Top Rated
9/10
9/10John W. Bonner Elementary
Zoned · Summerlin North (8 min)
K-5850 Students16:1
Summerlin North, Las Vegas
The Canyons Homes For Sale
Nevada's #1 team for The Canyons real estate. Search five guard-gated enclaves — Bellacere, Eagle Rock, The Palisades, Canyon Fairways, and Aventura — plus established non-gated neighborhoods in Summerlin's most diverse village.
PRICE RANGE
$500K–$4M+
Community plan record
GUARD-GATED ENCLAVES
5
Howard Hughes Corporation plan
HOMES IN THE VILLAGE
3,000+
Community plan record
AREA DAYS ON MARKET
40
LVR / GLVAR, 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 The Canyons Summerlin at a Glance?
The Canyons is Summerlin's most diverse village — 750 acres, 3,000+ homes, and five guard-gated enclaves from Canyon Fairways golf-adjacent living to Bellacere ultra-luxury estates, developed by Howard Hughes Corporation, with top-rated CCSD schools per the Clark County School District. The takeaways below cover the village's unusual breadth.
- Five guard-gated enclaves: Bellacere, Eagle Rock, The Palisades, Canyon Fairways, and Aventura — each with its own HOA, price tier, and character.
- TPC Summerlin anchor: Canyon Fairways sits adjacent to the PGA Tour Shriners Children's Open venue — golf-frontage luxury steps from a Tour-caliber layout.
- Rare move-up path: enter at $500K in non-gated neighborhoods with the same school zoning, then move up to a guard-gated enclave without changing communities.
- Outstanding schools: Sig Rogich Middle School rates 10/10 and Bonner Elementary 9/10 per GreatSchools — among Summerlin's best.
- Nevada tax advantage: zero state income tax and a 3% annual property-tax cap under NRS 361.471 — the platform for every California relocation decision.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find The Canyons Summerlin Homes for Sale?
The Canyons spans ZIPs 89134 and 89144 in Summerlin North, with active listings ranging from established non-gated homes near $500,000 to Bellacere custom estates at $4M+ according to Las Vegas REALTORS MLS data. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Canyons-Area Homes Sell in Each Price Range?
The Canyons' price spectrum is Summerlin's widest — $500K non-gated family neighborhoods to $4M+ Bellacere custom estates — across ZIPs 89134/89144 per Las Vegas REALTORS MLS data. The six tiers below map where buyer competition clusters and which enclaves anchor each price band.
Browse The Canyons Listings
How Can You Find a Canyons Home by Enclave, Lifestyle & Price?
The Canyons' 3,000+ homes span five guard-gated enclaves and established non-gated neighborhoods across a $500K–$4M+ range — each link below opens our live Las Vegas MLS search, filtered by enclave type or price tier, with counts refreshed daily from Las Vegas REALTORS MLS data so you see every current listing before it sells.
Which Canyons Enclaves Should You Explore?
Five guard-gated enclaves plus non-gated neighborhoods — each card links to the most relevant hub or live search. The Canyons is one of the few Summerlin villages where buyers can enter at $500K and move up to $4M+ without leaving the community.
Ultra-Luxury · Custom Estates · Views
Bellacere
Luxury · Semi-Custom · Large LotsEagle Rock
Premium · Semi-Custom · MatureThe Palisades
Guard-Gated · Golf-Adjacent · TPCCanyon Fairways
Guard-Gated · Semi-Custom · EntryAventura
Established · Families · Value EntryNon-Gated Canyons
All Enclaves · Full Price SpectrumThe Canyons (all listings)
Summerlin Hub · Adjacent VillagesDowntown Summerlin Area
By Price Range
Updated daily · 3,000 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Canyons Listings First?
Custom alerts by enclave, price, beds, and golf or mountain view — five guard-gated enclaves, all tracked — no spam, unsubscribe anytime. Bellacere custom estates and Canyon Fairways golf-frontage homes list infrequently; alert subscribers see them within hours of hitting the MLS per Las Vegas REALTORS data, not weeks later.
- 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
EDUCATION
7/10
9/10
9/10
9/10
How Are the Schools for The Canyons Summerlin?
The Canyons carries one of Summerlin's strongest school lineups: John W. Bonner Elementary at 9/10 and Sig Rogich Middle School at a perfect 10/10 per GreatSchools — two of Clark County's highest-rated campuses. Palo Verde High School (8/10) is the zoned public high school. The Meadows School, Bishop Gorman, and Alexander Dawson School provide exceptional private options nearby.
7/10Helen Jydstrup Elementary
Zoned · Summerlin (10 min)
K-5750 Students17:1
9/10The Meadows School (Lower)
Private · nearby (15 min)
PreK-5300 Students8:1
9/10Alexander Dawson School
Private · Summerlin (10 min)
K-8450 Students9:1
9/10Doral Academy Red Rock
Charter · Summerlin (12 min)
K-121100 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Canyons Summerlin Families?
According to GreatSchools.org, The Canyons families access some of Clark County's strongest public schools — Sig Rogich Middle School (10/10) and Bonner Elementary (9/10) are standouts — alongside exceptional private options. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin North · 8 min | $500,000+ |
| 2 | John W. Bonner Elementary | Public (zoned) | K-5 | 9/10 | Summerlin North · 8 min | $500,000+ |
| 3 | Alexander Dawson School | Private | K-8 | A+ | Summerlin · 10 min | $500,000+ |
| 4 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin South · 15 min | $500,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin South · 12 min | $500,000+ |
SAFETY & CRIME
Is The Canyons Summerlin Safe?
Direct Answer
Yes — by design. The Canyons layers Summerlin North's low-incident residential profile with guard-gate security inside five distinct enclaves — Bellacere, Eagle Rock, The Palisades, Canyon Fairways, and Aventura — each with 24-hour staffed entry and perimeter walls. Benchmark the 89134/89144 corridors through FBI Uniform Crime Reporting data during your due diligence.
- Guard-gated enclaves with staffed entryBellacere, Eagle Rock, Palisades, Canyon Fairways, Aventura
- Staffed gate entry at all enclavesCommunity association security
- Roving security inside each enclaveHOA-funded, per community plan
- Perimeter walls + controlled accessEvery visitor verified at enclave entry
What Buyers Should Know
Guard-gated design does significant work in The Canyons: five separate staffed entry points mean every vehicle inside Bellacere, Eagle Rock, The Palisades, Canyon Fairways, or Aventura passed a gate check. Perimeter walls and patrol rounds reinforce the layered security model across all enclaves.
The non-gated Canyons neighborhoods share the village's established, family-oriented character — quiet residential streets with Summerlin's community-wide standard of upkeep and low through-traffic. Incidents in these corridors run to minor property matters at rates consistent with other Summerlin North neighborhoods.
For buyers evaluating multiple Summerlin villages, The Canyons' five-enclave security stack is the most layered in Summerlin North — more entry points and patrol coverage than any single-enclave village. Verify specific enclave security disclosures during the HOA document review period.
Sources: FBI Uniform Crime Reporting (latest available data), Howard Hughes Corporation. Community security details per association plan records. Last updated June 2026.
Living In
What's It Like Living in The Canyons Summerlin?
