Aspen Glen at The Crossing Homes For Sale

KEY TAKEAWAYS

What Should You Know About Aspen Glen at The Crossing at a Glance?

Aspen Glen at The Crossing is an established single-family neighbourhood in The Crossing village of central Summerlin (ZIP 89144), with plan-level homes priced $380K–$580K per community records and a broader 89144 ZIP-area median of $750,000 per Las Vegas REALTORS, developed by Howard Hughes Corporation. The takeaways below cover the neighbourhood's schools, lifestyle, and buyer considerations.

• The location: The Crossing village of central Summerlin (ZIP 89144) — five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip.
• School quality: Sig Rogich Middle School earns a 10/10 from GreatSchools; Palo Verde High rates 8/10 — among the strongest public school combinations in the Las Vegas Valley.
• Master-plan living: Howard Hughes Corporation backs 150-plus miles of trails, community parks, and ongoing commercial investment across Summerlin's villages.
• No guard gate: Aspen Glen is open-access — lower HOA dues ($60–$150/mo) and an established community feel without staffed-gate overhead.
• Do your homework: Confirm HOA sub-association dues and reserves, verify school-zone boundaries with CCSD, and pull the right comps before writing an offer.

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

PRICE DISTRIBUTION

How Many Homes in the Aspen Glen Area Sell in Each Price Range?

The 89144 ZIP area spans entry Summerlin pricing to premium custom residences. Aspen Glen plan-level homes ($380K–$580K) represent the most accessible tier in The Crossing village per Las Vegas REALTORS MLS data, while the broader ZIP area includes luxury Summerlin addresses pushing the median to $750,000. The bands below show where competition concentrates.

Counts reflect active MLS listings within ZIP 89144 (The Crossing area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Aspen Glen plan homes concentrate in the $400K–$600K band.

SAFETY & CRIME

Is Aspen Glen at The Crossing Safe?

• CCSDTop-rated schools — community investment indicatorSig Rogich 10/10 · Palo Verde 8/10
• 78%Owner-occupied householdsHigh ownership drives community stability
• HOAActive homeowner associationStandards enforcement and community upkeep
• LVMPDLas Vegas Metro Police jurisdictionCity of Las Vegas patrol coverage

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per the association plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Aspen Glen at The Crossing Score?

Aspen Glen earns top marks for schools, master-plan amenities, and location, with honest trade-offs on resale-only inventory and summer heat. Below is a category-by-category report card — the same six factors our agents walk through with every buyer before a first tour in The Crossing village.

• A

  Grade A: Schools

  Sig Rogich MS (10/10) and Palo Verde HS (8/10) per GreatSchools — among the strongest public school combinations in the Las Vegas Valley.

• A-

  Grade A-: Location

  Central Summerlin (ZIP 89144) — five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip, quick 215 Beltway access.

• B+

  Grade B+: Amenities

  150-plus Summerlin trail miles, Fox Hill Park, Paseos Linear Park, Downtown Summerlin retail, and TPC Summerlin golf all within reach.

• B

  Grade B: Cost of Living

  $380K–$580K plan-level pricing is accessible by Summerlin standards; the 89144 ZIP-area median runs higher as the ZIP blends multiple neighbourhoods.

• A

  Grade A: Outdoor Access

  Red Rock Canyon ten minutes west, Summerlin trail system from the front door, and multiple community parks within easy cycling distance.

• B+

  Grade B+: Commute

  Summerlin Parkway and 215 Beltway both minutes away; Strip commute runs ~20 minutes, airport ~30 — comfortable by Las Vegas standards.

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 Aspen Glen Area Growing?

Aspen Glen itself is a finished neighbourhood — it built out in the 2000s and growth happens through remodels rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and Summerlin's west-side corridors remain among the most in-demand in the Las Vegas Valley.

Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate The Crossing separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Aspen Glen at The Crossing Score for Livability?

Aspen Glen scores highest on schools and location: Sig Rogich Middle (10/10) and Palo Verde High (8/10) anchor the school story, while central Summerlin places Downtown Summerlin five minutes away and Red Rock Canyon ten. The honest trade-off is resale-only inventory and a ZIP-area median that blends multiple Summerlin neighbourhoods above plan-level pricing.

