NEW
$510,000
CondoEst. $2,880/mo
2 Beds
2 Baths
1,671 Sq. Ft.
Built in 2002
830 Cozette Court, Unit 201
Las Vegas, NV, 89144
Amber Ridge Condo Arbors Summerlin Village 11 12 Kk
The ArborsHomes for Sale · Las Vegas, NV
7New Listings
$640,000Median Sale Price
5Avg Days to Close
ZIP: 89134, 89144
Type: Master-Planned · Family
Price Range: $450K–$800K
HOA: $75–$200/mo
The Neighborhood
Who Lives in The Arbors?
An exclusive snapshot benchmarked against Clark County
The Arbors skews slightly older than average, with a median age of 46 vs 38 county-wide, with 29% of households raising children. Owner-occupancy runs at 66%, well above the 57% county average, and median household income ($101K) outpaces the county's $74K. 38% of adults hold a bachelor's degree or higher — well above the 26% county average, and annual residential turnover (32%) is markedly lower than the county's 41% — signaling a stable, long-tenure neighborhood.
Population
12,427
vs Clark County aggregate
Median HH Income
$101,433
vs Clark County $74K
Median Age
46
vs Clark County 38
Median Home Value
$504,425
vs Clark County $401K
Owner-Occupied
66%
vs Clark County 57%
Bachelor's+
38%
vs Clark County 26%
Has Children
29%
vs Clark County 30%
Avg HH Size
2.0
vs Clark County 2.7
Annual Turnover
32%
vs Clark County 41%
Density / sq mi
7,073
vs Clark County 291/sq mi
Age distribution in The Arbors
Roughly balanced across life stages.
Children (0–17)
21%
Young Adults (18–24)
6%
Working Age (25–64)
55%
65 +
18%
When was The Arbors built?
Peak construction era: 2000s — about 52% of homes.
Before 1970
1%
1970s
1%
1980s
3%
1990s
41%
2000s
52%
2010s
2%
2020 +
1%
How much do The Arbors households earn?
52% of households earn $100K or more annually.
Under $50K
22%
$50K – $100K
26%
$100K – $150K
21%
$150K – $200K
8%
$200K +
23%
How does The Arbors get to work?
Most common commute: 15 – 29 min (47% of workers).
Commute Time
Transportation Mode
Source American Community Survey 2023 via LiveBy. Benchmarks Clark County aggregate.
Location
Where is The Arbors?
Summerlin North, Las Vegas
~20 min
to the Strip
via Summerlin Pkwy → I-15
~15 min
to Red Rock Canyon
via W Charleston Blvd
~10 min
to Downtown Summerlin
via Summerlin Pkwy
~30 min
to Harry Reid Airport
via I-215 South
Which The Arbors Homes Are for Sale Right Now?
PENDING$514,999CondoEst. $2,908/mo2 Beds2 Baths1,671 Sq. Ft.0.29 AcresBuilt in 2001821 Glacier Peak Lane, Unit 203Las Vegas, NV, 89144Amber Ridge Condo Arbors Summerlin Village 11 12 Kk
NEW$640,000HouseEst. $3,614/mo4 Beds3 Baths2,256 Sq. Ft.0.10 AcresBuilt in 2000228 Emerald Vista WayLas Vegas, NV, 89144Chardonnay #53-By Lewis Homes
NEWPRICE REDUCED $30k$920,000$30kHouseEst. $5,195/mo4 Beds3 Baths3,169 Sq. Ft.0.16 AcresBuilt in 199911009 Summer Storm CourtLas Vegas, NV, 89144Woodlands
NEWPRICE REDUCED $30k$480,000$30kCondoEst. $2,710/mo3 Beds2 Baths1,691 Sq. Ft.0.29 AcresBuilt in 200210601 Pedal Point Place, Unit 101Las Vegas, NV, 89144Amber Ridge Condo Arbors Summerlin Village 11 12 Kk
NEWPRICE REDUCED $59k$990,000$59kHouseEst. $5,590/mo4 Beds3.5 Baths3,151 Sq. Ft.0.19 AcresBuilt in 20011005 Eaglewood DriveLas Vegas, NV, 89144Quail Ridge
Listing data sourced from GLVAR via Repliers IDX. Information deemed reliable but not guaranteed. Updated continuously.
