Discovery Homes For Sale

KEY TAKEAWAYS

What Should You Know About Discovery, Summerlin at a Glance?

Discovery pairs 1,800-plus new-construction homes priced $450K–$750K inside the Howard Hughes Corporation Summerlin master plan with an area median of $580,000 across ZIPs 89134/89138 per Las Vegas REALTORS, 35 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what makes this 2016-launched village the best-value new-construction address in Summerlin North.

• New-construction value: homes built 2016 to present starting in the $450Ks — 10-foot ceilings, smart-home wiring, and energy-efficient HVAC inside Summerlin North.
• Active builder presence: Toll Brothers, Lennar, Pulte, and KB Home all sell in Discovery; bring agent representation from your first model visit.
• School depth: Kesterson Elementary (8/10), Rogich Middle (10/10), and Palo Verde High (8/10) per GreatSchools — one of Summerlin North's strongest public progressions.
• Trail and park access: Discovery Park, Gardens Park, and direct connection to Summerlin's 200-plus mile paseo trail network leading to Red Rock Canyon.
• Do your homework: builder contract terms, lot premiums ($20K–$60K), preferred-lender incentive trade-offs, and HOA resale package all deserve early review.

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

PRICE DISTRIBUTION

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

Across ZIP codes 89134 and 89138, the Discovery area carries active listings from both builder new-construction releases and resale sellers per Las Vegas REALTORS MLS data. Discovery's own village concentrates in the $450K–$750K band, while the broader ZIPs include some larger Summerlin North homes above $800K. The counts below reflect the area that surrounds and benchmarks Discovery.

Counts reflect active MLS listings across ZIP codes 89134 and 89138 (the Discovery area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Discovery proper concentrates in the $450K–$750K band — the 395 listings in that range are the village's primary competitive set.

SAFETY & CRIME

Is Discovery, Summerlin Safe?

• LVMPDCity of Las Vegas police jurisdictionMetro coverage for the village
• Code AccessNeighborhood-level gated entriesKey-fob access, not staffed gate
• 80%Owner-occupied householdsCommunity records
• SuburbanSummerlin North family profileBelow Las Vegas citywide average

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

LIVABILITY REPORT CARD

How Does Discovery, Summerlin Score?

Discovery earns top marks for school quality, new-construction value, and trail access, with honest trade-offs on distance from the Strip and the builder-contract complexity that first-time new-home buyers often underestimate. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before the first model-home visit.

• A

  Grade A: Schools

  Kesterson ES (8/10), Rogich MS (10/10), Palo Verde HS (8/10) per GreatSchools — one of Summerlin North's strongest public progressions.

• A-

  Grade A-: New Construction

  Four active national builders with modern floor plans, 10-foot ceilings, smart-home wiring, and energy-efficient systems from the $450Ks.

• A

  Grade A: Outdoor Access

  Discovery Park, Gardens Park, and direct connection to Summerlin's 200-plus mile trail network leading to Red Rock Canyon 15 minutes west.

• B+

  Grade B+: Value

  $580K area median for new-construction quality inside a Howard Hughes master plan — meaningful savings versus comparable Southern California product.

• B

  Grade B: Commute

  Easy 215 Beltway access for valley-wide reach; Downtown Summerlin 10 min, Strip 25 min, Airport 35 min — suburban but connected.

• B-

  Grade B-: Amenities

  Strong parks and trails inside the village; Downtown Summerlin covers dining and retail 10 minutes south. No golf or guard gate in the village itself.

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 Discovery Area Growing?

Discovery launched in 2016 and is still adding homes — active builders continue releasing new phases while early sections are now resale. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the northwest Summerlin corridor remains among the most in-demand for family buyers in the valley.

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 Discovery, Summerlin Score for Livability?

Discovery scores highest on school quality, new-construction value, and trail access: Rogich Middle School's rare 10/10 GreatSchools rating, modern Howard Hughes master planning, and 200-plus miles of Summerlin trails connecting to Red Rock Canyon. The honest trade-offs are the 25-minute Strip commute and no guard gate. Six categories below, benchmarked to Census, GreatSchools, and LVR data.

