Red Rock Terraces at Summerlin Homes For Sale

KEY TAKEAWAYS

What Should You Know About Red Rock Terraces at Summerlin at a Glance?

Red Rock Terraces is 220+ terraced canyon-view homes built by Pardee Homes in ZIP 89135 priced $700K–$1.3M per the community plan record and the Las Vegas REALTORS area benchmark, with a 44-day median market time and Clark County demographics per the U.S. Census. The takeaways below unpack what drives view-tier premiums here.

• The view premium: terraced lot engineering means multiple home tiers hold Red Rock Canyon sight lines — direct canyon-facing lots command $50K–$150K more than interior positions.
• The location: five minutes from Downtown Summerlin, ten from Red Rock Canyon's scenic loop, and twenty from the Strip via Summerlin Parkway.
• Best for: families targeting Rogich MS (10/10) and Palo Verde HS (8/10) zoning, and professionals who want Summerlin amenities with canyon proximity.
• Non-gated value: no staffed gate means lower HOA fees ($100–$300/mo) versus guard-gated neighbors — buyers who want both views and a gate compare Red Rock Country Club.
• Do your homework: sight-line durability, lot-specific sun exposure, and grading proximity all require on-site evaluation before you write an offer.

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

PRICE DISTRIBUTION

How Many Homes Sell in Each Price Range in ZIP 89135?

ZIP 89135 — Summerlin South and The Cliffs area — carries a broad active-listing range per Las Vegas REALTORS MLS data, with Red Rock Terraces ($700K–$1.3M) sitting in the mid-upper tier of a ZIP that stretches from entry Summerlin homes to ultra-luxury estates at The Ridges. The bands below show where competition concentrates across the full ZIP.

Counts reflect active MLS listings in ZIP 89135 (western Summerlin) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Red Rock Terraces itself runs $700K–$1.3M — the $800K–$1.5M bands are the community's competitive set.

SAFETY & CRIME

Is Red Rock Terraces at Summerlin Safe?

• CCPDCity of Las Vegas police jurisdictionMetro coverage for the western Summerlin corridor
• LowThrough-traffic by designSummerlin master-plan street layout minimizes cut-through
• 85%Owner-occupied householdsCommunity plan record — ownership-heavy neighborhoods correlate with lower property crime
• 300+Days of sunshine annuallyClimate supports active outdoor lifestyle, strong neighbor familiarity

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

LIVABILITY REPORT CARD

How Does Red Rock Terraces at Summerlin Score?

Red Rock Terraces earns top marks for schools and outdoor access, with honest trade-offs on the non-gated format and the site-specific diligence view lots require. Below is a category-by-category report card — the same six factors our agents walk through with every buyer before a first tour.

• A

  Grade A: Schools

  Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) per GreatSchools — among CCSD's strongest public profiles in western Summerlin.

• B+

  Grade B+: Safety

  Summerlin master-plan management and City of Las Vegas police coverage; no staffed gate, but a quiet established neighborhood with low through-traffic.

• B

  Grade B: Cost of Living

  $700K entry is mid-range for Summerlin South — meaningfully below guard-gated neighbors like Red Rock Country Club ($1.2M+) and The Ridges ($2M+).

• A-

  Grade A-: Amenities

  Summerlin trail network, Fox Hill Park, Downtown Summerlin five minutes east, and Red Rock Canyon ten minutes west.

• A+

  Grade A+: Outdoor Access

  Best-in-class: Red Rock Canyon NCA ten minutes away, 150+ miles of Summerlin trails connecting the community, and 300 days of sunshine.

• B+

  Grade B+: Commute

  Downtown Summerlin five minutes, Strip twenty minutes, airport thirty — better than many Summerlin South villages for daily commuters.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

POPULATION & GROWTH

How Fast Is the Red Rock Terraces Area Growing?

Red Rock Terraces itself is built out at 220+ homes — growth happens through resale and remodel rather than new rooftops. Its parent county keeps compounding: Clark County has added over 300,000 residents since 2010 per U.S. Census counts, and the western Summerlin corridor around the community remains one of the valley's most desirable addresses.

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

LIVABILITY SCORES

How Does Red Rock Terraces at Summerlin Score for Livability?

Red Rock Terraces scores highest on schools and outdoor access: Rogich MS (10/10) and Bonner ES (9/10) among CCSD's strongest, Red Rock Canyon ten minutes away, and 150+ miles of Summerlin trails connecting the community. Honest trade-offs are the non-gated format and the lot-by-lot diligence view properties require before you can confidently price a premium.