Community Overview
What Is It Like Living in The Arbors, Las Vegas?
The Arbors is a master-planned · family in Las Vegas, Nevada (ZIP 89134), established 1993 with 3,500+ homes. Pricing runs $450K–$800K with HOA dues of $75–$200/mo, and the community is not guard-gated. The sections below cover current listings, market data, schools, HOA detail, and how The Arbors compares to its neighbors — all sourced from Las Vegas REALTORS…
The Arbors is a master-planned · family community within Summerlin in Las Vegas, Nevada (ZIP 89134/89144), developed by Howard Hughes Corporation, spanning 600 acres, with 3,500+ homes. The Arbors is one of Summerlin's original and most established villages, located in the Summerlin North Association. Developed beginning in 1993, The Arbors was among the first residential villages built within the Summerlin master plan and has matured into one of the most desirable family neighborhoods in the Las Vegas Valley. The village benefits from mature landscaping, tree-lined streets, and the established community character that only comes with three decades of residential continuity.
Homes in The Arbors range from approximately $450,000 for smaller single-family homes and townhomes to over $800,000 for larger, renovated estate-style properties on premium lots. The architectural character is classic Summerlin — Mediterranean and transitional styles built by a mix of national and regional builders during the 1990s and early 2000s. Many homes have been significantly updated over the years, with modern kitchens, pools, and desert landscaping.
The Arbors' location in Summerlin North puts it within easy reach of Downtown Summerlin (approximately 10 minutes), Red Rock Canyon (approximately 15 minutes), and the 215 Beltway for quick access to the rest of the valley. The village is served by strong CCSD schools and is proximate to private options including The Meadows School and Faith Lutheran. For families with school-age children, The Arbors offers a combination of neighborhood stability and school quality that few Las Vegas communities can match.
The value proposition of The Arbors is straightforward: it delivers the Summerlin address, mature neighborhood character, strong schools, and convenient location at price points significantly below the newer and more premium villages. For buyers who prioritize established neighborhoods over new construction, The Arbors is one of the best values in Summerlin.
The Arbors At a Glance
Established1993
DeveloperHoward Hughes Corporation
Total Acreage600 acres
Homes3,500+
Median Home Price$640,000
ZIP Codes89134, 89144
Guard-GatedNo
HOA$75–$200/mo
Ready to explore The Arbors? Schedule a private tour of the community and the current listings that match your goals.
Call (702) 637-1759Quick Facts
What Should You Know About The Arbors at a Glance?
- The Arbors spans 600 acres in Las Vegas, Nevada (ZIP 89134, 89144).
- The Arbors was established in 1993 by Howard Hughes Corporation.
- The Arbors contains 3,500+ homes with prices ranging from $450K–$800K.
- The Arbors is a master-planned · family community within Summerlin.
- HOA fees in The Arbors range from $75–$200/mo per month.
- Top-rated schools serving The Arbors include Helen Jydstrup Elementary (7/10) and Jack & Terry Mannion Middle (7/10).
- The Arbors is located ~20 min to the Strip via Summerlin Pkwy → I-15.
Why The Arbors
What Makes The Arbors Stand Out?
Mature, Established Neighborhood
Over 30 years of mature landscaping, tree-lined streets, and residential continuity create a neighborhood character that newer communities cannot replicate.
Strong School Zoning
Served by well-regarded CCSD schools. Close to top private options including The Meadows School (A+) and Faith Lutheran. A top choice for school-focused families.