• 84A-

  Overall Livability

• 90A

  Schools (zoned + private)

• 68B

  Safety (suburban)

• 72B+

  Cost of Living

• 85A-

  Amenities & Trails

• 75B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Discovery 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 Discovery's builder and resale prices trade against. ZIP codes 89134 and 89138 carry both active new-construction releases and resale inventory, making this one of the more dynamic pricing environments in Summerlin North.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Discovery market right now?

Discovery is a moderately competitive market — 35 median days on market across the area, with the dual dynamic of new-builder releases and resale inventory. New-construction buyers compete with other buyers for limited quick-move-in homes and popular floor plans; resale buyers compete against new builds as an alternative. Knowing the builder release calendar is as important as knowing the MLS.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. Area figures span ZIP codes 89134 and 89138 — treat village-level statistics as indicative. Builder availability changes monthly.

Sub-Neighborhood Comparison

How Do Discovery's Four Sub-Neighborhoods Compare?

A like-for-like comparison of Discovery's four sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community data record and active-listing data via Las Vegas REALTORS. Honesty note: with new-construction releases and resales mixed in the same area, per-sub-neighborhood medians shift monthly; we publish entry points and builder availability instead.

Source: Las Vegas REALTORS MLS data plus the NREG community data record, June 2026. Per-sub-neighborhood $/SF and DOM are intentionally omitted — samples too small to be meaningful. ZIP-area benchmark: 35-day median DOM, $580K median list.

Sub-Neighborhood Deep Dive

What's Inside Discovery's Sub-Neighborhoods?

BY ZIP CODE

How Do the Discovery ZIP Codes (89134/89138) Break Down?

Discovery spans ZIP codes 89134 and 89138, and the table below breaks the area into its main corridors — new-construction villages, established Summerlin North resale neighborhoods, and the commercial corridor near the 215. Understanding the two-ZIP spread is key to reading list prices accurately.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-area $/SF and YTD change are intentionally omitted: active-builder release pricing and resale sales create sample-size volatility that misleads. We publish area ranges and the ZIP-area benchmark instead. Boundaries per Clark County GIS.

WHY DISCOVERY

Why Does Discovery, Summerlin Stand Apart From Its Peers?

From the Howard Hughes master plan to Rogich Middle School's 10/10 rating, Discovery occupies a niche few Las Vegas new-construction villages fill. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools ratings, LVR market data, and the Howard Hughes Corporation master plan record — so you can verify every claim.

1. 1

   New-construction quality at mid-range Summerlin pricing

   Modern floor plans from Toll Brothers, Lennar, Pulte, and KB Home starting in the $450Ks — the best value for new-construction buyers inside a proven Howard Hughes master plan.

   Howard Hughes Corporation · LVR
2. 2

   Rogich Middle School (10/10)

   A rare 10/10 GreatSchools rating combined with Kesterson Elementary (8/10) and Palo Verde High (8/10) gives Discovery one of Summerlin North's strongest public school progressions.

   GreatSchools · CCSD
3. 3

   200+ mile Summerlin trail network

   Direct paseo trail connections from Discovery to Downtown Summerlin, Red Rock Canyon trailheads, and every other Summerlin village — one of the best urban trail systems in the western U.S.

   Howard Hughes Corporation
4. 4

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs meaningfully below comparable California new-construction markets.

   Nevada Revised Statutes 361.471
5. 5

   Active builder warranty protection

   New-construction buyers get structural warranties up to 10 years — a risk hedge against the deferred maintenance surprises that come with resale purchases in the same price range.

   Builder warranty programs

WHY BUY IN DISCOVERY

What Are the Top 10 Reasons to Buy a Home in Discovery, Summerlin?

Discovery's case rests on new-construction value and master-plan quality: modern homes from national builders starting in the $450Ks, Rogich Middle School at 10/10 per GreatSchools, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and direct access to the 215 Beltway. Ten sourced reasons follow.

1. 1

   New-construction quality from $450K

   Modern floor plans, 10-foot ceilings, smart-home wiring, and covered patios from Toll Brothers, Lennar, Pulte, and KB Home.

   Howard Hughes Corporation builder record

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.

   NRS 361.471

4. 4

   Rogich Middle School (10/10)

   One of the highest-rated public middle schools in Nevada — a rare 10/10 GreatSchools rating inside a Summerlin North village.

   GreatSchools · CCSD

5. 5

   200+ miles of Summerlin trails

   Direct paseo access to the full Summerlin trail network linking Red Rock Canyon, Downtown Summerlin, and every major village park.

