Nevada's #1 team for Tanager Echo real estate. Search luxury mid-rise residences with rooftop pool, fitness, and lounge in walkable Summerlin West — minutes from Downtown Summerlin, City National Arena, and Red Rock Canyon.
RESIDENCE PRICE RANGE
$700K–$1.2M
Howard Hughes Corporation / LVR, September 2026
AREA MEDIAN (89138)
$900K
LVR / GLVAR, September 2026
COMMUNITY HOA
$100–$300/mo
Summerlin master + sub-association
DAYS ON MARKET (AREA)
38
LVR / GLVAR via Repliers, as of September 13, 2026
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Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Tanager Echo is a luxury mid-rise community in Summerlin West (ZIP 89138) developed by Howard Hughes Corporation, priced $700K–$1.2M with rooftop pool, fitness, and lounge — walkable to Downtown Summerlin per U.S. Census context for the broader Las Vegas market. The takeaways below unpack what distinguishes this address.
Last updated September 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
Tanager Echo residences are listed in the 89138 ZIP code within the Summerlin West corridor. Active units appear below, refreshed daily from Las Vegas REALTORS MLS data, with the full searchable inventory available in our live Las Vegas portal. Unit count is limited by design — only the current active listings for this building appear here.
PRICE DISTRIBUTION
The 89138 Summerlin West ZIP concentrates activity in the $700K–$1.2M band that defines Tanager Echo, with some luxury outliers above. Active inventory in the ZIP is competitive but limited, per Las Vegas REALTORS MLS data. The counts below show where the market concentrates.
Tanager Echo residences break into building tiers, floor orientations, and the price bands below — each link opens our live Las Vegas MLS search, with counts refreshed daily from Las Vegas REALTORS MLS data. Filter by price, beds, or lifestyle to narrow the 89138 Summerlin West inventory to units that fit your budget and floor preference.
Tanager Echo sits within a cluster of Summerlin West villages priced from $450K to $2M+. The cards below place Tanager Echo in context with adjacent communities — from Redpoint Square single-family homes around $600K to The Ridges ultra-luxury above $2M — so you can judge whether the rooftop-pool mid-rise lifestyle fits better than a detached home.
Updated daily · 363 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by floor, orientation, price, and beds — no spam, unsubscribe anytime. With a limited unit count at Tanager Echo, the right residence can appear once a season; alert subscribers see it within hours, not weeks, which matters in a tight-supply Summerlin West market.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living at Tanager Echo means rooftop pool views of the Spring Mountains, a contemporary lobby, and Downtown Summerlin steps away. Developed by Howard Hughes Corporation within Summerlin's master plan, the building pairs resort-style amenities with the school access and outdoor connectivity that define life in the 89138 ZIP — all at prices well below comparable California urban mid-rise buildings.
Tanager Echo is known for its rooftop pool deck with Spring Mountains views, a residents' lounge, fitness center, and the walkable Downtown Summerlin setting — a distinctly urban-adjacent lifestyle for a Las Vegas address, developed by the Howard Hughes Corporation.
Executives seeking a lock-and-leave building with amenities, California relocators who want urban-style living without California taxes, and buyers who value walkable Downtown Summerlin access alongside top-rated Summerlin West school zoning.
Mornings at the rooftop pool with Spring Mountains views, an easy walk to Downtown Summerlin for coffee and dinner, and evenings at City National Arena or Las Vegas Ballpark — with Red Rock Canyon's trail network ten minutes west for weekends outdoors.
Tanager Echo sits in Summerlin West at the western edge of the Howard Hughes master plan in Las Vegas ZIP 89138 — about five minutes from Downtown Summerlin, ten from Red Rock Canyon, twenty from the Strip, and thirty from Harry Reid International Airport.
Quick Answer
Yes — particularly for buyers who want urban-style amenities inside the Summerlin master plan. Tanager Echo pairs a rooftop pool deck, fitness center, and residents' lounge with a five-minute walk to Downtown Summerlin's 125+ shops and restaurants, City National Arena, and the Las Vegas Ballpark. School zoning is exceptional: Sig Rogich Middle School (10/10) and Bonner Elementary (9/10) per GreatSchools. The honest trade-offs are the lack of a staffed gate and the mid-rise condo financing process — but for lock-and-leave buyers and urban-lifestyle seekers, few Summerlin addresses compete.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts for Las Vegas — Tanager Echo's parent city — the city holds 656,274 residents with a median household income of $66,820. The 89138 ZIP that contains Tanager Echo profiles differently: average household income above $120,000, homeownership at 85%, and a median age near 42.
