Families with School-Age Children
- Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) zoned direct
- Community streets with minimal through-traffic
- Fox Hill Park and Cottonwood Canyon Park nearby
- Active Summerlin HOA standards and maintenance
Summerlin, Las Vegas
Summit Hills at Summerlin Homes For Sale
Nevada's #1 team for Summit Hills real estate. Search established single-family homes on elevated terrain with Red Rock and valley views — 300+ residences priced $550K–$900K in the heart of Summerlin South, ZIP 89135.
COMMUNITY PRICE RANGE
$550K–$900K
Community plan record
ZIP 89135 MEDIAN LIST
$1.0M
LVR / GLVAR, September 2026
HOMES IN COMMUNITY
300+
Community plan record
DAYS ON MARKET (ZIP 89135)
36
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Summit Hills at Summerlin at a Glance?
Summit Hills delivers 300+ hillside single-family homes priced $550K–$900K in Summerlin South (ZIP 89135), developed by Howard Hughes Corporation around 2010, with a ZIP-area median list near $898,550 per Las Vegas REALTORS, 44 median days on market, and 10/10 Sig Rogich Middle School zoning. The takeaways below cover what moves pricing here.
- The view premium: elevated hillside lots with Red Rock Canyon or valley views price at the top of the $550K–$900K band — verify the actual corridor before offering.
- The location: 5 minutes to Downtown Summerlin, 10 to Red Rock Canyon, 20 to the Strip — Summerlin South's best-connected non-gated address.
- Best for: families wanting 10/10 schools without guard-gated dues, California relocators trading equity for Nevada's zero income tax, and long-hold investors in Summerlin's constrained supply.
- Built-out resale: no new construction since 2010 — 300+ homes is the permanent count, and owner-added upgrades create meaningful pricing spread.
- Do your homework: HOA tiers ($90–$250/mo), lot position and view corridor, and school-zoning confirmation for your exact address all deserve early diligence.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Summit Hills Homes for Sale?
Summit Hills sits in ZIP 89135 — a premium Summerlin South corridor where the median list price runs near $898,550 according to Las Vegas REALTORS MLS data, though Summit Hills itself prices $550K–$900K. The eight newest ZIP-area listings appear below, refreshed daily, and every active listing is searchable in our live Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Summit Hills–Area Homes Sell in Each Price Range?
Summit Hills prices span $550,000–$900,000, sitting within the broader ZIP 89135 Summerlin South corridor tracked by Las Vegas REALTORS MLS data. The bands below show where competition concentrates across the ZIP area — Summit Hills itself occupies the $550K–$900K middle tier.
Browse Summit Hills Listings
How Can You Find a Summit Hills Home by Type, View & Price?
Summit Hills' 300+ homes span hillside view lots, upgraded homes with pools, and original-condition resale opportunities in the $550K–$900K range — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Summerlin South Villages Should You Compare?
Summit Hills sits alongside several Summerlin South villages that buyers cross-shop. The cards below pair each with its price positioning and a link to the closest matching hub or search.
By Property Type
By Price Range
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Summit Hills Listings First?
Custom alerts by view type, price, beds, and pool — no spam, unsubscribe anytime. With 300+ homes and a 44-day median market, the right Summit Hills property typically appears a handful of times per 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
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School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Summit Hills at Summerlin?
The Answer
Living in Summit Hills means hillside morning views across the Las Vegas Valley, quick access to Red Rock Canyon, and 300+ miles of Summerlin trails from your doorstep. The community sits within Las Vegas (ZIP 89135) and was developed by the Howard Hughes Corporation around 2010 — fully established, 300+ homes, no new construction, and five minutes from Downtown Summerlin.
What is Summit Hills known for?
Summit Hills is known for its gently elevated hillside position, view lots that look across the Las Vegas Valley and toward the Spring Mountains, and access to Summerlin's full amenity network — 300+ trail miles, recreation centers, and Downtown Summerlin — without the guard-gated premium.
Who should live in Summit Hills?
Families wanting Bonner Elementary (9/10) and Rogich Middle (10/10) zoning without guard-gated dues, California relocators looking for views and top schools at $550K–$900K, and established-community investors who value Summerlin's constrained supply and long resale track record.
What is daily life like?
Morning walks on Summerlin's trail network starting from your street, errands at Downtown Summerlin five minutes south, afternoon hikes at Red Rock Canyon ten minutes west, and evenings on a hillside patio watching the Las Vegas Valley lights come on across the horizon.
