Nevada's #1 team for The Hills South real estate. Search guard-gated enclaves — Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — plus non-gated neighborhoods in this premier Summerlin South village.
AREA MEDIAN LIST (ZIP 89135)
$1.1M
LVR / GLVAR, September 2026
VILLAGE PRICE RANGE
$600K–$3M+
Community plan record
GUARD-GATED ENCLAVES
4
Howard Hughes Corporation plan
DAYS ON MARKET (AREA)
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
The Hills South spans 850 acres in Summerlin South (ZIP 89135) with 2,500-plus homes priced from $600K to $3M+ across four guard-gated enclaves — more gated options than any other Summerlin village — per Las Vegas REALTORS MLS data and Las Vegas city demographics per the U.S. Census. Five takeaways explain why.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
The Hills South spans ZIP code 89135 within Summerlin South, carrying active listings across four guard-gated enclaves and non-gated neighborhoods according to Las Vegas REALTORS MLS data. The eight newest area listings appear below, refreshed daily from live GLVAR data, and every active Hills South listing is searchable in our live MLS portal filtered by ZIP 89135.
PRICE DISTRIBUTION
The Hills South spans a broad price spectrum — from non-gated neighborhoods at $600K to golf-frontage estates above $3M. Across ZIP 89135 (Summerlin South), active inventory in September 2026 per Las Vegas REALTORS skews heavily to the $800K-plus tier, with guard-gated inventory concentrated between $900K and $3M. The counts below reflect the full Summerlin South ZIP area.
The Hills South offers Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — four distinct guard-gated enclaves — plus non-gated neighborhoods from $600K. Each link below opens our live Summerlin South (ZIP 89135) MLS search, refreshed daily with active listings from Las Vegas REALTORS MLS feeds so you see current inventory.
Four guard-gated enclaves plus a broader non-gated village — each card links to the most relevant hub or live search. Counts reflect active ZIP 89135 inventory by price band, not enclave-only totals.
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by enclave, price band, beds, and gate community — no spam, unsubscribe anytime. With four guard-gated enclaves in one village and limited turnover at the $1M+ tier, the right Hills South home may appear once a quarter; alert subscribers see it within hours.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living in The Hills South means four guard-gated enclaves, TPC Summerlin golf adjacency, and a five-minute drive to Downtown Summerlin — master-planned by Howard Hughes Corporation across 850 acres established in 1998. Top school zoning includes Sig Rogich Middle (10/10) and Palo Verde High (8/10); Red Rock Canyon is twelve minutes west.
The Hills South is known for its four separate guard-gated enclaves within one Summerlin village — Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — combined with TPC Summerlin golf proximity, top CCSD school zoning, and 26 years of mature Summerlin landscaping.
Luxury buyers who want genuine guard-gate security without The Ridges price tag, families targeting Sig Rogich and Palo Verde zoning, golf enthusiasts wanting TPC Summerlin adjacency, and California relocators who want the Summerlin brand with zero Nevada income tax.
Morning walks on Summerlin trail network access, rounds at TPC Summerlin or Red Rock Country Club, shopping and dining at Downtown Summerlin five minutes away, and evenings with Red Rock Canyon on the western horizon.
The Hills South sits in Summerlin South (ZIP 89135), bounded roughly by Desert Foothills Drive to the west and Sahara Avenue to the south, adjacent to TPC Summerlin and Red Rock Country Club. Part of the Howard Hughes Corporation master plan, approximately 850 acres.
Quick Answer
Yes — particularly if top CCSD school zoning, genuine guard-gate security, and the Summerlin lifestyle are your priorities. The Hills South combines four separate guard-gated enclaves, TPC Summerlin golf adjacency, and 26 years of mature landscaping with a five-minute drive to Downtown Summerlin and twelve minutes to Red Rock Canyon. The trade-offs are real — HOA structures vary across four sub-associations ($200–$800/mo), and guard-gated pricing starts near $900K — but for buyers who want the Summerlin address without The Ridges price tag, few villages compete.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing The Hills South — the parent city holds 656,274 residents with a median household income of $66,820. Inside the village, community records show roughly 7,000-plus residents across 2,500-plus households, a median age near 45, and average household income above $175,000.
