8/10John C. Vanderburg Elementary
Zoned · Summerlin (5 min)
K-5800 Students20:1
The Crossing, Summerlin
West Hills at The Crossing Homes For Sale
Nevada's #1 team for West Hills at The Crossing real estate. Search established single-family homes in The Crossing village of Summerlin — mature landscaping, top-rated CCSD schools, and 150+ miles of trails minutes from your door.
ZIP-AREA MEDIAN LIST (89144)
$790K
LVR / GLVAR, June 2026
WEST HILLS PRICE RANGE
$650K–$1M
Community plan record
HOA DUES
$60–$150/mo
Master + sub-association
DAYS ON MARKET (ZIP-AREA)
41
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 West Hills at The Crossing at a Glance?
West Hills at The Crossing is an established single-family neighborhood in The Crossing village of Summerlin (ZIP 89144), where resale homes run $650K–$1M and the 10/10-rated Sig Rogich Middle School is zoned for the neighborhood per Howard Hughes Corporation and the Clark County School District. Five takeaways below.
- The neighborhood: established 2000s single-family homes on mature-landscaped streets within The Crossing village of Summerlin, ZIP 89144.
- The schools: Sig Rogich Middle School (10/10 per GreatSchools) is the standout — paired with Vanderburg ES (8/10) and Palo Verde HS (8/10).
- The lifestyle: five minutes to Downtown Summerlin, ten to Red Rock Canyon, direct access to 150+ miles of Summerlin trails.
- The pricing: resale single-family homes $650K–$1M with low HOA dues and Nevada's 3% property-tax cap on primary residences.
- No new construction: West Hills built out in the 2000s — mature character you can walk into on day one, without waiting years for landscaping to grow.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find West Hills at The Crossing Homes for Sale?
West Hills at The Crossing is an established resale neighborhood in ZIP 89144 — active listings appear regularly on the Las Vegas MLS, tracked in real time by Las Vegas REALTORS. The eight newest area listings appear below, refreshed daily. West Hills resale homes trade in the $650,000–$1,000,000 range with the ZIP-area median around $790,000.
PRICE DISTRIBUTION
How Many West Hills Area Homes Sell in Each Price Range?
Across ZIP 89144 (The Crossing, Summerlin), active listings span a wide range per Las Vegas REALTORS MLS data. West Hills resale homes concentrate in the $650,000–$1,000,000 band, with the $700K–$900K tier carrying the most activity. The counts below show where buyer competition is strongest across the ZIP area.
Browse West Hills at The Crossing Listings
How Can You Find a West Hills Home by Type, Lifestyle & Price?
West Hills at The Crossing is an established resale neighborhood within The Crossing village of Summerlin (ZIP 89144), with single-family homes ranging from $650,000 to $1,000,000. Listings are tracked in real time by Las Vegas REALTORS — each link below opens our live Las Vegas MLS search, filtered by type, price, and lifestyle, updated daily.
Which Neighborhoods in The Crossing Should You Explore?
The Crossing village contains several established neighborhoods alongside West Hills. Each card links to the most relevant hub or live search — a helpful orientation before touring.
Single-Family · Mature Landscaping
West Hills at The Crossing
Single-Family · The CrossingSan Marino at The Crossing
Village · Multiple NeighborhoodsThe Crossing (village hub)
Master Plan · 20+ VillagesSummerlin (master plan)
City · All CommunitiesLas Vegas (citywide)
Guard-Gated · Luxury TierThe Ridges
Guard-Gated · Golf CommunityRed Rock Country Club
Family · Parks · TrailsThe Paseos
By Property Type
By Price Range
Updated daily · 0 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New West Hills Listings First?
Custom alerts by price, beds, and street — no spam, unsubscribe anytime. With limited resale supply in a built-out Summerlin neighborhood, the right West Hills home may appear once a season; alert subscribers see it within hours of MLS entry.
- 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
How Are the Schools for West Hills at The Crossing?
Schools are the defining strength of a West Hills address: Sig Rogich Middle School earns a rare 10/10 per GreatSchools — one of the highest-rated public middle schools in Nevada — flanked by John C. Vanderburg Elementary (8/10) and Palo Verde High School (8/10). Private and charter options add further depth.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · Summerlin (10 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121000 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin (10 min)
K-12800 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for West Hills at The Crossing Families?
According to GreatSchools.org, West Hills families have an exceptional public school zone: Sig Rogich Middle School earns a rare 10/10 — one of the highest scores in Nevada — while Vanderburg Elementary (8/10) and Palo Verde High School (8/10) round out a strong CCSD sequence. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 5 min (zoned) | $650,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | Summerlin · 10 min | $650,000+ |
| 3 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin · 15 min | $650,000+ |
| 4 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 8 min (zoned) | $650,000+ |
| 5 | John C. Vanderburg Elementary | Public (zoned) | K-5 | 8/10 | Summerlin · 5 min (zoned) | $650,000+ |
SAFETY & CRIME
Is West Hills at The Crossing Safe?
Direct Answer
Yes — West Hills sits in a well-established, owner-heavy (78% owner-occupied) corridor of central Summerlin with low through-traffic and consistent property upkeep. The neighborhood is served by the Las Vegas Metropolitan Police Department. Benchmark specific addresses through FBI Uniform Crime Reporting data; Summerlin-area crime rates run below the Las Vegas citywide average by most measures.
