Cerrado at Summerlin Homes For Sale

KEY TAKEAWAYS

What Should You Know About Cerrado at Summerlin at a Glance?

Cerrado is a 260+ home Pardee-built contemporary village in Summerlin South (ZIP 89135), priced $500K–$850K per Las Vegas REALTORS MLS data, five minutes from Downtown Summerlin and ten from Red Rock Canyon, served by top-ranked CCSD schools per the Clark County School District. The takeaways below unpack the community, market, and lifestyle in detail.

• The market: the ZIP-area median list is $950,000 across 89135, but Cerrado homes specifically range $500K–$850K — 260+ contemporary Pardee-built resales.
• The location: Summerlin South near The Cliffs — five minutes to Downtown Summerlin, ten to Red Rock Canyon trailheads, twenty to the Strip.
• Best for: families targeting top-rated schools, California relocators trading income tax for desert-contemporary living, and professionals who want the Summerlin lifestyle without guard-gated price points.
• Established community: 2015-era Pardee construction on a 50-acre footprint — built-out scarcity keeps resale supply thin and turnover predictable.
• Do your homework: HOA docs (master + sub-association), school-zone verification, and conforming vs. jumbo financing all deserve early attention.

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

PRICE DISTRIBUTION

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

Across the 89135 Summerlin South ZIP code, the market spans a wide range per Las Vegas REALTORS MLS data — from entry Summerlin villages under $600K to luxury enclaves above $2M. Cerrado sits in the $500K–$850K band, competing with contemporary resales from adjacent villages.

Counts reflect active MLS listings across ZIP code 89135 (the Cerrado area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Cerrado itself ranges $500K–$850K — the $600K–$800K band is the community's primary competitive set.

SAFETY & CRIME

Is Cerrado at Summerlin Safe?

• 85%Owner-occupied householdsCommunity plan record
• OpenNon-gated — Summerlin-enforced standardsNo staffed entry; design rules maintained
• LVMPDLas Vegas Metro Police jurisdictionFull Metro coverage
• 89135Summerlin South ZIP — owner-heavy corridorStable residential character

Sources: FBI Uniform Crime Reporting (latest available data), Howard Hughes Corporation. Community security details per the association plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Cerrado at Summerlin Score?

Cerrado earns strong marks for schools, outdoor access, and Summerlin-managed community quality, with honest trade-offs on the non-gated setting and thin resale inventory. Below is the six-category report card our agents walk through with every relocating buyer before a first tour.

• A

  Grade A: Schools

  Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) per GreatSchools — among the best public school corridors in Clark County.

• A-

  Grade A-: Outdoor Access

  Red Rock Canyon ten minutes west, 300+ miles of Summerlin trails, Fox Hill Park and The Paseos linear park within walking distance.

• B+

  Grade B+: Community Quality

  Howard Hughes Corporation's Summerlin standards maintain design coherence, common areas, and property value enforcement — without a staffed gate.

• B

  Grade B: Cost of Living

  $500K–$850K entry with $90–$250/mo HOA is attainable for a top-tier Summerlin address — considerably below comparable Ridges or Red Rock Country Club pricing.

• B

  Grade B: Commute

  Five minutes to Downtown Summerlin's retail and office corridor, twenty to the Strip, thirty to the airport — workable for most professional commutes.

• B+

  Grade B+: Amenities

  Full Summerlin master-plan amenity access: recreation centers, parks, trails, events; Downtown Summerlin five minutes east for dining, shopping, and entertainment.

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 Cerrado Area Growing?

Cerrado itself is built out — 260+ homes since 2015, with growth happening through resales and occasional upgrades 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 the Summerlin South corridor remains one of the most in-demand ZIP codes in the valley.

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

LIVABILITY SCORES

How Does Cerrado at Summerlin Score for Livability?

Cerrado scores highest on schools and outdoor access: Rogich MS ranks 10/10 per GreatSchools — the best middle school corridor in Summerlin — and Red Rock Canyon is ten minutes west. Honest trade-offs are the non-gated setting and thin resale inventory in a 260+ home community. Six categories below, benchmarked to Census, CCSD, and community data.

