8/10John C. Vanderburg Elementary
Zoned · Summerlin (5 min)
K-5750 Students18:1
The Crossing, Summerlin
Crimson Ridge at The Crossing Homes For Sale
Nevada's #1 team for Crimson Ridge at The Crossing real estate. Search single-family homes in The Crossing village of Summerlin — market stats, schools, trails, and expert buyer resources for ZIP 89144.
TYPICAL PRICE RANGE
$400K–$620K
Community plan record
HOA (MASTER + SUB)
$65–$160/mo
Community plan record
SCHOOL RATING (SIG ROGICH MS)
10/10
GreatSchools
LV MARKET DAYS ON MARKET
41
LVR / GLVAR, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Crimson Ridge at The Crossing at a Glance?
Crimson Ridge at The Crossing is an established single-family neighborhood in The Crossing village of Summerlin, ZIP 89144, with homes in the $400,000–$620,000 range per Las Vegas REALTORS MLS data, master-plan trail access, and top-rated CCSD schools per the GreatSchools — and Las Vegas city demographics as the statistical backdrop per the U.S. Census.
- The price range: homes in Crimson Ridge typically run $400,000–$620,000 — well below the Summerlin luxury tier, with strong school zoning included.
- The village context: The Crossing village puts Downtown Summerlin five minutes away, Red Rock Canyon ten minutes, and the Strip twenty minutes.
- Best for: families targeting Sig Rogich MS (10/10) and Palo Verde HS (8/10), and move-up buyers who want established Summerlin character at a realistic budget.
- Trail access: Summerlin's 150+ mile trail network connects Crimson Ridge to parks, schools, and shopping without getting in a car.
- Do your homework: confirm HOA layers (master + sub-association), verify CCSD boundaries for your specific address, and run comps before writing.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Crimson Ridge at The Crossing Homes for Sale?
Active listings in ZIP 89144 — the Crimson Ridge and The Crossing village area — are updated daily from Las Vegas REALTORS MLS data. Crimson Ridge proper runs $400,000–$620,000 for single-family resale homes; the eight newest area listings appear below, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Homes in the Crimson Ridge Area Sell in Each Price Range?
In the Las Vegas market, ZIP 89144 carries homes across a range of price points per Las Vegas REALTORS MLS data. Crimson Ridge proper sits in the $400K–$620K band — below the broader Summerlin luxury tier but well-positioned for the school and trail lifestyle the master plan delivers. The bands below show where competition concentrates across the ZIP.
Browse Crimson Ridge at The Crossing Listings
How Can You Find a Crimson Ridge Home by Type, Lifestyle & Price?
Active listings in The Crossing village and ZIP 89144 — Crimson Ridge homes typically priced $400,000–$620,000 with HOA at $65–$160/mo — are updated daily from Las Vegas REALTORS MLS data. The categories below filter by property type, price band, and lifestyle to help you zero in on the right home.
Which Summerlin Villages Are Near Crimson Ridge at The Crossing?
Crimson Ridge sits within The Crossing village, one of more than twenty Summerlin villages. The cards below link to nearby village and hub pages so you can compare options across the master plan.
Summerlin Village · ZIP 89144
The Crossing (parent village)
Sister Neighborhood · The CrossingAspen Glen at The Crossing
Master Plan · 20+ villagesSummerlin (master plan)
Parent CityLas Vegas (citywide)
Guard-Gated · LuxuryThe Ridges
Guard-Gated · GolfRed Rock Country Club
Family · ParksThe Paseos
Northwest · New buildsSkye Canyon
Updated daily · 0 active listings · MLS data
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Custom alerts by price, beds, and school zone — no spam, unsubscribe anytime. Crimson Ridge is a built-out neighborhood where inventory turns over organically; subscribers see new listings within hours of entering the MLS, giving you the window to schedule a showing before competition builds.
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EDUCATION8/10 
9/10
8/10
How Are the Schools for Crimson Ridge at The Crossing?
Schools are the headline strength of a Crimson Ridge address. Sig Rogich Middle School's 10/10 GreatSchools rating is one of the best in Nevada, Palo Verde High School and Vanderburg Elementary both rate 8/10, and top private options — The Meadows School and Bishop Gorman — are within easy reach. The cards below map realistic options by level.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · west Summerlin (10 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin area (10 min)
K-12900 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin (10 min)
K-12700 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Crimson Ridge at The Crossing Families?
According to GreatSchools.org, Crimson Ridge families are served by one of the most impressive public-school combinations in Nevada: Sig Rogich Middle School (10/10) is a standout, joined by Vanderburg Elementary and Palo Verde High at 8/10 each, per the Nevada Report Card. Private options include The Meadows School and Bishop Gorman within ten to twelve minutes.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 5 min | $400,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | West Summerlin · 10 min | $400,000+ |
| 3 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin South · 12 min | $400,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $400,000+ |
| 5 | John C. Vanderburg Elementary | Public (zoned) | K-5 | 8/10 | Summerlin · 5 min | $400,000+ |
SAFETY & CRIME
Is Crimson Ridge at The Crossing Safe?
Direct Answer
Yes — Crimson Ridge is a stable, owner-heavy neighborhood within Summerlin's master plan, with 78% homeownership and City of Las Vegas police coverage. No staffed gate, but Summerlin's community standards and established streets produce a safety profile well above the Las Vegas citywide baseline. Verify through FBI Uniform Crime Reporting data before writing an offer.
- Owner-occupied householdsCommunity plan record
- City of Las Vegas police jurisdictionMetro coverage serving The Crossing
- Master-plan maintained common areasHoward Hughes Corporation
- Established neighborhood characterBuilt-out since 2000s
What Buyers Should Know
Crimson Ridge benefits from the Summerlin master plan's well-maintained infrastructure — HOA-funded landscaping, community standards, and an owner-occupant majority that creates the social fabric associated with lower crime rates. The 78% homeownership rate means a high proportion of long-term residents with skin in the game.
The surrounding 89144 corridor is an established, family-oriented west-side neighborhood within Las Vegas. Incidents here run to suburban property matters — similar to comparable Summerlin villages — at rates buyers can verify through FBI UCR-based tools and the Las Vegas Metropolitan Police Department's online crime mapping before writing an offer.
For families, the combination of Summerlin's community standards, the CCSD school zone which draws similarly-minded households, and City of Las Vegas police coverage creates a safety profile well above the Las Vegas citywide baseline.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community character details per the NREG plan record. Last updated June 2026.
Living In
What's It Like Living in Crimson Ridge at The Crossing?
The Answer
Living in Crimson Ridge at The Crossing means mature Summerlin streetscapes, trail access from your front door, and top-rated CCSD schools five minutes from Downtown Summerlin. The community sits within the City of Las Vegas inside the Howard Hughes Corporation master plan — with Red Rock Canyon ten minutes west and the Strip twenty minutes east.
