8/10John C. Vanderburg Elementary
Zoned · The Crossing (5 min)
K-5750 Students17:1
The Crossing, Summerlin
Red Bluffs at The Crossing Homes For Sale
Nevada's #1 team for Red Bluffs real estate. Search established single-family homes in The Crossing village of central Summerlin — mature landscaping, top-rated schools, and the full Summerlin lifestyle from ZIP 89144.
ZIP-AREA MEDIAN LIST (89144)
$720K
LVR / GLVAR, June 2026
RESALE PRICE RANGE
$600K–$950K
Community record, June 2026
HOA FEES
$60–$150/mo
Summerlin master + sub-association
DAYS ON MARKET (ZIP-AREA)
40
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 Red Bluffs at The Crossing at a Glance?
Red Bluffs at The Crossing is an established single-family neighborhood in The Crossing village of Summerlin, ZIP 89144, with resale prices of $600K–$950K, HOA dues of $60–$150/mo, and Sig Rogich Middle School — rated 10/10 per GreatSchools — as the zoned middle school. Developed by Howard Hughes Corporation, it offers mature desert landscaping five minutes from Downtown Summerlin.
- The price band: resale single-family homes trade $600K–$950K in June 2026, with HOA dues of $60–$150/mo for the Summerlin master + sub-association.
- The schools: Sig Rogich MS (10/10), Vanderburg ES (8/10), and Palo Verde HS (8/10) — one of Summerlin's strongest public school corridors.
- The location: 5 minutes to Downtown Summerlin, 10 to Red Rock Canyon, 20 to the Strip — central Summerlin's lifestyle radius.
- The lifestyle: mature landscaping, 150-plus miles of Summerlin trails, and established neighbors in a non-gated, family-friendly village.
- Do your homework: no new construction here — resale only; verify HOA sub-association dues, reserve study, and school zoning for your specific address.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Red Bluffs at The Crossing Homes for Sale?
The 89144 ZIP corridor carrying The Crossing village shows active single-family listings updated daily according to Las Vegas REALTORS MLS data. Red Bluffs resale homes trade in the $600,000–$950,000 range. The eight newest area listings appear below, and our full MLS search lets you filter by beds, price, and features.
PRICE DISTRIBUTION
How Many Red Bluffs Area Homes Sell in Each Price Range?
Across the 89144 ZIP corridor, active listings in June 2026 span a wide price range per Las Vegas REALTORS MLS data. Red Bluffs resale homes concentrate in the $600K–$950K band. The counts below show where buyer competition concentrates across the full ZIP.
Browse Red Bluffs at The Crossing Listings
How Can You Find a Red Bluffs Home by Type, Lifestyle & Price?
Active listings in the 89144 ZIP corridor — where Red Bluffs resale homes trade from $600K to $950K — break down by property type, lifestyle fit, and price band below. Each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. Filter by beds and price to narrow your search.
Which Summerlin Communities Near The Crossing Should You Explore?
Red Bluffs sits alongside several named neighborhoods within The Crossing village, each with its own character and price point. Cards below link to the most relevant hub or live search.
Established · Single-Family
Red Bluffs at The Crossing
The Crossing · Single-FamilyPacific Crest at The Crossing
Summerlin VillageThe Crossing (village)
Master Plan · All villagesSummerlin (master plan)
Family · ParksThe Paseos
Guard-Gated · GolfRed Rock Country Club
Guard-Gated · LuxuryThe Ridges Summerlin
All Las Vegas CommunitiesLas Vegas (citywide)
By Property Type
By Price Range
Updated daily · 0 active listings · MLS data
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EDUCATION8/10 
9/10
8/10
8/10
How Are the Schools for Red Bluffs at The Crossing?
Schools are the defining strength of a Red Bluffs address: Sig Rogich Middle School rates 10/10 per GreatSchools — one of the highest-rated public middle schools in Nevada — while Vanderburg Elementary (8/10) and Palo Verde High School (8/10) complete a CCSD corridor that ranks among the best in Las Vegas. Private and charter options add further depth.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · Peccole Ranch (10 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121100 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin (10 min)
K-12900 Students18:1
8/10Faith Lutheran (Lower)
Private · Summerlin (8 min)
K-5400 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Red Bluffs at The Crossing Families?
According to GreatSchools.org, Red Bluffs families sit in one of Summerlin's strongest public-school corridors: Sig Rogich Middle School rates 10/10 — rare in Nevada — and is flanked by Vanderburg ES (8/10) and Palo Verde HS (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 | Zoned · 3 min | $600,000+ |
| 2 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $600,000+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 15 min | $600,000+ |
| 4 | John C. Vanderburg ES | Public (zoned) | K-5 | 8/10 | Zoned · 5 min | $600,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $600,000+ |
SAFETY & CRIME
Is Red Bluffs at The Crossing Safe?
Direct Answer
Yes — Red Bluffs is a non-gated established Summerlin neighborhood served by Las Vegas Metropolitan Police Department in one of the valley's most stable residential corridors. According to FBI Uniform Crime Reporting data, established owner-heavy Summerlin neighborhoods consistently run below Las Vegas city averages for violent crime. Benchmark the 89144 corridor specifically through FBI UCR tools before you buy.
- Las Vegas Metro Police coverageDedicated Summerlin-area patrol district
- Owner-occupied householdsStable, owner-heavy neighborhood character
- No through-traffic designResidential street grid, not a cut-through
- Mature, established neighborhood20-plus years of community stability
What Buyers Should Know
Red Bluffs benefits from Summerlin's residential design: most streets terminate in cul-de-sacs or loop back to a single entry, naturally limiting cut-through traffic and keeping the neighborhood quiet. The 78% homeownership rate means stable, invested neighbors who notice and report unusual activity.
The surrounding 89144 corridor is among the more established owner-heavy zip codes in western Las Vegas; incidents run to suburban property matters — an occasional vehicle break-in along commercial corridors — at rates buyers can benchmark through FBI UCR-based tools before writing an offer.
Buyers wanting a staffed gate should compare Red Rock Country Club (from $1.2M) or The Ridges (from $2M) within Summerlin, both roughly 10–15 minutes west. Red Bluffs offers Summerlin's lifestyle and school quality without the gate premium — a common trade that most families in the village find well worth making.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per NREG records. Last updated June 2026.
Living In
What's It Like Living in Red Bluffs at The Crossing?
The Answer
Living in Red Bluffs means mature tree-lined streets, a 10-rated middle school two minutes away, and Downtown Summerlin five minutes down Charleston Boulevard. The neighborhood sits within The Crossing village, served by the City of Las Vegas, with Red Rock Canyon ten minutes west and the full Summerlin trail network connecting parks, schools, and shopping from the front door.
What is Red Bluffs at The Crossing known for?
