7/10Fay Herron Elementary
Zoned · Summerlin (8 min)
K-5750 Students19:1
Summerlin, Las Vegas
Saddlewood at Summerlin Homes For Sale
Nevada's #1 team for Saddlewood at Summerlin real estate. Search established single-family homes from $550K–$900K in Summerlin's central corridor — mature landscaping, 10/10 Sig Rogich Middle zoning, and trail access in ZIP 89138.
AREA MEDIAN (ZIP 89138)
$800K
LVR / GLVAR, June 2026
COMMUNITY PRICE RANGE
$550K–$900K
Community plan record
HOMES IN COMMUNITY
400+
Community plan record
DAYS ON MARKET (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 Saddlewood at Summerlin at a Glance?
Saddlewood is an established Summerlin village in ZIP 89138 with 400+ single-family homes priced $550K–$900K and an area median near $800,000 per Las Vegas REALTORS, developed by KB Home and Richmond American starting in 2004. Demographics per the U.S. Census and community records show a family-oriented, owner-dominant neighborhood five minutes from Downtown Summerlin.
- The value position: established Summerlin master-plan living at $550K–$900K — below the new-construction tier while sharing the same trails, schools, and amenity access.
- The school story: zoned to Sig Rogich Middle School (10/10 per GreatSchools) — one of the highest-rated public middle schools in the Las Vegas Valley.
- Best for: move-up families, California relocators, and professionals who want a Summerlin address without new-construction pricing.
- Built-out resale market: Saddlewood built out in the mid-2000s — 400+ homes is the permanent count, and condition drives value more than builder today.
- Do your homework: HOA stacking ($150–$280/mo total), phase-level variation, and school-boundary verification all deserve early diligence.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Saddlewood at Summerlin Homes for Sale?
Saddlewood sits inside ZIP 89138 in the Summerlin master plan. The eight newest area listings appear below, refreshed daily from Las Vegas REALTORS MLS data. Every active listing in the ZIP is searchable in our live portal — filter by beds, baths, and price to focus on Saddlewood's $550K–$900K range.
PRICE DISTRIBUTION
How Many Saddlewood-Area Homes Sell in Each Price Range?
Saddlewood sits in ZIP 89138, where the area median runs near $800,000 per Las Vegas REALTORS MLS data. The community itself trades $550K–$900K, so most Saddlewood homes concentrate in the $600K–$900K bands. The price bands below show where competition concentrates across the ZIP.
Browse Saddlewood Listings
How Can You Find a Saddlewood Home by Type, Phase & Price?
Saddlewood's 400+ homes across three phases break down by floor plan size, lot orientation, and renovation level — priced $550K–$900K in ZIP 89138. Each link below opens our live Las Vegas MLS search, counts updated daily from Las Vegas REALTORS MLS data. Filter by price or beds to zero in on your target.
Which Saddlewood Phases Should You Explore?
Saddlewood built out in three main phases between 2004 and the late 2000s. Phase and upgrade history drive value differences more than any other factor in a built-out resale community.
Established · Mature landscaping
Saddlewood Phase 1 (KB Home)
Slightly larger lotsSaddlewood Phase 2 (Richmond American)
Premium lots · Larger plansSaddlewood Estates
Similar character · AdjacentThe Willows (adjacent village)
Trail-connected · NearbyThe Trails (nearby village)
Newer · Slightly higher priceThe Paseos (south of Saddlewood)
Full village indexSummerlin (master plan hub)
All Las Vegas communitiesLas Vegas (citywide)
By Price Range
Updated daily · 400 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Saddlewood Listings First?
Custom alerts by phase, price, beds, and lot size — no spam, unsubscribe anytime. With only 400+ homes and a steady but thin resale supply, the right Saddlewood home may appear once a season; alert subscribers see it within hours of hitting the MLS.
- 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
Create your alert
EDUCATION7/10 
8/10
8/10
How Are the Schools for Saddlewood at Summerlin?
Schools are Saddlewood's headline asset: Sig Rogich Middle School rates 10/10 per GreatSchools — the top-rated CCSD middle school in the Summerlin corridor — and the broader zone includes Fay Herron Elementary (7/10) and Arbor View High School (7/10). The Meadows School and Faith Lutheran provide private alternatives within a short drive.
7/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · 10 min
PreK-5300 Students8:1
8/10Pinecrest Academy of Nevada
Charter · 10 min
K-12900 Students18:1
8/10Doral Academy
Charter · 12 min
K-81000 Students20:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Saddlewood Families?
According to GreatSchools.org, Saddlewood families benefit from Sig Rogich Middle School (10/10) — the standout in the zone — alongside Fay Herron Elementary (7/10) and Arbor View High (7/10). Private options include The Meadows School and Faith Lutheran. 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 | CCSD · 5 min | $550,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | 10 min | $550,000+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | 15 min | $550,000+ |
| 4 | Faith Lutheran Middle & High | Private | 6-12 | A | 12 min | $550,000+ |
| 5 | Pinecrest Academy of Nevada | Public charter | K-12 | 8/10 | 10 min | $550,000+ |
SAFETY & CRIME
Is Saddlewood at Summerlin Safe?
Direct Answer
Yes — Saddlewood is an owner-heavy, established Summerlin village with 82% owner-occupancy and City of Las Vegas police coverage. The community lacks a staffed gate, but its tight-knit character, master-plan setting, and wide streets with low through-traffic create a residential environment consistent with low-crime suburban neighborhoods. Benchmark the area through FBI Uniform Crime Reporting data before writing an offer.
- Owner-occupied householdsCommunity plan record
- City of Las Vegas police jurisdictionMetro coverage for the Summerlin area
- Cul-de-sac layouts, no cut-through routesCommunity design record
- Howard Hughes Summerlin oversight and HOA governanceSummerlin master association
What Buyers Should Know
Community design does quiet safety work in Saddlewood: cul-de-sac street layouts and the absence of cut-through traffic routes mean the people on Saddlewood's streets are largely residents and their guests. Combined with 82% owner-occupancy, the neighborhood has the cohesion and stability that correlates with low-crime outcomes in suburban settings.
The surrounding ZIP 89138 corridor is one of Summerlin's established residential areas — incidents trend toward property-class matters at rates consistent with low-crime master-plan communities. Buyers can verify street-level data through FBI UCR-based tools before making an offer.
For family buyers, the practical picture is strong: a walkable, bike-friendly neighborhood with twenty-acre Fox Hill Park at one end, direct trail access to Summerlin's network, and a community where residents know each other by school affiliation and neighborhood association.
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 Saddlewood at Summerlin?
