Top Rated
9/10
9/10John W. Bonner Elementary
Zoned · Stonebridge (5 min)
K-5750 Students18:1
Stonebridge, Summerlin West
Overlook at Stonebridge Homes For Sale
Nevada's #1 team for Overlook at Stonebridge real estate. Search Shea Homes single-family residences with Red Rock Canyon views in Summerlin West's newest village — from $600K.
ZIP-AREA MEDIAN (89138)
$900K
LVR / GLVAR, June 2026
COMMUNITY PRICE RANGE
$600K–$950K
Community plan record
HOMES IN COMMUNITY
200+
Community plan record
DAYS ON MARKET (ZIP-AREA)
42
LVR / GLVAR sold data, 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 Overlook at Stonebridge at a Glance?
Overlook at Stonebridge is a 200+ home Shea Homes community in ZIP 89138 with a $600K–$950K price range, a ZIP-area benchmark median of $900,000 per Las Vegas REALTORS, 42 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what makes Stonebridge stand out in Summerlin West.
- Shea Homes quality: livability-first floor plans from 2,000 to 3,600 sq ft with open kitchens, flexible bonus rooms, and covered patios standard.
- Mountain views: elevated homesites in Stonebridge — one of Summerlin's highest-positioned villages — frame the Spring Mountains and Red Rock Canyon.
- Top-rated schools: Bonner Elementary (9/10), Sig Rogich Middle (10/10), and Palo Verde High (8/10) per GreatSchools — among Nevada's best public school zones.
- Outdoor access: Red Rock Canyon 10 minutes west, Fox Hill Park and 150+ miles of Summerlin trails within the village.
- No state income tax: Nevada levies zero personal income tax; the 3% annual property-tax cap under NRS 361.471 keeps carrying costs predictable.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Overlook at Stonebridge Homes for Sale?
Overlook at Stonebridge homes are listed within ZIP code 89138 (Summerlin West) — the eight newest listings appear below, refreshed daily from Las Vegas REALTORS MLS data. The community's 200+ Shea Homes single-family residences range from $600K to $950K, with elevated mountain-view lots commanding premiums. Search the full ZIP-area inventory in our live portal.
PRICE DISTRIBUTION
How Many Overlook at Stonebridge-Area Homes Sell in Each Price Range?
Across ZIP code 89138 (Summerlin West / Stonebridge village), the Overlook community's $600K–$950K price range sits at the core of local demand per Las Vegas REALTORS MLS data. The bands below show where competition concentrates in the broader Stonebridge corridor.
Browse Overlook at Stonebridge Listings
How Can You Find an Overlook at Stonebridge Home by Type, Lifestyle & Price?
The Stonebridge village listings break into Shea Homes new construction and resale single-family, across the price tiers and lifestyle categories below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Stonebridge Communities Should You Explore?
Overlook at Stonebridge is one of several Shea Homes and builder communities in the Stonebridge village. The cards below orient you across the village and connect to live searches.
By Price Range
Updated daily · 200 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Overlook at Stonebridge Listings First?
Custom alerts by price, beds, and view orientation — no spam, unsubscribe anytime. With 200+ homes in the community and Shea Homes resale turning over selectively, the right Overlook home may appear once a season. Alert subscribers see it within hours.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
9/10
9/10
8/10
8/10
How Are the Schools for Overlook at Stonebridge?
Schools are Overlook at Stonebridge's strongest feature: Sig Rogich Middle School rates 10/10, John W. Bonner Elementary 9/10, and Palo Verde High School 8/10 per GreatSchools. Private options include The Meadows School and Bishop Gorman High School; charter options include Doral Academy Red Rock and Pinecrest Academy of Nevada.
9/10The Meadows School (Lower)
Private · west valley (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin West (10 min)
K-121100 Students19:1
8/10Pinecrest Academy of Nevada
Charter · northwest (15 min)
K-8900 Students20:1
8/10Coral Academy of Science
Charter · west campuses (15 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Overlook at Stonebridge Families?
According to GreatSchools.org, Overlook at Stonebridge families have access to Nevada's highest-rated public school zone: Sig Rogich Middle School (10/10), John W. Bonner Elementary (9/10), and Palo Verde High School (8/10). Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin West · 8 min | $600,000+ |
| 2 | John W. Bonner Elementary | Public (zoned) | K-5 | 9/10 | Stonebridge · 5 min | $600,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin West · 10 min | $600,000+ |
| 4 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 15 min | $600,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $600,000+ |
SAFETY & CRIME
Is Overlook at Stonebridge Safe?
Direct Answer
Overlook at Stonebridge is an open-access neighborhood within the Stonebridge village — no staffed gate, but a newer, owner-occupied community (85% ownership) with low through-traffic and strong neighbor cohesion. City of Las Vegas police provide jurisdiction coverage. For a detailed comparison, benchmark the surrounding 89138 corridor through FBI Uniform Crime Reporting data.
- Owner-occupied householdsCommunity plan record
- Year community establishedNew construction — modern street design
- City of Las Vegas police jurisdictionMetro coverage for the Stonebridge area
- Low-density residential ZIPSummerlin West, low through-traffic design
What Buyers Should Know
Stonebridge was designed as a walkable, trail-connected village — low through-traffic, cul-de-sac pockets, and community standards enforced by the Howard Hughes Corporation master plan. The 2019-era construction means modern street layouts that naturally discourage the cut-through traffic patterns associated with higher property-crime areas.
The surrounding 89138 corridor is one of the newer, higher-income ZIP codes in the Las Vegas Valley — Summerlin West's newest development edge. Incidents here tend to run to low-level property matters; verify the current picture through FBI UCR-based tools or the LVMPD crime mapping portal before writing an offer.
Buyers who want an added security layer can cross-shop The Ridges (guard-gated, Summerlin) or Red Rock Country Club — both nearby — but most Overlook buyers choose the open village design for lower HOA dues and direct trail access without the gate-access overhead.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per the plan record. Last updated June 2026.
Living In
What's It Like Living in Henderson, NV?
The Answer
Henderson offers a high quality of life with top-rated schools, beautiful master-planned communities, and easy access to Las Vegas. Money Magazine has ranked it among the best places to live in America. It's safe, family-friendly, and full of opportunity — and Nevada's zero state income tax sweetens every relocation budget.
What is Henderson known for?