Red Bluffs is known for its established desert-contemporary homes, one of the top public-school corridors in Las Vegas (Sig Rogich MS at 10/10), and immediate access to the Summerlin trail network and Downtown Summerlin retail and dining.
Who should live in Red Bluffs at The Crossing?
Families targeting Summerlin's best public schools, California relocators seeking a mature neighborhood with Nevada's zero income tax, and established professionals who want a settled, non-gated Summerlin address within five minutes of Downtown Summerlin.
What is daily life like?
Morning trail runs on the Summerlin network, school drop-off at Vanderburg or Rogich, errands and dinner at Downtown Summerlin five minutes away, and weekend hiking at Red Rock Canyon ten minutes west — with 300 days of sunshine year-round.
Location
Where Is Red Bluffs at The Crossing
Red Bluffs at The Crossing sits in The Crossing village of central Summerlin along the W. Charleston Boulevard corridor in Las Vegas ZIP 89144. About 20 minutes to the Strip via Summerlin Parkway and I-15, 10 minutes to Red Rock Canyon, and 5 minutes to Downtown Summerlin.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Red Bluffs at The Crossing
At a Glance$720,000
Median List Price (ZIP 89144)
$600K–$950K
Resale Price Range (Red Bluffs)
$60–$150/mo
HOA Fees
40
Days on Market (ZIP-area)
- Setting
- Established village within Summerlin master plan
- Village
- The Crossing
- Type
- Single-Family Resale
- Established
- Early 2000s
- Developer
- Howard Hughes Corporation
- Guard-Gated
- No
- HOA
- $60–$150/mo
- Schools
- CCSD: Vanderburg ES (8) · Rogich MS (10) · Palo Verde HS (8)
- Trails
- 150+ miles Summerlin trail network
- ZIP Code
- 89144
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Red Bluffs at The Crossing Score?
Red Bluffs earns top marks for schools and lifestyle access, with honest trade-offs on non-gated security and no new-construction options. Below is our category-by-category report card — the same six factors our agents walk through with every buyer considering The Crossing before a first tour.
Grade A: Schools
Sig Rogich MS (10/10) is one of Nevada's top public middle schools; Vanderburg ES (8/10) and Palo Verde HS (8/10) complete a consistently rated CCSD corridor.
Grade B+: Safety
LVMPD-covered established Summerlin neighborhood; non-gated but low-traffic, mature streets with strong neighborhood character.
Grade B+: Cost of Living
$600K–$950K resale range with $60–$150/mo HOA is accessible for Summerlin — modest dues compared to guard-gated enclaves.
Grade A: Amenities
150+ miles of Summerlin trails, Downtown Summerlin 5 minutes away, Red Rock Canyon 10 minutes west, TPC Summerlin nearby.
Grade A-: Outdoor Access
Summerlin trail network from the door, Fox Hill Park and The Paseos nearby, Red Rock Canyon NCA ten minutes west.
Grade A-: Commute
5 minutes to Downtown Summerlin, 20 to the Strip, 30 to the airport via I-215 South — one of central Summerlin's most accessible addresses.
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 Red Bluffs at The Crossing a good place to live?
Yes — particularly for families and Summerlin lifestyle buyers. Red Bluffs delivers a 10-rated public middle school (Sig Rogich), mature landscaping, 150-plus miles of Summerlin trails from the door, and Downtown Summerlin five minutes away — all in a non-gated, established-neighborhood setting priced $600K–$950K. The honest trade-offs: no guard gate and resale-only inventory with varying upgrade levels. For buyers who value top schools and Summerlin's lifestyle radius over gates or new builds, Red Bluffs is one of The Crossing's most compelling addresses.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Red Bluffs at The Crossing?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Red Bluffs — the parent city holds 656,274 residents with a median household income of $66,820. The 89144 corridor and Summerlin village profile inverts that average: community records show a median age around 38, average household income above $110,000, and a homeownership rate near 78%.
The Census does not separately tabulate neighborhood-level data for Red Bluffs, so Las Vegas citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within the neighborhood, our closing data shows a mix of established professional families, California relocators drawn by Nevada's zero income tax and Summerlin's school corridor, and long-tenured owners who bought when The Crossing was new and have not left.
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
10/10
vs Clark Co avg ~6
$60–$150
vs guard-gated $250–$700+
$600K
vs Clark Co value $391K
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (Red Bluffs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Red Bluffs Area Growing?
Red Bluffs itself is a built-out resale neighborhood within a mature Summerlin village — rooftop growth comes from the western Summerlin expansion, not The Crossing. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor remains among the most in-demand in the valley.
656,274Las Vegas residents (Census)
150+Miles of Summerlin trails
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Red Bluffs, growth means appreciation and turnover, not new rooftops. The Crossing village is built out, and demand from California relocators and Summerlin trade-up buyers keeps resale activity steady. The surrounding Summerlin West expansion — where Howard Hughes Corporation continues adding villages — fuels ongoing infrastructure and amenity investment that benefits established central-Summerlin neighborhoods like The Crossing.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the neighborhood separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Red Bluffs at The Crossing Score for Livability?
Red Bluffs scores highest on schools and outdoor access: Sig Rogich MS (10/10) anchors a CCSD corridor that tops most Summerlin villages, while Red Rock Canyon and the 150-plus-mile trail network are literally minutes away. The honest trade-off is no guard gate and resale-only inventory. Six categories benchmarked below to Census and GreatSchools data.
- 84A-
Overall Livability
- 94A
Schools (public zone)
- 72B+
Safety (LVMPD)
- 68B+
Cost of Living
- 86A-
Amenities
- 82A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Red Bluffs 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 The Crossing trades against. ZIP 89144 specifics: median list near $720,000, median days on market around 40, active resale inventory refreshed daily.
Median List Price
$720,000 ZIP 89144 median, June 2026 — resale Red Bluffs homes trade $600K–$950K
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~40 median days across the 89144 ZIP corridor; well-priced homes move faster
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
ZIP 89144 closings tracked monthly per LVR — check our search portal for current counts
vs May 2025
Source: Las Vegas REALTORS
The long view: Red Bluffs 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.
40
ZIP-AREA DAYS ON MARKET
$720K
ZIP-AREA MEDIAN LIST
10/10
ROGICH MS RATING
< 1 hr
OUR RESPONSE TIME
ESTABLISHED SUMMERLIN VILLAGE
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is the Red Bluffs at The Crossing market right now?
The 89144 corridor is a steady seller's market in 2026: homes priced correctly for comparable Summerlin resale sell within 30–40 days per Las Vegas REALTORS data, while overpriced listings sit. The Crossing's school corridor and lifestyle access drive consistent demand from families and relocators; turnover stays moderate because satisfied owners do not leave.