What is Crimson Ridge at The Crossing known for?
Crimson Ridge is known for its established single-family homes in The Crossing village, direct access to Summerlin's 150+ mile trail system, and one of the best public-school lineups in Las Vegas — anchored by Sig Rogich Middle School's 10/10 GreatSchools rating.
Who should live in Crimson Ridge at The Crossing?
Families targeting Summerlin's top-rated schools at a realistic price point, first-time Summerlin buyers who want established neighborhood character rather than a new-build premium, and California relocators trading coastal taxes for Nevada's zero-income-tax advantage.
What is daily life like?
Mornings on the Summerlin trail network, school drop-offs at Vanderburg or Rogich, errands at Downtown Summerlin five minutes away, and evenings with Red Rock Canyon ten minutes west — or a twenty-minute drive to the Strip when you want the full Las Vegas experience.
Location
Where Is Crimson Ridge at The Crossing
Crimson Ridge at The Crossing sits within The Crossing village of central Summerlin in Las Vegas, ZIP 89144 — near The Trails and Summerlin Parkway, with mature desert landscaping and well-kept resale homes. About twenty minutes to the Strip via Summerlin Parkway and I-15.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Summerlin Hospital
10
Min
Crimson Ridge at The Crossing
At a Glance$400,000–$620,000
Typical Price Range
$780,000
LV Market Median List (GLVAR)
41
LV Market Days on Market (GLVAR)
$65–$160/mo
HOA (master + sub-association)
- Setting
- Established single-family in The Crossing village, Summerlin
- Developer
- Howard Hughes Corporation
- ZIP Code
- 89144
- Established
- 2000s
- Gate
- None — open residential
- HOA
- $65–$160/mo (layered)
- Schools
- CCSD: Vanderburg ES / Rogich MS / Palo Verde HS
- Trails
- 150+ mile Summerlin network
- Sunshine
- 300 days/year
- Downtown Summerlin
- ~5 min
- Red Rock Canyon
- ~10 min
- Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Crimson Ridge at The Crossing Score?
Crimson Ridge earns top marks for schools, trail access, and established Summerlin character. The honest trade-offs are a non-gated setting and resale-only inventory. Below is the category-by-category report card our agents walk through with every buyer before their first tour.
Grade A: Schools
Sig Rogich MS 10/10 is one of the best middle schools in Nevada; Palo Verde HS 8/10 and Vanderburg ES 8/10 round out a genuinely strong public trifecta.
Grade B+: Safety
Open residential neighborhood within Summerlin's well-maintained master plan — no staffed gate, but a stable owner-heavy community with City of Las Vegas police coverage.
Grade B+: Cost of Living
$400K–$620K single-family homes in an A-rated school district at a fraction of comparable California pricing, with low HOA and a property-tax cap.
Grade A: Amenities
Downtown Summerlin five minutes away, 150+ miles of trails, Fox Hill Park, and The Paseos Linear Park all within the master plan.
Grade A: Outdoor Access
Summerlin's trail network from the front door, Fox Hill Park with disc golf and zip lines, and Red Rock Canyon ten minutes west.
Grade A-: Commute
Five minutes to Downtown Summerlin, twenty to the Strip, thirty to the airport via I-215 South — a solid work-life commute radius.
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.
Quick Answer
Is Crimson Ridge at The Crossing a good place to live?
Yes — especially for families and buyers who want established Summerlin character at a realistic budget. Crimson Ridge delivers Sig Rogich Middle School's 10/10 rating, direct access to Summerlin's 150-plus mile trail system, and Downtown Summerlin five minutes away — all in ZIP 89144 with homes ranging from $400,000 to $620,000. The trade-offs are no guard gate and resale-only inventory, but for buyers who prioritize schools and trail lifestyle over a staffed entry, few Summerlin villages compete at this price.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Crimson Ridge at The Crossing?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Crimson Ridge — the parent city holds 656,274 residents with a median household income of $66,820. Inside The Crossing village, the profile is higher: community records show a median age of about 38 and average household income above $110,000, reflecting the family-professional mix Summerlin attracts.
The Census does not tabulate The Crossing village separately, so citywide figures are the statistical backdrop. Within the neighborhood, our closing data shows a consistent mix of families targeting the Rogich–Palo Verde school pipeline, dual-income professionals, and California relocators trading state income tax for Nevada's zero — all drawn by the price-to-quality ratio Crimson Ridge offers inside the Summerlin master plan.
$110,000+
vs Clark Co median $74,007
~38
vs Clark Co 38
78%
vs Clark Co 59%
$400K
vs Clark Co value $391K
$65–$160/mo
vs gated enclaves $250–$700+
10/10
vs Clark Co avg ~6/10
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Crimson Ridge is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Crimson Ridge Area Growing?
Crimson Ridge itself is a built-out resale neighborhood — growth here means remodels and turnover, not 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 corridors around The Crossing remain among the most in-demand in the valley.
656,274Las Vegas residents (Census)
~127,000Summerlin residents (approx.)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Summerlin's master plan continues to expand westward with new villages, but The Crossing — where Crimson Ridge sits — is established and built out, meaning supply is structurally limited. That constraint, combined with consistent demand for the Rogich–Palo Verde school pipeline, keeps the neighborhood's resale market healthy.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Crimson Ridge at The Crossing Score for Livability?
Crimson Ridge scores highest on schools, trail access, and location: Sig Rogich MS rates 10/10, Summerlin's 150+ mile trail network starts at the front door, and Downtown Summerlin is five minutes away. The honest trade-offs are a non-gated setting and resale-only inventory — but for buyers prioritizing school quality and lifestyle value, the scores hold up well.
- 84B+
Overall Livability
- 95A+
Schools (Rogich MS + public zone)
- 76B+
Safety (open residential)
- 72B+
Cost of Living
- 88A-
Amenities & Trails
- 85B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Crimson Ridge 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 Crimson Ridge trades against. The neighborhood's own $400K–$620K range sits below the citywide median, making it one of the more accessible Summerlin addresses for buyers entering the master plan.
Typical Sold Price
$400,000–$620,000 Crimson Ridge range; $780,000 LV citywide median per GLVAR
vs May 2025
Source: Las Vegas REALTORS
Days on Market
41 median days LV citywide per GLVAR; established Summerlin neighborhoods often move faster
vs May 2025
Source: Las Vegas REALTORS
Market Context
Crimson Ridge is a resale neighborhood — inventory turns over organically, not through builder releases
vs May 2025
Source: Las Vegas REALTORS
The long view: Crimson Ridge at The Crossing's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
41
LV MARKET MEDIAN DOM
$780K
LV MARKET MEDIAN LIST
$400K–$620K
CRIMSON RIDGE RANGE
< 1 hr
OUR RESPONSE TIME
ESTABLISHED INVENTORY
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is the Crimson Ridge at The Crossing market right now?