The Census does not tabulate individual Summerlin villages, so citywide figures are the statistical backdrop — presented honestly. Within the village, our closing data shows executives and professionals who chose Summerlin South for the school zoning, California relocators attracted by zero Nevada income tax, golf-enthusiast buyers near TPC Summerlin, and families in the non-gated neighborhoods targeting Sig Rogich Middle School.
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (The Hills South is not separately tabulated) · Updated
POPULATION & GROWTH
The Hills South is substantially built out — 2,500-plus homes across 850 acres since the late 1990s, with growth happening through remodels and rebuilds rather than raw 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 corridor remains among the most sought-after in the Las Vegas Valley.
Inside The Hills South, growth is structurally limited by the master plan boundaries — 2,500-plus homes on 850 acres is effectively the permanent count, which is the scarcity argument for ownership here. Surrounding Summerlin South continues to attract high-income households from California and across the country, keeping demand strong relative to the finite supply within the village.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark The Hills South trades against. ZIP 89135 (Summerlin South) data provides a closer proxy: area median near $1.1 million, 45 median days on market.
Median List Price
$1.1M area median (ZIP 89135), reflecting Summerlin South luxury pricing
vs September 2025
Source: Las Vegas REALTORS
Days on Market
45 median days in the Summerlin South luxury tier; guard-gated estates at $2M+ trade slower
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Steady absorption across 89135 per LVR; The Hills South itself trades dozens of homes annually
vs September 2025
Source: Las Vegas REALTORS
The long view: The Hills South'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.
FOUR GATED ENCLAVES
Market Competitiveness
The Hills South is a selective luxury market — homes at the non-gated $600K–$800K tier move faster, while the guard-gated $1M+ enclaves reward patience and precision. With 2,500-plus homes spread across four gated communities, inventory is controlled and well-bought properties seldom sit long in Summerlin South's demand corridor.
The Hills South isn't one profile — it's four guard-gated enclaves plus non-gated neighborhoods spanning $600K to $3M+, with a lifestyle that rewards specific buyer types. Six profiles below match lifestyles to enclaves, followed by the honest pros and trade-offs our team walks every client through.
Ready to explore homes in The Hills South? Our team knows all four guard-gated enclaves, TPC Summerlin adjacency premiums, and every HOA structure in the village.
Start Your Home SearchEnclave Comparison
A like-for-like comparison of The Hills South's four guard-gated enclaves plus the non-gated village — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: enclave-level medians on small samples are statistical noise, so we publish entry points and character descriptions instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Country Club Hills | From $1.5M+ | n/a* | n/a* | n/a* | Custom estates · Golf adjacent · Premium |
| Tournament Hills | From $1.2M+ | n/a* | n/a* | n/a* | TPC frontage · Golf lifestyle |
| Eagle Hills | From $900K+ | n/a* | n/a* | n/a* | Established · Semi-custom · Entry gate |
| Corte Bella | From $1M+ | n/a* | n/a* | n/a* | Views · Transitional · Semi-custom |
| Non-Gated Neighborhoods | From $600K | n/a* | n/a* | n/a* | Value · Summerlin address · School zoning |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-enclave $/SF and DOM are intentionally omitted — samples inside one enclave are too small to be meaningful. ZIP 89135 area benchmarks apply: ~$1.1M median, ~45-day DOM.
Enclave Deep Dive
Submarket 1
The Hills South's pinnacle: larger custom and semi-custom estates on the TPC Summerlin border, many on premium view lots. Pricing starts near $1.5M and extends to $3M-plus for golf-frontage or fully custom builds.
Browse Country Club Hills homes →Submarket 2
Guard-gated and directly adjacent to TPC Summerlin — several homes face the PGA Tour championship course. The golf premium is real and visible in sale prices; confirm exact lot orientation against the course map.
Browse Tournament Hills homes →Submarket 3
The most accessible guard-gated entry point in The Hills South — semi-custom homes on established streets, mature landscaping, and a 24-hour staffed gate. The right choice for buyers who want the gate but not the golf-premium price.
Browse Eagle Hills homes →Submarket 4
Guard-gated with elevated lot positions and mountain views from select streets. Transitional and contemporary architecture alongside traditional Summerlin styles — a good fit for buyers who want the gate and prefer newer or remodeled finishes.