• 84A-

  Overall Livability

• 93A+

  Schools (zoned + charter)

• 78B+

  Safety (Summerlin plan)

• 62B-

  Cost of Living

• 85A-

  Amenities

• 90A

  Outdoor Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Red Rock Terraces Area Real Estate Market Trending?

The charts below show ZIP 89135 sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Red Rock Terraces trades against. The community's 220+ homes are too few for a standalone monthly series; the ZIP 89135 data captures the broader western Summerlin view corridor.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Red Rock Terraces area market right now?

ZIP 89135 is a considered-purchase market: buyers at the $700K–$1.3M tier research sight lines and lot tiers carefully before writing, so median days on market run around 44 per Las Vegas REALTORS data. Standout canyon-view homes receive multiple offers; interior lots and less-premium positions sit longer.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89135 figures span the broader western Summerlin corridor — treat community-level statistics as indicative.

View Tier Comparison

How Do Red Rock Terraces Lot Tiers Compare?

A practical comparison of lot-tier types within Red Rock Terraces — entry pricing, view quality, and buyer fit — drawn from the community plan record and active-listing analysis via Las Vegas REALTORS. Honesty note: with 220+ homes total, tier-level medians would be statistical noise, so we publish entry points and qualitative differences instead.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-tier $/SF, DOM, and listing counts are intentionally omitted — samples are too small to be meaningful. ZIP 89135 benchmark: 44-day median DOM, $1.0M area median list.

Lot Tier Deep Dive

What's Inside Red Rock Terraces' View Tiers?

BY ZIP CODE

How Does ZIP 89135 (Western Summerlin) Break Down?

Red Rock Terraces sits in ZIP 89135 — the same postal code as several premium Summerlin South communities, from entry Summerlin villages to ultra-luxury estates at The Ridges. The table below breaks the ZIP into its real corridors, so you can understand where $700K Red Rock Terraces sits within the broader 89135 market.

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

WHY RED ROCK TERRACES

Why Does Red Rock Terraces at Summerlin Stand Apart From Its Peers?

Red Rock Terraces fills a specific niche in western Summerlin that other communities cannot replicate: terraced canyon views, a 10/10 middle school, and Red Rock Canyon ten minutes away. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, BLM conservation area data, GreatSchools ratings, and the Howard Hughes Corporation master plan record.

1. 1

   Engineered canyon views at every tier

   The terraced lot design ensures multiple home rows hold Red Rock Canyon and Spring Mountain sight lines — a structural design feature no flat subdivision can replicate after the fact.

   Community plan record · Howard Hughes Corporation
2. 2

   Rogich MS (10/10) — the highest-rated public middle school in Summerlin

   Sig Rogich Middle School earns a perfect 10/10 per GreatSchools, making Red Rock Terraces one of the few western Summerlin communities with both canyon views and a top public school zone.

   GreatSchools.org 2026
3. 3

   Red Rock Canyon ten minutes away

   The 195,000-acre conservation area managed by the Bureau of Land Management is the closest world-class outdoor recreation to any Las Vegas community — and Red Rock Terraces sits ten minutes from the scenic loop entry.

   Bureau of Land Management
4. 4

   Non-gated value proposition

   No staffed gate means $100–$300/mo HOA versus $300–$700+/mo at guard-gated neighbors — buyers get the view premium without the full gate-community carrying cost.

   Community plan record; HOA comparison
5. 5

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable — a recurring theme for California relocators here.

   Nevada Revised Statutes 361.471

WHY BUY IN RED ROCK TERRACES

What Are the Top 10 Reasons to Buy a Home in Red Rock Terraces at Summerlin?

Red Rock Terraces' case rests on engineered views, an elite school zone, and Summerlin master-plan amenities at a non-gated price. Property taxes are capped at 3% annual growth under Nevada Revised Statutes 361.471, and Nevada levies zero state income tax. Ten sourced reasons follow.

1. 1

   Engineered canyon views at every lot tier

   Terraced grading means multiple home rows hold Red Rock Canyon and Spring Mountain sight lines — a design feature competitors cannot add after buildout.

   Community plan record

2. 2

   Rogich MS (10/10) — perfect public middle school score

   One of the highest-rated public middle schools in Summerlin per GreatSchools, paired with Bonner ES (9/10) and Palo Verde HS (8/10).

   GreatSchools 2026

3. 3

   Red Rock Canyon ten minutes away

   The 195,000-acre BLM conservation area with 30+ hiking trails, the scenic loop drive, and world-class climbing is the community's backyard.

