California Retirees
- Zero Nevada state income tax vs California 13.3%
- Comparable 55+ living from $400K vs $700K+ SoCal
- 3% property-tax cap — predictable costs for the long hold
- Virtual tours and relocation support from our team
Summerlin, Las Vegas
South Square Homes For Sale
Nevada's #1 team for South Square real estate. Search 55+ active-adult homes in Summerlin's age-restricted village — single-story floor plans, low-maintenance living, and walkable access to Downtown Summerlin.
ZIP-AREA MEDIAN LIST (89135)
$560K
LVR / GLVAR, September 2026
SOUTH SQUARE PLAN RANGE
$400K–$750K
Howard Hughes Corporation community record
HOMES IN SOUTH SQUARE
1,400+
Community plan record
AGE RESTRICTION
55+ HOPA
Federal Housing for Older Persons Act
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 South Square at a Glance?
South Square pairs 1,400+ age-restricted single-story homes priced $400K–$750K inside the Howard Hughes master plan with ZIP 89135 area market benchmarks per Las Vegas REALTORS, 35 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what HOPA age-restriction, single-story design, and Summerlin access mean for active-adult buyers.
- Age-restricted by HOPA: at least one resident per household must be 55+ — verify governing documents during escrow; persons under 18 generally cannot be permanent occupants.
- Single-story design: all homes feature age-in-place layouts — zero-step entries, first-floor master suites, wide hallways, and 1,200–2,800 sq ft floor plans.
- Best for: active-adult retirees downsizing into low-maintenance living inside a premier master plan, with Downtown Summerlin walkability and 200-mile trail access.
- No guard gate: South Square uses code/key-fob entries rather than staffed security — Siena nearby offers 55+ guard-gated living if that's a priority.
- Do your homework: HOA documents, HOPA occupancy rules, reserve study, and guest-stay limits all deserve review before you offer.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find South Square Homes for Sale?
The South Square ZIP area (89135) carries active listings refreshed daily through Las Vegas REALTORS MLS data. South Square proper is approximately 1,400+ age-restricted homes priced $400K–$750K. The eight newest area listings appear below, and every active 89135 listing is searchable in our live MLS portal filtered for 55+ product.
PRICE DISTRIBUTION
How Many South Square-Area Homes Sell in Each Price Range?
Across the South Square ZIP code (89135), active Summerlin South listings span a wide band per Las Vegas REALTORS MLS data — from entry-level 55+ product near $400K to premium upgraded homes above $700K. The counts below show where competition concentrates inside South Square's plan range.
Browse South Square Listings
How Can You Find a South Square Home by Type, Lifestyle & Price?
South Square's 1,400+ age-restricted homes break down into four sub-neighborhoods and three price bands. Each link opens our live Las Vegas MLS search, updated daily from Las Vegas REALTORS MLS data. Filter for 55+ communities to see only HOPA-qualified active-adult listings.
Which South Square Sub-Neighborhoods Should You Explore?
South Square's four sub-neighborhoods each offer a distinct character and price point within the 55+ HOPA framework. The cards below link to the most relevant hub or live search.
55+ · Single-Story · Clubhouse
South Square Village
55+ · Starter · Low-MaintenanceSouth Square Entry
55+ · Upgraded · Premium FinishesSouth Square Premium
55+ · Lock-and-Leave · Minimal YardSouth Square Garden Homes
Staffed Gate · 55+ · Summerlin SouthSiena (nearby guard-gated 55+)
55+ · Golf · Large ScaleSun City Summerlin (nearby)
All Ages · All VillagesSummerlin (broader master plan)
All Ages · Full SelectionLas Vegas (citywide)
By Property Type
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New South Square Listings First?
Custom alerts by price, beds, floor plan type, and 55+ qualification — no spam, unsubscribe anytime. South Square's 1,400+ homes trade regularly but the active-adult 55+ filter is a specialized sub-market; the right floor plan may appear once a quarter. Alert subscribers see it within hours, not weeks.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in South Square, Summerlin?
The Answer
Living in South Square means single-story homes, HOA-managed grounds, and active-adult programming ten minutes from Downtown Summerlin. The village sits within the Howard Hughes master plan per Howard Hughes Corporation — connected to 200 miles of trails, with Red Rock Canyon twelve minutes west and the Strip about twenty minutes east.
What is South Square known for?
South Square is known for its HOPA 55+ age restriction, single-story floor plans with age-in-place features, and low-maintenance lifestyle inside the Howard Hughes Corporation Summerlin master plan — all within easy reach of Downtown Summerlin shopping and dining.
Who should live in South Square?
Retirees and active adults 55 and older who want low-maintenance, single-story living inside a premier master plan — specifically those comparing against Sun City Summerlin or Siena and valuing newer construction, smaller community scale, and Downtown Summerlin walkability.
What is daily life like?