62Steady Seller's Market
- ~40 daysZIP-area median DOM (sold, recent)
- $720KMedian list price, ZIP 89144
- $600K–$950KRed Bluffs resale range
- 10/10Rogich MS — drives family demand
Is Red Bluffs at The Crossing Right for You?
Who Should Buy a Home in Red Bluffs at The Crossing?
Red Bluffs is not a universal fit — it's a specific Summerlin niche: established, non-gated, and school-driven, priced $600K–$950K resale with HOA dues of $60–$150/mo and Sig Rogich MS (10/10) as the zoned middle school. Six buyer profiles below map who thrives here and what the honest trade-offs are.
Which Buyer Types Fit Red Bluffs at The Crossing?
Families with School-Age Children
- Sig Rogich MS (10/10) — the zoned middle school
- Vanderburg ES (8/10) and Palo Verde HS (8/10)
- Summerlin trail network connects home to school safely
- Established neighborhood with settled, owner-heavy character
California Relocators
- Nevada zero state income tax vs California's 13.3%
- Mature Summerlin neighborhood at California-suburban pricing
- Downtown Summerlin lifestyle and Red Rock Canyon weekend access
- NREG handles virtual tours and relocation coordination
Move-Up Summerlin Buyers
- Trade up from a smaller 89144 home within the same school zone
- Upgrade finishes and lot size without changing Rogich MS zoning
- Established comps make valuation straightforward
- Familiar neighborhood character — no adjustment period
Remote Workers & Professionals
- Quiet, low-traffic residential streets — ideal home-office environment
- Downtown Summerlin restaurants and coffee shops 5 minutes away
- 215 Beltway access for valley-wide client meetings
- 300 days of sunshine and Red Rock Canyon ten minutes west
First-Time Luxury Buyers
- Entry at $600K with conventional financing (no jumbo required)
- $60–$150/mo HOA — modest for a Summerlin address
- Zoned for Rogich MS without private-school tuition overhead
- Non-gated resale — straightforward diligence without enclave complexity
Long-Hold Investors
- Top-rated school corridor supports consistent resale demand
- California-relocator pipeline replenishes buyer pool regularly
- Howard Hughes Corporation's ongoing Summerlin investment protects value
- 3% property-tax cap under NRS 361.471 controls operating costs
Best Fit For
- Families with school-age children — Sig Rogich MS at 10/10 is the zoned middle school — the single most consistent driver of demand in this neighborhood.
- California relocators — mature Summerlin lifestyle at a fraction of coastal pricing, with Nevada's zero state income tax doing the heavy lifting.
- Remote workers — quiet residential streets, Downtown Summerlin five minutes away, and Red Rock Canyon ten minutes west for afternoon resets.
- Move-up Summerlin buyers — trade up within the 89144 corridor and stay in Rogich MS zoning — the most common internal move in The Crossing village.
- First-time luxury buyers — entry at $600K with conventional financing, modest HOA, and established neighborhood character without enclave complexity.
- Long-hold investors — school-driven resale demand and steady California-relocator pipeline make this one of Summerlin's most durable hold positions.
Ready to explore homes in Red Bluffs at The Crossing? Our Summerlin specialists know The Crossing village, every sub-association structure, and the comparable sales that determine fair value.
Start Your Home SearchPros
- Sig Rogich MS (10/10) — one of Nevada's top-rated public middle schools is the zoned campus
- Full Summerlin lifestyle: 150-plus miles of trails, Downtown Summerlin, Red Rock Canyon — accessible without a guard-gate premium
- HOA dues of $60–$150/mo — modest compared to gated Summerlin enclaves charging $250–$700+
- Zero Nevada state income tax and a 3% annual property-tax cap under NRS 361.471
- Mature, established neighborhood character with 20-plus years of tree growth
- Conventional financing throughout the price range — no jumbo required below ~$766K
- Steady California-relocator demand supports long-term hold value
Honest Considerations
- No guard gate — buyers wanting staffed entry need to cross-shop Red Rock Country Club or The Ridges
- Resale only — no new-construction options inside the neighborhood
- Finish quality varies widely home to home; inspection and comp judgment are essential
- Extreme summer heat — 105°F-plus stretches July through September, like the rest of the valley
- Parking can be tight on cul-de-sac sections during family gatherings — walk the street at peak hours
- Appreciation tied to Las Vegas market cycles — no scarcity-gate premium like guard-gated enclaves
Village Comparison
How Does Red Bluffs at The Crossing Compare to Nearby Summerlin Neighborhoods?
A like-for-like comparison of The Crossing neighborhoods and nearby Summerlin villages — entry pricing, lifestyle fit, and school profiles — drawn from the community plan records and active-listing data via Las Vegas REALTORS. Honesty note: with established resale inventory, per-street medians run thin, so we publish price ranges and known differentiators instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Red Bluffs at The Crossing | $600K–$950K | n/a* | ~40 | n/a* | Families · Schools · Trails |
| Pacific Crest at The Crossing | $600K–$900K | n/a* | n/a* | n/a* | Families · The Crossing village |
| The Crossing (village hub) | From $500K | n/a* | n/a* | n/a* | Established · Central Summerlin |
| The Paseos | From $450K | n/a* | n/a* | n/a* | Families · Parks · Trails |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-Gated · Golf |
| The Ridges Summerlin | From $2M | n/a* | n/a* | n/a* | Luxury · Guard-Gated · Views |
Source: Las Vegas REALTORS MLS data plus NREG community records, June 2026. Neighborhood-level medians are intentionally omitted where sample sizes are too small to be meaningful — plan ranges shown instead.
Neighborhood Deep Dive
What's Inside The Crossing and Nearby Summerlin Villages?
Submarket 1
Red Bluffs at The Crossing
Established single-family homes in The Crossing's core — Rogich MS zoned, mature landscaping, $60–$150/mo HOA. The Summerlin lifestyle at a non-gated price.
Browse Red Bluffs at The Crossing homes →$600K–$950KMedian Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Pacific Crest at The Crossing
Sibling neighborhood within The Crossing — similar price band and school zoning to Red Bluffs, with slightly different floor-plan mix.
Browse Pacific Crest at The Crossing homes →$600K–$900KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Crossing (village hub)
The full Crossing village spans several named neighborhoods; Red Bluffs and Pacific Crest are its anchor resale addresses. Village pages show all active inventory.
Browse The Crossing (village hub) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Paseos
Popular Summerlin village west of The Crossing, known for Fox Hill Park and family-friendly street design — slightly lower entry than Red Bluffs but same general school corridor.
Browse The Paseos homes →$450K+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 within Summerlin — two Arnold Palmer courses, staffed entry. The step up from Red Bluffs for buyers who want a gate and a golf address within 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 6
The Ridges Summerlin
Summerlin's most exclusive guard-gated enclave with Bear's Best golf. Entry near $2M — the luxury ceiling for buyers who want the Summerlin address with maximum privacy and Red Rock views.