Henderson is known for its award-winning parks and outdoor recreation, top-rated schools, and beautiful master-planned communities. It offers the perfect balance of small-town feel and big-city convenience.
Who should live in Henderson?
Henderson is ideal for families, professionals, retirees, and anyone seeking a safe, welcoming community with a high quality of life, excellent amenities, and proximity to Las Vegas.
What is daily life like?
Daily life in Henderson is relaxed and convenient. Residents enjoy beautiful weather, great dining and shopping, outdoor activities, and a strong sense of community.
Location
Where Is Henderson
Henderson anchors the southeastern Las Vegas Valley in Clark County, Nevada, framed by the McCullough Hills, River Mountains, and Lake Mead. 75,840 acres. 15 miles from the Strip.
Strip
20
Min
Airport
15
Min
Lake Mead
18
Min
Red Rock
35
Min
Allegiant
18
Min
Henderson
At a Glance$548,000
Median List Price
2,460
Active Listings
$274
Price / Sq Ft
21
Days on Market
- Population
- 331,857
- Acreage
- 75,840 acres
- Elevation
- 1,864–1,940 ft
- Incorporated
- 1953
- Master-Planned
- 30+
- Golf Courses
- 10 championship
- Sunshine
- 300 days/year
- Schools
- 57+ public, private & charter
- Parks
- 76 city-managed
- Miles of Trails
- 300+
- Guard-Gated
- MacDonald Highlands, Ascaya, Anthem CC, Seven Hills, SouthShore
- Distance to Strip
- 15–20 min
LIVABILITY REPORT CARD
How Does Overlook at Stonebridge Score?
Overlook at Stonebridge earns top marks for schools, outdoor access, and new-construction quality, with honest trade-offs on price point and drive time to the Strip. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour.
Grade A+: Schools
Bonner Elementary (9/10), Rogich Middle (10/10), Palo Verde High (8/10) per GreatSchools — among Nevada's strongest zoned school zones.
Grade A: Outdoor Access
Red Rock Canyon 10 min west, Fox Hill Park and 150+ miles of Summerlin trails steps from home — best outdoor access in the valley.
Grade B+: New Construction Quality
Shea Homes delivers livability-first floor plans; elevated homesites with mountain views hold durable resale value.
Grade B: Commute
Downtown Summerlin 5 min, Strip 20 min, airport 30 min — excellent for west-side employers, longer for Strip workers.
Grade B: Amenities
Fox Hill Park, The Paseos trail network, and Downtown Summerlin dining/retail within 5 minutes; village-level amenities still developing.
Grade C+: Cost of Living
Entry from $600K with $100–$300/mo HOA is reasonable for new construction, though higher than older Summerlin resale inventory.
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 Overlook at Stonebridge a good place to live?
Yes — especially for families and outdoor-focused professionals. Overlook at Stonebridge pairs Shea Homes contemporary construction with Nevada's top-rated school zone, Spring Mountains views, and Red Rock Canyon 10 minutes from your driveway, all inside the Howard Hughes Corporation Summerlin master plan. The community's 85% homeownership rate, open-access neighborhood design, and $100–$300 monthly HOA dues signal a stable, engaged resident base. Downtown Summerlin's restaurants, entertainment, and office corridor are 5 minutes away.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Overlook at Stonebridge?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Overlook at Stonebridge — the parent city holds 656,274 residents with a median household income of $66,820. Inside the Overlook community, demographics skew higher: community records show 600+ residents across 200+ households, a median age near 42, and average household income above $120,000.
The Census does not tabulate the Overlook plan separately, so citywide figures provide the statistical backdrop. Within the community, our closing data shows a mix of young families drawn by the school zone, professionals relocating from California, and move-up buyers seeking new construction at a western Summerlin price point. The community's 85% homeownership rate reflects strong owner commitment to the Stonebridge village.
600+
vs Las Vegas 656,274
~42
vs Clark Co 38
$120,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
200+
vs Clark Co ~860,000
$600K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Overlook at Stonebridge is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Stonebridge Area Growing?
Overlook at Stonebridge is still in active development — one of the few Summerlin communities where new homes continued to deliver into 2024. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the western Summerlin corridors remain among the most in-demand in the valley as Howard Hughes Corporation continues to develop Stonebridge.
656,274Las Vegas residents (Census)
200+Overlook homes (active buildout)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Within the Stonebridge village, growth is active — the broader village continues to see new builder deliveries and amenity build-out by Howard Hughes Corporation. The Overlook plan's 200+ homes represent one completed pocket; the village's overall trajectory follows Las Vegas West's consistent population and employment growth, supported by the Downtown Summerlin corporate corridor.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Overlook at Stonebridge Score for Livability?
Overlook at Stonebridge scores highest on schools and outdoor access: Sig Rogich Middle School ranks 10/10 and Red Rock Canyon is 10 minutes west. The honest trade-off is price — $600K–$950K for new Shea Homes construction, with a 42-day ZIP-area median DOM. Six categories below, benchmarked to Census, GreatSchools, and LVR data.
- 88A-
Overall Livability
- 95A+
Schools (zoned CCSD)
- 72B
Safety (open neighborhood)
- 55C+
Cost of Living
- 82B+
Outdoor Access
- 80B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Overlook at Stonebridge 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 for the Stonebridge village. ZIP 89138 is Summerlin West's most active new-construction corridor, with a benchmark median near $900,000 and 42-day median DOM reflecting the premium Stonebridge location.
Median List Price
$900,000 ZIP-area benchmark (89138), Summerlin West, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
42 median days ZIP-area; new Shea Homes specs may move faster
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Active 89138 inventory reflects Stonebridge village demand per LVR
vs May 2025
Source: Las Vegas REALTORS
The long view: Overlook at Stonebridge'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.
42
ZIP-AREA DAYS ON MARKET
$900K
ZIP-AREA MEDIAN
200+
SHEA HOMES IN THE COMMUNITY
< 1 hr
OUR RESPONSE TIME
ACTIVE NEW CONSTRUCTION
Get matched with a
Stonebridge specialist.
Market Competitiveness
How competitive is the Overlook at Stonebridge market right now?
The ZIP 89138 market is steady rather than frenzied — a 42-day median DOM and $900,000 benchmark median per Las Vegas REALTORS reflect Stonebridge's new-construction premium and Summerlin West demand. Well-priced Shea Homes with view lots move faster than the median; larger or higher-priced plans take longer to find their buyer.