Morning walks on Summerlin's trail network, fitness classes or social programming at the clubhouse, afternoon errands at Downtown Summerlin ten minutes north, and evenings with no yard work waiting — the defining rhythm of South Square active-adult living.
Location
Where Is South Square
South Square sits in Summerlin South, Las Vegas, ZIP 89135 — roughly ten minutes south of Downtown Summerlin along the West Charleston corridor. About 250 acres. Part of the Howard Hughes Corporation Summerlin master plan, adjacent to The Paseos and other Summerlin South villages.
Downtown Summerlin
10
Min
Red Rock Canyon
12
Min
Strip
20
Min
Airport
28
Min
Summerlin Hospital
15
Min
South Square
At a Glance$898,550
ZIP-Area Median List (89135)
$400K–$750K
South Square Plan Range
36
Days on Market (ZIP-area)
55+ HOPA
Age Restriction
- Setting
- 55+ active-adult village within Summerlin South
- Acreage
- ~250 acres
- Homes
- 1,400+
- Established
- 2005
- Developer
- Howard Hughes Corporation
- Sub-neighborhoods
- 4 (Village, Entry, Premium, Garden Homes)
- Gate
- Code/key-fob entries (no staffed gate)
- HOA
- $150–$350/mo (master + sub-association)
- Schools
- CCSD Summerlin South campuses (top-rated)
- Trail Access
- 200+ miles Summerlin trail network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
Quick Answer
Is South Square a good place to retire?
Yes — if low-maintenance living and active-adult community culture top your list. South Square pairs single-story, age-in-place homes ($400K–$750K) with a HOPA-qualified environment, HOA-managed grounds, and direct access to Summerlin's 200-mile trail network inside the Howard Hughes Corporation master plan. Nevada's zero income-tax environment and 3% property-tax cap make the economics compelling for retirees leaving high-tax states. The honest trade-offs: no staffed gate (code/key-fob entries), a smaller amenity footprint than Sun City Summerlin, and the HOA document review required for all 55+ purchases. For buyers who value purpose-built active-adult design and Summerlin's lifestyle, South Square is one of the valley's best answers.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in South Square?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median age of 37. Inside South Square, the 55+ mandate reshapes the picture entirely: community records show roughly 2,800+ residents, a median age of 65, and average household income around $95,000+.
The Census does not tabulate South Square as a separate place, so citywide figures serve as the statistical backdrop. Within the community, our closing data shows a mix of local downsizers trading large Las Vegas family homes for manageable single-story living, California and Arizona relocators drawn by Nevada's tax climate, and active adults who want the Summerlin lifestyle — trails, dining, culture — without the burden of large-lot maintenance.
~2,800+
vs Las Vegas 656,274
~65
vs Clark Co 38
$95,000+
vs Clark Co median $74,007
90%
vs Clark Co 59%
1,400+
vs Clark Co ~860,000
$400K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (South Square is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the South Square Area Growing?
South Square itself is age-restricted and largely built out — growth comes through turnover and selective resale, not new rooftops. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the broader national 65+ population is projected to double by 2060, supporting sustained demand for well-located HOPA communities like South Square.
656,274Las Vegas residents (Census)
1,400+South Square homes (55+ HOPA)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
The active-adult tailwind is structural: the U.S. Census projects the 65+ population will double by 2060, and Nevada's zero-income-tax environment positions Las Vegas — and Summerlin in particular — as a primary destination for retiring Baby Boomers from California, Arizona, and the Pacific Northwest. South Square's 1,400+ homes represent a fixed supply against this growing demographic demand.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the enclave separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the South Square 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 benchmark South Square trades against. ZIP 89135 (Summerlin South) is the most directly relevant corridor: $560,000 ZIP-area median list, 35 median days on market.
Median List Price (89135)
$560,000 ZIP-area median (Summerlin South), June 2026
Source: Las Vegas REALTORS
Days on Market
35 median days across the 89135 ZIP area; South Square homes move at a similar pace
vs September 2025
Source: Las Vegas REALTORS
Market Trend
Summerlin South 55+ product holds value well — active-adult demand consistently outpaces supply
vs September 2025
Source: Las Vegas REALTORS
The long view: South Square's median sold price rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,114 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
36
ZIP-AREA DAYS ON MARKET
$560K
ZIP-AREA MEDIAN LIST
1,400+
HOMES IN SOUTH SQUARE
55+
HOPA AGE-RESTRICTED
ACTIVE ADULT MARKET
Get matched with a
South Square specialist.
Market Competitiveness
How competitive is the South Square market right now?
South Square trades at a moderate-to-firm pace: homes across the 89135 ZIP corridor sold in roughly 35 median days per Las Vegas REALTORS data, and active-adult product in the $400K–$750K range competes against a limited pool of HOPA-qualified alternatives. Buyers who know which floor plans they want and can act with clean pre-approvals have an advantage in this specialized sub-market.
