Top Rated
9/10
9/10John W. Bonner Elementary
Zoned · CCSD Summerlin North (8 min)
K-5750 Students16:1
Summerlin, Las Vegas
The Vistas Homes For Sale
Nevada's #1 team for The Vistas real estate. Search single-family homes, view lots, and The Vineyards guard-gated estates in one of Summerlin North's most established villages.
AREA MEDIAN LIST (89134/89144)
$725K
LVR / GLVAR, June 2026
VILLAGE PRICE RANGE
$450K–$1.5M+
Community record · The Vineyards to $3M+
HOMES IN THE VILLAGE
3,000+
Howard Hughes Corporation plan record
DAYS ON MARKET (AREA)
35
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 Vistas at a Glance?
The Vistas is a 600-acre Summerlin North village — 3,000+ homes from $450K to $1.5M+ and The Vineyards guard-gated enclave from $900K to $3M+, developed by Howard Hughes Corporation since 1996. Area median across ZIP codes 89134/89144 is approximately $725,000 per Las Vegas REALTORS, with 35 median days on market. Five takeaways follow.
- The two-tier market: the village runs $450K to $1.5M+ in the core, rising to $900K–$3M+ inside The Vineyards guard-gated enclave.
- The location: 10 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon — established village lifestyle without remote-enclave commute times.
- Best for: families targeting Rogich MS (10/10) and Palo Verde HS (8/10), California relocators, and view-lot buyers seeking Spring Mountains and Red Rock vistas.
- Mature character: developed since 1996 with nearly 30 years of landscaping maturity — tree-lined streets newer Summerlin villages cannot replicate.
- Do your homework: HOA tiers ($100–$500/mo), view-lot premiums, school-zone verification by address, and Vineyards gate procedures all deserve early attention.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find The Vistas Homes for Sale?
The Vistas spans ZIP codes 89134 and 89144 in Summerlin North, carrying 3,000+ homes priced $450K to $1.5M+, according to Las Vegas REALTORS MLS data. The newest area listings appear below, refreshed daily from active GLVAR MLS inventory, with The Vineyards guard-gated estates and Vistas Ridge view lots among the most sought-after.
PRICE DISTRIBUTION
How Many Vistas-Area Homes Sell in Each Price Range?
Across ZIP codes 89134/89144 in Summerlin North, the village carries homes from $450K to $3M+, with the area median near $725,000 per Las Vegas REALTORS MLS data. The price bands below show where active listings concentrate, from entry-level core village homes through The Vineyards luxury estates.
Browse The Vistas Listings
How Can You Find a Vistas Home by Type, Lifestyle & Price?
The Vistas breaks into four distinct neighborhoods — Vistas Entry (from $450K), Vistas Village, Vistas Ridge (view lots from $600K), and The Vineyards guard-gated enclave (from $900K) — each link below opens a pre-filtered live Las Vegas MLS search, refreshed daily from Las Vegas REALTORS GLVAR MLS data.
Which Vistas Neighborhoods Should You Explore?
Four neighborhoods plus The Vineyards give buyers a range of price points and lifestyle fits within the same village boundary. Counts are approximate — inventory shifts weekly in an active Summerlin market.
Guard-Gated · Custom · Views
The Vineyards
Views · Family · Move-UpVistas Ridge
Family · Established · CoreVistas Village
Starter · AccessibleVistas Entry
Master Plan · Multiple VillagesSummerlin North (broader area)
Established · Country Rose EstatesThe Trails (adjacent village)
Guard-Gated · Trophy · GolfThe Ridges (ultra-luxury)
Golf Community · Guard-GatedRed Rock Country Club
By Price Range
Updated daily · 3,000 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Vistas Listings First?
Custom alerts by neighborhood, price, beds, and view preference — no spam, unsubscribe anytime. The Vineyards guard-gated estates move quickly when priced right, and Vistas Ridge view lots rarely last more than a few weeks in peak season. Alert subscribers see new listings 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
EDUCATION
9/10
9/10
8/10
9/10
How Are the Schools for The Vistas?
Schools are the single strongest draw of a Vistas address: zoned Clark County School District campuses are among the valley's best, led by Sig Rogich Middle School at a perfect 10/10 per GreatSchools. Private options — The Meadows School (A+), Bishop Gorman (A+), Faith Lutheran (A) — are within reasonable drive. The cards below map realistic options by level.
9/10The Meadows School (Lower)
Private · west Summerlin (12 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121200 Students19:1
8/10Faith Lutheran (Lower)
Private · Summerlin South (15 min)
K-5400 Students12:1
9/10Alexander Dawson School
Private · Boulder City / NV (22 min)
K-8350 Students8:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Vistas Families?
According to GreatSchools.org, The Vistas is zoned to Sig Rogich Middle School (10/10), John W. Bonner Elementary (9/10), and Palo Verde High School (8/10) — all confirmed via the Nevada Report Card. Private options include Bishop Gorman (A+) and The Meadows School (A+) within 15 minutes. Ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin North · 10 min | $450,000+ |
| 2 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin South · 15 min | $450,000+ |
| 3 | John W. Bonner Elementary | Public (zoned) | K-5 | 9/10 | Summerlin North · 8 min | $450,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $450,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 12 min | $450,000+ |
SAFETY & CRIME
Is The Vistas Safe?
Direct Answer
Yes — The Vistas is an established Summerlin North residential community with incident rates typical of owner-heavy suburban neighborhoods well below Las Vegas citywide averages. The Vineyards guard-gated enclave adds a staffed-gate, patrol, and perimeter-wall layer on top of Las Vegas Metropolitan Police coverage. Benchmark the surrounding area through FBI Uniform Crime Reporting data before writing an offer.
- Staffed gate (The Vineyards)HOA-funded community association security
- Las Vegas Metro Police jurisdictionCity of Las Vegas coverage throughout
- Owner-occupied householdsCommunity record — high ownership = lower turnover crime risk
- Village establishedNearly 30 years of residential continuity
What Buyers Should Know
The Vistas benefits from the twin stabilizers of high owner-occupancy and established neighborhood character: 85% of households own per community records, and with nearly 30 years of residential continuity, the community has the social cohesion that keeps incident rates low in suburban Summerlin neighborhoods. The Vineyards adds a 24/7 staffed gate, roving patrols, and perimeter walls on top of that baseline.
The broader 89134/89144 ZIP corridors are among the most established in Summerlin North, with incident profiles dominated by suburban property matters rather than violent crime — consistent with the profile of owner-occupied family neighborhoods valley-wide. FBI UCR-based tools let buyers benchmark the specific block before writing an offer.