Accessible Summerlin Pricing
Entry into the Summerlin address from approximately $450K — one of the most affordable villages in the master plan while still delivering the full Summerlin lifestyle.
Central Summerlin North Location
Minutes from Downtown Summerlin's 125+ shops and restaurants, Las Vegas Ballpark, and City National Arena. Easy 215 Beltway access for valley-wide commuting.
Community Parks & Trails
Connected to Summerlin's 200+ mile trail network with multiple neighborhood parks, playgrounds, and green spaces throughout the village.
Strong Resale Value
As one of Summerlin's original villages, The Arbors has demonstrated consistent appreciation over three decades. Established neighborhoods with mature trees consistently outperform newer communities on a per-square-foot basis.
Outdoor Amenities
Which Parks and Recreation Serve The Arbors?
Residents of The Arbors use Gardens Park and Arbors Community Pool, among 3+ parks and recreation options nearby. Park access is one of the quiet drivers of resale value in Las Vegas — homes within walking distance of a signature park routinely outperform the community median. The list below maps each option with what it offers.
Gardens Park
10401 Garden Park Dr, Las Vegas, NV 89134
~15 acres- Playground
- Basketball courts
- Walking trails
- Picnic areas
- Open fields
- Dog park
Arbors Community Pool
Within The Arbors HOA, Las Vegas, NV 89134
~3 acres- Community swimming pool
- Sun deck
- Restrooms
- Seasonal access
Summerlin Trail System
Access points throughout The Arbors
Connected network- Paved multi-use trails
- Desert landscape
- Connects to Red Rock trails
- Dog-friendly
HOA
What Does the The Arbors HOA Cost and Cover?
The Arbors carries HOA dues of $75–$200/mo, covering common-area maintenance and community amenities. Before writing an offer, budget for the dues alongside Nevada's property-tax math — an effective rate near half a percent with the 3% annual cap on primary residences under NRS 361.471 — and request the resale package early; HOA document review is a standard Nevada escrow step.
Fees & Management
Monthly HOA Range$75–$200/mo
Guard-GatedNo
Community TypeMaster-Planned · Family
HOA fees are subject to change. Verify current fees with the management company before purchase.
What HOA Typically Covers
- Common area landscaping and maintenance
- Community parks and trail maintenance
- Neighborhood street maintenance
- Exterior architectural standards enforcement
- Reserve fund contributions
Education
Which Schools Serve The Arbors?
School NameGradesRating
Bonner John W Elementary SchoolK–5
West Prep Elementary SchoolK–5
Rogich Sig Middle School6–8
College of So NV High School East9–12
College of So NV High School South9–12
College of So NV High School West9–12
Northwest Career-Technical Academy High School9–12
Palo Verde High School9–12
Attendance-zone data via LiveBy + GreatSchools (most recent academic year). Specific zoning varies by street — confirm with CCSD before purchasing.
Common Questions
Frequently Asked Questions About The Arbors
These are the questions buyers and sellers ask our team most about The Arbors — pricing, HOA, schools, and timing — answered directly from MLS records, Las Vegas sources, and the transactions Nevada Real Estate Group has closed across the valley. If your question is not covered, call (702) 637-1759 and a specialist will answer it the same day.
Homes in The Arbors range from approximately $450,000 for smaller single-family homes and townhomes to over $800,000 for larger, renovated properties on premium lots. That makes it one of Summerlin's most accessible villages while still delivering the full master-plan lifestyle. Renovation quality drives the spread — updated kitchens, pools, and landscaping command real premiums, so compare condition closely across listings.
No — The Arbors is not guard-gated. Most neighborhoods within the village use key-fob or access-code gates without a staffed entrance. That is part of why HOA fees stay low at roughly $75–$200 per month. Buyers who want 24-hour staffed security should look at Summerlin villages with guard-gated enclaves, such as The Hills' Mountain Trails or The Canyons; our team can map the options.
