dues of $60–$150/mo — modest compared to gated Summerlin enclaves charging $250–$700+
- Zero Nevada state income tax and a 3% annual property-tax cap under NRS 361.471
- Mature, established neighborhood character with 20-plus years of tree growth
- Conventional financing throughout the price range — no jumbo required below ~$766K
- Steady California-relocator demand supports long-term hold value
Honest Considerations
- No guard gate — buyers wanting staffed entry need to cross-shop Red Rock Country Club or The Ridges
- Resale only — no new-construction options inside the neighborhood
- Finish quality varies widely home to home; inspection and comp judgment are essential
- Extreme summer heat — 105°F-plus stretches July through September, like the rest of the valley
- Parking can be tight on cul-de-sac sections during family gatherings — walk the street at peak hours
- Appreciation tied to Las Vegas market cycles — no scarcity-gate premium like guard-gated enclaves
Village Comparison
How Does Red Bluffs at The Crossing Compare to Nearby Summerlin Neighborhoods?
A like-for-like comparison of The Crossing neighborhoods and nearby Summerlin villages — entry pricing, lifestyle fit, and school profiles — drawn from the community plan records and active-listing data via Las Vegas REALTORS. Honesty note: with established resale inventory, per-street medians run thin, so we publish price ranges and known differentiators instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Red Bluffs at The Crossing | $600K–$950K | n/a* | ~40 | n/a* | Families · Schools · Trails |
| Pacific Crest at The Crossing | $600K–$900K | n/a* | n/a* | n/a* | Families · The Crossing village |
| The Crossing (village hub) | From $500K | n/a* | n/a* | n/a* | Established · Central Summerlin |
| The Paseos | From $450K | n/a* | n/a* | n/a* | Families · Parks · Trails |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-Gated · Golf |
| The Ridges Summerlin | From $2M | n/a* | n/a* | n/a* | Luxury · Guard-Gated · Views |
Source: Las Vegas REALTORS MLS data plus NREG community records, June 2026. Neighborhood-level medians are intentionally omitted where sample sizes are too small to be meaningful — plan ranges shown instead.
Neighborhood Deep Dive
What's Inside The Crossing and Nearby Summerlin Villages?
Submarket 1
Red Bluffs at The Crossing
Established single-family homes in The Crossing's core — Rogich MS zoned, mature landscaping, $60–$150/mo HOA. The Summerlin lifestyle at a non-gated price.
Browse Red Bluffs at The Crossing homes →$600K–$950KMedian Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Pacific Crest at The Crossing
Sibling neighborhood within The Crossing — similar price band and school zoning to Red Bluffs, with slightly different floor-plan mix.
Browse Pacific Crest at The Crossing homes →$600K–$900KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Crossing (village hub)
The full Crossing village spans several named neighborhoods; Red Bluffs and Pacific Crest are its anchor resale addresses. Village pages show all active inventory.
Browse The Crossing (village hub) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Paseos
Popular Summerlin village west of The Crossing, known for Fox Hill Park and family-friendly street design — slightly lower entry than Red Bluffs but same general school corridor.
Browse The Paseos homes →$450K+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 within Summerlin — two Arnold Palmer courses, staffed entry. The step up from Red Bluffs for buyers who want a gate and a golf address within the master plan.
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 Ridges Summerlin
Summerlin's most exclusive guard-gated enclave with Bear's Best golf. Entry near $2M — the luxury ceiling for buyers who want the Summerlin address with maximum privacy and Red Rock views.
Browse The Ridges Summerlin homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Crossing Village — Red Bluffs in Context
The Crossing is one of Summerlin's established central villages, developed by Howard Hughes Corporation in the early 2000s. Red Bluffs sits at its core — a Rogich MS-zoned, mature-landscaped neighborhood that represents the Summerlin lifestyle at its most accessible price point within the master plan.
Browse The Crossing Village — Red Bluffs in Context homes →$60–$150Monthly HOA
10/10Rogich MS Rating
5 minto Downtown Summerlin
10 minto Red Rock Canyon
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits?
BY ZIP CODE
How Does the Red Bluffs ZIP Code (89144) Break Down?