For The Vineyards buyers in particular, the practical security picture — staffed entry, patrols, walls, and a residential community where neighbors know each other — delivers a meaningfully layered security environment within a few minutes of Red Rock Canyon and Downtown Summerlin.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community data per NREG village record. Last updated June 2026.
Living In
What's It Like Living in The Vistas, Summerlin?
The Answer
Living in The Vistas means tree-lined streets with nearly 30 years of landscape maturity, top-rated CCSD schools, and Red Rock Canyon twelve minutes west. The village spans 600 acres inside Summerlin North, developed by Howard Hughes Corporation starting in 1996, with a mix of family neighborhoods and The Vineyards guard-gated enclave from $900K to $3M+.
What is The Vistas known for?
The Vistas is known for its established Summerlin North character, mountain and Red Rock Canyon views from elevated western lots, the prestigious Vineyards guard-gated enclave, and one of the valley's top school lineups: Bonner ES (9/10), Rogich MS (10/10), and Palo Verde HS (8/10).
Who should live in The Vistas?
Families targeting Rogich Middle School's 10/10 rating, California relocators swapping coastal taxes for mountain-view Summerlin living, luxury buyers drawn to The Vineyards' guard-gated estates, and anyone who values established neighborhood character over brand-new construction.
What is daily life like?
Morning walks on the Summerlin Trail System, errands and dining at Downtown Summerlin ten minutes east, afternoon hikes at Red Rock Canyon twelve minutes west, and evenings in an established neighborhood where the landscaping has had three decades to mature into something genuinely beautiful.
Location
Where Is The Vistas
The Vistas sits in Summerlin North in Las Vegas, roughly bounded by Hualapai Way on the east and Rampart Boulevard on the west, in the 89134 and 89144 ZIP codes. About 600 acres. Roughly 15 miles from the Strip, 12 minutes from Red Rock Canyon.
Downtown Summerlin
10
Min
Red Rock Canyon
12
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
The Vistas
At a Glance$725,000
Area Median List Price (89134/89144)
$450K–$1.5M+
Village Price Range
$900K–$3M+
The Vineyards Range
35
Days on Market (area)
- Setting
- Established Summerlin North village
- Acreage
- ~600 acres
- Homes
- 3,000+
- Established
- 1996
- Developer
- Howard Hughes Corporation
- Guard-Gated Enclave
- The Vineyards (staffed 24/7)
- HOA
- $100–$500/mo
- Schools
- CCSD: Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10)
- Trail Access
- Summerlin Trail System (connected)
- Sunshine
- 300 days/year
- Distance to Red Rock
- ~12 min
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does The Vistas Score?
The Vistas earns top marks for schools, Red Rock access, and established neighborhood character, with honest trade-offs on view-lot premiums and Vineyards HOA costs. Below is a category-by-category report card — the same six factors our agents walk through with every relocating buyer before the first tour.
Grade A: Schools
Rogich MS (10/10) and Bonner ES (9/10) are among Clark County's strongest; Palo Verde HS (8/10) rounds out the zoned CCSD lineup, with Bishop Gorman (A+) and The Meadows School (A+) private options nearby.
Grade A: Outdoor Access
12 minutes to Red Rock Canyon, the Summerlin Trail System from your door, Fox Hill Park inside the village — one of Summerlin's best outdoor-access addresses.
Grade B+: Safety
The Vineyards is guard-gated with 24/7 staffing; the broader village uses standard residential security with low incident rates typical of established Summerlin North.
Grade B: Cost of Living
Area median near $725K is a premium proposition, well below comparable California enclaves; HOA tiers top out at $500/mo in The Vineyards.
Grade A-: Amenities
Village parks, Summerlin Trail System, Downtown Summerlin shopping ten minutes out, TPC Summerlin and Red Rock Country Club within the Summerlin master plan.
Grade B+: Commute
10 minutes to Downtown Summerlin, 20 to the Strip via Summerlin Parkway, 30 to Harry Reid Airport via the 215 — solid for a Summerlin North village.
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 Vistas a good place to live?
Yes — particularly for families and California relocators who value established neighborhood character, top-rated CCSD schools, and Red Rock Canyon proximity. The Vistas pairs Summerlin North's mature landscaping and 3,000+ homes from $450K to $1.5M+ with Rogich Middle School (10/10), the Summerlin Trail System from your door, and The Vineyards guard-gated enclave for buyers who want added privacy. The honest trade-offs are view-lot premiums and Vineyards HOA costs up to $500/mo — but for buyers who value established quality of life, The Vistas is one of the most compelling villages in the Summerlin master plan.
DEMOGRAPHICS
Who Lives in The Vistas?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing The Vistas — the parent city holds 656,274 residents with a median household income of $66,820. Inside The Vistas, community records reflect a different profile: 8,000+ residents across 3,000+ households, a median age of 43, and average household income above $155,000.
The Census does not tabulate The Vistas separately, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within the village, our closing data shows a heavy family orientation around the school pipeline, a steady stream of California relocators, executives working the Summerlin and Strip corridors, and a luxury-buyer contingent inside The Vineyards who prize mountain views and guard-gate privacy above all else.
8,000+
vs Las Vegas 656,274
43
vs Clark Co 38
$155,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
3,000+
vs Clark Co ~860,000
$450K
vs Clark Co value $391K
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (The Vistas is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the The Vistas Area Growing?
The Vistas itself is an established village — 3,000+ homes developed since 1996 with growth happening through remodels and renovations rather than rooftops. Its parent metro keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, driving continued demand for Summerlin North's established school zones and canyon proximity.
656,274Las Vegas residents (Census)
3,000+The Vistas homes
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside The Vistas, the village is structurally mature — nearly 30 years of established character with growth through renovation rather than new rooftops. The broader Summerlin master plan continues expanding westward with Howard Hughes Corporation actively developing newer villages, which sustains demand for The Vistas' established school zones, canyon proximity, and mature landscaping that newer villages cannot replicate.
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 Vistas Score for Livability?
The Vistas scores highest on schools, outdoor access, and established character: Rogich MS at 10/10, Red Rock Canyon twelve minutes west, and nearly 30 years of mature Summerlin landscaping. Honest trade-offs are area price premiums and The Vineyards HOA costs. Six categories below, benchmarked to Census, CCSD, and GreatSchools data.
- 88A-
Overall Livability
- 94A
Schools (CCSD + private)
- 80B+
Safety
- 50C+
Cost of Living
- 85A-
Amenities
- 82B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is The Vistas Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark The Vistas trades against. The area median list across ZIP codes 89134/89144 is approximately $725,000, with 35 median days on market and a village price range of $450K to $1.5M+.
