8/10Red Rock Elementary
Zoned · Summerlin South (8 min)
K-5750 Students16:1
Summerlin, Las Vegas
The Hills South Homes For Sale
Nevada's #1 team for The Hills South real estate. Search guard-gated enclaves — Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — plus non-gated neighborhoods in this premier Summerlin South village.
AREA MEDIAN LIST (ZIP 89135)
$1.1M
LVR / GLVAR, June 2026
VILLAGE PRICE RANGE
$600K–$3M+
Community plan record
GUARD-GATED ENCLAVES
4
Howard Hughes Corporation plan
DAYS ON MARKET (AREA)
45
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About The Hills South at a Glance?
The Hills South spans 850 acres in Summerlin South (ZIP 89135) with 2,500-plus homes priced from $600K to $3M+ across four guard-gated enclaves — more gated options than any other Summerlin village — per Las Vegas REALTORS MLS data and Las Vegas city demographics per the U.S. Census. Five takeaways explain why.
- Four gates, one village: Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills each have 24-hour staffed gates — more gated options than any other Summerlin village.
- Golf-course adjacency: Tournament Hills and Country Club Hills sit adjacent to TPC Summerlin, the PGA Tour host course — a premium buyers pay at the $900K–$3M+ tier.
- Central Summerlin South location: Five minutes from Downtown Summerlin, twelve from Red Rock Canyon, twenty from the Strip — central without being on the far-western perimeter.
- Mature village character: 26 years of established landscaping and tree-lined streets since Howard Hughes Corporation broke ground in 1998 — newer villages cannot replicate this.
- Do your homework: Four separate sub-associations mean four different HOA structures ($200–$800/mo), so compare total carrying cost and resale packages before writing.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find The Hills South Homes for Sale?
The Hills South spans ZIP code 89135 within Summerlin South, carrying active listings across four guard-gated enclaves and non-gated neighborhoods according to Las Vegas REALTORS MLS data. The eight newest area listings appear below, refreshed daily from live GLVAR data, and every active Hills South listing is searchable in our live MLS portal filtered by ZIP 89135.
PRICE DISTRIBUTION
How Many The Hills South Homes Sell in Each Price Range?
The Hills South spans a broad price spectrum — from non-gated neighborhoods at $600K to golf-frontage estates above $3M. Across ZIP 89135 (Summerlin South), active inventory in June 2026 per Las Vegas REALTORS skews heavily to the $800K-plus tier, with guard-gated inventory concentrated between $900K and $3M. The counts below reflect the full Summerlin South ZIP area.
Browse The Hills South Listings
How Can You Find a The Hills South Home by Enclave, Lifestyle & Price?
The Hills South offers Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — four distinct guard-gated enclaves — plus non-gated neighborhoods from $600K. Each link below opens our live Summerlin South (ZIP 89135) MLS search, refreshed daily with active listings from Las Vegas REALTORS MLS feeds so you see current inventory.
Which Hills South Enclaves Should You Explore?
Four guard-gated enclaves plus a broader non-gated village — each card links to the most relevant hub or live search. Counts reflect active ZIP 89135 inventory by price band, not enclave-only totals.
Guard-Gated · Golf Adjacent · Custom Estates
Country Club Hills
Guard-Gated · TPC Summerlin FrontageTournament Hills
Guard-Gated · Established · Semi-CustomEagle Hills
Guard-Gated · Transitional · ViewsCorte Bella
Summerlin South · Value · Mature StreetsNon-Gated Neighborhoods
Summerlin North · Similar CharacterThe Hills (sister village)
Summerlin's Ultra-Luxury VillageThe Ridges (upgrade tier)
Guard-Gated Golf · Arnold Palmer CoursesRed Rock Country Club (adjacent)
By Property Type
Updated daily · 170 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Hills South Listings First?
Custom alerts by enclave, price band, beds, and gate community — no spam, unsubscribe anytime. With four guard-gated enclaves in one village and limited turnover at the $1M+ tier, the right Hills South home may appear once a quarter; alert subscribers see it within hours.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION8/10 
9/10
8/10
8/10
How Are the Schools for The Hills South?
Schools are the top reason buyers choose The Hills South: Sig Rogich Middle School earns 10/10 on GreatSchools — one of Nevada's highest public middle school ratings — and Palo Verde High earns 8/10. Private options including The Meadows School and Bishop Gorman are within twelve minutes. Cards below map each level.
8/10Top Rated
9/10
9/10Doral Academy Red Rock
Charter · Summerlin (7 min)
K-8900 Students18:1
9/10The Meadows School (Lower)
Private · west valley (12 min)
PreK-5300 Students8:1
8/10Coral Academy of Science
Charter · west campuses (12 min)
K-121300 Students18:1
8/10Overlook Elementary
Zoned · Summerlin South (10 min)
K-5700 Students16:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Hills South Families?
According to GreatSchools.org, The Hills South offers exceptional school access: Sig Rogich Middle School scores 10/10 — one of Nevada's top public middle schools — while Palo Verde High School earns 8/10. Bishop Gorman and The Meadows School anchor the private tier nearby. All ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich MS | Public (zoned) | 6-8 | 10/10 | Summerlin South · 10 min | $600,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 8 min | $600,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-8 | 9/10 | Summerlin · 7 min | $600,000+ |
| 4 | The Meadows School | Private | PreK-12 | A+ | West valley · 12 min | $600,000+ |
| 5 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $600,000+ |
SAFETY & CRIME
Is The Hills South Safe?
Direct Answer
Yes — by layered design. The Hills South runs four separately staffed guard gates, perimeter walls, 24-hour security patrols, and controlled vehicle access on top of Las Vegas Metropolitan Police Department coverage. Inside any enclave, typical incidents are minor property matters. Verify the broader ZIP 89135 area through FBI Uniform Crime Reporting data.
- Separate 24-hour staffed guard gatesCountry Club Hills, Eagle Hills, Corte Bella, Tournament Hills
- Roving security across all enclavesHOA-funded per the community plan
- Las Vegas Metro Police jurisdictionMetro coverage outside the gates
- Perimeter walls and controlled accessEvery visitor verified at entry
What Buyers Should Know
The Hills South benefits from four separately controlled security perimeters — one for each guard-gated enclave — which means no single gate failure compromises the entire village. Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills each maintain their own access lists, 24-hour staffing, and security patrol protocols, creating layered defense that individual gated communities rarely achieve.
The surrounding Summerlin South corridor (ZIP 89135) is one of the Las Vegas Valley's lowest-incident areas: established owner-occupant neighborhoods, direct LVMPD presence, and the community-watch culture that comes with a high homeownership rate of 88%. Buyers can verify the broader area statistics through FBI UCR-based tools before writing an offer.