Location
Where Is Summit Hills
Summit Hills occupies 65 acres of gently elevated terrain in the Summerlin South / The Cliffs area of Las Vegas, ZIP 89135. Positioned roughly five minutes from Downtown Summerlin, ten from Red Rock Canyon, and twenty from the Strip via Summerlin Parkway.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Summit Hills at Summerlin
At a Glance$550,000–$900,000
Community Price Range
$898,550
ZIP 89135 Median List
36
Days on Market (ZIP 89135)
$90–$250/mo
HOA Fee Range
- Setting
- Elevated hillside within Summerlin South
- Acreage
- 65 acres
- Homes
- 300+
- Established
- 2010
- Developer
- Howard Hughes Corporation
- Gate
- Open access (no guard gate)
- HOA
- $90–$250/mo combined
- Schools
- Bonner ES 9/10 · Rogich MS 10/10 · PV HS 8/10
- Trail Access
- 300+ miles Summerlin network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
- Distance to Red Rock
- ~10 min
Quick Answer
Is Summit Hills at Summerlin a good place to live?
Yes — especially for families and California relocators who want Summerlin's top-tier schools, trail access, and hillside views at $550K–$900K without a guard-gated premium. Summit Hills pairs Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) with a five-minute drive to Downtown Summerlin and ten minutes to Red Rock Canyon. The trade-offs are real — no staffed gate and a 300-home resale-only market — but for buyers who value schools, views, and Summerlin access, Summit Hills is consistently underrated.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Summit Hills?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Summit Hills — the parent city holds 656,274 residents with a median household income of $66,820. Inside Summit Hills, the profile is notably stronger: community records show 900+ residents across 300+ households, a median age of 42, and average household income above $120,000.
The Census does not tabulate Summit Hills separately from Las Vegas, so citywide figures serve as the statistical backdrop. Within the community, our closing data reflects a mix of growing families targeting the 10/10 Rogich school zone, move-up buyers from lower Summerlin villages seeking elevation and views, and California relocators trading Bay Area equity for Nevada's zero income tax and a hillside Summerlin address at under $900K.
900+
vs Las Vegas 656,274
42
vs Clark Co 38
$120,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
300+
vs Clark Co ~860,000
$550K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Summit Hills is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Summit Hills Area Growing?
Summit Hills itself is fully built — 300+ homes since 2010, with growth happening through upgrades and renovations 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 South corridors around Summit Hills remain among the most in-demand in the west valley.
656,274Las Vegas residents (Census)
300+Summit Hills homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Summit Hills, growth is capped by the 65-acre footprint: 300+ homes built out, no land remaining for new construction. The surrounding ZIP 89135 corridor — Summerlin South's premium tier — remains one of the most sought-after addresses in the valley, with the Howard Hughes Corporation master plan continuing to constrain supply in every adjacent Summerlin village.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Summit Hills Area Real Estate Market Trending?
The charts below show ZIP 89135 (Summerlin South) sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the benchmark Summit Hills trades against. Summit Hills itself is 300+ homes, too small for a monthly series; the cards report the ZIP-area context: $1,000,000 median list, 44 median days on market.
Median List Price
$1,000,000 ZIP 89135 median (Summerlin South), June 2026
Source: Las Vegas REALTORS
Days on Market
44 median days across ZIP 89135; view-lot premium homes can be faster
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Active Summerlin South market — Summit Hills trades in line with the ZIP
vs September 2025
Source: Las Vegas REALTORS
The long view: Summit Hills at Summerlin'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
$1.0M
ZIP 89135 MEDIAN LIST
300+
HOMES IN SUMMIT HILLS
< 1 hr
OUR RESPONSE TIME
ESTABLISHED INVENTORY
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is the Summit Hills market right now?
ZIP 89135 is a measured market — homes took a median of 44 days to sell per Las Vegas REALTORS data, reflecting deliberate buyers at the $550K–$1M+ price tier. Within Summit Hills, elevated view lots with pools move faster than interior original-condition homes; price to the lot position, not just the square footage.
52Measured / Deliberate
- 44 daysZIP 89135 median DOM (sold)
- $899KZIP 89135 median list price
- 300+Homes in Summit Hills
- 85%Owner-occupied rate
Is Summit Hills Right for You?
Who Should Buy a Home in Summit Hills?
Summit Hills isn't one-size-fits-all — it's 300+ hillside homes spanning $550K–$900K, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to the community, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Types Fit Summit Hills Best?
