The Hills Homes For Sale

KEY TAKEAWAYS

What Should You Know About Summerlin The Hills at a Glance?

The Hills is Summerlin's established TPC golf-course village — homes fronting TPC Summerlin and TPC Las Vegas, median list $675,000 and 35-day path to contract per Las Vegas REALTORS / GLVAR (89134). Takeaways cover what these numbers mean for buyers comparing this Howard Hughes Corporation-developed master-plan village against the rest of the Summerlin lineup.

• Price range: $500K–$900K for single-family homes; TPC golf-frontage estates top $1.1M. Median near $675,000 — below The Ridges and newer Summerlin West luxury villages.
• Two PGA courses: TPC Summerlin (annual Shriners PGA Tour host) and TPC Las Vegas are embedded in the village — the most credentialed golf-course setting in the Summerlin master plan.
• Best for: Golf-lifestyle buyers, California relocators targeting the NV tax advantage, families zoned to Palo Verde High School (8/10), and professionals commuting to Downtown Summerlin.
• Established village character: Mature trees, The Hills Park 60-acre amenity system, and twenty-plus years of Howard Hughes Corporation infrastructure investment define the village identity.
• Five-minute access to everything: Downtown Summerlin shopping and dining, Summerlin Hospital, Red Rock Canyon twenty minutes west, and the 215 Beltway for valley-wide reach.

Last updated June 2026 · Sources: LVR / GLVAR, U.S. Census, Clark County Assessor

PRICE DISTRIBUTION

How Many Summerlin Hills Homes Sell in Each Price Range?

The Hills median list price sits near $675K per Las Vegas REALTORS June 2026 GLVAR data for the 89134 ZIP. Inventory clusters in the $550K–$850K single-family and golf-frontage band. Each card shows approximate active-listing counts so you can gauge competition in your budget before touring.

Counts reflect approximate active GLVAR listings in The Hills (89134 ZIP) · June 2026 · Updated daily.

SAFETY & CRIME

Is Summerlin The Hills Safe?

• LowCrime rate vs Las Vegas metro averageEstablished owner-occupied Summerlin village
• SelectGated enclaves on golf-course streetsNot village-wide, but present on TPC fairway addresses
• LVMPDLas Vegas Metro Police jurisdictionClark County / unincorporated LVMPD coverage
• 300Days of annual sunshineLow-crime, visibility-high outdoor environment

Sources: FBI Uniform Crime Reporting (latest available data), Clark County. Community security details per the NREG local market analysis. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Summerlin The Hills Score?

The Hills scores at or near the top across every livability dimension relevant to Summerlin buyers — the golf-course setting, CCSD school quality, cost-of-living advantage, and Downtown Summerlin access are all genuine strengths. Below is our category-by-category report card — the same six factors our agents walk through with every buyer comparing The Hills against neighboring Summerlin villages.

• A-

  Grade A-: Safety

  Established Summerlin village with Clark County / LVMPD coverage and some gated enclaves; well below metro crime averages for the area type.

• A

  Grade A: Schools

  Palo Verde HS 8/10 per GreatSchools; Rogich MS and Bonner ES both strong for the west valley. The Meadows School 15 min away for private options.

• A

  Grade A: Cost of Living

  $675K median with zero Nevada state income tax and 0.5–0.7% Clark County property-tax rate — $200K–$400K below comparable California golf-course addresses.

• A+

  Grade A+: Golf & Recreation

  TPC Summerlin (PGA Tour host) + TPC Las Vegas embedded in the village; The Hills Park 60-acre amenity system; Red Rock Canyon 20 min west.

• A

  Grade A: Outdoor Access

  Summerlin trail network, The Hills Park, two TPC courses, and Red Rock Canyon NCA 20 minutes west — the best outdoor access corridor in the Las Vegas Valley.

• A

  Grade A: Commute

  5 min to Downtown Summerlin, 8 min to Summerlin Hospital, 215 Beltway access for valley-wide reach in 20–30 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.

POPULATION & GROWTH

How Fast Is Summerlin and The Hills Area Growing?

Summerlin has grown steadily over three decades as Howard Hughes Corporation phases new villages westward. The Hills village is largely built out — its appeal lies in established community character, TPC golf access, and proximity to the growing Downtown Summerlin commercial core. New household formation in Summerlin continues through western expansion while The Hills benefits from rising values in a supply-constrained established village.

Sources: U.S. Census Bureau ACS and Howard Hughes Corporation. Historical figures are CDP-level approximations; projection reflects recent Summerlin growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Summerlin The Hills Score for Livability?