For families, the security picture translates into quiet streets without through-traffic — every vehicle inside any of the four enclaves passed a staffed gate — giving children the freedom to move around neighborhoods safely. The school-zoning draw (Sig Rogich 10/10, Palo Verde 8/10) pairs directly with this security environment.
Sources: FBI Uniform Crime Reporting (latest available data), Las Vegas Metropolitan Police Department. Community security details per the association plan record and NREG local knowledge. Last updated June 2026.
Living In
What's It Like Living in The Hills South, Summerlin?
The Answer
Living in The Hills South means four guard-gated enclaves, TPC Summerlin golf adjacency, and a five-minute drive to Downtown Summerlin — master-planned by Howard Hughes Corporation across 850 acres established in 1998. Top school zoning includes Sig Rogich Middle (10/10) and Palo Verde High (8/10); Red Rock Canyon is twelve minutes west.
What is The Hills South known for?
The Hills South is known for its four separate guard-gated enclaves within one Summerlin village — Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — combined with TPC Summerlin golf proximity, top CCSD school zoning, and 26 years of mature Summerlin landscaping.
Who should live in The Hills South?
Luxury buyers who want genuine guard-gate security without The Ridges price tag, families targeting Sig Rogich and Palo Verde zoning, golf enthusiasts wanting TPC Summerlin adjacency, and California relocators who want the Summerlin brand with zero Nevada income tax.
What is daily life like?
Morning walks on Summerlin trail network access, rounds at TPC Summerlin or Red Rock Country Club, shopping and dining at Downtown Summerlin five minutes away, and evenings with Red Rock Canyon on the western horizon.
Location
Where Is The Hills South
The Hills South sits in Summerlin South (ZIP 89135), bounded roughly by Desert Foothills Drive to the west and Sahara Avenue to the south, adjacent to TPC Summerlin and Red Rock Country Club. Part of the Howard Hughes Corporation master plan, approximately 850 acres.
Downtown Summerlin
5
Min
Red Rock Canyon
12
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
The Hills South
At a Glance$1,100,000
Area Median List Price (ZIP 89135)
$600K–$3M+
Village Price Range
4
Guard-Gated Enclaves
45
Days on Market (Area)
- Setting
- Master-planned luxury village within Summerlin
- Acreage
- 850 acres
- Homes
- 2,500+
- Established
- 1998
- Developer
- Howard Hughes Corporation
- Guard-Gated Enclaves
- 4 (Country Club Hills, Eagle Hills, Corte Bella, Tournament Hills)
- Gate
- 24-hour staffed, all four enclaves
- HOA
- $200–$800/mo (varies by neighborhood)
- Schools
- CCSD top performers + private options nearby
- Golf
- TPC Summerlin adjacent · Red Rock CC nearby
- Sunshine
- 300 days/year
- Distance to Downtown Summerlin
- ~5 min
LIVABILITY REPORT CARD
How Does The Hills South Score?
The Hills South earns top marks for schools, safety, and Summerlin lifestyle access — with honest trade-offs on HOA complexity across four separate sub-associations. Below is our category-by-category report card, the same six factors our agents walk through with every relocating buyer before a first gated tour.
Grade A: Safety
Four 24-hour staffed gates, perimeter walls, security patrols, and CCSD-zone streets — multi-layer security across all four enclaves.
Grade A: Schools
Sig Rogich Middle School (10/10) and Palo Verde High School (8/10) per GreatSchools, with The Meadows School and Bishop Gorman private options nearby.
Grade B: Cost of Living
Guard-gated entry from ~$900K plus $400–$800 monthly HOA is a luxury proposition — though far below comparable Southern California gated estates.
Grade A: Amenities
TPC Summerlin and Red Rock Country Club golf adjacent, Downtown Summerlin five minutes away, 150+ miles of Summerlin trail network access.
Grade A+: Outdoor Access
Red Rock Canyon twelve minutes west, Summerlin trail system at the doorstep, Spring Mountains a forty-minute drive for skiing and hiking.
Grade A: Commute
Central Summerlin South location — five minutes to Downtown Summerlin, twenty to the Strip, thirty to Harry Reid Airport via the 215.
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 Hills South a good place to live?
Yes — particularly if top CCSD school zoning, genuine guard-gate security, and the Summerlin lifestyle are your priorities. The Hills South combines four separate guard-gated enclaves, TPC Summerlin golf adjacency, and 26 years of mature landscaping with a five-minute drive to Downtown Summerlin and twelve minutes to Red Rock Canyon. The trade-offs are real — HOA structures vary across four sub-associations ($200–$800/mo), and guard-gated pricing starts near $900K — but for buyers who want the Summerlin address without The Ridges price tag, few villages compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Hills South?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing The Hills South — the parent city holds 656,274 residents with a median household income of $66,820. Inside the village, community records show roughly 7,000-plus residents across 2,500-plus households, a median age near 45, and average household income above $175,000.
The Census does not tabulate individual Summerlin villages, so citywide figures are the statistical backdrop — presented honestly. Within the village, our closing data shows executives and professionals who chose Summerlin South for the school zoning, California relocators attracted by zero Nevada income tax, golf-enthusiast buyers near TPC Summerlin, and families in the non-gated neighborhoods targeting Sig Rogich Middle School.
7,000+
vs Las Vegas 656,274
~45
vs Clark Co 38
$175,000+
vs Clark Co median $74,007
88%
vs Clark Co 59%
2,500+
vs Clark Co ~860,000
$900K+
vs Clark Co value $391K
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (The Hills South is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is The Hills South Area Growing?
The Hills South is substantially built out — 2,500-plus homes across 850 acres since the late 1990s, with growth happening through remodels and rebuilds rather than raw rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin South corridor remains among the most sought-after in the Las Vegas Valley.
656,274Las Vegas residents (Census)
2,500+The Hills South homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside The Hills South, growth is structurally limited by the master plan boundaries — 2,500-plus homes on 850 acres is effectively the permanent count, which is the scarcity argument for ownership here. Surrounding Summerlin South continues to attract high-income households from California and across the country, keeping demand strong relative to the finite supply within the village.
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 Hills South Score for Livability?
The Hills South scores highest on schools, safety, and outdoor access: four 24-hour staffed gates, Sig Rogich Middle at 10/10, and Red Rock Canyon twelve minutes west. The honest trade-offs are HOA complexity across four sub-associations and entry pricing at the guard-gated tier from $900K-plus. Six categories below, benchmarked to Census, GreatSchools, and FBI data.
- 90A
Overall Livability
- 92A
Schools (CCSD + private)
- 90A
Safety (multi-gated)
- 55C+
Cost of Living
- 88B+
Amenities
- 94A
Outdoor Access
MARKET TRENDS · LAST 12 MONTHS
How Is The Hills South 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 Hills South trades against. ZIP 89135 (Summerlin South) data provides a closer proxy: area median near $1.1 million, 45 median days on market.
