South Square Homes For Sale

KEY TAKEAWAYS

What Should You Know About South Square at a Glance?

South Square pairs 1,400+ age-restricted single-story homes priced $400K–$750K inside the Howard Hughes master plan with ZIP 89135 area market benchmarks per Las Vegas REALTORS, 35 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what HOPA age-restriction, single-story design, and Summerlin access mean for active-adult buyers.

• Age-restricted by HOPA: at least one resident per household must be 55+ — verify governing documents during escrow; persons under 18 generally cannot be permanent occupants.
• Single-story design: all homes feature age-in-place layouts — zero-step entries, first-floor master suites, wide hallways, and 1,200–2,800 sq ft floor plans.
• Best for: active-adult retirees downsizing into low-maintenance living inside a premier master plan, with Downtown Summerlin walkability and 200-mile trail access.
• No guard gate: South Square uses code/key-fob entries rather than staffed security — Siena nearby offers 55+ guard-gated living if that's a priority.
• Do your homework: HOA documents, HOPA occupancy rules, reserve study, and guest-stay limits all deserve review before you offer.

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

PRICE DISTRIBUTION

How Many South Square-Area Homes Sell in Each Price Range?

Across the South Square ZIP code (89135), active Summerlin South listings span a wide band per Las Vegas REALTORS MLS data — from entry-level 55+ product near $400K to premium upgraded homes above $700K. The counts below show where competition concentrates inside South Square's plan range.

South Square plan range is $400K–$750K; counts reflect active MLS listings across ZIP 89135 (Summerlin South) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. South Square proper is age-restricted 55+ — filter for 55+ communities when searching.

SAFETY & CRIME

Is South Square Safe?

• Code EntryKey-fob / code-access neighborhood entriesCommunity association controlled access
• 90%Owner-occupied householdsEstablished, owner-heavy demographics
• LVMPDLas Vegas Metro Police jurisdictionCity of Las Vegas coverage
• 55+ HOPAAge-restricted permanent resident requirementFederal Housing for Older Persons Act

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

LIVABILITY REPORT CARD

How Does South Square Score?

South Square earns top marks for active-adult lifestyle design and Nevada's retirement tax climate, with honest trade-offs on security and community scale. Below is our category-by-category report card — the same six factors our agents walk through with every 55+ buyer before a first tour.

• A

  Grade A: Lifestyle Fit

  55+ HOPA design, single-story floor plans, organized programming, trail access, and Downtown Summerlin ten minutes away — purpose-built for active adults.

• B+

  Grade B+: Schools

  Top-rated CCSD campuses (Sig Rogich MS 10/10, Palo Verde HS 8/10) serve the area; most South Square buyers don't need them daily, but grandparents appreciate the caliber.

• A

  Grade A: Cost of Living

  No state income tax, 3% property-tax cap, $150–$350 HOA — among the most financially favorable 55+ environments in the nation for retirees.

• B+

  Grade B+: Amenities

  Clubhouse, pool, fitness center, and social programming on-site; Downtown Summerlin's 125+ shops and 200+ trail miles within ten minutes.

• A-

  Grade A-: Outdoor Access

  Direct Summerlin trail connection, Paseos Linear Park adjacent, and Red Rock Canyon twelve minutes west — exceptional active-adult outdoor access.

• B

  Grade B: Security

  Code/key-fob entries, City of Las Vegas LVMPD coverage, and Summerlin South neighborhood watch — solid, but not a staffed-gate community.

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 South Square Area Growing?

South Square itself is age-restricted and largely built out — growth comes through turnover and selective resale, not new rooftops. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the broader national 65+ population is projected to double by 2060, supporting sustained demand for well-located HOPA communities like South Square.

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

LIVABILITY SCORES

How Does South Square Score for Active-Adult Livability?

South Square scores highest on lifestyle fit, tax efficiency, and outdoor access — purpose-built 55+ design, Nevada's zero income-tax environment, and 200+ miles of Summerlin trails are hard to match at $400K–$750K. Trade-offs include a smaller amenity footprint than Sun City Summerlin and no staffed gate. Six categories below.

• 88A-

  Overall Active-Adult Livability

• 78B+

  Schools (area campuses)

• 72B

  Safety (code entry + LVMPD)

• 92A

  Tax & Cost Efficiency

• 82B+

  Amenities (clubhouse + trails)

• 90A-

  Active-Adult Lifestyle Fit

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

MARKET TRENDS · LAST 12 MONTHS

How Is the South Square 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 benchmark South Square trades against. ZIP 89135 (Summerlin South) is the most directly relevant corridor: $560,000 ZIP-area median list, 35 median days on market.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the South Square market right now?