The Hills scores at or near the top on every category buyers prioritize in an established Summerlin village: golf and recreation anchored by two TPC courses, schools with Palo Verde High (8/10), cost of living well below California comparables, and commute times that beat the Las Vegas metro average. Six categories below, benchmarked to Census, CCSD, and BLS data.

• 90A

  Overall Livability

• 83A-

  Schools

• 80B+

  Safety

• 88A

  Cost of Living

• 97A+

  Golf & Recreation

• 92A

  Outdoor / Location

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Summerlin The Hills Real Estate Market Trending?

Median list price, days on market, and active inventory in the 89134 ZIP from Las Vegas REALTORS GLVAR data, updated monthly. The Hills median has climbed from the low $500Ks in 2021 to the mid-$670Ks in 2026 as Summerlin absorbed sustained California in-migration and TPC golf-course villages nationwide saw increased post-pandemic demand from remote workers valuing outdoor lifestyle amenities.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is Summerlin The Hills Right Now?

The Hills runs at moderate competition — less frenetic than 2021–2022 peak Summerlin, but well-priced golf-frontage homes still attract multiple offers within days per Las Vegas REALTORS GLVAR data. The $550K–$750K tier is the most competitive; TPC fairway homes above $900K trade at a slower pace as the qualified buyer pool narrows.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026.

Village Comparison

How Do Summerlin Villages Surrounding The Hills Compare?

A like-for-like comparison of The Hills and its nearest Summerlin villages — The Canyons, The Trails, and the full master plan — covering entry pricing, days on market, lifestyle fit, and who each village suits, drawn from Las Vegas REALTORS GLVAR data and the Howard Hughes Corporation master plan.

Source: Las Vegas REALTORS GLVAR data plus Howard Hughes Corporation master plan records, June 2026. Village-level per-SF and DOM figures are approximations from the 89134 ZIP area; individual street or lot-type premiums vary.

Village Deep Dive

What's Inside Each Summerlin Village Near The Hills?

BY ZIP CODE

How Does The Hills ZIP Code (89134) Break Down?

The Hills village sits primarily in ZIP 89134, which also captures portions of neighboring Summerlin corridors. The table breaks the ZIP into its real market segments, from TPC golf-frontage estates to standard single-family lots, per Las Vegas REALTORS GLVAR data.

Source: Las Vegas REALTORS GLVAR data plus NREG corridor analysis. *Year-over-year closed figures are omitted at the corridor level — samples are too small for meaningful statistics. Boundaries per Clark County GIS.

WHY THE HILLS

Why Does Summerlin The Hills Stand Apart From Its Peers?

Five verifiable advantages — each tied to a primary source: the Howard Hughes Corporation master plan, Las Vegas REALTORS data, Nevada Revised Statutes, CCSD, and PGA TOUR TPC Network records — explain why The Hills is Summerlin's most distinctive established village.

1. 1

   Two PGA Tour-caliber courses in one village

   TPC Summerlin hosts the annual Shriners Children's Open PGA Tour event. TPC Las Vegas adds a second course. No other Summerlin village offers dual TPC access — buyers pay the golf premium once, not separately.

   PGA TOUR TPC Network / Howard Hughes Corporation
2. 2

   The Hills Park — 60 acres of amenities

   Tennis courts, baseball diamonds, soccer fields, playgrounds, and a mature trail system inside the village — a park footprint that newer master-plan villages cannot replicate at this scale.

   Howard Hughes Corporation / summerlin.com
3. 3

   Five minutes to Downtown Summerlin

   The open-air shopping, dining, and entertainment hub of the western Las Vegas Valley sits at the village's doorstep — restaurants, events, Las Vegas Ballpark, and a farmers market without the drive.

   Community location data
4. 4

   Zero state income tax + 3% property-tax cap

   Nevada levies no personal income tax and caps primary-residence property-tax increases at 3% annually under NRS 361.471 — two structural cost advantages over every California alternative.

   Nevada Revised Statutes 361.471
5. 5

   Palo Verde High School zoning (8/10)

   One of Las Vegas's top-rated public high schools is the zoned campus for The Hills — a built-in school-quality advantage that elevates the village for families.

   GreatSchools / Nevada Report Card

WHY BUY IN THE HILLS

What Are the Top 10 Reasons to Buy a Home in Summerlin The Hills?

The Hills' case rests on dual TPC golf access, Summerlin master-plan infrastructure, and CCSD school quality — all at a price $200K–$400K below California comparables. Ten sourced reasons follow, anchored to Nevada Revised Statutes 361.471, Las Vegas REALTORS data, and the Howard Hughes Corporation master plan.

1. 1

   TPC Summerlin — PGA Tour host course

   Annual Shriners Children's Open PGA Tour stop, walkable or cart-accessible from golf-frontage homes in the village.