60Active-Adult Demand Steady
- 35 daysZIP-area median DOM (89135)
- $899KZIP-area median list price
- $400K–$750KSouth Square plan range
- 55+ HOPAAge-restricted qualification
Is South Square Right for You?
Who Should Buy a Home in South Square?
South Square is purpose-built for one buyer type: active adults 55+ who want low-maintenance, single-story living inside a premier master plan with real outdoor amenity access. Six specific profiles below — from downsizing locals to California relocators — match buyer needs to South Square's sub-neighborhoods, followed by honest pros and trade-offs.
Which South Square Profile Fits Your Situation?
Las Vegas Downsizers
- Trade the large family home for single-story simplicity
- Stay in the Summerlin master plan you already love
- HOA-managed common areas eliminate exterior maintenance
- Stay close to family while right-sizing your lifestyle
Active Adults Seeking Community
- Clubhouse, pool, organized programming for the 55+ lifestyle
- 200+ miles of Summerlin trails out the front door
- Downtown Summerlin for dining and events ten minutes away
- A neighborhood where everyone is in the same life stage
Lock-and-Leave Buyers
- HOA handles common-area maintenance while you travel
- Garden homes with minimal yard for maximum mobility
- 90% owner-occupied community with stable, reliable neighbors
- Summerlin South's established, safe neighborhood character
Value-Focused 55+ Buyers
- $400K entry — most accessible 55+ pricing in Summerlin
- $150–$350/mo HOA vs higher dues in guard-gated alternatives
- Conventional and FHA financing available within conforming limits
- Compare to Sun City Summerlin ($300K+ but older construction)
Health-Conscious Active Adults
- Direct connection to 200+ miles of Summerlin walking and cycling trails
- On-site fitness center and pool for daily exercise routines
- Red Rock Canyon hiking and cycling twelve minutes away
- 300 days of Las Vegas sunshine for year-round outdoor activity
Best Fit For
- California retirees — saving $12,000–$19,000+ annually in state income taxes while stepping into low-maintenance 55+ living in a premier master plan from $400K.
- Las Vegas downsizers — trading a large family home for a purpose-built single-story floor plan inside the Summerlin South Association they already know.
- Active adults seeking community — organized programming, pool, fitness center, 200+ miles of trails, and neighbors all in the same life stage.
- Lock-and-leave buyers — HOA-managed grounds, garden homes with minimal yards, and a stable 90% owner-occupied community to come home to.
- Value-focused 55+ buyers — the most accessible HOPA-qualified entry inside the Summerlin master plan, from $400K with $150–$350/mo HOA.
- Health-conscious retirees — direct trail access, on-site fitness and pool, and Red Rock Canyon twelve minutes west for hiking and cycling.
Ready to explore homes in South Square? Our team knows every sub-neighborhood, floor plan, and HOPA nuance in the community.
Start Your Home SearchPros
- HOPA 55+ qualification — every neighbor is in the same life stage, creating the social environment retirees value most
- Single-story, age-in-place design: zero-step entries, wide hallways, first-floor master suites across all floor plans
- Inside the Howard Hughes Summerlin master plan — 200+ miles of trails and full master-plan amenities not available to standalone 55+ communities
- Nevada zero income-tax environment — retirement income not taxed at state level; 3% property-tax cap under NRS 361.471
- Downtown Summerlin ten minutes north — 125+ shops and restaurants, seasonal events, Las Vegas Ballpark
- Accessible entry from $400K — best value-per-location ratio for HOPA-qualified 55+ living in Summerlin
- Red Rock Canyon twelve minutes west for active-adult hiking, cycling, and scenic drives
Honest Considerations
- No staffed guard gate — code/key-fob entries only; Siena is the nearest 55+ guard-gated alternative
- Smaller on-site amenity footprint than Sun City Summerlin (no golf course on-site)
- HOA document review adds a step to escrow — governing documents, reserve study, and HOPA covenants all require review
- HOPA age restriction limits the buyer pool at resale (55+ only), which can extend time-on-market versus all-ages communities
- Moderate summer heat — 105°F+ stretches July through September, like the rest of the valley
- ZIP 89135 statistics blend South Square with other Summerlin South villages — plan-level comps require judgment
Sub-Neighborhood Comparison
How Do South Square's Four Sub-Neighborhoods Compare?
A like-for-like comparison of South Square's four sub-neighborhoods — pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. All four sit within the same HOPA 55+ framework and Summerlin South Association, but they serve meaningfully different buyer profiles.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| South Square Village | From $475K | n/a* | ~35 | n/a* | Core 55+ · Clubhouse access |
| South Square Entry | From $400K | n/a* | ~35 | n/a* | First-time 55+ buyers · Value |
| South Square Premium | From $600K | n/a* | ~35 | n/a* | Upgraded finishes · Discerning buyers |
| South Square Garden Homes | From $425K | n/a* | ~35 | n/a* | Lock-and-leave · Minimal maintenance |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record and Howard Hughes Corporation community information, June 2026. Sub-neighborhood level pricing is entry-point based — medians are too small to be statistically meaningful at this scale. ZIP 89135 area benchmark: 35-day median DOM, $560,000 median list.