Development of The Arbors began in 1993 as one of Summerlin's original villages, with most homes built between 1993 and the early 2000s. Three decades of residential continuity have produced mature landscaping and tree-lined streets that newer villages cannot replicate. Expect 1990s-era construction — many homes are significantly updated, so inspection and renovation history should anchor your evaluation of any listing.
The Arbors is served by Clark County School District campuses: Helen Jydstrup Elementary (7/10), Jack & Terry Mannion Middle (7/10), and Palo Verde High School (8/10). Top private options nearby include The Meadows School (A+) and Faith Lutheran (A), plus charter Doral Academy Red Rock (9/10). For school-focused families, verify current zoning for the exact address — boundaries can vary within the village.
Stonebridge offers new construction, contemporary architecture, and mountain views from roughly $550K; The Arbors offers established neighborhoods, mature landscaping, and lower entry pricing from about $450K. Both are strong Summerlin choices — the decision is new-build finishes versus three decades of neighborhood character and bigger trees. If you don't need new construction, The Arbors typically delivers more lot and location per dollar.
HOA fees in The Arbors are among the most affordable in Summerlin, ranging from approximately $75 to $200 per month, combining the Summerlin master association fee with the village sub-association fee. Residents still get the full trail network and community amenities. Confirm the exact fee for any specific neighborhood through the resale package — sub-association charges vary from one neighborhood to the next.
Yes — The Arbors is one of the best values in Summerlin. It delivers the Summerlin address, 200-plus-mile trail access, strong schools, and a 10-minute drive to Downtown Summerlin at price points from roughly $450K, well below newer and premium villages. Established villages here have appreciated consistently over three decades. For value-focused buyers who don't need new construction, it belongs on the shortlist.
The Arbors sits primarily in ZIP codes 89134 and 89144, in the Summerlin North area of Las Vegas. The 600-acre village holds 3,500-plus homes priced from $450K to $800K. Include both ZIP codes when building searches and alerts — the village boundary crosses the line, and a single-ZIP filter will hide a meaningful share of the active listings.
The best sub-neighborhood depends on your priorities — school zones, lot size, home age, and proximity to Gardens Park, the community pool, and trail connections all vary across the village's 3,500-plus homes. Renovation levels differ street by street in a 1993-vintage community. Nevada Real Estate Group agents who specialize in The Arbors can walk you through the blocks that match your criteria.
There is no meaningful new construction in The Arbors — the village was built out between 1993 and the early 2000s, so inventory is resale. That is the trade-off for its mature character and value pricing. Buyers wanting new builds should look at Stonebridge, Summerlin's newest village, at slightly higher price points. Contact Nevada Real Estate Group to compare both paths — (702) 637-1759.
Comparisons
Which Communities Near The Arbors Should You Compare?
CommunityStarting PriceWhy Consider
SummerlinFrom $450KThe broader master-planned community with 20+ villages.→The HillsFrom $500KAdjacent Summerlin North village with guard-gated Mountain Trails enclave.→The CanyonsFrom $500KSummerlin North village with guard-gated enclaves and a broader price range.→StonebridgeFrom $550KSummerlin's newest village. New construction with mountain views at slightly higher price points.→Sun City SummerlinFrom $300KAdjacent 55+ community with golf courses and extensive social programming.→The TrailsFrom $500KAnother established Summerlin North village with guard-gated Country Rose Estates.→Free · No obligation · (702) 637-1759
Ready to Search The Arbors Homes for Sale?
The Arbors homes are selling at a median of about $640,000, per Las Vegas REALTORS MLS data via our live feed. That positions the community within the broader Las Vegas market, where selection and pace vary block by block. The listings module above refreshes throughout the day, and our team can pull a same-day comp report for any…
Nevada Real Estate Group is the #1 real estate team in Nevada. Whether you're buying or selling in The Arbors, let's talk.
Chris Nevada · S.181401
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com