Median List Price
~$725,000 area median across 89134/89144 in June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
35 median days across the area; view lots and Vineyards estates trade at their own pace
vs May 2025
Source: Las Vegas REALTORS
Village Range
$450K core neighborhoods through $1.5M+ and The Vineyards at $900K–$3M+
vs May 2025
Source: Las Vegas REALTORS
The long view: The Vistas'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.
35
DAYS ON MARKET (AREA)
$725K
AREA MEDIAN LIST
3,000+
HOMES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME
ESTABLISHED VILLAGE
Get matched with a
Vistas specialist.
Market Competitiveness
How competitive is The Vistas market right now?
The Vistas is a steady, demand-driven market — the 10/10 Rogich Middle School zone and Red Rock Canyon proximity create consistent buyer interest across the village, while The Vineyards guard-gated estates move to their own timeline with serious buyers willing to wait for the right lot and view orientation.
62Steady Demand
- 35 daysArea median DOM (sold)
- $725KArea median list price
- 3,000+Homes in the village
- $900K+The Vineyards entry
Is The Vistas Right for You?
Who Should Buy a Home in The Vistas?
The Vistas serves a remarkably wide buyer spectrum — from $450K first-time Summerlin buyers in Vistas Entry to $3M+ custom estates in The Vineyards, with Rogich Middle School as the common denominator. Six buyer profiles below match lifestyles to neighborhoods, followed by honest pros and trade-offs.
Which Vistas Neighborhood Fits Your Buyer Type?
School-First Families
- Sig Rogich MS (10/10) — best in Summerlin North
- John W. Bonner ES (9/10) as the zoned elementary
- Palo Verde HS (8/10) for high school
- Bishop Gorman and Faith Lutheran within 15 minutes
California Relocators
- Mountain-view Summerlin village at a fraction of CA pricing
- Zero state income tax, 3% property-tax cap
- One-hour flight from LAX or SFO
- Our relocation team handles virtual tours and cross-state moves
Luxury / Guard-Gated Buyers
- The Vineyards: 24/7 staffed gate + spring mountain views
- $900K–$3M+ custom and semi-custom estates
- Large view lots in Summerlin North's western ridgeline
- Guard-gated privacy inside the Summerlin master plan
Outdoor Enthusiasts
- Red Rock Canyon 12 minutes from the door
- Summerlin Trail System paved network from the village
- Fox Hill Park adventure playground and disc golf inside
- TPC Summerlin golf 10 minutes east
Move-Up Buyers
- Vistas Ridge view lots from $600K
- Mature streets, established character, larger lots
- Upgrade path into The Vineyards at $900K+
- Full Summerlin master-plan amenities included
First-Time Summerlin Buyers
- Vistas Entry neighborhoods from $450K
- Same school zone as move-up and luxury neighbors
- Summerlin HOA included at the master-plan level
- Starting point in one of the valley's most durable communities
Best Fit For
- School-first families — Rogich MS at 10/10 is the highest-rated public middle school in the Summerlin corridor — and the single most common reason buyers choose The Vistas over comparable villages.
- California relocators — mountain-view Summerlin character at dramatically lower pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Luxury and guard-gated buyers — The Vineyards delivers a 24/7 staffed gate, custom estates on large lots with Spring Mountains views, and $900K–$3M+ pricing within the Summerlin master plan.
- Outdoor enthusiasts — Red Rock Canyon twelve minutes west, the Summerlin Trail System from the door, and Fox Hill Park adventure playground inside the village.
- Move-up buyers — Vistas Ridge view lots from $600K offer established character and mountain views with a clear upgrade path into The Vineyards.
- First-time Summerlin buyers — Vistas Entry neighborhoods from $450K put one of the valley's strongest school zones within reach at entry-level Summerlin pricing.
Ready to explore homes in The Vistas? Our team knows every Vistas neighborhood, The Vineyards gate procedures, and which streets carry protected mountain views.
Start Your Home SearchPros
- Sig Rogich Middle School at a perfect 10/10 — the strongest public school draw in Summerlin North
- Red Rock Canyon twelve minutes west — one of the most accessible canyon positions among Summerlin villages
- The Vineyards guard-gated enclave: 24/7 staffed gate, Spring Mountains views, $900K–$3M+ custom estates
- Nearly 30 years of landscape maturity — established character that newer Summerlin villages cannot replicate
- Summerlin Trail System connectivity from the village into the broader master-plan trail network
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Downtown Summerlin ten minutes east for dining, shopping, and Las Vegas Ballpark events
Honest Considerations
- Area median near $725K is above the Las Vegas citywide average — Summerlin commands a premium
- The Vineyards HOA tops out near $500/mo for staffed-gate security and enhanced amenities
- View-lot premiums are real and can move prices materially above non-view comparable homes
- Most of the village is resale, not new construction — finish-quality varies home to home
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
- School zoning: Rogich MS 10/10 zoning must be verified by specific address — boundaries vary within the village
Neighborhood Comparison
How Do The Vistas' Four Neighborhoods Compare?
A side-by-side of The Vistas' four neighborhoods plus The Vineyards — entry pricing, lifestyle fit, and buyer type — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Sub-village samples run too small for reliable medians, so we publish entry points and ranges rather than statistical medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Vineyards | From $900K–$3M+ | n/a* | n/a* | n/a* | Guard-Gated · Views · Custom |
| Vistas Ridge | From $600K | n/a* | n/a* | n/a* | Views · Family · Move-Up |
| Vistas Village | From $500K | n/a* | n/a* | n/a* | Family · Established · Core |
| Vistas Entry | From $450K | n/a* | n/a* | n/a* | Starter · Accessible |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-neighborhood $/SF, DOM, and listing counts are intentionally published as ranges — samples inside any one sub-section are too small to be meaningful as medians.
Neighborhood Deep Dive
What's Inside The Vistas' Neighborhoods?
Submarket 1
The Vineyards
The prestigious guard-gated enclave anchoring the village's western edge: custom and semi-custom homes on large lots with Spring Mountains and Red Rock Canyon views, 24-hour staffed gate, and some of the most substantial estate-style properties in Summerlin North.
Browse The Vineyards homes →$900K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Vistas Ridge
Elevated neighborhoods delivering mountain views, established landscaping, and well-maintained single-family homes. Popular with families seeking space, scenery, and the Rogich MS zone at a move-up price point.
Browse Vistas Ridge homes →$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Vistas Village
The core residential area of The Vistas — tree-lined streets, The Vistas Park, Fox Hill Park, and classic Summerlin character. The most active resale tier, where most family buyers land when the school zone drives the decision.
Browse Vistas Village homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Vistas Entry
The most accessible neighborhoods in The Vistas — well-maintained homes at entry-level Summerlin pricing, sharing the same Rogich MS school zone as their $900K+ Vineyards neighbors. The best value-to-school-quality ratio in the Summerlin North corridor.
