Hi! Manesh and Tania - the Lakhani Team Real Estate husband-wife team serving Summerlin homebuyers and sellers across 89128, 89134, 89135, 89138, 89144, 89148 zip codes.
Why Summerlin Clients Choose Lakhani Team Real Estate
- ✅ Local Knowledge: We live in Summerlin, we know the area
- ✅ Husband-wife advantage: Double market coverage, family perspective
- ✅ Always available: 7 days a week, early until late. We answer our phones
- ✅ Trusted advisors: Genuine, honest advice, even when you won't like it
- ✅ Relocation expertise: International + interstate moves. Dual licensed NV & WA
Summerlin Real Estate Snapshot
Summerlin's 4 Premier Neighborhoods
Your Summerlin lifestyle match
The Ridges
"Custom estates with Red Rock mountain backdrops.
Explore The Ridges Estates
Red Rock Country Club
Two Arnold Palmer courses: the private Mountain course, and public-access Arroyo course.
View Country Club Homes
Sun City Summerlin
3 golf courses, 4 recreation centers and a full social calendar.
View Sun City 55+ Homes
The Canyons
A 754-acre golf village around the public TPC Las Vegas, with a mix of neighborhoods and gated enclaves.
View Canyons ListingsQuick Summerlin Property Tax Calculator
$647K example home ≈ ≈$4,500/year using a rough 0.7% budgeting assumption. This is not a parcel tax estimate. Actual Clark County bills depend on taxable value, tax district and applicable abatements.
Nevada Property Tax Calculator →Summerlin By The Numbers
More than 130,000 residents | 22,500 acres | More than 300 parks | More than 200 miles of trails A master-planned community of residential villages and districts on the western rim of the Las Vegas Valley. Source: Summerlin community history and amenity information, reviewed October 2026.
Summerlin Zip Codes Quick Guide
| Zip Code | Highlights |
|---|---|
| 89128 | The Pueblo village and established westside streets |
| 89134 | Sun City Summerlin 55+ golf |
| 89135 | Downtown Summerlin and The Mesa |
| 89138 | The Paseos and Reverence on Summerlin's west side |
| 89144 | The Canyons and The Arbors |
| 89148 | The Cliffs and Regency on the southern rim |
Trading the PNW or California for Summerlin?
We've been in your shoes. We traded rainy drives and grey winters for 300 days of sunshine and the 215 Beltway. State income tax: California - up to 13.3% top marginal rate; Washington - no individual income tax. Nevada - no individual income tax. Actual tax savings depend on residency and income. Property taxes: Compare the actual bills for the homes you are considering. Clark County taxes are parcel-specific; qualifying primary residences may receive a 3% annual tax-bill increase cap. Second homes do not automatically qualify for that cap. Commute: Drive times depend on your starting address, destination and traffic. Here is the actual "Summerlin Math":
| Feature | Seattle / California | Summerlin, NV |
|---|---|---|
| State Income Tax | Upto 13.3% (CA) / 0% (WA) | 0% (Nevada) |
| Property Taxes | ~Often 1% of value | ~0.7% (Clark County), 3% annual cap on owner-occupied homes |
| Commute Time | 45-90 min in I-5/405 traffic (WA) | Most valley destinations under 30minutes |
What Makes Summerlin Special
More than 300 parks and more than 200 miles of trails, nearby Red Rock Canyon recreation, and Downtown Summerlin shopping, dining and a Saturday farmers market.
Summerlin Schools
Summerlin has some of CCSD's highest-rated schools. One common feeder pattern on the west side:
A typical public school track (always verify your exact address with CCSD):
Vassiliadis or Givens Elementary → Sig Rogich Middle School → Palo Verde High School
- Vassiliadis Elementary:9/10 on GreatSchools (as of October 2026).
- Sig Rogich Middle School: 9/10, and a 2015 National Blue Ribbon School.
- Palo Verde High School: 8/10, with a strong AP program.
Summerlin's Private, Magnet & Charter Schools
- The Meadows School: independent PK-12 in the heart of Summerlin, 14:1 student-teacher ratio (per the school's own FAQ).
- Bishop Gorman High School: private Catholic college-prep with nationally known athletics.
- West Career & Technical Academy (WCTA): Public magnet high school focusing on medicine, tech, and environmental science.
Why Many Choose Summerlin
Summerlin offers a master-planned design focused on year-round outdoor living, with 200+ miles of trails, more than 300 parks across 22,500 acres, and the Downtown Summerlin shopping district. Plus, Red-Rock canyon is on your doorstep.
