Tanager at Summerlin Homes For Sale

KEY TAKEAWAYS

What Should You Know About Tanager at Summerlin at a Glance?

Tanager at Summerlin offers 200+ Woodside Homes semi-custom residences priced $800K–$1.8M in ZIP 89138, a median near $1.2M and 44 days on market per Las Vegas REALTORS, plus 10/10 Rogich Middle School zoning per the U.S. Census. Five takeaways distinguish Tanager from adjacent Tanager Echo and gated alternatives.

• Distinct from Tanager Echo: the original Tanager has larger lots, 3,000–5,500 sq ft floor plans, and $800K–$1.8M pricing — Echo is adjacent but starts near $550K.
• The location: 5 minutes to Downtown Summerlin, 10 to Red Rock Canyon, 20 to the Strip — inside Summerlin's 150-mile trail network.
• Best for: professionals, California relocators, and luxury families who want resort-style lots without the guard-gate carrying cost of The Ridges.
• Built-out scarcity: Woodside phases are essentially complete — 200-plus homes is the permanent cap, and resale inventory stays thin.
• Do your homework: HOA tiers ($200–$380/mo blended), Woodside option histories vary by resale, and jumbo financing timelines extend closings.

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

PRICE DISTRIBUTION

How Many Tanager-Area Homes Sell in Each Price Range?

Across ZIP 89138 — the Summerlin West corridor containing Tanager — active listings concentrate in the $800K–$1.8M band per Las Vegas REALTORS MLS data. Tanager proper sits in the $800K–$1.8M tier; the bands below show where competition actually concentrates across the ZIP.

Counts are approximate and reflect active MLS listings in ZIP 89138 (Summerlin West corridor, which includes communities beyond Tanager proper) · June 2026 · Links open the live Las Vegas MLS pre-filtered by price. Tanager proper occupies the $800K–$1.8M band.

SAFETY & CRIME

Is Tanager at Summerlin Safe?

• LVMPDLas Vegas Metro Police jurisdictionNorthwest division coverage
• HOASummerlin master plan governanceDesign and enforcement standards
• 90%Owner-occupied householdsCommunity plan record — stability indicator
• LowThrough-traffic by designSummerlin residential street layout

Sources: FBI Uniform Crime Reporting (latest available data), Las Vegas Metropolitan Police Department. Community character details per Howard Hughes Corporation Summerlin master plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Tanager at Summerlin Score?

Tanager earns top marks for schools, outdoor access, and Summerlin West lifestyle. The honest trade-offs are no gate security and limited resale inventory that makes the search process competitive. Below is our six-category report card — the same framework our agents walk through with every buyer before a first tour.

• A

  Grade A: Schools

  Rogich MS 10/10 · Palo Verde HS 8/10 per GreatSchools; The Meadows School and Bishop Gorman are prominent private options nearby.

• B+

  Grade B+: Safety

  Established Summerlin HOA governance, low crime by Las Vegas standards; no staffed gate, but community design standards and active HOA enforcement keep character consistent.

• B

  Grade B: Cost of Living

  Entry near $800K plus $200–$380 monthly HOA is a premium proposition — though markedly below gated Westside LA equivalents.

• A

  Grade A: Amenities

  Summerlin's 150-mile trail network, Fox Hill Park with zip lines, Downtown Summerlin shopping and dining, and Red Rock Canyon 10 minutes west.

• A+

  Grade A+: Outdoor Access

  Red Rock Canyon NCA 10 minutes west, Fox Hill Park within the master plan, and connectivity to Summerlin trails on every street.

• A-

  Grade A-: Commute

  5 minutes to Downtown Summerlin, 20 to the Strip, 215 Beltway access for valley-wide reach — strong positioning for a master-planned West-Side 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.

POPULATION & GROWTH

How Fast Is the Tanager Area Growing?

Tanager itself is essentially built out — 200-plus homes across ~70 acres, with Woodside's phases nearly complete. Summerlin West continues to expand around it: Howard Hughes Corporation actively develops new villages in the master plan, and ZIP 89138's desirability drives consistent demand. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts.

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 Tanager at Summerlin Score for Livability?

Tanager scores highest on schools, outdoor access, and Summerlin master-plan character: Rogich Middle School rates 10/10, Red Rock Canyon is 10 minutes west, and Howard Hughes Corporation's trail network connects every street. The honest trade-offs are no guard gate and thin resale inventory. Six categories below, benchmarked to GreatSchools, Census, and FBI data.