Median List Price
$1.1M area median (ZIP 89135), reflecting Summerlin South luxury pricing
vs May 2025
Source: Las Vegas REALTORS
Days on Market
45 median days in the Summerlin South luxury tier; guard-gated estates at $2M+ trade slower
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Steady absorption across 89135 per LVR; The Hills South itself trades dozens of homes annually
vs May 2025
Source: Las Vegas REALTORS
The long view: The Hills South'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.
45
DAYS ON MARKET (AREA)
$1.1M
AREA MEDIAN LIST
2,500+
HOMES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME
FOUR GATED ENCLAVES
Get matched with a
Hills South specialist.
Market Competitiveness
How Competitive Is The Hills South Market Right Now?
The Hills South is a selective luxury market — homes at the non-gated $600K–$800K tier move faster, while the guard-gated $1M+ enclaves reward patience and precision. With 2,500-plus homes spread across four gated communities, inventory is controlled and well-bought properties seldom sit long in Summerlin South's demand corridor.
60Selective Luxury
- 45 daysArea median DOM (Summerlin South, sold)
- $1.1MArea median list price (ZIP 89135)
- 2,500+Homes across the village
- 4Distinct guard-gated enclaves
Is The Hills South Right for You?
Who Should Buy a Home in The Hills South?
The Hills South isn't one profile — it's four guard-gated enclaves plus non-gated neighborhoods spanning $600K to $3M+, 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.
Which Hills South Enclaves Fit Your Buyer Type?
School-Focused Families
- Sig Rogich Middle School (10/10) — Nevada's best public middle school
- Palo Verde High School (8/10) zoned per GreatSchools
- Bishop Gorman and Doral Academy Red Rock (9/10) nearby
- Safe, gate-enclosed streets with no through-traffic
Golf Enthusiasts
- Tournament Hills and Country Club Hills adjoin TPC Summerlin
- Shriners Children's Open PGA Tour course in your backyard
- Red Rock Country Club 36-hole Arnold Palmer course 5 min away
- Private club membership options at multiple area courses
California Relocators
- Gated Summerlin estate living far below Southern California pricing
- Zero state income tax saves $30K–$60K+ annually
- One-hour flight or four-hour drive from SoCal
- Our relocation team handles virtual tours and gate access for all four enclaves
Luxury Buyers (Under The Ridges Budget)
- Guard-gated security from $900K — fraction of The Ridges entry
- Custom and semi-custom estates in Country Club Hills from $1.5M+
- Mature 26-year-old landscaping Summerlin West cannot match
- TPC Summerlin adjacency at a meaningful discount to golf-club communities
Executives & Professionals
- Five minutes to Downtown Summerlin corporate corridor
- Summerlin Hospital Medical Center ten minutes away
- Four gated enclaves offer privacy and prestige
- 215 Beltway and Summerlin Parkway access for valley-wide reach
Move-Up Buyers From Summerlin
- Step up from non-gated Summerlin into a guard-gated enclave
- Familiar Summerlin master plan — same schools, same trail network
- Country Club Hills and Tournament Hills offer golf-adjacent luxury upgrade
- Stay within Howard Hughes Corporation community infrastructure
Best Fit For
- School-focused families — Sig Rogich Middle School at 10/10 — Nevada's best public middle school — paired with Palo Verde High at 8/10 and Bishop Gorman at 9/10 nearby.
- Golf enthusiasts — TPC Summerlin PGA Tour course adjacent to Tournament Hills and Country Club Hills; Red Rock Country Club's Arnold Palmer courses five minutes away.
- California relocators — Guard-gated Summerlin luxury far below Southern California pricing, zero Nevada income tax, and a relocation team that handles all four gate access arrangements.
- Luxury buyers under The Ridges budget — Four guard-gated enclaves from $900K — genuine security and Summerlin prestige at a fraction of The Ridges' $2M-plus entry.
- Move-up Summerlin buyers — Familiar master plan, same top schools and trail network, but step up into a 24-hour staffed gate in Country Club Hills or Tournament Hills.
- Non-gated value buyers — Non-gated Hills South neighborhoods offer the Summerlin address, top school zoning, and mature character from $600K without the gate premium.
Ready to explore homes in The Hills South? Our team knows all four guard-gated enclaves, TPC Summerlin adjacency premiums, and every HOA structure in the village.
Start Your Home SearchPros
- Four separate 24-hour staffed guard gates — more gated enclaves than any other Summerlin village
- Sig Rogich Middle School (10/10 GreatSchools) — one of Nevada's top public middle schools, in the zoned attendance area
- TPC Summerlin PGA Tour golf adjacent — fairway frontage in Tournament Hills and Country Club Hills
- Five minutes from Downtown Summerlin, twelve from Red Rock Canyon, twenty from the Strip
- 26-plus years of mature landscaping and established character that newer Summerlin villages cannot replicate
- Guard-gated luxury pricing from $900K undercuts The Ridges ($2M+) and The Peaks meaningfully
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- HOA complexity: four sub-associations with fees from $200–$800/mo — compare total carrying cost across enclaves before deciding
- No new production construction inside the village — resale only, and custom finishes vary widely
- Guard-gated enclave comps are thin — enclave-level medians have small samples; valuation takes specialist judgment
- Custom estates above the conforming loan limit need jumbo financing with reserves
- The Hills South vs. The Hills (north) confusion — keep the two sister villages distinct in searches and alerts
- Extreme summer heat — 105°F+ stretches July through September, like all of Las Vegas
Enclave Comparison
How Do The Hills South's Four Enclaves Compare?
A like-for-like comparison of The Hills South's four guard-gated enclaves plus the non-gated village — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: enclave-level medians on small samples are statistical noise, so we publish entry points and character descriptions instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Country Club Hills | From $1.5M+ | n/a* | n/a* | n/a* | Custom estates · Golf adjacent · Premium |
| Tournament Hills | From $1.2M+ | n/a* | n/a* | n/a* | TPC frontage · Golf lifestyle |
| Eagle Hills | From $900K+ | n/a* | n/a* | n/a* | Established · Semi-custom · Entry gate |
| Corte Bella | From $1M+ | n/a* | n/a* | n/a* | Views · Transitional · Semi-custom |
| Non-Gated Neighborhoods | From $600K | n/a* | n/a* | n/a* | Value · Summerlin address · School zoning |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-enclave $/SF and DOM are intentionally omitted — samples inside one enclave are too small to be meaningful. ZIP 89135 area benchmarks apply: ~$1.1M median, ~45-day DOM.
Enclave Deep Dive
What's Inside The Hills South's Enclaves?
Submarket 1
Country Club Hills
The Hills South's pinnacle: larger custom and semi-custom estates on the TPC Summerlin border, many on premium view lots. Pricing starts near $1.5M and extends to $3M-plus for golf-frontage or fully custom builds.
