8/10John C. Vanderburg Elementary
Zoned · The Crossing (5 min)
K-5750 Students18:1
The Crossing, Summerlin
Sycamore Ridge at The Crossing Homes For Sale
Nevada's #1 team for Sycamore Ridge real estate. Search established single-family homes in The Crossing village of central Summerlin — live MLS listings, school data, market stats, and neighborhood insights.
AREA MEDIAN LIST (ZIP 89144)
$770K
LVR / GLVAR, June 2026
NEIGHBORHOOD PRICE RANGE
$620K–$950K
NREG community record
HOA (MASTER + SUB)
$65–$160/mo
Community plan record
DAYS ON MARKET (AREA)
40
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Sycamore Ridge at The Crossing at a Glance?
Sycamore Ridge at The Crossing is an established single-family neighborhood in central Summerlin ZIP 89144, with homes priced $620K–$950K and combined HOA dues of $65–$160/mo per Howard Hughes Corporation master-plan records, a 40-day area median days on market per Las Vegas REALTORS, and the top-ranked Sig Rogich Middle School (10/10 GreatSchools) in its attendance zone.
- The price range: established resale homes from $620K to $950K+ — above entry Summerlin, well below guard-gated enclaves like The Ridges.
- The schools: Sig Rogich Middle School rates 10/10 on GreatSchools — the single strongest public middle-school zoning draw in all of central Summerlin.
- The master plan: 150+ miles of Howard Hughes Corporation trails, Downtown Summerlin five minutes away, Red Rock Canyon ten minutes west.
- Best for: families targeting Sig Rogich zoning, California relocators trading taxes for value, and buyers who want Summerlin quality without guard-gate carrying costs.
- Do your homework: confirm exact CCSD attendance zones per address, review master and sub HOA documents, and pull recent sold comps before writing an offer.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Sycamore Ridge at The Crossing Homes for Sale?
Active listings in Sycamore Ridge at The Crossing draw from The Crossing village in Summerlin ZIP 89144 according to Las Vegas REALTORS MLS data, refreshed daily. Resale single-family homes in this established neighborhood range from $620K to $950K+, with the newest area listings appearing below. Our live MLS portal lets you filter by beds, price, and lot size.
PRICE DISTRIBUTION
How Many Sycamore Ridge Area Homes Sell in Each Price Range?
Sycamore Ridge at The Crossing draws from the central Summerlin ZIP 89144 market tracked by Las Vegas REALTORS MLS data. The neighborhood's established single-family homes concentrate in the $600K–$1M range, with entry below $650K rare and premium lots or remodeled homes pushing past $900K. The bands below show where active central Summerlin inventory concentrates.
Browse Sycamore Ridge Listings
How Can You Find a Sycamore Ridge Home by Type, Lifestyle & Price?
Sycamore Ridge at The Crossing listings draw from central Summerlin ZIP 89144 — each link opens our live Las Vegas MLS search with counts updated daily from Las Vegas REALTORS MLS data. Filter by beds, price, and lot size to isolate The Crossing village inventory.
Which Summerlin Villages Should You Compare?
Sycamore Ridge sits within The Crossing — one of several central Summerlin villages buyers often cross-shop. The cards below link the closest village and lifestyle alternatives, with entry-price context.
By Property Type
By Price Range
Updated daily · 0 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Sycamore Ridge Listings First?
Custom alerts by neighborhood, price, beds, and school zone — no spam, unsubscribe anytime. Established Summerlin neighborhoods like Sycamore Ridge turn over a limited number of homes each year; alert subscribers see new listings within hours of hitting the MLS, not days.
- 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
EDUCATION8/10 
9/10
8/10
How Are the Schools for Sycamore Ridge at The Crossing?
Sycamore Ridge's school zoning is its single strongest buyer-driver: Sig Rogich Middle School is rated 10/10 by GreatSchools — the top-rated zoned public middle school in the Las Vegas Valley. Combined with Palo Verde High School (8/10) and Vanderburg Elementary (8/10), The Crossing village delivers a complete K–12 public sequence at 8 or above at every level.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · west Summerlin (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · central Summerlin (10 min)
K-121100 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin area (15 min)
K-12900 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Sycamore Ridge Families?
According to GreatSchools.org, Sycamore Ridge holds one of the Las Vegas Valley's top K–12 public sequences: Vanderburg ES (8/10), Sig Rogich MS (10/10), and Palo Verde HS (8/10). Cross-checked against the Nevada Report Card. Always verify attendance zones with CCSD before closing.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | The Crossing · 8 min | $620,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | West Summerlin · 15 min | $620,000+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 20 min | $620,000+ |
| 4 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $620,000+ |
| 5 | John C. Vanderburg Elementary | Public (zoned) | K-5 | 8/10 | The Crossing · 5 min | $620,000+ |
SAFETY & CRIME
Is Sycamore Ridge at The Crossing Safe?
Direct Answer
Yes — by established-neighborhood standards. Sycamore Ridge is a built-out, owner-heavy Summerlin master-plan neighborhood with high homeownership (78%), low through-traffic, and Las Vegas Metropolitan Police Department coverage. No staffed gate exists, but the residential character and LVMPD presence keep incident rates consistent with comparable Summerlin villages. Verify area-specific data through FBI Uniform Crime Reporting tools.
- Owner-occupied householdsHigh ownership = low transient traffic
- Las Vegas Metropolitan Police coverageMetro patrol jurisdiction
- Howard Hughes Corporation maintainedMaster-plan infrastructure upkeep
- Through-traffic by designResidential-only street grid
What Buyers Should Know
The Crossing village's residential street grid and lack of cut-through routes naturally reduce traffic volumes inside the neighborhood. Combined with the 78% owner-occupancy rate and a demographic that skews toward stable, long-tenured family households, Sycamore Ridge sees the incident profile typical of established Summerlin master-plan communities — primarily minor property matters rather than violent crime.
Las Vegas Metropolitan Police Department covers the entire area under standard patrol protocols. Summerlin's relatively recent build-out (2000s) means infrastructure is in good condition, lighting is consistent throughout the street grid, and HOA-maintained common areas and trails remain well-monitored during daylight hours.
For buyers accustomed to guard-gated security, the honest trade-off is clear: no staffed gate means the neighborhood is accessible, which is offset by the stable ownership profile and LVMPD presence. Buyers wanting physical security layers should compare The Ridges or Red Rock Country Club, both nearby.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per NREG market data. Last updated June 2026.
Living In
What's It Like Living in Sycamore Ridge at The Crossing?
The Answer
Living in Sycamore Ridge means quiet streets, mature desert landscaping, and direct access to the Summerlin trail network — five minutes from Downtown Summerlin and ten from Red Rock Canyon. Howard Hughes Corporation maintains the master plan; Sig Rogich Middle School (10/10) zoning and combined HOA dues of $65–$160/mo complete the package.
What is Sycamore Ridge at The Crossing known for?
