Blacktail at Kestrel Homes For Sale

KEY TAKEAWAYS

What Should You Know About Blacktail at Kestrel at a Glance?

Blacktail at Kestrel is a single-family subdivision in Summerlin's Kestrel village, ZIP 89138, with homes in the $650K–$950K range and a ZIP-area median near $750,000 per Las Vegas REALTORS, 40 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what makes this western Summerlin address worth a closer look.

• The location: Kestrel village, the newest western expansion of Summerlin — ZIP 89138 at roughly 3,000 ft elevation, ten minutes from Red Rock Canyon.
• The price band: $650K–$950K for single-family homes; HOA runs $90–$200/mo combining the Summerlin master and sub-association.
• Best for: families targeting Sig Rogich MS (10/10) and Palo Verde HS zoning, outdoor enthusiasts with trail access, and California relocators trading state income tax.
• Trail lifestyle: direct access to Summerlin's 150-plus mile network — linking Blacktail to parks, schools, Downtown Summerlin, and the Red Rock Canyon edge trail.
• Do your homework: dual HOA structure, school-zone verification per address, and confirming available inventory vs. nearby active new-construction parcels.

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

PRICE DISTRIBUTION

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

ZIP code 89138 covers the Kestrel village and neighboring western Summerlin subdivisions, with roughly 165 estimated active single-family listings across all price points. The six bands below show where listings concentrate per Las Vegas REALTORS MLS data — Blacktail homes fall primarily in the $650K–$950K plan range, heaviest in the $650K–$800K and $800K–$950K bands.

Counts reflect estimated active MLS listings in ZIP 89138 (the Kestrel village area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Blacktail homes concentrate in the $650K–$950K bands.

SAFETY & CRIME

Is Blacktail at Kestrel Safe?

• LowCrime rate vs. Las Vegas citywideSummerlin western corridor — owner-heavy, low through-traffic
• LVMPDCity of Las Vegas police jurisdictionWest valley patrol coverage
• 78%Owner-occupied (ZIP 89138)Community plan records
• FAR-WWestern valley edge — minimal transient trafficDead-end trail-network entries, not arterial cut-throughs

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

LIVABILITY REPORT CARD

How Does Blacktail at Kestrel Score?

Blacktail earns strong marks for schools, outdoor access, and trail lifestyle, with honest trade-offs on commute distance and summer heat at elevation. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour.

• A-

  Grade A-: Safety

  Non-gated Summerlin neighborhood with low crime rates typical of the master plan's owner-heavy, family-oriented western villages.

• A

  Grade A: Schools

  Sig Rogich MS (10/10) and Palo Verde HS (8/10) are among the best in Clark County; Vanderburg ES (8/10) serves elementary grades.

• B

  Grade B: Cost of Living

  $650K–$950K entry with $90–$200/mo HOA is accessible by Summerlin standards; Nevada's zero income tax offsets the price vs. California.

• A

  Grade A: Amenities

  150-plus mile Summerlin trail system, Fox Hill Park (zip lines, disc golf), and Downtown Summerlin five minutes away.

• A+

  Grade A+: Outdoor Access

  Red Rock Canyon ten minutes west; Summerlin trails connect the community to parks, schools, and Red Rock approach corridors.

• B+

  Grade B+: Commute

  Downtown Summerlin five minutes; Strip twenty minutes; Airport thirty. Car-dependent for Strip commuters but unusually easy for west-side employment.

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 Kestrel Area Growing?

The Kestrel village is the active western frontier of Summerlin's expansion, meaning new parcels are releasing even as established subdivisions like Blacktail mature. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census data, and the 89138 corridor remains among the valley's most sought-after ZIP codes for family buyers.

Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate Blacktail separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Blacktail at Kestrel Score for Livability?

Blacktail scores highest on schools and outdoor access: Sig Rogich MS is a 10/10 campus, Red Rock Canyon is ten minutes west, and the Summerlin trail system starts at the neighborhood edge. The honest trade-offs are commute distance from the Strip and a dual HOA structure that new buyers sometimes underestimate. Six categories below, benchmarked to Census and school-rating data.