Tanager Echo draws executives seeking lock-and-leave building living, California relocators trading state taxes for Nevada's zero, and young professionals who want Summerlin school access with a walkable urban-style lifestyle. The Howard Hughes Corporation's design standards attract buyers who appreciate curated aesthetics throughout the building and master plan.
Source: U.S. Census Bureau QuickFacts, Las Vegas city + Howard Hughes Corporation community records · Updated
POPULATION & GROWTH
Tanager Echo itself is a recently completed community within the Summerlin West expansion — established 2022, with Howard Hughes Corporation actively planning adjacent phases. Las Vegas continues to grow: the city has added roughly 72,000 residents since 2010 per U.S. Census data, and the Summerlin West corridor remains one of the valley's most in-demand submarkets.
Tanager Echo launched into one of the valley's fastest-growing corridors: Summerlin West added hundreds of new homes annually through the early 2020s, and Howard Hughes Corporation controls the remaining land to the western boundary — future phases adjacent to Tanager Echo are planned. Citywide demand keeps absorption strong and resale supply tight in the 89138 ZIP.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown; Tanager Echo is not separately tabulated by the Census. Projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark the Summerlin West corridor trades against. The 89138 ZIP area median runs approximately $900,000 as of June 2026, with homes taking a median of 42 days from list to accepted offer.
Area Median Price
~$900,000 in the 89138 Summerlin West ZIP, June 2026
Source: Las Vegas REALTORS
Days on Market
42 median days in the area; building-style units track differently from single-family
vs September 2025
Source: Las Vegas REALTORS
Market Activity
Summerlin West remains among the valley's tightest-supply submarkets per LVR
vs September 2025
Source: Las Vegas REALTORS
The long view: Las Vegas's median sold price rose 145% between 2014 ($179,525) and 2026 ($438,960), across 191,278 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
LIMITED INVENTORY
Market Competitiveness
The 89138 Summerlin West corridor runs at a balanced-to-competitive pace: about 42 median days on market per Las Vegas REALTORS, with the limited inventory of mid-rise building units like Tanager Echo trading faster than the broader ZIP when pricing is accurate. Buyers in the building-amenity niche act quickly when the right residence comes to market.
Tanager Echo is a specific product in the Summerlin portfolio — a luxury mid-rise with building amenities and Downtown Summerlin walkability that suits certain buyer profiles far better than others. Five profiles below match lifestyles to this address, followed by the honest pros and trade-offs our team walks every client through.
Ready to explore homes at Tanager Echo? Our team knows every floor, orientation, and unit tier in the building.
Start Your Home SearchCommunity Comparison
A like-for-like comparison of Tanager Echo against comparable Summerlin West communities — building type, lifestyle fit, and price positioning from $600K to $2M+ — drawn from Las Vegas REALTORS MLS data and the Howard Hughes Corporation master plan record. Use this table to judge whether building amenities justify the price premium over single-family alternatives.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Tanager Echo | $700K–$1.2M | n/a* | 42 (area) | 350+ | Mid-rise · Walkable · Amenities |
| Summerlin Redpoint Square | From $600K | n/a* | n/a* | n/a* | Single-Family · Modern Design |
| Summerlin Centre | From $500K | n/a* | n/a* | n/a* | Urban · Mixed-Use · Walkable |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Ultra-Luxury · Guard-Gated |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Golf · Guard-Gated |
| Summerlin (master plan hub) | From $450K | n/a* | 21 | 1,253 | Full portfolio · All lifestyles |
Source: Las Vegas REALTORS MLS data plus the NREG community analysis, June 2026. Building-level unit counts are small — treat price ranges as directional, not statistical medians.
Village Deep Dive
Submarket 1
The only luxury mid-rise with rooftop pool in Summerlin West — steps from Downtown Summerlin's retail and dining, 10/10 school zoning, and Red Rock Canyon ten minutes west.
Browse Tanager Echo homes →Submarket 2
Single-family new construction with contemporary design in the Summerlin West expansion — a natural alternative for buyers who prefer detached homes at a similar price point.