Crimson Ridge at The Crossing is a moderately competitive resale market within an established Summerlin village. Well-priced homes in the $400K–$620K band — especially those near the top-rated Rogich Middle School zone — tend to move steadily. The citywide Las Vegas median DOM runs 41 days per GLVAR, and Summerlin neighborhoods often trade faster than the valley average.
62Steady Resale Market
- 41 daysLV market median DOM (GLVAR)
- $400K–$620KCrimson Ridge typical range
- $780KLV citywide median list (GLVAR)
- 78%Owner-occupied households
Is Crimson Ridge at The Crossing Right for You?
Who Should Buy a Home in Crimson Ridge at The Crossing?
Crimson Ridge isn't for everyone — it's an established resale neighborhood without a gate, best suited for specific buyer profiles who prize school quality and trail access over guard-gated prestige. The profiles below and the honest pros and cons help you decide before your first tour.
Which Buyer Types Fit Crimson Ridge at The Crossing Best?
Families with School-Age Kids
- Sig Rogich MS 10/10 — one of Nevada's best public middle schools
- Palo Verde HS 8/10 and Vanderburg ES 8/10 round out the public zone
- The Meadows School and Bishop Gorman within 10–12 minutes
- Quiet residential streets with 78% homeownership and low traffic
First-Time Summerlin Buyers
- Entry to the Summerlin master plan at $400K–$620K
- Full trail and amenity access without the guard-gated premium
- Established neighborhood character — not a new-build construction zone
- $65–$160/mo HOA vs $250–$700+ in gated enclaves
California Relocators
- Zero state income tax vs California's 13.3% top rate
- 3% property-tax cap under NRS 361.471
- Comparable school quality to good California districts at half the price
- One-hour flight or four-hour drive from SoCal
Move-Up Buyers
- Upgrade from a starter home to an established Summerlin village
- More home per dollar than newer Summerlin West villages
- Mature landscaping and established neighborhood feel
- Strong resale liquidity in a sought-after school zone
Outdoor Enthusiasts
- 150+ mile trail network from the front door
- Fox Hill Park disc golf and zip lines five minutes away
- Red Rock Canyon ten minutes — one of the Southwest's top recreation areas
- Downtown Summerlin outdoor events and Las Vegas Ballpark steps away
Buyers Comparing Summerlin Villages
- More affordable than The Ridges, Red Rock CC, or The Paseos upper tier
- Same school zone as premium Summerlin neighborhoods
- Non-gated means no gate-clearance friction for guests and visitors
- Compare Aspen Glen at The Crossing as a direct sibling neighborhood
Best Fit For
- Families targeting the Rogich pipeline — the best public middle school zone in Summerlin at an entry price that fits a realistic family budget.
- California relocators — zero state income tax, a 3% property-tax cap, and school quality rivaling good California districts at half the price.
- First-time Summerlin buyers — full master-plan trail and amenity access without the guard-gated premium — the most efficient way into Summerlin.
- Outdoor enthusiasts — trail access from the front door, Fox Hill Park, and Red Rock Canyon ten minutes west.
- Move-up buyers — more home per dollar than newer Summerlin West villages, with mature landscaping and strong resale liquidity.
- Buyers who want predictable carrying costs — $65–$160/mo HOA, a 3% tax cap, and Nevada's zero income tax keep the monthly math simple.
Ready to explore homes in Crimson Ridge at The Crossing? Our team knows every sub-village, school boundary, and comparable sale in The Crossing neighborhood.
Start Your Home SearchPros
- Sig Rogich Middle School 10/10 — one of Nevada's highest-rated public middle schools is the zoned option
- Full access to Summerlin's 150+ mile trail system and Howard Hughes Corporation amenity network
- Downtown Summerlin five minutes away — 125+ shops, restaurants, City National Arena, Las Vegas Ballpark
- Red Rock Canyon ten minutes west — 195,000 BLM acres for hiking, climbing, and scenic drives
- Entry to the Summerlin master plan at $400K–$620K vs $2M+ for guard-gated enclaves
- Low HOA ($65–$160/mo layered) vs $250–$700+ in staffed-gate communities
- Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471
Honest Considerations
- No guard gate — open residential streets without staffed entry or roving security patrols
- Resale only — no new construction; condition and finishes vary home to home
- Smaller lot sizes than some Summerlin move-up villages
- HOA layers (master + sub-association) require careful due diligence on total monthly dues
- Summerlin premium pricing vs comparable non-Summerlin neighborhoods at the same square footage
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Village Comparison
How Does Crimson Ridge Compare to Nearby Summerlin Villages?
A side-by-side of Crimson Ridge at The Crossing against neighboring Summerlin villages — entry pricing, school strength, and lifestyle fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Crimson Ridge's combination of price point and Rogich MS zoning is the key differentiator in this comparison.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Crimson Ridge at The Crossing | From $400K | n/a* | n/a* | n/a* | Schools · Trail access · Value |
| Aspen Glen at The Crossing | From $400K | n/a* | n/a* | n/a* | Sister village · Same school zone |
| The Crossing (village-wide) | From $400K | n/a* | n/a* | n/a* | Village overview · Multiple neighborhoods |
| The Paseos | From $450K | n/a* | n/a* | n/a* | Family parks · Move-up |
| The Ridges (Summerlin) | From $2M | n/a* | n/a* | n/a* | Guard-gated luxury · Bear's Best golf |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf · Privacy |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Entry points shown; per-block medians omitted due to small sample sizes within individual sub-villages.
Village Deep Dive
What's Inside The Crossing Village and Its Neighbors?
Submarket 1
Crimson Ridge at The Crossing
Established single-family homes in ZIP 89144, zoned to Sig Rogich MS (10/10). The best school-to-dollar ratio in The Crossing village, with direct trail access and Downtown Summerlin five minutes away.
Browse Crimson Ridge at The Crossing homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Aspen Glen at The Crossing
Direct sibling neighborhood within The Crossing village — similar price point, same school zone, and comparable master-plan access. Compare these two first if you are buying in The Crossing.
Browse Aspen Glen at The Crossing homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Crossing (village-wide)
The full Crossing village hub — covers all Crossing-village neighborhoods, trail access points, and the school zone. Start here to compare multiple neighborhoods before narrowing to Crimson Ridge or Aspen Glen.
Browse The Crossing (village-wide) homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Paseos
Another popular Summerlin family village known for its extensive park network and trail system. Slightly higher entry than Crimson Ridge; compare before deciding if parks or school zone is your primary driver.
Browse The Paseos homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Ridges (Summerlin)
Summerlin's most prestigious guard-gated enclave — custom homes, Bear's Best golf, and Red Rock views. The upper-end comparator for Crimson Ridge buyers with a larger budget or a longer time horizon.