Browse Corte Bella homes →Submarket 5
Non-gated Hills South streets offer the full Summerlin South lifestyle — top school zoning including Sig Rogich Middle (10/10), Summerlin trail access, and mature village character — from $600K, without the $400–$800/mo gate-association premium.
Browse Non-Gated Neighborhoods homes →Submarket 6
TPC Summerlin is the PGA Tour championship course that anchors The Hills South's identity as a golf community — hosting the annual Shriners Children's Open and giving Tournament Hills and Country Club Hills homeowners fairway-adjacent addresses that command a measurable premium in every comparable sale.
Browse TPC Summerlin — The Golf Anchor homes →STILL DECIDING?
BY ZIP CODE
The Hills South sits within ZIP code 89135 (Summerlin South), which spans multiple Summerlin villages and a broad range of price points. The table below breaks the ZIP into its real corridors — from guard-gated estates to family neighborhoods — so you understand where the area median comes from and where Hills South fits within it.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Country Club Hills + Tournament Hills (guard-gated golf-adjacent) | $1.2M–$3M+ (plan range) | n/a* | varies by estate | Limited, check live MLS | n/a* |
| 89135 | Eagle Hills + Corte Bella (guard-gated) | From $900K–$1.5M | n/a* | varies | Limited, check live MLS | n/a* |
| 89135 | Non-gated Hills South neighborhoods | From $600K–$900K | n/a* | 30–45 | — | n/a* |
| 89135 | Other Summerlin South villages (The Canyons, Siena, etc.) | From $600K–$2M+ | n/a* | 45 (area) | — | n/a* |
| 89135 | Full ZIP 89135 benchmark — Summerlin South combined | ~$1.1M list | — | 45 | 170 est. | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: enclave-scale samples are too small to be meaningful. Boundaries per Clark County GIS.
New Construction
No production builder operates inside The Hills South today — the village is substantially built out from 1998 onward, with today's opportunities being resale, remodel, or the occasional rebuild candidate in Country Club Hills. Buyers who want brand-new Summerlin construction shop nearby villages. Incentives change monthly — verify current offers before you write.
Luxury & Move-Up
The closest new-build luxury profile to Hills South resale pricing
Premium Family & Move-Up
Active in Summerlin South — check current communities near 89135
Family & Mid-Market
Broadest Summerlin new-build selection
Design-Forward Move-Up
Contemporary architecture buyers compare against Hills South remodels
55+ Active Adult
Active-adult alternative for Summerlin South buyers 55+
Outdoor Recreation
TPC Summerlin golf adjacent, Red Rock Canyon twelve minutes west, and 150-plus miles of Summerlin trail network at the doorstep — The Hills South puts the valley's best outdoor recreation within immediate reach. The Howard Hughes Corporation built the Summerlin trail system as part of the master plan, making outdoor access a structural advantage rather than an afterthought.
ADJACENT
PGA Tour host venue for the Shriners Children's Open — tournament Hills and Country Club Hills homeowners play their backyard course. Non-residents book tee times through the TPC network.
IN-COMMUNITY
Over 150 miles of paved multi-use trails winding through Summerlin parks and villages — one of Las Vegas's premier urban trail networks, directly accessible from Hills South streets.
12 MIN
The Mojave's signature conservation area — world-class climbing and hiking, the 13-mile scenic loop, and dramatic red sandstone formations managed by the Bureau of Land Management.
5 MIN
Two Arnold Palmer courses inside a guard-gated community adjacent to The Hills South — many Hills South buyers hold Red Rock CC memberships for golf and dining.
5 MIN
The west valley's retail and dining hub — 125+ retailers, weekly farmers markets, seasonal festivals, outdoor concerts, and Las Vegas Ballpark for Aviators baseball.
40 MIN
The Spring Mountains National Recreation Area provides year-round alpine recreation — skiing at Lee Canyon in winter, hiking and camping in summer, a cool mountain escape from desert heat.
IN-COMMUNITY
The Hills South has direct access to multiple Summerlin community parks with playgrounds, sports fields, and trail connections — maintained by the Howard Hughes Corporation master plan infrastructure.
5 MIN
Home of the Las Vegas Aviators (Triple-A, Oakland A's affiliate) at Downtown Summerlin — a walkable summer evening destination for Hills South residents.