The Answer
Living in The Canyons means five guard-gated enclaves, TPC Summerlin's PGA Tour fairways, 200+ miles of connected trails, and school zoning that includes Sig Rogich Middle School (10/10) — all inside a Howard Hughes master plan per Howard Hughes Corporation with Red Rock Canyon twenty minutes west and Downtown Summerlin ten minutes away.
What is The Canyons Summerlin known for?
The Canyons is known for being Summerlin's most diverse village — five guard-gated enclaves spanning $800K to $4M+, TPC Summerlin (the PGA Tour's Shriners Children's Open venue) adjacent to Canyon Fairways, top-rated CCSD schools, and Summerlin's 200+ mile trail network running through the village.
Who should live in The Canyons?
Golf enthusiasts who want steps-from-the-course living at Canyon Fairways, families targeting Bonner Elementary (9/10) and Sig Rogich (10/10), California relocators seeking guard-gated luxury at a fraction of Westside pricing, and executives who want five enclave options across a $500K–$4M+ range in one community.
What is daily life like in The Canyons?
Morning trail runs on Summerlin's connected path network, eighteen holes at TPC Summerlin or the adjacent public courses, errands at Downtown Summerlin ten minutes away, and evenings with easy access to the Strip twenty minutes east. Red Rock Canyon's hiking and scenic loop is twenty minutes west — a complete outdoor lifestyle radius.
Location
Where Is The Canyons Summerlin
The Canyons occupies 750 acres in the Summerlin North Association (Las Vegas, NV), roughly bounded by Village Center Drive to the north, Rampart Boulevard to the east, Lake Mead Boulevard to the south, and the 215 Beltway to the west. ZIP codes 89134 and 89144. About 15 miles from the Strip.
Downtown Summerlin
10
Min
Strip
20
Min
Red Rock Canyon
20
Min
Airport
25
Min
Downtown LV
25
Min
The Canyons Summerlin
At a Glance$500K–$4M+
Price Range
5
Guard-Gated Enclaves
3,000+
Total Homes
~40
Area Days on Market
- Setting
- Master-planned village, Summerlin North
- Acreage
- 750 acres
- Homes
- 3,000+
- Established
- 1996
- Developer
- Howard Hughes Corporation
- Guard-Gated Enclaves
- 5 (Bellacere, Eagle Rock, Palisades, Canyon Fairways, Aventura)
- HOA Range
- $100–$800/mo
- Schools
- Bonner ES 9/10 · Sig Rogich MS 10/10 · Palo Verde HS 8/10
- Golf
- TPC Summerlin (PGA Tour) adjacent
- Trails
- 200+ mi Summerlin trail network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does The Canyons Summerlin Score?
The Canyons earns top marks for schools, outdoor access, and golf lifestyle, with honest trade-offs on price range width (which can mean wide valuation variance) and area days on market in the luxury tier. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour.
Grade A: Safety
Five guard-gated enclaves with 24-hour staffed entry and security patrols, plus Summerlin North's established low-incident residential profile.
Grade A+: Schools
Sig Rogich Middle School 10/10 and Bonner Elementary 9/10 per GreatSchools — among Clark County's best. Palo Verde HS zoned at 8/10.
Grade B: Cost of Living
Broad $500K–$4M+ range serves multiple budgets; guard-gated entry at $800K is accessible by Summerlin luxury standards.
Grade A: Amenities
TPC Summerlin (PGA Tour venue), Cottonwood Canyon Park, Summerlin's 200+ mile trail network, and Downtown Summerlin ten minutes away.
Grade A+: Outdoor Access
Summerlin trail system connects through the village; Red Rock Canyon 20 minutes west; TPC Summerlin's championship fairways adjacent.
Grade A-: Commute
Direct 215 Beltway access, Summerlin Parkway, and Lake Mead Boulevard — Downtown Summerlin 10 min, Strip 20 min, Airport 25 min.
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 The Canyons Summerlin a good place to live?
Yes — The Canyons stands out even within Summerlin. It is the only village with five distinct guard-gated enclaves spanning $800K to $4M+, the PGA Tour's TPC Summerlin adjacent to Canyon Fairways, and school zoning that includes Sig Rogich Middle School (10/10) and Bonner Elementary (9/10) per GreatSchools. The breadth of choices — non-gated family neighborhoods at $500K, golf-adjacent guard-gated at $800K, and ultra-luxury custom estates at $4M+ — means most Summerlin buyers can find their tier here without compromising on schools or lifestyle access.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Canyons?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains The Canyons — the parent city holds 656,274 residents with a median household income of $66,820. The Canyons community record shows 8,500+ residents across 3,000+ households, a median age of 43, and average household income above $165,000.
The Census does not break the village out separately, so citywide figures serve as the statistical backdrop. Within The Canyons, the buyer mix spans executive families in Bellacere and Eagle Rock, golf-lifestyle buyers in Canyon Fairways, and entry-level Summerlin buyers in the non-gated neighborhoods — united by the same school zoning and trail access.
8,500+
vs Las Vegas 656,274
43
vs Clark Co 38
$165,000+
vs Clark Co median $74,007
86%
vs Clark Co 59%
3,000+
vs Clark Co ~860,000
$500K–$4M+
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Canyons is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is The Canyons Area Growing?
The Canyons village is substantially built out — 3,000+ homes since 1996, with growth through remodels and occasional custom infill. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin North corridor remains one of the most sought-after addresses in Clark County.
656,274Las Vegas residents (Census)
3,000+Canyons homes (substantially built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside The Canyons, supply is largely fixed — 750 acres and 3,000+ homes is the village's permanent footprint in the Howard Hughes master plan. That supply discipline, combined with the village's school quality and golf identity, provides structural support for long-hold ownership positions. The surrounding Summerlin North corridors stay among the valley's most liquid luxury markets.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does The Canyons Score for Livability?
The Canyons scores highest on schools, outdoor access, and golf lifestyle: Sig Rogich Middle School (10/10) and Bonner Elementary (9/10) anchor one of Summerlin's strongest school lineups, while TPC Summerlin and 200+ miles of trails define the outdoor experience. The honest trade-off is longer days on market at the $2M+ Bellacere tier.
- 90A
Overall Livability
- 96A+
Schools (zoned + private)
- 88A
Safety (gated enclaves)
- 62B
Cost of Living
- 94A+
Outdoor Access
- 84A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is The Canyons Summerlin Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark The Canyons trades against. Area ZIP codes 89134/89144 reflect the Summerlin North premium across all village types; guard-gated Bellacere and Eagle Rock estates can exceed area benchmarks in both price and days on market.
Area Median List Price
$900K area median (89134/89144), blending all Canyons tiers per LVR
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~40 area days on market; Bellacere estates at $2M+ trade slower
vs May 2025
Source: Las Vegas REALTORS
Price Range
$500K non-gated to $4M+ Bellacere custom estates
vs May 2025
Source: Las Vegas REALTORS
The long view: The Canyons'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
$900K
AREA MEDIAN LIST
5
GUARD-GATED ENCLAVES
< 1 hr
OUR RESPONSE TIME
PGA TOUR ADDRESS
Get matched with a
Canyons specialist.
Market Competitiveness
How Competitive Is The Canyons Summerlin Market Right Now?
The Canyons is a tiered market — Canyon Fairways and Aventura guard-gated homes in the $800K–$1.5M range sell competitively with well-priced inventory moving near the 40-day area benchmark. Bellacere and upper-Palisades estates at $2M+ reward patient, correctly-priced sellers and buyers with strong pre-approval or cash positions.