• 88A-

  Overall Livability

• 96A+

  Schools (zoned + private)

• 78B+

  Safety (no gate)

• 50C+

  Cost of Living

• 90A

  Amenities & Trails

• 88A-

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Tanager at Summerlin Real Estate Market Trending?

The charts show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data. With only 200-plus homes, Tanager monthly series are statistically thin; the cards report ZIP-89138 benchmarks where the median is approximately $1.2M and Summerlin West luxury has held strong demand.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Tanager Market Right Now?

Tanager is a supply-constrained luxury market. With only 200-plus homes in the community and Woodside's phases essentially complete, any active listing in the $800K–$1.8M band draws concentrated attention from qualified buyers. The 44-day median DOM reflects a balanced pace — not a frenzy, but not a buyers' market either. Pre-approval and offer readiness are prerequisites.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-89138 figures reflect the broader Summerlin West corridor — treat community-level stats as indicative given the small sample size.

Phase Comparison

How Do Tanager's Three Phases Compare?

A like-for-like comparison of Tanager's three phases — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. With only 200-plus homes total, per-phase market medians are statistically thin, so we publish entry points and character descriptions rather than noisy phase-level medians.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-phase $/SF, DOM, and listing counts are intentionally omitted — samples inside one phase are too small to be statistically meaningful. Community-wide benchmarks: 44-day median DOM, $1.2M median list.

Phase Deep Dive

What's Inside Tanager's Three Phases?

BY ZIP CODE

How Does the Tanager ZIP Code (89138) Break Down?

Tanager sits in ZIP 89138 — the Summerlin West corridor — alongside Tanager Echo, The Cliffs, Stonebridge, and other Summerlin villages. The table below breaks the ZIP area into its community tiers, from Tanager's luxury band to Echo's more accessible range, per Las Vegas REALTORS MLS data.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Community-level $/SF and YTD figures are intentionally omitted: with 200 homes, per-sale samples are too small to be meaningful. Boundaries per Clark County GIS.

WHY TANAGER AT SUMMERLIN

Why Does Tanager at Summerlin Stand Apart From Its Peers?

Tanager holds a specific niche in the Summerlin West landscape — semi-custom luxury without guard-gate carrying costs. The five advantages below are each tied to a verifiable source: the Nevada Revised Statutes, GreatSchools ratings, BLM acreage data, and the Howard Hughes Corporation community plan.

1. 1

   Sig Rogich Middle School — 10/10

   The highest-rated middle school in the Las Vegas Valley is the zoned campus for Tanager — a fact that drives consistent demand from families in the $800K–$1.8M tier.

   GreatSchools.org · CCSD
2. 2

   Red Rock Canyon 10 minutes west

   One of the Southwest's premier outdoor destinations — 195,000 BLM-managed acres of hiking, climbing, and scenic drives — is the closest major natural amenity to any Las Vegas luxury community.

   Bureau of Land Management
3. 3

   Summerlin 150-mile trail network

   Howard Hughes Corporation's master plan connects Tanager to the largest urban trail system in the Las Vegas Valley — access from your front door, not a drive to a trailhead.

   Howard Hughes Corporation / Summerlin
4. 4

   Zero income tax + 3% property-tax cap

   Nevada's tax structure — no state income tax and a statutory 3% annual cap on primary-residence assessments under NRS 361.471 — makes long-run ownership cost predictable in a way California cannot match.

   Nevada Revised Statutes 361.471
5. 5

   Woodside semi-custom architecture

   Desert-contemporary design with natural stone accents, covered patios, and pool-ready backyards on most lots — a builder identity that differentiates Tanager resales from generic production product.

   Community plan record · Woodside Homes

WHY BUY IN TANAGER AT SUMMERLIN

What Are the Top 10 Reasons to Buy a Home in Tanager at Summerlin?

Tanager's case rests on schools, outdoor access, and Summerlin master-plan quality at below-gated pricing. Property taxes are capped at 3% annual growth under Nevada Revised Statutes 361.471, Nevada levies zero state income tax, and Sig Rogich Middle School (10/10) is the zoned campus. Ten sourced reasons follow.

1. 1

   Sig Rogich Middle School (10/10)

   The top-rated middle school in the Las Vegas Valley is the zoned campus — the single highest-impact school-district fact in the community.

   GreatSchools.org

2. 2

   Zero state income tax

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

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute, making carrying costs predictable over a 10-year hold.

