Nevada's #1 team for Saddlewood at Summerlin real estate. Search established single-family homes from $550K–$900K in Summerlin's central corridor — mature landscaping, 10/10 Sig Rogich Middle zoning, and trail access in ZIP 89138.
AREA MEDIAN (ZIP 89138)
$800K
LVR / GLVAR, September 2026
COMMUNITY PRICE RANGE
$550K–$900K
Community plan record
HOMES IN COMMUNITY
400+
Community plan record
DAYS ON MARKET (AREA)
38
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Saddlewood is an established Summerlin village in ZIP 89138 with 400+ single-family homes priced $550K–$900K and an area median near $835,000 per Las Vegas REALTORS, developed by KB Home and Richmond American starting in 2004. Demographics per the U.S. Census and community records show a family-oriented, owner-dominant neighborhood five minutes from Downtown Summerlin.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Saddlewood sits inside ZIP 89138 in the Summerlin master plan. The eight newest area listings appear below, refreshed daily from Las Vegas REALTORS MLS data. Every active listing in the ZIP is searchable in our live portal — filter by beds, baths, and price to focus on Saddlewood's $550K–$900K range.
PRICE DISTRIBUTION
Saddlewood sits in ZIP 89138, where the area median runs near $835,000 per Las Vegas REALTORS MLS data. The community itself trades $550K–$900K, so most Saddlewood homes concentrate in the $600K–$900K bands. The price bands below show where competition concentrates across the ZIP.
Saddlewood's 400+ homes across three phases break down by floor plan size, lot orientation, and renovation level — priced $550K–$900K in ZIP 89138. Each link below opens our live Las Vegas MLS search, counts updated daily from Las Vegas REALTORS MLS data. Filter by price or beds to zero in on your target.
Saddlewood built out in three main phases between 2004 and the late 2000s. Phase and upgrade history drive value differences more than any other factor in a built-out resale community.
Updated daily · 363 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by phase, price, beds, and lot size — no spam, unsubscribe anytime. With only 400+ homes and a steady but thin resale supply, the right Saddlewood home may appear once a season; alert subscribers see it within hours of hitting the MLS.
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 Saddlewood means tree-lined streets, mature landscaping, and direct trail access to Summerlin's 150-plus mile network — five minutes from Downtown Summerlin and fifteen from Red Rock Canyon. The community is within the Howard Hughes Corporation Summerlin master plan, zoned to Sig Rogich Middle School (10/10), with HOA dues of $150–$280 per month.
Saddlewood is known for its established mid-2000s construction, mature tree-lined streets, 10/10-rated Sig Rogich Middle School zoning, and competitive pricing within the Summerlin master plan — offering the amenity access of a premium master plan at a value-tier entry point.
Move-up families seeking top-rated schools and trail access, California relocators trading coastal taxes for Summerlin's amenities, and professionals who want an established Summerlin address without new-construction pricing or timelines.
Mornings on Summerlin's trail network, errands at Downtown Summerlin five minutes away, school drop-offs within the neighborhood, and weekends at twenty-acre Fox Hill Park — with Red Rock Canyon's hiking and scenic loop fifteen minutes west.
Saddlewood sits in the central corridor of the Summerlin master plan in Las Vegas, ZIP 89138, roughly 100 acres of established single-family homes between Town Center Drive and the 215 Beltway. About 16 miles from the Strip, 5 minutes from Downtown Summerlin.
Quick Answer
Yes — if established character, top-rated schools, and trail access top your list. Saddlewood delivers a Summerlin master-plan address with 400+ single-family homes priced $550K–$900K, direct connection to 150-plus miles of trails, and the 10/10-rated Sig Rogich Middle School zone — five minutes from Downtown Summerlin and fifteen from Red Rock Canyon. Trade-offs: resale-only market (no new construction), non-gated setting, and HOA stacking at $150–$280 per month. For family-oriented buyers who value maturity over novelty, Saddlewood competes with any Summerlin village in its class.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median household income of $66,820. Inside Saddlewood, the community record shows a more affluent profile: roughly 1,500+ residents across 400+ households, median age 38, average income above $120,000, and 82% owner-occupancy.