Browse Country Club Hills homes →$1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Tournament Hills
Guard-gated and directly adjacent to TPC Summerlin — several homes face the PGA Tour championship course. The golf premium is real and visible in sale prices; confirm exact lot orientation against the course map.
Browse Tournament Hills homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Eagle Hills
The most accessible guard-gated entry point in The Hills South — semi-custom homes on established streets, mature landscaping, and a 24-hour staffed gate. The right choice for buyers who want the gate but not the golf-premium price.
Browse Eagle Hills homes →$900K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Corte Bella
Guard-gated with elevated lot positions and mountain views from select streets. Transitional and contemporary architecture alongside traditional Summerlin styles — a good fit for buyers who want the gate and prefer newer or remodeled finishes.
Browse Corte Bella homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Non-Gated Neighborhoods
Non-gated Hills South streets offer the full Summerlin South lifestyle — top school zoning including Sig Rogich Middle (10/10), Summerlin trail access, and mature village character — from $600K, without the $400–$800/mo gate-association premium.
Browse Non-Gated Neighborhoods homes →$600K+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 the PGA Tour championship course that anchors The Hills South's identity as a golf community — hosting the annual Shriners Children's Open and giving Tournament Hills and Country Club Hills homeowners fairway-adjacent addresses that command a measurable premium in every comparable sale.
Browse TPC Summerlin — The Golf Anchor homes →18Holes — PGA Tour Venue
1987Course Established
AnnualShriners Children's Open
$1.2M+Golf-Frontage Entry
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Hills South
enclave fits?
BY ZIP CODE
How Does the Hills South ZIP Code (89135) Break Down?
The Hills South sits within ZIP code 89135 (Summerlin South), which spans multiple Summerlin villages and a broad range of price points. The table below breaks the ZIP into its real corridors — from guard-gated estates to family neighborhoods — so you understand where the area median comes from and where Hills South fits within it.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Country Club Hills + Tournament Hills (guard-gated golf-adjacent) | $1.2M–$3M+ (plan range) | n/a* | varies by estate | Limited, check live MLS | n/a* |
| 89135 | Eagle Hills + Corte Bella (guard-gated) | From $900K–$1.5M | n/a* | varies | Limited, check live MLS | n/a* |
| 89135 | Non-gated Hills South neighborhoods | From $600K–$900K | n/a* | 30–45 | — | n/a* |
| 89135 | Other Summerlin South villages (The Canyons, Siena, etc.) | From $600K–$2M+ | n/a* | 45 (area) | — | n/a* |
| 89135 | Full ZIP 89135 benchmark — Summerlin South combined | ~$1.1M list | — | 45 | 170 est. | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: enclave-scale samples are too small to be meaningful. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Hills South Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the Howard Hughes Corporation plan record — capture The Hills South faster than any brochure: 2,500-plus homes, four guard-gated enclaves, $600K to $3M+ pricing, and a five-minute drive to Downtown Summerlin.
$600K–$3M+
The Hills South village price range — non-gated neighborhoods from $600K, guard-gated enclaves from $900K, golf-frontage estates to $3M-plus.
Community plan record + LVR
4
Separate guard-gated enclaves within one Summerlin village: Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills.
Howard Hughes Corporation plan
2,500+
Total homes across the 850-acre village, built from 1998 onward — substantially built out with no large-scale new construction planned.
Howard Hughes Corporation plan
10/10
GreatSchools rating for Sig Rogich Middle School — one of the highest public middle school ratings in Nevada, zoned to The Hills South.
GreatSchools.org
5 min
Drive to Downtown Summerlin — Howard Hughes Corporation's open-air retail, dining, and entertainment hub on the west side.
Community plan record drive times
12 min
Drive to Red Rock Canyon National Conservation Area — roughly 195,000 BLM-managed acres of hiking, climbing, and scenic road.
Bureau of Land Management
1998
Year Howard Hughes Corporation established The Hills South — 26-plus years of mature Summerlin landscaping and established neighborhood character.
Howard Hughes Corporation plan
$175K+
Average household income inside the village — roughly 2.4 times the Clark County median of $74,007.
NREG community plan record
WHY THE HILLS SOUTH
Why Does The Hills South Stand Apart From Its Peers?
From four staffed gates to TPC Summerlin fairways, The Hills South occupies a niche no other Summerlin village fills. The five advantages below are each tied to verifiable sources — the Nevada Revised Statutes, CCSD GreatSchools ratings, census data, and the Howard Hughes Corporation community plan — so you can check every claim.
- Howard Hughes Corporation community plan
Four guard-gated enclaves in one village
Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — four separate 24-hour staffed gates within one Summerlin village. No other Summerlin village offers this choice of gated communities in one address.
- Howard Hughes Corporation plan · TPC Summerlin
TPC Summerlin golf adjacency
Tournament Hills and Country Club Hills sit directly adjacent to TPC Summerlin — the PGA Tour host course — with fairway-facing lots that command a premium buyers validate at closing.
- GreatSchools.org · Nevada Report Card
Nevada's best school zoning per GreatSchools
Sig Rogich Middle School scores 10/10 — among Nevada's highest public middle school ratings — paired with Palo Verde High at 8/10 and Bishop Gorman private at 9/10 nearby.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable — and dramatically lower than comparable California addresses.
- Howard Hughes Corporation community plan
26 years of mature Summerlin character
Established since 1998, with tree-lined streets, desert gardens, and landscaping maturity that newer Summerlin villages like Grand Park and Stonebridge physically cannot replicate for decades.
WHY BUY IN THE HILLS SOUTH
What Are the Top 10 Reasons to Buy a Home in The Hills South?
The Hills South case rests on school quality and security variety: four guard-gated enclaves, Sig Rogich Middle at 10/10, TPC Summerlin adjacency, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, and a five-minute drive to Downtown Summerlin. Ten sourced reasons follow.
Four guard-gated enclaves, one village
Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — more gated options than any other Summerlin village.
Howard Hughes Corporation plan
Sig Rogich Middle School — 10/10
One of Nevada's highest-rated public middle schools is the zoned campus for Hills South families.
GreatSchools.org
TPC Summerlin golf adjacency
PGA Tour championship course hosting the Shriners Children's Open — fairway frontage in Tournament Hills and Country Club Hills.
TPC Summerlin
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California relocating households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute.
NRS 361.471
Red Rock Canyon 12 minutes west
One of the Southwest's premier natural areas — hiking, climbing, and the 13-mile scenic loop — managed by the Bureau of Land Management.
Bureau of Land Management
Downtown Summerlin 5 minutes away
The west valley's dining, shopping, and events hub — farmers markets, Las Vegas Ballpark, and 125+ retailers.
Howard Hughes Corporation
850-acre mature village
26-plus years of established landscaping across an 850-acre Summerlin South master plan — character newer villages take decades to build.