60Tiered by Enclave
- ~40 daysArea median days on market
- $500K–$4M+Full village price spectrum
- 5Distinct guard-gated enclaves
- 3,000+Total homes in the village
Is The Canyons Right for You?
Who Should Buy a Home in The Canyons Summerlin?
The Canyons isn't one-size-fits-all — it's five guard-gated enclaves plus non-gated neighborhoods spanning $500K to $4M+, with a lifestyle that rewards specific buyer types. Six profiles below match lifestyles to enclaves, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Canyons Enclaves Fit Your Buyer Type?
Golf Lifestyle Buyers
- Canyon Fairways guard-gated with TPC Summerlin adjacent
- Walk to PGA Tour Shriners Children's Open venue
- Golf-frontage lots available inside the gate
- Bear's Best Las Vegas 15 minutes away for more variety
Luxury Estate Seekers
- Bellacere custom estates from $1.5M to $4M+
- Large lots with Red Rock Canyon and valley views
- Eagle Rock and The Palisades from $1M for semi-custom
- Custom build opportunities exist in Bellacere
Families
- Sig Rogich Middle School 10/10 — Clark County's best
- John W. Bonner Elementary at 9/10
- Palo Verde HS zoned at 8/10 per GreatSchools
- Alexander Dawson and Bishop Gorman for private options
California Relocators
- Five guard-gated enclaves at a fraction of Westside pricing
- Zero state income tax vs California 13.3%
- Canyon Fairways golf lifestyle without California club fees
- Our relocation team coordinates virtual tours and gate access
Move-Up Buyers
- Enter non-gated at $500K, step up to gates later
- Same school zoning throughout the village
- Same community, no relocation when you move up
- Aventura and Canyon Fairways start at $800K guard-gated
Privacy-First Buyers
- 24-hour staffed gates at five separate entry points
- Perimeter walls and roving patrols at all enclaves
- Bellacere's single-entry estate section for maximum seclusion
- No through-traffic inside any of the five enclaves
Best Fit For
- Golf lifestyle buyers — Canyon Fairways guard-gated with TPC Summerlin adjacent — walk to the PGA Tour Shriners Children's Open venue.
- Luxury estate seekers — Bellacere custom estates from $1.5M–$4M+ on large lots with Red Rock Canyon views, with Eagle Rock and Palisades from $1M.
- Families — Sig Rogich Middle School (10/10), Bonner Elementary (9/10), and Palo Verde HS (8/10) — Clark County's strongest public school lineup in one village.
- California relocators — guard-gated Summerlin luxury at a fraction of Westside pricing, zero state income tax, and a 3% property-tax cap.
- Move-up buyers — enter non-gated at $500K with the same school zoning, then move to a guard-gated enclave without leaving the village or the school zone.
- Privacy-first buyers — five staffed guard gates, perimeter walls, and roving patrols — Summerlin's deepest security stack in a single village.
Ready to explore homes in The Canyons Summerlin? Our team knows every enclave from Bellacere to Canyon Fairways and coordinates gate access across all five.
Start Your Home SearchPros
- Five guard-gated enclaves — more gated optionality in one village than anywhere else in Summerlin North
- TPC Summerlin PGA Tour golf adjacent to Canyon Fairways — a lifestyle anchor no other Summerlin village matches
- Sig Rogich Middle School (10/10) — arguably Clark County's best public middle school, zoned for the entire village
- Rare move-up path: enter non-gated at $500K, step into a guard gate later with the same school zoning
- Zero Nevada state income tax and 3% annual property-tax cap under NRS 361.471
- Summerlin's 200+ mile trail network connects through the village toward Red Rock Canyon
- Bellacere ultra-luxury estates from $1.5M–$4M+ — one of Summerlin's rarest custom estate addresses
Honest Considerations
- Luxury estate days on market can exceed 60–90 days at the $2M+ Bellacere tier — patience required
- HOA fees vary widely ($100–$800/mo) — compare total carrying cost, not just list price, across enclaves
- Resale market: most enclaves are substantially built out; new construction requires custom infill process
- Conforming loan limits: Bellacere and upper Eagle Rock estates need jumbo financing with reserves
- Golf at TPC Summerlin is semi-private — walk-up public access is limited outside Canyon Fairways membership
- Summer heat — 105°F+ stretches July through September, typical of the Las Vegas Valley
Enclave Comparison
How Do The Canyons' Five Guard-Gated Enclaves Compare?
A like-for-like comparison of The Canyons' five guard-gated enclaves — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Non-gated neighborhoods are shown separately. Enclave-level medians are intentionally omitted when samples are too small to be meaningful.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Bellacere | From $1.5M | n/a* | n/a* | n/a* | Ultra-Luxury · Custom · Views |
| Eagle Rock | From $1M | n/a* | n/a* | n/a* | Luxury · Larger Lots · Views |
| The Palisades | From $1M | n/a* | n/a* | n/a* | Premium · Semi-Custom · Mature |
| Canyon Fairways | From $800K | n/a* | n/a* | n/a* | Golf-Adjacent · Guard-Gated · TPC |
| Aventura | From $800K | n/a* | n/a* | n/a* | Entry Guard-Gated · Semi-Custom |
Source: Las Vegas REALTORS MLS data plus NREG community plan record, June 2026. Per-enclave $/SF and DOM are omitted for small-sample enclaves — ZIP-area benchmarks: ~40 area days on market.
Enclave Deep Dive
What's Inside The Canyons' Five Guard-Gated Enclaves?
Submarket 1
Bellacere
The Canyons' pinnacle enclave: full custom and semi-custom estates on large lots with Red Rock Canyon and valley views. Sales are infrequent and individually negotiated — comparable selection here is judgment work. The Summerlin address that compares directly to The Ridges at a lower price point.
Browse Bellacere homes →$1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Eagle Rock
Guard-gated luxury with dramatic views and generous lot sizes — semi-custom architecture running 4,000 to 7,000+ square feet. The enclave that Bellacere buyers step down to when they prioritize price discipline over absolute maximum scale.
Browse Eagle Rock homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Palisades
Prestigious guard-gated community with strong architectural standards and mature landscaping. Semi-custom homes in the $1M–$4M range with established street character that newer Summerlin West enclaves cannot replicate.
Browse The Palisades homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Canyon Fairways
The Canyons' golf identity in enclave form: guard-gated living steps from TPC Summerlin, the PGA Tour's Shriners Children's Open venue. Golf-frontage lots are available for buyers who want the course as their backyard.
Browse Canyon Fairways homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Aventura
The Canyons' most accessible guard-gated entry point — semi-custom homes on generous lots from $800K with 24-hour staffed entry and the same school zoning as Bellacere. The right step for move-up buyers leaving the village's non-gated neighborhoods.
Browse Aventura homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
TPC Summerlin — The Golf Anchor
TPC Summerlin is a Tournament Players Club course at 1700 Village Center Circle — the permanent host of the PGA Tour Shriners Children's Open. Canyon Fairways homeowners have the most direct residential access. The course hosts tens of thousands of visitors each fall for the Tour event, anchoring The Canyons' identity as Summerlin's golf village.