Our Summerlin Life
We had anticipated moving to Henderson, but we fell in love with a home in Summerlin. Fox Hill Park is one of our favorite local spots, walkable from our home so you’ll often find us there enjoying the trails and the fantastic Strip view. We love the Red Rock views from our home and the immediate access to the actual trail network, plus an abundance of stores and restaurants right on your doorstep. The 4th of July fireworks are visible from the park, and many of the locals gather there to enjoy the evening. Daily life: trail walks, Downtown Summerlin dinners, 25 minutes to airport and the Strip.
Summerlin's Top 10 Luxury Villages (2026)
From guard-gated estates to 55+ golf communities, here's what homebuyers search most. Contact us for a personalized tour of any village.
Summerlin vs Henderson vs Green Valley
Median sold prices: Summerlin and Henderson - Redfin, three months ending August 2026. Single-family. Populations: Summerlin and City of Henderson, January 2026.
| Feature | Summerlin | Henderson | Green Valley |
|---|---|---|---|
| Population | 130k+ | 369K+ | Part of Henderson count |
| Median Price | $647K | $495K | $550K |
| Parks | 300+ parks, 200+miles of trails | 77 parks, 300+ miles of trails, community pools | Pittman Wash Trail + The Legacy Golf Club |
| Strip Commute | 25 min | 15 min | 20 min |
Parks, Trails, and local Favorites
Summerlin has more than 300 parks, including The Paseos Park with its splash pad and Oak Leaf Park in The Cliffs with four pickleball courts.
Fox Hill Park (our family's favorite!) Fox Hill Park is one of our favorite local spots. This 18-acre adventure park in The Paseos includes a 32-foot climbing tower, two zip lines, the Orange Beast climbing structure and an 18-hole disc golf course. Vassiliadis Elementary is adjacent. We love the valley and Strip views from the park. We think it's the best park in Vegas, those Strip views from the benches and slides never get old!
Summerlin Amenities Map → | Summerlin Trails Map →
Summerlin Sports & Pickleball Paradise
Imagine waking up to world-class golf, pickleball, and pro sports right in your backyard. Summerlin delivers the ultimate active lifestyle that no other Vegas community can match. With nine stunning championship golf courses framed by jaw-dropping Red Rock backdrops, 14 community pickleball courts and more on the way, and nearly 300 days of sunshine keeping you outdoors year-round. It's pure paradise for active families, retirees, downsizers, and investors who crave that perfect swing or paddle drop.
What golf options are in Summerlin?
Summerlin's golf options include championship layouts and Eagle Crest's executive course (Summerlin's official June 2026 fact sheet):
- TPC Summerlin – Premier PGA Tour venue and private masterpiece
- Red Rock Country Club – Dual Arnold Palmer championship courses (Arroyo semi-public, Mountain private)
- Amara Golf Club – Is being developed on the former Bear's Best site.
- TPC Las Vegas – Public championship layout for serious players
- Eagle Crest Golf Club – Fun, scenic executive course in Sun City
- Highland Falls Golf Club – Elevation challenges with killer views
- Palm Valley Golf Club – Affordable daily-fee gem for everyday rounds in Sun City
- Siena Golf Club – Well-maintained public favorite
- The Summit Club – Exclusive Tom Fazio luxury (private)
Where can you play pickleball in Summerlin?
Summerlin reported 14 active community courts in August 2026, with four more planned. This is a dated community-park figure, not a current count of every private, resident or indoor court.
- Oak Leaf Park (The Cliffs) – 4 outdoor courts
- Stonebridge Park – 4 Lighted community courts perfect for evenings
- Sun City Summerlin – 10 dedicated resident courts at Desert Vista. Invited guests need passes under community rules. The Sun City Pickleball Club offers tournaments, clinics and social play.
- Regency of Summerlin ix private courts + Council clinics
- Summerlin Pickleball Club – Tournaments, clinics, and social leagues to join the fun
- The Courts LV – eight indoor courts with open play, lessons, clinics, leagues and memberships
What sports facilities are in Summerlin?
There are many to keep you entertained:
- Las Vegas Ballpark – home of the Triple-A Las Vegas Aviators
- City National Arena – Golden Knights NHL practice facility
- Fox Hill Park Disc Golf – 18-hole beginner-friendly course boasting epic Strip views
This great community crams this unbeatable sports + pickleball density into one sunny playground, perfect for building your active life here!
Ready to find a home near these gems? Your trusted local Realtors, Manesh & Tania are here to make it happen, let's chat today! (725) 300-6899.