62Steady Demand
- 42 daysZIP-area median DOM (sold)
- $900KZIP-area benchmark median list
- 200+Homes in Overlook community
- 89138Summerlin West ZIP code
Is Overlook at Stonebridge Right for You?
Who Should Buy a Home in Overlook at Stonebridge?
Overlook at Stonebridge is best for specific buyer types — families targeting Nevada's top school zone, outdoor-focused professionals, and California relocators trading state income tax for a better home. Six profiles below match lifestyles to what the community delivers, followed by the honest pros and trade-offs our team walks every client through.
Which Buyer Profiles Fit Overlook at Stonebridge?
Families with School-Age Children
- Rogich Middle (10/10) — Nevada's highest-rated
- Bonner Elementary (9/10) and Palo Verde High (8/10)
- Fox Hill Park adventure playground and disc golf
- Summerlin trail network for safe after-school activity
Outdoor Enthusiasts
- Red Rock Canyon 10 min west — 13-mile scenic loop
- 150+ miles of Summerlin trails from your door
- TPC Summerlin golf 10 min away
- Spring Mountains skiing 30–45 min north
California Relocators
- Zero Nevada state income tax vs. 13.3% California top rate
- $600K–$950K for 2,000–3,600 sq ft new construction
- Impossible value equation in Bay Area or SoCal
- Virtual tour + relocation support from our team
Move-Up Buyers
- Shea Homes 2019-era construction — better than most Summerlin resale
- Covered patios and bonus rooms standard
- Mountain-view elevated lots at core Summerlin pricing
- Strong resale fundamentals in an active village
Professionals (West-Side Employers)
- Downtown Summerlin corporate corridor 5 min
- Summerlin Hospital Medical Center 10 min
- Strong 215 Beltway access for valley-wide reach
- Red Rock reset 10 min west after work
Long-Hold Investors
- Stonebridge is Summerlin's newest, actively developing village
- Elevated view lots hold durable resale value
- NRS 361.471 caps annual tax increases at 3%
- No state income tax supports the long hold
Best Fit For
- Families — Nevada's highest-rated middle school zone, 150+ miles of trails, and Shea Homes floor plans built for real life.
- California relocators — zero state income tax, 3% property-tax cap, and $600K new construction with Red Rock views.
- Outdoor enthusiasts — Red Rock Canyon 10 minutes west, Fox Hill Park next door, TPC Summerlin golf 10 minutes away.
- Move-up buyers — contemporary Shea Homes construction, covered patios, and bonus rooms at Summerlin's western edge pricing.
- West-side professionals — Downtown Summerlin corporate corridor 5 minutes, airport 30 minutes, valley-wide 215 Beltway access.
- Long-hold investors — Stonebridge's actively developing village trajectory, elevated view lots, and NRS 361.471 tax cap support the position.
Ready to explore homes in Overlook at Stonebridge? Our team knows every Stonebridge builder, lot position, and Summerlin village comparison inside out.
Start Your Home SearchPros
- Nevada's highest-rated middle school (Sig Rogich, 10/10) is the zoned campus — the strongest school argument in Summerlin
- Red Rock Canyon just 10 minutes west — the closest Summerlin village to 195,000 acres of BLM conservation land
- Shea Homes 2019-era construction with open kitchens, bonus rooms, and covered patios standard
- Zero Nevada state income tax and 3% primary-residence property-tax cap under NRS 361.471
- 150+ miles of Howard Hughes Corporation-maintained Summerlin trails from your door
- Downtown Summerlin — 125+ shops, restaurants, Las Vegas Ballpark — just 5 minutes away
- HOA dues of $100–$300/month: master-plan quality without staffed-gate premiums
Honest Considerations
- No guard gate — open-access neighborhood; buyers wanting staffed-entry security should cross-shop The Ridges or Red Rock Country Club
- Strip is 20 minutes and airport is 30 — longer commute than central Las Vegas neighborhoods
- Summer heat — 105°F+ stretches July through September, like the rest of the valley
- Limited resale pool — 200+ homes means fewer available at any given time; new builder inventory may be exhausted
- Stonebridge is still developing — some village amenities and retail are not yet complete
- Premium pricing — $600K–$950K is higher than many Summerlin resale options in older villages
Community Comparison
How Does Overlook at Stonebridge Compare to Other Stonebridge Communities?
A like-for-like comparison of the Stonebridge village communities — entry pricing, builder, and lifestyle fit — drawn from the Howard Hughes Corporation plan records and active-listing data via Las Vegas REALTORS. With 200+ homes per community, per-plan medians are directional rather than statistically definitive.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Overlook at Stonebridge | $600K–$950K | n/a* | n/a* | n/a* | Shea Homes · Mountain views |
| Valore at Stonebridge | $550K–$900K | n/a* | n/a* | n/a* | Taylor Morrison · Multi-gen suites |
| Stonebridge (village hub) | From $550K | n/a* | n/a* | n/a* | Multiple builders · Full village |
| Summerlin (master plan hub) | From $400K | n/a* | n/a* | n/a* | All buyer types · Full choice |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf · Luxury |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. ZIP-area benchmark: 42-day median DOM, $900,000 median list (89138).
Community Deep Dive
What's Inside the Stonebridge Village Communities?
Submarket 1
Overlook at Stonebridge
Shea Homes' livability-first designs on elevated lots with Spring Mountains and Red Rock views. Covered patios and bonus rooms standard. Best for families and outdoor-focused buyers.
Browse Overlook at Stonebridge homes →$600K–$950KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Valore at Stonebridge
Taylor Morrison's flexible open-concept floor plans with casita and multi-generational suite options. Slightly lower entry point than Overlook with similar Stonebridge village benefits.
Browse Valore at Stonebridge homes →$550K–$900KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Stonebridge (village hub)
The broader Stonebridge village hub — multiple builders, multiple price points, and the full suite of village parks, trails, and amenities managed by Howard Hughes Corporation.
Browse Stonebridge (village hub) homes →$550K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Summerlin (master plan hub)
The 22,500-acre Howard Hughes Corporation master plan with 26+ villages — the broadest selection of Summerlin communities from entry-level to ultra-luxury.
Browse Summerlin (master plan hub) homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Red Rock Country Club
Guard-gated golf community adjacent to Summerlin West with two Arnold Palmer championship courses. Entry at $1.2M+ for buyers who want security and golf without going as far west as The Ridges.