Sycamore Ridge is known for its established desert-contemporary single-family homes, Sig Rogich Middle School (10/10) attendance zoning, mature tree-lined streets, and walking-distance access to the Summerlin trail network — all within the Summerlin master plan boundary.
Who should live in Sycamore Ridge?
Families targeting the Sig Rogich Middle School zone, California relocators seeking master-plan quality without guard-gate dues, and move-up buyers who want an established Summerlin address in the $620K–$950K range.
What is daily life like?
Morning walks on the Summerlin trail network, errands at Downtown Summerlin five minutes away, afternoons at Fox Hill Park or The Paseos Linear Park, and easy evenings at City National Arena or Red Rock Canyon — without the commute penalty of the Strip.
Location
Where Is Sycamore Ridge at The Crossing
Sycamore Ridge at The Crossing sits in The Crossing village of central Summerlin, bounded by Summerlin Parkway to the north and the 215 Beltway to the south, in Las Vegas ZIP 89144. Roughly 12 miles from the Strip, with direct trail connectivity throughout Summerlin.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Sycamore Ridge at The Crossing
At a Glance$770,000
Area Median List Price (ZIP 89144)
$620K–$950K
Neighborhood Price Range
40
Area Days on Market
$65–$160/mo
Combined HOA
- Setting
- Established single-family in Summerlin master plan
- Village
- The Crossing (central Summerlin)
- ZIP Code
- 89144
- Established
- 2000s
- Developer
- Howard Hughes Corporation
- Gate
- None (open community)
- HOA
- $65–$160/mo (master + sub)
- Schools
- Vanderburg ES · Sig Rogich MS (10/10) · Palo Verde HS
- Trail Access
- 150+ mile Summerlin network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
- Distance to Red Rock
- ~10 min
LIVABILITY REPORT CARD
How Does Sycamore Ridge at The Crossing Score?
Sycamore Ridge earns top marks for schools, outdoor access, and Summerlin lifestyle, with honest trade-offs on pricing versus entry-level Summerlin and no guard-gate security. Below is our category-by-category report card — the same six factors our agents walk through with every buyer considering The Crossing village.
Grade A: Schools
Sig Rogich MS (10/10), Palo Verde HS (8/10), Vanderburg ES (8/10) per GreatSchools — among the strongest zoned CCSD sequences in the valley.
Grade B+: Safety
Established owner-occupied Summerlin neighborhood with LVMPD metro coverage; no staffed gate but very low incident rates for the area.
Grade B: Cost of Living
Homes start at $620K in a $770K median market — reasonable for central Summerlin quality, well below guard-gated alternatives.
Grade A: Outdoor Access
150+ miles of Summerlin trails from your doorstep, Fox Hill Park five minutes away, Red Rock Canyon ten minutes west on Charleston.
Grade A-: Amenities
Downtown Summerlin shopping and dining five minutes away, City National Arena adjacent, community parks integrated into the trail network.
Grade B+: Commute
Direct Summerlin Parkway access; Strip is ~20 minutes, airport ~30 — longer than Queensridge but competitive for a master-plan address.
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 Sycamore Ridge at The Crossing a good place to live?
Yes — especially for families. Sycamore Ridge delivers Summerlin master-plan living with the valley's strongest middle-school zoning (Sig Rogich, 10/10), 150+ miles of Howard Hughes Corporation trails, Downtown Summerlin five minutes away, and combined HOA dues under $160 per month. The trade-offs: homes start at $620K in a competitive resale market, and there is no staffed gate. For buyers prioritizing school quality and master-plan lifestyle over security theater, few central Las Vegas addresses compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Sycamore Ridge at The Crossing?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median household income of $66,820. Inside The Crossing village, community records show median age near 38 and average household income above $110,000 — skewing toward owner-occupied family households targeting Sig Rogich Middle School zoning.
The Census does not separately tabulate The Crossing village, so citywide figures serve as the statistical backdrop. Our closing data across Sycamore Ridge shows a mix of growing families attracted by the 10/10 school zoning, California relocators trading state income taxes for Nevada's zero, professionals working the Strip corporate corridor, and long-tenured owners who bought in the early 2000s and have watched Summerlin mature around them.
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
$620K
vs Clark Co value $391K
$65–$160/mo
vs guard-gated $300–$700/mo
150+ miles
Summerlin network (HHC)
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Crossing village is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Sycamore Ridge Area Growing?
Sycamore Ridge itself is a built-out resale neighborhood within a bounded Summerlin master plan — growth happens through remodels and family turnover rather than new rooftops. Its parent city, Las Vegas, has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor around The Crossing remains one of the most in-demand residential zones in the metro.
656,274Las Vegas residents (Census)
150+Miles of Summerlin trails (HHC)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Sycamore Ridge, the neighborhood is structurally stable: the Summerlin master-plan boundary limits supply, keeping resale demand supported by ongoing family in-migration. The Sig Rogich Middle School (10/10) zoning is a durable demand driver — families will continue targeting this attendance zone as long as the school maintains its rating, which historically has been one of the most stable in the valley.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate The Crossing village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Sycamore Ridge at The Crossing Score for Livability?
Sycamore Ridge scores highest on schools, outdoor access, and lifestyle — anchored by Sig Rogich Middle School (10/10), the 150+ mile Summerlin trail network, and Downtown Summerlin five minutes away. The honest trade-offs are home prices starting at $620K in a competitive resale market and no staffed-gate security. Six categories below, benchmarked to GreatSchools, U.S. Census, and community data.
- 88A-
Overall Livability
- 96A+
Schools (zoned + private)
- 78B+
Safety (metro coverage)
- 62B-
Cost of Living
- 90A
Amenities & Trails
- 84B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Sycamore Ridge Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark The Crossing trades against. ZIP 89144 specifics: area median list near $770,000, approximately 40 median days on market, in a central Summerlin resale market dominated by established single-family homes priced $620K–$950K.
Median List Price
$770,000 area median (ZIP 89144 / The Crossing village), June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~40 median days in the area; updated homes with Sig Rogich zoning move fastest
vs May 2025
Source: Las Vegas REALTORS
Price Range
$620K–$950K across Sycamore Ridge resale inventory per NREG market records
vs May 2025
Source: Las Vegas REALTORS
The long view: Sycamore Ridge at The Crossing's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
40
AREA DAYS ON MARKET
$770K
AREA MEDIAN LIST
10/10
SIG ROGICH MIDDLE SCHOOL
< 1 hr
OUR RESPONSE TIME
CENTRAL SUMMERLIN
Get matched with a
Sycamore Ridge specialist.
Market Competitiveness
How competitive is the Sycamore Ridge market right now?
The Crossing village in ZIP 89144 runs at a moderate pace: area homes sold in roughly 40 median days per Las Vegas REALTORS data. Within Sycamore Ridge specifically, homes with updated kitchens and confirmed Sig Rogich Middle School zoning attract multiple showings the first weekend, while overpriced or dated listings sit through the full 40-day cycle.
62Moderate / Active
- ~40 daysArea median DOM (ZIP 89144)
- $770KArea median list price
- $620K–$950KSycamore Ridge price range
- 10/10Sig Rogich MS — top zoning draw
Is Sycamore Ridge Right for You?