California Relocators
- $550K–$900K buys a view-lot single-family that costs $2M+ in comparable CA suburbs
- Zero Nevada state income tax vs. California 13.3%
- 0.5–0.75% property tax capped at 3% annually
- Our relocation team handles virtual tours and school-zoning verification
Move-Up Buyers from Lower Summerlin
- Step up to elevated terrain and view lots within the same master plan
- HOA $90–$250/mo vs. $250–$700+ in guard-gated villages
- Same Summerlin amenity network — more home for the money
- Established 2010-era quality with upgrade upside
Long-Hold Investors
- Summerlin's constrained western land supply supports long-term values
- 85% owner-occupancy limits rental competition and supports resale pricing
- Established since 2010 with consistent resale track record
- Upgrade-enhanced homes outperform original-spec on resale
Outdoor-First Buyers
- Red Rock Canyon 10 minutes west — hiking, climbing, scenic drive
- TPC Summerlin golf 10 minutes north
- 300+ miles of Summerlin trails starting at the front door
- Spring Mountains skiing 40 minutes up the mountain
Downsizers from Larger Summerlin Homes
- Single-story floor plans available in the $550K–$700K range
- HOA-maintained common areas reduce exterior upkeep burden
- Same community character as premium Summerlin — at a more manageable scale
- Low through-traffic streets ideal for daily walking routines
Best Fit For
- Families targeting the Rogich MS zone — a 10/10 middle school zoned right from the community, paired with Bonner ES (9/10) and Palo Verde HS (8/10).
- California relocators — hillside views and top schools at $550K–$900K, with zero state income tax and a 3% property-tax cap vs. California's 13.3% top rate.
- Move-up buyers — elevated terrain, view lots, and upgraded homes within the Summerlin master plan at meaningfully lower entry than guard-gated alternatives.
- Long-hold investors — Summerlin's constrained supply, 85% owner-occupancy, and a consistent 2010-vintage resale track record.
- Outdoor-first households — Red Rock Canyon in ten minutes, 300+ Summerlin trail miles from the front door, and TPC Summerlin golf a short drive north.
- Buyers who value view premiums — hillside lot positions that frame Red Rock and valley views — at a fraction of the guard-gated premium charged for the same sight lines next door.
Ready to explore homes in Summit Hills? Our team knows every hillside lot, view corridor, and upgrade-tier inside the community.
Start Your Home SearchPros
- Sig Rogich MS (10/10), Bonner ES (9/10), and Palo Verde HS (8/10) form one of Summerlin's strongest public-school sequences
- Hillside elevation with Red Rock Canyon and valley views from many lots
- Five minutes to Downtown Summerlin's retail, dining, and entertainment complex
- Ten minutes to Red Rock Canyon's 195,000-acre conservation area
- Howard Hughes Corporation master plan: 300+ trail miles, nine rec centers, and multiple aquatic facilities
- Zero Nevada state income tax and a 3% primary-residence property-tax cap under NRS 361.471
- Lower HOA costs ($90–$250/mo) vs. guard-gated Summerlin villages ($250–$700+/mo)
Honest Considerations
- No guard gate — buyers prioritizing 24-hour staffed entry need to look at The Ridges or Red Rock Country Club nearby
- Resale only since 2010 — no new construction, and finish quality varies widely between original-spec and fully upgraded homes
- 300-home market moves slowly — patience required; inventory turns over a handful of times per year
- Summer heat — 105°F+ stretches July through September, like the rest of the valley
- View lot premiums are real but not universal — verify the corridor before offering near the top of the range
- Jumbo financing may apply near the $900K ceiling — confirm loan type with your lender before touring
Village Comparison
How Does Summit Hills Compare to Nearby Summerlin Villages?
A like-for-like comparison of Summit Hills and the Summerlin South villages buyers most often cross-shop — pricing, gate status, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 300 homes, enclave-level medians would be statistical noise, so we publish plan ranges.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Summit Hills | $550K–$900K | n/a* | 44 (ZIP-area) | 300+ homes | Views · Schools · Non-gated value |
| The Ridges | From $2M+ | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated |
| The Cliffs (Summerlin) | From $800K+ | n/a* | n/a* | n/a* | Luxury · Mountain views |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated golf · Privacy |
| The Paseos | From $500K | n/a* | n/a* | n/a* | Mid-range Summerlin · Trails |
| Summerlin Cerrado | From $600K+ | n/a* | n/a* | n/a* | Mid-range Summerlin · Gated |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-village $/SF and DOM are intentionally omitted for small-sample communities — ZIP-area benchmark: 44-day median DOM, $1.0M median list (89135).