The Answer
Living in Saddlewood means tree-lined streets, mature landscaping, and direct trail access to Summerlin's 150-plus mile network — five minutes from Downtown Summerlin and fifteen from Red Rock Canyon. The community is within the Howard Hughes Corporation Summerlin master plan, zoned to Sig Rogich Middle School (10/10), with HOA dues of $150–$280 per month.
What is Saddlewood known for?
Saddlewood is known for its established mid-2000s construction, mature tree-lined streets, 10/10-rated Sig Rogich Middle School zoning, and competitive pricing within the Summerlin master plan — offering the amenity access of a premium master plan at a value-tier entry point.
Who should live in Saddlewood?
Move-up families seeking top-rated schools and trail access, California relocators trading coastal taxes for Summerlin's amenities, and professionals who want an established Summerlin address without new-construction pricing or timelines.
What is daily life like?
Mornings on Summerlin's trail network, errands at Downtown Summerlin five minutes away, school drop-offs within the neighborhood, and weekends at twenty-acre Fox Hill Park — with Red Rock Canyon's hiking and scenic loop fifteen minutes west.
Location
Where Is Saddlewood at Summerlin
Saddlewood sits in the central corridor of the Summerlin master plan in Las Vegas, ZIP 89138, roughly 100 acres of established single-family homes between Town Center Drive and the 215 Beltway. About 16 miles from the Strip, 5 minutes from Downtown Summerlin.
Downtown Summerlin
5
Min
Red Rock Canyon
15
Min
Strip
18
Min
Airport
25
Min
Summerlin Hospital
10
Min
Saddlewood at Summerlin
At a Glance$800,000
Area Median List Price (89138)
$550K–$900K
Community Price Range
400+
Homes in Community
42
Days on Market (area)
- Setting
- Established village within Summerlin master plan
- Acreage
- ~100 acres
- Homes
- 400+
- Established
- 2004
- Developer
- KB Home / Richmond American
- Guard-Gated
- No
- HOA
- $150–$280/mo (master + sub)
- Schools
- CCSD · Sig Rogich MS (10/10)
- Trail Access
- 150+ mile Summerlin network
- Sunshine
- 300 days/year
- Distance to Strip
- ~18 min
- ZIP Code
- 89138
LIVABILITY REPORT CARD
How Does Saddlewood at Summerlin Score?
Saddlewood earns top marks for schools, trail access, and master-plan amenities — with honest trade-offs on the resale-only market and the non-gated setting. Below is our category-by-category report card, the same six factors our agents walk through with every relocating buyer before the first tour.
Grade A: Schools
Sig Rogich Middle School (10/10 per GreatSchools) is community-defining; Fay Herron ES (7/10) and Arbor View HS (7/10) round out the public zone; The Meadows School is nearby.
Grade B+: Safety
Established owner-heavy neighborhood in the Summerlin master plan; no staffed gate, but a tight-knit community with 82% owner-occupancy and City of Las Vegas police coverage.
Grade B+: Cost of Living
Entry at $550K undercuts most newer Summerlin villages; HOA at $150–$280/mo is below comparable master-plan communities; Nevada tax environment adds further savings.
Grade A: Outdoor Access
Direct connection to Summerlin's 150+ mile trail network; Fox Hill Park (20 acres) and Willows Park walkable; Red Rock Canyon 15 minutes west.
Grade A-: Amenities
Summerlin master-plan amenities include village centers, Downtown Summerlin (5 min), TPC Summerlin, Las Vegas Ballpark, and shared community parks.
Grade B+: Commute
Five minutes to Downtown Summerlin, eighteen to the Strip, twenty-five to Harry Reid Airport via I-215; the 215 Beltway is immediately accessible.
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 Saddlewood at Summerlin a good place to live?
Yes — if established character, top-rated schools, and trail access top your list. Saddlewood delivers a Summerlin master-plan address with 400+ single-family homes priced $550K–$900K, direct connection to 150-plus miles of trails, and the 10/10-rated Sig Rogich Middle School zone — five minutes from Downtown Summerlin and fifteen from Red Rock Canyon. Trade-offs: resale-only market (no new construction), non-gated setting, and HOA stacking at $150–$280 per month. For family-oriented buyers who value maturity over novelty, Saddlewood competes with any Summerlin village in its class.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Saddlewood?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median household income of $66,820. Inside Saddlewood, the community record shows a more affluent profile: roughly 1,500+ residents across 400+ households, median age 38, average income above $120,000, and 82% owner-occupancy.
The Census does not break the village out as its own place, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within Saddlewood, our closing data shows move-up families drawn by Sig Rogich Middle School's 10/10 rating, California relocators trading state income tax for Summerlin's amenity network, and professionals who want an established address without new-construction pricing.
1,500+
vs Las Vegas 656,274
38
vs Clark Co 38
$120,000+
vs Clark Co median $74,007
82%
vs Clark Co 59%
400+
vs Clark Co ~860,000
$550K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Saddlewood is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Saddlewood Area Growing?
Saddlewood itself is built out — 400+ homes since the mid-2000s, with growth happening through remodels and ownership turnover rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor in ZIP 89138 remains one of the most in-demand areas in the valley.
656,274Las Vegas residents (Census)
400+Saddlewood homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Saddlewood, growth is structurally capped: the ~100-acre footprint and the built-out plan mean 400+ homes is the permanent number, which is the scarcity argument for ownership here. Turnover is moderate — the community trades a healthy number of homes annually — while the ZIP 89138 corridor provides the liquid benchmark Saddlewood values are measured against.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Saddlewood at Summerlin Score for Livability?
Saddlewood scores highest on schools and outdoor access: the 10/10 Sig Rogich Middle zone, direct connection to Summerlin's 150-plus mile trail network, and master-plan amenities shared with the broader Summerlin community. Honest trade-offs are the non-gated setting and a resale-only market where condition variation is wide. Six categories below, benchmarked to Census and GreatSchools data.
- 83B+
Overall Livability
- 92A
Schools (Sig Rogich MS 10/10)
- 74B
Safety (owner-heavy, no gate)
- 68B-
Cost of Living
- 88A-
Outdoor Access & Trails
- 80B+
Amenities & Location
MARKET TRENDS · LAST 12 MONTHS
How Is the Saddlewood at Summerlin 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 Saddlewood trades against. Saddlewood-specific figures are small-sample; the cards report area benchmarks for ZIP 89138: a median near $800,000, approximately 42 days on market, and a steady resale cadence through Summerlin's established corridor.
Median List Price
$800,000 area median (ZIP 89138) per LVR; Saddlewood proper trades $550K–$900K
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~42 area median days; move-in-ready upgraded homes move faster
vs May 2025
Source: Las Vegas REALTORS
Community Size
400+ homes in the built-out Saddlewood village — structurally thin resale inventory
vs May 2025
Source: Las Vegas REALTORS
The long view: Saddlewood at Summerlin'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
DAYS ON MARKET (AREA)
$800K
AREA MEDIAN (89138)
400+
HOMES IN COMMUNITY
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Saddlewood specialist.
