Andorra at The Paseos Homes For Sale

KEY TAKEAWAYS

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

Andorra at The Paseos sits inside ZIP 89138 -- western Summerlin foothills -- with homes priced $680K-$1.1M and an area median near $790,000 per Las Vegas REALTORS, 41 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what makes this Paseos village neighborhood distinctive.

• The price band: established single-family homes from roughly $680K to $1.1M in The Paseos village of Summerlin (ZIP 89138).
• The location: five minutes from Downtown Summerlin, ten minutes from Red Rock Canyon, twenty minutes from the Strip via Summerlin Parkway.
• Best schools: Sig Rogich Middle School (10/10 GreatSchools) and Palo Verde High (8/10) anchor the public path; The Meadows School is nearby.
• No guard gate: open-access community with Summerlin trail connectivity -- lower HOA than gated enclaves like The Ridges.
• Do your homework: HOA tiers ($90-$210/mo combined), school boundary verification, and jumbo financing on top-end homes all need early attention.

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

PRICE DISTRIBUTION

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

Across ZIP code 89138 (The Paseos / western Summerlin foothills), active listings span from entry-level Summerlin into the $1M-plus resale tier per Las Vegas REALTORS MLS data. Andorra proper concentrates in the $680K-$1.1M band. The counts below show where competition concentrates across the broader corridor.

Counts reflect active MLS listings across ZIP code 89138 (The Paseos / western Summerlin) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price.

SAFETY & CRIME

Is Andorra at The Paseos Safe?

• LVMPDCity of Las Vegas police jurisdictionLas Vegas Metro covers The Paseos area
• 78%+Owner-occupied households in areaPer U.S. Census ACS, 89138 corridor
• LowThrough-traffic in the neighborhoodTrail-oriented street design limits cut-throughs
• 300Sunny days per yearOutdoor visibility year-round

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per NREG analysis and U.S. Census ACS. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Andorra at The Paseos Score?

Andorra earns top marks for schools, outdoor access, and master-plan amenities, with honest trade-offs on market pace and the absence of a gate. Below is our category-by-category report card -- the same six factors our agents walk through with every relocating buyer before a first tour in The Paseos village.

• A

  Grade A: Schools

  Sig Rogich Middle School (10/10 GreatSchools) and Palo Verde High (8/10) anchor the public path; The Meadows School and Bishop Gorman nearby for private options.

• B+

  Grade B+: Safety

  Open-access Summerlin neighborhood with City of Las Vegas police coverage -- low-density, owner-occupant community where typical incidents are minor property matters.

• B

  Grade B: Cost of Living

  Homes from $680K-$1.1M with $90-$210/mo HOA and Nevada's 0.5-0.7% property tax -- premium for Summerlin, but far below California comparables.

• A-

  Grade A-: Amenities

  150-plus-mile Summerlin trail system, The Paseos Linear Park and Fox Hill Park in-village, Downtown Summerlin five minutes away.

• A

  Grade A: Outdoor Access

  Red Rock Canyon ten minutes west, Summerlin trail network through the community, Fox Hill Park with disc golf and zip lines blocks away.

• A-

  Grade A-: Commute

  Five minutes to Downtown Summerlin, twenty to the Strip via Summerlin Parkway, thirty to Harry Reid Airport via I-215.

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 Andorra at The Paseos Area Growing?

Andorra's parent city Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the western Summerlin foothills corridor in ZIP 89138 remains among the most in-demand in the master plan. Summerlin itself is America's top-selling master-planned community per Howard Hughes Corporation, with new villages absorbing demand while established neighborhoods like Andorra maintain steady resale velocity.

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 Andorra at The Paseos Score for Livability?

Andorra scores highest on schools, outdoor access, and master-plan amenities: Sig Rogich Middle (10/10 GreatSchools), 150-plus miles of Summerlin trails, and Red Rock Canyon ten minutes west. The honest trade-offs are a 41-day median DOM and no guard gate. Six categories below are benchmarked to Census and community data.

