Andalusia at The Paseos Homes For Sale

KEY TAKEAWAYS

What Should You Know About Andalusia at The Paseos at a Glance?

Andalusia at The Paseos is an upscale single-family neighborhood in Summerlin's western foothills (ZIP 89138), priced $750K–$1.3M with a ~$820K area median per Las Vegas REALTORS and a 42-day area DOM. Las Vegas city demographics per the U.S. Census Bureau are the statistical backdrop — the five takeaways below unpack what makes this foothills address distinct.

• Foothills position: Andalusia sits at the western edge of The Paseos village, closest to Red Rock Canyon — about 10 minutes to the NCA entrance — and among the best mountain-view lots in Summerlin.
• Price positioning: $750K–$1.3M for mature resale homes with 2000s vintage construction; area median near $820K with a 42-day DOM per LVR data.
• Schools: Zoned for Vanderburg ES (8/10), Rogich MS (10/10), and Palo Verde HS (8/10) per GreatSchools — some of the best public-school ratings in the Las Vegas Valley.
• Lifestyle: 150+ miles of Summerlin trails, Fox Hill Park and The Paseos Linear Park nearby, and Downtown Summerlin 5 minutes east for shopping and dining.
• Not guard-gated: Open-access neighborhood with $85–$200/mo stacked HOA dues — buyers prioritizing staffed-gate privacy cross-shop The Ridges or Red Rock Country Club nearby.

Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation

PRICE DISTRIBUTION

How Many Andalusia-Area Homes Sell in Each Price Range?

Homes in ZIP 89138 span a meaningful price range, from entry Summerlin single-family homes to upscale foothills resale in Andalusia per Las Vegas REALTORS MLS data. Andalusia itself concentrates in the $750K–$1.3M band — the bands below show where competition concentrates across the broader ZIP.

Counts reflect active MLS listings in ZIP 89138 (The Paseos village area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Andalusia proper concentrates in the $750K–$1.3M band.

SAFETY & CRIME

Is Andalusia at The Paseos Safe?

• Master PlanSummerlin infrastructure backing the neighborhoodHoward Hughes Corporation design standards
• ~78%Owner-occupied households in The Paseos villageCommunity plan record
• LVMPDLas Vegas Metropolitan Police jurisdictionCity of Las Vegas coverage
• 89138ZIP code — established Summerlin foothills corridorLow-incident residential area

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per the NREG plan record and Howard Hughes Corporation community data. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Andalusia at The Paseos Score?

Andalusia at The Paseos earns top marks for outdoor access, school quality, and Summerlin master-plan infrastructure, with honest trade-offs on home age (2000s vintage) and entry price. Below is our category-by-category report card — the six factors our agents walk through with every buyer before a first tour.

• A

  Grade A: Schools

  Rogich MS (10/10), Palo Verde HS (8/10), and Vanderburg ES (8/10) per GreatSchools — among the best public-school ratings in the Las Vegas Valley.

• A

  Grade A: Outdoor Access

  Direct entry to Summerlin's 150-plus-mile trail network, Fox Hill Park and The Paseos Linear Park nearby, and Red Rock Canyon NCA about 10 minutes west.

• B+

  Grade B+: Location & Access

  5 minutes to Downtown Summerlin, 20 minutes to the Strip, 30 minutes to the airport — strong centrality for a foothills address.

• B

  Grade B: Safety

  Open-access neighborhood within the larger Summerlin master plan; no dedicated gate, but Summerlin's design and demographics create a low-incident residential environment.

• B-

  Grade B-: Cost of Living

  $750K–$1.3M entry with stacked HOA dues of $85–$200/mo — meaningful premium over mid-valley alternatives, but favorable vs. comparable California foothills.

• B+

  Grade B+: Amenities

  Full Summerlin master-plan amenities: 150+ mi trails, parks, Downtown Summerlin retail/dining, City National Arena events, and Red Rock Canyon access.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

POPULATION & GROWTH

How Fast Is the Andalusia at The Paseos Area Growing?

The broader Las Vegas city has added roughly 72,000 residents since 2010 per U.S. Census counts, and Summerlin's western villages — including The Paseos — continue to attract buyer demand. Per Howard Hughes Corporation, Summerlin remains one of the nation's top-selling master-planned communities, with ongoing village buildout sustaining long-run demand.

Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the neighborhood separately. Last updated June 2026.

LIVABILITY SCORES

How Does Andalusia at The Paseos Score for Livability?