Howard Hughes Corporation plan
Bishop Gorman and The Meadows nearby
Two of Nevada's highest-rated private schools within 8–12 minutes of the village.
GreatSchools.org
Summerlin trail network access
Over 150 miles of paved trails throughout Summerlin, directly accessible from Hills South streets.
Howard Hughes Corporation
New Construction
Who Builds New Homes In and Around The Hills South?
No production builder operates inside The Hills South today — the village is substantially built out from 1998 onward, with today's opportunities being resale, remodel, or the occasional rebuild candidate in Country Club Hills. Buyers who want brand-new Summerlin construction shop nearby villages. Incentives change monthly — verify current offers before you write.
Luxury & Move-Up
Toll Brothers
The closest new-build luxury profile to Hills South resale pricing
Premium Family & Move-Up
Shea Homes
Active in Summerlin South — check current communities near 89135
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers compare against Hills South remodels
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for Summerlin South buyers 55+
Outdoor Recreation
What Outdoor Amenities Does The Hills South Offer?
TPC Summerlin golf adjacent, Red Rock Canyon twelve minutes west, and 150-plus miles of Summerlin trail network at the doorstep — The Hills South puts the valley's best outdoor recreation within immediate reach. The Howard Hughes Corporation built the Summerlin trail system as part of the master plan, making outdoor access a structural advantage rather than an afterthought.
ADJACENT
TPC Summerlin
18-hole PGA Tour courseChampionship golfTee time
PGA Tour host venue for the Shriners Children's Open — tournament Hills and Country Club Hills homeowners play their backyard course. Non-residents book tee times through the TPC network.
IN-COMMUNITY
Summerlin Trail System
150+ miles of trailsWalking · Cycling · RunningFree
Over 150 miles of paved multi-use trails winding through Summerlin parks and villages — one of Las Vegas's premier urban trail networks, directly accessible from Hills South streets.
12 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — world-class climbing and hiking, the 13-mile scenic loop, and dramatic red sandstone formations managed by the Bureau of Land Management.
5 MIN
Red Rock Country Club
36 holes (Arnold Palmer)Guard-gated golf · Private clubMembership
Two Arnold Palmer courses inside a guard-gated community adjacent to The Hills South — many Hills South buyers hold Red Rock CC memberships for golf and dining.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's retail and dining hub — 125+ retailers, weekly farmers markets, seasonal festivals, outdoor concerts, and Las Vegas Ballpark for Aviators baseball.
40 MIN
Spring Mountains / Mt. Charleston
316,000 acresSkiing · Hiking · CampingNFS fee
The Spring Mountains National Recreation Area provides year-round alpine recreation — skiing at Lee Canyon in winter, hiking and camping in summer, a cool mountain escape from desert heat.
IN-COMMUNITY
Summerlin Community Parks
Multiple parksPlaygrounds · Sports · TrailsFree
The Hills South has direct access to multiple Summerlin community parks with playgrounds, sports fields, and trail connections — maintained by the Howard Hughes Corporation master plan infrastructure.
5 MIN
Las Vegas Ballpark
10,000 seatsMinor League BaseballTicketed
Home of the Las Vegas Aviators (Triple-A, Oakland A's affiliate) at Downtown Summerlin — a walkable summer evening destination for Hills South residents.
The Hills South Lifestyle
What Does a Weekend in The Hills South Look Like?
Three moods within minutes of your gate: a morning loop on the Summerlin trail system, eighteen holes at TPC Summerlin, and dinner at Downtown Summerlin — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management twelve minutes west when you want to go bigger.
2,500+Homes in The Village
4Guard-Gated Enclaves
5 minTo Downtown Summerlin
12 minTo Red Rock Canyon
THIS WEEKEND'S OPEN HOUSES
Can You Tour Hills South Homes This Weekend?
Open houses in The Hills South vary by enclave: non-gated neighborhoods list through standard MLS channels, while the four guard-gated enclaves require gate clearance arranged in advance. Set up instant alerts to be notified the moment a Hills South home goes on tour — or let us arrange a private multi-enclave showing.
Quick Answer
What does an HOA cost in The Hills South?
Budget by neighborhood type. Non-gated Hills South streets pay $200–$350 per month covering the Summerlin master association and sub-association landscaping. Guard-gated enclaves run $400–$800 monthly, folding in 24-hour gate staffing, security patrols, perimeter maintenance, and the master HOA base fee. Always pull the full resale package — current dues, reserve study, assessment history, and CC&Rs — early in escrow, and compare total monthly carrying cost rather than list price alone.
Moving to The Hills South
Should I Move to The Hills South?
Every month, households from Southern California discover that guard-gated Summerlin estate living costs a fraction of comparable Los Angeles or Orange County addresses. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item funds most Hills South relocations in under two years.
Why California Buyers Are Choosing The Hills South
The tax math is unambiguous: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $40,000 per year in state income taxes alone. The Hills South adds what Southern California guard-gated communities can't answer at the price: an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences under NRS 361.471, four staffed-gate enclaves, TPC Summerlin golf adjacency, and a five-minute drive to Downtown Summerlin.
At a $1.5 million budget, Orange County buyers are reviewing a dated ranch on a tight lot behind a modest gate. That same budget in The Hills South secures a semi-custom estate in Country Club Hills or Tournament Hills — often with golf-course or mountain views, 24-hour security, and 2,500-plus-square-foot footprints — five minutes from Downtown Summerlin and twelve from Red Rock Canyon.
According to Las Vegas REALTORS, ZIP 89135 (Summerlin South) carries an active median near $1.1 million, with guard-gated enclaves in The Hills South running $900K to $3M+. 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 twelve minutes west.
The Hills South runs on a professional economy: executives, physicians, attorneys, and entrepreneurs who prioritize the Summerlin address and school zoning. Average household income inside the village tops $175,000 per community records. The Downtown Summerlin corporate and retail corridor is five minutes away, Summerlin Hospital Medical Center about ten, and the Strip's resort employment core twenty minutes east — connectivity that attracts high earners who still need to be somewhere fast.