Browse Vistas Entry homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Vineyards — The Vistas' Guard-Gated Enclave
The crown of The Vistas village: custom and semi-custom estates behind a 24-hour staffed guard gate on the village's elevated western edge. Spring Mountains and Red Rock Canyon views, large lots, mature landscaping, and $900K–$3M+ pricing within the Howard Hughes Corporation Summerlin master plan.
Browse The Vineyards — The Vistas' Guard-Gated Enclave homes →24/7Staffed Guard Gate
$900K+Entry Pricing
$3M+Custom Estate Ceiling
12 minto Red Rock Canyon
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Vistas
neighborhood fits?
BY ZIP CODE
How Do the Vistas ZIP Codes (89134/89144) Break Down?
The Vistas spans ZIP codes 89134 and 89144, and the table below breaks these corridors into their real segments — from The Vineyards guard-gated tier through core village family homes and entry-level Summerlin pricing. Both ZIPs share the same CCSD school zone, Nevada tax structure, and access to Red Rock Canyon.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | The Vineyards guard-gated enclave (western The Vistas) | $900K–$3M+ (plan range) | n/a* | varies by estate | limited — watch alerts | n/a* |
| 89134 | Vistas Ridge — elevated view-lot neighborhoods | From $600K | n/a* | ~30–40 days | — | n/a* |
| 89134 | Vistas Village — core family neighborhoods | From $500K | n/a* | ~35 days | — | n/a* |
| 89144 | Vistas Entry — accessible Summerlin North neighborhoods | From $450K | n/a* | ~30–38 days | — | n/a* |
| 89134/89144 | Full Vistas area benchmark — both ZIP codes combined | ~$725,000 list | — | 35 | 3,000+ homes | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: sub-village samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Vistas Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, GreatSchools, and Howard Hughes Corporation — capture The Vistas faster than any brochure: 3,000+ homes, a $725,000 area median, 35 median days on market, and Rogich MS at a perfect 10/10.
$725,000
Area median list price across ZIP codes 89134/89144 — the starting benchmark for every Vistas purchase conversation, June 2026.
Las Vegas REALTORS
$450K–$1.5M+
The Vistas village price range, spanning entry-level Summerlin homes through premium view lots; The Vineyards runs $900K to $3M+.
Community plan record
3,000+
Homes across 600 acres in Summerlin North — an established, diverse village developed beginning in 1996 by Howard Hughes Corporation.
Howard Hughes Corporation plan record
10/10
Sig Rogich Middle School's GreatSchools rating — the highest-rated public middle school in the Summerlin North corridor, zoned throughout The Vistas.
GreatSchools.org
35
Median days from list to accepted offer across the area, June 2026 — steady demand driven by school zone and Red Rock Canyon proximity.
LVR / GLVAR, June 2026
12 min
Drive to Red Rock Canyon National Conservation Area — roughly 195,000 BLM-managed acres of hiking, climbing, and scenic drives.
BLM / drive times
1996
The year Howard Hughes Corporation began developing The Vistas — nearly 30 years of landscaping maturity and residential continuity.
Howard Hughes Corporation
$155,000+
Average household income inside The Vistas — roughly double the Clark County median, consistent with established Summerlin North demographics.
NREG community plan record
WHY THE VISTAS
Why Does The Vistas Stand Apart From Its Peers?
From Rogich Middle School's 10/10 rating to The Vineyards' mountain-view estates, The Vistas occupies a niche within Summerlin North that few villages replicate. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools ratings, Census figures, and the Howard Hughes Corporation master plan record — so you can check every claim.
- GreatSchools.org · CCSD
The best school lineup in Summerlin North
Rogich Middle School rates a perfect 10/10 per GreatSchools — the highest-rated public middle school in the Summerlin corridor — anchored by Bonner ES (9/10) and Palo Verde HS (8/10).
- Bureau of Land Management drive times
Red Rock Canyon twelve minutes west
The BLM's roughly 195,000-acre Red Rock Canyon conservation area is one of the closest major outdoor destinations to any Summerlin village — 12 minutes from The Vistas gate.
- Community plan record
The Vineyards — guard-gated luxury within the village
Custom and semi-custom estates from $900K to $3M+ behind a 24/7 staffed gate with Spring Mountains and Red Rock views — a guard-gated tier without leaving the Summerlin master plan.
- Howard Hughes Corporation / Summerlin plan record
Nearly 30 years of landscape maturity
Developed since 1996, The Vistas has tree-lined streets, manicured common areas, and an established neighborhood feel that newer Summerlin villages cannot replicate.
- 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 dramatically below comparable California communities.
WHY BUY IN THE VISTAS
What Are the Top 10 Reasons to Buy a Home in The Vistas?
The Vistas' case rests on school quality, Red Rock proximity, and established Summerlin character: a 10/10 middle school, twelve minutes to 195,000 acres of conservation land, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, with zero state income tax. Ten sourced reasons follow.
Sig Rogich MS at 10/10 — best in Summerlin North
A perfect GreatSchools score is the single most common reason family buyers choose The Vistas over comparable Summerlin villages.
GreatSchools.org
Red Rock Canyon twelve minutes west
The BLM's roughly 195,000-acre conservation area — hiking, climbing, and the 13-mile scenic loop — starts a twelve-minute drive from the village.
Bureau of Land Management
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, delivering long-run cost predictability.
NRS 361.471
The Vineyards guard-gated enclave
Custom and semi-custom estates from $900K to $3M+ behind a 24/7 staffed gate — guard-gated luxury within the Summerlin master plan.
Community plan record
Established village character
Nearly 30 years of mature landscaping, tree-lined streets, and neighborhood continuity — the character newer villages cannot manufacture.
Howard Hughes Corporation plan record
Mountain and Red Rock views from elevated lots
Elevated western streets and The Vineyards deliver Spring Mountains and Red Rock Canyon views; view-lot premiums are real and historically supported.
Community plan record
Downtown Summerlin ten minutes east
The valley's premier open-air shopping, dining, and events destination — Las Vegas Ballpark, Whole Foods, and the best restaurant density in the west valley.
Howard Hughes Corporation / drive times
Summerlin Trail System from your door
Miles of connected paved trails for walking, running, and cycling link directly to Red Rock Canyon approaches.
Howard Hughes Corporation trail network
Howard Hughes Corporation master plan value
Over 30 years of HOC's master-planned development has made Summerlin the most consistently performing large residential community in the Las Vegas Valley.
Howard Hughes Corporation
New Construction
Who Builds New Homes in and Around The Vistas?