South Square trades at a moderate-to-firm pace: homes across the 89135 ZIP corridor sold in roughly 35 median days per Las Vegas REALTORS data, and active-adult product in the $400K–$750K range competes against a limited pool of HOPA-qualified alternatives. Buyers who know which floor plans they want and can act with clean pre-approvals have an advantage in this specialized sub-market.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89135 figures reflect the broader Summerlin South corridor — treat as area benchmark, not South Square-only.

Sub-Neighborhood Comparison

How Do South Square's Four Sub-Neighborhoods Compare?

A like-for-like comparison of South Square's four sub-neighborhoods — pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. All four sit within the same HOPA 55+ framework and Summerlin South Association, but they serve meaningfully different buyer profiles.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record and Howard Hughes Corporation community information, June 2026. Sub-neighborhood level pricing is entry-point based — medians are too small to be statistically meaningful at this scale. ZIP 89135 area benchmark: 35-day median DOM, $560,000 median list.

Sub-Neighborhood Deep Dive

What's Inside South Square's Sub-Neighborhoods?

BY ZIP CODE

How Does the South Square ZIP Code (89135) Break Down?

South Square sits entirely within ZIP 89135 — Summerlin South. The table below maps the real corridors within this ZIP, from South Square's HOPA-restricted homes to the broader Summerlin South market, so buyers understand what the area benchmark actually represents.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-neighborhood $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be statistically meaningful. Plan-level ranges and ZIP-area benchmarks are published instead. Boundaries per Clark County GIS.

WHY SOUTH SQUARE

Why Does South Square Stand Apart From Other 55+ Communities?

From single-story design to Summerlin trail access, South Square fills a distinct niche in the Las Vegas 55+ market. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, Howard Hughes Corporation, U.S. Census projections, and the community's plan record — so you can check every claim.

1. 1

   Inside the Howard Hughes Summerlin master plan

   South Square is a full participant in the Summerlin South Association — residents get access to Summerlin's 200+ miles of trails, parks, and master-plan amenities that standalone 55+ communities can't match.

   Howard Hughes Corporation / summerlin.com
2. 2

   Purpose-built single-story, age-in-place design

   Every home features zero-step entries, wide hallways, and first-floor master suites — design elements that newer mixed-age Summerlin villages rarely offer as a baseline.

   Community plan record
3. 3

   Nevada's retirement tax advantage

   No state income tax on retirement income, no inheritance tax, and a 3% primary-residence property-tax cap under NRS 361.471 — among the most favorable retirement tax environments in the nation.

   Nevada Revised Statutes 361.471 · Nevada Dept. of Taxation
4. 4

   Downtown Summerlin walkability

   125+ shops and restaurants at Downtown Summerlin sit roughly ten minutes north — a level of dining and entertainment access that most 55+ active-adult communities can't match without a long drive.

   Howard Hughes Corporation / summerlin.com
5. 5

   Accessible entry pricing in a premier master plan

   From $400K, South Square delivers HOPA-qualified active-adult living inside one of the nation's top-selling master-planned communities — a rare value-per-location combination.

   Community plan record · LVR market data

WHY BUY IN SOUTH SQUARE

What Are the Top 10 Reasons to Buy a Home in South Square?

South Square's case rests on purpose-built design and Nevada's retiree advantages: HOPA-qualified 55+ living inside the Howard Hughes Summerlin master plan, single-story floor plans with age-in-place features, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471. Ten sourced reasons follow.

1. 1

   HOPA age-restricted community

   Purpose-built 55+ active-adult living — every neighbor is in the same life stage, creating the social environment most retirees are looking for.

   Federal Housing for Older Persons Act

2. 2

   Single-story, age-in-place design

   Zero-step entries, wide hallways, first-floor master suites — homes designed to work for life's next chapter, not just today.

   Community plan record

3. 3

   Zero Nevada state income tax

   Retirement income — Social Security, pensions, IRAs — is not taxed at the state level. Five-figure annual savings for most California relocators.

   Nevada Department of Taxation

4. 4

   3% property-tax cap on primary residences

   Annual tax increases capped by statute — predictable carrying costs for the long hold.

   NRS 361.471

5. 5

   Inside the Summerlin master plan

   200+ miles of trails, parks, and the full Summerlin lifestyle — not available to standalone 55+ communities outside the master plan.