• 84A-

  Overall Livability

• 92A

  Schools (zoned + private)

• 72B+

  Safety (open-access)

• 55C+

  Cost of Living

• 88A-

  Amenities & Trails

• 86A-

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Andorra 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 liquid benchmark The Paseos trades against. The 89138 corridor median runs near $790,000, with a 41-day median DOM reflecting the considered buyer profile typical of upscale Summerlin resale.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

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

The 89138 corridor is a deliberate buyer market at the $680K-$1.1M Andorra price band. With a 41-day median DOM, well-priced homes move steadily while overpriced resales linger. Red Rock view lots and turn-key remodels generate the most urgency; interior lots with dated finishes reward patient negotiators.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area figures for 89138 span the broader western Summerlin foothills -- treat as area benchmarks, not Andorra-only figures.

Neighborhood Comparison

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

A side-by-side of Andorra and its closest Paseos siblings -- entry pricing, school highlights, and lifestyle fit -- drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: sub-neighborhood samples are too small for reliable per-enclave medians, so we publish community price ranges and area benchmarks instead.

Source: Las Vegas REALTORS MLS data plus NREG community analysis, June 2026. Per-neighborhood $/SF and DOM are intentionally omitted -- samples are too small to be statistically meaningful. ZIP-area benchmark: 41-day median DOM, $790K area median.

Neighborhood Deep Dive

What's Inside The Paseos Village Neighborhoods?

BY ZIP CODE

How Does ZIP Code 89138 (Andorra at The Paseos Area) Break Down?

ZIP code 89138 covers the western Summerlin foothills -- The Paseos village plus adjacent communities -- and the table below breaks the corridor into its real sub-zones. The spread is the story: the same postal code carries entry Summerlin homes and $1.1M-plus Paseos resales, per Las Vegas REALTORS MLS data.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-neighborhood $/SF and year-over-year change are intentionally omitted: samples are too small to be meaningful, so we publish community ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.

WHY ANDORRA AT THE PASEOS

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

From Sig Rogich's 10/10 school rating to the trail-connected streets and Red Rock proximity, Andorra occupies a distinct niche in The Paseos village. The five advantages below are each tied to a verifiable source -- the Nevada Revised Statutes, CCSD attendance data, Census figures, and the Summerlin master plan record -- so you can check every claim.

1. 1

   Nevada's top-rated middle school zone

   Sig Rogich Middle School rates 10/10 on GreatSchools -- a genuine differentiator when families are choosing between The Paseos sub-neighborhoods.

   GreatSchools 2026
2. 2

   150-plus-mile Summerlin trail system

   Fox Hill Park with disc golf and zip lines, The Paseos Linear Park, and Summerlin's full trail network accessible directly from neighborhood streets.

   Howard Hughes Corporation
3. 3

   Red Rock Canyon ten minutes west

   The 195,000-acre Bureau of Land Management conservation area -- world-class hiking, climbing, and the 13-mile scenic loop -- is closer from Andorra than from most Summerlin addresses.

   Bureau of Land Management
4. 4

   Tax-advantaged ownership

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run carrying costs predictable -- a compelling contrast to California.

   Nevada Revised Statutes 361.471
5. 5

   Established master-plan character

   Howard Hughes Corporation's Summerlin infrastructure -- trails, schools, Downtown Summerlin -- creates durable lifestyle demand that newer spec communities cannot replicate.

   Howard Hughes Corporation

WHY BUY IN ANDORRA AT THE PASEOS

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

Andorra's case rests on schools, trails, and master-plan infrastructure: Sig Rogich Middle School (10/10), 150-plus miles of Summerlin trails, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and Red Rock Canyon ten minutes west. Ten sourced reasons follow.

1. 1

   Sig Rogich Middle School (10/10)

   Nevada's highest-rated public middle school is the anchor of the Andorra school path -- a genuine competitive advantage for families.

   GreatSchools 2026

2. 2

   Zero state income tax

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

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute -- long-run budget predictability coastal states cannot match.