The Vistas built out in the late 1990s and 2000s — today's market is resale. Howard Hughes Corporation is developing newer Summerlin villages to the west, where Toll Brothers, Lennar, and Tri Pointe sell from the $500Ks to $2M+. Buyers wanting new construction within The Vistas' school zone should cross-shop those communities.
Luxury & Move-Up
Toll Brothers
The closest luxury new-build profile to Vistas resale pricing
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Vistas remodels
Family & 55+
Pulte / Del Webb
Active adult and family options in newer Summerlin footprints
Family
Richmond American
Value-oriented new builds outside the village perimeter
Outdoor Recreation
What Outdoor Amenities Does The Vistas Offer?
Village parks, the full Summerlin Trail System from your door, and Red Rock Canyon twelve minutes west — The Vistas delivers some of Summerlin North's strongest outdoor credentials. The Howard Hughes Corporation trail network links the village directly to the broader Summerlin system, usable through 300 days of annual sunshine.
IN-VILLAGE
The Vistas Park
~12 acresPlayground · Trails · FieldsResidents
The village's green anchor: playground equipment, walking trails, open fields, picnic shelters, and basketball courts at the heart of the neighborhood.
IN-VILLAGE
Fox Hill Park
~20 acresAdventure · Disc GolfFree
Adventure playground, zip lines, disc golf, walking trails, and picnic areas at 10100 Trails Dr — one of Summerlin North's most engaging park assets.
FROM THE DOOR
Summerlin Trail System
Connected networkWalking · Cycling · RunningFree
Howard Hughes Corporation's paved multi-use trail system connects The Vistas to the broader Summerlin network and approaches toward Red Rock Canyon.
12 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic DriveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class rock climbing, and dozens of hiking trails managed by the Bureau of Land Management.
10 MIN
Downtown Summerlin
Open-air districtShopping · Dining · EventsFree
The west valley's outdoor retail and events hub — farmers markets, Las Vegas Ballpark, seasonal festivals, and the best restaurant density in Summerlin.
10 MIN
TPC Summerlin
18-hole PGA courseGolfPrivate/Member
Home of the Shriners Hospitals for Children Open PGA Tour event — the Summerlin master plan's flagship golf course, within the broader community.
15 MIN
Summerlin Hospital Medical Center
Regional hospitalHealthcareN/A
The west valley's primary hospital serves The Vistas and surrounding Summerlin communities, approximately fifteen minutes by surface streets.
45 MIN
Mt. Charleston / Spring Mountains
316,000 acresSkiing · Hiking · CampingNFS entry fee
The Spring Mountains National Recreation Area rises to over 11,900 feet — skiing at Lee Canyon and year-round cooler temperatures less than an hour from The Vistas.
The Vistas Lifestyle
What Does a Weekend in The Vistas Look Like?
Three moods within minutes of your door: a morning run 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're ready for something bigger.
3,000+Homes in the Village
600Acres · Summerlin North
12Minutes to Red Rock Canyon
10/10Rogich MS Rating
THIS WEEKEND'S OPEN HOUSES
Can You Tour Vistas Homes This Weekend?
Open houses run regularly across The Vistas village neighborhoods. The Vineyards guard-gated enclave typically shows by appointment only — coordinated through the gate in advance. Set up instant alerts to get notified the moment a Vistas or Vineyards home schedules an open house, or browse every active listing now and let us arrange private showings.
Quick Answer
What does an HOA cost in The Vistas?
Budget $100 to $500 per month depending on neighborhood. Core Vistas neighborhoods combine the Summerlin master association fee with a modest village sub-association fee for common-area maintenance and parks. The Vineyards runs to the top of the range to fund 24-hour guard staffing, security patrols, and enhanced landscaping. Always pull the full resale package — current dues, reserve funding, and assessment history — early in escrow, and compare total monthly carrying cost across candidates rather than list price alone.
Moving to The Vistas
Should I Move to The Vistas Summerlin?
Every month, California households discover that a mountain-view Summerlin village with Rogich MS (10/10) — priced out of reach at home — starts at $450K here, twelve minutes from Red Rock Canyon. California's top income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero, and that math funds most of the move.
Why California Buyers Are Choosing The Vistas
The tax math is straightforward: 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 Vistas adds what coastal Summerlin-style communities can't answer at the price: an established 600-acre village with Rogich Middle School (10/10), mountain views from elevated western lots, and Red Rock Canyon twelve minutes from your front door — all inside Summerlin's Howard Hughes master plan.
At a $1.2 million budget, Southern California buyers are looking at a dated mid-century ranch on a modest lot. That same budget in The Vineyards secures a custom or semi-custom estate behind a 24-hour staffed gate with Spring Mountains and Red Rock views — ten minutes from Downtown Summerlin and twelve from the canyon trailheads.
According to Las Vegas REALTORS, the area median list price across ZIP codes 89134/89144 is approximately $725,000, with The Vineyards guard-gated estates running $900K to $3M+. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area just twelve minutes west.
The Vistas runs on Summerlin's professional and executive economy: residents skew dual-income families, physicians, and entrepreneurs, with average household income above $155,000 per community records. The Downtown Summerlin corporate and retail corridor sits ten minutes east, Summerlin Hospital Medical Center about fifteen minutes away, and Las Vegas's Strip employment core roughly twenty minutes out — The Vistas' position in Summerlin North delivers the lifestyle without the commute sacrifice.
Cost of Living Snapshot — The Vistas vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters most: established village living with mountain views and top-rated schools starts near $450,000 in The Vistas versus $1.5M+ in comparable California enclaves.
| Metric | The Vistas, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Area Median List Price | ~$725K (89134/89144) | ~$1.2M+ (comparable suburbs) |
| Guard-Gated Luxury Entry | ~$900K (The Vineyards) | $2.5M+ (gated LA enclaves) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~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 Vistas Rental Market — Rent vs. Own
Executive leases in The Vistas exist but are secondary to ownership: the community's 85% owner-occupancy rate keeps rental supply thin relative to demand. The Vineyards guard-gated estates lease infrequently and command premium rents when they do. Short-term rentals in Summerlin are regulated by the City of Las Vegas — verify the current rules before underwriting any vacation-rental income. For 5+ year holds, scarcity and school-zone premiums reward owners decisively over renters.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to The Vistas? Our team specializes in out-of-state Summerlin relocation — virtual tours of Vistas Ridge view lots, Vineyards gate-access coordination, school-zone verification by address, and closing support without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to The Vistas in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Vistas buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60 days, per the Nevada DMV — miss them and registration penalties stack.
Choose your Vistas neighborhood
Decide which tier fits: Vistas Entry from $450K for the school zone at entry pricing, Vistas Village core from $500K, Vistas Ridge view lots from $600K, or The Vineyards guard-gated estates from $900K. Each carries different HOA dues and financing paths.