• 84A-

  Overall Livability

• 92A

  Schools (zoned + private)

• 82A-

  Safety

• 58B-

  Cost of Living

• 88A-

  Amenities & Trails

• 76B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Blacktail at Kestrel 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 Kestrel village trades against. ZIP 89138 carries a median near $750,000 with roughly 40 median days on market; the cards below report those benchmarks.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Blacktail at Kestrel market right now?

ZIP 89138 runs at a moderate pace — roughly 40 median days on market per Las Vegas REALTORS data. Desirable Kestrel homes with premium lots or school-zone positioning attract multiple offers quickly; homes priced at the upper end of the $650K–$950K range take longer to find buyers.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area figures include all of the Kestrel corridor — treat as area benchmark, not subdivision-only.

Kestrel Village Comparison

How Do Kestrel Subdivisions Compare?

A side-by-side of the main Kestrel village subdivisions — price ranges, lifestyle fit, and who each suits — drawn from the community plan records and active-listing data via Las Vegas REALTORS. With relatively small per-subdivision home counts, we publish entry points and lifestyle fits rather than statistically thin per-subdivision medians.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-subdivision $/SF and DOM are intentionally omitted — small sample sizes make them misleading. ZIP-area benchmarks: ~40-day median DOM, $750K median list.

Subdivision Deep Dive

What's Inside the Kestrel Village Subdivisions?

BY ZIP CODE

How Does ZIP Code 89138 (Kestrel Area) Break Down?

ZIP 89138 covers the Kestrel village and neighboring Summerlin West subdivisions along Las Vegas's western edge. The table below breaks the area into its real corridors, from established Kestrel resales to active new-construction parcels, per Las Vegas REALTORS MLS data.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Subdivision-level $/SF and year-over-year change are intentionally omitted: small subdivision samples make them misleading. Boundaries per Clark County GIS.

WHY BLACKTAIL AT KESTREL

Why Does Blacktail at Kestrel Stand Apart From Its Peers?

Blacktail at Kestrel holds a niche few Las Vegas addresses fill at $650K–$950K: a 10/10 middle school, Red Rock Canyon ten minutes west, and 150-plus miles of trails from the door. Each of the five advantages below links to a primary source — Nevada Revised Statutes, GreatSchools, BLM, or Howard Hughes Corporation.

1. 1

   10/10 Sig Rogich Middle School zoning

   Rogich is one of Nevada's top-rated public middle schools — a rare 10/10 on GreatSchools, paired with Vanderburg ES (8/10) and Palo Verde HS (8/10) for a strong K-12 public sequence.

   GreatSchools · CCSD
2. 2

   Red Rock Canyon ten minutes away

   The Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area — 36-mile scenic drive, world-class hiking and climbing — is the shortest drive from any Summerlin price band under $1M.

   Bureau of Land Management
3. 3

   150-plus mile Summerlin trail system from the door

   The trail network threads Blacktail to Fox Hill Park, Vanderburg Elementary, Downtown Summerlin, and the Red Rock approach corridors — running, cycling, or walking, no car required.

   Howard Hughes Corporation
4. 4

   Nevada tax advantage: zero state income tax

   California's top marginal rate is 13.3% per the Franchise Tax Board; Nevada's is zero. Plus the 3% primary-residence property-tax cap under NRS 361.471 — a two-front cost advantage over any comparable California address.

   California FTB · NRS 361.471
5. 5

   $650K–$950K in America's top master plan

   Howard Hughes Corporation has built Summerlin into the nation's most consistently ranked master-planned community — and Blacktail puts that infrastructure within reach at the $650K–$950K price band.

   Howard Hughes Corporation

WHY BUY IN BLACKTAIL AT KESTREL

What Are the Top 10 Reasons to Buy a Home in Blacktail at Kestrel?

Blacktail's case rests on schools, trails, and the tax advantage: a 10/10 middle school, direct Red Rock Canyon access, $90–$200/mo HOA structure, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, plus zero state income tax. Ten sourced reasons follow.

1. 1

   Sig Rogich MS — 10/10 public school

   One of Nevada's top-rated public middle schools, zoned for Blacktail — a rare score that draws families from across the valley.