The Hills South Lifestyle
Three moods within minutes of your gate: a morning loop on the Summerlin trail system, eighteen holes at TPC Summerlin, and dinner at Downtown Summerlin — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management twelve minutes west when you want to go bigger.
THIS WEEKEND'S OPEN HOUSES
Open houses in The Hills South vary by enclave: non-gated neighborhoods list through standard MLS channels, while the four guard-gated enclaves require gate clearance arranged in advance. Set up instant alerts to be notified the moment a Hills South home goes on tour — or let us arrange a private multi-enclave showing.
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
The Hills South runs on a professional economy: executives, physicians, attorneys, and entrepreneurs who chose Summerlin South for the school zoning and lifestyle radius. 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 here above $175,000 — roughly 2.4 times the Clark County median.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing The Hills South against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Hills South wins on school zoning and multi-enclave security; The Ridges wins on ultra-luxury; Henderson wins on city-level safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | The Hills South | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Median List Price | $600K–$3M+ (plan) / $1.1M area | $728K (Summerlin-wide) | $548K | $476K |
| Guard-Gated Enclaves | 4 (unique among Summerlin villages) | Select enclaves (The Ridges, etc.) | Select (MacDonald Highlands, Roma Hills) | Select enclaves |
| Population | ~7,000+ (village) | ~127,000 | 331,857 | 656,274 |
| Median Household Income | $175,000+ avg (community) | $95,200 | $88,654 | $66,820 |
| Golf | TPC Summerlin adjacent · Red Rock CC 5 min | The Ridges / Bear's Best | DragonRidge CC · Multiple courses | Multiple public and private |
| New Construction | None — village substantially built out | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Best For | Schools · Golf · 4 Gated Enclaves | Luxury · Outdoors · Selection | Families · Safety · Retirees | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Hills South income and population figures are community plan-record values; city demographics are from Census. 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
Centrality within Summerlin South is a genuine advantage: Desert Foothills Drive, Sahara Avenue, and the Summerlin Parkway feed every direction, with the 215 Beltway minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Hills South 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 Hills South purchases close in 30 to 45 days through a Nevada escrow company. Cash offers at the guard-gated estate tier above $1.5M close in 7–14 days. Country Club Hills and Tournament Hills jumbo files sometimes need extra appraisal time — limited enclave-level comps. Request all HOA resale packages the day your offer is accepted.
Quick Answer
Most Hills South buyers put down 10% to 20%. Conventional financing works for non-gated neighborhoods from $600K — plan $60,000 to $120,000 on that entry point — while guard-gated enclaves priced above the conforming loan limit go jumbo, where lenders typically want 20–25% down plus six months of reserves. VA loans allow 0% for eligible veterans. Confirm financing before touring; gate-access showings are arranged in advance, and sellers at the $1M+ tier expect pre-approved buyers.
The Hills South FAQ — 18 Answers
Four guard-gated enclaves sit within The Hills South: Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — each with a 24-hour staffed gate. Country Club Hills and Tournament Hills command the highest premiums for golf proximity and estate lots. Tour all four before deciding; character and HOA fees differ meaningfully.
Homes in The Hills South range from approximately $600,000 in the non-gated neighborhoods to over $3 million in the guard-gated enclaves, with Country Club Hills and Tournament Hills at the top for golf-course and estate properties. The 850-acre village holds 2,500-plus homes built from 1998 onward. Decide first whether the guard-gate premium fits your budget — it shapes everything else in your search. The ZIP 89135 median per $898,550 (Las Vegas REALTORS) reflects the broader Summerlin South area.
Yes — Tournament Hills is guard-gated and sits directly adjacent to TPC Summerlin, the PGA Tour championship course hosting the annual Shriners Children's Open, with several homes fronting the course itself. Country Club Hills shares the golf-proximity premium. Course-frontage homes price at the top of the village's $600K–$3M-plus range, so confirm exact lot orientation when comparing listings side by side.
The Hills South is located primarily in ZIP code 89135, in the Summerlin South area of Las Vegas. Home prices run from $600K to over $3 million across its 850 acres and 2,500-plus homes. When setting alerts, pair 89135 with enclave names — Country Club Hills, Eagle Hills, Corte Bella, Tournament Hills — to separate guard-gated inventory from the non-gated neighborhoods.