Verify school zoning by address
Rogich MS (10/10) and Bonner ES (9/10) draw buyers to The Vistas, but CCSD boundaries can vary within the village. Run your target address through the CCSD school-finder before you write an offer — zoning is non-transferable.
Get pre-approved
Conventional financing covers most Vistas homes; The Vineyards estates above the conforming limit go jumbo, where lenders want 20–25% down plus reserves. Get your letter before your first showing — move-up buyers move fast in this school zone.
Hire a Vistas specialist
View-lot premiums, The Vineyards gate procedures, and HOA tier differences all require on-the-ground knowledge. Work with an agent who tracks every street and can pull resale packages before you visit.
Tour in person or virtually
The Vineyards requires gate coordination — we arrange clearance with same-day notice in most cases. For out-of-state buyers, virtual tours of Vistas Ridge view lots are effective; we walk the street with you live on video.
Write and negotiate the offer
View-lot premiums and Rogich MS zoning both drive bidding competition in move-up tier. Ask us where each seller actually stands before you write; clean terms with a vetted pre-approval compete well against financed offers.
Inspection, HOA docs, and due diligence
Order the Summerlin master HOA package and the sub-association resale package simultaneously — dues, reserve funding, and assessment history. Confirm view-lot sightlines are legally protected in the HOA docs, not just visually present today.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, LVVWD), register with Summerlin and any sub-association, then handle the DMV — license within 30 days of establishing residency, registration within 60.
ECONOMY & JOBS
What Drives The Vistas Economy?
The Vistas runs on Summerlin's professional and executive economy: physicians, executives, and dual-income families rather than a single anchor employer. 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 in The Vistas above $155,000 — roughly double the Clark County median.
$155,000+Avg household income, The VistasNREG community plan record
85%Owner-occupied householdsCommunity plan record
10 minTo Downtown Summerlin corridorCorporate, medical, retail employment hub
20 minTo the Strip employment coreVia Summerlin Pkwy and I-15
Top Vistas-Area Employers
- Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west side's premier retail employment hub — ten minutes from The Vistas
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, approximately fifteen minutes by surface streets
- Red Rock Resort (Station Casinos)Resort, gaming, dining, and corporate operations on the Summerlin border
- Howard Hughes CorporationThe Summerlin master developer's operations and construction management are a direct employer in the broader community
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (Summerlin region)Area CCSD campuses including Rogich MS, Bonner ES, and Palo Verde HS serve as significant regional employers
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Vistas Compare to The Trails, The Ridges & Henderson?
Weighing The Vistas against Summerlin alternatives or Henderson? This June 2026 side-by-side covers what buyers ask most: The Vistas leads on school quality (Rogich MS 10/10) and Red Rock proximity; The Ridges leads on ultra-luxury and golf; Henderson leads on new construction — sources are LVR, the U.S. Census, and GreatSchools.
| Metric | The Vistas | The Trails | The Ridges | Henderson |
|---|---|---|---|---|
| Area Median List Price | ~$725K | ~$750K+ | From $2M | $548K |
| Guard-Gated Enclave | The Vineyards ($900K+) | Country Rose Estates ($1M+) | Entire community (from $2M) | MacDonald Highlands ($2M+) |
| Middle School Rating | Rogich MS (10/10) | Rogich MS (10/10 — shared zone) | Rogich MS zone | 8–9/10 CCSD |
| Red Rock Canyon | 12 min | 14 min | 18 min | 35 min |
| New Construction | Resale · Village built out | Resale · Village built out | Limited custom lots | Very High (Cadence, Inspirada) |
| Population | 8,000+ | ~7,000 | ~2,500 | 331,857 |
| Best For | Schools · Red Rock · Est. Character | Schools · Est. Character · Value | Ultra-Luxury · Golf · Trophy Estates | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Village income and population figures are NREG community plan-record values; citywide demographics are Las Vegas city figures. Last updated June 2026.
Cost of Ownership
What Will The Vistas Cost You Each Month?
A $725,000 entry Vistas purchase runs about $5,100 monthly with 10% down at 7% per Freddie Macs rate survey — including HOA dues, property taxes, and insurance. The tabs below model your payment, compare renting, and break down Summerlin HOA tiers from core village to The Vineyards.
Payment Estimator
Estimate Your Vistas Payment
$5,332
Estimated Monthly Payment
- Principal & Interest$4,341
- Property Tax$369
- Insurance$150
- HOA$200
- PMI$272
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 Vistas right now?
Rental supply in The Vistas is thin — 85% of households own — so executive leases surface infrequently and command premium rents when they do. For 5+ year holds, school-zone scarcity and established Summerlin character tilt decisively toward owning.
OWN (10% DOWN, 7%)
$5,318 / mo
- Principal & Interest
- $4,340
- Property Tax (~0.6%)
- $363
- Homeowners Insurance
- $145
- HOA (master + sub-association)
- $200
- PMI (10% down)
- $270
5-year net cost:~$165,000
Equity built:~$215,000
RENT (MODELED EXECUTIVE LEASE)
$3,800 / mo
- Executive-Home Lease (modeled)
- $3,800
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$247,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Vistas home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $215,000 in equity (including the down payment) while the renter walks away with none. Rogich MS-zone demand and Summerlin's track record of master-plan appreciation support the ownership math.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $200/mo blended HOA, modeled $3,800 executive lease.
HOA Fees by Community
HOA Fees by Tier in The Vistas
Every Vistas home pays into both the Summerlin master association and a neighborhood sub-association; the total depends on which tier. The Vineyards adds staffed-gate funding on top of the base. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Core Village Neighborhoods
$100–$250 / mo
Vistas Entry · Vistas Village · Vistas Ridge
$100–$250
Includes:
Summerlin master association fee + village sub-association for park maintenance and common areas
Summerlin master plan fee
Included in above
Includes:
Trail system, master parks, signage, and plan-wide common area maintenance
The Vineyards Guard-Gated Enclave
$300–$500 / mo
The Vineyards
$300–$500
Includes:
24-hour staffed gate, roving security patrols, perimeter wall maintenance, enhanced landscaping
Due-diligence note
Verify in escrow
Includes:
Confirm exact dues, reserve study, any pending special assessments, and CC&R restrictions on short-term rentals
Due-Diligence Checklist
Request at offer
Resale package (statutory)
Statutory right
Includes:
Current dues, reserve funding study, assessment history, CC&Rs, gate and visitor access policies
Transfer and capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math, not as a surprise at escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Vistas?
Summerlin Parkway and the 215 Beltway are the village's dual commute lifelines — both minutes from The Vistas. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data, and most Vistas residents reach their major destinations well inside that average.