Browse TPC Summerlin — The Golf Anchor homes →18Championship Holes
PGA TourShriners Open Venue
Canyon FairwaysAdjacent Guard-Gated
$800K+Entry to the Course Enclave
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Canyons
enclave fits?
BY ZIP CODE
How Do The Canyons ZIP Codes (89134/89144) Break Down?
The Canyons spans two ZIP codes — 89134 and 89144 — and the table below maps the key corridors from guard-gated enclaves to the accessible non-gated neighborhoods. The spread is the story: the same postal codes contain $500K family homes and $4M+ Bellacere estates.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | Bellacere — ultra-luxury custom estates (guard-gated) | From $1.5M to $4M+ | n/a* | varies by estate | scarce — limited turnover | n/a* |
| 89134 | Eagle Rock + The Palisades (guard-gated luxury) | From $1M to $3M | n/a* | varies by tier | ~$1M+ listings | n/a* |
| 89134 | Canyon Fairways (guard-gated golf-adjacent) | From $800K to $2M+ | n/a* | Near area benchmark | ~$800K+ listings | n/a* |
| 89134 | Aventura (guard-gated semi-custom) | From $800K to $1.5M | n/a* | Near area benchmark | ~$800K+ listings | n/a* |
| 89134 / 89144 | Non-gated neighborhoods — full area benchmark | $900K area median (all tiers) | — | ~40 | 3,000+ homes total | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Enclave-level $/SF and year-over-year change are omitted — samples are too small for meaningful medians; plan ranges and area benchmarks shown instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Canyons Summerlin Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, GreatSchools, and the Howard Hughes Corporation — capture The Canyons faster than any brochure: 3,000+ homes, five guard-gated enclaves, TPC Summerlin adjacent, and a 10/10 middle school.
$500K–$4M+
The full price spectrum inside The Canyons — from non-gated family neighborhoods to Bellacere ultra-luxury custom estates.
Community plan record
5
Guard-gated enclaves within the village: Bellacere, Eagle Rock, The Palisades, Canyon Fairways, and Aventura.
Howard Hughes Corporation
3,000+
Total homes across 750 acres in Summerlin North — the village's permanent footprint since 1996.
Community plan record
10/10
Sig Rogich Middle School's GreatSchools rating — arguably Clark County's highest-rated public middle school, zoned for The Canyons.
GreatSchools.org
PGA Tour
TPC Summerlin hosts the Shriners Children's Open annually — a Tour-caliber course adjacent to Canyon Fairways guard-gated homes.
Howard Hughes Corporation
1996
The year Howard Hughes Corporation began developing The Canyons — nearly 30 years of established landscaping and community character.
Community plan record
20 min
Drive to the Las Vegas Strip via Summerlin Parkway connecting to I-15 — the standard Canyons commute to the resort corridor.
Community plan record drive times
0%
Nevada state income tax — zero, versus California's 13.3% top marginal rate that drives thousands of annual relocations to Summerlin.
Nevada Department of Taxation
WHY THE CANYONS
Why Does The Canyons Stand Apart From Other Summerlin Villages?
From TPC Summerlin's PGA Tour fairways to Bellacere's custom estate lots, The Canyons occupies a niche no other Summerlin village fills. The five advantages below are each tied to a verifiable source — Nevada Revised Statutes, GreatSchools ratings, and the Howard Hughes Corporation community plan record.
- Community plan record
Five guard-gated enclaves — Summerlin's most
No other Summerlin North village offers five distinct staffed-gate enclaves at five distinct price tiers — $800K to $4M+ — within a single village boundary.
- Howard Hughes Corporation
TPC Summerlin — a PGA Tour venue at your doorstep
Canyon Fairways sits adjacent to TPC Summerlin, the permanent host of the Shriners Children's Open — a Tour-caliber course you can walk to from your back gate.
- GreatSchools.org
Sig Rogich Middle School — 10/10 per GreatSchools
Arguably Clark County's highest-rated public middle school is zoned right here — a rare school-quality anchor in a luxury guard-gated village.
- Community plan record
The intra-village move-up path
Enter at $500K in a non-gated Canyons neighborhood and step up to a guard-gated enclave later — same school zoning, same village, no relocation required.
- Nevada Revised Statutes 361.471
Nevada's zero income tax and 3% property-tax cap
Zero state income tax versus California's 13.3%, and a 3% primary-residence cap under NRS 361.471 make long-run Canyons ownership costs predictable.
WHY BUY IN THE CANYONS
What Are the Top 10 Reasons to Buy a Home in The Canyons Summerlin?
The Canyons' case rests on diversity and depth: five guard-gated enclaves, TPC Summerlin golf, Clark County's top-rated middle school, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, with zero state income tax. Ten sourced reasons follow.
TPC Summerlin — PGA Tour golf adjacent
Canyon Fairways homeowners walk to a Tour-caliber championship course — the annual Shriners Children's Open venue. No other Summerlin village offers this.
Howard Hughes Corporation
Five guard-gated enclaves — choose your tier
From Aventura at $800K to Bellacere at $4M+ — more guard-gated optionality in one village than anywhere else in Summerlin North.
Community plan record
Sig Rogich Middle School (10/10)
Arguably Clark County's best public middle school is the zoned campus for the entire village — a school anchor that supports long-term resale.
GreatSchools.org
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs through market cycles.
NRS 361.471
Summerlin's 200+ mile trail network
The village connects to Summerlin's comprehensive multi-use trail system with routes toward Red Rock Canyon.
Howard Hughes Corporation
The move-up path — unique to The Canyons
Start non-gated at $500K, move into a guard gate later. Same schools, same community — no relocation cost.
Community plan record
Bellacere — custom estate scarcity
Bellacere's large-lot custom estate section is one of Summerlin's rarest addresses — $1.5M–$4M+ properties that trade infrequently.
Community plan record
Downtown Summerlin ten minutes away
The west valley's premier retail, dining, and events hub — Las Vegas Ballpark, farmers markets, and 125+ shops within an easy drive.
Howard Hughes Corporation
Red Rock Canyon twenty minutes west
The Mojave's 195,000-acre National Conservation Area, managed by the Bureau of Land Management, is the village's outdoor backyard.
Bureau of Land Management
New Construction
Who Builds New Homes in and Around The Canyons Summerlin?
The Canyons is largely a resale market — its 3,000+ homes were built in the decade after the 1996 groundbreaking, and custom infill lots exist only inside Bellacere. Buyers wanting move-in-ready new construction look to newer Summerlin West villages where Toll Brothers and others remain active; incentives change monthly.
Luxury & Move-Up
Toll Brothers
Closest luxury new-build profile to Bellacere and Eagle Rock
Family & Mid-Market
Lennar
Broadest Summerlin-area new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Canyons resale
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing Canyons non-gated
Family
Richmond American
Value-oriented new builds for Canyons non-gated comparisons
Outdoor Recreation
What Outdoor Amenities Does The Canyons Summerlin Offer?
TPC Summerlin, Cottonwood Canyon Park, and direct access to Summerlin's 200+ mile trail network — The Canyons delivers the valley's most complete outdoor lifestyle package. According to the Howard Hughes Corporation, Summerlin's trail system connects villages throughout the master plan and reaches toward Red Rock Canyon, accessible through 300 days of annual sunshine.