Village Deep Dive
What's Inside the Summerlin South Corridor?
Submarket 1
Summit Hills
The hillside Summerlin South value leader: 300+ homes on elevated terrain with Red Rock and valley views, top-tier school zoning, and $90–$250 monthly HOA instead of the guard-gated premium.
Browse Summit Hills homes →$550K–$900KMedian Price
44 (ZIP-area)Days on Market
300+ homesActive Listings
n/a*Price / Sq Ft
Submarket 2
The Ridges
Summerlin's pinnacle guard-gated village with Bear's Best golf — custom estates starting above $2 million, 24-hour staffed entry, and some of the valley's most dramatic Red Rock views.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs (Summerlin)
The elevated Summerlin South luxury tier just above Summit Hills — larger homes and premium view lots, a step up in price from Summit Hills with comparable school zoning.
Browse The Cliffs (Summerlin) homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Red Rock Country Club
Two Arnold Palmer championship courses inside a guard-gated community — buyers who want the staffed gate and golf lifestyle pay $1.2M+ entry versus Summit Hills' $550K floor.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Paseos
A popular established Summerlin village with parks, trail connectivity, and contemporary homes starting near $500K — the closest comparable to Summit Hills at a slight price discount.
Browse The Paseos homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Summerlin Cerrado
A smaller Summerlin South village offering partial gating and a similar price point to Summit Hills, for buyers who want added access control without the full guard-gated premium.
Browse Summerlin Cerrado homes →$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Red Rock Canyon — The Lifestyle Anchor
The Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area is ten minutes west of Summit Hills — the 13-mile scenic loop, 30+ miles of hiking trails, and world-class sandstone climbing define the outdoor lifestyle that makes Summerlin South the valley's most sought-after address.
Browse Red Rock Canyon — The Lifestyle Anchor homes →195KConservation Acres
13 miScenic Loop
10 minFrom Summit Hills
30+Hiking Trail Miles
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits?
BY ZIP CODE
How Does ZIP 89135 (Summerlin South) Break Down?
Summit Hills sits in ZIP 89135 — Summerlin South's premium corridor, which blends communities ranging from $550K non-gated villages to $5M+ guard-gated estates. The table below breaks that ZIP into its real segments so buyers can interpret the $1,000,000 ZIP-area median honestly.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Summit Hills — non-gated hillside village | $550K–$900K (plan range) | n/a* | 44 (ZIP-area) | 300+ homes | n/a* |
| 89135 | The Cliffs / elevated Summerlin South corridor | From $800K+ | n/a* | 44 (ZIP-area) | — | n/a* |
| 89135 | The Ridges (guard-gated ultra-luxury) | From $2M+ | n/a* | varies by estate | — | n/a* |
| 89135 | Red Rock Country Club (guard-gated golf) | From $1.2M | n/a* | varies | — | n/a* |
| 89135 | Full ZIP 89135 benchmark (all corridors) | ~$1,000,000 median list | — | 44 | Active Summerlin South market | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes Near Summit Hills?
No production builder operates inside Summit Hills — the community's 300+ homes completed around 2010 and today's market is resale only. Buyers wanting new construction near Summerlin South can shop active villages in The Cliffs and Canyons areas, where Howard Hughes Corporation continues master-plan deliveries. Builder incentives change monthly.
Luxury & Move-Up
Toll Brothers
The closest luxury production profile to Summit Hills resale
Family & Mid-Market
Lennar
Broadest Summerlin South new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Summit Hills remodels
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers considering Summit Hills patio-style homes
Family
Richmond American
Value-oriented new builds for buyers whose budget sits below Summit Hills entry
Outdoor Recreation
What Outdoor Amenities Does Summit Hills Offer?
Summit Hills residents trade lot acreage for direct access to Summerlin's trail network and a ten-minute drive to one of the country's finest conservation areas. The Howard Hughes Corporation's master plan provides 300+ trail miles, nine recreation centers, and parks throughout the community network — usable across 300 days of Las Vegas sunshine annually.
IN-COMMUNITY (5 min)
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
Summit Hills' closest community park — an adventure playground, disc golf course, desert trail connections, and picnic areas in a spacious desert-landscape setting.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear greenway connecting Summerlin South neighborhoods with walking trails, desert-adapted gardens, and open space that links to the broader Summerlin trail network.