- Owner-occupied householdsCommunity records
- Las Vegas Metropolitan Police jurisdictionCity of Las Vegas coverage
- Interior streets with limited through-trafficCommunity layout
- Mature 2000s-era neighborhoodLong-term resident base
What Buyers Should Know
West Hills benefits from Summerlin's structural safety advantages: owner-heavy demographics, low through-traffic on interior streets, and a neighborhood where residents know each other after twenty-plus years of buildup. The Crossing village sits away from the high-traffic corridors that drive most property crime in Las Vegas.
The surrounding ZIP 89144 corridor is one of the quieter west-side areas in the city. Most incidents involve minor property matters at the commercial edges of the neighborhood — package theft near delivery routes, the occasional vehicle break-in along Charleston Boulevard — at rates meaningfully below the city average.
For families and professionals relocating from California, the practical safety picture — owner-heavy demographics, limited through-traffic, and Summerlin's well-maintained infrastructure — compares favorably to comparable suburban California neighborhoods and at a fraction of the carrying cost.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community occupancy data per community records. Last updated June 2026.
Living In
What's It Like Living in West Hills at The Crossing?
The Answer
Living in West Hills means established single-family streets in The Crossing village of Summerlin — mature landscaping, quiet cul-de-sacs, and access to 150+ miles of trails minutes from your door. The neighborhood is served by the City of Las Vegas with Downtown Summerlin five minutes west and Red Rock Canyon ten minutes beyond that.
What is West Hills at The Crossing known for?
West Hills is known for its mature single-family character within The Crossing village — established 2000s-era homes, well-kept landscaping, low-traffic interior streets, and access to Summerlin's trail network and top-rated CCSD schools including the 10/10-rated Sig Rogich Middle School.
Who should live in West Hills at The Crossing?
Families targeting Sig Rogich Middle School and Palo Verde High zoning, professionals commuting to the Downtown Summerlin corridor, and California relocators trading high taxes for Summerlin's lifestyle at a resale price below the luxury-enclave tier.
What is daily life like in West Hills?
Mornings on the Summerlin trail network, errands at Downtown Summerlin five minutes away, school pickups on-time, and weekends at Fox Hill Park or Red Rock Canyon — all without a commute over 30 minutes to any major Las Vegas employment center.
Location
Where Is West Hills at The Crossing
West Hills sits within The Crossing village of central Summerlin, Las Vegas (ZIP 89144), near Summerlin Parkway and the border with The Trails. About 20 minutes from the Strip and 30 minutes from Harry Reid International Airport.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
West Hills at The Crossing
At a Glance$790,000
Median List Price (ZIP 89144)
$650K–$1M
West Hills Price Range
$60–$150/mo
HOA Dues
41
Days on Market (ZIP-area)
- Setting
- Single-family neighborhood within The Crossing village
- Village
- The Crossing, Summerlin
- ZIP Code
- 89144
- Established
- 2000s
- Developer
- Howard Hughes Corporation
- Gate
- Open access (no guard gate)
- HOA
- $60–$150/mo (master + sub-association)
- Schools
- Vanderburg ES 8/10 · Sig Rogich MS 10/10 · Palo Verde HS 8/10
- Trail Access
- 150+ miles Summerlin trail network
- Nearest Shopping
- Downtown Summerlin (~5 min)
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does West Hills at The Crossing Score?
West Hills earns top marks for schools, trail access, and Summerlin master-plan quality, with honest trade-offs on lack of guard-gating and the limited resale inventory that makes finding the right home a timing game. Six categories below — the same factors our agents walk through with every relocating buyer.
Grade A+: Schools
Sig Rogich Middle School (10/10) is among the best public schools in the Las Vegas Valley; Vanderburg ES and Palo Verde HS both earn 8/10 per GreatSchools.
Grade A: Outdoor Access
150+ miles of Summerlin trails, Fox Hill Park with zip lines and disc golf, and Red Rock Canyon ten minutes west via W Charleston Blvd.
Grade B+: Location
Five minutes to Downtown Summerlin, twenty to the Strip — central Summerlin location with fast 215 Beltway access via Summerlin Parkway.
Grade B: Cost of Living
$650K–$1M resale range with $60–$150/mo HOA — premium for Las Vegas but meaningfully below comparable California suburbs.
Grade B+: Amenities
Howard Hughes Corporation master-plan amenities: parks, trails, and Downtown Summerlin shopping five minutes away.
Grade B: Safety
Open-access neighborhood in a well-established, 78% owner-occupied corridor of central Summerlin, served by LVMPD.
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 West Hills at The Crossing a good place to live?
Yes — especially for families and professionals who want the Summerlin lifestyle without the luxury-enclave price tag. West Hills delivers Sig Rogich Middle School (10/10), 150+ miles of trails, five-minute access to Downtown Summerlin, and mature single-family streets built in the 2000s under Howard Hughes Corporation. The trade-offs are straightforward: no guard gate, limited resale supply, and a $650K–$1M price range that requires planning — but for buyers who value schools and Summerlin lifestyle above privacy walls, the neighborhood consistently delivers.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in West Hills at The Crossing?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains West Hills — the parent city holds 656,274 residents with a median household income of $66,820. Within the West Hills neighborhood, community records show a median age of 38, an average household income above $110,000, and an owner-occupancy rate of 78%.
The Census does not break West Hills out as its own place, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the neighborhood, our closing data reflects a mix of young families targeting Sig Rogich Middle School zoning, professionals commuting to the Downtown Summerlin corridor, and California relocators drawn by Nevada's zero income tax and Summerlin's master-plan quality.
38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
656,274
vs Clark Co ~2.3M
89144
The Crossing, Summerlin
$790K
vs Clark Co value $391K
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (West Hills is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the West Hills Area Growing?