   Bureau of Land Management

4. 4

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most California relocators.

   Nevada Department of Taxation

5. 5

   3% property-tax cap on primary residences

   Nevada caps annual increases by statute — no reset-to-full-value on resale like California's Prop 13 system.

   NRS 361.471

6. 6

   Downtown Summerlin five minutes east

   Shopping, dining, Las Vegas Ballpark, seasonal events, and the Summerlin medical corridor — all a short drive from the community.

   Community plan record

7. 7

   Pardee Homes quality with established character

   2,600–4,200 sq ft floor plans built from 2016 — modern construction with eight years of established landscaping and settled grading.

   Community plan record

8. 8

   Non-gated HOA economy

   $100–$300/mo covers master and sub-association dues — well below guard-gated neighbors at $300–$700+/mo, freeing budget for mortgage principal.

   Community plan record

9. 9

   150+ miles of Summerlin trails

   Howard Hughes Corporation's trail network connects directly from the community — morning runs and bike rides without loading a car.

   Howard Hughes Corporation

10. 10

    Summerlin resale market depth

    ZIP 89135 is a well-established resale market — exit liquidity and comp support come from the broader western Summerlin corridor, not just 220 homes.

    Las Vegas REALTORS, June 2026

THIS WEEKEND'S OPEN HOUSES

Can You Tour Red Rock Terraces Homes This Weekend?

With 220+ homes and typical resale inventory of 5–10 active listings, open houses are sporadic in Red Rock Terraces. A private showing through our agents — who walk each lot tier for a sight-line evaluation — is the better approach. Set an alert to get notified the moment a home goes active or an open house is scheduled.

RELOCATION TIMELINE

How to relocate to Red Rock Terraces at Summerlin in 8 steps

From first research to keys-in-hand, here's the 8–12 week timeline most Red Rock Terraces buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of establishing residency and vehicle registration within 60, per the Nevada DMV — miss them and penalties stack.

1. 01

   Define your view priority and budget

   Decide how much of your budget you want to allocate to a direct canyon-facing lot ($950K+) versus a Spring Mountain skyline position ($800K+) or an interior lot ($700K+). View preference drives every other decision here.

2. 02

   Get pre-approved — know your tier

   Most Red Rock Terraces homes finance conventionally; upper-tier lots approaching $1.3M may need jumbo financing. Lock in pre-approval before touring — serious sellers in view communities expect buyers to be finance-ready.

3. 03

   Hire a Red Rock Terraces specialist

   With 220+ homes and wide lot-tier variation, you need an agent who can evaluate sight-line durability, sun angle, and grading proximity before you write — not after inspection.

4. 04

   Tour lots at multiple times of day

   Afternoon sun exposure on west-facing lots is a real comfort and cooling-cost variable. Walk candidate lots in the morning and again in the late afternoon; out-of-state buyers do this virtually with our agents via narrated lot tours.

5. 05

   Write and negotiate the offer

   Canyon-view lots with verified sight-line durability receive the most competitive offers. Our agents pull the freshest comps and advise on view-premium pricing before you set your number.

6. 06

   Inspection, HOA docs & view diligence

   Order the resale package in week one. During inspection, evaluate retaining-wall and grading conditions on terraced lots. Confirm no development entitlements sit between you and the canyon in any parcel between your lot and the BLM boundary.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies; expect 30–45 days from accepted offer to funding. HOA document review and the sub-association questionnaire are the pacing items most likely to extend an escrow.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the HOA, then handle Nevada residency — driver's license within 30 days, vehicle registration within 60, per the Nevada DMV.

ECONOMY & JOBS

What Drives the Red Rock Terraces at Summerlin Economy?

Red Rock Terraces households average above $120,000 in income per the community plan record, anchored by the Downtown Summerlin medical corridor five minutes east and the Strip employment core twenty minutes via Summerlin Parkway. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro unemployment rate tracks below the national average.

Top Red Rock Terraces-Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about ten minutes away on Summerlin Pkwy
• Downtown Summerlin corporate corridorOffices, headquarters, and the west side's primary retail employment hub, five minutes east
• Red Rock Resort (Station Casinos)Resort and gaming operations on the Summerlin border, about fifteen minutes south
• Howard Hughes CorporationMaster developer of Summerlin with corporate offices and ongoing development operations
• Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes via Summerlin Pkwy and I-15
• Clark County School District (west Summerlin region)Area campuses including Bonner ES, Rogich MS, and Palo Verde HS

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

COMMUNITY COMPARISON

How Does Red Rock Terraces Compare to Summerlin, Henderson & Las Vegas?