   GreatSchools

2. 2

   Zero state income tax

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

   Nevada Department of Taxation

3. 3

   3% property-tax cap

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

   NRS 361.471

4. 4

   Red Rock Canyon ten minutes west

   195,000 acres of National Conservation Area, the 13-mile scenic loop, and world-class trails — closest access in Summerlin.

   Bureau of Land Management

5. 5

   150-plus miles of trails from the door

   The Summerlin trail system connects Blacktail to parks, schools, and Downtown Summerlin without a car.

   Howard Hughes Corporation

6. 6

   $650K–$950K in the nation's top master plan

   Summerlin's master infrastructure — amenities, trails, parks — at an accessible Kestrel price band.

   Howard Hughes Corporation

7. 7

   Fox Hill Park and adventure amenities

   Zip lines, disc golf, adventure playground, and disc golf within five minutes of the front door.

   Clark County Parks

8. 8

   Contemporary desert architecture

   Kestrel homes deliver energy-efficient construction and open-concept floor plans that older Summerlin subdivisions don't offer.

   Community plan record

9. 9

   3,000-foot elevation advantage

   Cooler summers, cleaner air, and Red Rock Canyon views — real quality-of-life benefits measurable in degree-day data.

   Community plan record

10. 10

    Dual HOA at $90–$200/mo

    Master + sub-association structure funds trail maintenance, parks, and Summerlin amenity network access at a modest monthly cost.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour Blacktail at Kestrel Homes This Weekend?

Open houses are available in Kestrel on most weekends — the neighborhood is not gated, so touring is straightforward. Set up instant alerts to be notified the moment a Blacktail home schedules an open house, or browse all active Kestrel listings and request a private showing with 24-hour notice.

RELOCATION TIMELINE

How to relocate to Blacktail at Kestrel in 8 steps

From first research to keys-in-hand, here's the 8–12 week timeline most Blacktail 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 a budget and confirm school zone

   Decide your price band within $650K–$950K and confirm the Vanderburg/Rogich/Palo Verde zoning for specific addresses you're considering — boundaries can shift.

2. 02

   Get pre-approved

   Most Blacktail homes finance conventionally with 5–20% down. VA loans are available for eligible veterans. Have a fully underwritten pre-approval before you tour — Kestrel homes move.

3. 03

   Hire a Kestrel specialist

   Knowing which sub-associations carry different fee levels, which lots have trail adjacency premiums, and which floor plans age well takes local depth. Our agents track every Kestrel address.

4. 04

   Tour in person or virtually

   Blacktail is open to tour without gate coordination. We can arrange same-day showings for local buyers or virtual tours for out-of-state relocation clients.

5. 05

   Write and negotiate the offer

   Competition concentrates on well-priced homes with Rogich school zoning. Let us pull the current sold comps and advise on where the seller actually stands before you write.

6. 06

   Inspection and HOA docs

   Order the resale package early: current dues, reserves, CC&Rs, and any pending assessment. Nevada requires this disclosure; review it before removing contingencies.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies — expect 30–45 days from acceptance. HOA document turnaround takes about 10 business days, so request it at contract execution.

8. 08

   Close, move, and register

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

ECONOMY & JOBS

What Drives the Blacktail at Kestrel Economy?

Blacktail residents tap three employment nodes: Downtown Summerlin five minutes east, Summerlin Hospital fifteen minutes north, and the Strip corridor twenty minutes out. According to the U.S. Bureau of Labor Statistics, the Las Vegas MSA sustains a deep labor market, and average household income in ZIP 89138 exceeds $110,000.

Top Blacktail at Kestrel-Area Employers

• Downtown Summerlin corporate and retail corridorThe west valley's major employment hub five minutes from Blacktail — corporate offices, retail management, and professional services
• Summerlin Hospital Medical CenterMajor hospital and medical-office campus approximately fifteen minutes from Kestrel
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate headquarters on the Summerlin border
• Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via the 215
• Clark County School District (west region)Area campuses including Vanderburg Elementary, Rogich MS, and Palo Verde HS — substantial local employment
• Howard Hughes CorporationActive Summerlin development operations including new parcel releases in the Kestrel village

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

COMMUNITY COMPARISON

How Does Blacktail at Kestrel Compare to Summerlin, Henderson & Las Vegas?