Browse Summerlin Redpoint Square homes →Submarket 3
A mixed-use Summerlin village with urban-style planning and walkable amenities — an alternative for buyers who want less building-level density than Tanager Echo.
Browse Summerlin Centre homes →Submarket 4
Summerlin's premier ultra-luxury guard-gated enclave with Bear's Best golf — for buyers who want the staffed gate and custom estate scale that Tanager Echo doesn't offer.
Browse The Ridges homes →Submarket 5
Guard-gated golf community with two Arnold Palmer championship courses — appeals to buyers who want staffed security and on-site golf, trading Tanager Echo's walkability for course access.
Browse Red Rock Country Club homes →Submarket 6
The 22,500-acre master plan that contains Tanager Echo and 30+ other villages — explore the full Summerlin portfolio if Tanager Echo's specific product doesn't match your needs.
Browse Summerlin (master plan hub) homes →Submarket 7
Downtown Summerlin's 125+ shops and restaurants, City National Arena (NHL Golden Knights practice facility), and the Las Vegas Ballpark (AAA minor league) are all within a five-minute walk from Tanager Echo — the defining advantage of this address over every other Summerlin village.
Browse Downtown Summerlin — The Walkable Hub homes →STILL DECIDING?
BY ZIP CODE
Tanager Echo sits in ZIP 89138 — Summerlin West's primary ZIP code — which ranges from townhome-style product in the lower $400Ks to luxury mid-rise and estate residences above $1.2M. The table below breaks the ZIP into its real corridors so you can judge where Tanager Echo sits in the broader market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Tanager Echo — luxury mid-rise residences | $700K–$1.2M (residence range) | n/a* | 42 (area) | 350+ residences | n/a* |
| 89138 | Summerlin West single-family villages (Redpoint, Paseos, etc.) | From $600K | n/a* | 42 (area) | — | n/a* |
| 89138 | Summerlin West new construction (active builder phases) | From $650K | n/a* | Varies by phase | — | n/a* |
| 89138 | Summerlin West luxury (Red Rock CC, The Ridges-adjacent) | $1.2M+ | n/a* | Varies | — | n/a* |
| 89138 | Full 89138 ZIP area benchmark | ~$900,000 | — | 42 | ~350+ | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change intentionally omitted: building-level samples are too small to be statistically meaningful, so we publish price ranges and area benchmarks. Boundaries per Clark County GIS.
Developer
Tanager Echo is a Howard Hughes Corporation development — the master developer behind all of Summerlin since 1990. Howard Hughes sets design standards, community governance, and landscape quality across the entire 22,500-acre master plan, and Tanager Echo reflects the current generation of that vision: contemporary desert architecture, energy-efficient construction, and walkable siting beside Downtown Summerlin.
Outdoor Recreation
Tanager Echo places residents inside Summerlin's 150-mile trail network with Red Rock Canyon ten minutes west — the best outdoor access of any walkable mid-rise in the Las Vegas Valley. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area, usable through 300 days of Las Vegas annual sunshine.
IN-BUILDING
An exclusive rooftop pool deck with Spring Mountains views — available only to Tanager Echo residents, a rare amenity in the Summerlin master plan.
5 MIN
Summerlin West's adventure park with a disc golf course, hiking trails, desert gardens, and picnic areas — the community's nearest regional green space.
5 MIN
A curated linear park with native desert landscaping, walking trails, and open space winding through the Summerlin West corridor.
DOORSTEP
Summerlin's 150-mile paved and natural-surface trail network connects directly to Tanager Echo — the valley's most extensive neighborhood trail system.
10 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and climbing, managed by the Bureau of Land Management.
12 MIN
Home of the Shriners Children's Open PGA Tour event — one of Las Vegas's premier golf venues, a short drive from Tanager Echo.
5 MIN
Summerlin's retail, dining, and entertainment hub — farmers markets, seasonal festivals, the Las Vegas Ballpark, and City National Arena all walkable from Tanager Echo.
8 MIN
A neighborhood park with a playground, sports courts, and walking paths in the Summerlin West fabric — family-friendly and maintained under master plan standards.
The Tanager Echo Lifestyle
Three moods without a car trip: a morning at the rooftop pool with Spring Mountains views, a walk to Downtown Summerlin for brunch, and a Las Vegas Ballpark evening game — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management ten minutes west for bigger outdoor days.