Browse The Ridges (Summerlin) homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Red Rock Country Club
Guard-gated Summerlin golf community with two Arnold Palmer courses. Mid-tier between Crimson Ridge and The Ridges for buyers who want a staffed gate and golf lifestyle inside the master plan.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Downtown Summerlin — The Village Hub
Five minutes from Crimson Ridge: 125-plus shops and restaurants, City National Arena (Golden Knights practice facility), Las Vegas Ballpark (Triple-A baseball), and year-round outdoor events. This is the lifestyle anchor the Summerlin master plan is built around — and Crimson Ridge residents walk or drive there without leaving their master plan.
Browse Downtown Summerlin — The Village Hub homes →125+Shops & Restaurants
5Minutes Away
NHLCity National Arena
Triple-ALas Vegas Ballpark
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
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BY ZIP CODE
How Does ZIP Code 89144 (The Crossing Village) Break Down?
ZIP 89144 covers several Summerlin villages including The Crossing, with a range of neighborhoods from entry-level resale to upper-bracket move-up homes. The table below maps the key corridors within the ZIP so buyers can understand where Crimson Ridge sits relative to its neighbors.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | Crimson Ridge at The Crossing (single-family resale) | $400K–$620K (typical range) | varies | varies (LV median 41 days) | limited — small neighborhood | n/a* |
| 89144 | Aspen Glen at The Crossing (sister village) | From $400K | varies | varies | limited | n/a* |
| 89144 | The Crossing village (broader) | From $400K | varies | varies | combined with neighboring villages | n/a* |
| 89144 | Upper The Crossing / move-up corridor | $620K–$800K | varies | varies | — | n/a* |
| 89144 | ZIP 89144 full area benchmark | Approx. $780K (LV citywide ref.) | — | 41 (LV market, GLVAR) | see live MLS | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community analysis. *Neighborhood-level $/SF and year-over-year change omitted: small sample sizes within individual sub-villages produce unreliable medians — we publish plan ranges and LV market benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Crimson Ridge at The Crossing Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, GreatSchools, and Howard Hughes Corporation records — capture Crimson Ridge at The Crossing faster than any brochure: a $400K–$620K price range, a 10/10 middle school, 150+ miles of trails, and Downtown Summerlin five minutes away.
$400K–$620K
Typical price range for Crimson Ridge at The Crossing homes — realistic Summerlin entry with top-school access included.
Community plan record
10/10
GreatSchools rating for Sig Rogich Middle School — one of Nevada's highest-rated public middle schools and the zoned option for Crimson Ridge.
GreatSchools.org
$65–$160/mo
HOA fee range covering the Summerlin master association plus sub-association dues — among the lowest in the master plan.
Community plan record
5 min
Drive to Downtown Summerlin's 125-plus shops, restaurants, and events — the lifestyle anchor of the Summerlin master plan.
Howard Hughes Corporation
10 min
Drive to Red Rock Canyon National Conservation Area — 195,000 BLM acres for hiking, climbing, and the 13-mile scenic loop.
Bureau of Land Management
150+
Miles of Summerlin trails connecting Crimson Ridge to parks, schools, and shopping in the Howard Hughes Corporation master plan.
Howard Hughes Corporation
78%
Owner-occupied households in the community — the high-ownership rate that underpins neighborhood stability and community investment.
Community plan record
0%
Nevada state income tax rate — zero, versus California's top rate of 13.3%, the primary financial driver for relocation buyers.
Nevada Department of Taxation
WHY CRIMSON RIDGE
Why Does Crimson Ridge at The Crossing Stand Apart From Its Peers?
Five advantages — each tied to a verifiable source: the Nevada Revised Statutes, GreatSchools ratings, Howard Hughes Corporation master-plan records, and Clark County Assessor data — explain why families and California relocators consistently choose The Crossing over comparable open-residential neighborhoods priced $400,000–$620,000 elsewhere in the Las Vegas valley.
- GreatSchools.org
Sig Rogich Middle School at 10/10
One of Nevada's highest-rated public middle schools is in the Crimson Ridge zone — the single most-cited reason families buy here over comparable Summerlin price points.
- Howard Hughes Corporation
150+ mile trail network from the front door
Howard Hughes Corporation's Summerlin trail system connects the neighborhood to parks, schools, and Downtown Summerlin without a car — a daily-use amenity that newer master plans cannot retroactively install.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471, zero state income tax, and $65–$160/mo HOA make long-run ownership costs reliably predictable.
- Howard Hughes Corporation
Downtown Summerlin five minutes away
125-plus shops, restaurants, events, City National Arena, and Las Vegas Ballpark — the west valley's lifestyle hub within a five-minute drive of the neighborhood.
- Community plan record
Realistic entry to the Summerlin master plan
Homes at $400K–$620K deliver the full Summerlin lifestyle — trails, top schools, Red Rock proximity — at a price point well below the guard-gated luxury tier.
WHY BUY IN CRIMSON RIDGE
What Are the Top 10 Reasons to Buy a Home in Crimson Ridge at The Crossing?
Crimson Ridge's case rests on school quality and master-plan value: a 10/10 middle school, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and Downtown Summerlin five minutes away. Ten sourced reasons follow.
Sig Rogich Middle School 10/10
One of Nevada's highest-rated public middle schools is the zoned option — the defining reason families choose Crimson Ridge over comparable price points elsewhere.
GreatSchools.org
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for households relocating from California, Arizona, or other high-tax states.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute at 3%, keeping carrying costs predictable over any hold period.
NRS 361.471
150+ mile Summerlin trail system
The community connects to one of America's most extensive master-plan trail networks — hiking, biking, and walking from the front door.
Howard Hughes Corporation
Downtown Summerlin five minutes away
125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark — the west valley's lifestyle hub at a five-minute drive.
Howard Hughes Corporation
Red Rock Canyon ten minutes west
The Bureau of Land Management's 195,000-acre conservation area starts a ten-minute drive from The Crossing village.
Bureau of Land Management
Palo Verde High School 8/10
One of the highest-rated public high schools in Las Vegas, the zoned option for Crimson Ridge families alongside the private options nearby.
GreatSchools.org
Established mature landscaping
Built out in the 2000s, Crimson Ridge has the mature desert landscaping and neighborhood character that newer Summerlin villages are still growing into.
Community plan record
Realistic Summerlin entry price
Homes at $400K–$620K deliver full master-plan amenity access at a price point far below the guard-gated luxury tier — the best school-to-dollar ratio in the zip code.
Las Vegas REALTORS, community plan record
HOA at $65–$160/mo
The layered Summerlin HOA covers community maintenance and trail upkeep at a fraction of what guard-gated enclaves carry.
Community plan record
New Construction
Who Builds New Homes in and Around Crimson Ridge at The Crossing?