   Howard Hughes Corporation

6. 6

   Builder warranty protection

   Structural warranties up to 10 years — a key risk hedge against deferred-maintenance surprises at this price point.

   Builder warranty programs

7. 7

   Energy-efficient construction

   High-performance insulation, dual-pane windows, and efficient HVAC cut utility bills meaningfully versus older Las Vegas housing stock.

   Community data record

8. 8

   215 Beltway access

   Direct access to the 215 keeps the Strip (25 min), Downtown Summerlin (10 min), and the Airport (35 min) all reachable without surface-street crawls.

   Drive times from community data

9. 9

   Four-builder competition works in your favor

   With Toll Brothers, Lennar, Pulte, and KB Home all active, buyers can comparison-shop floor plans, lot premiums, and incentive packages — leverage your agent uses.

   Howard Hughes Corporation builder record

10. 10

    Proven master-plan value retention

    Summerlin's 30-plus year track record of appreciation is backed by Howard Hughes Corporation's ongoing investment in amenities, standards, and infrastructure.

    Howard Hughes Corporation · LVR historical data

THIS WEEKEND'S OPEN HOUSES

Can You Tour Discovery, Summerlin Homes This Weekend?

Discovery open houses run differently than traditional neighborhoods — builder model homes are open daily, while resale open houses follow standard MLS scheduling. Set up alerts to catch new showings instantly, and let us arrange a model tour — our agent presence changes what you can negotiate on lot premiums and incentives.

RELOCATION TIMELINE

How to relocate to Discovery, Summerlin in 8 steps

From first research to keys-in-hand, here's the 8-12 week timeline most Discovery buyers follow (longer for new-construction build-to-order). 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

   Decide: new construction or resale?

   Discovery offers both. New builds give you builder warranty, modern specs, and design-center customization — but 6-12 month waits on build-to-order. Resales close in 30-45 days and already have landscaping. Tell us your move-in timeline first.

2. 02

   Get pre-approved — builder-aware

   Most Discovery builders accept FHA, VA, and conventional financing. New-build buyers: compare your builder's preferred-lender incentive package against outside financing before committing — rate buy-downs have real value, but so does a lower rate.

3. 03

   Hire a Discovery specialist before the model home

   The builder pays buyer-agent commission whether you bring an agent or not — so there is no reason to walk into a model unrepresented. Our agents know which lots carry premiums, which incentives are negotiable, and which floor plans hold value best at resale.

4. 04

   Tour models and schedule builder appointments

   Toll Brothers, Lennar, Pulte, and KB Home all have model centers in Discovery. Walk them in one day with our agent to compare floor plans, lot premiums, and incentive windows side by side. Virtual tours are available for out-of-state buyers.

5. 05

   Write and negotiate — for new builds, read the contract carefully

   Builder contracts favor the builder by default. Our agents push on closing cost credits, lot-premium waivers, design-center allowances, and rate lock terms before you sign anything. For resales, we negotiate against the market and the seller's position.

6. 06

   Inspection and HOA docs

   New builds still need third-party inspections at frame, pre-drywall, and final stages — builder warranty doesn't mean skip inspections. For resales, order the HOA resale package early: dues, reserves, and assessment history all matter before contingencies expire.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance for resales, up to 12 months for build-to-order new construction. Quick-move-in homes from builders can close in 30-60 days — ask us which releases have move-in-ready inventory.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), set up your HOA paseo trail access card, then handle the DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Discovery, Summerlin Economy?

Discovery runs on a dual-income professional household economy: engineers, healthcare workers, educators, and technology professionals rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income in Discovery above $120,000 — meaningfully above the Clark County median.

Top Discovery-Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 12 minutes from Discovery
• Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's primary retail employment hub — 10 minutes south
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border — 15 minutes away
• Howard Hughes Corporation (Summerlin development)Master plan development and management operations for the broader Summerlin community
• Clark County School District (west region)Kesterson ES, Rogich MS, Palo Verde HS, and multiple supporting campuses within the Discovery school zone
• Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core — 25 minutes via the 215 and I-15

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

COMMUNITY COMPARISON

How Does Discovery, Summerlin Compare to The Trails, The Willows & Las Vegas?