Browse The Ridges Summerlin homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Crossing Village — Red Bluffs in Context
The Crossing is one of Summerlin's established central villages, developed by Howard Hughes Corporation in the early 2000s. Red Bluffs sits at its core — a Rogich MS-zoned, mature-landscaped neighborhood that represents the Summerlin lifestyle at its most accessible price point within the master plan.
Browse The Crossing Village — Red Bluffs in Context homes →$60–$150Monthly HOA
10/10Rogich MS Rating
5 minto Downtown Summerlin
10 minto Red Rock Canyon
#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 the Red Bluffs ZIP Code (89144) Break Down?
ZIP code 89144 spans The Crossing village and surrounding Summerlin corridors. The table below shows the key price corridors within the ZIP — from entry-level resale to guard-gated luxury nearby — so buyers understand where Red Bluffs sits within the broader 89144 market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | Red Bluffs at The Crossing — core resale | $600K–$950K | n/a* | ~40 | See MLS | n/a* |
| 89144 | Pacific Crest at The Crossing — sibling neighborhood | $600K–$900K | n/a* | ~40 | See MLS | n/a* |
| 89144 | The Crossing village (all neighborhoods) | From $500K | n/a* | ~40 | See MLS | n/a* |
| 89144 | Red Rock Country Club (guard-gated golf) | From $1.2M | n/a* | varies | See MLS | n/a* |
| 89144 | Full 89144 ZIP corridor benchmark | ~$720,000 list median | — | ~40 | Active daily via LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and YOY change are intentionally omitted: neighborhood-scale samples are too small for meaningful statistics, so we publish price ranges instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Red Bluffs at The Crossing Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, GreatSchools, the Clark County Assessor, Howard Hughes Corporation, and the Nevada Revised Statutes — capture Red Bluffs faster than any brochure: $720K ZIP-area median, $60–$150/mo HOA, 10/10 middle school, and a trail network starting at the door.
$720K
Median list price across ZIP 89144 (The Crossing corridor), per Las Vegas REALTORS, June 2026.
Las Vegas REALTORS
$600K–$950K
The resale price range buyers actually encounter inside Red Bluffs at The Crossing proper.
Community plan record, June 2026
10/10
Sig Rogich Middle School's GreatSchools rating — one of the highest public middle school scores in Nevada.
GreatSchools
$60–$150/mo
HOA dues covering the Summerlin master-association plus sub-association — among the lowest in any Summerlin village.
Community plan record
150+
Miles of Summerlin trails managed by Howard Hughes Corporation — connecting Red Bluffs to parks, schools, and Downtown Summerlin.
Howard Hughes Corporation
~10 min
Drive time to Red Rock Canyon National Conservation Area — 195,000 BLM-managed acres of hiking, cycling, and scenic desert.
Drive time estimate
3%
Annual property-tax increase cap for primary residences under Nevada Revised Statutes 361.471 — protects long-term carrying costs.
Nevada Revised Statutes 361.471
5 min
Drive time to Downtown Summerlin — 125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark.
Drive time estimate
WHY RED BLUFFS AT THE CROSSING
Why Does Red Bluffs at The Crossing Stand Apart?
From the 10-rated middle school to the $60–$150/mo HOA and 150-plus miles of trails, Red Bluffs occupies a specific Summerlin niche — established and accessible, not new and expensive. Each of the five advantages below is tied to a verifiable source: Nevada Revised Statutes, GreatSchools, the Clark County Assessor, and the Howard Hughes Corporation master plan.
- GreatSchools · CCSD
Sig Rogich MS — 10/10 public middle school
One of the highest-rated public middle schools in Nevada sits two to three minutes from Red Bluffs, anchoring a CCSD corridor (Vanderburg 8 + Palo Verde 8) that most Summerlin villages match only with private alternatives.
- Howard Hughes Corporation
Summerlin lifestyle at a non-gated price
150-plus miles of trails, Downtown Summerlin five minutes away, Red Rock Canyon ten minutes west — the full master-plan experience with HOA dues of $60–$150/mo rather than $250–$700+.
- Nevada Revised Statutes 361.471 · CA FTB
Nevada tax advantage
Zero state income tax plus a 3% annual property-tax cap for primary residences under NRS 361.471 — the combination that drives California household relocations at a constant rate.
- Community plan record
Mature landscaping no new street can replicate
Early-2000s development means twenty-plus years of established trees, mature desert landscaping, and settled street character — an environment new Summerlin West villages will not match for decades.
- Community plan record drive times
Central location within the Summerlin system
The Crossing sits in the core of the master plan — five minutes to Downtown Summerlin, accessible to Summerlin Hospital, Red Rock, and the 215 Beltway, without the extended drive times of far-west villages.
WHY BUY IN RED BLUFFS AT THE CROSSING
What Are the Top 10 Reasons to Buy a Home in Red Bluffs at The Crossing?
Red Bluffs's case rests on schools, lifestyle, and value: a 10-rated public middle school, $60–$150/mo HOA, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, and zero state income tax — all in a mature Summerlin village five minutes from Downtown Summerlin. Ten sourced reasons follow.
Sig Rogich MS rated 10/10
The zoned public middle school is one of the highest-rated in Nevada — a rare asset that drives family demand and protects resale value.
GreatSchools
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, making carrying costs predictable for the life of ownership.
NRS 361.471
Summerlin trail network from the door
150-plus miles of interconnecting trails managed by Howard Hughes Corporation connect Red Bluffs to parks, schools, and shopping.
Howard Hughes Corporation
Downtown Summerlin 5 minutes away
125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark — the west valley's lifestyle hub is a short drive.
Howard Hughes Corporation
Red Rock Canyon 10 minutes west
195,000 acres of BLM-managed desert — hiking, road cycling, and the 13-mile scenic loop on weekend mornings before traffic builds.
Bureau of Land Management
Modest HOA at $60–$150/mo
Access to the full Summerlin master-plan infrastructure at a fraction of guard-gated community dues.
Community plan record
Established mature character
Twenty-plus years of mature trees and settled neighborhood feel that new Summerlin villages cannot replicate for years.
Community plan record
Strong comparable-sale liquidity
The 89144 corridor trades actively — credible comps protect buyers and sellers at every price point.
Las Vegas REALTORS, June 2026
Consistent California-relocator demand
The Nevada tax advantage and Summerlin school quality create a steady buyer pool that supports long-term hold value.
NREG closing data
New Construction
Who Builds New Homes in and Around Red Bluffs at The Crossing?