Crimson Ridge itself is an established resale neighborhood — no production builder operates here today. Buyers who want new construction within the Summerlin master plan shop the newer west and northwest villages where Howard Hughes Corporation continues to release land to builders. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Premium new builds within the same Summerlin master plan
Family & Mid-Market
Lennar
Broadest new-build selection near The Crossing
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Crimson Ridge resales
Move-Up Family
Taylor Morrison
Consistent Summerlin presence, strong energy-efficiency packages
Family
Richmond American
Value-oriented new builds near the Summerlin boundary
Outdoor Recreation
What Outdoor Amenities Does Crimson Ridge at The Crossing Offer?
Trail-connected parks, world-class canyon hiking ten minutes west, and Downtown Summerlin's outdoor events — Crimson Ridge buyers trade raw acreage for the most developed master-plan amenity network in the valley. The Howard Hughes Corporation maintains the 150+ mile Summerlin trail system, usable through 300 days of annual sunshine.
IN-COMMUNITY
Summerlin Trail System
150+ milesWalking · Biking · RunningResidents
The trail network that defines Summerlin living — connecting Crimson Ridge to parks, schools, Downtown Summerlin, and eventually Red Rock Canyon trailheads without getting in a car.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear desert park with walking trails, open green space, and dog-friendly areas — a quiet morning loop minutes from Crimson Ridge.
5 MIN
Fox Hill Park
~20 acresPlayground · Disc golf · Zip linesFree
One of Summerlin's most popular family parks: adventure playground with zip lines, disc golf, picnic areas, and trail connections for afternoon outings.
5 MIN
Downtown Summerlin
Open-air districtShopping · Dining · EventsFree
The west valley's lifestyle hub — 125-plus shops and restaurants, City National Arena (Golden Knights practice), Las Vegas Ballpark, and seasonal outdoor events.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking, and some of the best climbing in the Southwest, ten minutes from Crimson Ridge.
5 MIN
Las Vegas Ballpark
StadiumMinor league baseball · EventsTicketed
Home of the Las Vegas Aviators (Triple-A affiliate of the Oakland A's) — an easy family evening at Downtown Summerlin, steps from restaurants and shops.
5 MIN
City National Arena
Training facilityNHL Golden Knights · Ice skatingTicketed
The Vegas Golden Knights' official practice facility at Downtown Summerlin — public skating sessions and official team practices available.
30 MIN
Spring Mountains National Recreation Area
316,000 acresHiking · Skiing (Lee Canyon)NFS fee
Mt. Charleston and Lee Canyon ski resort thirty minutes northwest — the valley's cool-weather escape for hiking, camping, and winter skiing.
The Crimson Ridge at The Crossing Lifestyle
What Does a Weekend in Crimson Ridge at The Crossing Look Like?
Three moods within minutes of home: a morning loop on Summerlin's trail network, an afternoon at Fox Hill Park's disc golf or the Downtown Summerlin outdoor events, and a drive to Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management ten minutes west when you want open desert.
$400K–$620KTypical Home Price Range
150+Miles of Summerlin Trails
5Minutes to Downtown Summerlin
10/10Sig Rogich MS Rating
THIS WEEKEND'S OPEN HOUSES
Can You Tour Crimson Ridge at The Crossing Homes This Weekend?
Open houses in Crimson Ridge surface periodically in this established resale neighborhood — set up instant alerts to get notified the moment one schedules, or browse every active listing in ZIP 89144 now and let us arrange a private tour. Our team typically confirms showing times the same day.
Quick Answer
What are HOA fees in Crimson Ridge at The Crossing?
HOA fees in Crimson Ridge run $65–$160 per month, structured as a Summerlin master association fee plus sub-association dues covering common-area landscaping and community upkeep. Always request the full resale package — current dues, reserve study, and any assessment history — early in escrow. Pair the HOA cost with Nevada's effective property tax of 0.5–0.75% and the 3% annual cap under NRS 361.471, and total monthly carrying costs are predictably low by national standards.
Moving to Crimson Ridge at The Crossing
Should I Move to Crimson Ridge at The Crossing?
Every month, households from Los Angeles, the Bay Area, and Southern California discover that the Summerlin lifestyle — top-rated schools, 150+ miles of trails, and mature single-family homes — is attainable at a fraction of California pricing. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most moves.
Why California Buyers Are Choosing Crimson Ridge at The Crossing
The tax math is stark: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes alone. Crimson Ridge adds what coastal suburbs can't deliver at the price: an effective property-tax rate of roughly 0.5–0.75% with a 3% annual cap for primary residences, Sig Rogich Middle School rated 10/10, and trail access that starts at your front door.
At a $600,000 budget, Orange County buyers are looking at a modest condo or a dated tract home. That same budget in Crimson Ridge at The Crossing secures a move-in-ready single-family home with desert-contemporary finishes in a Summerlin village five minutes from Downtown Summerlin — twenty minutes from the Strip and ten from Red Rock Canyon.
According to Las Vegas REALTORS, the Las Vegas market median runs around $780,000 citywide with 41 median days on market, but Crimson Ridge's own $400K–$620K band is the relevant benchmark. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. The Howard Hughes Corporation master plan includes 150+ miles of maintained trails that connect Crimson Ridge to parks, schools, and Downtown Summerlin.
Crimson Ridge runs on a professional-household economy: residents skew dual-income families and established professionals, with average household income above $110,000 per community records. The Downtown Summerlin corporate corridor is five minutes away, Summerlin Hospital Medical Center is about ten minutes north, and the Strip's resort employment core is twenty minutes east — giving residents a strong commute radius with minimal sacrifice.
Cost of Living Snapshot — Crimson Ridge vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration fees. The category that flips hardest is the one that matters here: a move-in-ready single-family home in an A-rated school district starts near $400,000 in Crimson Ridge versus well over $1 million behind comparable Southern California school zones.
| Metric | Crimson Ridge, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Home Price | ~$400K–$620K | $900K+ (comparable school zones) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.0%+ |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
| HOA (Summerlin) | $65–$160/mo | $300–$700/mo (gated SoCal) |
Figures are approximate, for illustration. Contact our team for current market data.
Crimson Ridge Rental Market — Rent vs. Own
Rentals in Crimson Ridge at The Crossing are limited but do surface — 78% of households own per community records, and Summerlin families who lease typically stay multi-year. Rents for a comparable single-family home run $2,500–$3,500 per month depending on size and finishes. Short-term rentals are governed by City of Las Vegas rules and community CC&Rs — verify before underwriting any vacation-rental income on a purchase.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Crimson Ridge? Our team specializes in out-of-state relocation — virtual home tours, school zoning verification, HOA document review, and closing coordination so you don't have to fly in repeatedly to get it done.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Crimson Ridge at The Crossing in 8 steps
From first research to keys-in-hand, here's the 8–10 week timeline most Crimson Ridge 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.