Market Competitiveness
How Competitive Is the Saddlewood Market Right Now?
Saddlewood is a steady, established resale market. With ~42 median days on market per Las Vegas REALTORS data, the community moves at a measured pace — faster for upgraded, move-in-ready homes, slower for properties needing cosmetic work. At 400+ homes total, inventory is structurally thin, which keeps well-priced listings competitive even at a moderate DOM pace.
62Steady Resale Market
- ~42 daysArea median DOM (89138)
- $550K–$900KSaddlewood price range
- 400+Total homes in community
- 82%Owner-occupied rate
Is Saddlewood Right for You?
Who Should Buy a Home in Saddlewood at Summerlin?
Saddlewood is a community with a clear buyer profile: established master-plan living at a value-tier price, anchored by the 10/10 Sig Rogich Middle zone and trail connectivity. Six buyer profiles below match lifestyles to what Saddlewood actually delivers — followed by the honest pros and trade-offs our agents walk every client through.
Which Buyer Types Fit Saddlewood?
Families with School-Age Children
- Sig Rogich Middle School (10/10) — the community's headline asset
- Cul-de-sac layouts and wide streets for safe outdoor play
- Fox Hill Park (20 acres) and Willows Park within walking distance
- Faith Lutheran and The Meadows School within 15 minutes
California Relocators
- Summerlin master-plan amenities at $550K–$900K — far below CA comparables
- Zero state income tax, 3% property-tax cap under NRS 361.471
- One-hour flight or under four hours from Southern California
- Our relocation team handles virtual tours and micro-CMAs by phase
Move-Up Buyers
- More square footage per dollar than most newer Summerlin villages
- Established landscaping that newer builds cannot replicate for years
- Mature community with proven HOA governance and stable HOA dues
- Upgrade to Saddlewood Estates tier for premium lots from $750K
Value-Oriented Summerlin Buyers
- Entry inside the Summerlin master plan from $550K
- HOA at $150–$280/mo — below comparable newer villages
- 150+ miles of shared trails included in the master-plan fee
- Skip new-construction timelines — close in 30–45 days on resale
Professionals Commuting to the Strip Corridor
- ~18 minutes to the Strip via Summerlin Pkwy and I-15
- 215 Beltway access minutes from the community
- Downtown Summerlin's corporate corridor 5 minutes away
- Summerlin Hospital Medical Center ~10 minutes north
Long-Term Holders
- 400+ homes — structural scarcity in a 10/10-school zone
- Owner-heavy (82%) community with low turnover and stable values
- 3% annual property-tax cap limits carrying-cost creep
- Summerlin master plan has added value reliably since 1990
Best Fit For
- Families with school-age children — the 10/10 Sig Rogich Middle zone and walkable parks make Saddlewood one of the valley's most family-competitive addresses under $900K.
- California relocators — Summerlin master-plan living at $550K–$900K, zero state income tax, and a 3% property-tax cap — the savings fund the move in under two years.
- Move-up buyers — more square footage per dollar than newer Summerlin villages, with established landscaping and proven HOA governance.
- Value-oriented Summerlin buyers — one of the most affordable entries into the Summerlin master plan, sharing 150+ miles of trails and Downtown Summerlin access.
- Long-term holders — structural scarcity in a 10/10-school zone with 82% owner-occupancy and a 3% annual tax cap.
- Trail and outdoor recreation buyers — direct access to Summerlin's trail network and Red Rock Canyon fifteen minutes west — a lifestyle anchor no community can match at this price.
Ready to explore homes in Saddlewood? Our team knows the phases, lot orientations, and upgrade histories inside the community.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10 per GreatSchools) — the top-rated CCSD middle school in the Summerlin corridor
- Summerlin master-plan amenity access: 150+ miles of trails, Downtown Summerlin, Las Vegas Ballpark, TPC Summerlin
- Value-tier entry at $550K–$900K — below most newer Summerlin villages by $100K–$300K
- Mature, tree-lined streets and established landscaping that newer communities cannot replicate
- HOA at $150–$280/mo — below comparable master-plan communities
- Zero Nevada state income tax and a 3% primary-residence property-tax cap
- Red Rock Canyon fifteen minutes west — world-class hiking and the 13-mile scenic loop
Honest Considerations
- No new construction — resale only, and mid-2000s vintage means condition and upgrades vary widely
- Non-gated setting — buyers who want a staffed gate should compare Queensridge or guard-gated Summerlin villages
- HOA stacking: master-association fee plus Saddlewood sub-association; confirm exact totals in escrow
- Arbor View High School (7/10) is solid but not the marquee public HS that Sig Rogich Middle is
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
- Inventory is thin — 400+ homes means the right property may appear only once a season
Phase Comparison
How Do Saddlewood's Three Phases Compare?
A like-for-like comparison of Saddlewood's three phases — entry pricing, typical size, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 400+ homes total, per-phase medians would be statistical noise, so we publish entry points instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Saddlewood Phase 1 (KB Home) | From $550K | n/a* | n/a* | n/a* | Value entry · Mature landscaping |
| Saddlewood Phase 2 (Richmond American) | From $650K | n/a* | n/a* | n/a* | Slightly larger lots |
| Saddlewood Estates | From $750K | n/a* | n/a* | n/a* | Premium lots · Larger plans |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-phase $/SF and DOM are omitted — samples are too small for reliable statistics. Area benchmark: ~42-day median DOM across ZIP 89138.
Phase Deep Dive
What's Inside Saddlewood's Three Phases?
Submarket 1
Saddlewood Phase 1 (KB Home)
Original KB Home phase with the most mature landscaping — two decades of tree growth that Phase 3 cannot match. Condition-driven: prioritize homes with documented system replacements (HVAC, roof, windows).
Browse Saddlewood Phase 1 (KB Home) homes →$550K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Saddlewood Phase 2 (Richmond American)
Richmond American homes with marginally larger lot sizes and updated floor plans versus Phase 1. A middle-ground value option for buyers who want established character with slightly more outdoor space.
Browse Saddlewood Phase 2 (Richmond American) homes →$650K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Saddlewood Estates
The community's premium tier — larger homes on premium lots with expanded living spaces and upgraded features. The closest Saddlewood comes to the Summerlin Estates category without approaching luxury new-build pricing.