• 84A-

  Overall Livability

• 92A

  Schools (zoned)

• 68B

  Safety (non-gated)

• 60B-

  Cost of Living

• 85A-

  Outdoor Access

• 78B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Cerrado at Summerlin 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 Cerrado trades against. With 260+ homes in the plan, the community is too small for a standalone monthly series; the cards report 89135 ZIP-area benchmarks: a $950,000 median list, 43-day median days on market.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Cerrado at Summerlin Market Right Now?

The 89135 corridor is a balanced-to-seller market — a 43-day median DOM and $950,000 median list reflect strong but patient demand in Summerlin South. Inside Cerrado's 260+ home footprint, well-priced and well-presented resales move faster than the ZIP average, while homes needing updates sit longer. Buyers need financing ready and alerts active.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area figures span the broader 89135 corridor — treat community-level statistics as indicative, not definitive.

Village Comparison

How Does Cerrado Compare to Nearby Summerlin South Villages?

A side-by-side of Cerrado and its closest Summerlin South neighbors — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Entry pricing shown; per-community medians at this scale are statistically thin, so we publish plan ranges.

Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Per-village $/SF and DOM are intentionally omitted — samples this small are not meaningful. ZIP-area benchmark: 43-day median DOM, $950K median list.

Village Deep Dive

What's Inside Cerrado and Its Nearby Summerlin South Villages?

BY ZIP CODE

How Does ZIP Code 89135 (Summerlin South) Break Down?

ZIP 89135 covers several of Summerlin's most in-demand villages — from contemporary entry communities like Cerrado to ultra-luxury guard-gated enclaves. The table below maps the main corridors so you can see where Cerrado sits in the broader 89135 landscape.

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

WHY CERRADO AT SUMMERLIN

Why Does Cerrado at Summerlin Stand Apart From Its Peers?

Rogich MS (10/10) and Red Rock Canyon ten minutes west put Cerrado in a specific Summerlin South niche. Each of the five advantages below is tied to a primary source — the Nevada Revised Statutes, GreatSchools ratings, and the Howard Hughes Corporation master plan record — so every claim is verifiable.

1. 1

   Rogich MS — the valley's top-rated middle school

   Sig Rogich Middle School scores a perfect 10/10 per GreatSchools — a level of distinction that few ZIP codes in all of Clark County can match at the Cerrado price point.

   GreatSchools · CCSD
2. 2

   2015-era Pardee desert-contemporary construction

   Pardee Homes' designs are efficient, durable, and genuinely desert-appropriate — open concepts, covered patios, and materials built for the Las Vegas climate.

   Community plan record
3. 3

   Full Summerlin master-plan amenity access

   300+ miles of trails, dozens of parks, recreation centers, Downtown Summerlin events — all maintained by Howard Hughes Corporation under design standards that protect property values.

   Howard Hughes Corporation
4. 4

   Red Rock Canyon ten minutes west

   195,000 acres of BLM-managed conservation land — world-class hiking, climbing, and cycling — is a ten-minute drive via West Charleston Boulevard.

   Bureau of Land Management
5. 5

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 and zero state income tax make Cerrado's long-term ownership costs predictable and favorable versus California alternatives.

   Nevada Revised Statutes 361.471

WHY BUY IN CERRADO AT SUMMERLIN

What Are the Top 10 Reasons to Buy a Home in Cerrado at Summerlin?

Cerrado's case rests on schools, outdoor access, and Summerlin master-plan quality at a $500K–$850K price point. Property taxes are capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a location five minutes from Downtown Summerlin. Ten sourced reasons follow.

1. 1

   Rogich MS 10/10 — the valley's best middle school zone

   The Bonner ES (9/10) → Rogich MS (10/10) → Palo Verde HS (8/10) corridor is one of the strongest public school sequences in all of Clark County.