No production builder operates inside Red Bluffs — the neighborhood built out in the early 2000s and all opportunities today are resale. Buyers wanting new construction cross-shop Summerlin West villages 10–15 minutes west, where Toll Brothers, Lennar, and others sell from the $500Ks to $2M-plus. Verify current incentives directly with builder sales offices.
Luxury & Move-Up
Toll Brothers
Closest luxury production profile to Red Bluffs resale
Family & Mid-Market
Lennar
Broadest new-build selection in the Summerlin area
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against established resale
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing Summerlin options
Family
Richmond American
Value-oriented new builds outside the Summerlin premium corridors
Outdoor Recreation
What Outdoor Amenities Does Red Bluffs at The Crossing Offer?
The Summerlin trail network starts at the neighborhood's edge — 150-plus miles of interconnecting paths managed by the Howard Hughes Corporation, connecting parks, schools, and shopping across the master plan, with Red Rock Canyon's 195,000 BLM-managed acres ten minutes west for bigger adventures.
FROM DOOR
Summerlin Trail System
150+ milesWalking · Cycling · RunningFree
Howard Hughes Corporation's interconnecting trail network threads all of Summerlin — connect to Fox Hill Park, The Paseos, and Downtown Summerlin without leaving the path.
5 MIN
The Paseos Linear Park
~12 acresTrails · Dog-friendlyFree
A linear desert-garden park with walking trails, open lawn, and dog-friendly areas — a quick morning loop from Red Bluffs without getting in a car.
10 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golfFree
One of Summerlin's most popular family parks — zip lines, adventure playground equipment, disc golf, picnic areas, and trails that connect to the broader Summerlin path system.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark — farmers markets, seasonal festivals, and the valley's premier open-air dining and entertainment district.
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 on Calico Hills trails, and some of the best sport climbing in the Southwest, managed by the Bureau of Land Management.
10 MIN
TPC Summerlin
18 holesGolf (public)Green fee
The host course of the Shriners Children's Open — public access, championship conditions, and mountain-view holes that make the 20-minute drive worth it on mornings off.
10 MIN
Summerlin Aquatic Center
Lap & leisure poolsSwimmingLVAC fee
Lap swimming and family aquatics serving the Summerlin corridor — a useful summer amenity given the 105°F stretch from July through September.
5 MIN
Las Vegas Ballpark
StadiumLas Vegas Aviators (Triple-A)Ticketed
Minor-league baseball steps from Downtown Summerlin — $10–$25 tickets, lawn seating, and Strip views make it the valley's best casual night out for families.
The Red Bluffs Lifestyle
What Does a Weekend in Red Bluffs at The Crossing Look Like?
Three moods within minutes: a morning trail run on the Summerlin network, Saturday errands and lunch at Downtown Summerlin five minutes away, and an afternoon hike at Red Rock Canyon — roughly 195,000 acres managed by the Bureau of Land Management — ten minutes west when you want the desert to yourself.
150+Miles of Summerlin Trails
5 minto Downtown Summerlin
10/10Rogich MS Rating
$60–$150Monthly HOA
THIS WEEKEND'S OPEN HOUSES
Can You Tour Red Bluffs at The Crossing Homes This Weekend?
Open houses in established Summerlin resale neighborhoods run on weekends — typically Saturday and Sunday afternoons when inventory is active. Set up instant alerts to get notified the moment a Red Bluffs home schedules an open house, or browse every active 89144 listing now and let us arrange a private showing at a time that works for you.
Quick Answer
What are HOA fees in Red Bluffs at The Crossing?
HOA dues in Red Bluffs run $60–$150 per month, covering the Summerlin master-association assessment plus a sub-association charge for common-area landscaping and amenity upkeep. Detached single-family dues here stay comparatively modest because owners maintain their own homes and yards. Always request the full resale package — current dues, reserve study, transfer fees, and any pending special assessments — early in Nevada's standard 30-to-45-day escrow, and compare total monthly carrying cost across candidates, not just list price.
Moving to Red Bluffs at The Crossing
Should I Move to Red Bluffs at The Crossing?
Every month, households from Los Angeles, Orange County, and the Bay Area discover that the Summerlin lifestyle costs a fraction of what comparable California neighborhoods demand. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that line item alone funds most relocations.
Why California Buyers Choose Red Bluffs at The Crossing
The tax math is hard to ignore: California's top marginal state income tax is 13.3% — Nevada's is zero. A $300,000-income household saves roughly $24,000 per year in state income taxes alone. Red Bluffs adds a Clark County effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences under NRS 361.471, attached to a mature Summerlin village with 10-rated schools — five minutes from Downtown Summerlin and ten from Red Rock Canyon.
At a $750,000 budget, Southern California buyers are looking at a dated tract home on a small lot in a congested suburb. That same budget in Red Bluffs secures a well-kept single-family home on a quiet Summerlin street with top-rated schools and 150-plus miles of trails outside the door — five minutes from Downtown Summerlin and twenty from the Strip.
According to Las Vegas REALTORS, the 89144 ZIP corridor runs a median list price near $720,000 in June 2026. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The Howard Hughes Corporation continues to invest in Summerlin infrastructure, and the Bureau of Land Management manages Red Rock Canyon's 195,000-acre conservation area ten minutes west.
Red Bluffs residents tap into a professional economy spread across central Summerlin and the broader Las Vegas metro. The Downtown Summerlin corporate and retail corridor is five minutes away, Summerlin Hospital Medical Center about ten minutes, the Strip employment core roughly twenty minutes east, and the growing I-215 business corridors accessible via the Beltway. Average household income in the 89144 corridor runs above $110,000 per community records — a professional-household neighborhood by any measure.
Cost of Living Snapshot — Red Bluffs at The Crossing vs. Southern California
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. Summerlin provides a lifestyle — trails, top schools, premium retail — that Southern California suburbs charge a significant premium to approximate.
| Metric | Red Bluffs, Summerlin NV | Southern California (comparable suburb) |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Resale Price | $600K–$950K | $900K–$1.5M+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1%–1.3% |
| HOA Fees | $60–$150/mo | $200–$500+/mo typical |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX/SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Red Bluffs Rental Market — Rent vs. Own
Long-term single-family rentals in established Summerlin villages are scarce — 78% of households in the corridor own per community records, and supply stays thin in any season. Families renting in The Crossing typically pay $3,200–$4,500 per month for a comparable home. That rental figure makes ownership math attractive for buyers planning a 5-plus year hold: principal paydown plus Summerlin's appreciation history produces equity the renter never captures.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Red Bluffs at The Crossing? Our team specializes in out-of-state Summerlin relocation — virtual home tours, school-zoning research, HOA document review, and closing coordination without requiring multiple flights to Las Vegas.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Red Bluffs at The Crossing in 8 Steps
From first research to keys-in-hand, here is the 8-to-10 week timeline most Red Bluffs 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.