West Hills itself is built out — growth there takes the form of remodels and resales, not new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor has remained among the most in-demand in the valley as Howard Hughes Corporation continues expanding the master plan westward.
656,274Las Vegas residents (Census)
150+Miles of Summerlin trails
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside West Hills, supply is structurally constrained by the neighborhood's built-out character — resale turnover determines availability, and well-priced homes in good school zones move quickly. The surrounding 89144 corridor benefits from Howard Hughes Corporation's continued Summerlin investment, including Downtown Summerlin expansion and City National Arena, which sustain demand for established addresses like West Hills.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the neighborhood separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does West Hills at The Crossing Score for Livability?
West Hills scores highest on schools and outdoor access: Sig Rogich Middle School (10/10) leads the public zone, and Summerlin's 150+ mile trail network connects the neighborhood to parks and Red Rock Canyon. Honest trade-offs are the open-access gate situation, limited resale inventory, and a $650K–$1M price band that requires planning. Six categories below, benchmarked to Census and GreatSchools data.
- 84A-
Overall Livability
- 95A+
Schools (zoned + private)
- 72B
Safety (open-access)
- 55C+
Cost of Living
- 85A-
Outdoor & Trail Access
- 82B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the West Hills at The Crossing 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 West Hills trades against. ZIP 89144 data blends multiple The Crossing neighborhoods: the cards report the area benchmarks buyers need to set realistic expectations.
Median List Price
$790,000 ZIP-area median (89144), June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
41 median days across the ZIP area; well-priced Summerlin resale moves faster
vs May 2025
Source: Las Vegas REALTORS
Price Range
West Hills resale: $650,000–$1,000,000 per community records
vs May 2025
Source: Las Vegas REALTORS
The long view: West Hills at The Crossing'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.
41
ZIP-AREA DAYS ON MARKET
$790K
ZIP-AREA MEDIAN LIST
78%
OWNER-OCCUPIED
< 1 hr
OUR RESPONSE TIME
LIMITED RESALE SUPPLY
Get matched with a
West Hills specialist.
Market Competitiveness
How competitive is the West Hills at The Crossing market right now?
The ZIP 89144 market is moderately competitive — 41 median days on market per Las Vegas REALTORS data, with well-priced Summerlin resale homes in strong school zones moving faster than the area average. Limited resale supply in the $650K–$900K range means the right home may appear once a season; alert subscribers see it first.
62Moderate Competition
- 41 daysZIP-area median DOM (sold)
- $790KZIP-area median list (89144)
- 78%Owner-occupied households
- 10/10Sig Rogich MS — school-zone pull
Is West Hills Right for You?
Who Should Buy a Home in West Hills at The Crossing?
West Hills is not one-size-fits-all — it's a mature Summerlin neighborhood that rewards specific buyer types: families targeting the 10/10 Sig Rogich zone, professionals who want the Summerlin lifestyle without luxury-enclave pricing, and California relocators who need to make the tax math work. Five profiles below.
Which Buyer Types Fit West Hills at The Crossing?
Families with School-Age Children
- Sig Rogich Middle School (10/10) — zoned
- John C. Vanderburg Elementary (8/10) — zoned
- Palo Verde High School (8/10) — zoned
- Summerlin trail network for safe school commutes
California Relocators
- Zero Nevada state income tax — five-figure annual savings
- Established Summerlin single-family at $650K–$1M
- Direct trail and park access without premium pricing
- Our relocation team handles virtual tours and HOA docs
Professionals (Summerlin Corridor)
- Five minutes to Downtown Summerlin employment hub
- Fast 215 Beltway and Summerlin Parkway access
- Established streets with low through-traffic
- Mature neighborhood — no construction noise next door
Outdoor Enthusiasts
- 150+ miles of trails from the front door
- Red Rock Canyon ten minutes west
- Fox Hill Park with zip lines and disc golf nearby
- TPC Summerlin and Angel Park Golf fifteen minutes away
Move-Up Buyers (from starter Summerlin homes)
- Step up to 2,500–3,500 sq ft with mature landscaping
- Same Summerlin trail and school infrastructure
- Remain in ZIP 89144 — familiar territory
- Lower HOA than guard-gated alternatives
Long-Hold Investors
- Sig Rogich zoning is a permanent demand driver
- Owner-heavy (78%) neighborhood supports resale values
- Built-out — limited new supply can enter the market
- Summerlin master plan investment continues under Howard Hughes Corporation
Best Fit For
- Families with school-age children — the 10/10 Sig Rogich Middle School zone is one of the rarest public-school advantages in the Las Vegas Valley.
- California relocators — established Summerlin single-family living at $650K–$1M with zero state income tax and a 3% property-tax cap.
- Professionals — five minutes to the Downtown Summerlin corridor, quick 215 Beltway access, and quiet interior streets at home.
- Outdoor enthusiasts — 150+ miles of trails and Red Rock Canyon ten minutes away — the Summerlin outdoor lifestyle at its most accessible.
- Move-up buyers — step up to mature Summerlin character and top school zoning without crossing into the luxury-enclave price tier.
- Long-hold investors — school-zone pull and owner-heavy demographics support resale values; limited new supply protects well-bought positions.