   NRS 361.471

4. 4

   Red Rock Canyon 10 minutes west

   195,000 acres of BLM-managed conservation area — the closest major outdoor amenity to any Summerlin West luxury community.

   Bureau of Land Management

5. 5

   Summerlin 150-mile trail network

   Howard Hughes Corporation's master-plan trail system connects directly to Tanager — no trailhead commute required.

   Howard Hughes Corporation

6. 6

   Pool-ready lots with resort backyards

   Most Tanager lots are sized and graded for pools, covered patios, and outdoor kitchens — rare at this price point in the master plan.

   Community plan record

7. 7

   Woodside Homes desert-contemporary architecture

   Natural stone accents, clean sightlines, and 3,000–5,500 sq ft floor plans that age well as the community matures.

   Community plan record

8. 8

   5 minutes to Downtown Summerlin

   Shopping, dining, Las Vegas Ballpark, and events at the Summerlin master plan's commercial hub — daily conveniences without a commute.

   Drive times · Howard Hughes Corporation

9. 9

   Built-out scarcity

   Woodside's phases are essentially complete — 200-plus homes is the permanent cap, and new competing supply cannot enter the community.

   Community plan record

10. 10

    Luxury without the guard-gate premium

    Tanager delivers comparable lot sizes and architectural quality to nearby gated enclaves at $300K–$1M below The Ridges entry price.

    Community plan record · LVR

THIS WEEKEND'S OPEN HOUSES

Can You Tour Tanager at Summerlin Homes This Weekend?

Open houses appear occasionally in Tanager — not gated, so any buyer can visit — but with only 200-plus homes and thin inventory, active listings are few at any given time. Set up instant alerts to be notified the moment one is scheduled, or let us arrange a private showing via (702) 637-1759.

RELOCATION TIMELINE

How to Relocate to Tanager at Summerlin in 8 Steps

From first research to keys-in-hand, here is the 8–12 week timeline most Tanager 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.

1. 01

   Pick your phase and set a budget

   Decide which Tanager tier you are buying: Phase 1 resales from $800K, Phase 2 updated plans from $1M, or Estates lots from $1.4M. Each carries different HOA nuances and upgrade histories.

2. 02

   Get pre-approved — loan-type aware

   Entry Tanager homes can finance conventionally; mid-tier and Estates homes may exceed the conforming loan limit and go jumbo, where lenders want 20–25% down and 6–12 months of reserves. Lock your pre-approval before touring — Tanager's thin inventory rewards buyers who can move in 48 hours.

3. 03

   Hire a Tanager specialist

   With 200 homes and wide Woodside-option variation, pricing demands upgrade-adjusted CMAs — a generic agent using DOM and $/SF alone misses the story. Work with NREG's team, which has tracked Tanager since 2019.

4. 04

   Tour in person or virtually

   Tanager is not gated — showings need no special access clearance. Private tours can typically be arranged same-day. For out-of-state buyers, virtual tours of floor plan and lot are practical first steps before flying in.

5. 05

   Write and negotiate the offer

   Cash is less common here than in Queensridge or The Ridges, but financed buyers compete with clean terms and tier-matched pre-approvals. Ask us where each seller actually stands before you write, especially on Estates-tier listings.

6. 06

   Inspection, HOA docs, and option history

   Order the Woodside option and upgrade list early — it drives appraisal judgment. Pull the resale package (dues, reserves, assessment history) on day one of escrow. Nevada closings run 30–45 days standard.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys. Expect 30–45 days from acceptance to funding; jumbo files can push toward 45 days if comparables are thin. HOA document review adds a few days inside the same window.

8. 08

   Close, move, and register

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

ECONOMY & JOBS

What Drives the Tanager at Summerlin Economy?

Tanager runs on a professional and technology-sector economy: executives, healthcare professionals, and entrepreneurs rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with community records showing average household income above $200,000 — roughly triple the Clark County median.

Top Tanager-Area Employers

• Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail and corporate employment hub, 5 minutes east
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 15 minutes from Tanager
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the eastern Summerlin border
• The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east
• Clark County School District (Summerlin West region)Summerlin area campuses including Rogich MS, Palo Verde HS, and Vanderburg ES
• Howard Hughes CorporationSummerlin master-plan development, operations, and management headquarters

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

COMMUNITY COMPARISON

How Does Tanager Compare to The Ridges, Summerlin, and Henderson?