Confirm the school zone and set a budget
Verify CCSD boundaries for your specific target street — Rogich MS zoning is the primary reason families choose Crimson Ridge, and boundaries can differ from map impressions. Set your budget in the $400K–$620K range and confirm HOA total (master + sub-association).
Get pre-approved for the right loan type
Conventional, FHA, and VA loans all work in this price range. First-time buyers should also check Nevada Housing Division down-payment assistance programs. Have your lender confirm qualification before touring — sellers expect documented financing.
Hire a Summerlin specialist
The Crossing village has nuances — HOA layers, sub-association variations, and how Crimson Ridge comps against Aspen Glen. Work with an agent who tracks every sale inside the village, not just ZIP code-wide.
Tour in person or virtually
Crimson Ridge is an open neighborhood — no gate clearance needed. Tour streets at different times of day to gauge traffic and school pickup patterns. Virtual tours work well for out-of-state buyers; we can stage same-day showings.
Write and negotiate the offer
In a Summerlin resale market, clean offers with verified pre-approvals move fastest. Ask your agent where the seller actually stands before writing — Summerlin homes in this zone attract multiple interested parties when priced right.
Inspection and HOA document review
Order the full resale package early: current dues, reserve study, assessment history, and CC&Rs for both the master association and sub-association. Standard Nevada home inspections run $350–$500 for this size home.
Clear conditions and fund
Nevada closes through escrow companies; expect 30–45 days from accepted offer to funding on a financed purchase, faster on cash. HOA questionnaire turnaround for the master association typically adds 5–7 days.
Close, move, and register in Nevada
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), update your CCSD enrollment if moving mid-year, then handle the DMV — Nevada driver's license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Crimson Ridge at The Crossing Economy?
Crimson Ridge runs on a professional-household economy: dual-income families, executives, and healthcare professionals drawn by the school quality and Summerlin lifestyle. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income here above $110,000 — well above the Clark County median.
$110,000+Avg household income, The Crossing villageNREG community plan record
78%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorEmployment and retail hub
20 minTo the Strip employment coreVia Summerlin Pkwy → I-15
Top Crimson Ridge Area Employers
- Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west valley's largest retail employment hub, five minutes from Crimson Ridge
- Summerlin Hospital Medical CenterMajor hospital and medical-office campus, approximately ten minutes north via Rampart Blvd
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- Clark County School District (Summerlin region)Area campuses including Vanderburg ES, Sig Rogich MS, and Palo Verde HS
- City National Arena (Golden Knights)NHL practice facility and event venue at Downtown Summerlin
- Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Pkwy / I-15
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Crimson Ridge at The Crossing Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Crimson Ridge against other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Crimson Ridge wins on school value, Summerlin on master-plan depth, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Crimson Ridge | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Typical Price Range | $400K–$620K | $350K–$2M+ | $300K–$2M+ | $200K–$5M+ |
| LV Market Median (GLVAR) | $780K (LV citywide ref.) | $728K (Summerlin-wide) | $548K | $476K |
| Days on Market (LV) | 41 (LV, GLVAR) | ~21 | ~21 | ~20 |
| Guard-Gated | No — open residential | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) | Select enclaves (Queensridge) |
| Top School Rating | 10/10 Sig Rogich MS | 10/10 Sig Rogich MS (same zone) | 9/10 multiple | 8–9/10 select |
| Trails | 150+ mi Summerlin system | 150+ mi Summerlin system | Henderson trail system | Select areas |
| New Construction | None — resale only | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Best For | School value · Trails · Entry Summerlin | Full master-plan · Luxury · New builds | Families · Retirees · Safety | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Crimson Ridge figures are community plan-record values; city figures are market-wide — the Census and FBI do not tabulate individual neighborhoods separately. Last updated June 2026.
Cost of Ownership
What Will Crimson Ridge at The Crossing Cost You Each Month?
A $500,000 Crimson Ridge purchase runs about $3,500–$3,800 monthly with 10% down at 7% per Freddie Mac's rate survey — including the HOA dues every Summerlin community carries. The tabs below model your payment, compare renting, and budget the layered HOA structure.
Payment Estimator
Estimate Your Crimson Ridge Payment
$3,786
Estimated Monthly Payment
- Principal & Interest$2,994
- Property Tax$254
- Insurance$150
- HOA$200
- PMI$188
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Crimson Ridge at The Crossing right now?
Rental supply in Summerlin's established villages is limited — 78% of households own — so family leases command firm pricing when they surface. For 5+ year holds, the scarcity math tilts toward owning, particularly in the Rogich school zone.
OWN (10% DOWN, 7%)
$3,647 / mo
- Principal & Interest
- $2,994
- Property Tax (~0.6%)
- $250
- Homeowners Insurance
- $100
- HOA (master + sub-association)
- $115
- PMI (10% down)
- $188
5-year net cost:~$118,000
Equity built:~$141,000
RENT (MODELED FAMILY LEASE)
$2,800 / mo
- Single-Family Lease (modeled)
- $2,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$182,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Crimson Ridge home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner builds roughly $141,000 in equity (including the down payment) while the renter builds none. Strong school-zone demand and limited Summerlin resale supply support appreciation above the modeled 3% base case.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $115/mo blended HOA, modeled $2,800 family lease.
HOA Fees by Community
HOA Fees by Tier
Every Crimson Ridge home pays a layered HOA: the Summerlin master association fee plus a sub-association fee for the specific neighborhood. Request the full resale package — current dues, reserve study, and assessment history — early in escrow.
Summerlin Master Association
Part of the $65–$160/mo total
Summerlin Community Association
Master fee
Includes:
Trail system maintenance, community parks, master-plan programming, and Howard Hughes Corporation amenity network
Sub-Association
Part of the $65–$160/mo total
Crimson Ridge Sub-Association
Sub fee
Includes:
Neighborhood common-area landscaping, streetscape maintenance, and local amenity upkeep
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues for both associations, reserve studies, assessment history, and CC&Rs
Transfer and capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math before writing
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Crimson Ridge at The Crossing?
Summerlin Parkway and Charleston Boulevard give Crimson Ridge residents fast access in every direction, with I-215 minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Crimson Ridge destinations beat that comfortably.
Drive Times from Crimson Ridge at The Crossing
- ~5 minDowntown Summerlin (shops · dining · arena)W Charleston Blvd west
- ~10 minRed Rock Canyon (13-mile scenic loop)W Charleston Blvd west to SR-159
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east from Charleston
- ~30 minHendersonI-215 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15 south
- ~45 minMt. Charleston (Lee Canyon ski)US-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Crimson Ridge at The Crossing?
Most Crimson Ridge at The Crossing purchases close in 30–45 days through a Nevada escrow company; cash offers close in 7–14 days. FHA and VA appraisals add about a week over conventional, and the Summerlin HOA questionnaire adds 5–7 days — order it at contract to avoid delays. Budget 35–45 days on a financed purchase.