Who Should Buy a Home in Sycamore Ridge at The Crossing?
Sycamore Ridge is not for every buyer — it is a specific fit for families targeting Sig Rogich Middle School zoning, California relocators who want Summerlin quality without guard-gate carrying costs, and established households seeking a mature, trail-connected neighborhood. Five buyer profiles below clarify who thrives here versus who should look elsewhere.
Which Buyer Types Fit Sycamore Ridge?
Families with Middle-Schoolers
- Sig Rogich MS (10/10) — the valley's top-rated zoned public middle school
- Palo Verde HS (8/10) and Vanderburg ES (8/10) complete the public sequence
- Fox Hill Park and trail network for active kids
- Close-knit neighborhood with low through-traffic
California Relocators
- Zero Nevada state income tax vs California's 13.3% top rate
- Summerlin master-plan quality at $620K vs $1.5M+ in a Bay Area suburb
- 3% annual property-tax-increase cap under NRS 361.471
- Our team handles virtual tours and school-zone due diligence remotely
Move-Up Buyers Within Summerlin
- Upgrade from entry Summerlin into The Crossing's established character
- Better school zoning than many other central Summerlin villages
- Low HOA while staying inside the master-plan boundary
- Close proximity to Downtown Summerlin and trail connections
Professionals Commuting to the Strip Corridor
- Summerlin Parkway to I-15 — roughly 20 minutes to the Strip
- I-215 access for valley-wide reach
- 30-minute commute to Harry Reid Airport
- Quiet residential streets with easy on/off from major arteries
Long-Hold Value Buyers
- Sig Rogich zoning supports durable demand and resale liquidity
- Summerlin master-plan boundary limits future supply
- Low HOA preserves net ownership economics over a 5+ year hold
- Track record of stable appreciation in Summerlin central villages
Best Fit For
- Families targeting Sig Rogich Middle School — 10/10 GreatSchools — the single strongest school-zoning draw in central Summerlin.
- California relocators — zero state income tax, a 3% property-tax cap, and Summerlin master-plan living at a fraction of Bay Area pricing.
- Move-up buyers — established neighborhood character and better school zoning within the Summerlin master plan at $620K–$950K.
- Professionals on the Strip or I-215 corridor — 20-minute Strip commute and immediate beltway access without the congestion of east-side addresses.
- Long-hold investors — durable demand from Sig Rogich zoning, Summerlin supply cap, and low HOA — structure that supports a 5+ year hold.
Ready to explore homes in Sycamore Ridge? Our team knows every sub-block of The Crossing village — current comps, Sig Rogich zoning boundaries, and HOA document specifics.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10) — top-rated zoned public middle school in the Las Vegas Valley
- 150+ miles of Howard Hughes Corporation trails connecting directly from the neighborhood
- Downtown Summerlin five minutes away — 125+ shops, City National Arena, Las Vegas Ballpark
- Combined HOA of $65–$160/mo — among the lowest in central Summerlin for master-plan quality
- Zero state income tax and a 3% primary-residence property-tax-increase cap under NRS 361.471
- Palo Verde HS (8/10) and Vanderburg ES (8/10) complete a full K–12 public 8+ sequence
- Mature established landscaping and quiet residential streets typical of early-2000s Summerlin builds
Honest Considerations
- No guard gate — open-access neighborhood requires no gate clearance but also provides no staffed security layer
- Homes start at $620K in a competitive resale market — first-time buyers often outprice themselves here
- Resale only — no new construction inside The Crossing, so condition and finishes vary by vintage and owner
- Strip commute is ~20 minutes — longer than central Las Vegas or Queensridge addresses
- Summer heat — July through September regularly exceeds 105°F throughout the valley, as everywhere in Las Vegas
- School-zone confirmation is essential — CCSD boundary maps shift; verify the exact address with CCSD before closing
Village Comparison
How Does Sycamore Ridge Compare to Nearby Summerlin Villages?
A side-by-side of Sycamore Ridge at The Crossing versus its nearest Summerlin village alternatives — entry pricing, school ratings, and lifestyle fit — drawn from community plan records and active-listing data via Las Vegas REALTORS. Honesty note: sub-neighborhood medians across these villages are too small for statistical precision, so we publish entry points and verified school ratings.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Sycamore Ridge at The Crossing | $620K–$950K | n/a* | ~40 | n/a* | Sig Rogich 10/10 · Trails |
| Westridge at The Crossing | From $580K+ | n/a* | n/a* | n/a* | Adjacent · Resale value |
| The Trails | From $500K+ | n/a* | n/a* | n/a* | Parks · Entry Summerlin |
| The Ridges | From $2M+ | n/a* | n/a* | n/a* | Guard-Gated · Ultra Luxury |
| Red Rock Country Club | From $1.2M+ | n/a* | n/a* | n/a* | Guard-Gated · Golf · Views |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. School ratings per GreatSchools. Sub-neighborhood $/SF and DOM are intentionally omitted — samples are too small for meaningful statistics. ZIP 89144 area benchmarks used throughout.
Village Deep Dive
What's Inside the Summerlin Villages Near Sycamore Ridge?
Submarket 1
Sycamore Ridge at The Crossing
Established single-family resale in The Crossing village — the valley's best zoned public middle-school combination at a sub-$1M price point in central Summerlin.
Browse Sycamore Ridge at The Crossing homes →$770KMedian Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Westridge at The Crossing
Adjacent sub-neighborhood in The Crossing village — slightly more entry-accessible pricing with shared Sig Rogich MS zoning and the same trail-network access.
Browse Westridge at The Crossing homes →$580K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Trails
One of the earliest Summerlin villages — lower entry pricing than The Crossing, extensive park infrastructure, but typically different school zoning than Sycamore Ridge.
Browse The Trails homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's most exclusive guard-gated community with Bear's Best golf and custom estates from $2M+ — the premium tier buyers cross-shop when moving up from Sycamore Ridge.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Red Rock Country Club
Guard-gated golf community with two Arnold Palmer courses and mountain views — the gated-Summerlin option for buyers upgrading from Sycamore Ridge at the $1.2M+ tier.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Downtown Summerlin — The Crossing's Front Yard
Howard Hughes Corporation's open-air retail and entertainment hub sits five minutes from Sycamore Ridge: 125+ shops and restaurants, City National Arena (Vegas Golden Knights practice facility), Las Vegas Ballpark (Triple-A baseball), and a year-round calendar of farmers markets and seasonal events. Residents can walk or bike via the trail network — one of the few Las Vegas neighborhoods where that's genuinely practical.
Browse Downtown Summerlin — The Crossing's Front Yard homes →125+Shops & Restaurants
5 minFrom Sycamore Ridge
2Major Sports Venues
365Days of Events
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits your family?
BY ZIP CODE
How Does the Sycamore Ridge ZIP Code (89144) Break Down?