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 6
Stonebridge Village — The Mountain-View Anchor
Stonebridge is Howard Hughes Corporation's newest Summerlin village, positioned closest to Red Rock Canyon among all Summerlin neighborhoods. Multiple builders have delivered contemporary homes since 2019, and the village continues expanding with parks, trail connections, and planned retail amenities. Overlook at Stonebridge is one of the village's signature Shea Homes communities.
Browse Stonebridge Village — The Mountain-View Anchor homes →2019Village Established
10 minto Red Rock Canyon
150+Miles of Summerlin Trails
5 minto Downtown Summerlin
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Stonebridge
community fits?
BY ZIP CODE
How Does ZIP Code 89138 (Summerlin West / Stonebridge) Break Down?
ZIP code 89138 covers Summerlin West including the Stonebridge village. The table below breaks the ZIP into its key corridors, from new construction in Stonebridge to the broader Summerlin West master-plan neighborhoods. Per Las Vegas REALTORS MLS data, the ZIP-area benchmark median is $900,000 with a 42-day median DOM.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Stonebridge village — Overlook, Valore, and other new builds | $600K–$950K (community ranges) | n/a* | 42 (ZIP-area) | Village inventory | n/a* |
| 89138 | Summerlin West established Paseos / Arbors areas | From $500K | n/a* | 42 (ZIP-area) | — | n/a* |
| 89138 | Red Rock Country Club (guard-gated golf) | From $1.2M | n/a* | varies | — | n/a* |
| 89138 | Full 89138 ZIP-area benchmark | $900,000 list | — | 42 | Active ZIP inventory | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Community-level $/SF and year-over-year change are intentionally omitted; plan-scale samples are too small for meaningful medians. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Overlook at Stonebridge Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and Howard Hughes Corporation — capture Overlook at Stonebridge faster than any brochure: 200+ homes, $600K–$950K range, 10/10 school zone, and Red Rock Canyon 10 minutes away.
$600K–$950K
Shea Homes new construction price range across Overlook at Stonebridge's 200+ single-family residences in the Stonebridge village, Summerlin West.
Community plan record
$900K
ZIP-area benchmark median list price for ZIP 89138 (Summerlin West / Stonebridge) per Las Vegas REALTORS, June 2026.
LVR / GLVAR, June 2026
200+
Single-family homes in the Overlook at Stonebridge community, across 45 acres in the Stonebridge village, ZIP 89138.
Community plan record
42 days
ZIP-area median days on market from list to accepted offer across ZIP 89138 per Las Vegas REALTORS data.
LVR / GLVAR, June 2026
10/10
Sig Rogich Middle School rating per GreatSchools — the zoned middle school for Overlook at Stonebridge, among Nevada's highest.
GreatSchools
2019
The year Shea Homes began delivering homes in Overlook at Stonebridge under the Howard Hughes Corporation Summerlin master plan.
Community plan record
10 min
Drive time from Overlook at Stonebridge to Red Rock Canyon National Conservation Area — the closest Summerlin village to the BLM-managed park.
Drive time estimate
$100–$300
Monthly HOA dues combining the Summerlin master association and Overlook sub-association — low for a Summerlin West master-plan community.
Community plan record
WHY OVERLOOK AT STONEBRIDGE
Why Does Overlook at Stonebridge Stand Apart From Its Peers?
From the Shea Homes floor plans to the Spring Mountains skyline, Overlook at Stonebridge occupies a specific niche in Summerlin West. The five advantages below are each tied to a verifiable source — Nevada Revised Statutes, GreatSchools data, Census figures, and the Howard Hughes Corporation community plan — so you can check every claim.
- GreatSchools · Clark County School District
Nevada's highest-rated school zone
Sig Rogich Middle School (10/10), Bonner Elementary (9/10), Palo Verde High (8/10) per GreatSchools — the strongest zoned public school zone in Summerlin.
- Bureau of Land Management
Red Rock Canyon 10 minutes from your driveway
Stonebridge is the closest Summerlin village to Red Rock Canyon — 195,000 acres of BLM conservation land with the 13-mile scenic loop and world-class hiking.
- Community plan record
Shea Homes livability-first construction
Open kitchens, flexible bonus rooms, and covered outdoor living spaces — 2019-era construction with modern energy standards and warranties.
- Nevada Revised Statutes 361.471
Zero state income tax + 3% property-tax cap
Nevada levies no personal income tax, and annual primary-residence tax increases are capped by statute — predictable carrying costs from year one.
- Howard Hughes Corporation
Howard Hughes Corporation master plan standards
Summerlin's 22,500-acre master plan ensures consistent community standards, trail maintenance, park development, and long-term village quality — managed by one developer.
WHY BUY IN OVERLOOK AT STONEBRIDGE
What Are the Top 10 Reasons to Buy a Home in Overlook at Stonebridge?
Overlook at Stonebridge's case rests on schools, views, and the Summerlin master plan: Nevada's top-rated school zone, Red Rock Canyon 10 minutes west, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, and zero state income tax. Ten sourced reasons follow.
Sig Rogich Middle School 10/10
Nevada's highest-rated middle school is the zoned campus — the single most powerful school-zone argument in all of Summerlin.
GreatSchools
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — no surprise reassessment after a hot market year.
NRS 361.471
Red Rock Canyon 10 minutes west
The 13-mile scenic loop, world-class hiking and climbing — the valley's best outdoor asset is the closest here.
Bureau of Land Management
Shea Homes 2019-era construction
Modern energy standards, open floor plans to 3,600 sq ft, and covered patios — built for how families actually live.
Community plan record
Downtown Summerlin 5 minutes away
125+ shops and restaurants, the Las Vegas Ballpark, and Summerlin's corporate corridor — errands and entertainment without driving far.
Howard Hughes Corporation
150+ miles of Summerlin trails
Fox Hill Park and The Paseos connect to the broader Summerlin network — the valley's most extensive urban trail system.
Howard Hughes Corporation
Strong resale fundamentals
Stonebridge is one of Summerlin's newest villages; elevated lots with permanent mountain views hold durable resale value.
LVR / GLVAR, June 2026
Low HOA carrying costs
$100–$300 per month combined — master plan amenities without the premium dues that staffed-gate communities require.