Cost of Living Snapshot — The Hills South vs. Los Angeles
Day-to-day costs run materially lower than coastal California across nearly every category. Nevada levies no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters here: guard-gated Summerlin estate living starting near $600K replaces what would cost $2M+ in comparable Southern California gated communities.
| Metric | The Hills South, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Entry Price | ~$900K+ (inside the gate) | $2M+ (comparable Westside gate) |
| Non-Gated Village Entry | From $600K | From $1.5M+ (comparable area) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%+ |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
The Hills South Rental Market — Rent vs. Own
Executive leases inside the guard-gated enclaves are rare — 88% of Hills South households own per community records, and with 2,500-plus homes spread across four gated communities, rental inventory surfaces infrequently. Non-gated neighborhood rentals appear somewhat more often. Short-term vacation rentals face Clark County regulations and HOA restrictions — never underwrite STR income on a Hills South purchase without reading the CC&Rs and current county rules. Scarcity rewards owners over a 5-plus-year hold.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a relocation to The Hills South? Our team specializes in out-of-state buyer representation — virtual tours, gate-access coordination across all four enclaves, enclave comparison, and closing management without multiple flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to The Hills South in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Hills South 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 budget
Decide which Hills South you're buying: non-gated from $600K, Eagle Hills guard-gated from $900K, Corte Bella from $1M+, Tournament Hills from $1.2M+, or Country Club Hills custom estates from $1.5M+. Each carries different dues and financing paths.
Get pre-approved — tier-aware
Entry non-gated homes can finance conventionally; guard-gated estates above the conforming loan limit go jumbo with reserves. Four separate associations mean four sets of HOA documents — confirm your lender handles all four.
Hire a Hills South specialist
With four guard-gated enclaves and wide pricing variation from $600K to $3M+, comps demand judgment — enclave-level TPC premiums, view lot positioning, and association dues all move the numbers. Work with an agent who tracks the nuances.
Tour in person or virtually
Guard-gated showings need enclave-specific clearance arranged in advance. We coordinate access across all four gates. Walk candidate streets at different hours; virtual tours work well for out-of-state buyers comparing enclaves.
Write and negotiate the offer
Cash is common at the $1.5M+ estate tier; financed buyers compete with clean terms and tier-vetted pre-approvals. TPC-frontage homes rarely discount — know your comp set before you write a number.
Inspection, HOA docs & due diligence
Order all four applicable HOA resale packages early: dues, reserves, assessment history, CC&Rs, and each enclave's gate and visitor policies. Cross-check which sub-association governs the specific address before closing.
Clear conditions & fund
Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. Jumbo appraisals on custom estates sometimes need extra time — start the appraisal immediately after acceptance.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders with the applicable sub-association, then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives The Hills South Economy?
The Hills South runs on a professional economy: executives, physicians, attorneys, and entrepreneurs who chose Summerlin South for the school zoning and lifestyle radius. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income here above $175,000 — roughly 2.4 times the Clark County median.
$175,000+Avg household income, The Hills SouthNREG community plan record
88%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Hills South Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about ten minutes away
- Downtown Summerlin corporate corridorOffices, headquarters, and the Howard Hughes Corporation's west-side retail employment hub
- Red Rock Resort (Station Casinos)Resort, gaming, and F&B operations on the Summerlin South border
- TPC SummerlinPGA Tour venue employment — golf operations, events, and hospitality
- The Strip resort corridorMetro hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (Summerlin South)Area campuses including Sig Rogich MS and Palo Verde HS — significant professional employment
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Hills South Compare to Summerlin, Henderson & Las Vegas?
If you're weighing The Hills South against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Hills South wins on school zoning and multi-enclave security; The Ridges wins on ultra-luxury; Henderson wins on city-level safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | The Hills South | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Median List Price | $600K–$3M+ (plan) / $1.1M area | $728K (Summerlin-wide) | $548K | $476K |
| Guard-Gated Enclaves | 4 (unique among Summerlin villages) | Select enclaves (The Ridges, etc.) | Select (MacDonald Highlands, Roma Hills) | Select enclaves |
| School Quality | Sig Rogich 10/10 · Palo Verde 8/10 | Top valley schools throughout | Green Valley 9/10 · Coronado 8/10 | Varies 4–8/10 |
| Population | ~7,000+ (village) | ~127,000 | 331,857 | 656,274 |
| Median Household Income | $175,000+ avg (community) | $95,200 | $88,654 | $66,820 |
| Golf | TPC Summerlin adjacent · Red Rock CC 5 min | The Ridges / Bear's Best | DragonRidge CC · Multiple courses | Multiple public and private |
| New Construction | None — village substantially built out | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Best For | Schools · Golf · 4 Gated Enclaves | Luxury · Outdoors · Selection | Families · Safety · Retirees | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Hills South income and population figures are community plan-record values; city demographics are from Census. Last updated June 2026.
Cost of Ownership
What Will The Hills South Cost You Each Month?
A $900,000 entry guard-gated Hills South purchase runs about $6,500 monthly with 10% down at 7% per Freddie Mac's rate survey — including the HOA dues that every Summerlin guard-gated enclave carries. The tabs below model your payment, compare renting, and budget across HOA tiers from non-gated streets to guard-gated estates.
Payment Estimator
Estimate Your Hills South 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 Hills South right now?
Rental supply inside the guard-gated enclaves is structurally thin — 88% of households own — so executive leases command strong pricing when they appear. For 5-plus-year holds, the scarcity math tilts decisively toward owning in Summerlin South.
OWN (10% DOWN, 7%)
$6,855 / mo
- Principal & Interest
- $5,390
- Property Tax (~0.6%)
- $450
- Homeowners Insurance
- $175
- HOA (master + sub-association, gated)
- $500
- PMI (10% down)
- $340
5-year net cost:~$210,000
Equity built:~$285,000
RENT (MODELED EXECUTIVE LEASE)
$4,800 / mo
- Executive-Home Lease (modeled)
- $4,800
- Renters Insurance
- $35
- 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 an entry-level guard-gated Hills South home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $285,000 in equity (including the down payment) while the renter walks away with none. Scarcity-supported appreciation in Summerlin South 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 (gated), modeled $4,800 executive lease.
HOA Fees by Community
HOA Fees by Neighborhood Type
Every Hills South home funds the Summerlin master association; guard-gated enclave residents additionally pay their sub-association for gate staffing and enhanced security. The exact figure depends on which of the four enclaves — or which non-gated street — your home sits on. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Non-Gated Neighborhoods
$200–$350 / mo
Non-gated Hills South streets
$200–$350
Includes:
Summerlin master association fee, common-area landscaping and maintenance
No gate premium
Lower dues
Includes:
Full Summerlin master plan amenities — trail network, parks, community facilities
Guard-Gated Enclaves
$400–$800 / mo
Eagle Hills · Corte Bella
$400–$600
Includes:
24-hour staffed gate, security patrols, perimeter maintenance + master HOA
Country Club Hills · Tournament Hills
$600–$800
Includes:
Higher-tier gate staffing, enhanced security operations, premium lot maintenance + master HOA
Due-Diligence Checklist
Request in escrow
Resale package (each sub-association)
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and gate/visitor access policies
Transfer & capital fees
Varies by enclave
Includes:
One-time association charges at closing — price them into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Hills South?
Centrality within Summerlin South is a genuine advantage: Desert Foothills Drive, Sahara Avenue, and the Summerlin Parkway feed every direction, with the 215 Beltway minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Hills South destinations beat that comfortably.