Sub-Neighborhood Deep Dive
What's Inside South Square's Sub-Neighborhoods?
Submarket 1
South Square Village
The heart of South Square — single-story homes with the most direct clubhouse access, organized programming, and community pool. The community's most popular addresses for active-adult buyers wanting the full social experience.
Browse South Square Village homes →$475K+Median Price
~35Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
South Square Entry
Smaller homes and attached products at South Square's most accessible price points. The right starting point for active-adult buyers entering the Summerlin market from $400K without needing full-size square footage.
Browse South Square Entry homes →$400K+Median Price
~35Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
South Square Premium
Larger, updated homes with premium finishes, expanded covered patios, upgraded kitchens, and the best lot positions in the village. The community's finest addresses for active-adult buyers who want single-story living with a luxury-adjacent finish level.
Browse South Square Premium homes →$600K+Median Price
~35Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
South Square Garden Homes
Garden-style homes with minimal yards and maximum indoor living space. Designed for active adults who want to lock the door and travel without worrying about exterior upkeep — the HOA handles the rest.
Browse South Square Garden Homes homes →$425K+Median Price
~35Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
South Square at a Glance — 55+ HOPA Overview
South Square is the Summerlin South Association's age-restricted active-adult village: 1,400+ single-story homes, HOPA 55+ qualified, $400K–$750K, with clubhouse, pool, fitness center, and direct access to Summerlin's 200-mile trail network. A low-maintenance, purpose-built retirement community inside Nevada's premier master plan.
Browse South Square at a Glance — 55+ HOPA Overview homes →1,400+55+ Homes
$400KEntry Price
200+Miles of Trails
2005Established
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which South Square
neighborhood fits?
BY ZIP CODE
How Does the South Square ZIP Code (89135) Break Down?
South Square sits entirely within ZIP 89135 — Summerlin South. The table below maps the real corridors within this ZIP, from South Square's HOPA-restricted homes to the broader Summerlin South market, so buyers understand what the area benchmark actually represents.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | South Square proper — 55+ HOPA single-story homes | $400K–$750K (plan range) | n/a* | ~35 (ZIP-area) | 1,400+ homes in plan | n/a* |
| 89135 | Siena (nearby guard-gated 55+ village) | From $400K | n/a* | ~30 | — | n/a* |
| 89135 | Summerlin South (broader village corridors) | $450K–$900K+ | n/a* | ~35 | — | n/a* |
| 89135 | Downtown Summerlin area (commercial + residential) | $500K–$1M+ | n/a* | ~30 | — | n/a* |
| 89135 | Full 89135 area benchmark (Summerlin South combined) | $560,000 list (ZIP-area) | — | 35 | See LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-neighborhood $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be statistically meaningful. Plan-level ranges and ZIP-area benchmarks are published instead. Boundaries per Clark County GIS.
New Construction
Who Builds New 55+ Homes In and Around South Square?
South Square is largely built out — today's opportunities are Howard Hughes-era resales and occasional renovated estates. Buyers seeking new 55+ construction should explore Summerlin's Stonebridge villages, where Del Webb has delivered recent active-adult product from the $500Ks. Builder incentives shift monthly; verify current offers before writing.
55+ Active Adult
Pulte / Del Webb
The valley's leading 55+ new-construction brand — compare new Del Webb product vs South Square resale
Luxury & Move-Up
Toll Brothers
Premium Summerlin new construction for buyers comparing all-ages luxury vs active-adult value
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection for buyers weighing 55+ vs all-ages
55+ Active Adult · Trilogy
Shea Homes
Shea's Trilogy brand specializes in 55+ active adult — relevant comparison for South Square buyers
Family & Mid-Market
Richmond American
All-ages alternative if the HOPA restriction isn't a fit
Outdoor Recreation
What Outdoor Amenities Does South Square Offer?
South Square connects directly to Summerlin's 200-mile-plus trail network — one of the premier active-adult outdoor systems in the Las Vegas Valley. The Howard Hughes Corporation master plan adds parks, open spaces, and pathways throughout the surrounding villages, usable through 300 days of annual sunshine.
IN-COMMUNITY
South Square Clubhouse & Pool
~3 acresFitness · Pool · SocialResidents
The community's active-adult anchor: fitness center, community pool, social rooms, outdoor lounge, and organized programming designed for the 55+ lifestyle.
ADJACENT
The Paseos Linear Park
~12 acresTrails · Desert GardensFree
A linear park running along Paseo Hills Drive with walking trails, desert gardens, open space, and dog-friendly areas — Summerlin's most walkable park corridor.
DIRECT ACCESS
Summerlin Trail System
200+ milesWalking · Cycling · Multi-UseFree
Over 200 miles of paved and soft-surface multi-use trails connecting South Square to every Summerlin village, Paseos, parks, and ultimately the Red Rock Canyon trailheads.