Community plan record
California relocator math
A $750,000 Shea Homes single-family with a 10/10 school zone — an impossible value in coastal California.
CA Franchise Tax Board / NRS comparison
New Construction
Who Builds New Homes in and Around Overlook at Stonebridge?
Shea Homes built the Overlook community starting in 2019; resale and any remaining builder inventory are the primary paths. The broader Stonebridge village and adjacent Summerlin West areas still have active new construction from other builders. Incentives change quarterly — verify current offers before you write anything.
Livability-First Single-Family
Shea Homes
The Overlook builder — open kitchens, bonus rooms, covered patios standard
Flexible Floor Plans
Taylor Morrison
Cross-shop Valore next door — multi-gen suite options
Luxury & Move-Up
Toll Brothers
Luxury-tier option if Overlook's plans feel entry-level
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing Stonebridge
Outdoor Recreation
What Outdoor Amenities Does Overlook at Stonebridge Offer?
Overlook at Stonebridge sits where the Summerlin trail network meets the Spring Mountains — Fox Hill Park and The Paseos are steps away, and the Bureau of Land Management's 195,000-acre Red Rock Canyon conservation area is just 10 minutes west, offering the 13-mile scenic loop, world-class hiking, and climbing.
5 MIN
Fox Hill Park
~20 acresDisc golf · Adventure playground · TrailsFree
The Stonebridge village's anchor park — disc golf course, adventure playground, picnic areas, and trail connections to the broader Summerlin network.
IN-VILLAGE
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear desert-garden trail threading through the Stonebridge village — the everyday walking and jogging route for Overlook residents.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — 13-mile scenic loop, world-class hiking and climbing walls, managed by the Bureau of Land Management.
5 MIN
Cottonwood Canyon Park
~8 acresSports courts · Playground · PathsFree
Neighborhood park with sports courts, playground, and walking paths — the quick after-school stop for Stonebridge families.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
125+ shops and restaurants, seasonal farmers market, and Las Vegas Ballpark — Summerlin's outdoor shopping and entertainment hub.
IN-COMMUNITY
Summerlin Trail Network
150+ milesHiking · Cycling · WalkingFree
Howard Hughes Corporation maintains 150+ miles of paved and natural surface trails connecting every Summerlin village — Overlook sits on the network.
10 MIN
TPC Summerlin Golf Course
18 holesGolf · Annual PGA Tour eventPublic / Member
The home of the Shriners Children's Open PGA Tour event — a championship-grade public round is available within 10 minutes of Overlook.
30 MIN
Spring Mountains NRA
316,000 acresSkiing · Hiking · CampingFee
Mt. Charleston and the Spring Mountains National Recreation Area — skiing at Lee Canyon and high-elevation escapes 30–45 minutes from Overlook.
The Overlook at Stonebridge Lifestyle
What Does a Weekend in Overlook at Stonebridge Look Like?
Three moods within minutes: a morning trail run along The Paseos, eighteen holes at TPC Summerlin, and lunch at Downtown Summerlin — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management just 10 minutes west when you want to go bigger.
200+Shea Homes in the Community
10 minto Red Rock Canyon
5 minto Downtown Summerlin
150+Miles of Summerlin Trails
THIS WEEKEND'S OPEN HOUSES
Can You Tour Overlook at Stonebridge Homes This Weekend?
Open houses appear regularly in the Stonebridge village — resale owners and any builder spec inventory typically hold weekend showings. Set up instant alerts to be notified the moment an Overlook at Stonebridge home schedules an open house, or browse every active listing now and let us arrange private showings with same-day notice.
Quick Answer
What does the HOA cover in Overlook at Stonebridge?
The Overlook sub-association combined with the Summerlin master HOA (totaling $100–$300/mo) covers common-area landscaping, Fox Hill Park and The Paseos trail maintenance, village amenities, and master-plan community standards managed by Howard Hughes Corporation. Individual homeowners are responsible for their lot maintenance and exterior upkeep per CC&R standards. Request the full resale package — dues, reserves, and assessment history — early in escrow to avoid surprises at closing.
Moving to Overlook at Stonebridge
Should I Move to Overlook at Stonebridge?
Each month, California households discover that contemporary single-family living with mountain views — priced out of reach in the Bay Area and Southern California — is attainable in Summerlin West for $600K–$950K. 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 relocations.
Why California Buyers Are Choosing Overlook at Stonebridge
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $40,000 per year in state income taxes alone. Overlook at Stonebridge adds what coastal communities can't match at the price: an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, Shea Homes quality construction, Red Rock Canyon 10 minutes from your driveway, and Summerlin's nationally ranked master-plan amenities.
At a $900,000 budget, a Bay Area buyer is looking at a dated condo or a small lot in a mediocre school district. That same budget in Overlook at Stonebridge secures a brand-new Shea Homes single-family residence with Spring Mountains views in one of Nevada's top-rated school zones — 5 minutes from Downtown Summerlin and 10 from Red Rock Canyon.
According to Las Vegas REALTORS, the ZIP 89138 area benchmark median runs approximately $900,000 with a 42-day median DOM. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area just 10 minutes west.
Overlook at Stonebridge residents skew professional and entrepreneurial, with average household income above $120,000 per community demographics. Downtown Summerlin's corporate corridor sits 5 minutes away, Summerlin Hospital Medical Center is about 10 minutes, and the Strip employment core is roughly 20 minutes east via Summerlin Parkway — the village's location balances outdoor recreation with urban access.
Cost of Living Snapshot — Overlook at Stonebridge 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. The housing category flips hardest: Shea Homes new construction with Red Rock views starts at $600,000 in Stonebridge versus $1.5M+ for comparable suburban product in coastal Southern California.
| Metric | Overlook at Stonebridge, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| New Construction Entry | From $600K (Shea Homes) | $1.5M+ comparable |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%+ |
| School Rating (zoned) | Bonner 9/10 · Rogich 10/10 | Varies widely |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Overlook at Stonebridge Rental Market — Rent vs. Own
The Overlook community skews strongly owner-occupied at 85% per community demographics, and with 200+ homes in the plan, rental listings surface infrequently. When they do appear, single-family Stonebridge homes lease for roughly $3,000–$4,500 per month. Short-term rentals require City of Las Vegas licensing and are subject to HOA CC&R restrictions. The scarcity-and-appreciation math rewards owners over a 5+ year hold, not vacation-rental income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Overlook at Stonebridge? Our team specializes in out-of-state relocation — virtual new-construction tours, builder incentive negotiation, lot-selection guidance, and full closing coordination without requiring multiple flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Overlook at Stonebridge in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Overlook at Stonebridge 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 penalties stack.