The Ridges is Summerlin's most exclusive address, with pricing from $2 million to $20 million-plus, while The Hills South delivers genuine guard-gated luxury from roughly $600,000 — with mature landscaping, top school zoning, and a central location five minutes from Downtown Summerlin. For most buyers the question is value: comparable security and the Summerlin brand at a fraction of The Ridges' entry point.
The Hills South is zoned for top-performing Clark County School District campuses, including Sig Rogich Middle School (10/10) and Palo Verde High School (8/10), with Red Rock Elementary (8/10) also serving the village. Private options nearby include The Meadows School (A+) and Bishop Gorman (A+), plus Doral Academy Red Rock (9/10) on the charter side. Verify zoning by address — assignments vary across the village.
HOA fees vary by neighborhood: non-gated areas typically pay $200–$350 per month, while the guard-gated enclaves run $400 to $800, combining the Summerlin master association fee with sub-association charges for gate staffing and enhanced maintenance. The spread is effectively the price of the security layer. Request each association's resale package before offering — fee structures differ enclave by enclave.
The Hills South belongs to the Summerlin South Association, in the central-southern portion of the master plan — distinct from The Hills village in Summerlin North, its similarly named sister. The location puts Downtown Summerlin about 5 minutes away, Red Rock Canyon 12, and the Strip 20. Keep the two villages separate in your searches; pricing, enclaves, and associations differ between them.
Residents of the guard-gated enclaves enter automatically with transponders or access codes. Guests must be called in by the homeowner or placed on a pre-approved list, and vendors follow each enclave's access policy. All four gates — Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — are staffed 24 hours a day. Plan showings with gate clearance arranged in advance.
Yes — prospective buyers tour the guard-gated enclaves with a licensed real estate agent who coordinates entry with each gate in advance; the non-gated neighborhoods are open to normal showings. Nevada Real Estate Group handles all gate access arrangements across Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills. Call (702) 637-1759 to line up clearance and a multi-enclave tour.
Beyond the staffed gates, the enclaves include perimeter walls, controlled vehicle access, and security patrols, with entry-point surveillance and emergency-response coordination standard for guard-gated communities of this caliber. Security infrastructure varies slightly across the four enclaves, so compare each association's provisions side by side — request the security disclosures included in the resale package during your due-diligence window.
Vacant custom lots are limited in The Hills South — the village dates to 1998 and is substantially built out, though Country Club Hills features larger custom and semi-custom estates that occasionally trade as renovation or rebuild candidates. Availability varies, so treat any buildable opportunity as inventory-dependent. Nevada Real Estate Group can check current lot and estate listings across all four enclaves.
Luxury homes in guard-gated communities have historically outperformed the broader market — stronger value retention in downturns and solid appreciation in growth cycles — and limited supply creates structural support. The Hills South adds mature landscaping, TPC Summerlin adjacency, and a central location newer villages cannot match. Review enclave-level comparable sales, since Country Club Hills and Tournament Hills price differently from Corte Bella.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, with annual increases on a primary residence capped at 3% under Nevada Revised Statutes 361.471. California's top state income-tax rate is 13.3% per the Franchise Tax Board — Nevada levies zero. A household earning $400,000 saves roughly $40,000 per year in state income taxes alone, funding much of the Hills South entry premium in under two years.
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85 billion+ in volume. Our agents specialize in Summerlin's guard-gated villages, handle gate clearance for all four Hills South enclaves, and maintain direct relationships with active sellers across Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills. Call (702) 637-1759 to connect with a Hills South specialist today.
Most Hills South buyers put down 10% to 20%. Conventional financing works for non-gated neighborhoods from $600K — plan $60,000 to $120,000 on that entry point — while guard-gated enclaves priced above the conforming loan limit go jumbo, where lenders typically want 20–25% down plus six months of reserves. VA loans allow 0% for eligible veterans. Confirm financing before touring; gate-access showings are arranged in advance, and sellers expect pre-approved buyers.
Budget by neighborhood type. Non-gated Hills South streets pay $200–$350 per month covering the Summerlin master association and sub-association landscaping. Guard-gated enclaves run $400–$800 monthly, folding in 24-hour gate staffing, security patrols, perimeter maintenance, and the master HOA base fee. Always pull the full resale package — current dues, reserve study, assessment history, and CC&Rs — early in escrow, and compare total monthly carrying cost rather than list price alone.