• 88A-

  Overall Livability

• 95A+

  Schools (zoned public + private)

• 72B

  Safety (open community)

• 68B

  Cost of Living

• 85A-

  Amenities (trails + Downtown Summerlin)

• 87A-

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Aspen Glen at The Crossing 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 Crossing trades against. The 89144 ZIP-area median runs approximately $750,000, blending Aspen Glen's $380K–$580K plan range with adjacent higher-priced Summerlin neighbourhoods. Cards report the ZIP-area benchmark with 40-day median DOM.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Aspen Glen at The Crossing Market Right Now?

Aspen Glen homes move at a healthy pace within the 89144 ZIP area — well-priced, move-in-ready resale homes draw multiple interest quickly in a Summerlin ZIP with strong school ratings. The broader ZIP-area median sits at $750,000, but Aspen Glen's $380K–$580K plan range offers the most accessible entry into The Crossing village.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area figures span the broader 89144 corridor — treat plan-level statistics as the Aspen Glen-specific benchmark.

Neighbourhood Comparison

How Does Aspen Glen at The Crossing Compare to Other Summerlin Neighbourhoods?

A side-by-side of Aspen Glen against other Summerlin tiers — entry pricing, school ratings, and best-fit buyer — drawn from community plan records and active-listing data via Las Vegas REALTORS. Per-neighbourhood medians at street level are too small to be statistically reliable, so we publish plan-range entry points and ZIP-area benchmarks instead.

Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Per-neighbourhood $/SF and DOM are intentionally omitted at this plan scale — samples are too small to be meaningful. ZIP-area benchmark (89144): $750K median list, 40-day median DOM.

Tier Deep Dive

What Separates Summerlin's Neighbourhood Tiers?

BY ZIP CODE

How Does the Aspen Glen ZIP Code (89144) Break Down?

ZIP 89144 blends several Summerlin neighbourhoods across The Crossing village and adjacent areas. The table below breaks the ZIP into its real corridors, from Aspen Glen's plan-level pricing to the premium Summerlin tiers that push the ZIP-area median toward $750,000.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year figures are intentionally omitted: neighbourhood-scale samples are too small to be statistically meaningful, so we publish plan ranges and ZIP-area benchmarks. Boundaries per Clark County GIS.

WHY ASPEN GLEN AT THE CROSSING

Why Does Aspen Glen at The Crossing Stand Apart From Its Peers?

From the school ratings to the trail network, Aspen Glen occupies a specific niche in the Summerlin market. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools, Howard Hughes Corporation, and Census data — so you can check every claim.

1. 1

   Sig Rogich Middle School (10/10)

   The neighbourhood's headline differentiator: one of the highest-rated middle schools in the Las Vegas Valley, zoned directly to Aspen Glen per Clark County School District.

   GreatSchools · CCSD
2. 2

   Howard Hughes Corporation master plan

   150-plus miles of connecting trails, ongoing commercial investment at Downtown Summerlin, and master-plan infrastructure that privately-developed neighbourhoods cannot replicate.

   Howard Hughes Corporation
3. 3

   Accessible Summerlin entry point

   $380K–$580K plan-level pricing is the most accessible tier in The Crossing village — Summerlin quality and school access without the luxury-tier price tag.

   Community plan record
4. 4

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax make long-run ownership costs predictable and significantly below California equivalents.

   Nevada Revised Statutes 361.471
5. 5

   Central Summerlin location

   Five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip — The Crossing is the most connected village position in the Summerlin master plan.

   Community plan record drive times

WHY BUY IN ASPEN GLEN AT THE CROSSING

What Are the Top 10 Reasons to Buy a Home in Aspen Glen at The Crossing?

Aspen Glen's case rests on school quality, master-plan infrastructure, and an accessible Summerlin entry point: $380K–$580K plan-level homes, a 10/10-rated middle school, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471. Ten sourced reasons follow — from Sig Rogich Middle's 10/10 GreatSchools rating to Nevada's 0.5–0.7% effective property-tax rate.

1. 1

   Sig Rogich Middle School (10/10)

   The highest-rated middle school combination in Summerlin — rare for an entry-accessible neighbourhood.

   GreatSchools · CCSD

2. 2

   Zero state income tax

   Nevada levies no personal income tax — meaningful annual savings for relocating California households at any income level.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped at 3% by Nevada statute — predictable carrying costs for the long hold.