Set your budget and price band
Decide where in the $600K–$950K range you're buying — finishes, lot size, and proximity to Rogich MS drive the spread. Each $50K tier in this neighborhood has distinct upgrade-level characteristics.
Get pre-approved
Conventional financing works throughout the Red Bluffs price range. Buyers under the ~$766K conforming limit avoid jumbo documentation; above it, reserve a week for the extra lender review.
Hire a Summerlin specialist
The Crossing's resale comps vary by upgrade level, lot position, and sub-association — valuation here takes judgment. Work with an agent who closes regularly in the village.
Tour in person or virtually
Most Red Bluffs showings are by appointment — contact the listing agent or our team and we arrange access. California buyers typically schedule a two-day in-person tour covering 5-8 homes.
Write and negotiate the offer
Well-priced, move-in-ready homes sell within 30-40 days; overpriced ones sit. Ask us where the comparable sales actually land before you write your opening number.
Inspection and HOA document review
Order the resale package early: current dues, reserve study, assessment history, and CC&Rs. Nevada gives buyers the right to cancel based on HOA docs — read them before the deadline.
Clear conditions and fund
Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. HOA questionnaire turnaround runs 5-10 business days and is part of the critical path.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), then handle the DMV — Nevada driver's license within 30 days of establishing residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Red Bluffs at The Crossing Economy?
Red Bluffs residents tap into a professional-household economy spread across Summerlin and the broader Las Vegas metro. 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 the 89144 corridor above $110,000 — roughly 1.5x the Clark County median.
$110,000+Avg household income, 89144 corridorCommunity records + Census ACS estimate
78%Owner-occupied householdsStable, professional-household corridor
5 minTo Downtown Summerlin employment corridorCorporate, medical, and retail jobs
20 minTo Strip resort employment coreVia Summerlin Pkwy to I-15
Top Red Bluffs Area Employers
- Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west valley's premium retail employment hub — five minutes from Red Bluffs
- Summerlin Hospital Medical CenterMajor hospital and medical-office campus serving the Summerlin area, roughly ten minutes north
- Red Rock Resort (Station Casinos)Resort, gaming, dining, and corporate operations on the western Summerlin border
- City National Arena (Golden Knights HQ)Practice facility and event venue within Downtown Summerlin — draws administrative and event-staff employment
- Clark County School District (Summerlin region)Vanderburg ES, Sig Rogich MS, Palo Verde HS, and the broader Summerlin campus cluster
- Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core — roughly twenty minutes east via Summerlin Parkway and I-15
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Red Bluffs at The Crossing Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Red Bluffs against other Las Vegas-area options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Red Bluffs wins on school quality and Summerlin trail access; Henderson wins on guard-gated options and citywide safety ratings; Las Vegas proper wins on price entry and selection — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Red Bluffs / The Crossing | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | $600K–$950K resale / $720K ZIP-area | $728K | $476K | $548K |
| HOA Fees | $60–$150/mo | Varies by village | Varies | Varies |
| Days on Market | ~40 (ZIP-area) | 21 | 20 | 21 |
| Top School Rating | 10/10 (Rogich MS) | 10/10 (Doral Red Rock) | 9/10 (select charters) | 9/10 (select campuses) |
| Median Household Income | $110,000+ (corridor) | $95,200 | $66,820 | $88,654 |
| Guard-Gated | No (Red Rock CC nearby) | Select enclaves | Select enclaves | Select enclaves (MacDonald Highlands) |
| New Construction | None — resale only | Very High (West villages) | Moderate | Very High (Cadence, Inspirada) |
| Best For | Families · Schools · Trails | Schools · Luxury · Outdoors | Selection · Investors · Urban | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. School ratings per GreatSchools. Income and market figures are ZIP-area estimates — the Census and FBI do not tabulate Red Bluffs separately. Last updated June 2026.
Cost of Ownership
What Will Red Bluffs at The Crossing Cost You Each Month?
A $750,000 Red Bluffs purchase runs about $5,400 monthly with 10% down at 7% per Freddie Mac's rate survey — including property tax, insurance, and the Summerlin HOA. The tabs below model your payment, compare renting, and break down association dues.
Payment Estimator
Estimate Your Red Bluffs 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 Red Bluffs at The Crossing right now?
Rental supply in established Summerlin villages is thin — 78% of households own — so single-family leases price firmly when they appear. For 5-plus year holds, the school-driven demand and appreciation history tilt ownership math clearly positive.
OWN (10% DOWN, 7%)
$5,400 / mo
- Principal & Interest
- $4,490
- Property Tax (~0.6%)
- $375
- Homeowners Insurance
- $150
- HOA (master + sub-association)
- $105
- PMI (10% down)
- $280
5-year net cost:~$185,000
Equity built:~$215,000
RENT (MODELED SINGLE-FAMILY LEASE)
$3,800 / mo
- Single-Family Lease (modeled)
- $3,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$247,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $750,000 Red Bluffs home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $215,000 in equity (including the down payment) while the renter walks away with none. Summerlin school-corridor appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $105/mo blended HOA, modeled $3,800 single-family lease.
HOA Fees by Community
HOA Fees in Red Bluffs at The Crossing
Every Red Bluffs home pays two association layers: the Summerlin master association and the neighborhood sub-association. The combined range of $60–$150/mo is modest compared to guard-gated alternatives in Summerlin. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Summerlin Master Association
Portion of the $60–$150/mo total
Summerlin master-plan assessment
Included in total
Includes:
150-plus miles of trails, community parks, shared Summerlin infrastructure and master-plan standards
Annual increase policy
Per master-plan CC&Rs
Includes:
Howard Hughes Corporation sets increases — review the master-association budget in the resale package
Sub-Association (Red Bluffs at The Crossing)
Balance of the $60–$150/mo total
Red Bluffs sub-association
Varies by section
Includes:
Common-area landscaping, neighborhood entry features, and neighborhood-specific amenities
Transfer and capital fees
One-time at closing
Includes:
Price both association layers' transfer fees into your offer math
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues for BOTH associations, reserve study, assessment history, CC&Rs, and rules
Special assessments
Verify balance
Includes:
Confirm no outstanding special assessment is attached to the specific home you're buying
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Red Bluffs at The Crossing?
Red Bluffs sits at the center of the Summerlin arterial grid — West Charleston Boulevard, Summerlin Parkway, and the 215 Beltway all within minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Red Bluffs destinations beat that comfortably.
Drive Times from Red Bluffs at The Crossing
- ~5 minDowntown Summerlin (dining & shopping)W Charleston Blvd west
- ~3 minSig Rogich Middle SchoolLocal streets
- ~10 minRed Rock Canyon (scenic loop entrance)W Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~50 minMt. CharlestonUS-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 Red Bluffs at The Crossing?