ZIP code 89144 spans The Crossing village and surrounding Summerlin corridors. The table below shows the key price corridors within the ZIP — from entry-level resale to guard-gated luxury nearby — so buyers understand where Red Bluffs sits within the broader 89144 market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | Red Bluffs at The Crossing — core resale | $600K–$950K | n/a* | ~40 | See MLS | n/a* |
| 89144 | Pacific Crest at The Crossing — sibling neighborhood | $600K–$900K | n/a* | ~40 | See MLS | n/a* |
| 89144 | The Crossing village (all neighborhoods) | From $500K | n/a* | ~40 | See MLS | n/a* |
| 89144 | Red Rock Country Club (guard-gated golf) | From $1.2M | n/a* | varies | See MLS | n/a* |
| 89144 | Full 89144 ZIP corridor benchmark | ~$720,000 list median | — | ~40 | Active daily via LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and YOY change are intentionally omitted: neighborhood-scale samples are too small for meaningful statistics, so we publish price ranges instead. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Red Bluffs at The Crossing?
No production builder operates inside Red Bluffs — the neighborhood built out in the early 2000s and all opportunities today are resale. Buyers wanting new construction cross-shop Summerlin West villages 10–15 minutes west, where Toll Brothers, Lennar, and others sell from the $500Ks to $2M-plus. Verify current incentives directly with builder sales offices.
Luxury & Move-Up
Toll Brothers
Closest luxury production profile to Red Bluffs resale
Family & Mid-Market
Lennar
Broadest new-build selection in the Summerlin area
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against established resale
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing Summerlin options
Family
Richmond American
Value-oriented new builds outside the Summerlin premium corridors
Outdoor Recreation
What Outdoor Amenities Does Red Bluffs at The Crossing Offer?
The Summerlin trail network starts at the neighborhood's edge — 150-plus miles of interconnecting paths managed by the Howard Hughes Corporation, connecting parks, schools, and shopping across the master plan, with Red Rock Canyon's 195,000 BLM-managed acres ten minutes west for bigger adventures.
FROM DOOR
Summerlin Trail System
150+ milesWalking · Cycling · RunningFree
Howard Hughes Corporation's interconnecting trail network threads all of Summerlin — connect to Fox Hill Park, The Paseos, and Downtown Summerlin without leaving the path.
5 MIN
The Paseos Linear Park
~12 acresTrails · Dog-friendlyFree
A linear desert-garden park with walking trails, open lawn, and dog-friendly areas — a quick morning loop from Red Bluffs without getting in a car.
10 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golfFree
One of Summerlin's most popular family parks — zip lines, adventure playground equipment, disc golf, picnic areas, and trails that connect to the broader Summerlin path system.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark — farmers markets, seasonal festivals, and the valley's premier open-air dining and entertainment district.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking on Calico Hills trails, and some of the best sport climbing in the Southwest, managed by the Bureau of Land Management.
10 MIN
TPC Summerlin
18 holesGolf (public)Green fee
The host course of the Shriners Children's Open — public access, championship conditions, and mountain-view holes that make the 20-minute drive worth it on mornings off.
10 MIN
Summerlin Aquatic Center
Lap & leisure poolsSwimmingLVAC fee
Lap swimming and family aquatics serving the Summerlin corridor — a useful summer amenity given the 105°F stretch from July through September.
5 MIN
Las Vegas Ballpark
StadiumLas Vegas Aviators (Triple-A)Ticketed
Minor-league baseball steps from Downtown Summerlin — $10–$25 tickets, lawn seating, and Strip views make it the valley's best casual night out for families.
The Red Bluffs Lifestyle
What Does a Weekend in Red Bluffs at The Crossing Look Like?
Three moods within minutes: a morning trail run on the Summerlin network, Saturday errands and lunch at Downtown Summerlin five minutes away, and an afternoon hike at Red Rock Canyon — roughly 195,000 acres managed by the Bureau of Land Management — ten minutes west when you want the desert to yourself.
150+Miles of Summerlin Trails
5 minto Downtown Summerlin
10/10Rogich MS Rating
$60–$150Monthly HOA
THIS WEEKEND'S OPEN HOUSES
Can You Tour Red Bluffs at The Crossing Homes This Weekend?