Andalusia at The Paseos scores highest on school quality, outdoor access, and Summerlin master-plan amenities: Rogich MS at 10/10 is one of Nevada's top-ranked public middle schools, the 150-plus-mile trail system is out the front door, and Red Rock Canyon is 10 minutes west. The honest trade-offs are 2000s-vintage construction and a $750K–$1.3M entry price.

• 84A-

  Overall Livability

• 90A

  Schools (zoned + private)

• 72B

  Safety (open access)

• 50C+

  Cost of Living

• 88A-

  Outdoor Access & Trails

• 80B+

  Location & Access

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Andalusia at The Paseos Area Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the benchmark the Andalusia resale market trades against. Area median near $820K and a 42-day DOM reflect Summerlin's western foothills where supply is thin and buyer demand for mountain-view lots stays consistent.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Andalusia at The Paseos market right now?

ZIP 89138 runs at a moderate pace — roughly 42 median days on market per Las Vegas REALTORS data — but individual Andalusia homes on mountain-view lots or with premium upgrades move faster and may attract multiple offers. Priced-right foothills resale in this ZIP consistently outperforms the valley average.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area figures cover the broader 89138 corridor — treat as an area benchmark, not Andalusia-specific.

Neighborhood Comparison

How Does Andalusia at The Paseos Compare to Other Paseos Neighborhoods?

A side-by-side comparison of Andalusia and its sibling neighborhoods within The Paseos village — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. With all of them sitting in ZIP 89138, differences come down to street position, view orientation, and lot character.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-neighborhood DOM and $/SF are omitted — small sample sizes produce misleading averages. Use ZIP 89138 area benchmarks ($820K median, 42-day DOM) as the liquid reference.

Neighborhood Deep Dive

What Is Inside The Paseos Village Neighborhoods?

BY ZIP CODE

How Does ZIP Code 89138 (The Paseos, Summerlin) Break Down?

ZIP 89138 covers The Paseos village and adjacent Summerlin corridors in the western Las Vegas Valley. The table below breaks the ZIP into its real price segments — from entry Summerlin single-family homes to upscale foothills resale in Andalusia ($750K–$1.3M) — per Las Vegas REALTORS MLS data and the NREG community plan record.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Neighborhood-level $/SF and year-over-year change are intentionally omitted — small sample sizes produce misleading medians at this granularity. Boundaries per Clark County GIS.

WHY ANDALUSIA AT THE PASEOS

Why Does Andalusia at The Paseos Stand Apart From Its Peers?

From Rogich Middle School's 10/10 rating to direct trail access at Red Rock Canyon's doorstep, Andalusia at The Paseos occupies a specific niche within Summerlin. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools, Census figures, and Howard Hughes Corporation community data — so you can check every claim.

1. 1

   Nevada's #1 public middle school nearby

   Sig Rogich Middle School rates 10/10 per GreatSchools — one of the highest public-school ratings in the state — zoned for Andalusia families.

   GreatSchools.org 2026
2. 2

   Foothills position closest to Red Rock Canyon

   Andalusia sits at the western edge of The Paseos, placing it about 10 minutes from Red Rock Canyon NCA — the closest standard Summerlin single-family address to that 195,000-acre conservation area.

   Bureau of Land Management
3. 3

   150+ miles of Summerlin trails from the doorstep

   Howard Hughes Corporation's master trail network connects Andalusia directly to parks, schools, and Downtown Summerlin — the most extensive trail system of any Las Vegas master plan.

   Howard Hughes Corporation
4. 4

   Tax-efficient ownership

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax make Andalusia's $4,000–$6,000 annual tax bill predictable and far below California equivalents.

   Nevada Revised Statutes 361.471
5. 5

   Mature landscaping without guard-gate pricing

   Andalusia delivers established trees, desert-contemporary architecture, and mountain views without the $250–$700+ monthly dues of nearby guard-gated enclaves — meaningful carrying-cost savings over a 5-year hold.

   Community plan record

WHY BUY IN ANDALUSIA AT THE PASEOS

What Are the Top 10 Reasons to Buy a Home in Andalusia at The Paseos?

Andalusia at The Paseos's case rests on school quality, outdoor access, and Summerlin master-plan infrastructure: Rogich MS at 10/10, 150-plus trail miles, Red Rock Canyon 10 minutes west, and property taxes capped under Nevada Revised Statutes 361.471, all at $750K–$1.3M without a guard-gate surcharge. Ten sourced reasons follow.

1. 1

   Rogich Middle School (10/10)

   One of Nevada's highest-rated public middle schools, zoned for Andalusia — the single most cited reason families choose this specific address.