Most Red Bluffs purchases close in 30–45 days through a Nevada escrow company; cash offers can close in 10–14 days. HOA document review for the Summerlin master and sub-association typically arrives within 10 days of request — a standard Nevada disclosure step. Conventional loans in this price range rarely need extended timelines.
Quick Answer
What down payment do you need to buy in Red Bluffs at The Crossing?
Most Red Bluffs buyers put down 10%–20%. On a $750,000 home that means $75,000 to $150,000 at closing. Conventional financing works throughout the Red Bluffs price range — the 2026 conforming loan limit covers most purchases here, so jumbo documentation is rarely needed. VA loans allow 0% for eligible veterans. Get pre-approved before touring so you can move quickly when the right home appears in this moderate-turnover Summerlin village.
Red Bluffs at The Crossing FAQ — 18 Answers
What Do Red Bluffs at The Crossing Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Red Bluffs at The Crossing?
Resale single-family homes in Red Bluffs trade in the $600,000–$950,000 range in 2026, per $729,450 ZIP-area data from Las Vegas REALTORS. Lot premiums, upgrade level, and condition drive where a home lands in that band. Nevada's zero state income tax and a roughly 0.5–0.7% effective property-tax rate keep carrying costs well below comparable California addresses.
What village is Red Bluffs at The Crossing in?
Red Bluffs sits within The Crossing village of central Summerlin in Las Vegas ZIP 89144. The Howard Hughes Corporation master plan surrounds it with 150-plus miles of interconnecting trails, community parks, and Downtown Summerlin about five minutes away. Village location matters for HOA structure, school zoning, and resale demand — The Crossing is one of Summerlin's more established central addresses.
Is Red Bluffs at The Crossing guard-gated?
No — Red Bluffs is an open-access single-family neighborhood within The Crossing village of Summerlin. It does not have a staffed entry gate or perimeter wall. Security is provided by the Las Vegas Metropolitan Police Department serving this ZIP 89144 corridor, plus the neighborhood watch culture typical of established Summerlin villages. Buyers wanting guard-gated luxury nearby can cross-shop The Ridges or Red Rock Country Club within Summerlin.
What are HOA fees in Red Bluffs at The Crossing?
HOA dues in Red Bluffs run $60–$150 per month, covering the Summerlin master-association assessment plus a sub-association charge for common-area landscaping and amenity maintenance. Detached single-family dues here stay comparatively modest because owners maintain their own homes and yards. Always request the full resale package — current dues, reserve study, transfer fees, and any pending special assessments — early in Nevada's standard 30-to-45-day escrow.
What schools serve Red Bluffs at The Crossing?
Zoned Clark County School District campuses for Red Bluffs include John C. Vanderburg Elementary (8/10 per GreatSchools), Sig Rogich Middle School (10/10 — one of the top-rated public middle schools in Nevada), and Palo Verde High School (8/10). Private options within reach include The Meadows School, Bishop Gorman High School, and Faith Lutheran, plus Doral Academy Red Rock and Pinecrest Academy charter campuses. Verify attendance boundaries with CCSD before writing an offer.
How far is Red Bluffs at The Crossing from the Las Vegas Strip?
About 20 minutes via Summerlin Parkway to I-15 — far enough to leave resort traffic behind, close enough for an easy commute. Red Rock Canyon is roughly 10 minutes west on Charleston Boulevard, Downtown Summerlin about 5 minutes, and Harry Reid International Airport approximately 30 minutes via I-215 South. Test-drive the route at your actual commute hour before committing.
How does Nevada's tax climate compare to California for Red Bluffs buyers?
Nevada levies no personal state income tax; California's top marginal rate is 13.3% per the California Franchise Tax Board. A household earning $300,000 saves roughly $24,000 per year in state income taxes alone by relocating. Red Bluffs adds a Clark County Assessor effective property-tax rate of roughly 0.5–0.7%, capped at 3% annual growth on a primary residence under Nevada Revised Statutes 361.471 — a fraction of California's 1-plus percent rate without the Prop 13 baseline protection on new purchases.
What is The Crossing village of Summerlin known for?
The Crossing is one of Summerlin's established central villages, developed by Howard Hughes Corporation in the late 1990s through early 2000s. It is known for mature landscaping, consistent desert-contemporary architecture, easy access to the Summerlin trail network and Downtown Summerlin, and a school corridor anchored by Sig Rogich Middle School — one of the highest-rated public middle schools in Nevada per GreatSchools. Red Bluffs is one of several named neighborhoods within the village.
Is Red Bluffs at The Crossing good for families?
Yes — it is one of Summerlin's stronger family addresses. Sig Rogich Middle School (10/10 per GreatSchools) is a standout public campus, Vanderburg Elementary rates 8/10, and Palo Verde High rounds out a consistently rated CCSD corridor. The Summerlin trail network, community parks, and the non-gated street layout give children safe cycling and walking routes to parks and schools. Mature trees and established neighbors add to the neighborhood's settled family character.
What is new construction like near Red Bluffs at The Crossing?
Red Bluffs itself is a built-out resale neighborhood with no active production builders operating within its streets. Buyers wanting brand-new Summerlin product cross-shop Summerlin West villages roughly 10–15 minutes west, where Toll Brothers, Lennar, and other builders are actively selling from the $500Ks into the $2M-plus range. The trade-off: resale Red Bluffs offers mature landscaping and established neighbors that new-build streets cannot replicate for years.
How competitive is the Red Bluffs market?
The 89144 ZIP corridor ran a median of 20 days on market over the past 100 days per Las Vegas REALTORS data. Well-priced, move-in-ready homes in established Summerlin villages like The Crossing consistently receive strong buyer attention, especially from California relocators and Summerlin trade-up buyers. Sellers who price to comparable sales and present well typically outperform the ZIP median; overpriced listings sit. Our agents track every active and pending sale in the corridor.
What are the property taxes on a Red Bluffs home?
The Clark County Assessor applies an effective property-tax rate of roughly 0.5–0.7% of assessed value. On a $750,000 Red Bluffs home that means approximately $3,750–$5,250 per year. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%, so taxes grow predictably over time. Compared to California — where a new purchase resets to 1% of purchase price with no NRS-style annual cap — Nevada ownership costs stay meaningfully lower through each decade of holding.
What outdoor recreation is near Red Bluffs at The Crossing?
The Summerlin trail network — 150-plus miles managed by the Howard Hughes Corporation — connects Red Bluffs to parks, schools, and shopping. Red Rock Canyon National Conservation Area is roughly 10 minutes west: 195,000 acres of BLM-managed desert with world-class hiking, road cycling, and the 13-mile scenic loop. Fox Hill Park and The Paseos Linear Park are both within a short drive, and TPC Summerlin and Las Vegas National Golf Club are accessible for golfers.