Decide: resale vs. new builder inventory
Shea Homes resale is the primary path for most buyers; ask our team whether any builder move-in-ready specs remain. Resale closes in 30–45 days; new construction takes 6–10 months to build.
Get pre-approved for the right loan type
Conventional financing is standard at $600K–$950K. VA loans work for eligible veterans. Builder's preferred lenders may offer rate buydowns — compare total-cost-of-ownership, not just rate.
Tour with a Stonebridge specialist
Lot position, view orientation, and proximity to Fox Hill Park all affect daily livability and resale. Our team has closed across every Stonebridge sub-community and knows which lots hold the most value.
Compare communities in the village
Overlook (Shea Homes), Valore (Taylor Morrison), and the broader Stonebridge hub each offer different floor-plan philosophies. Tour at least two before deciding — our team provides side-by-side analysis.
Write and negotiate the offer
On resale, know where the seller stands before submitting. On builder inventory, negotiate incentives — rate buydowns, closing-cost credits, and design-center allowances are all in play depending on phase.
Inspection and HOA document review
Order the resale package early: Summerlin master HOA CC&Rs, Overlook sub-association documents, dues, reserves, and assessment history. Shea Homes warranty terms apply on newer construction.
Clear conditions and fund
Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. HOA document review for both master and sub-association adds a few days — factor this into your timeline.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water), register with the HOA, and handle the DMV — Nevada driver's license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Overlook at Stonebridge Economy?
Overlook at Stonebridge runs on a professional and entrepreneurial economy — community demographics show average household income above $120,000. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and Summerlin West's proximity to the Downtown Summerlin corporate corridor, medical campuses, and the Strip employment core draws west-side professionals.
$120,000+Avg household income, OverlookNREG community plan record
85%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Overlook at Stonebridge-Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub — 5 minutes from Overlook
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, approximately 10 minutes north
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about 10 minutes
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes via Summerlin Parkway
- Clark County School District (west region)Multiple Stonebridge-area campuses including Bonner, Rogich, and Palo Verde
- Howard Hughes CorporationMaster developer of Summerlin — manages and develops the village, trails, and community amenities
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Overlook at Stonebridge Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Overlook at Stonebridge against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Stonebridge wins on schools and outdoor access; Summerlin broadly on master-plan choice; Henderson on safety rankings — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Overlook at Stonebridge | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $600K–$950K (community) | From $400K–$5M+ | $300K–$3M+ | $250K–$5M+ |
| ZIP-Area Median | $900,000 (89138) | $728K (Summerlin) | $548K (Henderson) | $476K (Las Vegas) |
| Days on Market | 42 (ZIP-area 89138) | 21 | 21 | 20 |
| Middle School (zoned) | Rogich 10/10 | Varies by village | Varies by area | Varies widely |
| Guard-Gated | None (open access) | Select enclaves | Select enclaves | Select enclaves |
| New Construction | Shea Homes (active) | Very High (multiple villages) | Very High (Cadence, Inspirada) | Moderate |
| Red Rock Access | 10 min (closest) | 15–20 min | 30+ min | 20 min |
| Best For | Schools · Outdoors · New builds | All buyer types · Lifestyle | Families · Safety · Retirees | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Overlook community figures are plan-record values; ZIP-area benchmark is 89138. Last updated June 2026.
Cost of Ownership
What Will Overlook at Stonebridge Cost You Each Month?
A $750,000 Overlook at Stonebridge purchase runs about $5,400 monthly with 10% down at 7% per Freddie Mac's rate survey — including the combined HOA dues. The tabs below model your payment, compare renting, and break down association tiers.
Payment Estimator
Estimate Your Overlook at Stonebridge Payment
$5,503
Estimated Monthly Payment
- Principal & Interest$4,491
- Property Tax$381
- Insurance$150
- HOA$200
- PMI$281
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 Overlook at Stonebridge right now?
Rental supply inside the community is thin — 85% of households own — so single-family leases command firm pricing when they appear. For 5+ year holds, the appreciation math in an actively developing Summerlin village tilts decisively toward owning.
OWN (10% DOWN, 7%)
$5,500 / mo
- Principal & Interest
- $4,491
- Property Tax (~0.6%)
- $375
- Homeowners Insurance
- $150
- HOA (master + sub-association)
- $200
- PMI (10% down)
- $280
5-year net cost:~$170,000
Equity built:~$220,000
RENT (MODELED LEASE)
$3,500 / mo
- Single-Family Lease (modeled)
- $3,500
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$255,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning in Overlook at Stonebridge for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner builds roughly $220,000 in equity (including the down payment) while the renter walks away with none. Stonebridge's active village development supports appreciation above a conservative 3% baseline.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $200/mo blended HOA, modeled $3,500 single-family lease.
HOA Fees by Community
HOA Fees at Overlook at Stonebridge
Every Overlook at Stonebridge home pays combined Summerlin master and sub-association dues. The exact total depends on sub-association tier. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Overlook Single-Family Homes
$100–$300 / mo
Summerlin master association + Overlook sub-association
$100–$300
Includes:
Trail maintenance, Fox Hill Park, common-area landscaping, master-plan community standards
Covered patio / outdoor living standard
Included in home
Includes:
Shea Homes delivers covered patios and bonus rooms standard — no upgrade premium
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and community rules for both associations
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math
Builder Warranty (Shea Homes)
Structural + systems
Shea Homes new construction warranty
1/2/10-year
Includes:
Workmanship (1yr), systems (2yr), structural (10yr) — transferable on resale within warranty period
HOA architectural review
CC&R requirement
Includes:
Any exterior modification — paint, landscaping, additions — requires sub-association approval
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Overlook at Stonebridge?
Overlook at Stonebridge sits at Summerlin West's outermost developed edge — superb for west-side employers and outdoor recreation, longer to the Strip and airport. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — Stonebridge beats that for west-side destinations, trades time for lifestyle on the east side.
Drive Times from Overlook at Stonebridge
- 5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
- ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~10 minTPC Summerlin Golf CourseSummerlin Pkwy
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east via Summerlin Pkwy
- ~30 minHarry Reid Intl AirportI-215 South
- ~45 minMt. Charleston / Lee Canyon SkiUS-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 Overlook at Stonebridge?