12 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic DriveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and cycling managed by the Bureau of Land Management. Twelve minutes from South Square.
10 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's premier shopping, dining, and events destination — 125+ tenants, farmers markets, seasonal festivals, and the Las Vegas Ballpark for professional baseball.
15 MIN
TPC Summerlin Golf
18 holesGolf · PGA Tour venueTee times required
TPC Summerlin has hosted the Shriners Children's Open for decades — a championship-caliber course fifteen minutes from South Square for golfers who want the best layout in the master plan.
10 MIN
Las Vegas Ballpark
StadiumMinor League BaseballTicketed
Home of the Las Vegas Aviators, Triple-A affiliate of the Oakland Athletics — a summer evening staple for active adults who want sports and outdoor entertainment near Downtown Summerlin.
25 MIN
Wetlands Park
210 acresBirding · Trails · NatureFree
Las Vegas's largest urban nature preserve — a quiet counterpoint to the trail-and-resort lifestyle, worth the twenty-five-minute drive for birding and meditative walks.
The South Square Lifestyle
What Does a Week in South Square Look Like?
Three moods within minutes of your front door: a morning walk on the Paseos trail, afternoon social programming at the clubhouse, and dinner at Downtown Summerlin — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management twelve minutes west when you want open sky and elevation.
1,400+Age-Restricted 55+ Homes
200+Miles of Summerlin Trails
10Minutes to Downtown Summerlin
$0Nevada State Income Tax
THIS WEEKEND'S OPEN HOUSES
Can You Tour South Square Homes This Weekend?
South Square open houses run on a typical residential schedule — Saturday and Sunday afternoons most common. Set instant alerts to be notified the moment a home schedules one, or browse active 89135 listings now and let us arrange private showings. Out-of-state buyers can request virtual walk-throughs before visiting in person.
Planning a move
What Should I Verify Before Moving to South Square?
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 South Square 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 South Square Economy?
South Square runs on a retirement economy: Social Security, pensions, and investment distributions from households largely out of the workforce. According to the U.S. Bureau of Labor Statistics, Las Vegas metro employment supports the healthcare and services that active adults depend on — but South Square's 2,800+ residents are predominantly retired, averaging $95,000+ household income.
$95,000+Avg household income, South SquareCommunity plan record (predominantly retirement income)
90%Owner-occupied householdsCommunity plan record
15 minTo Summerlin Hospital Medical CenterPrimary healthcare provider for the 55+ corridor
10 minTo Downtown Summerlin servicesBanking, healthcare, dining and retail employment corridor
Top South Square-Area Healthcare & Service Employers
- Summerlin Hospital Medical CenterThe primary healthcare hub for Summerlin South — fifteen minutes north on Rampart, essential for active-adult residents
- Downtown Summerlin retail & medical corridorPhysician offices, urgent care, pharmacy, financial services, and 125+ retail and dining tenants
- Nevada State Health Department (DHHS)Manages Medicare/Medicaid and senior services programs relevant to South Square residents
- Red Rock Resort (Station Casinos)Resort and dining employment on the Summerlin border — a frequent destination for South Square residents
- Clark County School District (Summerlin South region)Area campuses with some of Nevada's top-rated schools — relevant for grandparents in the community
- City of Las VegasParks, recreation, and senior services through the city's parks and community services departments
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does South Square Compare to Siena, Sun City & Summerlin?
If you're weighing South Square against the valley's other 55+ and all-ages options, this side-by-side covers the metrics active-adult buyers ask about most, updated June 2026. Sources are LVR, the U.S. Census, Howard Hughes Corporation, and Summerlin.com.
| Metric | South Square | Siena | Sun City Summerlin | Summerlin |
|---|---|---|---|---|
| Price Range | $400K–$750K | $400K–$700K | $300K–$700K | $450K–$2M+ |
| Age Restriction | 55+ HOPA | 55+ HOPA (guard-gated) | 55+ HOPA | All ages (most villages) |
| Guard Gate | Code/key-fob only | Staffed guard gate | None | Select villages only |
| HOA | $150–$350/mo | $200–$400/mo | $150–$350/mo | $100–$350/mo |
| Homes | 1,400+ | ~1,700 | 7,700+ | 100,000+ (master plan) |
| Established | 2005 | 1995 | 1989 | 1990 (master plan) |
| Golf On-Site | No (TPC Summerlin 15 min) | No | Yes (2 courses) | TPC + Las Vegas National |
| Trail Access | 200+ mi Summerlin trails | 200+ mi Summerlin trails | 200+ mi Summerlin trails | 200+ mi Summerlin trails |
| Best For | Value · Active Adult · Trails | Guard-Gate · Security · 55+ | Golf · Scale · Community | All ages · Luxury · New Construction |
Sources: Las Vegas REALTORS, Howard Hughes Corporation, U.S. Census QuickFacts. Community income and population figures are plan-record values; city demographics are Las Vegas citywide. Last updated June 2026.