ADJACENT
TPC Summerlin
~200 acresPGA Tour golfMembers + public events
The championship course that hosts the PGA Tour's Shriners Children's Open each fall. Canyon Fairways homeowners have the closest residential access; the course also offers public tee times outside tournament weeks.
IN-VILLAGE
Cottonwood Canyon Park
~10 acresPlayground · Trails · PicnicFree
The village's neighborhood park hub — playground, walking trails, picnic areas, open fields, and basketball courts threading through Summerlin North.
THROUGHOUT
Summerlin Trail Network
200+ milesMulti-use trails · BikingFree
Paved multi-use trails run through and around The Canyons, connecting to the broader Summerlin trail system that stretches west toward Red Rock Canyon. Dog-friendly and lit in main sections.
10 MIN
Downtown Summerlin
Open-air districtShopping · Dining · EventsFree
The west valley's lifestyle hub — 125+ shops and restaurants, Las Vegas Ballpark, seasonal farmers markets, and events across the year. The Canyons' closest commercial anchor.
20 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature National Conservation Area — the 13-mile scenic loop, world-class rock climbing at Calico Hills, and dozens of desert hiking trails managed by the Bureau of Land Management.
15 MIN
Bear's Best Las Vegas
18 holesPublic golfPublic tee times
Jack Nicklaus signature public course featuring replicas of his most famous holes from around the world — a complement to TPC Summerlin for golf-focused Canyons buyers.
10 MIN
Las Vegas Ballpark
AAA stadiumLas Vegas Aviators gamesTicketed
Home of the Las Vegas Aviators (Oakland Athletics AAA affiliate) in the heart of Downtown Summerlin — easy family evening outings from The Canyons.
12 MIN
Summerlin Hospital Medical Center
Full-service hospitalHealthcareN/A
The west valley's primary hospital — a practical amenity that many Canyons buyers, especially those with families or health considerations, factor into their location decision.
The Canyons Lifestyle
What Does a Weekend in The Canyons Summerlin Look Like?
Morning rounds at TPC Summerlin or a trail run through the village's connected path network, afternoon errands at Downtown Summerlin ten minutes away, and evenings with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management twenty minutes west when you want bigger adventure.
3,000+Homes in the Village
5Guard-Gated Enclaves
200+Miles of Summerlin Trails
20 minTo the Strip
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Canyons Summerlin Homes This Weekend?
Non-gated Canyons neighborhoods show conventionally on weekends; guard-gated enclave open houses require pre-coordination with each enclave's staffed gate. Set up instant alerts to get notified the moment a Canyons home schedules an open house — or browse every active listing now and let us arrange private, gate-cleared showings across any of the five enclaves.
Quick Answer
What does an HOA cost in The Canyons Summerlin?
HOA fees in The Canyons range from roughly $100 per month in the non-gated neighborhoods to $800 per month in the premier guard-gated enclaves like Bellacere and Eagle Rock. Every Canyons home pays a Summerlin community association base fee covering trail access, parks, and village-wide amenities. Guard-gated enclaves add a sub-association layer for 24-hour staffed entry, security patrols, and enclave common areas — the combined total determines your actual monthly cost. Always request the full resale disclosure package — current dues, reserve study, and any pending special assessments — early in escrow.
Moving to The Canyons Summerlin
Should I Move to The Canyons Summerlin?
California households relocating from the Bay Area and Southern California are reaching The Canyons every month — guard-gated Summerlin living attainable twenty minutes from the Strip. California's top income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero, and The Canyons spans $500,000 to $4M+ to match any buyer's tier.
Why California Buyers Are Choosing The Canyons
The tax math is decisive: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $41,000 per year in state income taxes alone. The Canyons adds what coastal communities can't match: five guard-gated enclaves across a $500K–$4M+ price spectrum, TPC Summerlin PGA Tour golf steps away at Canyon Fairways, and Nevada's 3% annual property-tax cap under NRS 361.471 protecting long-run ownership costs.
At a $1.5 million California budget, buyers are looking at an aging mid-century home on a modest lot with no gate. That same budget in The Canyons secures a semi-custom estate in Eagle Rock or The Palisades behind a 24-hour staffed gate — often with mountain views and Red Rock Canyon twenty minutes away — ten minutes from Downtown Summerlin and twenty from the Strip.
According to Las Vegas REALTORS, The Canyons area (ZIPs 89134/89144) reflects the Summerlin North premium — with the community's own range spanning $500,000 to $4M+. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data lets you benchmark area safety, and the Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area twenty minutes west.
The Canyons runs on a professional and executive economy: community demographics show average household income above $165,000 per the community record, with homeownership at 86%. The Downtown Summerlin corporate and retail corridor sits ten minutes away, Summerlin Hospital Medical Center is close by, and the Strip's resort employment core is about twenty minutes east — the village's Summerlin North location gives residents outstanding valley-wide reach.
Cost of Living Snapshot — The Canyons vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest: guard-gated semi-custom homes starting at $800K in The Canyons versus $2.5M+ for comparable gated product in the Los Angeles metro.
| Metric | The Canyons, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Entry | ~$800K (Canyon Fairways / Aventura) | $2.5M+ (gated Westside) |
| Ultra-Luxury Estate | $1.5M–$4M+ (Bellacere) | $5M+ (comparable gated) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1%+ |
| Airport Commute | ~25 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
The Canyons Rental Market — Rent vs. Own
Long-term executive leases exist in The Canyons but are relatively scarce — 86% of households own per community records, and guard-gated enclaves prioritize owner-occupancy. Non-gated Canyons homes occasionally surface as executive rentals. Short-term rentals are regulated by the City of Las Vegas and further restricted by enclave CC&Rs — never underwrite vacation-rental income on a Canyons purchase without reading the governing documents first.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to The Canyons? Our team specializes in out-of-state relocation — virtual tours of all five guard-gated enclaves, gate-access coordination, off-market access to Bellacere estate listings, and closing coordination without repeated trips to Las Vegas.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to The Canyons Summerlin in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Canyons buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your enclave and set a realistic budget
Decide which Canyons you're buying: $500K non-gated, $800K guard-gated (Aventura/Canyon Fairways), $1M+ semi-custom (Eagle Rock/Palisades), or $1.5M+ custom (Bellacere). Each carries different HOA tiers and financing requirements.
Get pre-approved — tier-aware
Non-gated and entry guard-gated homes finance conventionally; Eagle Rock, Palisades, and Bellacere estates often exceed the conforming limit and need jumbo pre-approval with reserves. Get this in hand before requesting enclave gate access.
Hire a Canyons specialist
Five guard-gated enclaves with different characters, lot types, and HOA structures requires deep local knowledge. Our agents track every enclave, know which streets have golf-frontage lots, and coordinate gate access across all five.
Tour in person or virtually
Non-gated tours are conventional; guard-gated enclave tours require advance gate clearance — we coordinate this with typical same-day notice. Virtual tours work well for out-of-state buyers comparing multiple enclaves in a single session.
Write and negotiate your offer
Cash is common in Bellacere and at the upper Eagle Rock tier; conventional buyers compete with clean pre-approvals. Ask us where each seller actually stands — pricing, motivation, and days on market vary dramatically by enclave.