Resale purchases in Overlook at Stonebridge typically close in 30–45 days through a Nevada escrow company; cash offers close in 14–21 days. New builder construction takes 6–10 months to build from contract, or 30–60 days for a move-in-ready spec. HOA document review for the Summerlin master and Overlook sub-association adds a few days.
Quick Answer
What down payment do you need to buy in Overlook at Stonebridge?
Most Overlook at Stonebridge buyers put 5%–20% down. Conventional financing is standard at the $600K–$950K range — on a $750,000 home, plan $37,500 (5%) to $150,000 (20%). VA loans allow 0% for eligible veterans. Builder's preferred lenders sometimes offer rate buydowns or closing-cost credits worth comparing against outside financing. Confirm current incentive packages before locking a rate.
Overlook at Stonebridge FAQ — 18 Answers
What Do Overlook at Stonebridge Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in Overlook at Stonebridge?
Overlook at Stonebridge runs from about $600,000 to $950,000 for Shea Homes single-family residences spanning 2,000 to 3,600 square feet across the 45-acre, 200-home community in ZIP 89138. According to $849,900 ZIP-area data from Las Vegas REALTORS, view lots command premiums over base-priced plans. Call (702) 637-1759 for current availability.
Is Overlook at Stonebridge guard-gated?
No — Overlook at Stonebridge is an open-access neighborhood within the Stonebridge village of Summerlin West. Howard Hughes Corporation master-plan standards, parks, and trail connectivity do the heavy lifting on community quality. HOA dues run $100–$300 per month combined, well below the premium that staffed-gate communities carry. Buyers wanting a gate can cross-shop The Ridges or Red Rock Country Club nearby.
What ZIP code is Overlook at Stonebridge in?
Overlook at Stonebridge sits in ZIP code 89138, Summerlin West, at the base of the Spring Mountains. From here Downtown Summerlin is about 5 minutes, Red Rock Canyon about 10, the Strip roughly 20 minutes via Summerlin Parkway, and Harry Reid International Airport near 30 minutes via I-215 South — the Stonebridge position is one of the closest to the mountains anywhere in Summerlin.
What are HOA fees in Overlook at Stonebridge?
HOA fees in Overlook at Stonebridge generally run $100–$300 per month, combining the Summerlin master association with the Overlook sub-association. Dues cover common-area maintenance, trails, parks, and village amenities managed by Howard Hughes Corporation. Request the full resale package during Nevada's standard 30–45 day escrow. Pair that with Nevada's 3% primary-residence property-tax cap and carrying costs stay predictable.
What schools serve Overlook at Stonebridge?
Overlook at Stonebridge is zoned to three top-rated Clark County School District campuses: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10 — among Nevada's highest-rated), and Palo Verde High School (8/10) per GreatSchools. Private families look to The Meadows School and Bishop Gorman High School; charter options include Doral Academy Red Rock and Pinecrest Academy of Nevada. Verify attendance boundaries with CCSD before writing an offer.
How far is Overlook at Stonebridge from the Las Vegas Strip?
Approximately 20 minutes via Summerlin Parkway and I-15. From Overlook at Stonebridge you are also about 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, and 30 minutes to Harry Reid International Airport via I-215 South. Living at the Spring Mountains' base means world-class recreation is closer than the resort corridor — a trade most Stonebridge buyers make deliberately.
Who built homes in Overlook at Stonebridge?
Shea Homes built Overlook at Stonebridge, starting in 2019 under the Howard Hughes Corporation Summerlin master plan. The 45-acre community holds 200+ homes with Shea's livability-first designs: open kitchens, flexible bonus rooms, and covered outdoor living standard throughout. Our team has closed across the Stonebridge village and can show you how Shea's plans compare on resale against neighboring builders' products.
Is Overlook at Stonebridge a good investment?
Overlook at Stonebridge holds a strong investment position: Stonebridge is one of Summerlin's most actively developing villages, elevated lots with Spring Mountains and Red Rock views carry durable value, and western valley new-construction supply is limited. Nevada's zero state income tax and 0.5–0.75% effective property taxes with a 3% primary-residence cap under NRS 361.471 support the long hold.
How do Nevada and California property taxes compare for Overlook at Stonebridge buyers?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, with annual increases capped at 3% for primary residences under NRS 361.471. California's base rate starts at 1% under Prop 13 but rises with reassessment on sale. On a $750,000 Overlook home, Nevada taxes run approximately $3,750–$5,250 annually — and Nevada levies zero state income tax versus California's top rate of 13.3% per the Franchise Tax Board.
What outdoor recreation is near Overlook at Stonebridge?
Overlook at Stonebridge puts Red Rock Canyon's roughly 195,000-acre conservation area about 10 minutes west — managed by the Bureau of Land Management, with the 13-mile scenic loop, world-class hiking, and climbing. Fox Hill Park (20 acres, disc golf, adventure playground) and The Paseos Linear Park are within the village. The Summerlin trail network connects to 150+ miles of paths maintained by Howard Hughes Corporation.
What floor plans does Shea Homes offer in Overlook at Stonebridge?
Shea Homes delivered floor plans ranging from approximately 2,000 to 3,600 square feet across the Overlook community, with two-story and single-story options. Highlights include open-concept great rooms, gourmet kitchens, flexible bonus rooms, and covered patios designed for desert outdoor living. Resale buyers benefit from completed Shea construction; our team pulls current availability and compares plans against the Stonebridge market before your first offer.
How does Overlook at Stonebridge compare to Valore at Stonebridge?
Both Overlook (Shea Homes) and Valore (Taylor Morrison) sit within the same Stonebridge village at similar price points — Overlook runs $600K–$950K while Valore runs $550K–$900K. Shea's designs emphasize indoor-outdoor flow and elevated-lot positioning; Taylor Morrison's Valore plans lean toward open-concept flexibility and multi-generational suite options. Our team has closed in both communities and can walk you through current resale versus new inventory.
What is the Stonebridge village in Summerlin?
Stonebridge is one of Summerlin West's most recently developed villages, situated closest to Red Rock Canyon among all Summerlin neighborhoods. Howard Hughes Corporation designed the village with an emphasis on trail connectivity, mountain views, and contemporary architecture. Multiple builders — including Shea Homes, Taylor Morrison, and Toll Brothers — have delivered communities there since 2019, and the village continues to expand with new amenities.