Find Your Summerlin HomePerfect Location - Airport, Red Rock, Strip Access
.Location and travel times Airport, Strip, Red Rock Canyon and Downtown Summerlin distances vary across Summerlin's villages. Travel time depends on the exact home, destination and traffic. Ask us for address-based estimates for a home you are considering. These are an approximation, use as a rough guide.
| Destination | Distance | Drive Time |
|---|---|---|
| Harry Reid Airport | 16 miles | 23-25 minutes |
| Red Rock Canyon | 8 miles | 12-15 minutes |
| Las Vegas Strip | 12 miles | 20-25 minutes |
| Downtown Summerlin | 3 miles | 8 minutes |
2026 and 2027 New Construction Update
Summerlin West keeps expanding through the La Madre Peaks and Grand Park villages and the Kestrel and Kestrel Commons districts. Builders include Taylor Morrison (Esplanade at Red Rock and Ashland), Lennar (Sandpiper and Fairview), Woodside Homes (Dove Rock) and Richmond American (Cactus Bloom, opened October 2026). Agave Ridge by Tri Pointe Homes is a gated community in La Madre Peaks with four single-story plans of approximately 2,779-3,843 square feet. Its public grand opening is anticipated in early 2027, with anticipated pricing from the mid-$1 millions. Toll Brothers' Reflection Ridge also lists homes scheduled for September 2027 delivery. These are anticipated dates, not guaranteed completion dates. Reviewed October 2026. Confirm current availability and pricing with the builder.
Summerlin New Construction →Summerlin FAQ
Which Summerlin villages are around $1 million?
The Mesa, Reverence and The Paseos span different price ranges. Redfin's all-home-type median sale prices for the three months ending August 2026 were $715,000 for The Mesa, $970,000 for Reverence and $1,155,000 for The Paseos. These are medians, not minimum purchase prices.How do I check Summerlin school zoning?
Use CCSD's address-based zoning locator for the exact property. Some west-side addresses follow Vassiliadis or Givens Elementary, Sig Rogich Middle and Palo Verde High, but village names do not establish a school assignment. Magnet and private-school admissions are separate.What do Summerlin HOA fees cover?
Coverage depends on the master association and the property's own HOA. Community common areas and Council facilities are supported through participating associations, but fees, access and paid programs vary. Downtown Summerlin events are not all included in an HOA payment. We can review the current budgets, rules and dues for a specific home.Can renters get Summerlin resident ID cards?
Eligible renters in Summerlin North, South and West can obtain resident ID cards with a photo ID and a lease or utility bill showing their qualifying address. Cards do not make every activity free. Sun City, Siena and Red Rock Country Club have separate associations and rules.New construction or resale?
Compare the specific home, layout, total costs and completion timing. Current new-home options include communities in Grand Park, La Madre Peaks, Kestrel and Kestrel Commons. Resale homes offer a wider range of established villages. We can help compare both without assuming that a whole village has new phases releasing.What is the drive time to the Strip or airport?
It depends on the home's location, your destination and traffic. We can check address-based estimates. No single route or travel time applies to all of Summerlin.Should I rent or buy in Summerlin?
Consider your budget, expected length of stay, financing, HOA dues and maintenance costs. Renting first can help you test the area. Buying can build equity over time, but values, costs and returns are not guaranteed.Second Homes in Summerlin - Investor Escape + Real Costs
Summerlin second home can offer access to local parks, trails and recreation. Buying a Nevada property does not by itself change your tax residency or eliminate California income tax. Review your situation with a tax adviser. Illustrative monthly budget for a home with a yard and pool The figures below are budgeting assumptions, not verified bills or quotes for a particular home. They exclude mortgage payments, insurance, repairs, replacement reserves, management and vacancy costs. Seasonal use and the property itself can change the total.
Real Monthly Costs ($500K-$600K home w/ yard/pool):
| Expense | Monthly | Annual |
|---|---|---|
| Electricity | $220-320 | $2,600-3,800 |
| Water/Sewer | $95-145 | $1,150-1,750 |
| HOA (Summerlin avg) | $120-320 | $1,450-3,850 |
| Yard Service | $160-280 | $1,900-3,350 |
| Pool Service | $125-165 | $1,500-2,000 |
| Property Tax (0.7%) | $292-350 | $3,500-4,250 |
| TOTAL | $1,010-1580 | $12,100-19,000 |
Villages to compare: The Paseos and Reverence offer different locations and home types; Sun City Summerlin is age-qualified 55+. Check the specific property's occupancy, rental and association rules.
Estimate Your Vegas Taxes
Property tax uses a rough 0.7% purchase-price budgeting assumption for a $500,000-$600,000 example, not Clark County's actual assessment method. Primary-residence tax caps do not automatically apply to a second home. Plug in your numbers with this free Nevada property tax calculator (Clark County optimized).