IN-COMMUNITY
Cottonwood Canyon Park
~8 acresPlayground · Sports courts · PathsFree
The neighborhood's closest micro-park: playground equipment, basketball and sports courts, and walking paths connecting to community streets.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class sandstone climbing, and 30+ miles of hiking trails managed by the Bureau of Land Management.
FROM FRONT DOOR
Summerlin Trail Network
300+ milesWalking · Running · CyclingFree
Howard Hughes Corporation's 300+ mile connected trail system starts at Summit Hills' community streets — the valley's most comprehensive walking and cycling network.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's lifestyle hub — outdoor dining, retail, seasonal events, and Las Vegas Ballpark, five minutes south on W. Charleston Boulevard.
10 MIN
TPC Summerlin
18 holesChampionship golfMember/daily-fee
Host of the PGA Tour Shriners Children's Open — a Tom Weiskopf and Jay Morrish design with challenging desert canyon terrain ten minutes north.
40 MIN
Spring Mountains / Mt. Charleston
316,000 acresHiking · Skiing · CampingFree / fee areas
The Spring Mountains National Recreation Area offers skiing in winter and cool-elevation hiking in summer — a genuine altitude escape forty minutes from Summit Hills.
The Summit Hills Lifestyle
What Does a Weekend in Summit Hills Look Like?
Three moods within minutes of home: a morning run on Summerlin's 300+ trail miles, an afternoon at Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management ten minutes west, and dinner at Downtown Summerlin five minutes south — with a hillside sunset view from the back patio to close the day.
300+Trail Miles from the Door
10 minto Red Rock Canyon
5 minto Downtown Summerlin
10/10Middle School Zone
THIS WEEKEND'S OPEN HOUSES
Can You Tour Summit Hills Homes This Weekend?
Summit Hills is an open-access community, so weekend open houses run more freely than in guard-gated villages. Set up instant alerts for the moment a home schedules an open house — or browse active listings now and let us arrange a private tour, including view-lot walk-throughs to compare hillside positions.
Planning a move
What Should I Verify Before Moving to Summit Hills at Summerlin?
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 Summit Hills at Summerlin 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 Summit Hills Economy?
Summit Hills runs on a professional household profile: executives, educators, healthcare workers, and entrepreneurs rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income above $120,000 — roughly 60% above the Clark County median.
$120,000+Avg household income, Summit HillsNREG community plan record
85%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Summit Hills–Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about eight minutes from Summit Hills
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub — five minutes south
- Clark County School District (Summerlin South region)Bonner ES, Rogich MS, Palo Verde HS, and surrounding campuses employ hundreds of education professionals within the ZIP
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the western Summerlin corridor
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Howard Hughes CorporationSummerlin master-plan development and management operations
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Summit Hills Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Summit Hills against the valley's premium addresses, this side-by-side covers the metrics buyers ask about most, June 2026. Summit Hills leads on school quality and Red Rock access; guard-gated enclaves win on privacy; Henderson wins on citywide safety — sources: LVR, U.S. Census, and FBI UCR.
| Metric | Summit Hills | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Median List Price | $550K–$900K (plan) | $728K (Summerlin-wide) | $548K | $476K |
| ZIP-Area Median List | $1.0M (ZIP 89135) | $728K | $548K | $476K |
| Days on Market | 44 (ZIP 89135) | 21 | 21 | 20 |
| Population | 900+ (community) | ~127,000 | 331,857 | 656,274 |
| Guard-Gated | No (open access) | Select villages (The Ridges) | Select enclaves (MacDonald Highlands) | Select enclaves |
| Red Rock Access | 10 min direct | 10–20 min (varies by village) | 30–40 min | 20–30 min |
| New Construction | None — built out 2010 | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Best For | Schools · Views · Value | New Construction · Lifestyle · Outdoors | Families · Retirees · Safety | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Summit Hills income and population figures are community plan-record values; Summerlin figures are master-plan wide per HHC; city demographics are Las Vegas citywide. Last updated June 2026.
Cost of Ownership
What Will Summit Hills 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 Summit Hills Payment
$5,104
Illustrative Monthly Payment
- Principal & Interest$4,191
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$263
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 Summit Hills?
Summit Hills sits at the intersection of convenience and escape: W. Charleston Boulevard provides direct western access to Red Rock Canyon while Summerlin Parkway links east toward the core. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Summit Hills destinations beat that comfortably.