THIS WEEKEND'S OPEN HOUSES
Open houses at Tanager Echo appear as sellers schedule them — building-style units often show by private appointment, coordinated through building access. Set up instant alerts to be notified the moment a Tanager Echo residence schedules an open house, or browse every active 89138 listing now and let our team arrange a private tour.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Tanager Echo buyers skew executive and professional: average household income in the 89138 ZIP runs above $120,000 per U.S. Census estimates, with Downtown Summerlin's corporate corridor five minutes away. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, sustaining demand for premium Summerlin addresses.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
Weighing Tanager Echo against the valley's other premium addresses? This June 2026 side-by-side covers the metrics buyers ask about most. Tanager Echo leads on school ratings and walkable building amenities; Summerlin single-family wins on space; Henderson on safety; Las Vegas on price. Data: LVR, U.S. Census, and GreatSchools.
| Metric | Tanager Echo | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $700K–$1.2M | From $450K (wide range) | From $300K | From $250K |
| Building Amenities | Rooftop pool · Fitness · Lounge | None (single-family villages) | None (single-family dominant) | Select high-rises only |
| Downtown Walkability | 5 min walk to Downtown Summerlin | 5–20 min drive depending on village | Varies widely | Variable by neighborhood |
| Red Rock Canyon Access | ~10 min | ~15–20 min (west villages) | ~25 min | ~15–25 min (west LV) |
| HOA / Dues | $100–$300/mo | $50–$250/mo (varies by village) | Varies | Varies |
| Guard-Gated | No — building access | Select enclaves (The Ridges, RRCC) | Select enclaves (MacDonald Highlands) | Select enclaves |
| Best For | Walkable luxury · Schools · Lock-and-leave | Full range · Families · New construction | Families · Retirees · Safety | Value · Selection · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Building-level unit counts are small; treat statistics as directional. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Tanager Echo sits at the western edge of the Summerlin master plan — Downtown Summerlin is a five-minute walk, the Strip is twenty minutes east, and Red Rock Canyon is ten minutes west. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Tanager Echo destinations beat that comfortably.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Tanager Echo purchases close in 30–45 days through a Nevada escrow company. Mid-rise condo purchases add a few days for HOA document delivery — Nevada statute requires the resale package within five business days of request — and lender building-approval review. Cash offers can close in 10–14 days. Plan for the HOA document timeline from day one: request the package as soon as you are under contract, not at the end of due diligence.
Quick Answer
Most Tanager Echo buyers put down 10–20%. Conventional financing works for residences under the conforming loan limit; higher-priced units go jumbo, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans. For mid-rise condo units, your lender must confirm building approval and warrantability before relying on low-down-payment programs — start this step alongside your pre-approval, not after contract.
Tanager Echo FAQ — 18 Answers
Residences at Tanager Echo range from roughly $700,000 to $1.2 million per the Howard Hughes Corporation Summerlin sales program and Las Vegas REALTORS ZIP 89138 data. The entry level delivers building amenities; the ceiling covers premium floors and rooftop-pool views. Floor, orientation, and design-center upgrades shift pricing — call (702) 637-1759 for unit-by-unit detail.
Tanager Echo is a luxury low-/mid-rise for-sale residential community — not a single-family subdivision. Residences are structured as individually owned units within a curated building setting, with shared amenities including a rooftop pool deck, fitness center, and residents' lounge managed through the homeowners association. Ownership carries full title rights. Buyers coming from single-family Summerlin villages trade the yard for resort-style vertical living, walkability, and lock-and-leave convenience.
Tanager Echo amenities are building-level and available exclusively to residents: a rooftop pool deck with mountain and skyline views, a fully equipped fitness center, a residents' lounge for gatherings and co-working, and managed common areas throughout. The building sits minutes on foot from Downtown Summerlin's 125+ shops and restaurants, City National Arena, and the Las Vegas Ballpark — so the lifestyle extends well beyond the lobby.
Tanager Echo is not guard-gated. It operates within the Summerlin master plan community framework, which provides design standards, maintained common areas, and HOA governance rather than a staffed entry gate. That keeps dues at $100–$300 per month rather than the gate-staffed $300–$700 range you find at The Ridges or Red Rock Country Club. Buyers who prioritize a staffed gate can compare those communities; we can show them alongside Tanager Echo.