The Census does not break the village out as its own place, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within Saddlewood, our closing data shows move-up families drawn by Sig Rogich Middle School's 10/10 rating, California relocators trading state income tax for Summerlin's amenity network, and professionals who want an established address without new-construction pricing.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Saddlewood is not separately tabulated) · Updated
POPULATION & GROWTH
Saddlewood itself is built out — 400+ homes since the mid-2000s, with growth happening through remodels and ownership turnover rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor in ZIP 89138 remains one of the most in-demand areas in the valley.
Inside Saddlewood, growth is structurally capped: the ~100-acre footprint and the built-out plan mean 400+ homes is the permanent number, which is the scarcity argument for ownership here. Turnover is moderate — the community trades a healthy number of homes annually — while the ZIP 89138 corridor provides the liquid benchmark Saddlewood values are measured against.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. 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 Saddlewood trades against. Saddlewood-specific figures are small-sample; the cards report area benchmarks for ZIP 89138: a median near $800,000, approximately 42 days on market, and a steady resale cadence through Summerlin's established corridor.
Median List Price
$800,000 area median (ZIP 89138) per LVR; Saddlewood proper trades $550K–$900K
vs September 2025
Source: Las Vegas REALTORS
Days on Market
~42 area median days; move-in-ready upgraded homes move faster
vs September 2025
Source: Las Vegas REALTORS
Community Size
400+ homes in the built-out Saddlewood village — structurally thin resale inventory
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.
ACTIVE MARKET
Market Competitiveness
Saddlewood is a steady, established resale market. With ~42 median days on market per Las Vegas REALTORS data, the community moves at a measured pace — faster for upgraded, move-in-ready homes, slower for properties needing cosmetic work. At 400+ homes total, inventory is structurally thin, which keeps well-priced listings competitive even at a moderate DOM pace.
Saddlewood is a community with a clear buyer profile: established master-plan living at a value-tier price, anchored by the 10/10 Sig Rogich Middle zone and trail connectivity. Six buyer profiles below match lifestyles to what Saddlewood actually delivers — followed by the honest pros and trade-offs our agents walk every client through.
Ready to explore homes in Saddlewood? Our team knows the phases, lot orientations, and upgrade histories inside the community.
Start Your Home SearchPhase Comparison
A like-for-like comparison of Saddlewood's three phases — entry pricing, typical size, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 400+ homes total, per-phase medians would be statistical noise, so we publish entry points instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Saddlewood Phase 1 (KB Home) | From $550K | n/a* | n/a* | n/a* | Value entry · Mature landscaping |
| Saddlewood Phase 2 (Richmond American) | From $650K | n/a* | n/a* | n/a* | Slightly larger lots |
| Saddlewood Estates | From $750K | n/a* | n/a* | n/a* | Premium lots · Larger plans |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-phase $/SF and DOM are omitted — samples are too small for reliable statistics. Area benchmark: ~42-day median DOM across ZIP 89138.
Phase Deep Dive
Submarket 1
Original KB Home phase with the most mature landscaping — two decades of tree growth that Phase 3 cannot match. Condition-driven: prioritize homes with documented system replacements (HVAC, roof, windows).
Browse Saddlewood Phase 1 (KB Home) homes →Submarket 2
Richmond American homes with marginally larger lot sizes and updated floor plans versus Phase 1. A middle-ground value option for buyers who want established character with slightly more outdoor space.
Browse Saddlewood Phase 2 (Richmond American) homes →Submarket 3
The community's premium tier — larger homes on premium lots with expanded living spaces and upgraded features. The closest Saddlewood comes to the Summerlin Estates category without approaching luxury new-build pricing.
Browse Saddlewood Estates homes →Submarket 4
An established Summerlin master-plan village in ZIP 89138 with 400+ single-family homes, mature landscaping, and direct trail connectivity — anchored by the 10/10-rated Sig Rogich Middle School zone and $550K–$900K pricing that undercuts most newer Summerlin communities.
Browse Saddlewood at Summerlin — Community Overview homes →STILL DECIDING?