Open houses in established Summerlin resale neighborhoods run on weekends — typically Saturday and Sunday afternoons when inventory is active. Set up instant alerts to get notified the moment a Red Bluffs home schedules an open house, or browse every active 89144 listing now and let us arrange a private showing at a time that works for you.
Planning a move
What Should I Verify Before Moving to Red Bluffs at The Crossing?
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 Red Bluffs at The Crossing 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 Red Bluffs at The Crossing Economy?
Red Bluffs residents tap into a professional-household economy spread across Summerlin and the broader Las Vegas metro. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income in the 89144 corridor above $110,000 — roughly 1.5x the Clark County median.
$110,000+Avg household income, 89144 corridorCommunity records + Census ACS estimate
78%Owner-occupied householdsStable, professional-household corridor
5 minTo Downtown Summerlin employment corridorCorporate, medical, and retail jobs
20 minTo Strip resort employment coreVia Summerlin Pkwy to I-15
Top Red Bluffs Area Employers
- Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west valley's premium retail employment hub — five minutes from Red Bluffs
- Summerlin Hospital Medical CenterMajor hospital and medical-office campus serving the Summerlin area, roughly ten minutes north
- Red Rock Resort (Station Casinos)Resort, gaming, dining, and corporate operations on the western Summerlin border
- City National Arena (Golden Knights HQ)Practice facility and event venue within Downtown Summerlin — draws administrative and event-staff employment
- Clark County School District (Summerlin region)Vanderburg ES, Sig Rogich MS, Palo Verde HS, and the broader Summerlin campus cluster
- Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core — roughly twenty minutes east via Summerlin Parkway and I-15
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Red Bluffs at The Crossing Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Red Bluffs against other Las Vegas-area options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Red Bluffs wins on school quality and Summerlin trail access; Henderson wins on guard-gated options and citywide safety ratings; Las Vegas proper wins on price entry and selection — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Red Bluffs / The Crossing | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | $600K–$950K resale / $720K ZIP-area | $728K | $476K | $548K |
| HOA Fees | $60–$150/mo | Varies by village | Varies | Varies |
| Days on Market | ~40 (ZIP-area) | 21 | 20 | 21 |
| Median Household Income | $110,000+ (corridor) | $95,200 | $66,820 | $88,654 |
| Guard-Gated | No (Red Rock CC nearby) | Select enclaves | Select enclaves | Select enclaves (MacDonald Highlands) |
| New Construction | None — resale only | Very High (West villages) | Moderate | Very High (Cadence, Inspirada) |
| Best For | Families · Schools · Trails | Schools · Luxury · Outdoors | Selection · Investors · Urban | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. School ratings per GreatSchools. Income and market figures are ZIP-area estimates — the Census and FBI do not tabulate Red Bluffs separately. Last updated June 2026.
Cost of Ownership
What Will Red Bluffs at The Crossing 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 Red Bluffs 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 Red Bluffs at The Crossing?
Red Bluffs sits at the center of the Summerlin arterial grid — West Charleston Boulevard, Summerlin Parkway, and the 215 Beltway all within minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Red Bluffs destinations beat that comfortably.
Drive Times from Red Bluffs at The Crossing
- ~5 minDowntown Summerlin (dining & shopping)W Charleston Blvd west
- ~3 minSig Rogich Middle SchoolLocal streets
- ~10 minRed Rock Canyon (scenic loop entrance)W Charleston Blvd west
- ~10 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 → I-15
- ~50 minMt. 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 Red Bluffs at The Crossing?
Most Red Bluffs purchases close in 30–45 days through a Nevada escrow company; cash offers can close in 10–14 days. HOA document review for the Summerlin master and sub-association typically arrives within 10 days of request — a standard Nevada disclosure step. Conventional loans in this price range rarely need extended timelines.
Quick Answer
What down payment do you need to buy in Red Bluffs at The Crossing?
Most Red Bluffs buyers put down 10%–20%. On a $750,000 home that means $75,000 to $150,000 at closing. Conventional financing works throughout the Red Bluffs price range — the 2026 conforming loan limit covers most purchases here, so jumbo documentation is rarely needed. VA loans allow 0% for eligible veterans. Get pre-approved before touring so you can move quickly when the right home appears in this moderate-turnover Summerlin village.
Red Bluffs at The Crossing FAQ — 18 Answers
What Do Red Bluffs at The Crossing Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Red Bluffs at The Crossing?