   Howard Hughes Corporation

6. 6

   Downtown Summerlin access

   125+ shops and restaurants roughly ten minutes north — exceptional dining and retail access for an active-adult community.

   Howard Hughes Corporation / summerlin.com

7. 7

   Red Rock Canyon twelve minutes away

   The Mojave's signature 195,000-acre conservation area — hiking, cycling, and the scenic loop — within a short drive.

   Bureau of Land Management

8. 8

   Low-maintenance HOA-managed lifestyle

   $150–$350/mo HOA covers common-area maintenance, clubhouse, and pool operations — focused on living, not upkeep.

   Community plan record

9. 9

   Top-rated schools in the area (for grandparents)

   Sig Rogich Middle School (10/10) and Palo Verde High (8/10) per GreatSchools — one of Nevada's strongest public school corridors.

   GreatSchools

10. 10

    Accessible entry from $400K

    HOPA-qualified 55+ living inside a premier master plan from $400,000 — a strong value-to-location ratio in the Las Vegas active-adult market.

    LVR / GLVAR, June 2026

THIS WEEKEND'S OPEN HOUSES

Can You Tour South Square Homes This Weekend?

South Square open houses run on a typical residential schedule — Saturday and Sunday afternoons most common. Set instant alerts to be notified the moment a home schedules one, or browse active 89135 listings now and let us arrange private showings. Out-of-state buyers can request virtual walk-throughs before visiting in person.

RELOCATION TIMELINE

How to Relocate to South Square in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most South Square 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. For California relocators, establish Nevada domicile clearly to protect the income-tax break.

1. 01

   Confirm HOPA eligibility and verify occupancy rules

   Before you tour, confirm at least one buyer per household is 55+, and understand South Square's exact age-restriction terms, spousal provisions, and guest-stay limits from the governing documents.

2. 02

   Pick your sub-neighborhood and set a budget

   Decide: Entry ($400K starter), Village ($475K clubhouse-centric), Garden Homes ($425K lock-and-leave), or Premium ($600K+ upgraded finishes). Each has different floor-plan sizes and maintenance tradeoffs.

3. 03

   Get pre-approved — 55+ community aware

   Most South Square homes finance conventionally. VA buyers: confirm HOPA age restrictions don't affect your specific program. FHA is available. No jumbo financing needed in the $400K–$750K plan range.

4. 04

   Hire a South Square specialist

   Our team knows every floor plan, which homes have been remodeled, and how the HOPA document process works. With active-adult resale, what's been updated matters as much as listed price.

5. 05

   Tour in person or virtually

   We arrange private showings on request — no gate clearance required (code-entry community). Out-of-state buyers: we offer virtual walk-throughs focused on single-story layout flow, kitchen upgrades, and patio quality.

6. 06

   Write the offer and open escrow

   South Square resale prices range $400K–$750K — most offers are financed conventionally. Ask us where each seller actually stands before you write, especially on premium and upgraded homes.

7. 07

   Review HOA docs, inspection, and HOPA covenants

   Order the full resale package early: governing documents, budget, reserve study, HOPA covenants, and guest-stay policies. Nevada gives you a statutory right to review and cancel if you're unsatisfied.

8. 08

   Close, move, and establish Nevada domicile

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), update your address, then handle the DMV — license within 30 days, registration within 60. California relocators: file the part-year return and document Nevada domicile clearly.

ECONOMY & JOBS

What Drives the South Square Economy?

South Square runs on a retirement economy: Social Security, pensions, and investment distributions from households largely out of the workforce. According to the U.S. Bureau of Labor Statistics, Las Vegas metro employment supports the healthcare and services that active adults depend on — but South Square's 2,800+ residents are predominantly retired, averaging $95,000+ household income.

Top South Square-Area Healthcare & Service Employers

• Summerlin Hospital Medical CenterThe primary healthcare hub for Summerlin South — fifteen minutes north on Rampart, essential for active-adult residents
• Downtown Summerlin retail & medical corridorPhysician offices, urgent care, pharmacy, financial services, and 125+ retail and dining tenants
• Nevada State Health Department (DHHS)Manages Medicare/Medicaid and senior services programs relevant to South Square residents
• Red Rock Resort (Station Casinos)Resort and dining employment on the Summerlin border — a frequent destination for South Square residents
• Clark County School District (Summerlin South region)Area campuses with some of Nevada's top-rated schools — relevant for grandparents in the community
• City of Las VegasParks, recreation, and senior services through the city's parks and community services departments

Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does South Square Compare to Siena, Sun City & Summerlin?