Sycamore Ridge at The Crossing sits entirely in Las Vegas ZIP 89144 — central Summerlin's primary postal code. The table below breaks ZIP 89144 into its major sub-areas, so buyers understand where Sycamore Ridge's $620K–$950K range sits relative to the broader 89144 market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | Sycamore Ridge at The Crossing — established single-family resale | $620K–$950K | n/a* | ~40 | Varies | n/a* |
| 89144 | The Crossing village — broader sub-neighborhoods | From $550K | n/a* | ~40 | Varies | n/a* |
| 89144 | Central Summerlin adjacent corridors | $500K–$900K | n/a* | ~40 | Varies | n/a* |
| 89144 | ZIP 89144 area benchmark | ~$770,000 list | — | ~40 | See live search | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community records. *Sub-neighborhood $/SF and YTD figures are intentionally omitted — sample sizes within individual streets are too small for meaningful statistics. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Sycamore Ridge at The Crossing Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, GreatSchools, the Clark County Assessor, and Howard Hughes Corporation — capture Sycamore Ridge at The Crossing faster than any brochure: a 10/10 middle school, $620K–$950K resale range, $65–$160/mo HOA, and 150+ miles of Summerlin trails.
10/10
Sig Rogich Middle School GreatSchools rating — the top-rated zoned public middle school in the Las Vegas Valley.
GreatSchools.org
$770K
Area median list price for central Summerlin ZIP 89144, the benchmark Sycamore Ridge resales trade against, June 2026.
Las Vegas REALTORS
$620K–$950K
Sycamore Ridge at The Crossing neighborhood price range — established single-family resale with mature landscaping.
NREG community record
~40
Median days on market in the central Summerlin area; well-positioned Sycamore Ridge homes move in the first weekend.
LVR / GLVAR, June 2026
$65–$160
Combined monthly HOA dues (master + sub) — low for central Summerlin master-plan quality and trail infrastructure.
Community plan record
150+
Miles of Howard Hughes Corporation trail network — paved and natural paths connecting Sycamore Ridge to parks, schools, and Downtown Summerlin.
Howard Hughes Corporation
0%
Nevada state income tax — $0 owed on earned income vs California's top rate of 13.3% per the Franchise Tax Board.
Nevada Department of Taxation
5 min
Drive to Downtown Summerlin — 125+ shops, restaurants, City National Arena, and Las Vegas Ballpark.
Community drive time
WHY SYCAMORE RIDGE
Why Does Sycamore Ridge at The Crossing Stand Apart From Its Peers?
From the 10/10 Sig Rogich Middle School zoning and $65–$160/mo combined HOA dues to the 150+ mile trail network maintained by Howard Hughes Corporation, Sycamore Ridge delivers a combination no other central Summerlin neighborhood matches at the $620K–$950K price point. Five verifiable advantages follow.
- GreatSchools.org, Nevada Report Card
Sig Rogich Middle School — 10/10 rating
The top-rated zoned public middle school in Las Vegas by GreatSchools score — a rare 10/10 that draws families specifically to The Crossing village and supports resale demand year after year.
- Howard Hughes Corporation / summerlin.com
150+ miles of Summerlin trails from your door
Howard Hughes Corporation's master trail network connects Sycamore Ridge directly to parks, schools, and Downtown Summerlin — rare pedestrian infrastructure for a Las Vegas neighborhood.
- Howard Hughes Corporation
Downtown Summerlin five minutes away
125+ shops, restaurants, and entertainment venues including City National Arena and Las Vegas Ballpark — walkable to the trail network and a short drive from every Sycamore Ridge address.
- Community plan record
Low HOA carrying costs
Combined master + sub HOA dues of $65–$160 per month — among the lowest in Summerlin for the quality of master-plan infrastructure and school zoning delivered.
- Nevada Revised Statutes 361.471
Zero state income tax + 3% property-tax cap
Nevada levies no state income tax and caps annual property-tax increases on primary residences at 3% under NRS 361.471 — a decisive advantage versus California for any high-earning household.
WHY BUY IN SYCAMORE RIDGE
What Are the Top 10 Reasons to Buy a Home in Sycamore Ridge at The Crossing?
Sycamore Ridge's case rests on school zoning and master-plan lifestyle: Sig Rogich Middle School (10/10), property-tax increases capped at 3% under Nevada Revised Statutes 361.471, zero state income tax, and 150+ miles of Howard Hughes Corporation trails five minutes from Downtown Summerlin. Ten sourced reasons follow.
Sig Rogich Middle School — 10/10
The top-rated zoned public middle school in Las Vegas — families specifically target this attendance zone.
GreatSchools.org
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings versus California for any professional household.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by NRS 361.471 — long-run cost predictability.
NRS 361.471
150+ miles of Summerlin trails
Howard Hughes Corporation's master trail network links the neighborhood to parks, schools, and Downtown Summerlin.
Howard Hughes Corporation
Downtown Summerlin five minutes away
125+ shops, restaurants, and City National Arena — the valley's most complete open-air retail and entertainment destination.
Howard Hughes Corporation
Palo Verde HS (8/10) and Vanderburg ES (8/10)
A complete 8+ public K–12 sequence — every level of the CCSD zoning sequence at or above 8/10.
GreatSchools.org, CCSD
Established mature neighborhood
Mature desert landscaping and established street character that new Summerlin West villages take another decade to build.
Community plan record
Low HOA dues
$65–$160/mo combined — among the lowest HOA carrying costs in central Summerlin for the master-plan quality delivered.
Community plan record
Red Rock Canyon ten minutes west
The Bureau of Land Management's 195,000-acre conservation area — world-class hiking, cycling, and scenic drives.
Bureau of Land Management
Liquid resale market
Central Summerlin ZIP 89144 turns consistently; well-priced Sycamore Ridge homes attract competitive showings within the first weekend.
Las Vegas REALTORS, June 2026
New Construction
Who Builds New Homes in and Around Sycamore Ridge?
No production builder operates inside Sycamore Ridge at The Crossing — the neighborhood is a fully built-out resale market. Buyers seeking new construction with comparable master-plan quality typically look westward into Summerlin West villages, where Toll Brothers, Lennar, Tri Pointe Homes, and Century Communities are actively selling. Incentives change monthly — verify current offers before you write.
Luxury & Move-Up
Toll Brothers
Closest luxury production profile to Sycamore Ridge resale quality
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against The Crossing resales
Value-Oriented Family
Century Communities
Entry-tier new construction near central Summerlin
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers considering a Sycamore Ridge resale
Outdoor Recreation
What Outdoor Amenities Does Sycamore Ridge at The Crossing Offer?
Summerlin's trail network puts outdoor recreation at the doorstep of every Sycamore Ridge home — 150+ miles of paved and natural paths maintained by Howard Hughes Corporation connect the neighborhood to parks, schools, Downtown Summerlin, and ultimately to Red Rock Canyon ten minutes west. The valley's 300 days of sunshine make this infrastructure usable year-round.