Ready to explore homes in West Hills at The Crossing? Our team knows every street in The Crossing village and can pull current West Hills comparables before your first tour.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10 per GreatSchools) — one of Nevada's highest-rated public schools
- 150+ miles of Summerlin trails directly accessible from the neighborhood
- Five minutes to Downtown Summerlin shopping, dining, City National Arena, and Las Vegas Ballpark
- Red Rock Canyon National Conservation Area ten minutes west — world-class hiking and scenery
- Established 2000s-era homes with mature landscaping — move-in character from day one
- Low HOA dues ($60–$150/mo) compared to guard-gated Summerlin enclaves
- Zero Nevada state income tax and a 3% primary-residence property-tax cap
Honest Considerations
- No guard gate — open-access neighborhood, which limits privacy compared to The Ridges or Red Rock Country Club
- Limited resale supply — the right home may appear once a season in a built-out neighborhood
- Homes above $900K may require jumbo financing with higher reserve requirements
- ZIP 89144 data blends multiple streets — request West Hills-specific comparables before writing
- Summer heat: 105°F+ stretches July through September, like the rest of the Las Vegas Valley
- Proximity to Summerlin Parkway means some streets have more road noise than others — tour before deciding
Neighborhood Comparison
How Does West Hills Compare to Other The Crossing Neighborhoods?
A side-by-side comparison of West Hills against neighboring The Crossing streets and broader Summerlin villages — drawn from the community plan record and MLS data via Las Vegas REALTORS. Honesty note: neighborhood-level counts within The Crossing are small, so we publish price ranges and qualitative distinctions rather than medians that small samples cannot support.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| West Hills at The Crossing | $650K–$1M | n/a* | n/a* | n/a* | Families · Trail access |
| San Marino at The Crossing | $600K–$900K | n/a* | n/a* | n/a* | Single-family · The Crossing |
| The Crossing (village) | From $550K | n/a* | n/a* | n/a* | Village hub · Multiple streets |
| The Paseos | From $450K | n/a* | n/a* | n/a* | Families · Parks |
| The Ridges (luxury tier) | From $2M | n/a* | n/a* | n/a* | Guard-gated · Luxury |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Neighborhood-level $/SF and DOM are intentionally omitted — samples within a single The Crossing street are too small to be meaningful. ZIP-area benchmarks: 41-day median DOM.
Community Deep Dive
What's Inside The Crossing and Nearby Summerlin Communities?
Submarket 1
West Hills at The Crossing
Established 2000s single-family homes on mature-landscaped streets, zoned for Sig Rogich MS (10/10). The neighborhood's school zone is the primary demand driver — buyers come specifically for this address.
Browse West Hills at The Crossing homes →$650K–$1MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
San Marino at The Crossing
A neighboring The Crossing street sharing the same Summerlin master-plan amenities and CCSD zoning, typically pricing slightly below West Hills for comparable square footage.
Browse San Marino at The Crossing homes →$600K–$900KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Crossing (village)
The broader village containing West Hills and neighboring streets — all sharing Summerlin infrastructure, trail access, and the same CCSD school zone.
Browse The Crossing (village) homes →From $550KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Paseos
A popular Summerlin village to the west known for family-friendly parks and excellent schools — a natural cross-shop for buyers who want similar Summerlin lifestyle at a lower entry point.
Browse The Paseos homes →From $450KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Ridges (luxury tier)
Summerlin's most exclusive guard-gated community — for buyers who need the privacy wall and are ready to step above the West Hills price tier.
Browse The Ridges (luxury tier) homes →From $2MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Red Rock Country Club
A guard-gated Summerlin golf community — the choice for buyers who want a staffed gate and Arnold Palmer golf as the primary lifestyle driver.
Browse Red Rock Country Club homes →From $1.2MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Summerlin Trail Network — The West Hills Backyard
Howard Hughes Corporation's 150+ mile trail system is the connective tissue of the Summerlin lifestyle — linking West Hills to Fox Hill Park, Downtown Summerlin, schools, and dozens of community parks. For families and outdoor enthusiasts, it's the single greatest amenity advantage West Hills holds over comparable Las Vegas neighborhoods.
Browse Summerlin Trail Network — The West Hills Backyard homes →150+Trail Miles
5 minTo Downtown Summerlin
10 minTo Red Rock Canyon
300Sunny Days/Year
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Crossing
neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89144 (The Crossing, Summerlin) Break Down?
ZIP 89144 covers The Crossing village of Summerlin — a mix of established single-family neighborhoods sharing the same CCSD school zone, Summerlin trail network, and Howard Hughes Corporation master-plan infrastructure. West Hills sits within this ZIP alongside San Marino and other neighboring streets, all posting a ZIP-area median near $790,000.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | West Hills at The Crossing — established single-family resale | $650K–$1M (West Hills range) | n/a* | varies by listing | Limited resale at any time | n/a* |
| 89144 | San Marino at The Crossing and neighboring streets | From $550K | n/a* | n/a* | — | n/a* |
| 89144 | Full ZIP 89144 area benchmark — The Crossing village corridors | ~$790K median list | — | 41 | Moderate | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Neighborhood-level $/SF and year-over-year change are intentionally omitted: samples within a single The Crossing street are too small to be meaningful, so we publish price ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define West Hills at The Crossing Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, GreatSchools, Howard Hughes Corporation, the Clark County Assessor, and the Bureau of Land Management — capture West Hills faster than any brochure: a 10/10 middle school, 150+ trail miles, $650K–$1M resale range, and Nevada's zero income tax.
10/10
Sig Rogich Middle School rating per GreatSchools — one of the highest-rated public middle schools in Nevada, zoned for West Hills.
GreatSchools.org
$790K
Approximate ZIP 89144 median list price in June 2026, blending West Hills with neighboring The Crossing streets.
Las Vegas REALTORS
$650K–$1M
West Hills resale single-family home range — the neighborhood's realistic pricing window by square footage, lot, and condition.