   PGA TOUR TPC Network

2. 2

   TPC Las Vegas — second course in the village

   Two PGA-caliber courses within walking distance of fairway homes; no comparable Summerlin village offers dual TPC access.

   Howard Hughes Corporation

3. 3

   Zero Nevada state income tax

   A $200,000-income household saves $15,000–$20,000 annually versus California's 13.3% top rate.

   California Franchise Tax Board / Nevada Dept. of Taxation

4. 4

   3% property-tax cap on primary residences

   Annual tax increases on a primary home are capped by statute — predictable carrying costs for the life of ownership.

   NRS 361.471

5. 5

   The Hills Park — 60-acre village amenity system

   Tennis courts, baseball, soccer, playgrounds, and mature tree-lined walking trails — a park footprint that anchors community daily life.

   Howard Hughes Corporation / summerlin.com

6. 6

   Palo Verde High School zoning (8/10)

   One of Nevada's top public high schools, plus Bishop Gorman and The Meadows School within 15 minutes for private options.

   GreatSchools / Nevada Report Card

7. 7

   Five minutes to Downtown Summerlin

   The western valley's premier shopping, dining, and events hub — Whole Foods, restaurants, Las Vegas Ballpark, and seasonal events at the doorstep.

   Howard Hughes Corporation

8. 8

   Red Rock Canyon 20 minutes west

   The Bureau of Land Management's 195,000-acre conservation area with world-class hiking, climbing, and a 13-mile scenic loop.

   Bureau of Land Management

9. 9

   Established Summerlin infrastructure

   Twenty-plus years of Howard Hughes Corporation investment in trails, parks, commercial amenities, and village character — newer master plans cannot replicate this maturity.

   Howard Hughes Corporation / summerlin.com

10. 10

    $675K median below comparable California golf-course communities

    Golf-course addresses in suburban LA or the Bay Area price $1.5M–$2.5M for comparable courses and lot sizes.

    Las Vegas REALTORS / GLVAR, June 2026

THIS WEEKEND'S OPEN HOUSES

Can You Tour Summerlin Hills Homes This Weekend?

Open houses in The Hills run Saturdays and Sundays year-round; golf-frontage homes on TPC Summerlin and TPC Las Vegas often require appointment access through course gates. Set up instant alerts to be notified first when a Hills home goes live, or let us arrange private showings on any TPC fairway address.

RELOCATION TIMELINE

How to Relocate to Summerlin The Hills in 8 Steps

From first research to keys in hand, here's the 8–10 week timeline most Hills 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 penalties stack.

1. 01

   Pick your lot type and set a budget

   Decide whether you want TPC Summerlin golf-frontage ($800K–$1.1M+), TPC Las Vegas frontage ($750K–$950K), or an interior Hills single-family ($500K–$750K). Each carries different HOA tiers and course easements.

2. 02

   Get pre-approved — conforming or jumbo

   Most Hills purchases are conventional conforming. Golf-frontage homes above $1.1M may need jumbo financing with full reserves. Get pre-approved before any showing — listing agents verify financing before accepting tours.

3. 03

   Hire a Hills specialist

   TPC fairway-lot valuation requires course-easement knowledge, sub-association due diligence, and comparable selection across a small inventory. Work with an agent who tracks every Hills street.

4. 04

   Tour in person or virtually

   Golf-frontage homes may require scheduling coordination with course management for access. Standard interior homes are straightforward — we can arrange virtual walkthroughs for California and out-of-state buyers.

5. 05

   Write and negotiate the offer

   The Hills' 35-day median DOM means well-priced TPC homes move quickly. Come with a pre-approval, clean terms, and a clear understanding of which sub-association applies to the specific address.

6. 06

   Inspection, HOA docs & course easements

   Order the resale package early: master HOA + sub-association dues, reserve study, CC&Rs, and any golf-course easement disclosures. Inspect the pool, HVAC, and roof — summer heat is real.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. Confirm HOA transfer fees and any capital reserves assessment at closing.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), enroll kids in CCSD schools, then handle the Nevada DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Summerlin The Hills Economy?

The Hills sits inside the Summerlin master plan — the most economically vibrant residential corridor in the western Las Vegas Valley. According to the U.S. Bureau of Labor Statistics, the Las Vegas–Henderson–Paradise MSA maintains historically low unemployment, with the Downtown Summerlin corporate corridor and Summerlin Hospital anchoring the closest major employer cluster.