Drive Times from Summit Hills
- 5 minDowntown Summerlin (dining & shopping)W Charleston Blvd east
- ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
- ~8 minSummerlin Hospital Medical CenterRampart Blvd north
- ~10 minTPC Summerlin (golf)Alta Dr north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 east
- ~25 minDowntown Las VegasSummerlin Pkwy → US-95 east
- ~30 minHarry Reid Intl AirportI-215 South
- ~40 minMt. Charleston (ski/hike)US-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 Summit Hills?
Most Summit Hills purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 10–14 days. Conventional financing is typical at this price tier; buyers near the $900K ceiling should confirm their lender can handle the loan type. HOA certification adds a few days for standard Summerlin resales — budget the full 45 days, and confirm your lender's timeline before you go under contract.
Quick Answer
What down payment do you need to buy in Summit Hills?
Most Summit Hills buyers put down 10–20%. At a $700,000 price point, that is $70,000 (10%) to $140,000 (20%). Conventional financing works for most of the range; homes near the $900K ceiling may cross the conforming loan limit into jumbo territory, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans. Have your lender pre-approve at the specific tier before touring — in a 44-day median market, you'll want to move quickly when the right view-lot home appears.
Summit Hills at Summerlin FAQ — 18 Answers
What Do Summit Hills at Summerlin Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Summit Hills at Summerlin?
Summit Hills homes trade in the $550,000–$900,000 range per the community plan record; hillside lots with Red Rock views push toward the top. The broader ZIP 89135 median — including premium Summerlin South villages — runs closer to $898,550 per Las Vegas REALTORS MLS data. Owner-added pools and renovated interiors move individual prices meaningfully within that band.
Is Summit Hills a guard-gated community?
No — Summit Hills is an open-access established Summerlin neighborhood governed by master HOA standards, not a staffed entry gate. The 300+ homes on its 65 hillside acres benefit from Summerlin's broader security environment and community standards. Buyers prioritizing a 24-hour staffed gate can compare The Ridges and Red Rock Country Club minutes away — our agents show all three in the same day so the price-versus-security trade-off is clear before any offer.
What are HOA fees in Summit Hills?
Budget $90–$250 per month, which combines the Summerlin master association fee with the Summit Hills sub-association dues. That covers common-area maintenance, trail upkeep, and access to Summerlin's 300+ miles of trails and multiple recreation centers per the Howard Hughes Corporation master plan. Request the resale package during escrow and review the reserve study — a community established around 2010 should show a funded reserve, and our team checks that for every client.
What schools serve Summit Hills?
Summit Hills students attend Clark County School District campuses rated among the best in the Summerlin corridor: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School and Bishop Gorman High School; charters include Doral Academy Red Rock (9/10) and Pinecrest Academy (8/10). Confirm zoning for your specific address before writing an offer — our team runs that check quickly.
Who built homes in Summit Hills?
Summit Hills was developed under the Howard Hughes Corporation Summerlin master plan around 2010 with national production builders delivering the 300+ residences. Floor plans run 2,000 to 3,500 square feet. Many homes now carry owner-added pools, outdoor kitchens, and renovated interiors that meaningfully lift value above original spec. Our agents know which plan types and view corridors command the sharpest premiums — worth asking before you shortlist.
What are property taxes like in Summit Hills?
Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $700,000 Summit Hills home that translates to approximately $3,500–$5,250 per year — a fraction of comparable California hillside-view communities, and with zero Nevada state income tax, the annual savings for a California household earning $300,000 easily exceed $25,000.
How does Summit Hills compare to The Ridges and Red Rock Country Club?
Summit Hills wins on affordability and accessibility: $550K–$900K entry versus $2M+ at The Ridges and $1.2M+ at Red Rock Country Club, with no mandatory club or gate dues. The Ridges counters with Bear's Best golf and 24-hour guard service; Red Rock Country Club with two Arnold Palmer courses and privacy. Buyers who want Summerlin views and quality without the guard-gated premium typically land in Summit Hills or The Paseos — we can walk that comparison side-by-side.
What is the Nevada vs. California tax advantage for Summit Hills buyers?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board. Nevada's is zero. A household relocating from the Bay Area or Southern California and earning $400,000 annually saves roughly $39,000 in state income taxes per year — enough to fund a meaningful down-payment supplement or accelerate payoff. Add a 0.5–0.75% property-tax rate capped at 3% annual growth, and the long-run carrying cost advantage over California is structural, not cyclical.
What views are available in Summit Hills?