5 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
One of Summerlin's most popular activity parks — zip lines, an adventure playground, disc golf, picnic areas, and trail connections throughout The Crossing village.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear park corridor threading desert gardens, dog-friendly paths, and open space through the master plan — the backbone of the Sycamore Ridge trail network.
FROM DOOR
Summerlin Trail System
150+ milesWalking · Cycling · RunningFree
Howard Hughes Corporation's master trail network — one of the largest in any U.S. master-planned community — linking Sycamore Ridge to every corner of Summerlin without crossing a major arterial.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
125+ shops, restaurants, City National Arena (Vegas Golden Knights practice), Las Vegas Ballpark, and farmers markets — Summerlin's entertainment hub, a trail connection or five-minute drive.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Cycling · Scenic driveBLM fee
The Bureau of Land Management's signature conservation area — the 13-mile scenic loop, world-class hiking, and one of the Southwest's premier outdoor destinations, west on Charleston Boulevard.
5 MIN
City National Arena
Indoor facilityNHL practice · EventsVaries
Official practice facility of the Vegas Golden Knights adjacent to Downtown Summerlin — open practices, youth hockey programs, and arena events accessible on foot from the trail network.
50 MIN
Spring Mountains / Mt. Charleston
316,000+ acresHiking · Snow · SkiingFree / fee
Escape valley heat in under an hour: the Spring Mountains top out at 11,918 feet at Charleston Peak, with hiking and Lee Canyon ski area for winter months.
5 MIN
Las Vegas Ballpark
10,000-seat stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators (Triple-A baseball) adjacent to Downtown Summerlin — a 10,000-seat ballpark with mountain views and a full summer schedule.
The Sycamore Ridge Lifestyle
What Does a Weekend in Sycamore Ridge at The Crossing Look Like?
Three tempos within minutes of the front door: a morning run on the Summerlin trail network, lunch at Downtown Summerlin, and an afternoon hike in the roughly 195,000-acre Bureau of Land Management Red Rock Canyon conservation area — with an evening at City National Arena or Las Vegas Ballpark to close it out.
150+Miles of Summerlin Trails
10/10Sig Rogich Middle School
5 minto Downtown Summerlin
$65–$160Monthly HOA
THIS WEEKEND'S OPEN HOUSES
Can You Tour Sycamore Ridge at The Crossing Homes This Weekend?
Sycamore Ridge is an open-access neighborhood — no gate clearance required. Set up instant listing alerts to know the moment a Sycamore Ridge home schedules an open house, or browse every active listing now and schedule a private tour with our team. Same-day private showing requests are typically accommodated in this established neighborhood.
Quick Answer
What does an HOA cost in Sycamore Ridge at The Crossing?
Combined HOA dues in Sycamore Ridge run $65–$160 per month, covering both the Summerlin master-plan association fee and the sub-association for neighborhood common-area landscaping and maintenance. This is comparatively low for a central Summerlin master-plan address because single-family homeowners maintain their own homes and yards. Always pull the full resale package — current dues, reserve study, transfer costs, and CC&Rs — early in Nevada's standard 30–45 day escrow period before you waive contingencies.
Moving to Sycamore Ridge at The Crossing
Should I Move to Sycamore Ridge at The Crossing?
Households from Los Angeles, the Bay Area, and Orange County increasingly choose central Summerlin because estate-quality living that costs $2M+ behind California gates is attainable here in the $700Ks. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero — and that difference alone funds the move for most families.
Why California Buyers Are Choosing Sycamore Ridge
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $250,000 keeps roughly $28,000–$33,000 more per year in Nevada. Sycamore Ridge pairs that savings with a Summerlin address, Sig Rogich Middle School (10/10 GreatSchools), an effective property-tax rate of 0.5–0.75% capped at 3% annual growth under NRS 361.471, and a 150+ mile trail network maintained by Howard Hughes Corporation.
At a $750,000 budget, a Bay Area buyer is looking at a dated townhome in a dense suburb. That same budget in Sycamore Ridge secures a well-upgraded single-family home on a landscaped lot inside the Summerlin master plan — five minutes from Downtown Summerlin and ten from Red Rock Canyon — with Palo Verde High School (8/10) zoning and 300 days of sunshine.
According to Las Vegas REALTORS, homes in The Crossing village ZIP 89144 have a median list around $770,000 in 2026. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area about ten minutes west on Charleston Boulevard.
Sycamore Ridge runs on a professional-household economy: educators, healthcare workers, tech professionals, and executives at the Las Vegas Strip corporate corridor. Average household income in The Crossing exceeds $110,000 per community records, well above the Clark County median. Downtown Summerlin is five minutes away, the I-215 employment corridor is immediate, and the Strip corporate offices are about 20 minutes east — commute times that keep high earners competitive with any valley address.
Cost of Living Snapshot — Sycamore Ridge vs. Bay Area, CA
Day-to-day costs run significantly lower than coastal California across virtually every category. No state income tax and a low property-tax rate make the largest practical difference for most families, but groceries, utilities, and housing itself all trend 20–40% below Bay Area norms. The category that shifts the household budget most is the one that brought buyers here: family-friendly master-plan living priced in the $700Ks that costs $2M+ in a comparable California suburb.
| Metric | Sycamore Ridge, NV | Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price (area) | ~$770K | $1.3M+ (comparable suburb) |
| Family Home in Master Plan | $620K–$950K | $1.5M–$2.5M |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1%+ |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (SFO/LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Sycamore Ridge Rental Market — Rent vs. Own
Long-term single-family rentals in The Crossing village are scarce — homeownership in Sycamore Ridge tracks close to 78% per community data, consistent with Summerlin master-plan demographics. Executive-style family home leases in the area run $3,000–$4,500 per month when available. Short-term rentals are regulated by the City of Las Vegas; Summerlin master CC&Rs add further restrictions. Buyers on a 5+ year horizon benefit from the appreciation history and NRS 361.471 tax-cap combination.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Planning a move to Sycamore Ridge? Our team specializes in out-of-state Summerlin relocation — virtual tours, school-zone confirmations, HOA document review, and closing coordination so you can buy without multiple trips to Las Vegas.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Sycamore Ridge at The Crossing in 8 steps
From first research to keys-in-hand, here's the 8–12 week timeline most Sycamore Ridge buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60 days, per the Nevada DMV — miss them and penalties stack.
Confirm school zoning for your target price range
Verify Sig Rogich Middle School attendance boundaries with CCSD for the specific streets you're considering — zone lines occasionally shift, and school zoning is the primary driver of Sycamore Ridge demand.
Get pre-approved for conventional financing
Sycamore Ridge homes ($620K–$950K) are comfortably within conventional loan limits. Have your pre-approval in hand before touring — well-priced homes here can receive offers the first weekend.
Hire a Crossing village specialist
Comps across sub-blocks of The Crossing vary by lot, upgrades, and orientation. Work with an agent who tracks Sycamore Ridge and its immediate neighbors specifically, not just ZIP 89144 broadly.
Tour virtually or in person
No gate clearance needed — showings can be arranged same-day in most cases. Out-of-state buyers: our team does detailed video walkthroughs; we have represented dozens of buyers who purchased sight-unseen.