Browse Saddlewood Estates homes →$750K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Saddlewood at Summerlin — Community Overview
An established Summerlin master-plan village in ZIP 89138 with 400+ single-family homes, mature landscaping, and direct trail connectivity — anchored by the 10/10-rated Sig Rogich Middle School zone and $550K–$900K pricing that undercuts most newer Summerlin communities.
Browse Saddlewood at Summerlin — Community Overview homes →400+Homes
2004Est.
$550KEntry Price
10/10Sig Rogich MS
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Saddlewood
phase fits your needs?
BY ZIP CODE
How Does the Saddlewood ZIP Code (89138) Break Down?
Saddlewood sits in ZIP 89138, a Summerlin-corridor ZIP that also includes adjacent Summerlin villages and newer developments. The table below breaks the ZIP area into its key segments, so you can see where Saddlewood sits in the broader pricing landscape.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Saddlewood (established mid-2000s resale) | $550K–$900K (community range) | n/a* | ~42 (area) | n/a* | n/a* |
| 89138 | Adjacent Summerlin villages (The Willows, The Trails) | From $500K | n/a* | ~42 (area) | — | n/a* |
| 89138 | Summerlin West newer construction | From $700K | n/a* | ~42 (area) | — | n/a* |
| 89138 | Full ZIP 89138 area benchmark | ~$800,000 list (area median) | — | ~42 | Active market | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Community-level $/SF and year-over-year change are intentionally omitted: village-scale samples are too small to be statistically meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Saddlewood at Summerlin Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and GreatSchools — capture Saddlewood faster than any brochure: 400+ established homes, a $550K–$900K price range inside the Summerlin master plan, and the 10/10-rated Sig Rogich Middle School zone.
$550K–$900K
Saddlewood's community price range for single-family homes across the three phases, per the community plan record and LVR MLS data.
Las Vegas REALTORS
10/10
Sig Rogich Middle School's GreatSchools rating — the top-rated CCSD middle school in the Summerlin corridor and Saddlewood's most powerful value driver.
GreatSchools
400+
Homes in the built-out Saddlewood community across ~100 acres — the permanent count, with no land left for new construction.
Community plan record
82%
Owner-occupancy rate — well above Clark County's 59% average, signaling a stable, maintenance-oriented neighborhood.
Community plan record
$150–$280/mo
Total HOA cost stacking the Summerlin master-association fee and the Saddlewood sub-association — below many newer Summerlin villages.
Community plan record
2004
The year KB Home and Richmond American began building Saddlewood — over twenty years of mature landscaping and established street character.
Community plan record
150+
Miles of trail in the Summerlin master plan, directly accessible from Saddlewood's front door via the neighborhood path connections.
Howard Hughes Corporation
15 min
Drive to Red Rock Canyon National Conservation Area — 195,000 acres of hiking, the 13-mile scenic loop, and world-class climbing.
BLM · drive times
WHY SADDLEWOOD
Why Does Saddlewood at Summerlin Stand Apart From Its Peers?
From the 10/10-rated middle school zone to the 150-plus mile trail network, Saddlewood fills a specific niche: Summerlin master-plan living at an established, value-tier price point. The five advantages below are each tied to a verifiable source — Nevada Revised Statutes, GreatSchools ratings, Howard Hughes Corporation master-plan data, and LVR market statistics.
- GreatSchools · CCSD
10/10-rated Sig Rogich Middle School zone
The top-rated CCSD middle school in the Summerlin corridor — a rare public school asset that drives family demand and floor prices in the community.
- Howard Hughes Corporation
Summerlin master-plan amenity access
150-plus miles of trails, Downtown Summerlin, Las Vegas Ballpark, TPC Summerlin, and village centers — shared master-plan amenities that stand-alone communities cannot offer.
- LVR / GLVAR, June 2026
Value-tier entry in a premium master plan
At $550K–$900K, Saddlewood is one of the most affordable ways to own inside the Summerlin master plan — below the new-construction villages to the west by $100K–$300K.
- Nevada Revised Statutes 361.471
Nevada tax environment
Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 — an annually compounding savings that CA buyers underestimate until they see the first year's tax bill.
- Bureau of Land Management
Red Rock Canyon fifteen minutes west
195,000 conservation acres of hiking, cycling, and the scenic loop — a lifestyle anchor that costs nothing and cannot be replicated by any inland California address at any price.
WHY BUY IN SADDLEWOOD
What Are the Top 10 Reasons to Buy a Home in Saddlewood at Summerlin?
Saddlewood's case rests on school quality and master-plan value: a 10/10 middle school zone, $550K–$900K pricing inside Howard Hughes Corporation's Summerlin master plan, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, and direct trail access. Ten sourced reasons follow.
Sig Rogich Middle School (10/10)
The top-rated CCSD middle school in the Summerlin corridor — the community's most powerful value driver for families.
GreatSchools
Zero state income tax
Nevada levies no personal income tax — thousands to tens of thousands in annual savings versus California.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs over a 5+ year hold.
NRS 361.471
Summerlin master-plan trail network
150-plus miles of trails from the front door, connected to the valley's most extensive community trail system.
Howard Hughes Corporation
Value-tier Summerlin entry at $550K–$900K
One of the most affordable paths into the Summerlin master plan — below comparable new-construction villages by a meaningful margin.
LVR / GLVAR, June 2026
Mature landscaping and established character
Twenty-plus years of tree growth and neighborhood cohesion that new construction simply cannot replicate.
Community plan record
Downtown Summerlin five minutes away
Shopping, dining, Las Vegas Ballpark, and seasonal events — the west valley's social hub at the end of Town Center Drive.
Howard Hughes Corporation
Red Rock Canyon fifteen minutes west
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking, managed by the Bureau of Land Management.
Bureau of Land Management
HOA at $150–$280/mo — below newer villages
Stacking the Summerlin master fee and the sub-association charge lands meaningfully below many newer Summerlin communities.
Community plan record
82% owner-occupancy — stable neighborhood
A high owner rate correlates with neighborhood maintenance, community cohesion, and stable long-term values.
Community plan record
New Construction
Who Builds New Homes in and Around Saddlewood at Summerlin?
No production builder operates inside Saddlewood — it built out in the mid-2000s and today's market is entirely resale. Buyers seeking new construction within the Summerlin master plan should look at Summerlin West villages, where Toll Brothers, Lennar, and Tri Pointe are actively selling. Builder incentives change monthly — verify current offers before writing anything.
Luxury & Move-Up
Toll Brothers
The closest luxury new-construction profile to Saddlewood resale
Family & Mid-Market
Lennar
Broadest Summerlin-area new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Saddlewood Estates resales
Family
Richmond American
One of Saddlewood's original builders — good for understanding what to expect from the resale stock
Value · First-Time / Move-Up
KB Home
The other original Saddlewood builder — useful resale comparison baseline
Outdoor Recreation
What Outdoor Amenities Does Saddlewood at Summerlin Offer?