Inspection, HOA docs, and due diligence
Order the enclave resale package early: dues, reserves, assessment history, and CC&Rs. Confirm the exact HOA tier combination (Summerlin community + enclave sub-association) so there are no surprises at closing.
Clear conditions and fund
Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. Jumbo appraisals at Bellacere can extend the timeline if true comparable sales are scarce — discuss appraisal contingency language with your agent.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register your gate transponder with the enclave association, then handle the Nevada DMV — driver's license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives The Canyons Economy?
The Canyons runs on a professional and executive economy — average household income above $165,000 per the community record. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and Summerlin North's position between the Strip employment core and the Downtown Summerlin corporate corridor gives Canyons residents outstanding employment radius.
$165,000+Avg household income, The CanyonsNREG community plan record
86%Owner-occupied householdsCommunity plan record
10 minTo Downtown Summerlin corporate corridorOffices, retail employment hub
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Canyons-Area Employers
- Downtown Summerlin corporate and retail corridorOffice space, headquarter operations, and the west side's largest retail employment hub, ten minutes from The Canyons
- Summerlin Hospital Medical CenterFull-service hospital and medical office campus — a major west-valley healthcare employer
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border — about twelve minutes from The Canyons
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (west region)Sig Rogich MS, Bonner Elementary, Palo Verde HS, and adjacent campuses — a significant local employer
- Howard Hughes Corporation (Summerlin operations)Ongoing master-plan development and community management operations centered in the Summerlin corporate campus
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Canyons Compare to Summerlin, The Ridges & Queensridge?
If you're weighing The Canyons against comparable luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Canyons wins on school quality and golf lifestyle, The Ridges on ultra-luxury exclusivity, Queensridge on centrality — sources are LVR, the U.S. Census, and GreatSchools.
| Metric | The Canyons | Summerlin | The Ridges | Queensridge |
|---|---|---|---|---|
| Price Range | $500K–$4M+ (5 enclaves) | $450K–$5M+ | $2M–$10M+ | $800K–$5M+ |
| Guard-Gated Enclaves | 5 distinct enclaves | Multiple (select villages) | 1 (entire community) | 1 + towers |
| PGA Tour Golf | TPC Summerlin adjacent (Canyon Fairways) | Multiple public/private | No course (trail access) | Angel Park adjacent |
| Middle School | Sig Rogich 10/10 | Multiple 7–10/10 | Sig Rogich 10/10 | Canarelli 7/10 |
| Population | 8,500+ (village) | ~127,000 (master plan) | ~1,500 (est.) | ~2,800 (enclave) |
| Distance to Strip | ~20 min | ~20–30 min | ~25 min | ~15 min |
| New Construction | Limited infill only | Very High (Summerlin West) | No (built out) | None (built out) |
| Best For | Golf · Schools · Enclave Range | Selection · Outdoor · Lifestyle | Ultra-Luxury · Exclusivity | Centrality · Gates · Towers |
Sources: Las Vegas REALTORS, GreatSchools, U.S. Census QuickFacts. Community population figures are plan-record estimates; citywide figures from U.S. Census. Last updated June 2026.
Cost of Ownership
What Will The Canyons Summerlin Cost You Each Month?
A $900,000 Canyon Fairways or Aventura purchase runs about $6,700 monthly with 10% down at 7% per Freddie Mac's rate survey — including HOA dues for both the Summerlin community association and the enclave sub-association. The tabs below model your payment, compare renting, and break down association tiers across all five enclaves.
Payment Estimator
Estimate Your Canyons Payment
$6,534
Estimated Monthly Payment
- Principal & Interest$5,389
- Property Tax$458
- Insurance$150
- HOA$200
- PMI$338
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 The Canyons Summerlin right now?
Rental supply inside the guard-gated enclaves is thin — 86% of Canyons households own — so executive leases command strong pricing when they surface. For 5+ year holds in a Summerlin North village with a 10/10 middle school anchor, the ownership math tilts decisively.
OWN (10% DOWN, 7%)
$6,860 / mo
- Principal & Interest
- $5,390
- Property Tax (~0.6%)
- $450
- Homeowners Insurance
- $180
- HOA (Summerlin + enclave sub-association)
- $500
- PMI (10% down)
- $340
5-year net cost:~$215,000
Equity built:~$280,000
RENT (MODELED EXECUTIVE LEASE)
$4,800 / mo
- Executive-Home Lease (modeled)
- $4,800
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$312,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $900K Canyon Fairways or Aventura home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner builds roughly $280,000 in equity (including the down payment) while the renter builds none. School-quality-anchored Summerlin North appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $500/mo blended HOA, modeled $4,800 executive lease.
HOA Fees by Community
HOA Fees by Enclave Tier
Every Canyons home pays both the Summerlin community association base fee and an enclave sub-association fee (for guard-gated homes). The combined total is what matters for carrying cost comparisons — not the lower number alone.
Non-Gated Neighborhoods
~$100–$200 / mo
Summerlin community base fee
~$100–$200
Includes:
Trail network access, community parks, village amenities, and Summerlin master plan services
Guard-Gated Enclaves
$300–$800 / mo (combined)
Aventura + Canyon Fairways (entry)
$300–$500 combined
Includes:
Summerlin base + enclave sub-association: 24-hour staffed gate, patrols, enclave common areas
Eagle Rock + The Palisades (mid-tier)
$400–$600 combined
Includes:
Summerlin base + enclave sub-association: gate, patrols, larger enclave maintenance scope
Bellacere (ultra-luxury)
$500–$800 combined
Includes:
Summerlin base + Bellacere sub-association covering premium estate common areas and security
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues for BOTH associations, reserve study, assessment history, CC&Rs, and gate/visitor policies
Transfer & capital fees
Varies by enclave
Includes:
One-time charges at closing for both the Summerlin community and the enclave sub-association — price into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Canyons Summerlin?
The 215 Beltway and Summerlin Parkway are minutes from The Canyons' eastern and southern edges, connecting the village to every major corridor in the Las Vegas Valley. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Canyons destinations beat that comfortably.
Drive Times from The Canyons Summerlin
- ~10 minDowntown Summerlin (shopping & dining)Village Center Dr to Downtown Summerlin Blvd
- ~12 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minRed Rock Canyon Visitor CenterW Charleston Blvd west
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east from Summerlin Pkwy
- ~25 minHarry Reid Intl AirportI-215 south → I-15 south
- ~35 minHendersonI-215 south → I-515 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 The Canyons Summerlin?
Most Canyons purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — common in Bellacere and upper Eagle Rock — close in 7 to 14 days. Guard-gated purchases add HOA document review for both the Summerlin association and the enclave sub-association; jumbo Bellacere loans sometimes extend the timeline when comparables are scarce.
Quick Answer
What down payment do you need to buy in The Canyons Summerlin?
Down payment requirements scale with the enclave. Non-gated and Aventura/Canyon Fairways homes in the $500K–$1M range can finance conventionally with 5–10% down — on a $900,000 Canyon Fairways home, plan $45,000 to $90,000. Eagle Rock, Palisades, and Bellacere estates frequently exceed the conforming loan limit and require jumbo financing, where lenders want 20–25% down plus six months of reserves. VA loans allow 0% for eligible veterans at any price. Get pre-approved for the specific tier and loan type before touring guard-gated enclaves.
The Canyons FAQ — 18 Answers
What Do The Canyons Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Canyons Summerlin?