Write and negotiate the offer
Pull the last 90 days of Sycamore Ridge sold comps before writing — list prices here are firmer on updated homes and more negotiable on dated finishes or deferred maintenance.
Review HOA documents and inspection
Order the resale package early: master + sub dues, reserve study, CC&Rs, and assessment history. Nevada's statutory 5-day rescission window starts on HOA document receipt — read everything before it expires.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. HOA questionnaire turnaround adds 3–5 business days — budget for it in your timeline.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the sub-association, then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Sycamore Ridge Economy?
The Crossing village runs on a professional-household economy — healthcare, education, technology, and Strip corporate corridor workers. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market has remained historically strong; community records put average household income in The Crossing above $110,000, well above the Clark County median of $74,007.
$110,000+Avg household income, The CrossingNREG community plan record
78%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin employment corridorCorporate, medical & retail jobs
20 minTo the Strip employment coreVia Summerlin Pkwy → I-15
Top Sycamore Ridge Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's largest retail employment hub, five minutes from Sycamore Ridge
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus — healthcare is a primary professional driver in the area
- Clark County School District (Summerlin region)Sig Rogich MS, Palo Verde HS, Vanderburg ES, and neighboring campuses — education employs thousands in the immediate area
- Las Vegas Strip resort corridorCorporate headquarters and hospitality employment core, approximately 20 minutes east via Summerlin Parkway and I-15
- City National Arena / Las Vegas BallparkAdjacent professional sports facilities employing event staff and supporting year-round economic activity at Downtown Summerlin
- Red Rock Resort (Station Casinos)Major employer on the Summerlin border with resort, casino, and corporate operations
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Sycamore Ridge Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Sycamore Ridge against the valley's other family-friendly addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sycamore Ridge wins on school zoning and trail access, Summerlin overall on master-plan depth, Henderson on citywide safety — sources are LVR, the U.S. Census, and GreatSchools.
| Metric | Sycamore Ridge | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $620K–$950K | From $350K to $5M+ | From $280K to $3M+ | From $250K to $5M+ |
| Area Median List | ~$770K (ZIP 89144) | $728K | $548K | $476K |
| Middle School Rating (zoned) | 10/10 (Sig Rogich) | Varies by village 7–10 | 7–9/10 | 6–9/10 |
| Monthly HOA | $65–$160 | $65–$700+ (varies) | $50–$700+ | $0–$400+ |
| Guard-Gated | No | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) | Select enclaves (Queensridge) |
| Trail Access | 150+ mi Summerlin network | 150+ mi master plan | Regional & community trails | Limited citywide |
| New Construction | None — resale only | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Best For | Schools · Trails · Family | Lifestyle · Luxury · Master Plan | Families · Retirees · Safety | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Community figures are NREG plan-record values; city demographics are citywide Census data — the Census does not tabulate The Crossing village separately. Last updated June 2026.
Cost of Ownership
What Will Sycamore Ridge at The Crossing Cost You Each Month?
A $770,000 median-priced Sycamore Ridge purchase runs about $5,500–$5,800 monthly with 10% down at 7% per Freddie Mac's rate survey — including combined HOA dues, taxes, and insurance. The tabs below model your payment, compare renting, and break down HOA tiers.
Payment Estimator
Estimate Your Sycamore Ridge Payment
$5,641
Estimated Monthly Payment
- Principal & Interest$4,611
- Property Tax$391
- Insurance$150
- HOA$200
- PMI$289
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 Sycamore Ridge right now?
Single-family rental supply in The Crossing village is thin — 78% of households own — so family-home leases are both scarce and priced competitively with ownership. For 5+ year holds and especially for California households capturing the income-tax savings, the ownership case is clear.
OWN (10% DOWN, 7%)
$5,548 / mo
- Principal & Interest
- $4,611
- Property Tax (~0.6%)
- $385
- Homeowners Insurance
- $150
- HOA (master + sub)
- $112
- PMI (10% down)
- $290
5-year net cost:~$166,000
Equity built:~$240,000
RENT (MODELED FAMILY LEASE)
$3,200 / mo
- Family-Home Lease (modeled)
- $3,200
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$209,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $770,000 Sycamore Ridge home for five years nets out cheaper than leasing when equity (principal paydown + modeled 3% annual appreciation) is counted — while the renter walks away with none. California households also capture $28,000–$33,000 per year in state income-tax savings on top of the ownership economics, making the breakeven even shorter for recent relocators.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $112/mo blended HOA, modeled $3,200 family lease.
HOA Fees by Community
HOA Fees by Association Tier
Sycamore Ridge homeowners pay two HOA assessments — the Summerlin master-plan association and the neighborhood sub-association. Review both through the resale package before you close.
Summerlin Master Association
Included in the combined $65–$160/mo
Howard Hughes Corporation master HOA
Portion of combined dues
Includes:
Trail network, master-plan parks, common areas, and community events
Master plan amenities
Covered
Includes:
Downtown Summerlin access, citywide trail upkeep, and master-plan reserve contributions
Neighborhood Sub-Association
Portion of combined $65–$160/mo
Sycamore Ridge sub-association
Portion of combined dues
Includes:
Neighborhood common-area landscaping and maintenance specific to Sycamore Ridge
Combined total
$65–$160/mo
Includes:
Full combined obligation — verify exact current amounts in the resale package
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues for both associations, reserve study, assessment history, CC&Rs, and any rule changes
Transfer fees
Varies
Includes:
One-time association charges at closing — price them into your offer math before writing
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Sycamore Ridge at The Crossing?
Sycamore Ridge benefits from Summerlin Parkway to the north and immediate I-215 access — two of the valley's best west-side arterials. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data, and most Sycamore Ridge destinations beat that comfortably.
Drive Times from Sycamore Ridge at The Crossing
- 5 minDowntown Summerlin (shopping & dining)W Charleston Blvd west
- ~10 minRed Rock CanyonW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 east
- ~25 minDowntown Las VegasUS-95 east via Summerlin Pkwy
- ~30 minHarry Reid Intl AirportI-215 South → I-15 South
- ~35 minHendersonI-215 East
- ~50 minMt. CharlestonUS-95 North → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Sycamore Ridge at The Crossing?
Most Sycamore Ridge purchases close in 30–45 days through a Nevada escrow company; cash offers can close in 10–14 days. HOA document review adds a statutory 5-day rescission window from receipt of the resale package. Financed buyers should clear appraisal and loan conditions by day 25 to stay on schedule.
Quick Answer
What down payment do you need to buy in Sycamore Ridge at The Crossing?
Most Sycamore Ridge buyers put down 10–20%. Conventional financing covers the full $620K–$950K price range — on a $770,000 home, plan $77,000 (10%) to $154,000 (20%). VA loans allow 0% down for eligible veterans. FHA loans require 3.5% but carry loan-limit and appraisal considerations at Sycamore Ridge prices. Have your pre-approval in hand before you tour — well-priced homes here move in the first weekend.