Cost of Ownership
What Will South Square 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 South Square Payment
$3,831
Illustrative Monthly Payment
- Principal & Interest$2,994
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$188
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 South Square?
South Square sits at the confluence of West Charleston Boulevard and the Summerlin Parkway, giving residents direct access to Downtown Summerlin in 10 minutes, Red Rock Canyon in 12, and Harry Reid Airport in 28. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data; active-adult destinations from South Square typically run shorter.
Drive Times from South Square
- ~10 minDowntown Summerlin (shopping & dining)W Charleston Blvd north
- ~12 minRed Rock Canyon Visitor CenterW Charleston Blvd west
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~28 minHarry Reid International AirportI-215 South → I-15
- ~25 minDowntown Las VegasUS-95 east
- ~15 minTPC Summerlin GolfSummerlin Pkwy north
- ~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 South Square?
Most South Square purchases close in 30 to 45 days through a Nevada escrow company. The main variable specific to 55+ HOPA communities is the HOA document review: Nevada law gives buyers a statutory right to receive the governing documents, budget, reserve study, and age-restriction covenants — and the right to cancel within a review period if unsatisfied. Our agents order the resale package at contract execution to protect your timeline. Cash purchases can close in 7–14 days.
Quick Answer
What down payment do you need to buy in South Square?
Most South Square buyers put down 5% to 20%. Conventional financing works at most price points — on a $500,000 home, plan $25,000 (5%) to $100,000 (20%). VA loans allow 0% for eligible veterans, though buyers should confirm that HOPA age restrictions don't affect their specific loan type. FHA financing is available. South Square's $400K–$750K plan range sits comfortably within conforming loan limits, so jumbo financing is rarely needed here.
South Square FAQ — 18 Answers
What Do South Square Buyers Most Frequently Ask?
Most AskedWhat is the price range in South Square, Summerlin?
South Square homes in ZIP 89135 run from about $400,000 for compact single-story and attached products to roughly $750,000 for larger, updated homes with premium finishes per $898,550 area benchmarks from Las Vegas REALTORS. Floor plans span approximately 1,200 to 2,800 square feet — all single-story, designed with age-in-place features like zero-step entries and first-floor master suites. The ZIP-area median reflects the broader Summerlin South corridor, not South Square alone.
Is South Square a 55+ community?
Yes — South Square is age-restricted under the federal Housing for Older Persons Act (HOPA). At least one resident per household must be 55 or older, and persons under 18 generally cannot be permanent occupants, with limited exceptions. The community typically uses the 80/20 framework: at least 80% of occupied homes must include a 55+ resident. Review the association's governing documents during escrow — exact occupancy rules, spousal-age provisions, and exceptions are there.
Is South Square guard-gated?
No — South Square has no staffed guard gate, though some neighborhood entries use key-fob or code access. The trade-off is value: comparable age-restricted, single-story living with clubhouse amenities from $400K, without the cost of staffed-gate operations. If a staffed gate is on your must-have list, nearby Siena offers 55+ guard-gated living at similar price points; South Square wins on accessibility and HOA cost.
What ZIP code is South Square in, and how does Nevada's tax picture affect retirees?
South Square sits in ZIP 89135 within Summerlin South, Las Vegas. Nevada levies no personal state income tax — retirement income from Social Security, pensions, and IRAs is not taxed at the state level. Property taxes run roughly 0.5–0.75% of assessed value, and primary-residence increases are capped at 3% annually under Nevada Revised Statutes 361.471. For retirees leaving California's 13.3% top rate, the annual savings alone often fund the move.
What amenities does South Square offer?
South Square centers on its clubhouse campus — fitness center, community pool, social rooms, outdoor lounge, and organized social programming designed specifically for active adults. The village connects directly to Summerlin's 200-mile-plus trail network for walking and cycling, and Downtown Summerlin's 125+ shops and restaurants sit about ten minutes north. The model is a compact, curated amenity package, not a mega-resort campus — focused on daily use over spectacle.
What are HOA fees in South Square?
Plan on $150 to $350 per month. That combines the Summerlin master association fee and the village sub-association fee, covering the clubhouse, pool, organized programming, and common-area maintenance — the engine of low-maintenance living. Exact dues vary by neighborhood and product type, so request the full resale package early in escrow and review the budget, reserves, and age-restriction covenants before your due-diligence window closes.
How does South Square compare to Sun City Summerlin?
Scale versus intimacy. Sun City Summerlin is the valley's largest 55+ community — 7,700+ homes from around $300K with golf courses and extensive resort-style amenities. South Square is smaller (1,400+ homes), newer (2005 start), and integrated into the Summerlin South Association, with pricing from $400K and a walkable clubhouse model. Golf-centric social life favors Sun City; newer construction and Downtown Summerlin walkability favor South Square. Our team will tour both.
How does South Square compare to Siena?