Quick Answer
What down payment do you need to buy in Crimson Ridge at The Crossing?
Most Crimson Ridge buyers put down 5–20%. On a $500,000 home, that is $25,000 (5%) to $100,000 (20%) at closing. VA loans allow 0% for eligible veterans; FHA loans work with 3.5% down. First-time buyers should also check Nevada Housing Division down-payment assistance programs, which can reduce cash to close further. Get pre-approved before touring — sellers in the Rogich school zone expect documented financing, and well-priced homes move quickly.
Crimson Ridge at The Crossing FAQ — 18 Answers
What Do Crimson Ridge at The Crossing Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Crimson Ridge at The Crossing?
Crimson Ridge homes run $400,000–$620,000 per community records and Las Vegas REALTORS MLS data — well below the broader Summerlin luxury tier. The wider Las Vegas median sits near $729,450 with roughly 20 days on market per GLVAR; Crimson Ridge's own price band is the benchmark buyers should use when writing an offer.
What village is Crimson Ridge at The Crossing in?
Crimson Ridge sits inside The Crossing village of Summerlin, one of the twenty-plus villages that make up the Howard Hughes Corporation master plan in Las Vegas (ZIP 89144). Village placement matters because it determines your sub-association, nearest parks, trail connections, and school zoning. Downtown Summerlin is about five minutes from the neighborhood and Red Rock Canyon is about ten.
What ZIP code is Crimson Ridge at The Crossing?
Crimson Ridge is in ZIP code 89144, within The Crossing village of Summerlin in Las Vegas. From 89144, plan roughly twenty minutes to the Strip via Summerlin Parkway to I-15, and about thirty minutes to Harry Reid International Airport via I-215 South. Set listing alerts to 89144 plus the neighborhood name so new Crimson Ridge inventory reaches you the day it lists.
What are HOA fees in Crimson Ridge at The Crossing?
HOA fees in Crimson Ridge run $65–$160 per month, layered as a Summerlin master association fee plus sub-association dues covering common-area landscaping and amenity upkeep. Pair that with Nevada's effective property tax of roughly 0.5–0.75% and the 3% annual cap on primary residences under NRS 361.471, and monthly carrying costs stay predictable. Always order the resale package to confirm current dues and reserves before committing.
What schools serve Crimson Ridge at The Crossing?
Crimson Ridge families are zoned to three highly rated Clark County School District campuses: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School and Bishop Gorman High School, while Doral Academy Red Rock and Pinecrest Academy of Nevada are the top charter picks. Verify the current CCSD assignment for any specific address before buying.
How far is Crimson Ridge at The Crossing from the Las Vegas Strip?
About twenty minutes. From Crimson Ridge, the standard route runs Summerlin Parkway to I-15. Harry Reid International Airport is roughly thirty minutes via I-215 South. Closer to home, Downtown Summerlin is about five minutes and Red Rock Canyon about ten — the balance of resort access without resort traffic is a major draw for buyers who choose The Crossing village.
Is Crimson Ridge at The Crossing guard-gated?
No — Crimson Ridge is an open residential neighborhood within The Crossing village of Summerlin; there is no staffed gate or access control. The community benefits from Summerlin's well-maintained common areas, trail connections, and the broader infrastructure Howard Hughes Corporation built into the master plan, without the carrying costs that staffed gates add to monthly HOA dues.
What are property taxes like in Crimson Ridge at The Crossing?
Nevada property taxes run low by national standards — roughly 0.5–0.75% of a home's value per the Clark County Assessor, with annual increases on a primary residence capped at 3% under Nevada Revised Statutes 361.471. On a $500,000 Crimson Ridge home that means approximately $2,500–$3,750 per year — a fraction of comparable carrying costs in California, which is why so many Bay Area and Southern California households have relocated here.
How does Crimson Ridge compare to other Summerlin villages?
Crimson Ridge sits in a mid-range sweet spot: more affordable than guard-gated enclaves like The Ridges (from $2M+) or Red Rock Country Club (from $1.2M+), while still delivering Summerlin's full amenity network — 150+ miles of trails, Downtown Summerlin five minutes away, and top-rated CCSD schools. Buyers who want established Summerlin character at a realistic budget consistently land here or in sibling Crossing-village neighborhoods.
What is the Summerlin trail system like from Crimson Ridge?
Crimson Ridge connects directly to Summerlin's 150-plus-mile trail network managed by Howard Hughes Corporation, linking the neighborhood to parks, schools, shopping at Downtown Summerlin, and the Red Rock Canyon trailheads about ten minutes west. The Paseos Linear Park and Fox Hill Park — with its adventure playground and disc golf — are both accessible from the trail system without getting in a car.
What is it like living in Crimson Ridge at The Crossing day to day?
Daily life in Crimson Ridge means mornings on the Summerlin trail network, school drop-offs at some of Nevada's highest-rated campuses, errands at Downtown Summerlin five minutes away, and a twenty-minute drive to the Strip when you want it. The neighborhood has the mature-landscaping character of an established Summerlin village with the affordability of a non-guard-gated price point.
What types of homes are in Crimson Ridge at The Crossing?
Crimson Ridge is a single-family neighborhood featuring the contemporary desert architecture The Crossing village is known for — open-concept floor plans, energy-efficient systems, and quality finishes typical of Summerlin construction from the 2000s. Homes run from smaller entry configurations to larger move-up floor plans, mostly in the $400,000–$620,000 range, on well-kept lots with desert landscaping.
Is Crimson Ridge at The Crossing a good fit for families?
Highly so. Sig Rogich Middle School's 10/10 GreatSchools rating is one of the best in Nevada, Palo Verde High and Vanderburg Elementary both rate 8/10, and The Meadows School and Bishop Gorman are private options within easy reach. The trail network, Fox Hill Park's zip lines and disc golf, and the safety of an established Summerlin neighborhood add to the family calculus.
What is the Nevada vs. California tax advantage for Crimson Ridge buyers?
California's top state income tax rate is 13.3% per the California Franchise Tax Board. Nevada levies zero state income tax. A household earning $300,000 saves roughly $25,000 per year just on that one line item. Add Nevada's effective property tax rate of approximately 0.5–0.75% with a 3% annual cap under NRS 361.471, and a Crimson Ridge home at $550,000 costs far less per year to carry than a comparable California property — which is the math behind the steady relocation flow here.
What should I know before buying in Crimson Ridge at The Crossing?
Four things matter here. First, confirm the exact HOA layers — master Summerlin association plus sub-association fees vary by street; get the resale package early. Second, verify CCSD school boundaries for your specific address, as village lines can differ from map impressions. Third, the $400K–$620K range is the neighborhood window, not Summerlin-wide; comps are tight and specific. Fourth, call (702) 637-1759 and let our team pull current actives and recent solds before you write.