   GreatSchools.org

2. 2

   Red Rock Canyon 10 minutes west

   The BLM's 195,000-acre conservation area — hiking, cycling, the 13-mile scenic loop — directly accessible from the western Summerlin foothills.

   Bureau of Land Management

3. 3

   150+ miles of Summerlin trails

   The master plan's trail network connects Andalusia directly to Fox Hill Park, The Paseos Linear Park, Downtown Summerlin, and surrounding villages.

   Howard Hughes Corporation

4. 4

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings versus California for most relocating households.

   Nevada Department of Taxation

5. 5

   3% property-tax cap

   Annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471 — predictable carrying costs for long-hold buyers.

   NRS 361.471

6. 6

   Mountain views on foothills lots

   Andalusia's western position in The Paseos village delivers Red Rock and Spring Mountain views that central Summerlin neighborhoods cannot replicate.

   Community plan record

7. 7

   $85–$200/mo HOA — no gate premium

   Top-tier Summerlin amenities and master-plan infrastructure at lower monthly dues than nearby guard-gated enclaves charging $250–$700+.

   Community plan record

8. 8

   Downtown Summerlin 5 minutes east

   125-plus shops, restaurants, and entertainment venues — including City National Arena (Vegas Golden Knights practice) — essentially in the backyard.

   Howard Hughes Corporation

9. 9

   Palo Verde High School (8/10)

   A consistently well-rated CCSD high school, zoned for Andalusia and within 10 minutes of the neighborhood.

   GreatSchools.org

10. 10

    Established 2000s-vintage character

    Mature trees, desert-contemporary architecture, and finished streetscapes that new-build communities in Summerlin West are still years from achieving.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour Andalusia at The Paseos Homes This Weekend?

Open houses in Andalusia surface regularly — it is an open-access neighborhood, so sellers can show without gate coordination. Set up instant alerts to get notified the moment an Andalusia home schedules an open house, or browse every active ZIP 89138 listing now and let us arrange private showings on your timeline.

RELOCATION TIMELINE

How to relocate to Andalusia at The Paseos in 8 steps

From first research to keys-in-hand, here's the 8-12 week timeline most Andalusia buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Set your budget and target price band

   Andalusia spans $750K–$1.3M; decide whether you're targeting entry-level resale, a mountain-view lot premium, or the top of the market. HOA dues ($85–$200/mo) and property tax (~0.6%) add to the monthly total — model all-in before you tour.

2. 02

   Verify school boundaries

   Rogich MS (10/10) is the primary draw for families, but school boundaries can shift between streets. Confirm current attendance zones for any specific address with CCSD before you make an offer.

3. 03

   Get pre-approved — know your loan tier

   Homes above $806,500 exceed the 2025 conforming limit and require jumbo financing; homes below can finance conventionally. Pre-approval before touring signals seriousness in a competitive Summerlin submarket.

4. 04

   Hire a Paseos village specialist

   View-lot orientation, proximity to the trail system, and HOA sub-association tiers all move real dollars in Andalusia. Work with an agent who knows which streets face Red Rock and which face east.

5. 05

   Tour in person or virtually

   Andalusia is open-access — no gate coordination required. We can arrange private showings or virtual walkthroughs for out-of-state buyers, including drone footage of mountain-view lot orientation.

6. 06

   Write and negotiate the offer

   Priced-right view-lot homes can see multiple offers; entry-level inventory tends to move steadily. Ask us where each specific seller stands — days on market, price history, and motivation — before you write.

7. 07

   Inspection, HOA docs & due diligence

   Order the resale package early: current dues, reserve study, assessment history. Inspect roof, HVAC, and water heaters on 2000s-vintage homes — these systems are reaching typical replacement cycles in many Andalusia properties.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), update your mail, then handle the DMV — Nevada driver's license within 30 days, vehicle registration within 60 days of establishing residency.

ECONOMY & JOBS

What Drives the Andalusia at The Paseos Economy?

Andalusia runs on a professional and family-oriented economy — average household income above $110,000 per community records, with strong representation from healthcare, education, corporate, and remote-work households. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with growing diversification beyond resort employment into healthcare, tech, and corporate sectors.

Top Andalusia at The Paseos Area Employers

• Downtown Summerlin corporate & retail corridorOffices, retail management, and the west side's employment hub 5 minutes east
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 10 minutes away
• Howard Hughes Corporation (Summerlin development)Master developer maintaining 22,500 acres of Summerlin with ongoing village buildout
• Clark County School District (Summerlin area)Employs thousands across Rogich MS, Vanderburg ES, Palo Verde HS, and adjacent campuses
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin boundary
• The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes via Summerlin Pkwy

Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.