BY ZIP CODE
Saddlewood sits in ZIP 89138, a Summerlin-corridor ZIP that also includes adjacent Summerlin villages and newer developments. The table below breaks the ZIP area into its key segments, so you can see where Saddlewood sits in the broader pricing landscape.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Saddlewood (established mid-2000s resale) | $550K–$900K (community range) | n/a* | ~42 (area) | n/a* | n/a* |
| 89138 | Adjacent Summerlin villages (The Willows, The Trails) | From $500K | n/a* | ~42 (area) | — | n/a* |
| 89138 | Summerlin West newer construction | From $700K | n/a* | ~42 (area) | — | n/a* |
| 89138 | Full ZIP 89138 area benchmark | ~$800,000 list (area median) | — | ~42 | Active market | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Community-level $/SF and year-over-year change are intentionally omitted: village-scale samples are too small to be statistically meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
No production builder operates inside Saddlewood — it built out in the mid-2000s and today's market is entirely resale. Buyers seeking new construction within the Summerlin master plan should look at Summerlin West villages, where Toll Brothers, Lennar, and Tri Pointe are actively selling. Builder incentives change monthly — verify current offers before writing anything.
Luxury & Move-Up
The closest luxury new-construction profile to Saddlewood resale
Family & Mid-Market
Broadest Summerlin-area new-build selection
Design-Forward Move-Up
Contemporary architecture buyers cross-shop against Saddlewood Estates resales
Family
One of Saddlewood's original builders — good for understanding what to expect from the resale stock
Value · First-Time / Move-Up
The other original Saddlewood builder — useful resale comparison baseline
Outdoor Recreation
Saddlewood connects directly to Summerlin's 150-plus mile trail network and sits within walking distance of two parks, with Red Rock Canyon fifteen minutes west. The City of Las Vegas maintains the surrounding park and trail infrastructure, usable through 300 days of annual sunshine.
WALKING DISTANCE
Saddlewood's signature park: an adventure playground with zip lines, disc golf course, wide open fields, and trail connections to the Summerlin network.
WALKING DISTANCE
Neighborhood park with basketball courts, playgrounds, picnic areas, and walking paths — the community's daily-use green space.
FROM FRONT DOOR
150-plus miles of paved and natural surface trails connecting Saddlewood to village centers, parks, and the broader Summerlin master plan.
5 MIN
The west valley's shopping and dining hub — farmers markets, Las Vegas Ballpark, seasonal festivals, and TPC Summerlin a short drive away.
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.
10 MIN
Host to the annual Shriners Children's Open PGA Tour event — one of the valley's premier golf facilities, minutes from Saddlewood.
10 MIN
Home of the Las Vegas Aviators — Triple-A baseball in an intimate stadium setting at Downtown Summerlin, a short drive from Saddlewood.
45 MIN
The Spring Mountains escape — hiking at elevation, snow in winter, and temperatures fifteen to twenty degrees cooler than the valley floor.
The Saddlewood Lifestyle
Three moods within minutes of home: a morning ride on Summerlin's trail network, lunch at Downtown Summerlin five minutes away, and an afternoon hike in Red Rock Canyon — roughly 195,000 conservation acres per the Bureau of Land Management — fifteen minutes west on Charleston Boulevard.
THIS WEEKEND'S OPEN HOUSES
Saddlewood is a non-gated community, so open houses are accessible without appointment. That said, the most competitive homes move before the first weekend open house — set up instant alerts so you see new listings within hours of hitting the MLS, or browse every active listing now and let us arrange private showings on your schedule.