Drive Times from The Vistas
- ~10 minDowntown Summerlin (dining & shopping)Summerlin Pkwy east
- ~12 minRed Rock Canyon NCAW Charleston Blvd west
- ~10 minTPC Summerlin (golf)Summerlin Pkwy / Rampart
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east via Summerlin Pkwy
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~45 minMt. Charleston / Spring MountainsUS-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 Vistas?
Most Vistas purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — more common in The Vineyards — can close in 7–14 days. Financed purchases on conventional loans move on the standard timeline. Jumbo files on Vineyards estates above the conforming limit occasionally need extra appraisal time; The Vineyards also adds roughly a week for HOA resale-package review if it hasn't been ordered upfront.
Quick Answer
What down payment do you need to buy in The Vistas?
Most Vistas buyers put down 10% to 20%. Conventional financing works well for core village and Vistas Ridge homes — on a $725,000 home, plan roughly $72,500 (10%) to $145,000 (20%) down. The Vineyards' $900K–$3M+ custom estates may require jumbo financing, where lenders typically want 20–25% down plus reserves. VA loans allow 0% down for eligible veterans and are accepted throughout Las Vegas with no county loan limit. Have your lender confirm the loan type before your first showing.
The Vistas FAQ — 18 Answers
What Do The Vistas Buyers Most Frequently Ask?
Most AskedWhat is the price range in The Vistas?
The Vistas village ranges from $450,000 to $1.5 million-plus, with a $549,999 area median per Las Vegas REALTORS. Core neighborhoods start around $450K; The Vineyards guard-gated enclave on the western edge runs $900K to $3M+ for custom estates on large view lots — spanning first-time Summerlin buyers to luxury seekers.
Is The Vistas guard-gated?
Partially. The Vistas as a whole is not fully guard-gated, but The Vineyards enclave within it has a 24-hour staffed guard gate, security patrols, and perimeter walls. The rest of the village uses standard or key-fob entries at lower HOA cost. Decide early whether staffed security is a must-have — it shifts your budget from the $450K core toward The Vineyards' $900K+ range.
What is The Vineyards in The Vistas?
The Vineyards is the guard-gated luxury enclave anchoring the western portion of The Vistas. Expect custom and semi-custom homes on large lots with Spring Mountains and Red Rock Canyon views, typically priced $900K to $3M+, behind a 24-hour staffed gate with extensive landscaping. It's among the most substantial addresses in Summerlin North, and inventory turns slowly — set instant alerts with our team.
What ZIP code is The Vistas in?
The Vistas sits in ZIP codes 89134 and 89144 in Summerlin North, Las Vegas. Both are Clark County School District ZIPs, and both carry Nevada's ownership math: no state income tax, roughly 0.5–0.75% effective property tax per the Clark County Assessor, and a 3% primary-residence annual cap under Nevada Revised Statutes 361.471. Include both ZIPs in your search filters to capture every listing.
What schools serve The Vistas?
The Vistas zones to Clark County School District's John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Nearby private options include The Meadows School (A+), Faith Lutheran (A), and Bishop Gorman (A+), plus Doral Academy Red Rock (9/10) on the charter side. Verify zoning for any specific address before writing an offer.
What are HOA fees in The Vistas?
Expect $100 to $500 per month depending on neighborhood. Core Vistas neighborhoods combine the Summerlin master association fee with a modest village sub-association fee, while The Vineyards runs to the top of the range to fund 24-hour guard staffing and enhanced amenities. Exact dues vary by sub-association — request the resale package early in your 30–45 day Nevada escrow and review it before contingencies lapse.
Does The Vistas have mountain views?
Yes — The Vistas' elevated western position gives many homes views of the Spring Mountains and Red Rock Canyon, especially in the elevated neighborhoods along the western boundary and inside The Vineyards. View lots carry premiums and rarely linger on the market. If a protected sightline is your priority, tell us; we preview view orientation street by street before you ever schedule a tour.
How does The Vistas compare to The Trails?
They're close peers — both established Summerlin North villages with broad price ranges and a guard-gated luxury enclave. The Vistas (from $450K) offers The Vineyards, with mountain views and homes from $900K to $3M+; The Trails (from $500K) counters with Country Rose Estates' guard-gated custom homes. Most buyers end up deciding on the specific enclave, street, and house — they're minutes apart and worth touring both.
How does the guard gate entry process work at The Vineyards?
Residents use transponders or access codes for automatic entry through the 24/7 staffed gate. Guests are called in by the homeowner or added to a pre-approved list, and vendors follow the community's service-access policy. The process becomes routine within a week of moving in. Our agents brief every buyer on gate procedures before the first showing so visits go smoothly.
Can non-residents tour homes in The Vineyards?
Yes. Buyers tour The Vineyards with a licensed agent who coordinates gate access in advance — Nevada Real Estate Group arranges all entry logistics for showings as standard. You choose the listings; we handle the gatehouse. Call (702) 637-1759 and we can usually have you walking a Vineyards home within a day or two of your request.
What security features are included beyond the guard gate?
The Vineyards pairs its 24-hour staffed gate with controlled vehicle access, security patrols, and perimeter walls. Communities of this class commonly add entry cameras and emergency-response coordination, though specifics vary by association — confirm what's documented in the resale package. That layered security is a major driver of the enclave's $900K–$3M+ pricing; our team pulls association security disclosures for every shortlisted home.
What are property taxes like in The Vistas?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% of a home's assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $725,000 Vistas home that means approximately $3,600–$5,400 per year — a fraction of what a comparable Summerlin-area home carries in California.
How does Nevada's tax environment compare to California for Vistas buyers?
The gap is substantial. California's top marginal state income tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $400,000 saves roughly $40,000 per year in state income taxes alone by relocating to The Vistas. Combined with the Clark County Assessor's effective property-tax rate of 0.5–0.75% and the NRS 361.471 3% annual cap, Nevada ownership costs are dramatically lower than comparable California addresses.
Is there new construction in The Vistas?
The Vistas is a well-established village — most of the community built out in the late 1990s and 2000s, so today's market is primarily resale. Howard Hughes Corporation continues developing newer Summerlin villages to the west and south, where production builders like Toll Brothers, Lennar, and Tri Pointe are actively selling. Buyers who want new construction near The Vistas' school and lifestyle radius can cross-shop those active villages.
What should I know before buying in The Vistas?
Four things move real money here. First, enclave tiers: The Vineyards' $100–$500/mo dues include staffed-gate security; core village neighborhoods run lower. Second, view premiums: elevated western lots inside The Vineyards carry meaningful premiums — verify the sightline is legally protected during due diligence. Third, school zoning: Rogich Middle's 10/10 rating draws families, but confirm the address falls in that zone. Fourth, financing: call (702) 637-1759 and we'll pull current comps before you write.