The Canyons area median runs around $549,999 per Las Vegas REALTORS MLS data for ZIPs 89134/89144. The community's own range is wider: $500,000 in non-gated neighborhoods to $4 million-plus for Bellacere custom estates. Canyon Fairways and Aventura guard gates start near $800,000; Eagle Rock and The Palisades begin around $1 million.
How many guard-gated enclaves are in The Canyons?
Five distinct guard-gated enclaves operate within The Canyons village: Bellacere (ultra-luxury custom estates from $1.5M+), Eagle Rock (luxury semi-custom from $1M), The Palisades (premium semi-custom from $1M), Canyon Fairways (golf-adjacent guard-gated from $800K), and Aventura (semi-custom entry to the gates from $800K). Each operates its own HOA with staffed 24-hour entry.
What is TPC Summerlin and why does it matter for buyers?
TPC Summerlin is a championship golf course at 1700 Village Center Circle and the permanent host of the PGA Tour Shriners Children's Open each fall. Canyon Fairways sits adjacent, giving those residents golf-frontage living steps from a Tour-caliber layout. Even buyers outside Canyon Fairways enjoy the prestige address — the course puts The Canyons on the national real estate map in a way few Summerlin villages can match.
What are property taxes like in The Canyons Summerlin?
Nevada's effective property tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On an $800,000 Canyon Fairways home that means approximately $4,000–$5,600 per year — a fraction of what a comparable guard-gated home carries in California, where effective rates often exceed 1.1% without a meaningful cap.
Is The Canyons good for families?
Yes — The Canyons is among Summerlin's strongest villages for families. John W. Bonner Elementary rates 9/10 and Sig Rogich Middle School is a perfect 10/10 per GreatSchools. Palo Verde High School (8/10) is the zoned public high school. The Meadows School (PreK–12) and Bishop Gorman High School are nearby private options. Verify zoning for any specific address before you write an offer.
What HOA fees should I expect in The Canyons?
HOA fees in The Canyons range from $100 to $800 per month depending on neighborhood type and sub-association. Non-gated neighborhoods typically fall toward the lower end — covering Summerlin community amenities and trail access. Guard-gated enclaves like Bellacere and Eagle Rock run higher, covering 24-hour staffed entry, security patrols, perimeter walls, and community common areas. Always request the full resale package — dues, reserves, and assessment history — early in escrow.
How does Nevada's tax climate compare to California for Canyons buyers?
Nevada levies zero state income tax versus California's top marginal rate of 13.3% per the California Franchise Tax Board. A household earning $400,000 saves roughly $41,000 annually in state taxes alone after moving from California to The Canyons. Combined with Nevada's 0.5–0.7% effective property tax rate capped at 3% annual growth for primary residences under NRS 361.471, the long-run carrying cost advantage over a comparable California guard-gated home is substantial.
What is the difference between Bellacere and Canyon Fairways?
Bellacere is The Canyons' pinnacle enclave — full custom and semi-custom estates from $1.5M to $5M+ on large lots with Red Rock Canyon views, no golf adjacency. Canyon Fairways is a guard-gated community adjacent to TPC Summerlin, the PGA Tour venue, with semi-custom homes from $800K to $2M+ and golf-frontage lots available. Buyers who prioritize estate scale and views choose Bellacere; buyers who want to walk to a Tour-caliber course choose Canyon Fairways.
Is there new construction available in The Canyons?
The Canyons is largely a resale market — the village has been building since 1996 and its five guard-gated enclaves are substantially built out. Some infill custom opportunities exist, particularly in Bellacere, where estate-scale lots occasionally become available. Buyers wanting new production homes within Summerlin typically look at newer western villages 10–15 minutes away, where Toll Brothers and other builders are actively selling move-up product.
What is the average days on market in The Canyons?
Homes in the 89134 and 89144 ZIP codes — which cover The Canyons and adjacent Summerlin North areas — have averaged around 22 days from list to accepted offer per Las Vegas REALTORS data. Guard-gated luxury estates in Bellacere and Eagle Rock can take longer given their higher price points and narrower buyer pools. Canyon Fairways and Aventura homes in the $800K–$1.5M range typically sell closer to the area benchmark.
Can I find homes in The Canyons under $600K?
Yes — The Canyons' non-gated neighborhoods are one of the few places in Summerlin where buyers can find established homes in the $500K–$650K range with excellent school zoning. These neighborhoods share the village's infrastructure, trail access, and CCSD school assignments with the guard-gated enclaves. For families priced out of Bellacere or Eagle Rock, the non-gated sections offer an authentic Canyons address without the $800K+ guard-gate premium.
What schools serve The Canyons in Summerlin?
The Canyons is served by some of Clark County's highest-rated public schools: John W. Bonner Elementary (9/10 per GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per the Clark County School District. Private options include The Meadows School (PreK–12, adjacent), Bishop Gorman High School, and the Alexander Dawson School. Verify the zoning for your specific address through CCSD before writing an offer.
How safe is The Canyons Summerlin?
The Canyons layers Summerlin's community-wide safety record with guard-gate security inside its five enclaves: 24-hour staffed entry, perimeter walls, and security patrols at Bellacere, Eagle Rock, The Palisades, Canyon Fairways, and Aventura. The non-gated village neighborhoods carry the low-incident profile typical of established Summerlin residential streets. Benchmark the surrounding 89134/89144 corridors through FBI Uniform Crime Reporting data during your due diligence.
What is the move-up path within The Canyons?
The Canyons offers a rare intra-village move-up path: buyers can start in a non-gated neighborhood at $500K–$650K with the same school zoning and community amenities, then move up to Aventura or Canyon Fairways (from $800K) or further to Eagle Rock and The Palisades (from $1M) without changing school assignments or neighborhoods. This continuity is unusual in Summerlin — most villages don't bridge the non-gated and guard-gated tiers this cleanly.
Can Nevada Real Estate Group help me buy or sell in The Canyons?
Yes — Nevada Real Estate Group is the #1 real estate team in Nevada with 9,600+ closed transactions and $4.85B+ in total volume. Our agents know every enclave in The Canyons, from Bellacere's estate lots to Canyon Fairways' golf-frontage homes, and we coordinate gate access for all five guard-gated communities. Call (702) 637-1759 or submit your details above and a Canyons specialist will reach out within the hour.
What down payment do you need to buy in The Canyons Summerlin?
Down payment requirements depend heavily on which Canyons enclave you target. Non-gated and Aventura/Canyon Fairways homes in the $500K–$1M range can finance conventionally with as little as 5–10% down — on an $800,000 home, that is $40,000 to $80,000. Eagle Rock, Palisades, and Bellacere estates often exceed the conforming loan limit and require jumbo financing, where lenders typically want 20–25% down plus six months of reserves. VA loans allow 0% down for eligible veterans regardless of price. Get pre-approved before touring guard-gated enclaves so gate-clearance requests reflect your actual buying power.
What does an HOA cost in The Canyons Summerlin?
HOA fees in The Canyons range from roughly $100 per month in the non-gated neighborhoods up to $800 per month in the premier guard-gated enclaves. The Summerlin community association base fee covers trail access, parks, and community-wide amenities for all residents. Guard-gated enclaves like Bellacere, Eagle Rock, and Canyon Fairways add a sub-association layer covering 24-hour staffed entry, security patrols, and enclave-level common areas. Always request the full resale disclosure package — current dues, reserve funding level, and any pending special assessments — early in escrow.