Tanager Echo is in ZIP code 89138, in Summerlin West at the western edge of the master plan. From this address, Downtown Summerlin is about five minutes on foot or by car, Red Rock Canyon roughly ten minutes via West Charleston Boulevard, the Strip approximately twenty minutes via Summerlin Parkway and I-15, and Harry Reid International Airport about thirty minutes via I-215 South. The current area median is around $835,000 per Las Vegas REALTORS data.
HOA dues typically run $100–$300 per month, combining the Summerlin master association fee with the building's sub-association charge. Dues cover common-area maintenance, landscape upkeep across the village, rooftop pool operations, fitness center, and residents' lounge. Exact dues depend on the unit tier and phase, so request the current fee schedule and resale package — dues, reserves, any pending assessments — during Nevada's standard 30–45 day escrow before your diligence window closes.
Tanager Echo is zoned to three top-rated Clark County School District campuses: John W. Bonner Elementary (9/10 per GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Private options include The Meadows School (A+) and Bishop Gorman High School (A+) nearby, with Doral Academy Red Rock (9/10) as a charter alternative. That lineup ranks among the valley's strongest and is a primary driver of demand in this ZIP.
About twenty minutes to the Strip via Summerlin Parkway and I-15, and roughly thirty minutes to Harry Reid International Airport via I-215 South. Closer to home, Downtown Summerlin is approximately five minutes and Red Rock Canyon about ten. The western-edge location trades a slightly longer Strip commute for rooftop mountain views and the walkable Downtown Summerlin lifestyle that most of the valley cannot offer.
Tanager Echo was developed by the Howard Hughes Corporation — Summerlin's master developer since the plan was launched in 1990 — and established in 2022 as part of the Summerlin West expansion. Howard Hughes sets strict design standards across the entire master plan, and Tanager Echo reflects the current generation of that vision: contemporary desert architecture, energy-efficient construction, walkable siting, and building amenities calibrated for an urban-adjacent lifestyle.
Property taxes in Nevada run low by national standards. The Clark County Assessor applies an effective rate of roughly 0.5–0.7% of assessed value, and Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. On a $835,000 Tanager Echo residence, that works out to approximately $4,500–$6,300 per year — a fraction of what comparable urban-amenity residences carry in California, where effective rates run above 1% with no statutory cap on annual increases.
The gap is substantial: California's top marginal state income tax is 13.3% per the California Franchise Tax Board, while Nevada levies zero state income tax. A household earning $400,000 saves roughly $40,000 per year in state taxes alone by relocating. The Clark County Assessor effective property-tax rate of 0.5–0.7% at Tanager Echo also undercuts California's 1%+ average, and the NRS 361.471 3% annual cap provides predictability California's Prop 13 limitations do not universally replicate.
Summerlin communities have historically shown above-average appreciation, and Tanager Echo's fundamentals are specific: 2022-era Howard Hughes construction, rooftop amenities, top-rated schools led by Sig Rogich Middle (10/10), and a walkable position beside Downtown Summerlin that most of the valley cannot replicate. Limited unit count keeps resale scarcity in the owner's favor. Our team can pull recent 89138 comparables and resale velocity — call (702) 637-1759 for the data.
Homes in the 89138 ZIP code — Summerlin West's primary ZIP — were taking a median of about 38 days from list to accepted offer as of September 2026, per Las Vegas REALTORS MLS data. Tanager Echo residences as a building-style product trade differently from surrounding single-family Summerlin villages: motivated buyers in the walkable mid-rise niche move quickly, while less-differentiated units at the top of the price band hold longer.
Tanager Echo connects directly to Summerlin's 150-mile trail network, with Fox Hill Park and The Paseos Linear Park within easy reach. Red Rock Canyon National Conservation Area — roughly 195,000 acres managed by the Bureau of Land Management — is about ten minutes west via West Charleston Boulevard, offering world-class hiking, climbing, and the 13-mile scenic loop. TPC Summerlin and Las Vegas National Golf Club add golf within a short drive.
Four things move real money here. First, confirm the association fee breakdown — master plan plus sub-association plus any building reserve contributions. Second, understand HOA resale-package timing under Nevada statute; our team tracks the mandatory five-day delivery window. Third, financed buyers: mid-rise condominiums require lender building-approval review, so start that process alongside pre-approval. Fourth, view and floor premiums vary meaningfully — let us pull the unit-by-unit comp before you write. Call (702) 637-1759.