Saddlewood connects directly to Summerlin's 150-plus mile trail network and sits within walking distance of two parks, with Red Rock Canyon fifteen minutes west. The City of Las Vegas maintains the surrounding park and trail infrastructure, usable through 300 days of annual sunshine.
WALKING DISTANCE
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
Saddlewood's signature park: an adventure playground with zip lines, disc golf course, wide open fields, and trail connections to the Summerlin network.
WALKING DISTANCE
Willows Park
~10 acresPlayground · Basketball · PathsFree
Neighborhood park with basketball courts, playgrounds, picnic areas, and walking paths — the community's daily-use green space.
FROM FRONT DOOR
Summerlin Trail Network
150+ milesWalking · Cycling · RunningFree
150-plus miles of paved and natural surface trails connecting Saddlewood to village centers, parks, and the broader Summerlin master plan.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's shopping and dining hub — farmers markets, Las Vegas Ballpark, seasonal festivals, and TPC Summerlin a short drive away.
15 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and climbing, managed by the Bureau of Land Management.
10 MIN
TPC Summerlin
18 holesChampionship golfPrivate / Daily fee
Host to the annual Shriners Children's Open PGA Tour event — one of the valley's premier golf facilities, minutes from Saddlewood.
10 MIN
Las Vegas Ballpark
StadiumLas Vegas Aviators AAA baseballTicketed
Home of the Las Vegas Aviators — Triple-A baseball in an intimate stadium setting at Downtown Summerlin, a short drive from Saddlewood.
45 MIN
Mt. Charleston
National ForestHiking · Skiing · CampingNFS fee
The Spring Mountains escape — hiking at elevation, snow in winter, and temperatures fifteen to twenty degrees cooler than the valley floor.
The Saddlewood Lifestyle
What Does a Weekend in Saddlewood at Summerlin Look Like?
Three moods within minutes of home: a morning ride on Summerlin's trail network, lunch at Downtown Summerlin five minutes away, and an afternoon hike in Red Rock Canyon — roughly 195,000 conservation acres per the Bureau of Land Management — fifteen minutes west on Charleston Boulevard.
400+Homes in the Community
150+Miles of Summerlin Trails
5 minTo Downtown Summerlin
10/10Sig Rogich Middle School
THIS WEEKEND'S OPEN HOUSES
Can You Tour Saddlewood at Summerlin Homes This Weekend?
Saddlewood is a non-gated community, so open houses are accessible without appointment. That said, the most competitive homes move before the first weekend open house — set up instant alerts so you see new listings within hours of hitting the MLS, or browse every active listing now and let us arrange private showings on your schedule.
Quick Answer
What are HOA fees in Saddlewood at Summerlin?
Budget $150 to $280 per month total — this stacks the Summerlin master-association fee with the Saddlewood sub-association maintenance charge. That combined figure is below many newer Summerlin communities, a meaningful monthly saving for move-up buyers. Exact amounts vary by section and can change with annual HOA budgets, so always request the full resale package — current dues, reserve study, and assessment history — as soon as you open escrow. The HOA disclosure review happens inside Nevada's standard 30-to-45-day closing window and rarely extends timelines.
Moving to Saddlewood at Summerlin
Should I Move to Saddlewood at Summerlin?
Every month, California households discover that Summerlin master-plan living — mature landscaping, 10/10 middle-school zoning, and trail access — is attainable at $550K–$900K in Saddlewood. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero, and that line item alone funds most relocations.
Why California Buyers Are Choosing Saddlewood
The tax math is decisive: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $250,000 saves roughly $25,000 per year in state income taxes alone. Saddlewood adds what mid-range California communities rarely deliver: an established Summerlin master-plan address with 150-plus miles of trails, a 10/10-rated middle school zone, and $550K–$900K pricing below most of the valley's newer master plans.
At an $800,000 budget, many Bay Area buyers are looking at a dated condo or a small lot far from quality schools. That same budget in Saddlewood secures a spacious single-family home in a tree-lined, established Summerlin village — often with upgraded finishes, a three-car garage, and direct trail access — five minutes from Downtown Summerlin and fifteen from Red Rock Canyon.
According to Las Vegas REALTORS, the ZIP 89138 market runs an area median near $800,000 with Saddlewood proper trading $550K–$900K. Per the Clark County Assessor, the effective property-tax rate is roughly 0.5–0.7% of assessed value. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area fifteen minutes west — a lifestyle anchor that coastal buyers consistently underestimate.
Saddlewood attracts a professional, family-oriented demographic: average household income above $120,000 per community records, 82% owner-occupied, and a median age of 38. The community is five minutes from the Downtown Summerlin corporate and retail corridor, roughly ten minutes from Summerlin Hospital Medical Center, and eighteen minutes from the Strip's resort employment core — close enough to commute, far enough to feel removed.
Cost of Living Snapshot — Saddlewood, NV vs. Bay Area, CA
Day-to-day costs run substantially lower than coastal California across nearly every category. Nevada levies no state income tax and no personal property tax on vehicles beyond registration. The category where Saddlewood wins most decisively: $550K–$900K for a mature, master-plan single-family home versus $1.5M+ for a comparable suburban address in the Bay Area.
| Metric | Saddlewood, NV | Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Home Price Range | $550K–$900K | $1.5M+ (comparable suburban) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1%+ (plus Mello-Roos) |
| HOA | $150–$280/mo | $300–$600+/mo (comparable) |
| Airport Commute | ~25 min (Harry Reid) | 45–90+ min (SFO/SJC) |
Figures are approximate, for illustration. Contact our team for current market data.
Saddlewood Rental Market — Rent vs. Own
Saddlewood is an owner-dominant community — 82% owner-occupied — so executive leases are infrequent and command firm pricing when they appear. Short-term rentals face City of Las Vegas regulations and potential HOA restrictions; always read the CC&Rs before underwriting vacation-rental income. For 5+ year holds in an established Summerlin village with structurally thin resale supply, the ownership math is compelling.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Saddlewood? Our team specializes in out-of-state relocation — virtual home tours, school-boundary verification, HOA document review, phase-by-phase micro-CMAs, and closing coordination without repeated cross-country flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Saddlewood at Summerlin in 8 Steps
From first research to keys-in-hand, here's the 8-10 week timeline most Saddlewood 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.
Pick your phase and set a budget
Decide which Saddlewood you're buying: Phase 1 KB Home from $550K, Phase 2 Richmond American from $650K, or Estates from $750K. Each carries different lot sizes, update profiles, and resale cadences.