Sycamore Ridge at The Crossing FAQ — 18 Answers
What Do Sycamore Ridge at The Crossing Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Sycamore Ridge at The Crossing?
Resale homes in Sycamore Ridge at The Crossing typically list in the $620K–$950K range, with well-upgraded single-family homes and premium lots at the top end, per $729,450 median area data from Las Vegas REALTORS. The Crossing village's established character and Palo Verde High School zoning support prices firmly above entry-level Summerlin pricing. Our team tracks active comps in this specific neighborhood — call (702) 637-1759 for a current snapshot.
What village is Sycamore Ridge at The Crossing in?
Sycamore Ridge sits inside The Crossing, one of Summerlin's established central villages in Las Vegas ZIP 89144. The Crossing is bounded roughly by Summerlin Parkway to the north, the 215 Beltway to the south, and Buffalo Drive to the east. According to Howard Hughes Corporation, the master developer, The Crossing village benefits from direct trail connections, community parks, and quick access to Downtown Summerlin — typically five minutes by car.
Is Sycamore Ridge at The Crossing a guard-gated community?
No — Sycamore Ridge at The Crossing is an open-access single-family neighborhood within the Summerlin master plan, not a guard-gated enclave. Security is provided by standard neighborhood watch practices and the broader Las Vegas Metropolitan Police Department coverage. Buyers wanting staffed-gate security in Summerlin typically look at The Ridges or Red Rock Country Club, both nearby. Sycamore Ridge trades gates for lower HOA carrying costs of roughly $65–$160 per month combined.
What are HOA fees in Sycamore Ridge at The Crossing?
Combined HOA dues in Sycamore Ridge run $65–$160 per month, covering the Summerlin master-plan association fee plus the sub-association for common-area landscaping and maintenance. These dues are low relative to guard-gated Summerlin enclaves because single-family owners maintain their own homes and yards. Always pull the full resale package — current dues, reserves, and any pending special assessments — early in Nevada's standard 30–45 day escrow period.
What schools serve Sycamore Ridge at The Crossing?
Students in Sycamore Ridge are zoned to three Clark County School District campuses that rank among the top public options in the Las Vegas Valley: John C. Vanderburg Elementary (8/10 GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Private alternatives within range include The Meadows School, Bishop Gorman High School, and Faith Lutheran Middle and High School. Verify current attendance boundaries with CCSD before closing on any specific address.
How far is Sycamore Ridge from the Las Vegas Strip and airport?
Sycamore Ridge at The Crossing sits about 20 minutes from the Las Vegas Strip via Summerlin Parkway to I-15, and roughly 30 minutes from Harry Reid International Airport via I-215 South. Downtown Summerlin is about five minutes; Red Rock Canyon is about ten minutes west on Charleston Boulevard. Test-drive your specific commute at rush hour — Summerlin Parkway traffic is light by valley standards but can slow near the I-215 interchange during peak periods.
What is the property tax rate in Sycamore Ridge?
Nevada's effective residential property tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, one of the lowest in the country. On a $770,000 Sycamore Ridge home, expect approximately $3,850–$5,775 in annual taxes. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%, providing long-run predictability. Compare that to California, where the base rate is 1.1% and Proposition 13 offers no guarantee to new buyers.
How does Nevada's tax environment compare with California for Sycamore Ridge buyers?
The comparison is decisive. California's top state income tax rate is 13.3% per the California Franchise Tax Board; Nevada levies zero. A household earning $250,000 saves roughly $28,000–$33,000 per year in state income taxes alone by relocating to Sycamore Ridge. Add Nevada's 3% property-tax-increase cap under NRS 361.471 and the absence of a vehicle property tax, and total annual carrying costs stay meaningfully below a comparable Bay Area or Southern California address.
What amenities does Sycamore Ridge at The Crossing offer?
Residents access the full Summerlin amenity network, developed and maintained by Howard Hughes Corporation: 150+ miles of trails linking neighborhoods, schools, and parks; Downtown Summerlin's 125+ shops and restaurants about five minutes away; City National Arena (home of the Vegas Golden Knights practice facility); and Fox Hill Park and The Paseos Linear Park within easy walking distance. The neighborhood's quiet, tree-lined streets and established desert landscaping complete the picture.
Are there any new construction homes in Sycamore Ridge?
No production new construction is available inside Sycamore Ridge at The Crossing — the neighborhood is a fully built-out resale market. Buyers who want new builds within Summerlin generally look westward into the Summerlin West villages, where builders like Toll Brothers, Lennar, and Tri Pointe Homes are actively selling. Those communities are roughly 10–15 minutes from The Crossing and start in the $600Ks, though premium lots push well past $1 million.
How competitive is the Sycamore Ridge market right now?
The Crossing village generally tracks with central Summerlin's pace — active listings move in roughly 20 median days on market per Las Vegas REALTORS data for ZIP 89144. Well-priced, updated homes in Sycamore Ridge attract multiple showings quickly given the Sig Rogich Middle School (10/10) and Palo Verde High School (8/10) zoning. Overpriced listings or homes with deferred maintenance sit. Our agents watch this neighborhood weekly and can tell you where each active listing actually stands.
What is the best way to find homes for sale in Sycamore Ridge at The Crossing?
Our live MLS search pre-filtered for Las Vegas ZIP 89144 is the most current source — refreshed daily from Las Vegas REALTORS data. Set up a custom email alert by neighborhood so you see new Sycamore Ridge listings within hours of hitting the market. With an established resale neighborhood of this size, the best homes can receive offers the first weekend. Call (702) 637-1759 to have an agent configure a Sycamore Ridge-specific search for you.
What should buyers know about Summerlin HOA structure before buying in Sycamore Ridge?
Summerlin runs a two-tier HOA structure: a master association managed by Howard Hughes Corporation covering the overall master plan plus a sub-association specific to Sycamore Ridge covering neighborhood landscaping and common areas. Buyers pay both. The combined $65–$160 per month is low by Summerlin standards. Review the full resale package — master and sub dues, reserve studies, CC&Rs, and any special assessments or rule changes — during the Nevada statutory rescission period before you waive contingencies.
Is Sycamore Ridge at The Crossing a good investment?
Established Summerlin villages with top-tier school zoning have historically held and appreciated value well, supported by the scarcity of the master plan boundary and Howard Hughes Corporation's continued investment in the master amenity network. Sig Rogich Middle School's 10/10 rating makes The Crossing a perennial target for families, keeping demand stable. Investors should model holding periods of five or more years; shorter holds incur Nevada transfer costs and market-timing risk like any real estate position.
What should I know before buying a home in Sycamore Ridge at The Crossing?
Four things matter most. First, school-zone verification: confirm current CCSD zoning for the exact address because attendance boundaries occasionally shift. Second, HOA diligence: pull master and sub dues, reserves, and CC&Rs. Third, pricing precision: Sycamore Ridge comps span $620K–$950K depending on lot, upgrades, and orientation — valuation requires recent sold data, not list-price guessing. Fourth, financing: conventional loans work throughout the range; call (702) 637-1759 and we will pull the right comps before you write.