Top Hills-Area Employers

• Summerlin Hospital Medical CenterFull-service hospital and major west-valley employer, 8 minutes north on Rampart Blvd
• Downtown Summerlin corporate & retail corridorCorporate offices, tech tenants, and the west side's retail employment hub adjacent to the village
• Red Rock Resort (Station Casinos)Major resort and gaming employer on the Summerlin border, 10 minutes from The Hills
• TPC Summerlin / TPC Las Vegas operationsCourse management, F&B, events, and golf operations employment within the village
• Clark County School District (west region)Palo Verde High School and surrounding CCSD west-valley campuses
• Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, 25 minutes east via the 215

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

COMMUNITY COMPARISON

How Does Summerlin The Hills Compare to Henderson, Las Vegas & The Canyons?

This side-by-side covers the key metrics Hills buyers compare — TPC golf access, school ratings, days on market, and price per sq ft — updated June 2026. The Hills wins on golf and Downtown Summerlin proximity; Henderson wins on citywide safety scores. Sources: LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, Howard Hughes Corporation. Village-level DOM and active listings are ZIP-89134-area figures. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Summerlin The Hills?

The Hills sits at the crossroads of the Summerlin trail network and the 215 Beltway — the valley's most efficient arterial loop. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Hills destinations beat that.

Drive Times from Summerlin The Hills

• 5 minDowntown Summerlin (shopping, dining)W Charleston Blvd east
• 8 minSummerlin Hospital Medical CenterRampart Blvd north
• 20 minRed Rock Canyon (Scenic Loop entrance)W Charleston Blvd west
• ~25 minLas Vegas Strip215 Beltway south → I-15
• ~28 minHarry Reid International Airport215 Beltway south → I-15
• ~35 minHenderson215 Beltway south and east
• ~28 minDowntown Las Vegas215 Beltway → US-95 east
• ~45 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The primary mode — W Charleston Boulevard and the 215 Beltway give The Hills efficient access to every part of the valley without the congestion of central Las Vegas corridors.

• RTC Transit

  Bus routes run along Charleston and Sahara nearby, but The Hills is built for car ownership — residents should not plan a car-free lifestyle.

• Cycling & Trails

  The Summerlin trail network connects The Hills to Downtown Summerlin and westward toward Red Rock Canyon via dedicated paths — one of the best cycling corridors in the Las Vegas Valley.

• Rideshare

  Fast and reliable at this distance from the core; airport runs cost roughly $30–$40, and rideshare pickups are straightforward from Hills streets.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in Summerlin The Hills?

Most Hills buyers put down 5–20%. Conventional loans are available from 3% for first-time buyers; FHA allows 3.5% with a 580 credit score; VA loans are 0% for eligible veterans. On a $675,000 Hills median home, 5% is $33,750 and 20% is $135,000. Golf-frontage homes above $1.1M may require jumbo financing — typically 20–25% down with six months of reserves. PMI is $200–$350 per month for buyers under 20% down and cancels automatically at 78% LTV.

PEOPLE ALSO ASK

What Else Do People Ask About Summerlin The Hills?

These are the eight queries Hills buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and course facts from the Howard Hughes Corporation and PGA TOUR TPC Network.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, 9,600+ closed transactions, and $4.85B+ in total sales volume since 2011 back the team's #1 Nevada ranking. Our agents have represented Hills buyers and sellers across TPC golf-frontage homes, gated enclave resales, and the full 89134 ZIP — depth verified by thousands of five-star reviews.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Summerlin The Hills?

Compare The Hills with neighboring Summerlin villages and major Las Vegas metro communities. Each card pairs the commute time with price positioning, so you can judge whether a different village or city actually buys you more home or lifestyle for the money.

A–Z INDEX

Which Summerlin Villages and Communities Can You Explore?

The Hills sits within the Summerlin master plan — 25 villages stretching from Downtown Summerlin west toward Red Rock Canyon. Use the index below to navigate to The Canyons, The Trails, Queensridge, or the full Summerlin hub page, and compare listings, pricing, and lifestyle fit village by village.

Sources & Methodology

Where Does This Summerlin Hills Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Village-level figures are labeled as ZIP-89134-area benchmarks — individual street or lot-type premiums require agent-level comparable analysis. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89134 (The Hills village). lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan data: village boundaries, trail system, park acreage, and TPC course records. summerlin.com
3. U.S. Census Bureau — Summerlin South CDP population, income, age, and housing data. data.census.gov
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for The Hills. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. Clark County School District (CCSD) — School zoning, enrollment, and campus data for Bonner ES, Rogich MS, and Palo Verde HS. ccsd.net
7. GreatSchools.org — K-12 school ratings and test scores for Hills-area campuses. greatschools.org
8. Bureau of Land Management — Red Rock Canyon NCA acreage, access, and recreation data — 195,000 acres 20 min west. blm.gov
9. U.S. Bureau of Labor Statistics — Las Vegas–Henderson–Paradise MSA employment, unemployment, and wage data. bls.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026