Nevada Property Tax Calculator →
Disclaimer: Estimates only. Exact taxes? Check Clark County Assessor or Treasurer.
Ready for Your Summerlin Home?
Text "Summerlin" → SMS: 725-300-6899Contact Us → | Call Us → 725-300-6899
Relocating? Read Relocating to Las Vegas →
Exploring other Vegas options? Summerlin Master Planned Luxury →
We serve the entire Las Vegas Valley, so if you're exploring a different area, let us know. We'd be glad to help you find the right fit.
Demographics
Educational Environment
Amenities & Attractions
620 Properties Available In Summerlin
5 Beds3 Baths2,838 SqFt3DOpen Sat 12PM-4PM
3 Beds3 Baths2,102 SqFt1/49 49Open Sat 12PM-3PM$1,250,000
3128 Darby Falls DR, Las Vegas, NV 89134
Listed by Matthew Levandowski of The Agency Las Vegas
4 Beds3 Baths2,668 SqFt1/10 10Open Sat 10AM-3PM
3 Beds3 Baths2,102 SqFt1/86 86Open Thu 1PM-4PM$1,090,000
10404 Back Plains DR, Las Vegas, NV 89134
Listed by Craig Tann of Huntington & Ellis, A Real Est
2 Beds2 Baths1,653 SqFt1/41 41Open Thu 12PM-1:45PM$740,000
9437 Eagle Valley DR, Las Vegas, NV 89134
Listed by Steven F. Doss of Doss Realty Group LLC
4 Beds4 Baths4,211 SqFt1/98 98Open Wed 4PM-6PM
2 Beds2 Baths1,804 SqFt1/60 60Open Thu 10AM-1PM
5 Beds5 Baths4,148 SqFt1/93 93Open 10/21 11AM-3PM
2 Beds2 Baths1,533 SqFt1/66 66Open Sun 12PM-3PM$524,000
10020 Villa Ridge DR, Las Vegas, NV 89134
Listed by Waylon A. Goebel of Virtue Real Estate Group
3 Beds2 Baths1,804 SqFt1/47 47Open Thu 9AM-1PM$633,000
8500 Linderwood DR, Las Vegas, NV 89134
Listed by Larry A. Jones of Keller Williams MarketPlace
2 Beds2 Baths1,021 SqFt3DOpen Sat 10AM-2PM$332,500
10633 Mission Lakes AVE, Las Vegas, NV 89134
Listed by Elizabeth Hoover of ERA Brokers Consolidated
5 Beds3 Baths2,441 SqFt1/47 47Open Fri 1PM-4PM$760,000
11160 Shadow Nook CT, Las Vegas, NV 89144
Listed by Vanessa Capri of Keller Williams MarketPlace
3 Beds2 Baths1,669 SqFt1/40 40Open Sat 11AM-3PM
2 Beds2 Baths1,201 SqFt1/20 20Open Sat 12PM-3PM$275,000
2615 Sierra Sage ST, Las Vegas, NV 89134
Listed by Casie A. Jolley of Realty ONE Group, Inc
3 Beds2 Baths2,176 SqFt1/78 78Open 10/31 11AM-2PM$1,049,000
3140 Darby Falls DR, Las Vegas, NV 89134
Listed by Michael E. DelGais of Home Realty Center
5 Beds6 Baths5,252 SqFt1/37 37Open Sun 1PM-5PM$4,495,000
301 N Royal Ascot DR, Las Vegas, NV 89144
Listed by Nathalie Valian of Luxury Estates International
4 Beds3 Baths2,458 SqFt1/18 18Open 11/1 11AM-2PM$849,900
9517 Cynthia Joy DR, Las Vegas, NV 89134
Listed by Brianna Haworth of Wedgewood Homes Realty, LLC
3 Beds2 Baths2,102 SqFt3DOpen Sun 12PM-3PM$1,095,000
9917 VILLA RIDGE DR, Las Vegas, NV 89134
Listed by Bridget A. Olson of Xpand Realty & Property Mgmt
5 Beds6 Baths5,576 SqFt1/62 62Open Fri 2PM-6PM
2 Beds3 Baths2,047 SqFt1/34 34Open Sun 2PM-4PM$479,000
1924 Summer Pine CT #101, Las Vegas, NV 89134
Listed by Eric M. Halberg of Blue Diamond Realty LLC
2 Beds3 Baths2,886 SqFt1/56 56Open Thu 10AM-2PM
3 Beds2 Baths2,210 SqFt1/68 68Open Sat 12PM-2PM
3 Beds3 Baths2,169 SqFt1/85 85Open Sat 11AM-2PM
3 Beds3 Baths2,700 SqFt1/49 49Open Sat 1PM-4PM