Get pre-approved — conventional or jumbo
Most Saddlewood homes are within conventional loan limits; homes near $900K approach jumbo territory. VA loans work for eligible veterans. Get pre-approved before touring — Summerlin properties move quickly and sellers treat letters as a readiness signal.
Hire a Saddlewood specialist
Phase-level variation, upgrade histories, and lot orientation differences drive real value differences in a 400-home resale community. Work with an agent who pulls those specifics before you compare listings.
Tour in person or virtually
Saddlewood is accessible and non-gated, so tours are easy to arrange. Walk candidate streets at different hours; check proximity to Fox Hill Park and trail access points on foot. Virtual tours work well for California buyers planning a visit.
Write and negotiate the offer
Research the seller's situation before writing — our agents ask before you offer. Move-in-ready homes attract multiple offers quickly; condition-challenged homes have more negotiating room.
Inspection and HOA due diligence
Order the full resale package early: dues, reserve study, assessment history, CC&Rs. On mid-2000s homes, inspect HVAC, roof, windows, and plumbing carefully — systems are reaching end of design life.
Clear conditions and fund
Nevada closes through escrow companies; expect 30-45 days from acceptance. Confirm school boundary for the exact address with CCSD before removing contingencies — zones can shift.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the HOA, then handle the DMV — license within 30 days, vehicle registration within 60 days of establishing Nevada residency.
ECONOMY & JOBS
What Drives the Saddlewood at Summerlin Economy?
Saddlewood runs on a professional, dual-income household economy: average household income above $120,000, 82% owner-occupied, and positioned between two major employment corridors. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, drawing both relocation and local demand to well-located Summerlin villages like Saddlewood.
$120,000+Avg household income, SaddlewoodNREG community plan record
82%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
18 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Saddlewood-Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's primary retail employment hub, five minutes from Saddlewood
- Summerlin Hospital Medical CenterMajor Summerlin-area hospital and medical-office campus, roughly ten minutes north on Rampart
- Las Vegas Strip resort corridorHospitality, gaming, and entertainment employment core, ~18 minutes via Summerlin Pkwy and I-15
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- Clark County School District (northwest region)Area campuses including Sig Rogich MS, Arbor View HS, and nearby elementary schools
- Howard Hughes CorporationSummerlin master developer — ongoing development, management, and commercial operations across the master plan
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Saddlewood Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Saddlewood against the valley's other family-oriented addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Saddlewood wins on school quality and value-tier Summerlin access; Henderson wins on citywide safety scores; newer Summerlin villages win on construction vintage. Sources are LVR, the U.S. Census, and GreatSchools.
| Metric | Saddlewood | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Price Range | $550K–$900K | From $450K to $5M+ | $300K–$5M+ | $350K–$5M+ |
| Area Median List | ~$800K (ZIP 89138) | $728K (Summerlin-wide) | $476K | $548K |
| Days on Market | ~42 (area) | 21 | 20 | 21 |
| Top Middle School Rating | 10/10 (Sig Rogich MS) | 9/10 (various) | Varies | 9/10 (various Henderson) |
| Guard-Gated | No | Select enclaves (The Ridges) | Select enclaves | Select enclaves (MacDonald Highlands) |
| New Construction | None — built out (2004) | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Trail Access | 150+ mi Summerlin network | 150+ mi Summerlin network | City parks/trails | City parks + River Mountains Loop |
| Best For | Families · Value · Schools | Luxury · Schools · Outdoors | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Saddlewood income and population figures are community plan-record values; citywide metrics are Las Vegas / Henderson / Clark County figures — the Census does not tabulate the village separately. Last updated June 2026.
Cost of Ownership
What Will Saddlewood at Summerlin Cost You Each Month?
A $700,000 mid-range Saddlewood purchase runs about $5,200 monthly with 10% down at 7% per Freddie Mac's rate survey — including HOA dues that cover both the Summerlin master association and the Saddlewood sub-association. The tabs below model your payment, compare renting, and detail the HOA tiers.
Payment Estimator
Estimate Your Saddlewood Payment
$5,160
Estimated Monthly Payment
- Principal & Interest$4,191
- Property Tax$356
- Insurance$150
- HOA$200
- PMI$263
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 Saddlewood at Summerlin Right Now?
Saddlewood is 82% owner-occupied, so rental supply is thin and executive leases command firm pricing. For 5+ year holds in a 10/10-school zone with structural scarcity, the ownership math tilts decisively.
OWN (10% DOWN, 7%)
$5,125 / mo
- Principal & Interest
- $4,190
- Property Tax (~0.6%)
- $350
- Homeowners Insurance
- $120
- HOA (master + sub-association)
- $215
- PMI (10% down)
- $250
5-year net cost:~$165,000
Equity built:~$215,000
RENT (MODELED FAMILY LEASE)
$3,400 / mo
- Family Home Lease (modeled)
- $3,400
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$225,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a mid-range Saddlewood 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. Thin resale supply in a 10/10-school zone above the valley-wide growth trend 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, $215/mo blended HOA, modeled $3,400 family lease.
HOA Fees by Community
HOA Fees by Property Tier
Every Saddlewood home stacks two HOA fees: the Summerlin master-association charge (covering trails, village centers, and master-plan amenities) plus the Saddlewood sub-association charge (covering neighborhood maintenance). Request the full resale package — dues, reserves, and assessment history — early in escrow.
Saddlewood Phase 1 & 2 (KB Home / Richmond American)
$150–$230 / mo total
Summerlin master association
Included in total
Includes:
Trails, village centers, Downtown Summerlin amenities, master-plan maintenance
Saddlewood sub-association
Included in total
Includes:
Neighborhood common-area maintenance, landscaping, HOA governance
Saddlewood Estates (premium tier)
$230–$280 / mo total
Combined HOA (estates tier)
$230–$280 total
Includes:
All master-plan amenities plus enhanced sub-association services for premium lots
Due-diligence note
Verify in escrow
Includes:
Request the current reserve study — older HOA communities can carry deferred capital; know the balance before closing
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and HOA rules
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Saddlewood at Summerlin?
Saddlewood sits in the central Summerlin corridor with immediate access to Town Center Drive, the 215 Beltway, and Summerlin Parkway — the valley's west-side arterial grid. Mean Las Vegas commute times run about 25 minutes per U.S. Census ACS data — and most Saddlewood daily destinations beat that comfortably.
Drive Times from Saddlewood
- ~5 minDowntown Summerlin (shopping & dining)Town Center Dr
- ~15 minRed Rock Canyon NCAW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~18 minLas Vegas StripSummerlin Pkwy → I-15
- ~25 minHarry Reid Intl AirportI-215 South
- ~20 minDowntown Las VegasUS-95 east
- ~30 minHendersonI-215 East
- ~45 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 Saddlewood at Summerlin?