If you're weighing Blacktail at Kestrel against the valley's other quality addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Blacktail wins on school quality and trail access; Summerlin's guard-gated enclaves win on privacy; Henderson wins on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Blacktail and Kestrel income figures are community plan-record values. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Blacktail at Kestrel?

Blacktail sits at the western edge of Summerlin where W Charleston Boulevard and the 215 Beltway provide fast connections east. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Blacktail commuters beat that to the Summerlin corridor and are within range for the Strip in twenty minutes.

Drive Times from Blacktail at Kestrel

• 5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
• ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
• ~15 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~25 minDowntown Las VegasUS-95 east
• ~30 minHarry Reid Intl AirportI-215 South
• ~35 minHenderson Employment CentersI-215 south → I-515
• ~40 minSpring Mountains / Mt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The primary mode: W Charleston Boulevard and the 215 Beltway connect Blacktail to the full valley grid in under thirty minutes. No significant traffic chokepoints between Kestrel and the Strip at most hours.

• RTC Transit

  Bus routes run the Charleston corridor near Kestrel, but the neighborhood is built around driving. Commuters needing car-free access should confirm routes before purchase.

• Cycling & Trails

  Summerlin's 150-plus mile trail system makes cycling to Downtown Summerlin, Vanderburg ES, and Fox Hill Park genuinely viable. Red Rock Canyon's Calico Hills trails are accessible from the western trail network.

• Rideshare

  Fast and reliable in the Summerlin corridor. Airport runs cost roughly $30–$40 from Kestrel; Strip runs about $20. Standard pickup on residential streets — no gate coordination needed.

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 Blacktail at Kestrel?

Most Blacktail buyers use conventional financing with 5–20% down. On a $750,000 home that means roughly $37,500 (5%) to $150,000 (20%) plus closing costs. VA loans allow 0% for eligible veterans — a meaningful benefit for military relocators. FHA works below the conforming limit but adds mortgage insurance; at Blacktail's price band, conventional usually produces the lower total cost. Get fully pre-approved before you tour — well-priced Kestrel homes with Rogich zoning move quickly.

PEOPLE ALSO ASK

What Else Do People Ask About Blacktail at Kestrel?

These are the questions Blacktail buyers actually search — each answered with verifiable specifics you can cross-check: ZIP 89138 market figures from Las Vegas REALTORS, school ratings from GreatSchools (Rogich MS 10/10, Palo Verde HS 8/10, Vanderburg ES 8/10), HOA structure, and community details 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 the Kestrel village and the broader Summerlin West corridor — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Blacktail at Kestrel?

Compare Blacktail at Kestrel with neighboring Summerlin villages and the broader Las Vegas Valley. Each card pairs the commute time with price positioning — useful for judging what trading up to a guard-gated enclave or down to a value Summerlin village actually costs in price per square foot.

A–Z INDEX

Which Kestrel Village Subdivisions Can You Explore A–Z?

Kestrel is Summerlin's newest western village, with multiple single-family subdivisions spanning the $600K–$950K+ range and active Howard Hughes Corporation parcel releases adding new inventory to ZIP 89138. The entries below are indexed alphabetically; our team can pull current listings, HOA documents, and lot-level comparables for any subdivision on request.

Sources & Methodology

Where Does This Blacktail at Kestrel Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed regularly. ZIP 89138 area benchmarks are presented as ZIP-area figures — never claimed as subdivision-only statistics — because per-subdivision samples in Kestrel are too small to support meaningful medians. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89138 (Kestrel area). lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan facts: trail mileage, park count, pool count, village structure, and Kestrel development details. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Blacktail is not separately tabulated). census.gov/quickfacts
4. GreatSchools.org — K-12 school ratings including Sig Rogich Middle School (10/10), Vanderburg ES (8/10), Palo Verde HS (8/10). greatschools.org
5. Clark County School District — School attendance boundaries, enrollment, and zoning verification for the Kestrel area. ccsd.net
6. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage (195,000 acres), access, and recreation data. blm.gov
7. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89138. clarkcountynv.gov/assessor
8. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
9. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. 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