Drive Times from The Hills South
- ~5 minDowntown Summerlin (dining & shopping)Village Center Dr or Summerlin Pkwy
- < 5 minTPC Summerlin (adjacent)In-community or Desert Foothills Dr
- ~12 minRed Rock Canyon NCAW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 east
- ~25 minDowntown Las VegasUS-95 east via Summerlin Pkwy
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~40 minMt. Charleston (Spring Mountains)US-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 Hills South?
Most Hills South purchases close in 30 to 45 days through a Nevada escrow company. Cash offers at the guard-gated estate tier above $1.5M close in 7–14 days. Country Club Hills and Tournament Hills jumbo files sometimes need extra appraisal time — limited enclave-level comps. Request all HOA resale packages the day your offer is accepted.
Quick Answer
What down payment do you need to buy in The Hills South?
Most Hills South buyers put down 10% to 20%. Conventional financing works for non-gated neighborhoods from $600K — plan $60,000 to $120,000 on that entry point — while guard-gated enclaves priced above the conforming loan limit go jumbo, where lenders typically want 20–25% down plus six months of reserves. VA loans allow 0% for eligible veterans. Confirm financing before touring; gate-access showings are arranged in advance, and sellers at the $1M+ tier expect pre-approved buyers.
The Hills South FAQ — 18 Answers
What Do The Hills South Buyers Most Frequently Ask?
Most AskedWhat guard-gated communities are in The Hills South?
Four guard-gated enclaves sit within The Hills South: Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — each with a 24-hour staffed gate. Country Club Hills and Tournament Hills command the highest premiums for golf proximity and estate lots. Tour all four before deciding; character and HOA fees differ meaningfully.
What is the price range in The Hills South?
Homes in The Hills South range from approximately $600,000 in the non-gated neighborhoods to over $3 million in the guard-gated enclaves, with Country Club Hills and Tournament Hills at the top for golf-course and estate properties. The 850-acre village holds 2,500-plus homes built from 1998 onward. Decide first whether the guard-gate premium fits your budget — it shapes everything else in your search. The ZIP 89135 median per $1,050,000 (Las Vegas REALTORS) reflects the broader Summerlin South area.
Is Tournament Hills near TPC Summerlin?
Yes — Tournament Hills is guard-gated and sits directly adjacent to TPC Summerlin, the PGA Tour championship course hosting the annual Shriners Children's Open, with several homes fronting the course itself. Country Club Hills shares the golf-proximity premium. Course-frontage homes price at the top of the village's $600K–$3M-plus range, so confirm exact lot orientation when comparing listings side by side.
What ZIP code is The Hills South in?
The Hills South is located primarily in ZIP code 89135, in the Summerlin South area of Las Vegas. Home prices run from $600K to over $3 million across its 850 acres and 2,500-plus homes. When setting alerts, pair 89135 with enclave names — Country Club Hills, Eagle Hills, Corte Bella, Tournament Hills — to separate guard-gated inventory from the non-gated neighborhoods.
How does The Hills South compare to The Ridges?
The Ridges is Summerlin's most exclusive address, with pricing from $2 million to $20 million-plus, while The Hills South delivers genuine guard-gated luxury from roughly $600,000 — with mature landscaping, top school zoning, and a central location five minutes from Downtown Summerlin. For most buyers the question is value: comparable security and the Summerlin brand at a fraction of The Ridges' entry point.
What schools serve The Hills South?
The Hills South is zoned for top-performing Clark County School District campuses, including Sig Rogich Middle School (10/10) and Palo Verde High School (8/10), with Red Rock Elementary (8/10) also serving the village. Private options nearby include The Meadows School (A+) and Bishop Gorman (A+), plus Doral Academy Red Rock (9/10) on the charter side. Verify zoning by address — assignments vary across the village.
What are HOA fees in The Hills South?
HOA fees vary by neighborhood: non-gated areas typically pay $200–$350 per month, while the guard-gated enclaves run $400 to $800, combining the Summerlin master association fee with sub-association charges for gate staffing and enhanced maintenance. The spread is effectively the price of the security layer. Request each association's resale package before offering — fee structures differ enclave by enclave.
Is The Hills South in Summerlin North or South?
The Hills South belongs to the Summerlin South Association, in the central-southern portion of the master plan — distinct from The Hills village in Summerlin North, its similarly named sister. The location puts Downtown Summerlin about 5 minutes away, Red Rock Canyon 12, and the Strip 20. Keep the two villages separate in your searches; pricing, enclaves, and associations differ between them.
How does the guard gate entry process work?
Residents of the guard-gated enclaves enter automatically with transponders or access codes. Guests must be called in by the homeowner or placed on a pre-approved list, and vendors follow each enclave's access policy. All four gates — Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills — are staffed 24 hours a day. Plan showings with gate clearance arranged in advance.
Can non-residents access the community for viewings?
Yes — prospective buyers tour the guard-gated enclaves with a licensed real estate agent who coordinates entry with each gate in advance; the non-gated neighborhoods are open to normal showings. Nevada Real Estate Group handles all gate access arrangements across Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills. Call (702) 637-1759 to line up clearance and a multi-enclave tour.
What security features are included beyond the guard gate?
Beyond the staffed gates, the enclaves include perimeter walls, controlled vehicle access, and security patrols, with entry-point surveillance and emergency-response coordination standard for guard-gated communities of this caliber. Security infrastructure varies slightly across the four enclaves, so compare each association's provisions side by side — request the security disclosures included in the resale package during your due-diligence window.
Are there custom home lot opportunities in The Hills South?
Vacant custom lots are limited in The Hills South — the village dates to 1998 and is substantially built out, though Country Club Hills features larger custom and semi-custom estates that occasionally trade as renovation or rebuild candidates. Availability varies, so treat any buildable opportunity as inventory-dependent. Nevada Real Estate Group can check current lot and estate listings across all four enclaves.
What is the resale value trend for luxury guard-gated homes here?
Luxury homes in guard-gated communities have historically outperformed the broader market — stronger value retention in downturns and solid appreciation in growth cycles — and limited supply creates structural support. The Hills South adds mature landscaping, TPC Summerlin adjacency, and a central location newer villages cannot match. Review enclave-level comparable sales, since Country Club Hills and Tournament Hills price differently from Corte Bella.
How does Nevada property tax compare to California for Hills South buyers?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, with annual increases on a primary residence capped at 3% under Nevada Revised Statutes 361.471. California's top state income-tax rate is 13.3% per the Franchise Tax Board — Nevada levies zero. A household earning $400,000 saves roughly $40,000 per year in state income taxes alone, funding much of the Hills South entry premium in under two years.
Can Nevada Real Estate Group help me buy or sell in The Hills South?