What does it cost to buy a home in Red Bluffs at The Crossing?
Budget $600,000–$950,000 for resale single-family homes in Red Bluffs as of June 2026. At a $750,000 price with 10% down at current Freddie Mac PMMS rates near 7%, expect a principal-and-interest payment around $4,490 monthly, plus roughly $375 property tax, $150 insurance, and $100 HOA — a total carrying cost near $5,100 per month. VA loans allow 0% for eligible veterans. Our team can model the exact monthly payment for any specific listing.
Can Nevada Real Estate Group help me buy or sell in Red Bluffs at The Crossing?
Yes — Nevada Real Estate Group is the #1 real estate team in Nevada with 9,600+ closed transactions and $4.85B+ in total volume. Our agents have represented buyers and sellers throughout Summerlin's Crossing village for years and know the school zoning, HOA structures, and comparable sales that determine fair value in Red Bluffs. Call (702) 637-1759 or use the form on this page to connect with a Summerlin specialist today.
What down payment do you need to buy in Red Bluffs at The Crossing?
Most Red Bluffs buyers put down 10%–20%. On a $750,000 home that means $75,000 to $150,000 at closing, plus closing costs of roughly 1–2% for a buyer. Conventional financing works throughout the price range — no jumbo loan required below roughly $766,550 in 2026. VA loans allow 0% down for eligible veterans. Get pre-approved before touring so you can move quickly when the right home appears in this low-turnover Summerlin village.
How long does it take to close on a home in Red Bluffs at The Crossing?
Most Red Bluffs purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in as few as 10–14 days. HOA document review — the resale package including current dues, reserve study, and CC&Rs — typically arrives within 10 days of request and is a standard Nevada disclosure step. Conventional loans in this price range rarely require extended timelines unless appraisal issues arise.
Is Red Bluffs at The Crossing a good long-term investment?
Established Summerlin villages with top-rated schools have historically held value well through Las Vegas market cycles. Red Bluffs benefits from the Howard Hughes Corporation's continuing investment in Summerlin infrastructure, Downtown Summerlin's ongoing retail and entertainment expansion, and the enduring demand from California relocators drawn by Nevada's zero state income tax. The 3% annual property-tax cap under NRS 361.471 protects long-term carrying cost predictability.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Red Bluffs at The Crossing?
These are the eight questions Red Bluffs buyers actually search — answered with specifics you can verify: market data from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the plan record.
Is Red Bluffs at The Crossing part of Summerlin?
Yes — Red Bluffs is a named neighborhood within The Crossing village of the Summerlin master-planned community, developed by Howard Hughes Corporation in ZIP 89144. It accesses the full Summerlin trail network, master-plan parks, and proximity to Downtown Summerlin.
What ZIP code is Red Bluffs at The Crossing in?
Red Bluffs is in ZIP code 89144, on the central-western edge of Las Vegas within the Summerlin master plan. Use 89144 when setting up listing alerts to capture The Crossing inventory — our team can configure a search that isolates Red Bluffs specifically.
Does Red Bluffs have a community pool?
Red Bluffs at The Crossing does not have a dedicated neighborhood pool as a community amenity — residents access the broader Summerlin trail and park network, including Fox Hill Park nearby. The Summerlin Aquatic Center serves the corridor for lap swimming and family aquatics.
How many homes are in Red Bluffs at The Crossing?
Red Bluffs is a neighborhood within The Crossing village — the exact unit count is not published as a standalone figure, but The Crossing village encompasses multiple named sub-neighborhoods totaling several hundred homes. Our team can pull current active and off-market inventory for the specific streets.
Is Red Bluffs at The Crossing good for retirees?
It is a reasonable fit for active retirees who value trails, outdoor access, and a quiet residential setting, but the neighborhood skews toward families given the 10-rated middle school zoning. Retirees wanting a more age-curated environment typically compare Sun City Summerlin or Del Webb active-adult communities within the broader Las Vegas area.
How far is Red Bluffs from Downtown Summerlin?
About five minutes west on West Charleston Boulevard — Downtown Summerlin's 125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark are the neighborhood's practical front yard. It is one of the closest residential neighborhoods to the Downtown Summerlin core.
Can I walk to Sig Rogich Middle School from Red Bluffs?
Rogich MS is approximately two to four minutes by car from Red Bluffs, and the Summerlin trail network offers a safe walking and cycling route for school commutes. Verify the exact walking route for a specific address before you rely on it daily.
What is the difference between Red Bluffs and Pacific Crest at The Crossing?
Both are single-family resale neighborhoods within The Crossing village of Summerlin, sharing the same school zoning and general price band ($600K–$950K). The differences are floor-plan mix, lot sizes, and street layout — our agents walk buyers through the specifics during touring; call (702) 637-1759 to arrange a comparative showing.
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 Crossing village and the broader 89144 corridor — the depth behind the team's #1 ranking in Nevada.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas and Summerlin transactions since 2011 — in a school-driven village like The Crossing, knowing the comparable sales, HOA structures, and sub-association nuances 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 Red Bluffs at The Crossing?
Compare Red Bluffs ($600K–$950K resale, $60–$150/mo HOA) with neighboring Summerlin villages, guard-gated enclaves like Red Rock Country Club (from $1.2M), and nearby cities. Each card pairs the drive time with price positioning so you can judge whether a different community actually buys you more home for the money.
A–Z INDEX
Which Red Bluffs at The Crossing Areas Can You Explore A–Z?
Red Bluffs sits within The Crossing village of central Summerlin (ZIP 89144), priced from $600K resale with Sig Rogich MS (10/10) as the zoned middle school. The entries below index the neighborhood and its closest siblings for easy orientation, with links to live MLS searches and dedicated community pages where available.
KEEP LEARNING
What Else Should You Read About Red Bluffs at The Crossing?
These guides extend the research most Red Bluffs buyers do next — understanding the full Summerlin master plan, weighing established central villages against new Summerlin West builds, and mapping the Las Vegas 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 Las Vegas Valley momentum actually is this year.
Read →COMMUNITY HUB
Summerlin Community Guide
Every Summerlin village, master-plan amenities, guard-gated enclaves, and new construction — all in one place.
Read →AREA HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Red Bluffs at The Crossing Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers regularly. ZIP-area figures are presented as ZIP-area benchmarks — never claimed as neighborhood-only statistics — and school ratings are verified against GreatSchools and the Nevada Report Card. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active counts for ZIP code 89144. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Red Bluffs is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master plan data — trail miles, village structure, developer investment, and community standards. summerlin.com
- Clark County School District — School attendance boundaries, campus locations, and enrollment data. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Summerlin-area campuses. 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. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. 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