Most Tanager Echo buyers put down 10–20%. Conventional financing works for residences under the conforming loan limit; higher-priced units go jumbo, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans. For mid-rise condo units, your lender must confirm building approval and warrantability before relying on low-down-payment programs — start this step alongside your pre-approval, not after you are under contract.
Budget $100–$300 per month, combining the Summerlin master association fee with the building sub-association. Dues cover common-area maintenance, landscape upkeep, rooftop pool operations, fitness center, and residents' lounge. Always pull the full resale package — current dues, reserve funding, assessment history — early in escrow and compare total monthly carrying cost across units, not just list price. Building reserves fund roof, elevator, and mechanical systems; underfunded reserves are a due-diligence red flag.
Most Tanager Echo purchases close in 30–45 days through a Nevada escrow company. Mid-rise condo purchases add several days for HOA document delivery — Nevada statute requires the resale package within five business days — and lender building-approval review. Cash offers can close in 10–14 days. Request the HOA package the moment you are under contract.
Updated September 2026
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PEOPLE ALSO ASK
These are the eight queries Tanager Echo buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation master plan.
Yes — Tanager Echo is a Howard Hughes Corporation community within the Summerlin master plan in Las Vegas, ZIP 89138. It sits at the western edge of the plan, about five minutes from Downtown Summerlin and ten minutes from Red Rock Canyon via West Charleston Boulevard.
Tanager Echo has 350+ residences per the Howard Hughes Corporation community plan — a limited-supply building in Summerlin West's premier walkable position beside Downtown Summerlin. The controlled unit count supports resale scarcity.
Yes — Downtown Summerlin's 125+ shops, restaurants, City National Arena, and the Las Vegas Ballpark are approximately five minutes on foot from Tanager Echo. This walkability is the defining lifestyle differentiator versus all other Summerlin villages.
HOA dues typically run $100–$300 per month, combining the Summerlin master association fee with the building sub-association. Dues cover the rooftop pool, fitness center, residents' lounge, and master plan common-area maintenance. Request the exact current dues and reserve study during escrow.
Tanager Echo was established in 2022 by the Howard Hughes Corporation, making it one of the newest completed communities in Summerlin West. Most available units are resale — buyers get 2022-era building standards and warranty coverage without the uncertainty of a construction timeline.
Sig Rogich Middle School, the zoned public middle school, rates 10/10 per GreatSchools — one of the highest ratings in Nevada. Paired with Bonner Elementary (9/10) and Palo Verde HS (8/10), it's one of the valley's strongest complete school pipelines.
Approximately ten minutes via West Charleston Boulevard west from Tanager Echo — the Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area offers the 13-mile scenic loop, world-class hiking, and climbing within easy reach.
Building units typically show by appointment; call (702) 637-1759 and our team coordinates access, usually with same-day or next-day availability for out-of-state buyers who need virtual tours first. We can arrange FaceTime or video walkthroughs before your in-person visit.
WHY NEVADA REAL ESTATE GROUP
Howard Hughes builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers in Summerlin's newest villages — including walkable urban-amenity buildings like Tanager Echo where building approval, HOA reserves, and unit-level comps require specific expertise.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Tanager Echo with neighboring Summerlin villages and nearby Las Vegas communities. Each card pairs the commute time with price positioning so you can judge whether trading Tanager Echo's building amenities for more space actually fits your lifestyle better.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Tanager Echo sits within a cluster of Summerlin West villages. The index below orients you alphabetically across the nearby communities and the master plan hubs — each with a live listing link or community guide.
KEEP LEARNING
These guides extend the research most Tanager Echo buyers do next — understanding the broader Summerlin master plan, comparing Summerlin against Henderson for lifestyle and price, and mastering the buying process in Las Vegas — each written by our team from the same MLS data and primary sources used throughout this page.
MASTER PLAN GUIDE
The complete Summerlin guide — all villages, price ranges, school assignments, and the master plan lifestyle explained.
Read →LUXURY COMPARISON
How the valley's two luxury poles compare — useful context for Tanager Echo buyers weighing their options.
Read →MARKET HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →MARKET GUIDE
Valley-wide pricing, inventory, rates, and where the market is heading this year.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Tanager Echo is a limited-inventory building community, we present 89138 ZIP area statistics as area benchmarks and intentionally omit building-level medians that small unit samples cannot support. Follow any link below to verify a figure.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15