If you're weighing Discovery against Summerlin's other North villages or citywide alternatives, this side-by-side covers the metrics buyers ask about most, updated June 2026. Discovery wins on new-construction freshness and school depth; The Trails wins on guard-gated option and mature character; The Willows on established pricing — sources are LVR, the U.S. Census, and GreatSchools.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Village income and population figures are community data-record values. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Discovery, Summerlin?

Discovery's 215 Beltway access is its commute superpower: the freeway cuts east-west across the north valley, connecting Downtown Summerlin, the Strip corridor, and the Airport without surface-street crawls. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Discovery destinations beat that, except the Strip and Airport.

Drive Times from Discovery, Summerlin

• ~10 minDowntown Summerlin (dining & retail)Summerlin Pkwy south
• ~12 minSummerlin Hospital Medical CenterTown Center Dr south via 215
• ~15 minRed Rock CanyonW Charleston Blvd west
• ~15 minTPC Summerlin GolfSummerlin Pkwy south
• ~25 minLas Vegas StripI-215 south → I-15 south
• ~30 minDowntown Las Vegas215 east → US-95 south
• ~35 minHarry Reid Intl AirportI-215 south → I-15 south
• ~50 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default and remarkably efficient: Discovery's 215 Beltway frontage puts major valley destinations within 10-35 minutes without major surface-street congestion. Summerlin Parkway adds a parallel westbound option for Downtown Summerlin.

• RTC Transit

  Routes run the Summerlin Parkway and Town Center Drive corridors near Discovery, but residents should not plan a car-free life — this is a suburban master-planned community built around driving.

• Cycling & Trails

  Discovery connects directly to Summerlin's 200-plus mile paseo trail system for car-free access to Downtown Summerlin, neighboring villages, and Red Rock Canyon trailheads — one of the best car-optional commute systems in Las Vegas.

• Rideshare

  Fast and reliable this close to the Beltway; Strip runs cost roughly $35-$50, and the 215 keeps pickup times low compared to denser central neighborhoods.

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 Discovery?

Most Discovery buyers put down 5 to 20 percent. On a $580,000 home, that's roughly $29,000 (5 percent FHA) to $116,000 (20 percent conventional). VA loans allow 0 percent for eligible veterans, and most Discovery builders accept VA financing on new construction. New-build buyers: compare your builder's preferred-lender incentive package against outside financing before committing — the rate buy-down is real savings if you hold the loan, but refinancing when rates drop can cost you the incentive. Have your lender verify the trade-off math before you sign the builder contract.

PEOPLE ALSO ASK

What Else Do People Ask About Discovery, Summerlin?

These are the eight questions Discovery buyers most frequently type into Google and AI assistants — each answered with verifiable specifics drawn from Las Vegas REALTORS market data, GreatSchools school ratings, Howard Hughes Corporation master-plan records, and Nevada Revised Statutes. The answers follow in the order buyers ask them.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships across all four Discovery builders, 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 navigating builder contracts, lot-premium negotiations, and new-construction timelines throughout Summerlin North — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 20 Minutes of Discovery, Summerlin?

Compare Discovery with neighboring Summerlin villages and nearby Las Vegas communities — from The Trails at $850K to The Willows at $550K. Each card pairs the commute time with price positioning so you can judge whether a different village trades Discovery's active-builder advantage for something that better fits your lifestyle.

A–Z INDEX

Which Discovery Sub-Neighborhoods Can You Explore A–Z?

Four sub-neighborhoods make up Discovery's 350 acres and 1,800-plus homes — from townhomes to premium-lot single-family. Dedicated sub-neighborhood pages are rolling out. Our team can pull current listings, lot release schedules, and HOA documents for any section on request.

Sources & Methodology

Where Does This Discovery, Summerlin Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Discovery is an active-builder village with new releases and resales mixed in the same ZIP codes, we present area statistics (89134/89138) as area benchmarks — not village-only claims — and note where builder data differs from resale data.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89134 and 89138. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan data, Discovery village launch date, acreage, home count, builder roster, and trail network mileage. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Discovery is not separately tabulated). census.gov/quickfacts
4. Clark County School District (CCSD) — School zoning, enrollment, student-teacher ratios, and attendance boundary confirmation. ccsd.net
5. GreatSchools.org — K-12 school ratings: Kesterson ES (8/10), Rogich MS (10/10), Palo Verde HS (8/10), Doral Academy Red Rock (9/10). greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for the Discovery area. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
8. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
9. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026