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85 billion+ in volume. Our agents specialize in Summerlin's guard-gated villages, handle gate clearance for all four Hills South enclaves, and maintain direct relationships with active sellers across Country Club Hills, Eagle Hills, Corte Bella, and Tournament Hills. Call (702) 637-1759 to connect with a Hills South specialist today.
What down payment do you need to buy in The Hills South?
Most Hills South buyers put down 10% to 20%. Conventional financing works for non-gated neighborhoods from $600K — plan $60,000 to $120,000 on that entry point — while guard-gated enclaves priced above the conforming loan limit go jumbo, where lenders typically want 20–25% down plus six months of reserves. VA loans allow 0% for eligible veterans. Confirm financing before touring; gate-access showings are arranged in advance, and sellers expect pre-approved buyers.
What does an HOA cost in The Hills South?
Budget by neighborhood type. Non-gated Hills South streets pay $200–$350 per month covering the Summerlin master association and sub-association landscaping. Guard-gated enclaves run $400–$800 monthly, folding in 24-hour gate staffing, security patrols, perimeter maintenance, and the master HOA base fee. Always pull the full resale package — current dues, reserve study, assessment history, and CC&Rs — early in escrow, and compare total monthly carrying cost rather than list price alone.
How long does it take to close on a home in The Hills South?
Most Hills South purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — common at the guard-gated estate tier — can close in 7–14 days. Jumbo files on Country Club Hills or Tournament Hills estates sometimes need extra appraisal time because enclave-level comparables are limited. HOA document review adds roughly a week; start that request the day your offer is accepted so you have the package well inside your inspection window.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Hills South?
These are the eight queries Hills South buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is The Hills South in Summerlin?
Yes — The Hills South is a village within the Summerlin master plan in Las Vegas (ZIP 89135), developed by Howard Hughes Corporation. It sits in Summerlin South, adjacent to TPC Summerlin and Red Rock Country Club, and is served by top CCSD schools including Sig Rogich Middle School (10/10) and Palo Verde High School (8/10).
What is the difference between The Hills and The Hills South?
The Hills village is in Summerlin North; The Hills South is in Summerlin South (ZIP 89135). They are sister villages within the Howard Hughes Corporation master plan but different associations, different school attendance boundaries in some areas, and different enclave structures. Always clarify which village you mean in your MLS search.
Is Country Club Hills the most expensive part of The Hills South?
Country Club Hills and Tournament Hills typically command the highest prices in The Hills South — both sit adjacent to TPC Summerlin, with custom and semi-custom estates from $1.5M to $3M-plus. Country Club Hills features larger estate lots; Tournament Hills adds direct golf-course frontage. Eagle Hills and Corte Bella offer guard-gated entry closer to $900K–$1.2M.
Can I golf at TPC Summerlin if I live in Tournament Hills?
TPC Summerlin operates as a daily-fee facility — residents do not receive automatic membership, but you can book tee times like any golfer through the TPC network. The premium of Tournament Hills ownership is physical proximity and view, not membership rights. For full club access, Red Rock Country Club five minutes west offers a membership-based experience with two Arnold Palmer courses.
How many homes are in The Hills South?
2,500-plus homes spread across 850 acres, built from 1998 onward under the Howard Hughes Corporation Summerlin master plan. That count spans both the guard-gated enclaves (Country Club Hills, Eagle Hills, Corte Bella, Tournament Hills) and the non-gated neighborhoods within the village boundaries.
What is the HOA fee range in The Hills South?
HOA fees run $200–$350 per month for non-gated Streets (Summerlin master association only) and $400–$800 per month for guard-gated enclave addresses (master association plus sub-association gate staffing and security). Request the full resale package for the specific enclave before you offer — fee structures differ across the four gated communities.
Is The Hills South a good investment?
Guard-gated Summerlin South real estate has historically shown strong value retention and appreciation relative to the broader Las Vegas market. The Hills South adds structural scarcity (limited new supply), top school zoning, TPC Summerlin adjacency, and the Summerlin address — all factors that support well-bought positions over a 5-plus-year hold. Review enclave-level comparables before writing; Country Club Hills and Eagle Hills price quite differently.
How far is The Hills South from Red Rock Canyon?
About twelve minutes via West Charleston Boulevard heading west from the village. Red Rock Canyon National Conservation Area encompasses roughly 195,000 acres of Mojave desert, with the 13-mile scenic drive, world-class climbing, and premier hiking managed by the Bureau of Land Management — one of the most accessible major outdoor recreation areas from any Las Vegas address.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct community 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 represented buyers and sellers across The Hills South — all four guard-gated enclaves, golf-frontage estates, and non-gated village streets — 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
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Want to Talk to a Hills South Real Estate Expert?
9,600+ transactions. $4.85B+ in volume. In a four-enclave guard-gated village like The Hills South, knowing Country Club Hills from Corte Bella and TPC-frontage premiums from interior lots is the whole game. Chris Nevada and the NREG team have worked it since 2011 — tell us what you're looking for.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of The Hills South?
Compare The Hills South with neighboring Summerlin villages and nearby master plans. Each card pairs the commute time with price positioning, so you can judge whether trading the Hills South address for a different enclave actually buys you more home or a different lifestyle.
10 MIN N
The Hills (sister village)
From $500K
10 min from The Hills South
View The Hills (sister village) →A–Z INDEX
Which Hills South Enclaves Can You Explore A–Z?
Four guard-gated enclaves plus non-gated neighborhoods make up The Hills South. Dedicated enclave pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and HOA documents for any of them on request.
C
- Corte Bella (guard-gated)
- Country Club Hills (guard-gated)
E
- Eagle Hills (guard-gated)
N
- Non-Gated Villages
T
- Tournament Hills (guard-gated)
- The Hills (sister village)
- The Canyons (nearby)
KEEP LEARNING
What Else Should You Read About The Hills South?
These guides extend the research most Hills South buyers do next — understanding Summerlin as a whole, weighing guard-gated enclaves across the valley, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MASTER PLAN GUIDE
Summerlin Community Hub
Howard Hughes Corporation's master plan — all villages, price ranges, school zoning, and what makes Summerlin Las Vegas's most popular master-planned address.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging Hills South guard-gated pricing against MacDonald Highlands and The Ridges.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Hills South Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because enclave-level medians on small samples are statistically unreliable, we present ZIP 89135 area benchmarks as the liquid proxy and publish village-level price ranges from the Howard Hughes Corporation plan record. 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 ZIP code 89135 (Summerlin South). lasvegasrealtors.com
- Howard Hughes Corporation — The Hills South village overview, enclave structure, acreage, homecount, and development history. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the village is not separately tabulated). census.gov/quickfacts
- Clark County School District / GreatSchools — School ratings, attendance boundaries, and student-teacher ratios for Hills South zoned campuses. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates for the broader area. 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. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California top marginal state income tax rate (13.3%) cited in relocation comparison. 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