   GreatSchools · CCSD

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 — predictable ownership costs for long holds.

   NRS 361.471

4. 4

   Red Rock Canyon ten minutes west

   195,000 acres of BLM-managed hiking, climbing, and cycling — one of the Southwest's signature outdoor destinations at your doorstep.

   Bureau of Land Management

5. 5

   Howard Hughes master-plan quality

   300+ miles of trails, parks, and design-standard enforcement that protects values across Summerlin's 22,500 acres.

   Howard Hughes Corporation

6. 6

   $500K–$850K attainable entry

   Summerlin South quality without a guard-gated price tag — Cerrado delivers Pardee contemporary construction at a fraction of The Ridges or Red Rock Country Club pricing.

   Community plan record

7. 7

   Bishop Gorman HS private option

   One of Nevada's most decorated high schools is eight minutes away — the most accessible private high school for Cerrado families.

   GreatSchools

8. 8

   260+ home built-out scarcity

   Cerrado is finished — no new supply can enter the 50-acre footprint, which provides structural support for well-bought resale positions.

   Community plan record

9. 9

   Downtown Summerlin five minutes east

   Las Vegas Ballpark, City National Arena, 125+ shops and restaurants, seasonal farmers markets — the west valley's most vibrant corridor is a short drive.

   Howard Hughes Corporation

10. 10

    Pardee Homes legacy construction

    A 2015-era build with desert-appropriate design: efficient floor plans to 3,200 sq ft, covered patios, and durable materials proven in the Las Vegas climate.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour Cerrado at Summerlin Homes This Weekend?

Open houses in Cerrado are infrequent — with only 260+ homes, most sellers show by private appointment. Set up instant alerts to be notified the moment a Cerrado home schedules an open house or comes to market, or browse every active 89135 listing now and let us arrange a private showing on your schedule.

RELOCATION TIMELINE

How to Relocate to Cerrado at Summerlin in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most Cerrado 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

   Define your Cerrado floor plan and budget

   Cerrado runs $500K–$850K with Pardee plans from 1,800 to 3,200 sq ft. Decide on beds, layout (single-story vs two-story), covered patio size, and upgrade tier before you start searching.

2. 02

   Get pre-approved — know your conforming vs. jumbo line

   Most Cerrado purchases fall within the conforming loan limit — conventional financing with 5–20% down. At $850K and above, some loans go jumbo; have your lender clarify the threshold and reserve requirement early.

3. 03

   Hire a Cerrado specialist

   With 260+ homes and thin resale supply, floor plan knowledge and fast response matter. Work with an agent who tracks every Cerrado listing and knows each Pardee model's resale performance.

4. 04

   Tour — virtually or in person

   Cerrado is open (non-gated), so showings are straightforward — but listings here move fast. Set a saved search and alert so you're first notified; virtual tours are available for out-of-state buyers.

5. 05

   Write and negotiate the offer

   With thin inventory, well-priced Cerrado listings attract multiple offers. Come with a clean pre-approval, know the seller's timeline, and let us advise on escalation strategy before you write.

6. 06

   Inspection and HOA doc review

   Order the Summerlin master association and Cerrado sub-association resale packages early: dues, reserve study, CC&Rs, and any assessment history. Standard home inspection plus roof and HVAC in the desert climate.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. HOA document review is usually the rate-limiting step — order documents immediately after contract acceptance.

8. 08

   Close, move, and register

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

ECONOMY & JOBS

What Drives the Economy Near Cerrado at Summerlin?

Cerrado attracts a professional household profile — average income above $120,000 per community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and Summerlin's western corridor has grown into a genuine employment hub with hospitals, corporate offices, and the Downtown Summerlin retail district.