What down payment do you need to buy in Sycamore Ridge at The Crossing?
Most Sycamore Ridge buyers put down 10–20%. On a $770,000 home, plan $77,000 (10%) to $154,000 (20%). VA loans allow 0% for eligible veterans; FHA requires 3.5% with loan-limit considerations at these prices. Have your pre-approval in hand before touring — well-priced homes here move the first weekend.
Can Nevada Real Estate Group help me buy or sell in Sycamore Ridge at The Crossing?
Yes — Nevada Real Estate Group closes hundreds of Las Vegas transactions annually and knows The Crossing village well. Whether you're buying a first Summerlin home or selling an established resale, call (702) 637-1759 for a same-day consultation. Our agents track current Sycamore Ridge comps, HOA documents, and Sig Rogich Middle School zoning details that matter most in this neighborhood.
How long does it take to close on a home in Sycamore Ridge at The Crossing?
Most Sycamore Ridge purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in as few as 10–14 days. HOA document review adds a few days for the statutory rescission period; financed buyers should have appraisal and loan conditions cleared by day 25 to stay on schedule. Our team coordinates with title, lender, and the HOA management company to keep the timeline on track.
Updated June 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About Sycamore Ridge at The Crossing?
These are the questions Sycamore Ridge buyers actually search — answered with specifics you can verify: school ratings from Las Vegas REALTORS, tax law from Nevada Revised Statutes, and neighborhood facts from community plan records and our own closing data.
Is Sycamore Ridge part of Summerlin?
Yes — Sycamore Ridge at The Crossing is part of the Summerlin master-planned community developed by Howard Hughes Corporation, located in The Crossing village in Las Vegas ZIP 89144. It shares the master-plan trail network, Downtown Summerlin access, and the two-tier HOA structure common to all Summerlin villages.
What is Sig Rogich Middle School's rating?
Sig Rogich Middle School is rated 10/10 by GreatSchools — one of the top-rated public middle schools in all of Nevada and the strongest zoned public middle school in the Las Vegas Valley. It is the primary school-quality driver for buyer demand in The Crossing village, including Sycamore Ridge.
Is there a pool or clubhouse in Sycamore Ridge?
Sycamore Ridge does not have a private community pool or clubhouse within the neighborhood boundary — it is a single-family residential neighborhood whose amenities flow through the Summerlin master-plan trail network and parks. Fox Hill Park and The Paseos Linear Park are both within five minutes.
How many homes are in Sycamore Ridge at The Crossing?
Sycamore Ridge at The Crossing is a sub-neighborhood within The Crossing village — exact home counts vary by how the boundary is drawn, but it is a relatively small established residential area. The broader The Crossing village spans multiple sub-neighborhoods in ZIP 89144 and represents a meaningful portion of central Summerlin's resale inventory.
What is the difference between Sycamore Ridge and Westridge at The Crossing?
Both are established single-family sub-neighborhoods within The Crossing village in central Summerlin, sharing Sig Rogich MS zoning and similar price ranges. The practical distinction is micro-location and specific streets — Westridge sits adjacent to Sycamore Ridge and typically prices from a slightly lower entry point. Our team knows both street-by-street and can clarify which fits your specific criteria.
Can I buy a home in Sycamore Ridge without visiting Las Vegas first?
Yes — we routinely help out-of-state buyers purchase in Sycamore Ridge without an in-person visit. Our team provides detailed video walkthroughs, school-zone verification with CCSD, HOA document review, and closing coordination entirely remotely. Call (702) 637-1759 to start with a virtual consultation.
Is Sycamore Ridge good for retirees?
Sycamore Ridge skews toward active families rather than retirees — the 10/10 middle-school zoning drives a younger demographic. Retirees wanting Summerlin quality typically prefer a lock-and-leave condo in The Crossing or a patio-home community with lower maintenance burden. That said, many long-tenured Sycamore Ridge owners are empty-nesters who bought for the schools and stayed for the trail access and Downtown Summerlin proximity.
How close is Sycamore Ridge to the Summerlin trails?
Directly connected — the Howard Hughes Corporation trail network runs through and adjacent to The Crossing village, and most Sycamore Ridge streets have trail access within a short walk. The 150+ mile system is genuinely walkable and bikeable, connecting residents to Fox Hill Park, The Paseos Linear Park, Downtown Summerlin, and eventually to Red Rock Canyon's approach trails.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in Nevada, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout Summerlin's central villages — including The Crossing and Sycamore Ridge — with the school-zoning knowledge and HOA expertise the depth behind the team's #1 Nevada ranking demands.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Sycamore Ridge at The Crossing Expert?
9,600+ closed transactions. $4.85B+ in volume since 2011. In a Summerlin village market where Sig Rogich Middle School zoning and accurate sub-neighborhood comps are the whole game, working with a team that knows every street in The Crossing is the difference. Tell us what you're looking for and we'll find it.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Sycamore Ridge at The Crossing?
Compare Sycamore Ridge at The Crossing with neighboring Summerlin villages and nearby cities — from The Ridges at $2M+ to Henderson at a $548K median. Each card pairs drive time with price positioning so you can judge whether a different village or city delivers more home for your budget.
A–Z INDEX
Which Summerlin Communities Near Sycamore Ridge Can You Explore A–Z?
Sycamore Ridge sits inside The Crossing village, one of Summerlin's established central communities in Las Vegas ZIP 89144. The entries below are indexed for buyer orientation — each listed community links to its own full page with pricing, school ratings, and drive-time data, or to the nearest Summerlin hub.
KEEP LEARNING
What Else Should You Read About Sycamore Ridge at The Crossing?
These guides extend the research most Sycamore Ridge buyers do next — understanding the Summerlin master plan, comparing Summerlin with Henderson for families, and navigating the Las Vegas buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MASTER PLAN GUIDE
Summerlin Community Hub
Every village, price range, and school zone in the Summerlin master plan — the starting point for any Summerlin search.
Read →MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where valley momentum is this year.
Read →COMMUNITY HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Sycamore Ridge at The Crossing Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Sycamore Ridge is a sub-neighborhood within The Crossing village, we present ZIP 89144 area statistics as area benchmarks — never neighborhood-only claims — and note where community-plan-record figures are the source. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for central Summerlin ZIP 89144. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master-plan facts, trail mileage, Downtown Summerlin data, and HOA structure information. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Crossing village is not separately tabulated). census.gov/quickfacts
- Clark County School District (CCSD) — School attendance zone boundaries, enrollment, and district information. ccsd.net
- GreatSchools.org — K-12 school ratings for Sig Rogich MS (10/10), Palo Verde HS (8/10), and Vanderburg ES (8/10). greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Las Vegas ZIP 89144. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax-increase cap on primary residences. leg.state.nv.us
- California Franchise Tax Board — California state income tax rates used in the Nevada vs. California cost-of-living comparison. ftb.ca.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, recreation, and visitor data. blm.gov
- Freddie Mac PMMS — Weekly mortgage-rate 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