If you're weighing South Square against the valley's other 55+ and all-ages options, this side-by-side covers the metrics active-adult buyers ask about most, updated June 2026. Sources are LVR, the U.S. Census, Howard Hughes Corporation, and Summerlin.com.

Sources: Las Vegas REALTORS, Howard Hughes Corporation, U.S. Census QuickFacts. Community income and population figures are plan-record values; city demographics are Las Vegas citywide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From South Square?

South Square sits at the confluence of West Charleston Boulevard and the Summerlin Parkway, giving residents direct access to Downtown Summerlin in 10 minutes, Red Rock Canyon in 12, and Harry Reid Airport in 28. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data; active-adult destinations from South Square typically run shorter.

Drive Times from South Square

• ~10 minDowntown Summerlin (shopping & dining)W Charleston Blvd north
• ~12 minRed Rock Canyon Visitor CenterW Charleston Blvd west
• ~15 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~28 minHarry Reid International AirportI-215 South → I-15
• ~25 minDowntown Las VegasUS-95 east
• ~15 minTPC Summerlin GolfSummerlin Pkwy north
• ~50 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default for most South Square residents: West Charleston Boulevard and the Summerlin Parkway access every major destination in the valley. The 215 Beltway is minutes away for efficient valley-wide travel.

• RTC Transit

  Routes run the Charleston and Rampart corridors near South Square, connecting to Downtown Summerlin and beyond. Active adults who prefer not to drive for every errand can use RTC for medical appointments and shopping.

• Walking & Trail System

  Summerlin's 200+ mile trail network is directly accessible from South Square — a genuine active-adult advantage for daily walks, cycling, and reaching The Paseos and neighborhood parks without a car.

• Rideshare

  Fast and reliable in the Summerlin South corridor; airport runs cost roughly $35–$50. An excellent option for residents visiting the Strip or attending events who prefer not to park.

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 South Square?

Most South Square buyers put down 5% to 20%. Conventional financing works at most price points — on a $500,000 home, plan $25,000 (5%) to $100,000 (20%). VA loans allow 0% for eligible veterans, though buyers should confirm that HOPA age restrictions don't affect their specific loan type. FHA financing is available. South Square's $400K–$750K plan range sits comfortably within conforming loan limits, so jumbo financing is rarely needed here.

PEOPLE ALSO ASK

What Else Do People Ask About South Square, Summerlin?

These are the questions South Square buyers actually type into Google and AI assistants — each answered with verifiable specifics: market figures from Las Vegas REALTORS, HOPA rules sourced from federal law, tax data from 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 knowledge of every Summerlin South village, the valley's largest agent team, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented active-adult buyers in South Square, Siena, and Sun City — including the HOPA document review every 55+ purchase requires.

NEARBY COMMUNITIES

Which Communities Are Close to South Square?

Compare South Square with neighboring 55+ villages and all-ages Summerlin communities. Each card pairs the commute with price positioning and community type, so you can judge whether a different lifestyle model actually buys you more home or amenity for the money.

A–Z INDEX

Which South Square Sub-Neighborhoods Can You Explore A–Z?

Four sub-neighborhoods — Village, Entry, Premium, and Garden Homes — make up South Square's 1,400+ age-restricted homes, each with a distinct price point and lifestyle character within the same 55+ HOPA framework. The entries below are indexed alphabetically. Our team can pull current listings, HOA documents, and floor-plan specifics for any of them on request.

Sources & Methodology

Where Does This South Square Data Come From?

Every statistic on this page comes from a primary or government dataset, refreshed monthly. Because South Square sits within ZIP 89135, all market figures are labeled as ZIP-area benchmarks — never claimed as South Square-only. HOPA rules are sourced from federal law and the community's governing documents. Follow any link below to verify.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active and closed counts for ZIP 89135 (Summerlin South). lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan community data, village descriptions, trail network, and developer information. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (South Square is not separately tabulated). census.gov/quickfacts
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for Clark County. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — a key retirement cost advantage. leg.state.nv.us
6. Nevada Department of Taxation — Nevada state tax structure — including the zero income-tax policy critical for retirees. tax.nv.gov
7. California Franchise Tax Board — California's 13.3% top marginal income-tax rate used in the NV-vs-CA relocation comparison. ftb.ca.gov
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for the Summerlin South corridor. greatschools.org
9. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data — twelve minutes from South Square. blm.gov
10. 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