COMMUNITY COMPARISON

How Does Andalusia at The Paseos Compare to Summerlin, Henderson & Las Vegas?

If you're weighing Andalusia at The Paseos against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Andalusia wins on school quality and trail/canyon access; Summerlin as a whole on new-build variety; Henderson on citywide safety. Sources are LVR, the U.S. Census, and GreatSchools.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Neighborhood-level figures are area benchmarks (ZIP 89138); city and master-plan figures are LVR and Census data. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Andalusia at The Paseos?

Andalusia sits in the western Summerlin foothills with strong arterial connectivity via West Charleston Boulevard, Summerlin Parkway, and the 215 Beltway. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Andalusia destinations beat that comfortably, with Downtown Summerlin just 5 minutes east.

Drive Times from Andalusia at The Paseos

• ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
• ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west to Hwy 159
• ~12 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
• ~45 minSpring Mountain (Mt. Charleston)US-95 north → SR-157
• ~30 minHarry Reid Intl AirportI-215 south
• ~30 minDowntown Las VegasI-215 east → US-95 south
• ~35 minHenderson / Green ValleyI-215 east → SR-146

Transportation Options

• Driving

  The primary mode and unusually efficient: West Charleston Boulevard, the 215 Beltway, and Summerlin Parkway give Andalusia residents fast connections in every direction without navigating the Strip corridor.

• Trail Cycling

  The 150-plus-mile Summerlin trail network makes cycling a genuine option for local errands, school commutes, and recreation — Fox Hill Park and Downtown Summerlin are both reachable by trail.

• RTC Transit

  Bus routes run the Charleston corridor east of the neighborhood, but Summerlin is not designed for car-free living — residents should plan around a personal vehicle for daily commuting.

• Rideshare

  Reliable and reasonably priced this far from the core; airport runs cost roughly $35–$50, and Downtown Summerlin or Strip trips are readily available without long waits.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in Andalusia at The Paseos?

Most Andalusia buyers put down 10%–20%. On the $820,000 area median, plan $82,000 (10%) to $164,000 (20%); homes above $806,500 exceed the 2025 conforming limit and go jumbo, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans on conforming-balance purchases. Pre-approval before touring is expected in Summerlin — have it ready before scheduling showings.

PEOPLE ALSO ASK

What Else Do People Ask About Andalusia at The Paseos?

These are the eight questions Andalusia buyers most commonly type into Google and AI assistants — answered concisely with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools, and community facts from the Howard Hughes Corporation plan record.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Direct 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 and sellers throughout Summerlin's Paseos village — the school-boundary knowledge, view-lot judgment, and HOA due-diligence depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Andalusia at The Paseos?

Compare Andalusia at The Paseos with neighboring Summerlin villages, guard-gated alternatives, and nearby cities across the western Las Vegas Valley. Each card pairs the commute time with price positioning, so you can judge whether trading up for a gate or down to a different village makes financial sense.

A-Z INDEX

Which Summerlin Paseos Neighborhoods Can You Explore A-Z?

Andalusia at The Paseos sits inside The Paseos village of Summerlin (ZIP 89138), alongside sibling neighborhoods sharing the same Rogich MS (10/10) school zone and 150-plus-mile trail access. The entries below are alphabetically indexed for orientation, with links to dedicated pages for each neighborhood or hub where available.

Sources & Methodology

Where Does This Andalusia at The Paseos Data Come From?

Every statistic on this page comes from a primary or government dataset, refreshed regularly. Because Andalusia is a sub-neighborhood inside ZIP 89138, ZIP-area figures ($820K median, 42-day DOM) are labeled as area benchmarks — not Andalusia-specific claims — and corridor-level medians are omitted where sample sizes are too small. Follow any link below to verify a number.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89138. lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the neighborhood is not separately tabulated). census.gov/quickfacts
3. Howard Hughes Corporation — Summerlin master plan data, trail system mileage, and community development information. summerlin.com
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89138. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
6. GreatSchools.org — K-12 school ratings including Rogich MS (10/10), Vanderburg ES (8/10), and Palo Verde HS (8/10). greatschools.org
7. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
8. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
9. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
10. California Franchise Tax Board — California top marginal state income tax rate (13.3%) used in the relocation comparison. ftb.ca.gov

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).

Last refresh: June 2026 · Next scheduled refresh: July 2026