   NRS 361.471

4. 4

   Howard Hughes Corporation master plan

   150-plus trail miles, Downtown Summerlin retail, and ongoing master-plan investment underwrite long-run demand.

   Howard Hughes Corporation

5. 5

   $380K–$580K accessible entry

   Summerlin quality at the most accessible plan-level price point in The Crossing village.

   Community plan record

6. 6

   Palo Verde High School (8/10)

   Strong public high school zoning caps a K-12 public pipeline that starts with Vanderburg ES (8/10) and Sig Rogich MS (10/10).

   GreatSchools

7. 7

   Established neighbourhood character

   Mature landscaping, finished streetscapes, and an active HOA — the polished feel that newer communities cannot replicate for years.

   Community plan record

8. 8

   Five minutes to Downtown Summerlin

   Over 125 shops, restaurants, City National Arena, and Las Vegas Ballpark — the west valley's lifestyle hub at your doorstep.

   Drive times

9. 9

   Red Rock Canyon ten minutes west

   One of the Southwest's premier hiking and cycling destinations — a Bureau of Land Management conservation area easily accessible from The Crossing.

   Bureau of Land Management

10. 10

    Conventional financing eligible

    The $380K–$580K plan range sits well within conforming loan limits — as little as 3–5% down, no jumbo financing required for most buyers.

    Freddie Mac PMMS conforming limits

THIS WEEKEND'S OPEN HOUSES

Can You Tour Aspen Glen at The Crossing Homes This Weekend?

Open houses run regularly in The Crossing village — this is an open-access neighbourhood, so buyers and agents can tour freely without gate clearance. Set up instant alerts to be notified the moment an Aspen Glen home schedules an open house, or browse every active listing now and let us arrange private showings on your schedule.

RELOCATION TIMELINE

How to Relocate to Aspen Glen at The Crossing in 8 Steps

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

1. 01

   Define your Summerlin village and budget

   Decide whether Aspen Glen's $380K–$580K plan range fits your target — or whether adjacent villages like The Paseos or The Trails suit you better. School-zone mapping is the first filter for families.

2. 02

   Get pre-approved for conventional financing

   The plan range qualifies for standard conventional loans with 3–20% down. FHA and VA are both options. Have a full pre-approval (not just pre-qualification) before touring so you can move quickly.

3. 03

   Hire a Summerlin specialist

   The Crossing has sub-associations with varying dues and reserve levels, and school-zone boundaries shift at the street level. Work with an NREG agent who tracks The Crossing specifically.

4. 04

   Tour in person or virtually

   Aspen Glen is open-access — no gate clearance needed. We schedule tours around your timeline and offer virtual walkthroughs with live video for out-of-state buyers.

5. 05

   Write and negotiate the offer

   School-demand ZIP codes draw competitive offers. Come with a clean pre-approval, flexible close date if possible, and realistic price expectations set by current comps — we pull those for you.

6. 06

   Inspection and HOA document review

   Order the resale package immediately after acceptance: current dues, reserve study, and any pending special assessments. Review the CC&Rs for any short-term rental restrictions before you close.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies — expect 30-45 days from acceptance to funding. Appraisal turnaround is generally fast in an active Summerlin ZIP; jumbo files are not typically required here.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the HOA, then handle Nevada DMV — licence within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Aspen Glen at The Crossing Economy?

Aspen Glen is embedded in Summerlin's professional economy — residents skew toward dual-income families, healthcare professionals, and executives who value the school combination and master-plan lifestyle. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, and The Crossing's average household income above $110,000 reflects the professional families it attracts.

Top Aspen Glen Area Employers

• Downtown Summerlin corporate & retail corridorOffices, medical practices, and the west valley's premier retail employment hub, five minutes from Aspen Glen
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office complex on Rampart Boulevard, about ten minutes north
• Howard Hughes CorporationMaster developer of Summerlin — ongoing investment in village infrastructure, commercial development, and open space
• Clark County School DistrictWest-region campuses including Vanderburg ES, Sig Rogich MS, and Palo Verde HS — a major regional employer
• Las Vegas Strip resort corridorThe valley's hospitality and entertainment employment core, about twenty minutes via Summerlin Parkway and I-15
• City of Las VegasMunicipal services and administration for the parent city governing Aspen Glen and The Crossing village

Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does Aspen Glen at The Crossing Compare to Las Vegas, Summerlin & Henderson?