How long does it take to close on a home in The Canyons Summerlin?
Most Canyons purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — common in Bellacere and at the upper Palisades tier — can close in as few as 7 to 14 days. Financed purchases in the guard-gated enclaves add HOA document review time, and jumbo loans on estate properties sometimes require additional appraisal time given the limited comparable pool. Non-gated neighborhood purchases on conventional financing typically close closest to the 30-day mark.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Canyons Summerlin?
These are the queries Canyons buyers actually type into Google and AI assistants — answered with specifics you can verify: enclave data from Las Vegas REALTORS, school ratings from GreatSchools, and community facts from the Howard Hughes Corporation plan record.
What is the difference between The Canyons and The Ridges in Summerlin?
The Ridges is Summerlin's ultra-luxury single-enclave village starting from $2M+, focused entirely on the high end with Red Rock views. The Canyons is Summerlin's most diverse village — five guard-gated enclaves from $800K to $4M+ plus non-gated neighborhoods from $500K, with TPC Summerlin golf and a 10/10 middle school. The Ridges delivers maximum exclusivity; The Canyons delivers maximum optionality.
Is Canyon Fairways guard-gated?
Yes — Canyon Fairways is one of five guard-gated enclaves inside The Canyons Summerlin, with 24-hour staffed entry. It is the enclave with the most direct access to TPC Summerlin, the PGA Tour's Shriners Children's Open venue, making it the village's premier golf-lifestyle address.
What makes Bellacere special?
Bellacere is The Canyons' pinnacle guard-gated enclave — full custom and semi-custom estates on large lots with Red Rock Canyon and valley views, starting from roughly $1.5M. It is Summerlin's alternative to The Ridges for buyers who want custom estate scale and privacy but want it in a village with strong school zoning and five-enclave community infrastructure around them.
Can kids walk to school from The Canyons?
Some non-gated Canyons neighborhoods are within safe walking or biking distance of Bonner Elementary. Sig Rogich Middle School and Palo Verde High School are a short drive. Alexander Dawson School and other private options are 10–15 minutes away. Verify walkability for the specific address — guard-gated enclave locations vary in distance to campus.
Is TPC Summerlin open to the public?
TPC Summerlin is a private club with limited public tee times available outside of tournament periods. Canyon Fairways homeowners have the most convenient residential access. During the PGA Tour Shriners Children's Open each fall, the course hosts tens of thousands of spectators — a community event that Canyon Fairways residents experience steps from their front door.
How does The Canyons compare to Queensridge for luxury buyers?
The Canyons wins on school quality (Sig Rogich 10/10 vs Canarelli 7/10), golf lifestyle (TPC Summerlin adjacent), and enclave diversity (five options vs one gate). Queensridge wins on centrality (fifteen minutes to the Strip vs twenty) and the unique One Queensridge Place tower option. Most luxury buyers choose based on whether they prioritize school zoning and golf versus a shorter drive to the Strip.
What are the best streets in The Canyons for mountain views?
Elevated lots within Bellacere and Eagle Rock offer the strongest Red Rock Canyon and Spring Mountains views. The Palisades also has elevated sections with valley view potential. Specific lot position matters significantly at the estate tier — our agents track which streets and lot orientations deliver genuine sunrise Red Rock views versus partial or obscured sightlines.
Is The Canyons Summerlin a good investment?
The Canyons has several structural investment supports: a 10/10 middle school anchor (Sig Rogich), TPC Summerlin golf adjacency, a Howard Hughes Corporation master plan with active community investment, and Nevada's 3% property-tax cap under NRS 361.471. Five guard-gated enclaves across a $500K–$4M+ price spectrum mean the village is unlikely to be disrupted by a single luxury cycle. Consult your tax and financial advisor for personalized return analysis.
Client Stories
What Do The Canyons Buyers and Sellers Say About NREG?
4.9 / 5 from 9,061+ verified reviews
Nevada Real Estate Group has represented buyers and sellers across all five guard-gated enclaves in The Canyons Summerlin — from Aventura's $800K entry point to Bellacere's $4M+ custom estates — with 9,600+ total closed transactions statewide and 9,061+ verified five-star reviews on Google, Zillow, and FastExpert. Select client stories below.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct enclave knowledge across all five Canyons guard-gated communities, TPC Summerlin golf-frontage expertise, 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 from Aventura's $800K entry level to Bellacere's $4M+ custom estates — the depth behind the team's #1 ranking in Nevada.
#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 Canyons Summerlin Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in a five-enclave village like The Canyons, knowing Bellacere from Canyon Fairways and coordinating gate access across all five enclaves is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of The Canyons Summerlin?
Compare The Canyons with neighboring Summerlin villages and major market hubs — ranging from The Hills at $500K–$900K to Red Rock Country Club from $1.2M. Each card pairs the drive time with price positioning so you can judge whether a different address actually buys you more home for the money.
A–Z INDEX
Which The Canyons Enclaves Can You Explore A–Z?
Five guard-gated enclaves — Aventura, Bellacere, Canyon Fairways, Eagle Rock, and The Palisades — plus established non-gated neighborhoods spanning $500K to $4M+ make up The Canyons village. Entries are indexed alphabetically for quick orientation; our team can pull current listings, HOA documents, and gate-clearance arrangements for any enclave on request.
A
- Aventura (guard-gated)
B
- Bellacere (ultra-luxury guard-gated)
C
- Canyon Fairways (TPC golf-adjacent guard-gated)
E
- Eagle Rock (guard-gated luxury)
N
- Non-Gated Canyons Neighborhoods
T
- The Palisades (premium guard-gated)
- The Hills (adjacent village)
- The Trails (adjacent village)
KEEP LEARNING
What Else Should You Read About The Canyons Summerlin?
These guides extend the research most Canyons buyers do next — the full Summerlin market context, luxury guard-gated comparisons across the valley, and the Las Vegas market overview — each written from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum is in 2026.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How Summerlin's guard-gated villages — including The Canyons — compare to Henderson's luxury addresses.
Read →COMMUNITY HUB
Summerlin Community Hub
All 20+ Summerlin villages, master-plan data, and side-by-side village comparisons in one place.
Read →Sources & Methodology
Where Does This Canyons Summerlin Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed regularly. We present area ZIP code statistics (89134/89144) as benchmarks — never enclave-level claims — and omit sub-enclave medians where sample sizes are too small to be meaningful. 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 the 89134/89144 ZIP area covering The Canyons. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master-plan development data, village acreage, home counts, enclave structure, and trail network information. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Canyons village is not separately tabulated by the Census). census.gov/quickfacts
- Clark County School District (CCSD) — School zoning assignments, enrollment, and campus information for Canyons-area public schools. ccsd.net
- GreatSchools.org — K-12 school quality ratings including Sig Rogich MS (10/10), Bonner Elementary (9/10), and Palo Verde HS (8/10). greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIPs 89134/89144. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — the NV tax advantage cited throughout this page. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates and national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data — 20 minutes from The Canyons. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- California Franchise Tax Board — California's 13.3% top marginal state income-tax rate — the primary NV-vs-CA relocation comparison figure. ftb.ca.gov
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