   NRS 361.471

4. 4

   150-plus-mile trail network

   The Summerlin trail system connects Andorra to parks, schools, and Downtown Summerlin -- accessible directly from neighborhood streets.

   Howard Hughes Corporation

5. 5

   Red Rock Canyon ten minutes west

   World-class hiking, cycling, and the 13-mile scenic loop via West Charleston Boulevard from your driveway.

   Bureau of Land Management

6. 6

   Five minutes to Downtown Summerlin

   125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark in a five-minute drive east.

   Howard Hughes Corporation

7. 7

   Established desert-contemporary homes

   Open-concept floor plans, energy-efficient systems, and the quality construction Summerlin buyers expect -- without the new-construction wait.

   Community plan record

8. 8

   Lower HOA than gated enclaves

   $90-$210/mo combined master + sub-association versus $250-$700/mo+ at guard-gated Summerlin communities -- trail living without gate overhead.

   Community plan record

9. 9

   Palo Verde HS zoning (8/10)

   The public high school path remains strong -- 8/10 on GreatSchools, a consistent performer for Summerlin families.

   GreatSchools 2026

10. 10

    America's top-selling master plan

    Summerlin has ranked among America's top-selling master-planned communities for decades per Howard Hughes Corporation -- durable demand that supports long-run values.

    Howard Hughes Corporation

THIS WEEKEND'S OPEN HOUSES

Can You Tour Andorra at The Paseos Homes This Weekend?

Open houses appear regularly in Andorra -- it's an open-access community, so no gate coordination is required. Set up instant alerts to get notified the moment an Andorra home schedules an open house, or browse every active listing now and let us arrange private showings at your schedule.

RELOCATION TIMELINE

How to relocate to Andorra at The Paseos in 8 steps

From first research to keys-in-hand, here is the 8-12 week timeline most Andorra 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 school priorities

   Decide which part of the $680K-$1.1M Andorra band fits your budget -- entry resales versus Red Rock view lots carry very different price premiums. If the Rogich school zone is critical, verify attendance boundaries for each specific address before you tour.

2. 02

   Get pre-approved -- tier-aware

   Conventional financing covers most of the Andorra band; homes above the conforming loan limit require a jumbo product with 20-25% down plus reserves. Get pre-approved before you tour so you can move fast when the right listing appears.

3. 03

   Hire a Paseos specialist

   With sub-neighborhood variation in lot position, view exposure, and renovation vintage, an agent who tracks Andorra and its siblings in real time makes the difference between overpaying and landing value.

4. 04

   Tour in person or virtually

   Andorra is open-access -- no gate coordination needed. Walk the trail connections and drive to Fox Hill Park, Downtown Summerlin, and Red Rock to calibrate the lifestyle before you write.

5. 05

   Write and negotiate the offer

   Clean pre-approvals and minimal contingencies are standard in this price band. Ask us where each seller actually stands before you price your offer.

6. 06

   Inspection and HOA docs review

   Order the resale package early: dues, reserve study, assessment history, CC&Rs. Nevada escrows close in 30-45 days -- you have time to review documents before your contingency deadline.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; jumbo files can add a week for appraisal. Confirm school zoning for your specific address with CCSD before you remove contingencies.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Summerlin Community Association, then handle the DMV -- license within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Andorra at The Paseos Economy?

Andorra runs on a professional-household economy: executives, medical professionals, and remote workers rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community demographics put average household income in the 89138 corridor above $110,000 -- roughly 1.5x the Clark County median.

Top Andorra at The Paseos-Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus on Rampart Boulevard, about ten minutes north
• Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west side's retail employment hub, five minutes east
• City National ArenaVegas Golden Knights practice facility and events venue inside Downtown Summerlin
• The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
• Clark County School District (Summerlin region)Area campuses including Sig Rogich MS and Palo Verde HS, serving thousands of Summerlin families
• Howard Hughes CorporationSummerlin's master developer -- headquarters and development operations supporting the ongoing western buildout

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

COMMUNITY COMPARISON

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

If you're weighing Andorra against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Andorra wins on school ratings and trail access; Summerlin on new-construction selection; Henderson on citywide safety -- sources are LVR, the U.S. Census, and GreatSchools.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools.org. Andorra figures are community range and ZIP-area benchmarks -- Census and FBI do not tabulate the neighborhood separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Andorra at The Paseos?