What down payment do you need to buy in Crimson Ridge at The Crossing?
Most Crimson Ridge buyers put down 5–20%. Conventional financing works throughout the neighborhood — on a $500,000 home, plan $25,000 (5%) to $100,000 (20%). VA loans allow 0% for eligible veterans; FHA loans work here too with 3.5% down. First-time buyers should check Nevada Housing Division down-payment assistance programs, which can reduce cash to close further. Get pre-approved before touring — sellers in Summerlin expect documented financing.
How long does it take to close on a home in Crimson Ridge at The Crossing?
Most Crimson Ridge purchases close in 30 to 45 days through a Nevada escrow company. Cash offers can close in 7–14 days. HOA document review for the Summerlin master association and sub-association adds a few days but rarely extends the timeline materially. FHA and VA appraisals sometimes take longer than conventional — plan 35–45 days if using a government loan and communicate the timeline to your agent early.
Can Nevada Real Estate Group help me buy or sell in Crimson Ridge at The Crossing?
Yes — Nevada Real Estate Group has represented buyers and sellers throughout The Crossing village and the wider Summerlin master plan. Our agents know the HOA layering, CCSD boundary nuances, and how Crimson Ridge comps against sibling villages. Call (702) 637-1759 or submit the form on this page and a Summerlin specialist will be in touch, typically within the hour.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Crimson Ridge at The Crossing?
These are the eight questions buyers most often type when researching Crimson Ridge and The Crossing village — covering the $400,000–$620,000 price range, layered HOA fees, Sig Rogich school ratings, and drive times to the Strip — answered with specifics from Las Vegas REALTORS, the Nevada Revised Statutes, Howard Hughes Corporation records, and GreatSchools data.
Is Crimson Ridge in Summerlin?
Yes — Crimson Ridge at The Crossing is inside The Crossing village of the Summerlin master-planned community in Las Vegas, ZIP 89144. Summerlin is developed by Howard Hughes Corporation and spans 22,500 acres; The Crossing is one of its central villages, roughly five minutes from Downtown Summerlin.
What is The Crossing village known for in Summerlin?
The Crossing is known for established single-family neighborhoods like Crimson Ridge and Aspen Glen, direct access to Summerlin's 150+ mile trail system, and Sig Rogich Middle School's 10/10 GreatSchools rating — one of Nevada's best public middle schools serving the village.
How much does it cost to live in Crimson Ridge?
A $500,000 Crimson Ridge home with 10% down runs roughly $3,600–$3,800 per month including principal, interest, property tax (~0.6%), insurance, and the layered HOA ($65–$160/mo). Nevada has no state income tax, and property tax increases on a primary residence are capped at 3% per year under NRS 361.471.
Is Crimson Ridge at The Crossing good for families?
Very good. Sig Rogich Middle School (10/10) is the zoned option and one of Nevada's best public middle schools. Palo Verde HS (8/10) and Vanderburg ES (8/10) round out the public trifecta, and The Meadows School plus Bishop Gorman are private options within 10–12 minutes.
What is nearby Crimson Ridge at The Crossing?
Downtown Summerlin's 125-plus shops and restaurants are five minutes away, Red Rock Canyon is ten minutes west, and Summerlin Hospital Medical Center is about ten minutes north. The Strip is twenty minutes via Summerlin Parkway and I-15, and Harry Reid Airport is about thirty minutes via I-215 South.
Can I get to Red Rock Canyon easily from Crimson Ridge?
Yes — Red Rock Canyon National Conservation Area is about ten minutes from Crimson Ridge via West Charleston Boulevard. The 13-mile scenic drive loop, world-class hiking trails, and some of the best rock climbing in the Southwest are all within easy reach; the BLM manages the roughly 195,000-acre conservation area.
What are the pros and cons of buying in Crimson Ridge?
Pros: Sig Rogich MS 10/10 zoning, $400K–$620K entry to the Summerlin master plan, 150+ trail miles, Downtown Summerlin five minutes away, low HOA, and Nevada's zero income tax. Cons: no guard gate, resale-only inventory, and HOA layers that require careful due diligence — call (702) 637-1759 to run the numbers.
How do I get a showing in Crimson Ridge at The Crossing?
Crimson Ridge is an open neighborhood — no gate clearance required. Call (702) 637-1759 or submit the form on this page; our Summerlin specialists typically confirm a showing time the same day. Virtual tours are available for out-of-state buyers, and we can walk you through active comps on a video call before you fly in.
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 Crossing neighborhood — with the depth behind the team's #1 ranking in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Crimson Ridge at The Crossing Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Summerlin transactions since 2011 — in a neighborhood where school zoning, HOA layers, and comp selection determine value, knowing The Crossing village inside and out is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Crimson Ridge at The Crossing?
Compare Crimson Ridge at The Crossing — priced $400,000–$620,000 with a 10/10 middle school and 150+ miles of Summerlin trails — against neighboring villages and nearby cities across the west valley. Each card pairs the commute time with price positioning so you can judge whether another neighborhood delivers more home for your money.
A–Z INDEX
Which Areas Near Crimson Ridge at The Crossing Can You Explore A–Z?
The Crossing village and nearby Summerlin communities — from Aspen Glen sibling streets to the guard-gated Ridges at $2M+ — indexed alphabetically for quick orientation. Each linked entry opens a dedicated community page with its own market data, school ratings, HOA details, and buyer resources for that specific neighborhood.
R
- Red Rock Country Club
T
- The Crossing (village hub)
- The Ridges
KEEP LEARNING
What Else Should You Read About Crimson Ridge at The Crossing?
These guides extend the research most Crimson Ridge buyers do next — understanding the citywide Las Vegas market, comparing Summerlin to Henderson luxury options, and mapping the buying process — each written by our team from primary MLS data and sourced research.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →MASTER PLAN HUB
Summerlin Community Hub
All twenty-plus Summerlin villages, market data, school comparisons, and trail access guides in one place.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two premier markets compare — useful context for buyers considering moving up from The Crossing.
Read →Sources & Methodology
Where Does This Crimson Ridge at The Crossing Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Crimson Ridge is a sub-village within The Crossing, we present city-level and LV market statistics as the benchmark — never as neighborhood-specific claims — and omit sub-block medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Las Vegas market median list price, days on market, active and closed counts used as the citywide benchmark. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan details, trail system mileage, and The Crossing village character. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the neighborhood is not separately tabulated). census.gov/quickfacts
- Clark County School District (CCSD) — School boundary assignments and campus information for The Crossing village. ccsd.net
- GreatSchools.org — K-12 school ratings used throughout the schools module — Rogich MS 10/10, Palo Verde HS 8/10, Vanderburg ES 8/10. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89144. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences cited throughout the page. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment and wage data used in the economy module. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator defaults. 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