Security and price are the main dividers. Siena is a guard-gated 55+ community with staffed entry and overall price points that skew slightly higher; South Square offers comparable age-restricted, single-story living from $400K without guard staffing — which also keeps HOA costs in the $150–$350 range. Both communities sit in Summerlin South, minutes apart. If a staffed gate is a must, start with Siena; if value and simplicity lead, South Square wins.
What is the HOPA age requirement for South Square?
Under the federal Housing for Older Persons Act, at least one resident per household must be 55 or older. The community applies the 80/20 framework: at least 80% of occupied homes must have a qualifying 55+ resident. Spousal-age provisions and exceptions exist — verify the exact terms in South Square's governing documents before you write an offer. Our agents review the age-restriction covenants with every buyer as part of the standard escrow process.
What social activities and clubs are available in South Square?
South Square's clubhouse anchors an organized social calendar — fitness classes, card groups, crafts, excursions, and seasonal events are typical for active-adult communities of this type. The specific calendar varies by season, so request the current activities schedule with the resale package. We can also connect you with current residents during your tour so you hear firsthand what the social life looks and feels like before you commit.
Are grandchildren allowed to visit or stay in South Square?
Yes — grandchildren and family members of any age can visit and stay temporarily. The 55+ restriction applies to permanent residents, not guests. Guest-stay policies vary by community, typically permitting visits in the 30-to-90-day range. Verify South Square's exact guest-stay limits in the governing documents during your due-diligence window. If you expect extended family stays, tell us early and we'll confirm the policy before you commit to an offer.
What schools serve South Square, Summerlin?
Because South Square is 55+, most buyers aren't looking for school access — but the zoned CCSD campuses are exceptional: Zel & Mary Lowman Elementary (8/10), Sig Rogich Middle School (10/10, one of Nevada's highest-rated public middle schools), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School and Bishop Gorman, both within the Summerlin corridor. Grandparents whose grandchildren visit often cite strong schools as a bonus.
Is South Square a good investment for active-adult buyers?
South Square benefits from structural tailwinds: the 65+ U.S. population is projected to double by 2060 per the U.S. Census Bureau, driving sustained demand for HOPA-qualified communities. Nevada's zero income-tax environment and 3% property-tax cap make ownership economics favorable long-term. At $400K–$750K inside a premier Howard Hughes Corporation master plan, South Square's price-to-value ratio is strong relative to comparable 55+ product nationwide.
How does Nevada's tax climate compare to California for retirees choosing South Square?
Nevada has no personal state income tax; California's top rate is 13.3% per the California Franchise Tax Board. A California retiree with $150,000 in annual retirement income saves approximately $12,000–$19,000 per year in state income tax alone by moving to South Square. Nevada also exempts Social Security from state tax, imposes no inheritance or estate tax at the state level, and caps primary-residence property-tax increases at 3% annually — making South Square's carrying costs highly predictable.
What should I know before buying in South Square?
Four things matter most here. First, HOPA verification: confirm the governing documents' exact age-restriction terms, spousal provisions, and guest-stay limits before you offer. Second, HOA tiers: master + sub-association dues combine to $150–$350/mo — get the full budget and reserve study. Third, financing: most South Square homes finance conventionally, but VA buyers should note HOPA age restrictions may affect eligibility for some loan programs. Fourth, comps: call (702) 637-1759 and our team will pull the right 89135 comparables before you write.
What down payment do you need to buy in South Square?
Most South Square buyers put down 5% to 20%. Conventional financing works at most price points — on a $500,000 home, plan $25,000 (5%) to $100,000 (20%). VA loans allow 0% for eligible veterans, though buyers should confirm that the community's HOPA age restrictions don't affect their specific loan type with their lender before proceeding. FHA financing is also available. South Square's $400K–$750K range fits well within conforming loan limits, keeping jumbo financing rare here.
How long does it take to close on a home in South Square?
Most South Square purchases close in 30 to 45 days through a Nevada escrow company. The key 55+ variable is the HOA document-review window: governing documents, budget, reserve study, and HOPA covenants must be delivered and reviewed before closing. Our agents order the resale package at contract execution to protect your timeline.
Can Nevada Real Estate Group help me find a home in South Square?
Yes — our team knows South Square's four sub-neighborhoods, the floor plans that age best, and which homes have been upgraded for move-in condition. We handle the HOA document review, age-restriction verification, and escrow coordination. Call (702) 637-1759 or start your search online — we typically respond within the hour and can arrange tours with same-day notice for local buyers and virtual walk-throughs for out-of-state relocators.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About South Square, Summerlin?
These are the questions South Square buyers actually type into Google and AI assistants — each answered with verifiable specifics: market figures from Las Vegas REALTORS, HOPA rules sourced from federal law, tax data from Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is South Square part of Summerlin?
Yes — South Square is a village within the Summerlin South Association, part of the Howard Hughes Corporation master-planned community in Las Vegas, ZIP 89135. It participates fully in the Summerlin master association, including 200+ miles of trails and master-plan amenities.