Summit Hills sits on gently elevated terrain within the Summerlin South / The Cliffs area, and many homesites look out across the Las Vegas Valley floor or toward the Spring Mountains and Red Rock Canyon escarpment. Premium lots with clear Red Rock or valley views price toward the top of the $550K–$900K range; interior lots on quieter streets anchor the lower end. Our agents can identify which current listings carry real view corridors versus marketing language — ask before touring.
Is there new construction in Summit Hills?
No — Summit Hills completed its 300+ homes around 2010 under the Howard Hughes Corporation master plan, and today the market is resale only. Buyers who want new construction with a comparable Summerlin South location can shop active villages in the nearby Cliffs and Canyons areas, where Howard Hughes continues master-plan deliveries. Our team tracks every active Summerlin builder release monthly — a one-call briefing saves weeks of searching on your own.
What amenities does Summit Hills offer?
Summit Hills residents access Summerlin's full amenity network: 300+ miles of trails, nine community recreation centers, multiple aquatic facilities, and dozens of parks including nearby Fox Hill Park and The Paseos Linear Park per the Howard Hughes Corporation master plan. Downtown Summerlin's open-air retail, dining, and entertainment complex is roughly five minutes away, and TPC Summerlin — host of the PGA Tour Shriners Children's Open — is about ten minutes north.
How far is Summit Hills from the Las Vegas Strip?
About 20 minutes via Summerlin Parkway and I-15, and roughly 30 minutes to Harry Reid International Airport on I-215 South. Downtown Summerlin is five minutes away; Red Rock Canyon is ten. The elevated position that defines Summit Hills adds a bonus most commute math misses: many hillside lots look across the valley on the drive home — a view Las Vegas buyers pay a meaningful premium to own.
What is the rental and investment outlook for Summit Hills?
Summit Hills offers an established-community investment profile: fully built since 2010, 300+ homes with consistent resale history, hillside view lots, and Summerlin's constrained western land supply. Nevada's 0.5–0.75% effective property-tax rate and the 3% primary-residence annual cap under NRS 361.471 support long holds. Owner-occupancy runs 85% per community records, which limits rental supply and supports resale pricing. Ask our team for the Summit Hills appreciation track record before you commit.
Can Nevada Real Estate Group help me buy or sell in Summit Hills?
Yes — call (702) 637-1759 or use the form on this page. Our team has closed thousands of Summerlin transactions and knows Summit Hills' hillside lot premiums, the view-corridor pricing differences, and which floor plans hold value best on resale. We offer in-person and virtual tours for out-of-state buyers, and can arrange same-week showings in most cases. As Nevada's #1 real estate team, we bring deep local knowledge to every Summit Hills transaction.
What should I know before buying in Summit Hills?
Four things move real money here. First, lot position: elevated hillside lots with Red Rock or valley views command meaningful premiums — verify the view corridor before offering. Second, upgrade value: pools and outdoor kitchens are common but not universal — compare finished and original-condition homes separately. Third, HOA tiers: confirm combined master + sub-association dues and reserve health in escrow. Fourth, financing: Summit Hills prices sit near the conventional conforming limit — have your lender confirm the right loan type. Call (702) 637-1759 and we pull the right comps before you write.
What down payment do you need to buy in Summit Hills?
Most Summit Hills buyers put down 10–20%. At a $700,000 price point, that is $70,000 (10%) to $140,000 (20%) — conventional financing works for most of the range. Jumbo loans apply to purchases above the conforming limit; lenders typically want 20% down and healthy reserves. VA loans allow 0% for eligible veterans, and FHA is available on lower-tier listings. Have your lender pre-approve at the specific price tier before touring so you are ready to move quickly in this 44-day-median market.
What does an HOA cost in Summit Hills at Summerlin?
Budget $90–$250 per month, combining the Summerlin master association fee with Summit Hills sub-association dues. The master-plan fee funds 300+ miles of trails, recreation centers, and parks per the Howard Hughes Corporation community standards. The sub-association covers common-area maintenance specific to Summit Hills. Request the full resale package — current dues, reserve funding, and any pending assessments — early in escrow. An established 2010-era community should show a funded reserve; our team reviews that document for every buyer.
How long does it take to close on a home in Summit Hills?
Most Summit Hills purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 10–14 days. Conventional loans are fastest; VA and FHA appraisals may add a few days. Budget 45 days if your file requires an HOA certification, and confirm your lender's timeline before going under contract.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Summit Hills at Summerlin?
These are the eight queries Summit Hills buyers actually type into Google and AI assistants — answered specifically with numbers you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is Summit Hills in Summerlin?