Andorra's location in The Paseos village puts residents within minutes of the 215 Beltway via West Charleston Boulevard and Summerlin Parkway. Mean Las Vegas commute times run about 25 minutes per U.S. Census ACS data -- and most Andorra key destinations (Downtown Summerlin at 5 minutes, Red Rock Canyon at 10) beat that citywide average comfortably.

Drive Times from Andorra at The Paseos

• ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
• ~3 minFox Hill Park (in-village)Neighborhood streets
• ~10 minRed Rock CanyonW Charleston Blvd west
• ~10 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy -> I-15 south
• ~25 minDowntown Las VegasUS-95 east via I-215
• ~30 minHarry Reid Intl AirportI-215 south -> I-15
• ~45 minMt. CharlestonUS-95 north -> SR-157

Transportation Options

• Driving

  The default, and straightforward from Andorra: West Charleston Boulevard, Rampart Boulevard, and the 215 Beltway are all within minutes, making valley-wide commutes and airport runs efficient from the western foothills.

• RTC Transit

  Routes run the Charleston and Sahara corridors near Summerlin, but residents should not plan a car-free life -- this is a master-planned community built around driving and trail access.

• Cycling & Trails

  Andorra connects directly to Summerlin's 150-plus-mile trail system for bike commuting to Downtown Summerlin and beyond. Red Rock Canyon's 13-mile scenic loop is one of the best road rides in the Southwest, starting ten minutes west.

• Rideshare

  Fast and reliable this close to the Summerlin core; airport runs cost roughly $35-$55 from the western foothills, and pickup response times are consistent in this part of the valley.

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 Andorra at The Paseos?

Most Andorra buyers put down 10% to 20%. Conventional financing covers most of the $680K-$1.1M band; homes above the conforming loan limit require a jumbo product with 20-25% down plus reserves. On a $790,000 entry home, plan roughly $79,000 (10%) to $158,000 (20%). VA loans allow 0% for eligible veterans -- our team works with lenders familiar with Summerlin comps and can match you to the right program.

PEOPLE ALSO ASK

What Else Do People Ask About Andorra at The Paseos?

Eight questions Andorra at The Paseos buyers actually type into Google and AI assistants -- each answered with two or three sentences you can verify. Market figures come from Las Vegas REALTORS, school ratings from GreatSchools.org, property-tax rules from Nevada Revised Statutes 361.471, and community facts from the Summerlin 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 villages -- including The Paseos neighborhoods like Andorra -- with the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

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

Compare Andorra with neighboring Summerlin villages and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading Andorra's school zone and trail access for a different community actually buys you more home for the money.

A-Z INDEX

Which Paseos Village Communities Can You Explore A-Z?

The Paseos village spans several sub-neighborhoods, and the broader Summerlin master plan offers dozens of communities across all price bands. The entries below are indexed alphabetically for orientation -- our team can pull current listings and HOA documents for any of them on request.

Sources & Methodology

Where Does This Andorra at The Paseos Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Andorra is a sub-neighborhood within The Paseos village, we present 89138 ZIP-area statistics as area benchmarks -- never claimed as community-only figures -- and note where community plan records are the source. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active counts for ZIP code 89138 (the Andorra at The Paseos area). 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 trail mileage, village structure, community amenities, and development history. summerlin.com
4. Clark County School District — School zoning, attendance boundaries, and campus information for Andorra at The Paseos. ccsd.net
5. GreatSchools.org — K-12 school ratings including Sig Rogich Middle (10/10), John C. Vanderburg ES (8/10), and Palo Verde HS (8/10). greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89138 corridor. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
8. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
9. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms

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