If you're weighing Tanager against the valley's other Summerlin West and regional premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Tanager wins on schools and outdoor access; The Ridges wins on guard-gate prestige; Henderson wins on citywide safety — sources are LVR, the U.S. Census, and GreatSchools.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools.org. Tanager income and population figures are community plan-record values. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Tanager at Summerlin?

Summerlin West connectivity is a genuine strength: Lake Mead Boulevard, Hualapai Way, and the 215 Beltway give Tanager fast reach in every direction. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Tanager destinations beat that comfortably.

Drive Times from Tanager at Summerlin

• 5 minDowntown Summerlin (shopping, dining, ballpark)W Lake Mead Blvd east
• ~10 minRed Rock Canyon NCAW Charleston Blvd west
• ~5 minFox Hill ParkSummerlin Pkwy area
• ~15 minSummerlin Hospital Medical CenterRampart Blvd south
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~25 minDowntown Las VegasUS-95 east
• ~30 minHarry Reid Intl AirportI-215 south → I-15
• ~45 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default, and well-suited to Summerlin West: Lake Mead Boulevard, Charleston, and Hualapai Way connect Tanager to the 215 Beltway and Summerlin Parkway within minutes — reach the Strip in 20, the airport in 30.

• RTC Transit

  RTC Summerlin routes run nearby corridors, but Tanager residents should not plan a car-free life — this is a master-planned luxury community built around driving.

• Cycling & Trails

  Summerlin's 150-mile trail network connects directly from Tanager's streets — Red Rock Canyon's scenic loop starts 10 minutes west and is among the best road rides in the Southwest.

• Rideshare

  Fast and reliable in Summerlin West; airport runs typically cost $40–$55, and pickup is straightforward without gate-clearance protocols.

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 Tanager at Summerlin?

Most Tanager buyers put down 10%–20%. On an $800,000 Phase 1 entry home, plan $80,000–$160,000 at closing; the $1.2M median requires $120,000–$240,000. Estates-tier homes near $1.4M+ may exceed the conforming loan limit and go jumbo, where lenders typically want 20–25% down plus 6–12 months of reserves. VA loans allow 0% for eligible veterans. Have your pre-approval in hand before touring — Tanager's thin inventory rewards buyers who can move within 48 hours of a listing going live.

PEOPLE ALSO ASK

What Else Do People Ask About Tanager at Summerlin?

These are the eight questions Tanager buyers most frequently ask on Google and AI assistants — each answered with verifiable data: ZIP-89138 median prices, the 44-day DOM corridor benchmark, and market stats from Las Vegas REALTORS, plus GreatSchools school ratings, Nevada Revised Statutes tax law, and community facts from the NREG plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have worked Summerlin's luxury corridor — including Tanager since Woodside's first deliveries in 2019 — providing upgrade-adjusted CMAs, phase-by-phase lot analysis, and off-market access that a generalist cannot replicate.

NEARBY COMMUNITIES

Which Communities Are Within 20 Minutes of Tanager at Summerlin?

Compare Tanager with neighboring Summerlin villages and Las Vegas luxury communities across six addresses — from The Cliffs at $750K to The Ridges from $2M. Each card pairs commute time with price positioning so you can judge whether the gate, school zone, or lot size justifies the price delta.

A–Z INDEX

Which Summerlin West Communities Can You Explore A–Z?

Three phases and surrounding Summerlin West villages make up the Tanager area's competitive set. Dedicated village pages are rolling out across Summerlin — the entries below are indexed for orientation, and our team can pull current listings and HOA documents for any of them on request.

Sources & Methodology

Where Does This Tanager at Summerlin Data Come From?

Every statistic on this page is sourced from a primary, government, or master-plan record dataset, and we refresh these numbers regularly. Because Tanager holds only 200-plus homes, community-level monthly medians are statistically unstable — we present ZIP-89138 corridor benchmarks as area context and rely on the community plan record for community-specific facts. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active counts for ZIP code 89138 and the Summerlin West corridor. lasvegasrealtors.com
2. Howard Hughes Corporation / Summerlin — Summerlin master-plan trail network mileage, park inventory, community standards, and village development pipeline. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Tanager is not separately tabulated). census.gov/quickfacts
4. Clark County School District (CCSD) — School zoning, campus enrollment, and attendance boundary data for Vanderburg ES, Rogich MS, and Palo Verde HS. ccsd.net
5. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios. greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89138. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
8. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, trail access, and recreation data. blm.gov
9. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.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