Most Saddlewood purchases close in 30 to 45 days through a Nevada escrow company; cash offers can close in 7–14 days. HOA document review — the resale package with dues, reserves, and CC&Rs — happens inside the standard escrow window and rarely extends timelines. Conventional and FHA files are straightforward here; homes near $900K may need an extra appraisal day if the comp set is thin.
Quick Answer
What down payment do you need to buy in Saddlewood at Summerlin?
Most Saddlewood buyers put down 5% to 20%. Conventional financing covers most of the community — on a $700,000 mid-range home, plan roughly $35,000 (5%) to $140,000 (20%). Homes near $900,000 may approach the conforming loan limit; confirm with your lender early. VA loans allow 0% for eligible veterans; FHA loans work for qualified buyers under $650,000. Get pre-approved before touring — well-priced Saddlewood homes move quickly and sellers treat pre-approval letters as a signal of serious intent.
Saddlewood at Summerlin FAQ — 18 Answers
What Do Saddlewood at Summerlin Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Saddlewood at Summerlin?
Saddlewood homes trade $550,000 to $900,000, with an area median near $849,900 per Las Vegas REALTORS MLS data. KB Home and Richmond American floor plans from 2004 run roughly 1,800 to 3,500 square feet — price per square foot shifts with phase, lot orientation, and renovation level. Ask our team for Saddlewood-specific comparables before comparing listings across the broader ZIP 89138.
Who built the homes in Saddlewood?
KB Home and Richmond American built Saddlewood starting around 2004, producing single-family floor plans across multiple phases from roughly 1,800 to 3,500 square feet. Two decades in, condition and documented upgrades now matter more than original builder. Prioritize homes with system replacements and remodels on record, and let our agents pull the upgrade history before you compare listings side by side.
What ZIP code is Saddlewood in?
Saddlewood sits in ZIP 89138, in the central corridor of the Summerlin master plan in Las Vegas. That puts residents about five minutes from Downtown Summerlin via Town Center Drive, roughly eighteen minutes from the Strip via Summerlin Parkway and I-15, and about twenty-five minutes from Harry Reid International Airport via I-215. Test your daily commute from this ZIP before narrowing your search.
What are HOA fees in Saddlewood?
Expect $150 to $280 per month, which stacks the Summerlin master association fee with Saddlewood's sub-association maintenance charges. That sits below the dues at many newer Summerlin communities — a meaningful monthly saving for move-up buyers. Exact figures vary by section, so request the full resale package as soon as you open escrow; standard Nevada closings run 30 to 45 days and the HOA disclosure review happens inside that window.
Is Saddlewood a good area for families?
Yes — Saddlewood is one of Summerlin's most family-oriented neighborhoods. Cul-de-sac layouts, wide streets, mature landscaping, and walkable parks like Willows Park and twenty-acre Fox Hill Park anchor the lifestyle, and the community is zoned to Sig Rogich Middle School (10/10 per GreatSchools). Families also get access to Summerlin's 150-plus miles of trails from the front door. Tour on a weekday afternoon to see the neighborhood rhythm firsthand.
What schools serve Saddlewood?
Saddlewood is zoned to Clark County School District campuses: Fay Herron Elementary (7/10), Sig Rogich Middle School (10/10), and Arbor View High School (7/10) per GreatSchools. The Meadows School and Faith Lutheran are well-regarded private options nearby, with Pinecrest Academy of Nevada (8/10) as a charter alternative. Always confirm attendance boundaries with CCSD for the exact address — zones can shift between school years.
Is Saddlewood part of the Howard Hughes Summerlin master plan?
Yes — Saddlewood is a village within the Summerlin master plan, developed by Howard Hughes Corporation, which has built out more than 22,500 acres on Las Vegas's western edge since 1990. That master-plan membership means Saddlewood residents share access to Summerlin's trail network, village centers, and master-association amenities — benefits that newer stand-alone communities cannot offer at the same price point.
How do property taxes work for Saddlewood buyers?
Property taxes in Nevada are low by national standards: the Clark County Assessor applies an effective rate of roughly 0.5–0.7% of assessed value. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%, so a $750,000 Saddlewood home carries roughly $3,750–$5,250 per year. Compare that to a similar home in coastal California or suburban Phoenix — the tax math is one of Nevada's most durable relocation advantages.
How does Saddlewood compare to other Summerlin villages?
Saddlewood competes on value and maturity: established mid-2000s construction at $550K–$900K versus newer Summerlin villages where entry prices often start above $700K. The Willows and The Trails to the north offer similar family-oriented character; The Paseos to the south skews slightly newer and pricier. Saddlewood's advantage is square footage per dollar and the 10/10 Sig Rogich Middle School zone — hard to replicate at this price in the master plan.
What is the rental and second-home market like in Saddlewood?
Saddlewood is an owner-heavy community — 82% owner-occupied per the community record — so rental listings are infrequent and executive leases command firm pricing when they appear. Short-term rentals face city-of-Las-Vegas regulations and potential HOA restrictions. Buyers underwriting rental income should read the CC&Rs and current city ordinances before closing; most Saddlewood investors buy for long-term appreciation, not short-hold yield.
Is there new construction in Saddlewood?
No — Saddlewood built out in the mid-2000s and today's market is entirely resale. Buyers who want new construction with Summerlin master-plan amenities should look at Summerlin West villages, where builders like Toll Brothers, Lennar, and Tri Pointe are actively selling. Saddlewood's value proposition is the opposite: established character and mature landscaping at prices below the new-construction tier.
How does Nevada's tax environment compare to California for Saddlewood buyers?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. A household earning $300,000 saves roughly $30,000 per year on state income taxes alone by relocating to Saddlewood. Layer in the Clark County Assessor's 0.5–0.7% effective property-tax rate versus California's baseline 1.1% Mello-Roos exposure, and the combined annual savings often funds the move in under eighteen months.
What outdoor amenities are accessible from Saddlewood?
Saddlewood connects directly to Summerlin's 150-plus mile trail network, making cycling and walking routes available from the front door. Willows Park and twenty-acre Fox Hill Park are within walking distance. Red Rock Canyon — roughly 195,000 conservation acres managed by the Bureau of Land Management — is about fifteen minutes west on Charleston Boulevard, offering world-class hiking, the 13-mile scenic loop, and rock climbing.
Can Nevada Real Estate Group help me buy or sell in Saddlewood?
Yes. Call (702) 637-1759 — our agents have guided dozens of families through Saddlewood transactions and know the community's distinct phases, lot orientations, and upgrade histories. For sellers, we provide micro-market CMAs specific to Saddlewood rather than generic ZIP 89138 averages. For buyers, we identify the sections with the best values before you tour.