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
Saddlewood runs on a professional, dual-income household economy: average household income above $120,000, 82% owner-occupied, and positioned between two major employment corridors. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, drawing both relocation and local demand to well-located Summerlin villages like Saddlewood.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Saddlewood against the valley's other family-oriented addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Saddlewood wins on school quality and value-tier Summerlin access; Henderson wins on citywide safety scores; newer Summerlin villages win on construction vintage. Sources are LVR, the U.S. Census, and GreatSchools.
| Metric | Saddlewood | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Price Range | $550K–$900K | From $450K to $5M+ | $300K–$5M+ | $350K–$5M+ |
| Area Median List | ~$800K (ZIP 89138) | $728K (Summerlin-wide) | $476K | $548K |
| Days on Market | ~42 (area) | 21 | 20 | 21 |
| Guard-Gated | No | Select enclaves (The Ridges) | Select enclaves | Select enclaves (MacDonald Highlands) |
| New Construction | None — built out (2004) | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Trail Access | 150+ mi Summerlin network | 150+ mi Summerlin network | City parks/trails | City parks + River Mountains Loop |
| Best For | Families · Value · Schools | Luxury · Schools · Outdoors | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Saddlewood income and population figures are community plan-record values; citywide metrics are Las Vegas / Henderson / Clark County figures — the Census does not tabulate the village separately. 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
Saddlewood sits in the central Summerlin corridor with immediate access to Town Center Drive, the 215 Beltway, and Summerlin Parkway — the valley's west-side arterial grid. Mean Las Vegas commute times run about 25 minutes per U.S. Census ACS data — and most Saddlewood daily destinations beat that comfortably.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Saddlewood purchases close in 30 to 45 days through a Nevada escrow company; cash offers can close in 7–14 days. HOA document review — the resale package with dues, reserves, and CC&Rs — happens inside the standard escrow window and rarely extends timelines. Conventional and FHA files are straightforward here; homes near $900K may need an extra appraisal day if the comp set is thin.
Quick Answer
Most Saddlewood buyers put down 5% to 20%. Conventional financing covers most of the community — on a $700,000 mid-range home, plan roughly $35,000 (5%) to $140,000 (20%). Homes near $900,000 may approach the conforming loan limit; confirm with your lender early. VA loans allow 0% for eligible veterans; FHA loans work for qualified buyers under $650,000. Get pre-approved before touring — well-priced Saddlewood homes move quickly and sellers treat pre-approval letters as a signal of serious intent.
Saddlewood at Summerlin FAQ — 18 Answers
Saddlewood homes trade $550,000 to $900,000, with an area median near $835,000 per Las Vegas REALTORS MLS data. KB Home and Richmond American floor plans from 2004 run roughly 1,800 to 3,500 square feet — price per square foot shifts with phase, lot orientation, and renovation level. Ask our team for Saddlewood-specific comparables before comparing listings across the broader ZIP 89138.
KB Home and Richmond American built Saddlewood starting around 2004, producing single-family floor plans across multiple phases from roughly 1,800 to 3,500 square feet. Two decades in, condition and documented upgrades now matter more than original builder. Prioritize homes with system replacements and remodels on record, and let our agents pull the upgrade history before you compare listings side by side.
Saddlewood sits in ZIP 89138, in the central corridor of the Summerlin master plan in Las Vegas. That puts residents about five minutes from Downtown Summerlin via Town Center Drive, roughly eighteen minutes from the Strip via Summerlin Parkway and I-15, and about twenty-five minutes from Harry Reid International Airport via I-215. Test your daily commute from this ZIP before narrowing your search.
Expect $150 to $280 per month, which stacks the Summerlin master association fee with Saddlewood's sub-association maintenance charges. That sits below the dues at many newer Summerlin communities — a meaningful monthly saving for move-up buyers. Exact figures vary by section, so request the full resale package as soon as you open escrow; standard Nevada closings run 30 to 45 days and the HOA disclosure review happens inside that window.
Yes — Saddlewood is one of Summerlin's most family-oriented neighborhoods. Cul-de-sac layouts, wide streets, mature landscaping, and walkable parks like Willows Park and twenty-acre Fox Hill Park anchor the lifestyle, and the community is zoned to Sig Rogich Middle School (10/10 per GreatSchools). Families also get access to Summerlin's 150-plus miles of trails from the front door. Tour on a weekday afternoon to see the neighborhood rhythm firsthand.
Saddlewood is zoned to Clark County School District campuses: Fay Herron Elementary (7/10), Sig Rogich Middle School (10/10), and Arbor View High School (7/10) per GreatSchools. The Meadows School and Faith Lutheran are well-regarded private options nearby, with Pinecrest Academy of Nevada (8/10) as a charter alternative. Always confirm attendance boundaries with CCSD for the exact address — zones can shift between school years.