Community records / NREG analysis
41
Median days from list to accepted offer across ZIP 89144 over recent sold data.
LVR / GLVAR, June 2026
150+
Miles of Summerlin trails accessible from the neighborhood, maintained by Howard Hughes Corporation.
Howard Hughes Corporation / summerlin.com
$60–$150
Monthly HOA dues combining the Summerlin master association and sub-association — among the lower carrying costs in Summerlin.
Community plan record
10 min
Drive to Red Rock Canyon National Conservation Area via W Charleston Blvd — 195,000 acres of hiking and scenery.
Bureau of Land Management
0%
Nevada state income tax — the single biggest financial reason California households relocate to Summerlin.
Nevada Department of Taxation
WHY WEST HILLS
Why Does West Hills at The Crossing Stand Apart From Its Peers?
Five advantages distinguish West Hills from other Summerlin resale neighborhoods — each grounded in a verifiable primary source, including the Nevada Revised Statutes 361.471 property-tax cap, CCSD school ratings for Sig Rogich Middle School (10/10), Howard Hughes Corporation master-plan records, and the Bureau of Land Management's 195,000-acre Red Rock Canyon.
- Howard Hughes Corporation / summerlin.com
The Summerlin trail network at your door
150+ miles of connected trails link West Hills to parks, schools, and Downtown Summerlin — one of the most walkable and bikeable environments in Las Vegas, maintained under the Howard Hughes Corporation master plan.
- GreatSchools.org / Nevada Report Card
Sig Rogich Middle School (10/10)
The neighborhood is zoned for one of Nevada's highest-rated public middle schools — a rare differentiator that consistently drives demand and keeps resale values supported.
- Las Vegas REALTORS / community records
Mature single-family character at a sub-luxury price
Well-kept 2000s-era homes with established trees and finished landscaping in the $650K–$1M range — the Summerlin lifestyle at a step below guard-gated luxury pricing.
- Nevada Revised Statutes 361.471
Tax-capped ownership costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax make long-term carrying costs predictable and far below comparable California addresses.
- Bureau of Land Management
Red Rock Canyon ten minutes away
The Bureau of Land Management's 195,000-acre conservation area — world-class hiking, cycling, and scenery — sits a ten-minute drive west of the neighborhood via W Charleston Blvd.
WHY BUY IN WEST HILLS
What Are the Top 10 Reasons to Buy a Home in West Hills at The Crossing?
West Hills' case rests on schools, trails, and Summerlin master-plan quality: the 10/10-rated Sig Rogich Middle School, 150+ miles of trails, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a location five minutes from Downtown Summerlin. Ten sourced reasons follow.
Sig Rogich Middle School (10/10)
One of Nevada's highest-rated public schools — a consistent demand driver that keeps West Hills values supported in any market.
GreatSchools.org
150+ miles of Summerlin trails
The master-plan trail network connects directly from the neighborhood to parks, schools, and Downtown Summerlin.
Howard Hughes Corporation
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California relocators.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped at 3% by statute, keeping carrying costs predictable.
NRS 361.471
Mature, established neighborhood
2000s-era single-family homes with established landscaping — character that brand-new developments take a decade to build.
Community plan record
Downtown Summerlin five minutes away
125+ shops, restaurants, City National Arena, and Las Vegas Ballpark — the west valley's lifestyle hub.
Howard Hughes Corporation
Red Rock Canyon ten minutes west
The Bureau of Land Management's 195,000-acre conservation area for hiking, cycling, and scenic drives.
Bureau of Land Management
Low HOA dues
$60–$150 per month covers master association and sub-association fees — well below guard-gated community HOA costs.
Community plan record
Palo Verde High School (8/10)
One of the west valley's top-rated public high schools, the zoned school for West Hills students.
GreatSchools.org
California relocation value
A well-maintained Summerlin single-family home at $650K–$1M is a fraction of comparable Bay Area or Westside LA pricing — with no state income tax on top.
California Franchise Tax Board / Clark County Assessor
New Construction
Who Builds New Homes in and Around West Hills at The Crossing?
No production builder operates inside West Hills — the neighborhood built out in the 2000s under Howard Hughes Corporation and today's opportunities are resale. Buyers who want new construction within Summerlin typically look at the newer west villages, where Toll Brothers, Lennar, and Tri Pointe are still delivering. Incentives change monthly — verify current offers before writing anything.
Luxury & Move-Up
Toll Brothers
The closest luxury new-build profile to West Hills' resale tier
Family & Mid-Market
Lennar
Broadest new-build selection in the Summerlin corridor
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers compare against West Hills remodels
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for West Hills downsizer buyers
Family
Richmond American
Value-oriented new builds outside the Summerlin premium corridor
Outdoor Recreation
What Outdoor Amenities Does West Hills at The Crossing Offer?
Parks and trails inside the neighborhood, Fox Hill Park minutes away, and Red Rock Canyon ten minutes west — West Hills buyers get the full Summerlin outdoor experience at a walkable scale. The Howard Hughes Corporation maintains the trail network and community parks through 300 days of annual Nevada sunshine.
IN-COMMUNITY AREA
The Paseos Linear Park
~12 acresWalking trails · Desert gardens · Dog-friendlyFree
A linear park corridor connecting West Hills streets to the broader Summerlin trail network — desert gardens, open space, and walkable paths woven through the neighborhood.
5 MIN
Fox Hill Park
~20 acresAdventure playground · Zip lines · Disc golfFree
One of Summerlin's signature community parks — an adventure playground with zip lines, disc golf course, picnic areas, and paved trails connecting to the master-plan trail system.