What should I know before buying in Saddlewood?
Four things matter most. First, phase and renovation: two decades of ownership mean condition drives value more than original builder. Second, HOA tiers: stack the Summerlin master fee plus the Saddlewood sub-association charge — $150 to $280 total. Third, school boundaries: Sig Rogich Middle's 10/10 rating is community-defining, but always verify your exact address with CCSD. Fourth, financing: most Saddlewood homes are within conventional loan limits, but a $900K Estates home may approach jumbo territory. Call (702) 637-1759 to start.
What down payment do you need to buy in Saddlewood?
Most Saddlewood buyers put down 5% to 20%. Conventional financing covers the community well — on a $700,000 mid-range home, plan roughly $35,000 (5%) to $140,000 (20%). Homes near $900,000 may approach the conforming loan limit; ask your lender early. VA loans allow 0% for eligible veterans, and FHA loans work for qualified buyers under $650,000. Get pre-approved before touring — Summerlin properties move quickly, and sellers treat pre-approval letters as a signal of readiness.
How long does it take to close on a home in Saddlewood?
Most Saddlewood purchases close in 30 to 45 days through a Nevada escrow company; cash offers close in 7–14 days. HOA document review — dues, reserve study, and assessment history — happens inside the standard window and rarely extends timelines. Conventional and FHA files are straightforward; jumbo files near $900,000 may add a few appraisal days.
How competitive is the Saddlewood market right now?
Saddlewood is an active resale market in a well-established Summerlin village. Area DOM runs around 42 days per Las Vegas REALTORS data, and move-in-ready homes with documented upgrades move faster than that. Homes needing cosmetic work linger longer, giving value buyers a window. With only 400+ homes total, inventory is structurally thin — set alerts and be ready to move within 48 hours when the right home hits the MLS.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Saddlewood at Summerlin?
These are the eight queries Saddlewood buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, and community facts from the plan record and Howard Hughes Corporation.
Is Saddlewood in Summerlin?
Yes — Saddlewood is a village within the Howard Hughes Corporation Summerlin master plan in Las Vegas, ZIP 89138. It shares the Summerlin master-association amenities, trails, and branding while operating its own sub-association HOA.
What builders built Saddlewood?
KB Home and Richmond American developed Saddlewood starting around 2004, producing floor plans from roughly 1,800 to 3,500 square feet across three phases. Two decades in, condition and updates drive value more than original builder.
Is Saddlewood guard-gated?
No — Saddlewood is a non-gated community within the Summerlin master plan. Buyers who want a staffed gate within Summerlin should look at The Ridges or similar guard-gated Summerlin enclaves; buyers who want gating in a central location can compare Queensridge.
What middle school is Saddlewood zoned to?
Saddlewood is zoned to Sig Rogich Middle School, which rates 10/10 per GreatSchools — the top-rated CCSD middle school in the Summerlin corridor. Always verify the current attendance boundary with Clark County School District for your specific address before making an offer.
How far is Saddlewood from Downtown Summerlin?
About five minutes via Town Center Drive — Downtown Summerlin's shopping, dining, Las Vegas Ballpark, and seasonal events are the community's practical front yard. Red Rock Canyon is fifteen minutes west; the Strip is eighteen minutes east.
Are there HOA fees in Saddlewood?
Yes — budget $150 to $280 per month total, stacking the Summerlin master-association fee and the Saddlewood sub-association charge. The combined figure is below many newer Summerlin communities; confirm the exact amount in the resale package during escrow.
Is Saddlewood a good investment?
Saddlewood benefits from structural scarcity (400+ built-out homes), the 10/10 Sig Rogich Middle zone, and 82% owner-occupancy. Long-term holds in Summerlin master-plan villages with top-rated school zones have historically appreciated consistently. That said, individual results depend on price paid, timing, and condition — run the specific comp set with our team before making an investment decision.
How do I search for Saddlewood homes for sale?
Call (702) 637-1759 or use the live MLS search on this page — filter by ZIP 89138 and price range $550K–$900K to focus on the Saddlewood tier. Set up an alert to be notified within hours of a new listing; with only 400+ homes, the right property can appear and go under contract within days.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in a 400-home built-out market like Saddlewood, knowing the phases, lot orientations, and upgrade histories is what separates a great buy from an overpay. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Saddlewood at Summerlin?
Compare Saddlewood with neighboring Summerlin villages and nearby cities. Each card pairs drive time with price positioning, so you can judge whether trading the established character of Saddlewood for a different community actually buys you more home for the money.
10 MIN
Trailside at Summerlin
$728K (Summerlin-wide)
10 min from Saddlewood
View Trailside at Summerlin →A–Z INDEX
Which Saddlewood Areas Can You Explore A–Z?
Three phases make up the 400+ home Saddlewood community — Phase 1 (KB Home, from $550K), Phase 2 (Richmond American, from $650K), and Saddlewood Estates (from $750K) — plus adjacent Summerlin villages and city-level hubs included for broader comparison. Each entry is indexed alphabetically for quick orientation.
S
- Saddlewood Phase 1 (KB Home)
- Saddlewood Phase 2 (Richmond American)
- Saddlewood Estates
- Summerlin (master plan hub)
- Saddlewood at Summerlin (this page)
KEEP LEARNING
What Else Should You Read About Saddlewood at Summerlin?
These guides extend the research most Saddlewood buyers do next — understanding the Summerlin master plan, weighing established villages against new-construction options, and mapping the buying process for the Las Vegas market. Each is written from the same MLS data and primary sources used throughout this page.
MASTER PLAN GUIDE
Summerlin Real Estate Hub
The complete Summerlin master-plan guide — village comparison, pricing, schools, trails, and community index.
Read →MARKET GUIDE
Las Vegas Housing Market 2026
Citywide pricing, inventory, rate trends, and where the valley's momentum actually is this year.
Read →CITY HUB
Las Vegas Community Hub
Every major Las Vegas community, side-by-side comparisons, and live MLS data in one place.
Read →Sources & Methodology
Where Does This Saddlewood at Summerlin Data Come From?
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. Because Saddlewood is only 400+ homes, we present ZIP 89138 area statistics as benchmarks — not community-specific claims — and omit phase-level medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Area median list price, days on market, and active and closed counts for ZIP 89138. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master-plan trail mileage, village centers, and community development data. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Saddlewood is not separately tabulated). census.gov/quickfacts
- Clark County School District — School attendance boundaries, enrollment, and CCSD school performance data. ccsd.net
- GreatSchools.org — K-12 school ratings including Sig Rogich Middle (10/10), Fay Herron ES (7/10), and Arbor View HS (7/10). greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for homes in ZIP 89138. 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, scenic loop, 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