What age do you have to be to live in South Square?
At least one resident per household must be 55 or older under the federal Housing for Older Persons Act (HOPA). Persons under 18 generally cannot be permanent occupants. The community uses the 80/20 framework. Review the governing documents during escrow for exact terms.
How many homes are in South Square?
Approximately 1,400+ across roughly 250 acres per the Howard Hughes Corporation community plan record. The community is substantially built out — today's market is resale of these homes, ranging from $400K for entry single-story products to $750K for larger, updated homes with premium finishes.
Can I buy in South Square if my spouse is under 55?
Yes, in most cases — HOPA allows communities to set their own spousal-age provisions. Many communities permit a primary resident who is 55+ even if their spouse is younger. The exact rule is in South Square's governing documents; our agents review spousal-age provisions with every buyer before they offer.
Is South Square part of Sun City?
No — South Square is a separate village within the Summerlin South Association. Sun City Summerlin is a distinct master-planned 55+ community located in a different part of the Summerlin area, with 7,700+ homes and golf courses. Both are 55+ HOPA communities, but they are separate associations with different amenities and price profiles.
Does South Square have a pool?
Yes — South Square's clubhouse campus includes a community pool, fitness center, social rooms, and outdoor lounge. The pool is for residents of South Square and their guests. Organized swim programs and fitness classes typically run through the clubhouse schedule — request the current activities calendar when you tour.
What HOA manages South Square?
South Square pays into two associations: the Summerlin master association (Howard Hughes Corporation) and the South Square village sub-association. Combined dues run $150–$350 per month. The master association governs trails, parks, and Summerlin-wide amenities; the sub-association governs the clubhouse, pool, common areas, and community programming within South Square.
How far is South Square from Downtown Summerlin?
About ten minutes north via West Charleston Boulevard. Downtown Summerlin is an open-air shopping and entertainment district with 125+ tenants, seasonal events, and the Las Vegas Ballpark — one of the most walkable and drivable retail destinations in the Las Vegas Valley for active adults.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct knowledge of every Summerlin South village, the valley's largest agent team, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented active-adult buyers in South Square, Siena, and Sun City — including the HOPA document review every 55+ purchase requires.
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Want to Talk to a South Square Real Estate Expert?
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Close to South Square?
Compare South Square with neighboring 55+ villages and all-ages Summerlin communities. Each card pairs the commute with price positioning and community type, so you can judge whether a different lifestyle model actually buys you more home or amenity for the money.
10 MIN N
Sun City Summerlin (55+ golf)
From $300K
10 min from South Square
View Sun City Summerlin (55+ golf) →20 MIN NE
Queensridge (guard-gated luxury)
$800K+ (in gates)
20 min from South Square
View Queensridge (guard-gated luxury) →More Summerlin communities
- Springfield
- Starling
- Sterling Ridge at The Cliffs
- Stonebridge
- Summit Hills
- Sunset Mesa Townhomes
- Sycamore Ridge
- Talus at The Cliffs
- Tanager
- Tanager Echo
- Terra Luna
- The Arbors
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which South Square Sub-Neighborhoods Can You Explore A–Z?
Four sub-neighborhoods — Village, Entry, Premium, and Garden Homes — make up South Square's 1,400+ age-restricted homes, each with a distinct price point and lifestyle character within the same 55+ HOPA framework. The entries below are indexed alphabetically. Our team can pull current listings, HOA documents, and floor-plan specifics for any of them on request.
S
- South Square Entry
- South Square Garden Homes
- South Square Premium
- South Square Village
- Siena (nearby 55+ guard-gated)
- Sun City Summerlin (nearby 55+)
- Summerlin (broader master plan)
- South Square (self)
KEEP LEARNING
What Else Should You Read About South Square?
These guides extend the research most South Square buyers do next — understanding the Las Vegas active-adult market, comparing Summerlin's 55+ villages, and mapping Nevada's retirement tax advantages — each written by our team from the same sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum is this year.
Read →COMMUNITY HUB
Summerlin Community Guide
All Summerlin villages, market data, and side-by-side comparisons — the master plan's full picture.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and 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 South Square Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. Because South Square sits within ZIP 89135, all market figures are labeled as ZIP-area benchmarks — never claimed as South Square-only. HOPA rules are sourced from federal law and the community's governing documents. Follow any link below to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active and closed counts for ZIP 89135 (Summerlin South). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan community data, village descriptions, trail network, and developer information. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (South Square is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Clark County. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — a key retirement cost advantage. leg.state.nv.us
- Nevada Department of Taxation — Nevada state tax structure — including the zero income-tax policy critical for retirees. tax.nv.gov
- California Franchise Tax Board — California's 13.3% top marginal income-tax rate used in the NV-vs-CA relocation comparison. ftb.ca.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for the Summerlin South corridor. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data — twelve minutes from South Square. blm.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