IN-COMMUNITY
Summerlin Trail System
150+ milesWalking · Biking · Community connectionFree
Howard Hughes Corporation's 150+ mile trail network links West Hills to parks, schools, shopping, and neighboring villages — one of the most extensive community trail systems in the Southwest.
~5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's lifestyle hub — 125+ shops and restaurants, City National Arena, Las Vegas Ballpark, and seasonal events including the NHL Golden Knights practice facility.
~10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · Rock climbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking, and rock climbing, managed by the Bureau of Land Management and ten minutes from West Hills via W Charleston Blvd.
~20 MIN
Angel Park Golf Club
36 holesPublic golfPublic
Two Arnold Palmer-designed public golf courses plus a lighted short course in the Summerlin area — daily-fee golf without a club membership.
~15 MIN
TPC Summerlin
18 holesPrivate / public roundsVaries
Home of the PGA Tour's Shriners Children's Open — a Summerlin landmark course with occasional public access and regular tour-level conditioning.
~5 MIN
Las Vegas Ballpark
Minor League stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators (Triple-A baseball) at Downtown Summerlin — summer evening games within walking distance for West Hills households.
The West Hills at The Crossing Lifestyle
What Does a Weekend in West Hills at The Crossing Look Like?
Three moods within minutes: a morning ride on the Summerlin trail network, shopping and a game at Downtown Summerlin five minutes away, and an afternoon hike in Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management — without a commute over 30 minutes to any major employment center.
150+Miles of Summerlin Trails
5 minTo Downtown Summerlin
10 minTo Red Rock Canyon
10/10Sig Rogich MS Rating
THIS WEEKEND'S OPEN HOUSES
Can You Tour West Hills at The Crossing Homes This Weekend?
Open houses appear regularly in West Hills — the neighborhood is open access and sellers typically welcome weekend showings for well-priced listings. Set up instant alerts to be notified the moment a West Hills home schedules an open house, or browse every active listing now and let us arrange a private tour.
Quick Answer
What does an HOA cost in West Hills at The Crossing?
Budget $60–$150 per month for HOA fees in West Hills. That figure combines the Summerlin master association fee with the sub-association covering common-area maintenance and landscaping. Always pull the full resale package — current dues, reserve funding, and assessment history — early in escrow, and compare total monthly carrying cost across candidate homes, not just list price.
Moving to West Hills at The Crossing
Should I Move to West Hills at The Crossing?
California households relocating to West Hills keep more of every paycheck: the state income-tax rate difference is 13.3% per the Franchise Tax Board versus Nevada's zero — a five-figure annual saving on a $300,000 household income, funding the move and leaving established Summerlin schools, trails, and mature-landscaped streets for less than a comparable California suburb.
Why California Buyers Are Choosing West Hills at The Crossing
The tax math is direct: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes. West Hills adds what coastal suburban neighborhoods can't answer at the price: an effective property-tax rate of 0.5–0.75% with a 3% annual cap for primary residences per NRS 361.471, paired with a neighborhood that delivers Sig Rogich Middle School (10/10 per GreatSchools), 150+ miles of Summerlin trails, and Downtown Summerlin five minutes away.
At a $790,000 budget, San Jose buyers are looking at a 1,400 sq ft starter on a tight lot. That same budget in West Hills secures a well-maintained 2,500–3,500 sq ft Summerlin single-family home on a landscaped lot with mountain views — five minutes from Downtown Summerlin and ten from Red Rock Canyon.
According to Las Vegas REALTORS, the ZIP 89144 median list price is approximately $790,000, with West Hills resale homes spanning $650,000–$1,000,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. FBI Uniform Crime Reporting data lets you benchmark area safety by address, and the Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area ten minutes west.
West Hills runs on a professional economy: the neighborhood's average household income exceeds $110,000 per community records, and residents draw from the Downtown Summerlin corporate and medical corridor five minutes away, Summerlin Hospital Medical Center nearby, and the Strip employment core twenty minutes east. Howard Hughes Corporation's ongoing investment in Summerlin infrastructure — from Las Vegas Ballpark to City National Arena — keeps the surrounding employment base expanding.
Cost of Living Snapshot — West Hills 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 housing: the suburban Summerlin lifestyle that West Hills delivers starts near $650,000 here versus $1.5M+ in comparable Bay Area or Westside LA suburbs.
| Metric | West Hills, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price | ~$790K (ZIP 89144) | ~$900K–$1.2M (comparable suburbs) |
| Resale Entry (West Hills) | ~$650K | $1.5M+ (Westside comparable suburb) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1%+ |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
West Hills Rental Market — Rent vs. Own
Rentals in West Hills are limited by design: 78% of households are owner-occupied per community records, and Summerlin landlords tend to hold long-term. When single-family leases surface, executive rents in the $650K–$900K range typically run $2,800–$3,800 per month. Short-term rentals face Clark County regulations and HOA restrictions — West Hills ownership rewards 5+ year holds, not vacation-rental underwriting.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to West Hills at The Crossing? Our team specializes in out-of-state Summerlin relocation — virtual tours, school-zone verification, HOA due diligence, off-market access, and closing coordination without repeated trips.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to West Hills at The Crossing in 8 steps
From first research to keys-in-hand, here is the 8–12 week timeline most West 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 registration penalties stack.
Set your budget and school-zone priorities
West Hills runs $650K–$1M. If Sig Rogich Middle School zoning is the primary goal, confirm the exact boundary with CCSD for your target streets — zoning lines occasionally shift.