Yes — Saddlewood is a village within the Summerlin master plan, developed by Howard Hughes Corporation, which has built out more than 22,500 acres on Las Vegas's western edge since 1990. That master-plan membership means Saddlewood residents share access to Summerlin's trail network, village centers, and master-association amenities — benefits that newer stand-alone communities cannot offer at the same price point.
Property taxes in Nevada are low by national standards: the Clark County Assessor applies an effective rate of roughly 0.5–0.7% of assessed value. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%, so a $750,000 Saddlewood home carries roughly $3,750–$5,250 per year. Compare that to a similar home in coastal California or suburban Phoenix — the tax math is one of Nevada's most durable relocation advantages.
Saddlewood competes on value and maturity: established mid-2000s construction at $550K–$900K versus newer Summerlin villages where entry prices often start above $700K. The Willows and The Trails to the north offer similar family-oriented character; The Paseos to the south skews slightly newer and pricier. Saddlewood's advantage is square footage per dollar and the 10/10 Sig Rogich Middle School zone — hard to replicate at this price in the master plan.
Saddlewood is an owner-heavy community — 82% owner-occupied per the community record — so rental listings are infrequent and executive leases command firm pricing when they appear. Short-term rentals face city-of-Las-Vegas regulations and potential HOA restrictions. Buyers underwriting rental income should read the CC&Rs and current city ordinances before closing; most Saddlewood investors buy for long-term appreciation, not short-hold yield.
No — Saddlewood built out in the mid-2000s and today's market is entirely resale. Buyers who want new construction with Summerlin master-plan amenities should look at Summerlin West villages, where builders like Toll Brothers, Lennar, and Tri Pointe are actively selling. Saddlewood's value proposition is the opposite: established character and mature landscaping at prices below the new-construction tier.
California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. A household earning $300,000 saves roughly $30,000 per year on state income taxes alone by relocating to Saddlewood. Layer in the Clark County Assessor's 0.5–0.7% effective property-tax rate versus California's baseline 1.1% Mello-Roos exposure, and the combined annual savings often funds the move in under eighteen months.
Saddlewood connects directly to Summerlin's 150-plus mile trail network, making cycling and walking routes available from the front door. Willows Park and twenty-acre Fox Hill Park are within walking distance. Red Rock Canyon — roughly 195,000 conservation acres managed by the Bureau of Land Management — is about fifteen minutes west on Charleston Boulevard, offering world-class hiking, the 13-mile scenic loop, and rock climbing.
Yes. Call (702) 637-1759 — our agents have guided dozens of families through Saddlewood transactions and know the community's distinct phases, lot orientations, and upgrade histories. For sellers, we provide micro-market CMAs specific to Saddlewood rather than generic ZIP 89138 averages. For buyers, we identify the sections with the best values before you tour.
Four things matter most. First, phase and renovation: two decades of ownership mean condition drives value more than original builder. Second, HOA tiers: stack the Summerlin master fee plus the Saddlewood sub-association charge — $150 to $280 total. Third, school boundaries: Sig Rogich Middle's 10/10 rating is community-defining, but always verify your exact address with CCSD. Fourth, financing: most Saddlewood homes are within conventional loan limits, but a $900K Estates home may approach jumbo territory. Call (702) 637-1759 to start.
Most Saddlewood buyers put down 5% to 20%. Conventional financing covers the community well — on a $700,000 mid-range home, plan roughly $35,000 (5%) to $140,000 (20%). Homes near $900,000 may approach the conforming loan limit; ask your lender early. VA loans allow 0% for eligible veterans, and FHA loans work for qualified buyers under $650,000. Get pre-approved before touring — Summerlin properties move quickly, and sellers treat pre-approval letters as a signal of readiness.
Most Saddlewood purchases close in 30 to 45 days through a Nevada escrow company; cash offers close in 7–14 days. HOA document review — dues, reserve study, and assessment history — happens inside the standard window and rarely extends timelines. Conventional and FHA files are straightforward; jumbo files near $900,000 may add a few appraisal days.