If you're weighing Red Rock Terraces against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Red Rock Terraces wins on school scores and canyon proximity, The Ridges on ultra-luxury gates and golf, Henderson on citywide safety stats — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Red Rock Terraces income and population figures are community plan-record values; school scores per GreatSchools; market data ZIP 89135 area benchmark. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Red Rock Terraces at Summerlin?

Red Rock Terraces sits at the west edge of Summerlin, where W Charleston Boulevard and Town Center Drive connect the community to the broader arterial grid. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Red Rock Terraces destinations beat that comfortably, except the airport.

Drive Times from Red Rock Terraces at Summerlin

• ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
• ~10 minRed Rock Canyon NCA (scenic loop entry)W Charleston Blvd west
• ~12 minSummerlin Hospital Medical CenterSummerlin Pkwy east to Rampart
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~25 minDowntown Las VegasSummerlin Pkwy → US-95 east
• ~30 minHarry Reid Intl AirportI-215 south → I-15 south
• ~15 minTPC SummerlinSummerlin Pkwy east
• ~45 minMt. Charleston trailheadsUS-95 north → SR-157

Transportation Options

• Driving

  The primary mode: W Charleston Boulevard and Town Center Drive connect Red Rock Terraces to the full Summerlin arterial grid, with the 215 Beltway and Summerlin Parkway both within five minutes for valley-wide reach.

• RTC Transit

  Bus routes run the Charleston corridor just south of the community, but residents should not plan a car-free life — this is a suburban master plan built around personal vehicles.

• Cycling & Trails

  Summerlin's 150+ mile trail network connects directly from the community, and Red Rock Canyon's scenic loop is ten minutes by car or a longer ride for strong cyclists comfortable on canyon roads.

• Rideshare

  Fast and reliable in Summerlin; airport runs cost roughly $40–$55, and the non-gated format means no gate-clearance delay for pickups.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in Red Rock Terraces at Summerlin?

Most buyers put down 10% to 20%. On a $900,000 mid-range Red Rock Terraces home, plan $90,000 (10%) to $180,000 (20%) plus closing costs of roughly $15,000–$25,000. Conventional loans cover most of the $700K–$1.3M range; homes approaching $1.3M may need jumbo financing with 20–25% down plus reserves. VA loans allow 0% for eligible veterans. Nevada has no deed transfer tax, which modestly reduces closing costs versus California.

PEOPLE ALSO ASK

What Else Do People Ask About Red Rock Terraces at Summerlin?

These are the questions Red Rock Terraces buyers actually search before they tour — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct Summerlin 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 across western Summerlin's view communities — including the lot-tier evaluations, HOA diligence, and sight-line assessments that protect your Red Rock Terraces purchase at every step.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Red Rock Terraces at Summerlin?

Compare Red Rock Terraces with neighboring Summerlin villages and adjacent communities. Each card pairs the drive time with price positioning, so you can judge whether a gate, golf membership, or lower HOA fees actually buy you more home for the money.

A–Z INDEX

Which Summerlin South Communities Can You Explore A–Z?

Red Rock Terraces is one of several Summerlin South view communities in ZIP 89135, ranging from non-gated canyon-view homes at $700K to ultra-luxury guard-gated estates at The Ridges from $2M. The entries below are indexed alphabetically — click any linked community for its dedicated page and price profile.

Sources & Methodology

Where Does This Red Rock Terraces at Summerlin Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Red Rock Terraces is only 220+ homes, we present ZIP 89135 statistics as area benchmarks — never community-only claims — and omit lot-tier medians that small samples cannot support. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active-listing counts for ZIP 89135 (western Summerlin). lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan data including trail mileage, community design, and developer records for Red Rock Terraces. summerlin.com
3. U.S. Census Bureau — Clark County population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, scenic loop access, and recreation data. blm.gov
7. GreatSchools.org — K-12 school ratings for Bonner ES, Rogich MS, Palo Verde HS, Doral Academy Red Rock, and private options. greatschools.org
8. Nevada Department of Taxation — Confirmation of Nevada's zero personal income tax and property transfer procedures. tax.nv.gov
9. California Franchise Tax Board — California's 13.3% top marginal state income-tax rate used in the relocation comparison. ftb.ca.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
11. U.S. Bureau of Labor Statistics — Las Vegas MSA employment and wage data for the economy module. bls.gov
12. Clark County School District (CCSD) — School boundary and attendance-zone verification for Red Rock Terraces in ZIP 89135. ccsd.net

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