Resale single-family homes in Red Bluffs trade in the $600,000–$950,000 range in 2026, per $649,500 ZIP-area data from Las Vegas REALTORS. Lot premiums, upgrade level, and condition drive where a home lands in that band. Nevada's zero state income tax and a roughly 0.5–0.7% effective property-tax rate keep carrying costs well below comparable California addresses.
What village is Red Bluffs at The Crossing in?
Red Bluffs sits within The Crossing village of central Summerlin in Las Vegas ZIP 89144. The Howard Hughes Corporation master plan surrounds it with 150-plus miles of interconnecting trails, community parks, and Downtown Summerlin about five minutes away. Village location matters for HOA structure, school zoning, and resale demand — The Crossing is one of Summerlin's more established central addresses.
Is Red Bluffs at The Crossing guard-gated?
No — Red Bluffs is an open-access single-family neighborhood within The Crossing village of Summerlin. It does not have a staffed entry gate or perimeter wall. Security is provided by the Las Vegas Metropolitan Police Department serving this ZIP 89144 corridor, plus the neighborhood watch culture typical of established Summerlin villages. Buyers wanting guard-gated luxury nearby can cross-shop The Ridges or Red Rock Country Club within Summerlin.
What are HOA fees in Red Bluffs at The Crossing?
HOA dues in Red Bluffs run $60–$150 per month, covering the Summerlin master-association assessment plus a sub-association charge for common-area landscaping and amenity maintenance. Detached single-family dues here stay comparatively modest because owners maintain their own homes and yards. Always request the full resale package — current dues, reserve study, transfer fees, and any pending special assessments — early in Nevada's standard 30-to-45-day escrow.
What schools serve Red Bluffs at The Crossing?
Zoned Clark County School District campuses for Red Bluffs include John C. Vanderburg Elementary (8/10 per GreatSchools), Sig Rogich Middle School (10/10 — one of the top-rated public middle schools in Nevada), and Palo Verde High School (8/10). Private options within reach include The Meadows School, Bishop Gorman High School, and Faith Lutheran, plus Doral Academy Red Rock and Pinecrest Academy charter campuses. Verify attendance boundaries with CCSD before writing an offer.
How far is Red Bluffs at The Crossing from the Las Vegas Strip?
About 20 minutes via Summerlin Parkway to I-15 — far enough to leave resort traffic behind, close enough for an easy commute. Red Rock Canyon is roughly 10 minutes west on Charleston Boulevard, Downtown Summerlin about 5 minutes, and Harry Reid International Airport approximately 30 minutes via I-215 South. Test-drive the route at your actual commute hour before committing.
How does Nevada's tax climate compare to California for Red Bluffs buyers?
Nevada levies no personal state income tax; California's top marginal rate is 13.3% per the California Franchise Tax Board. A household earning $300,000 saves roughly $24,000 per year in state income taxes alone by relocating. Red Bluffs adds a Clark County Assessor effective property-tax rate of roughly 0.5–0.7%, capped at 3% annual growth on a primary residence under Nevada Revised Statutes 361.471 — a fraction of California's 1-plus percent rate without the Prop 13 baseline protection on new purchases.
What is The Crossing village of Summerlin known for?
The Crossing is one of Summerlin's established central villages, developed by Howard Hughes Corporation in the late 1990s through early 2000s. It is known for mature landscaping, consistent desert-contemporary architecture, easy access to the Summerlin trail network and Downtown Summerlin, and a school corridor anchored by Sig Rogich Middle School — one of the highest-rated public middle schools in Nevada per GreatSchools. Red Bluffs is one of several named neighborhoods within the village.
Is Red Bluffs at The Crossing good for families?
Yes — it is one of Summerlin's stronger family addresses. Sig Rogich Middle School (10/10 per GreatSchools) is a standout public campus, Vanderburg Elementary rates 8/10, and Palo Verde High rounds out a consistently rated CCSD corridor. The Summerlin trail network, community parks, and the non-gated street layout give children safe cycling and walking routes to parks and schools. Mature trees and established neighbors add to the neighborhood's settled family character.
What is new construction like near Red Bluffs at The Crossing?