Get pre-approved — jumbo-aware
Conventional financing works for most of the range; homes above the conforming limit go jumbo with reserves. Get pre-approved first so you can move within 24 hours of a new listing appearing.
Hire a West Hills specialist
West Hills is a specific ZIP-and-school-zone play — work with an agent who tracks The Crossing village and can pull genuine West Hills comparables, not just ZIP 89144 averages.
Tour in person or virtually
The neighborhood is open access — showings are by appointment, typically available same-day. Walk the streets at different hours; virtual tours work well for out-of-state relocators.
Write and negotiate the offer
Priced-right West Hills homes attract multiple offers. Come with a clean pre-approval, a realistic price, and minimal contingencies — our agents will tell you where each seller actually stands.
Inspection and HOA due diligence
Order the full resale package: dues, reserve study, assessment history, CC&Rs. Review the sub-association documents alongside the Summerlin master association disclosures.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. Jumbo files occasionally take extra time for appraisal.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), then handle the Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the West Hills at The Crossing Economy?
West Hills runs on a professional household economy: the neighborhood's average income exceeds $110,000 per community records, with residents drawing from the Downtown Summerlin corporate corridor five minutes away. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong across the healthcare, hospitality, and professional-services sectors that employ West Hills households.
$110,000+Avg household income, West Hills areaCommunity records
78%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreVia Summerlin Pkwy → I-15
Top West Hills Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's largest retail employment hub, five minutes away
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus on the Summerlin border
- City National Arena (Golden Knights)NHL practice facility and event venue adjacent to Downtown Summerlin
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway and I-15
- Clark County School District (west region)Area campuses including Sig Rogich Middle School and Palo Verde High School
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, approximately fifteen minutes away
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does West Hills at The Crossing Compare to Las Vegas, Summerlin & Henderson?
If you are weighing West Hills against the valley's other established neighborhoods, this side-by-side covers the metrics buyers ask about most, updated June 2026. West Hills wins on school quality and Summerlin master-plan access, Summerlin broadly on new construction options, Henderson on citywide safety scores — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | West Hills | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | ~$790K (ZIP 89144) | $476K | $728K | $548K |
| Price Range | $650K–$1M (West Hills) | Wide range | From $350K | From $300K |
| Days on Market | 41 (ZIP-area) | 20 | 21 | 21 |
| Top School Rating (zone) | 10/10 Sig Rogich MS | Varies widely | Strong west villages | Strong citywide |
| HOA Dues | $60–$150/mo | Varies | Varies by village | Varies |
| Guard-Gated | No (open access) | Select enclaves | Select enclaves | Select enclaves |
| New Construction | None — resale only | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Schools · Trails · Summerlin lifestyle | Selection · Urban · Investors | Luxury · Outdoors · New builds | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. West Hills income and population figures are community records; city demographics are Las Vegas citywide. Last updated June 2026.
Cost of Ownership
What Will West Hills at The Crossing Cost You Each Month?
A $790,000 West Hills purchase runs about $5,700 monthly with 10% down at 7% per Freddie Mac's rate survey — including HOA dues and property taxes. The tabs below model your payment, compare renting, and break down the HOA tiers from master association to sub-association.
Payment Estimator
Estimate Your West Hills Payment
$5,778
Estimated Monthly Payment
- Principal & Interest$4,730
- Property Tax$402
- Insurance$150
- HOA$200
- PMI$296
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 West Hills at The Crossing right now?
Rental supply in West Hills is thin — 78% of households own — and the Sig Rogich school zone creates consistent demand pressure on both purchase and lease prices. For 5+ year holds, the ownership math tilts clearly toward buying.
OWN (10% DOWN, 7%)
$5,656 / mo
- Principal & Interest
- $4,730
- Property Tax (~0.6%)
- $395
- Homeowners Insurance
- $130
- HOA (master + sub-association)
- $105
- PMI (10% down)
- $296
5-year net cost:~$180,000
Equity built:~$225,000
RENT (MODELED SINGLE-FAMILY LEASE)
$3,200 / mo
- Single-Family Lease (modeled)
- $3,200
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$235,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a West Hills home for five years nets out competitively with leasing once principal paydown and appreciation are factored in — the owner builds roughly $225,000 in equity (including the down payment) while the renter builds none. School-zone demand and Summerlin master-plan investment tend to support appreciation above the modeled 3%.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $105/mo blended HOA, modeled $3,200 single-family lease.
HOA Fees by Community
HOA Fees at West Hills at The Crossing
Every West Hills home funds common-area maintenance through a two-tier HOA structure: the Summerlin master association and the neighborhood sub-association. Request the full resale package — dues, reserves, and assessment history — before waiving contingencies.
Summerlin Master Association
Included in $60–$150/mo
Summerlin Master HOA
Portion of total dues
Includes:
Master-plan trail maintenance, parks, common infrastructure under Howard Hughes Corporation guidelines
West Hills Sub-Association
Included in $60–$150/mo
West Hills Sub-Association
Portion of total dues
Includes:
Neighborhood common-area landscaping, maintenance, and local amenity upkeep
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues at both association levels, reserve study, assessment history, and CC&Rs
Transfer & capital fees
Varies
Includes:
One-time charges at closing for both master and sub-association — price into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From West Hills at The Crossing?
West Hills sits at the center of Summerlin's arterial grid — Charleston Boulevard, Summerlin Parkway, and the 215 Beltway are all minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most West Hills destinations beat that easily.