Top Employers Near Cerrado at Summerlin

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about ten minutes north
• Downtown Summerlin corporate and retail corridorHoward Hughes Corporation's office, headquarters, and retail employment hub five minutes east
• City National Arena (Vegas Golden Knights HQ)Team headquarters, practice facility, and event venue at Downtown Summerlin
• Las Vegas Ballpark (Aviators AAA)Stadium operations, events, and seasonal employment at Downtown Summerlin
• Clark County School District (west region)Area campuses including Bonner ES, Rogich MS, and Palo Verde HS — significant local employer
• The Strip resort corridorHospitality and entertainment employment core, twenty minutes east via Summerlin Parkway

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

COMMUNITY COMPARISON

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

If you're weighing Cerrado against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Cerrado wins on school quality and outdoor access, Summerlin on amenity depth, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Cerrado income and population figures are community plan-record values; crime and city demographics are Las Vegas citywide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Cerrado at Summerlin?

Cerrado sits in Summerlin South with straightforward arterial access in every direction — West Charleston Boulevard, Summerlin Parkway, and the 215 Beltway are all within minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Cerrado destinations beat that comfortably.

Drive Times from Cerrado at Summerlin

• ~5 minDowntown Summerlin (retail & dining)W Charleston Blvd east to Pavilion Center Dr
• ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
• ~10 minTPC Summerlin (golf)Summerlin Pkwy north
• ~12 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
• ~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 standard, and very workable: Cerrado's location on West Charleston Boulevard provides direct access to Summerlin Parkway, I-215, and US-95 — the west valley's major corridors.

• RTC Transit

  Routes serve the Charleston and Summerlin Parkway corridors nearby, but Cerrado is a car-oriented community — plan around driving as the primary mode.

• Cycling & Trails

  Summerlin's 300+ mile trail network starts at the community edge — cycling commutes into Downtown Summerlin are realistic, and weekend rides to Red Rock Canyon are world-class.

• Rideshare

  Reliable and consistent this close to Downtown Summerlin; airport runs average $35–$50 and the service is fast given Cerrado's proximity to well-served arterials.

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 Cerrado at Summerlin?

Most Cerrado buyers put down 5% to 20%. Conventional financing works across the $500K–$850K band — on a $700,000 home, plan roughly $35,000 (5%) to $140,000 (20%). VA loans allow 0% for eligible veterans, and FHA loans work at $500K–$700K with 3.5% down. On higher Cerrado resales near $850K, check whether the purchase exceeds the current conforming loan limit — jumbo financing requires 10–20% down with reserves.

PEOPLE ALSO ASK

What Else Do People Ask About Cerrado at Summerlin?

These are the eight queries Cerrado buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, 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 in Cerrado and across every Summerlin South village — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 20 Minutes of Cerrado at Summerlin?

Compare Cerrado with neighboring Summerlin villages and nearby cities. Each card pairs the commute time with price positioning so you can judge whether trading Cerrado's school corridor and outdoor access for a different lifestyle actually buys you more home for the money.

A–Z INDEX

Which Nearby Summerlin South Communities Can You Explore?

Cerrado sits in a cluster of Summerlin South villages sharing the 89135 ZIP, the Bonner (9/10)–Rogich (10/10)–Palo Verde (8/10) school corridor, and Red Rock Canyon ten minutes west. Explore the neighbors below — each links to a dedicated community page with live MLS data and current pricing.

Sources & Methodology

Where Does This Cerrado at Summerlin Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Cerrado holds only 260+ homes, we present ZIP-area statistics (89135) as area benchmarks — never plan-only claims — and omit community-level medians that small samples cannot support. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list price, days on market, and active-listing counts for ZIP code 89135 (Summerlin South). lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Cerrado is not separately tabulated). census.gov/quickfacts
3. Howard Hughes Corporation — Summerlin master plan facts, village descriptions, amenity details, and community development record. summerlin.com
4. Clark County School District — School zone assignments, enrollment, and academic performance data for Cerrado zoned schools. ccsd.net
5. Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89135 corridor. clarkcountynv.gov/assessor
6. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
7. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
8. GreatSchools.org — K-12 school ratings for Bonner ES, Rogich MS, Palo Verde HS, and private/charter alternatives. greatschools.org
9. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
10. Freddie Mac PMMS — Weekly mortgage rate 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