Red Bluffs itself is a built-out resale neighborhood with no active production builders operating within its streets. Buyers wanting brand-new Summerlin product cross-shop Summerlin West villages roughly 10–15 minutes west, where Toll Brothers, Lennar, and other builders are actively selling from the $500Ks into the $2M-plus range. The trade-off: resale Red Bluffs offers mature landscaping and established neighbors that new-build streets cannot replicate for years.
How competitive is the Red Bluffs market?
The 89144 ZIP corridor ran a median of 33 days on market over the past 100 days per Las Vegas REALTORS data. Well-priced, move-in-ready homes in established Summerlin villages like The Crossing consistently receive strong buyer attention, especially from California relocators and Summerlin trade-up buyers. Sellers who price to comparable sales and present well typically outperform the ZIP median; overpriced listings sit. Our agents track every active and pending sale in the corridor.
What are the property taxes on a Red Bluffs home?
The Clark County Assessor applies an effective property-tax rate of roughly 0.5–0.7% of assessed value. On a $750,000 Red Bluffs home that means approximately $3,750–$5,250 per year. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%, so taxes grow predictably over time. Compared to California — where a new purchase resets to 1% of purchase price with no NRS-style annual cap — Nevada ownership costs stay meaningfully lower through each decade of holding.
What outdoor recreation is near Red Bluffs at The Crossing?
The Summerlin trail network — 150-plus miles managed by the Howard Hughes Corporation — connects Red Bluffs to parks, schools, and shopping. Red Rock Canyon National Conservation Area is roughly 10 minutes west: 195,000 acres of BLM-managed desert with world-class hiking, road cycling, and the 13-mile scenic loop. Fox Hill Park and The Paseos Linear Park are both within a short drive, and TPC Summerlin and Las Vegas National Golf Club are accessible for golfers.
What does it cost to buy a home in Red Bluffs at The Crossing?
Budget $600,000–$950,000 for resale single-family homes in Red Bluffs as of September 2026. At a $750,000 price with 10% down at current Freddie Mac PMMS rates near 7%, expect a principal-and-interest payment around $4,490 monthly, plus roughly $375 property tax, $150 insurance, and $100 HOA — a total carrying cost near $5,100 per month. VA loans allow 0% for eligible veterans. Our team can model the exact monthly payment for any specific listing.
Can Nevada Real Estate Group help me buy or sell in Red Bluffs at The Crossing?
Yes — Nevada Real Estate Group is the #1 real estate team in Nevada with 9,600+ closed transactions and $4.85B+ in total volume. Our agents have represented buyers and sellers throughout Summerlin's Crossing village for years and know the school zoning, HOA structures, and comparable sales that determine fair value in Red Bluffs. Call (702) 637-1759 or use the form on this page to connect with a Summerlin specialist today.
What down payment do you need to buy in Red Bluffs at The Crossing?
Most Red Bluffs buyers put down 10%–20%. On a $750,000 home that means $75,000 to $150,000 at closing, plus closing costs of roughly 1–2% for a buyer. Conventional financing works throughout the price range — no jumbo loan required below roughly $766,550 in 2026. VA loans allow 0% down for eligible veterans. Get pre-approved before touring so you can move quickly when the right home appears in this low-turnover Summerlin village.
How long does it take to close on a home in Red Bluffs at The Crossing?
Most Red Bluffs purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in as few as 10–14 days. HOA document review — the resale package including current dues, reserve study, and CC&Rs — typically arrives within 10 days of request and is a standard Nevada disclosure step. Conventional loans in this price range rarely require extended timelines unless appraisal issues arise.
Is Red Bluffs at The Crossing a good long-term investment?
Established Summerlin villages with top-rated schools have historically held value well through Las Vegas market cycles. Red Bluffs benefits from the Howard Hughes Corporation's continuing investment in Summerlin infrastructure, Downtown Summerlin's ongoing retail and entertainment expansion, and the enduring demand from California relocators drawn by Nevada's zero state income tax. The 3% annual property-tax cap under NRS 361.471 protects long-term carrying cost predictability.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Red Bluffs at The Crossing?
These are the eight questions Red Bluffs buyers actually search — answered with specifics you can verify: market data from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the plan record.
Is Red Bluffs at The Crossing part of Summerlin?