Saddlewood is an active resale market in a well-established Summerlin village. Area DOM runs around 42 days per Las Vegas REALTORS data, and move-in-ready homes with documented upgrades move faster than that. Homes needing cosmetic work linger longer, giving value buyers a window. With only 400+ homes total, inventory is structurally thin — set alerts and be ready to move within 48 hours when the right home hits the MLS.
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 queries Saddlewood buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, and community facts from the plan record and Howard Hughes Corporation.
Yes — Saddlewood is a village within the Howard Hughes Corporation Summerlin master plan in Las Vegas, ZIP 89138. It shares the Summerlin master-association amenities, trails, and branding while operating its own sub-association HOA.
KB Home and Richmond American developed Saddlewood starting around 2004, producing floor plans from roughly 1,800 to 3,500 square feet across three phases. Two decades in, condition and updates drive value more than original builder.
No — Saddlewood is a non-gated community within the Summerlin master plan. Buyers who want a staffed gate within Summerlin should look at The Ridges or similar guard-gated Summerlin enclaves; buyers who want gating in a central location can compare Queensridge.
Saddlewood is zoned to Sig Rogich Middle School, which rates 10/10 per GreatSchools — the top-rated CCSD middle school in the Summerlin corridor. Always verify the current attendance boundary with Clark County School District for your specific address before making an offer.
About five minutes via Town Center Drive — Downtown Summerlin's shopping, dining, Las Vegas Ballpark, and seasonal events are the community's practical front yard. Red Rock Canyon is fifteen minutes west; the Strip is eighteen minutes east.
Yes — budget $150 to $280 per month total, stacking the Summerlin master-association fee and the Saddlewood sub-association charge. The combined figure is below many newer Summerlin communities; confirm the exact amount in the resale package during escrow.
Saddlewood benefits from structural scarcity (400+ built-out homes), the 10/10 Sig Rogich Middle zone, and 82% owner-occupancy. Long-term holds in Summerlin master-plan villages with top-rated school zones have historically appreciated consistently. That said, individual results depend on price paid, timing, and condition — run the specific comp set with our team before making an investment decision.
Call (702) 637-1759 or use the live MLS search on this page — filter by ZIP 89138 and price range $550K–$900K to focus on the Saddlewood tier. Set up an alert to be notified within hours of a new listing; with only 400+ homes, the right property can appear and go under contract within days.
WHY NEVADA REAL ESTATE GROUP
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 across Summerlin's established villages including Saddlewood — knowing the phases, upgrade histories, and school-boundary details that generic agents miss.
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 Saddlewood with neighboring Summerlin villages and nearby cities. Each card pairs drive time with price positioning, so you can judge whether trading the established character of Saddlewood for a different community actually buys you more home for the money.
10 MIN
$728K (Summerlin-wide)
10 min from Saddlewood
View Trailside at Summerlin →More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Three phases make up the 400+ home Saddlewood community — Phase 1 (KB Home, from $550K), Phase 2 (Richmond American, from $650K), and Saddlewood Estates (from $750K) — plus adjacent Summerlin villages and city-level hubs included for broader comparison. Each entry is indexed alphabetically for quick orientation.
KEEP LEARNING
These guides extend the research most Saddlewood buyers do next — understanding the Summerlin master plan, weighing established villages against new-construction options, and mapping the buying process for the Las Vegas market. Each is written from the same MLS data and primary sources used throughout this page.
MASTER PLAN GUIDE
The complete Summerlin master-plan guide — village comparison, pricing, schools, trails, and community index.
Read →MARKET GUIDE
Citywide pricing, inventory, rate trends, and where the valley's momentum actually is this year.
Read →CITY HUB
Every major Las Vegas community, side-by-side comparisons, and live MLS data 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 refreshed monthly. Because Saddlewood is only 400+ homes, we present ZIP 89138 area statistics as benchmarks — not community-specific claims — and omit phase-level medians that small samples cannot support. Follow any link below to verify a figure.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15