Is Overlook at Stonebridge suitable for families?
Yes — Overlook at Stonebridge is a strong family community. Sig Rogich Middle School rates 10/10, John W. Bonner Elementary 9/10, and Palo Verde High School 8/10 per GreatSchools. Fox Hill Park's adventure playground and disc golf course, The Paseos trail network, and the broader Summerlin trail system give families abundant outdoor options. The neighborhood's contemporary floor plans with bonus rooms and flexible living spaces cater well to growing households.
Can Nevada Real Estate Group help me buy in Overlook at Stonebridge?
Yes — call (702) 637-1759. Our team has closed across every Stonebridge sub-community and understands the nuances of lot positioning, Shea Homes' build quality, and the Summerlin West resale market. We help buyers navigate builder incentive cycles, identify the best remaining lots, and negotiate effectively. Out-of-state clients get virtual tours and full relocation support from our dedicated team.
What down payment is needed to buy in Overlook at Stonebridge?
Most Overlook at Stonebridge buyers put 5%–20% down. Conventional financing is standard at the $600K–$950K price range — on a $750,000 home, plan $37,500 (5%) to $150,000 (20%). VA loans allow 0% for eligible veterans. FHA works for homes under the conforming loan limit. Builder's preferred lenders sometimes offer rate buydowns or closing-cost credits — verify the current incentive package before choosing a lender.
How long does it take to close on a home in Overlook at Stonebridge?
Resale purchases in Overlook at Stonebridge typically close in 30–45 days through a Nevada escrow company; cash offers can close in 14–21 days. New construction from a builder runs 6–10 months for a to-be-built home or 30–60 days for a move-in-ready spec. HOA document review for the Summerlin master association and the Overlook sub-association adds a few days — request the resale package early to avoid delays.
What is the Overlook at Stonebridge HOA responsible for?
The Overlook sub-association (combined with the Summerlin master HOA, totaling $100–$300/mo) maintains common-area landscaping, trails, parks, and community standards. The Summerlin master association — governed by Howard Hughes Corporation — manages the broader village trail network, parks, and community events. Individual homeowners are responsible for their own lot maintenance, exterior upkeep per CC&R standards, and utilities.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Overlook at Stonebridge?
These are the questions Overlook at Stonebridge buyers actually ask — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, and community facts from the Howard Hughes Corporation plan record. All answers reflect ZIP 89138 benchmark data, current as of June 2026.
Is Overlook at Stonebridge part of Summerlin?
Yes — Overlook at Stonebridge is within the Stonebridge village of the Summerlin master-planned community in Las Vegas, ZIP 89138. Howard Hughes Corporation is the master developer; Shea Homes built the Overlook community starting in 2019 under the Summerlin master plan standards.
What is the Stonebridge village?
Stonebridge is Howard Hughes Corporation's newest Summerlin village, positioned closest to Red Rock Canyon among all Summerlin neighborhoods. Multiple builders have delivered homes there since 2019, and the village continues expanding with parks, trails, and planned retail amenities.
How many homes are in Overlook at Stonebridge?
200+ single-family homes across 45 acres in ZIP 89138, per the community plan record. Shea Homes delivered the community starting in 2019 under the Howard Hughes Corporation Summerlin master plan.
Does Overlook at Stonebridge have a community pool?
Individual Shea Homes in Overlook at Stonebridge do not typically include private pools as a standard feature — buyers wanting pools can add them per HOA approval, or cross-shop plans in the broader Stonebridge village that may include community recreation. Check the CC&Rs for pool-addition guidelines.
What is Sig Rogich Middle School rated?
10/10 per GreatSchools — the highest rating in the middle-school category and among Nevada's best-rated public campuses overall. The zoned school for Overlook at Stonebridge, located in Summerlin West approximately 8 minutes from the community.
Is there still new construction available in Overlook at Stonebridge?
Shea Homes built the Overlook community starting in 2019. Whether builder inventory remains depends on the phase — call (702) 637-1759 and our team will confirm current availability. The broader Stonebridge village has other builders actively selling new homes.
How close is Overlook at Stonebridge to Downtown Summerlin?
About 5 minutes via W Charleston Boulevard — the closest major Summerlin retail, dining, and entertainment destination. Downtown Summerlin has 125+ shops and restaurants, seasonal farmers markets, and the Las Vegas Ballpark home of the Las Vegas Aviators.
What is the HOA for Overlook at Stonebridge?
Combined Summerlin master association and Overlook sub-association dues run approximately $100–$300 per month, covering trail maintenance, Fox Hill Park, common-area landscaping, and Summerlin master-plan community standards. Request the full resale package in escrow to confirm current dues and reserve funding.
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NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Overlook at Stonebridge?
Compare Overlook at Stonebridge with neighboring Stonebridge communities, Summerlin villages, and nearby cities. Each card pairs the commute time with price positioning so you can judge whether trading Shea Homes new construction for a different lifestyle actually buys you more home for the money.
A–Z INDEX
Which Stonebridge Communities Can You Explore A–Z?
The Stonebridge village in Summerlin West, ZIP 89138, includes Overlook at Stonebridge and several neighboring communities built since 2019 by Shea Homes, Taylor Morrison, and Howard Hughes Corporation. Each dedicated page below covers live MLS listings, schools, market statistics, and buyer resources tailored to that specific community.
KEEP LEARNING
What Else Should You Read About Overlook at Stonebridge?
These guides extend the research most Stonebridge buyers do next — understanding the citywide Las Vegas market, weighing Summerlin villages, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two premium poles compare — useful context for Stonebridge buyers weighing the options.
Read →COMMUNITY HUB
Summerlin Community Hub
Every Summerlin village, market data, and side-by-side comparisons — the full master plan in one place.
Read →Sources & Methodology
Where Does This Overlook at Stonebridge Data Come From?
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. ZIP-area statistics for 89138 are presented as area benchmarks — never plan-only claims — because the 200+ home community is too small for statistically meaningful medians on its own. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89138. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan community standards, trail network, village development, and Stonebridge plan facts. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- Clark County School District — Attendance boundaries, school profiles, and enrollment data for Stonebridge-area campuses. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Stonebridge-area campuses. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates for benchmarking. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026