Yes — Summit Hills is a single-family village within the Summerlin master-planned community in Las Vegas (ZIP 89135), developed by Howard Hughes Corporation around 2010. It sits in the Summerlin South corridor about five minutes from Downtown Summerlin and ten minutes from Red Rock Canyon.
What is the difference between Summit Hills and The Ridges?
Entry price and gating. Summit Hills prices $550K–$900K with no guard gate and $90–$250 monthly HOA; The Ridges starts above $2 million with a 24-hour staffed gate and higher dues. Both sit in Summerlin South with Red Rock views — the difference is how much premium you pay for the gate and the prestige tier.
Is Summit Hills a new construction community?
No — Summit Hills built out around 2010 under the Howard Hughes Corporation Summerlin master plan, and today the market is resale only. Buyers wanting new Summerlin South construction should look at active villages in The Cliffs and Canyons areas, where builders are still delivering homes.
What is Sig Rogich Middle School's rating?
Sig Rogich Middle School rates 10/10 per GreatSchools — one of Nevada's highest-rated public middle schools, zoned directly from Summit Hills. Verify zoning for your exact address before offering; boundaries within ZIP 89135 can differ street to street.
How far is Summit Hills from Red Rock Canyon?
About ten minutes west via W. Charleston Boulevard. The Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area — the 13-mile scenic loop, world-class hiking, and sandstone climbing — is Summit Hills' closest and most distinctive lifestyle amenity.
Can you see the Strip from Summit Hills?
From elevated hillside lots — yes, many Summit Hills homes have partial Las Vegas Valley floor views that include the Resort Corridor skyline in the distance, particularly from upper-floor windows or back patios facing east. View corridors vary significantly by lot; ask for a verified view-lot shortlist before you tour.
What is the HOA in Summit Hills?
Budget $90–$250 per month, combining the Summerlin master association fee with Summit Hills sub-association dues. The master fee funds 300+ trail miles, recreation centers, and parks; the sub-association covers common-area maintenance. Request the resale package in escrow to confirm exact dues and reserve health.
Why is the ZIP 89135 median so much higher than Summit Hills prices?
Because ZIP 89135 blends Summit Hills ($550K–$900K) with The Ridges (from $2M+), Red Rock Country Club (from $1.2M), and other Summerlin South luxury villages. The ZIP-area median of $898,550 per Las Vegas REALTORS data reflects that premium blend — Summit Hills itself is the most accessible entry point in the corridor.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, 9,600+ closed transactions, and $4.85B+ in total volume since 2011. Our agents have represented buyers and sellers across Summerlin's established villages and luxury corridors — the depth behind the team's verified #1 ranking in Nevada, and the reason Summit Hills buyers trust us with their most important move.
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Want to Talk to a Summit Hills 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 Within 30 Minutes of Summit Hills?
Compare Summit Hills with neighboring Summerlin villages and nearby Las Vegas communities. Each card pairs the commute time with price positioning, so you can judge whether trading view-lot access for a different lifestyle actually buys you more home for the money.
More Summerlin communities
- Sunset Mesa Townhomes
- Sycamore Ridge
- Talus at The Cliffs
- Tanager
- Tanager Echo
- Terra Luna
- The Arbors
- The Canyons
- The Cliffs
- The Crossing
- The Gardens
- The Hills
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Summit Hills Resources Can You Explore A–Z?
Summit Hills is a single 65-acre community, but Summerlin South offers a range of comparable and nearby villages for cross-shopping. The entries below index the key resources alphabetically, and our team can pull current listings for any of them on request.
R
- Red Rock Country Club
T
- The Ridges
- The Paseos
KEEP LEARNING
What Else Should You Read About Summit Hills?
These guides extend the research most Summit Hills buyers do next — understanding the broader Summerlin market, comparing Summerlin South luxury villages, and mapping the Summerlin vs. Henderson decision — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for evaluating Summit Hills against Henderson alternatives.
Read →MASTER PLAN HUB
Summerlin Community Hub
Every Summerlin village, master-plan data, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Summit Hills Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. Because Summit Hills is 300+ homes, we present ZIP 89135 figures as area benchmarks — never plan-only claims — and use the community plan record for internal metrics that small MLS samples cannot support. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active counts for ZIP code 89135 (Summerlin South). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan community standards, trail network, recreation centers, and Summit Hills development record. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Summit Hills is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Clark County School District — School attendance boundaries, enrollment data, and Summerlin South campus information. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Bonner ES, Rogich MS, and Palo Verde HS. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15