What down payment do I need to buy in The Vistas?
Most Vistas buyers put down 10% to 20%. Conventional financing works well across the village — on a $725,000 home, plan roughly $72,500 (10%) to $145,000 (20%) down. The Vineyards' $900K–$3M+ custom estates may require jumbo financing above the conforming loan limit, where lenders typically want 20–25% down plus reserves. VA loans allow 0% down for eligible veterans and are accepted throughout Las Vegas with no county loan limit.
How long does it take to close on a home in The Vistas?
Most Vistas purchases close in 30 to 45 days through a Nevada escrow. Cash offers in The Vineyards can close in 7–14 days. Jumbo files above the conforming loan limit occasionally need extra appraisal time; The Vineyards adds roughly a week for HOA resale-package review if not ordered upfront.
Can Nevada Real Estate Group help me find a home in The Vistas?
Yes — call (702) 637-1759 or start your search online. Our agents know every Vistas neighborhood: Vistas Village core pricing from $450K, Vistas Ridge view lots from $600K, and The Vineyards guard-gated estates from $900K. We coordinate gate access for Vineyards showings, pull HOA resale packages, and track view-lot premiums street by street. We'll have you walking your first home within days of your call.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Vistas?
These are the eight queries Vistas buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: school ratings from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is The Vistas in Summerlin?
Yes — The Vistas is one of Summerlin North's established villages, developed by Howard Hughes Corporation starting in 1996 across approximately 600 acres in ZIP codes 89134 and 89144. It sits within the City of Las Vegas and shares the Summerlin master-plan trail system, parks, and master HOA with the broader community.
What is The Vineyards in The Vistas?
The Vineyards is the guard-gated luxury enclave on the western edge of The Vistas, featuring custom and semi-custom homes from roughly $900,000 to $3 million-plus on large lots with Spring Mountains and Red Rock Canyon views, behind a 24-hour staffed gate. It's among the most prestigious addresses in Summerlin North.
Is Rogich Middle School in The Vistas zone?
Yes — Sig Rogich Middle School (10/10 per GreatSchools) is the zoned CCSD middle school for The Vistas addresses, paired with John W. Bonner Elementary (9/10) and Palo Verde High School (8/10). That school lineup is the single most common reason family buyers choose The Vistas over comparable Summerlin villages.
How far is The Vistas from Red Rock Canyon?
Approximately 12 minutes via W Charleston Boulevard — one of the closest Red Rock Canyon positions among Summerlin North villages. The Bureau of Land Management's roughly 195,000-acre conservation area includes the 13-mile scenic loop, world-class rock climbing, and dozens of hiking trails accessible year-round.
Does The Vistas have mountain views?
Many homes do, especially in the elevated Vistas Ridge neighborhoods and inside The Vineyards on the village's western edge, where lots are positioned to capture Spring Mountains and Red Rock Canyon views. View-lot premiums are real and historically supported — tell us if a protected sightline is a must-have and we'll preview orientation street by street.
Are HOA fees high in The Vistas?
They're reasonable for an established Summerlin village. Core neighborhoods pay $100–$250 per month combining the Summerlin master HOA with the village sub-association. The Vineyards runs $300–$500 to fund 24-hour guard staffing and enhanced landscaping. Always pull the full resale package in escrow to confirm exact dues and reserve funding.
What is the difference between The Vistas and The Trails?
Both are established Summerlin North villages with broad price ranges and a guard-gated luxury enclave — The Vistas offers The Vineyards ($900K–$3M+) with mountain views, while The Trails offers Country Rose Estates ($1M+). Both share the Rogich MS school zone. Most buyers end up deciding on the specific neighborhood, street, and house; they're minutes apart and worth touring both.
Is The Vistas a good investment?
The Vistas has produced consistent long-term appreciation driven by the Rogich MS school-zone premium, Red Rock Canyon proximity, and Howard Hughes Corporation's master-plan track record — the most durable combination in the Las Vegas Valley for residential value. The Vineyards guard-gated estates have historically outperformed on a per-square-foot basis due to view-lot and gate scarcity.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across every Summerlin village — including The Vistas' core neighborhoods and The Vineyards guard-gated enclave. That depth is the team's #1 ranking in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
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Want to Talk to a Vistas Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Summerlin transactions since 2011 — knowing which Vistas streets carry protected mountain views, how The Vineyards gate process works, and where Rogich MS zoning boundaries run is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of The Vistas?
Compare The Vistas with neighboring Summerlin villages and valley alternatives. Each card pairs the commute time with price positioning and distinctive character — from The Trails ($500K+ entry, 5 minutes) to The Ridges (from $2M, 18 minutes) — so you can judge whether a neighboring village's trade-offs make sense for your household.
A–Z INDEX
Which Vistas Neighborhoods and Nearby Communities Can You Explore A–Z?
The Vistas' four neighborhoods — Vistas Entry (from $450K), Vistas Village, Vistas Ridge (view lots from $600K), The Vineyards (guard-gated from $900K) — plus adjacent Summerlin villages and Las Vegas, indexed alphabetically for easy orientation. Our team can pull current listings, HOA packages, and view-lot details for any address on request.
T
- The Trails (adjacent village)
- The Vineyards (guard-gated enclave)
- The Willows (nearby village)
V
- Vistas Entry
- Vistas Ridge (view lots)
- Vistas Village (core)
KEEP LEARNING
What Else Should You Read About The Vistas?
These guides extend the research most Vistas buyers do next — understanding the Summerlin master plan, weighing the guard-gated luxury tier, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
Summerlin Real Estate Hub
Every Summerlin village, master-plan market data, and side-by-side comparisons in one place.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons.
Read →Sources & Methodology
Where Does This Vistas Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. The Vistas sits within a larger master plan, so we present ZIP 89134/89144 figures as area benchmarks — never neighborhood-only claims — and omit sub-village medians that small samples cannot support. Follow any link below to verify.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89134/89144. lasvegasrealtors.com
- Howard Hughes Corporation / Summerlin — Village plan record, home count, acreage, development timeline, and master-plan trail/amenity data. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Vistas is not separately tabulated). census.gov/quickfacts
- Clark County School District (CCSD) — Zoning for Bonner ES, Rogich MS, and Palo Verde HS serving The Vistas addresses. ccsd.net
- GreatSchools.org — K-12 school ratings and student-teacher ratios used in the schools module. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and effective tax rate range. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
- Freddie Mac PMMS — Weekly mortgage rate survey used in the payment calculator. freddiemac.com/pmms
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- California Franchise Tax Board — 13.3% top marginal state income tax rate used in the Nevada-vs-California 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