Most Hills South purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — common at the guard-gated estate tier — can close in 7–14 days. Jumbo files on Country Club Hills or Tournament Hills estates sometimes need extra appraisal time because enclave-level comparables are limited. HOA document review adds roughly a week; start that request the day your offer is accepted so you have the package well inside your inspection window.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Hills South 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 plan record.
Yes — The Hills South is a village within the Summerlin master plan in Las Vegas (ZIP 89135), developed by Howard Hughes Corporation. It sits in Summerlin South, adjacent to TPC Summerlin and Red Rock Country Club, and is served by top CCSD schools including Sig Rogich Middle School (10/10) and Palo Verde High School (8/10).
The Hills village is in Summerlin North; The Hills South is in Summerlin South (ZIP 89135). They are sister villages within the Howard Hughes Corporation master plan but different associations, different school attendance boundaries in some areas, and different enclave structures. Always clarify which village you mean in your MLS search.
Country Club Hills and Tournament Hills typically command the highest prices in The Hills South — both sit adjacent to TPC Summerlin, with custom and semi-custom estates from $1.5M to $3M-plus. Country Club Hills features larger estate lots; Tournament Hills adds direct golf-course frontage. Eagle Hills and Corte Bella offer guard-gated entry closer to $900K–$1.2M.
TPC Summerlin operates as a daily-fee facility — residents do not receive automatic membership, but you can book tee times like any golfer through the TPC network. The premium of Tournament Hills ownership is physical proximity and view, not membership rights. For full club access, Red Rock Country Club five minutes west offers a membership-based experience with two Arnold Palmer courses.
2,500-plus homes spread across 850 acres, built from 1998 onward under the Howard Hughes Corporation Summerlin master plan. That count spans both the guard-gated enclaves (Country Club Hills, Eagle Hills, Corte Bella, Tournament Hills) and the non-gated neighborhoods within the village boundaries.
HOA fees run $200–$350 per month for non-gated Streets (Summerlin master association only) and $400–$800 per month for guard-gated enclave addresses (master association plus sub-association gate staffing and security). Request the full resale package for the specific enclave before you offer — fee structures differ across the four gated communities.
Guard-gated Summerlin South real estate has historically shown strong value retention and appreciation relative to the broader Las Vegas market. The Hills South adds structural scarcity (limited new supply), top school zoning, TPC Summerlin adjacency, and the Summerlin address — all factors that support well-bought positions over a 5-plus-year hold. Review enclave-level comparables before writing; Country Club Hills and Eagle Hills price quite differently.
About twelve minutes via West Charleston Boulevard heading west from the village. Red Rock Canyon National Conservation Area encompasses roughly 195,000 acres of Mojave desert, with the 13-mile scenic drive, world-class climbing, and premier hiking managed by the Bureau of Land Management — one of the most accessible major outdoor recreation areas from any Las Vegas address.
WHY NEVADA REAL ESTATE GROUP
Direct community relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across The Hills South — all four guard-gated enclaves, golf-frontage estates, and non-gated village streets — the depth behind the team's #1 ranking in Nevada.
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 The Hills South with neighboring Summerlin villages and nearby master plans. Each card pairs the commute time with price positioning, so you can judge whether trading the Hills South address for a different enclave actually buys you more home or a different lifestyle.
10 MIN N
From $500K
10 min from The Hills South
View The Hills (sister village) →More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Four guard-gated enclaves plus non-gated neighborhoods make up The Hills South. Dedicated enclave pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and HOA documents for any of them on request.
KEEP LEARNING
These guides extend the research most Hills South buyers do next — understanding Summerlin as a whole, weighing guard-gated enclaves across the valley, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MASTER PLAN GUIDE
Howard Hughes Corporation's master plan — all villages, price ranges, school zoning, and what makes Summerlin Las Vegas's most popular master-planned address.
Read →LUXURY COMPARISON
How the valley's two luxury poles compare — useful context for judging Hills South guard-gated pricing against MacDonald Highlands and The Ridges.
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, refreshed monthly. Because enclave-level medians on small samples are statistically unreliable, we present ZIP 89135 area benchmarks as the liquid proxy and publish village-level price ranges from the Howard Hughes Corporation plan record. 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