If you are weighing Aspen Glen against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Aspen Glen wins on school ratings and trail access, Summerlin on new construction depth, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Crossing area income and demographic figures are community plan-record values; city-level metrics use Las Vegas citywide Census data. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Aspen Glen at The Crossing?

Aspen Glen sits at the heart of Summerlin's arterial grid — Summerlin Parkway and the 215 Beltway both minutes away, with Charleston Boulevard, Sahara Avenue, and Rampart Boulevard feeding every direction. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Aspen Glen daily destinations beat that comfortably.

Drive Times from Aspen Glen at The Crossing

• ~5 minDowntown Summerlin (shopping, dining)W Charleston Blvd west
• ~10 minRed Rock CanyonW Charleston Blvd west
• ~10 minTPC SummerlinSummerlin Pkwy north
• ~10 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy east → I-15
• ~25 minDowntown Las VegasUS-95 east
• ~30 minHarry Reid Intl AirportI-215 south → I-15
• ~50 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default — Summerlin Parkway and the 215 Beltway both minutes from Aspen Glen put every valley destination within 20-30 minutes. Charleston and Sahara feed east-west efficiently, and Rampart Boulevard is the north-south spine.

• RTC Transit

  Bus routes run the Charleston and Sahara corridors nearby, but residents should not plan a car-free life — this is a suburban master-plan community built around driving, and transit frequency is limited.

• Cycling & Trails

  Summerlin's 150-plus mile trail system connects directly from Aspen Glen's streets, reaching Downtown Summerlin, Fox Hill Park, The Paseos Linear Park, and ultimately Red Rock Canyon without touching a major arterial.

• Rideshare

  Reliable and reasonably priced this close to the Summerlin corridor; airport runs typically cost $35–$50. The trail system can sub for rideshare on short runs to Downtown Summerlin.

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 Aspen Glen at The Crossing?

Most Aspen Glen buyers put down 3–20%. The $380K–$580K plan range sits within conventional conforming limits, so a first-time buyer can use a 3–5% down conventional or FHA loan; 20% down eliminates PMI entirely. VA loans allow 0% for eligible veterans — the Summerlin area has a significant military buyer population, and our agents coordinate VA purchases regularly. Have a full pre-approval ready before touring school-demand ZIP codes like 89144.

PEOPLE ALSO ASK

What Else Do People Ask About Aspen Glen at The Crossing?

These are the questions Aspen Glen buyers type into Google and AI assistants — answered with specifics you can verify directly: market figures from Las Vegas REALTORS, GreatSchools school ratings, tax law from the Nevada Revised Statutes, community plan records, and drive-time data — so every answer below is checkable before your first tour.

WHY NEVADA REAL ESTATE GROUP

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

Direct knowledge of every Summerlin village, 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 The Crossing village and all of Summerlin — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Aspen Glen at The Crossing?

Compare Aspen Glen with neighbouring Summerlin villages and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether a different village or master plan offers more home for the money or a better school combination.

A–Z INDEX

Which Summerlin Neighbourhoods Near Aspen Glen Can You Explore A–Z?

Aspen Glen is one neighbourhood within The Crossing village, which in turn is one of Summerlin's 20-plus villages. The entries below index nearby options alphabetically for orientation — use them to compare school zones, price points, and lifestyle fit before narrowing your search.

Sources & Methodology

Where Does This Aspen Glen at The Crossing Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed regularly. Because Aspen Glen is one neighbourhood within The Crossing village, we present 89144 ZIP-area statistics as area benchmarks — never neighbourhood-only claims — and clearly distinguish plan-level pricing from the broader ZIP median.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active listing counts for ZIP 89144 and the Las Vegas metro. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master-plan data: trail mileage, village layouts, commercial development, and community infrastructure. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Crossing is not separately tabulated). census.gov/quickfacts
4. Clark County School District — School boundary data, enrollment, and district performance for Vanderburg ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
5. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Summerlin-area public, private, and charter schools. greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for Las Vegas and unincorporated Clark County. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
8. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, trail access, and recreation data. blm.gov
9. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data used in the economy section. bls.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy vs. rent model. 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