Yes — Red Bluffs is a named neighborhood within The Crossing village of the Summerlin master-planned community, developed by Howard Hughes Corporation in ZIP 89144. It accesses the full Summerlin trail network, master-plan parks, and proximity to Downtown Summerlin.
What ZIP code is Red Bluffs at The Crossing in?
Red Bluffs is in ZIP code 89144, on the central-western edge of Las Vegas within the Summerlin master plan. Use 89144 when setting up listing alerts to capture The Crossing inventory — our team can configure a search that isolates Red Bluffs specifically.
Does Red Bluffs have a community pool?
Red Bluffs at The Crossing does not have a dedicated neighborhood pool as a community amenity — residents access the broader Summerlin trail and park network, including Fox Hill Park nearby. The Summerlin Aquatic Center serves the corridor for lap swimming and family aquatics.
How many homes are in Red Bluffs at The Crossing?
Red Bluffs is a neighborhood within The Crossing village — the exact unit count is not published as a standalone figure, but The Crossing village encompasses multiple named sub-neighborhoods totaling several hundred homes. Our team can pull current active and off-market inventory for the specific streets.
Is Red Bluffs at The Crossing good for retirees?
It is a reasonable fit for active retirees who value trails, outdoor access, and a quiet residential setting, but the neighborhood skews toward families given the 10-rated middle school zoning. Retirees wanting a more age-curated environment typically compare Sun City Summerlin or Del Webb active-adult communities within the broader Las Vegas area.
How far is Red Bluffs from Downtown Summerlin?
About five minutes west on West Charleston Boulevard — Downtown Summerlin's 125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark are the neighborhood's practical front yard. It is one of the closest residential neighborhoods to the Downtown Summerlin core.
Can I walk to Sig Rogich Middle School from Red Bluffs?
Rogich MS is approximately two to four minutes by car from Red Bluffs, and the Summerlin trail network offers a safe walking and cycling route for school commutes. Verify the exact walking route for a specific address before you rely on it daily.
What is the difference between Red Bluffs and Pacific Crest at The Crossing?
Both are single-family resale neighborhoods within The Crossing village of Summerlin, sharing the same school zoning and general price band ($600K–$950K). The differences are floor-plan mix, lot sizes, and street layout — our agents walk buyers through the specifics during touring; call (702) 637-1759 to arrange a comparative showing.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
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 Summerlin's Crossing village and the broader 89144 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 Red Bluffs at The Crossing?
Compare Red Bluffs ($600K–$950K resale, $60–$150/mo HOA) with neighboring Summerlin villages, guard-gated enclaves like Red Rock Country Club (from $1.2M), and nearby cities. Each card pairs the drive time with price positioning so you can judge whether a different community actually buys you more home for the money.
More Summerlin communities
- Red Rock Terraces
- Redpoint
- Redpoint Square
- Reverence
- Ridgebrook
- Saddlewood
- San Marino
- Sandalwood
- Santaluz
- Savanna Ridge
- Scots Pine
- Shadow Point
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Red Bluffs at The Crossing Areas Can You Explore A–Z?
Red Bluffs sits within The Crossing village of central Summerlin (ZIP 89144), priced from $600K resale with Sig Rogich MS (10/10) as the zoned middle school. The entries below index the neighborhood and its closest siblings for easy orientation, with links to live MLS searches and dedicated community pages where available.
KEEP LEARNING
What Else Should You Read About Red Bluffs at The Crossing?
These guides extend the research most Red Bluffs buyers do next — understanding the full Summerlin master plan, weighing established central villages against new Summerlin West builds, and mapping the Las Vegas buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where Las Vegas Valley momentum actually is this year.
Read →COMMUNITY HUB
Summerlin Community Guide
Every Summerlin village, master-plan amenities, guard-gated enclaves, and new construction — all in one place.
Read →AREA HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, 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 Red Bluffs at The Crossing Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers regularly. ZIP-area figures are presented as ZIP-area benchmarks — never claimed as neighborhood-only statistics — and school ratings are verified against GreatSchools and the Nevada Report Card. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active counts for ZIP code 89144. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Red Bluffs is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master plan data — trail miles, village structure, developer investment, and community standards. summerlin.com
- Clark County School District — School attendance boundaries, campus locations, and enrollment data. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Summerlin-area campuses. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89144. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. 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: September 15