Drive Times from West Hills at The Crossing
- ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd west
- ~5 minSig Rogich Middle School (zoned)Local streets
- ~10 minRed Rock Canyon NCAW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterSummerlin Pkwy or Rampart Blvd
- ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
- ~25 minDowntown Las VegasW Charleston Blvd east → US-95
- ~30 minHarry Reid Intl AirportI-215 south → I-15 south
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a West Hills home?
Most West Hills purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 7–14 days. Jumbo files on homes above the conforming loan limit occasionally take extra time for appraisal, as genuine West Hills comparables — same village, same vintage, similar upgrades — can be limited in any given month.
Quick Answer
What down payment do you need to buy in West Hills at The Crossing?
Most West Hills buyers put down 10–20%. On a $790,000 purchase, that means $79,000–$158,000 down with conventional financing. Homes above the conforming loan limit go jumbo, where lenders typically require 20–25% down plus reserves. VA loans allow 0% for eligible veterans — a relevant option for the Summerlin area's military-affiliated buyer pool from Nellis Air Force Base.
West Hills at The Crossing FAQ — 18 Answers
What Do West Hills at The Crossing Buyers Most Frequently Ask?
Most AskedWhat is the median home price in West Hills at The Crossing?
The median home price in West Hills at The Crossing runs roughly $729,450 per Las Vegas REALTORS MLS data for ZIP 89144 — though that figure blends West Hills with neighboring The Crossing streets. Within the neighborhood, resale single-family homes trade in the $650,000–$1,000,000 range depending on square footage, lot size, view orientation, and remodel level.
What village is West Hills part of in Summerlin?
West Hills sits inside The Crossing village of Summerlin, developed by Howard Hughes Corporation in the 2000s. The Crossing occupies central Summerlin along the Summerlin Parkway corridor near The Trails and Downtown Summerlin, and shares the master plan's 150+ miles of trails, community parks, and CCSD school zones that run through all Summerlin villages.
Is West Hills guard-gated?
No — West Hills is an open access neighborhood within The Crossing village of Summerlin, not a guard-gated enclave. Summerlin's gated options are concentrated in communities like The Ridges and Red Rock Country Club. West Hills trades privacy walls and staffed entry for walkable streets, Summerlin trail access, and lower HOA dues of $60–$150 per month.
What are HOA fees in West Hills?
Budget $60–$150 per month for HOA fees in West Hills. That figure combines the Summerlin master association assessment with the sub-association covering common-area maintenance and landscaping. Exact dues, transfer fees, and reserve health vary — request the full resale package during due diligence. Nevada's standard 30–45 day escrow gives you time to review it before waiving contingencies.
What schools serve West Hills at The Crossing?
West Hills students attend Clark County School District campuses: John C. Vanderburg Elementary (8/10 per GreatSchools), Sig Rogich Middle School (a standout 10/10), and Palo Verde High School (8/10). Private options include The Meadows School, Bishop Gorman High School, and Faith Lutheran. Charter picks include Doral Academy Red Rock and Pinecrest Academy. Confirm zoning for any specific address with CCSD before writing an offer.
How far is West Hills from the Las Vegas Strip?
The drive from West Hills to the Strip runs about 20 minutes via Summerlin Parkway and I-15. Downtown Summerlin is roughly five minutes away, Red Rock Canyon about ten, and Harry Reid International Airport around 30 minutes via I-215 South. Buyers commuting to Strip-corridor employers should drive the route at peak hours before committing.
What are property taxes like in West Hills?
Property taxes in West Hills run roughly 0.5–0.75% of assessed value per the Clark County Assessor — among the lowest effective rates in the nation. Annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $790,000 purchase that means approximately $3,950–$5,925 per year, a fraction of what a comparable California home carries.
Is West Hills a good neighborhood for families?
Yes — families are a core buyer group in West Hills. Sig Rogich Middle School earns a rare 10/10 on GreatSchools, Vanderburg Elementary and Palo Verde High both earn 8/10, and Summerlin's trail network puts parks and playgrounds within walking distance. The neighborhood's mature landscaping and well-kept single-family streets attract households looking for the Summerlin lifestyle at a step below the luxury-enclave price tier.
How does West Hills compare to other The Crossing neighborhoods?
West Hills is among the well-established resale streets within The Crossing village, characterized by mature trees, consistent single-family architecture from the 2000s, and $650K–$1M pricing. The Crossing overall covers multiple neighborhoods with similar character; West Hills stands out for its proximity to The Trails open space and Summerlin Parkway access, keeping commute times short while retaining the quiet interior feel.
Is there new construction in West Hills?
No — West Hills built out in the 2000s under Howard Hughes Corporation and today the market is entirely resale. Buyers who want new construction within Summerlin typically shop the newer west villages where Toll Brothers, Lennar, and Tri Pointe are still delivering. West Hills offers a mature-landscaping alternative: established trees and finished streets that brand-new neighborhoods take a decade to replicate.
What is the Nevada vs. California tax advantage for West Hills buyers?
California's top marginal state income tax is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes alone. Combined with the Clark County Assessor's 0.5–0.75% effective property tax rate and the NRS 361.471 three-percent annual cap, the carry cost advantage over a comparable Bay Area or Southern California home is substantial every single year.
How competitive is the West Hills market?
Homes in the West Hills ZIP area (89144) sold with a median of about 20 days on market per Las Vegas REALTORS data — consistent with the broader Summerlin resale market. Inventory is limited by the neighborhood's built-out character; well-priced homes in the $700K–$900K range attract multiple offers quickly, while $900K-plus homes typically take longer to find their buyer.
What outdoor amenities are near West Hills?
West Hills residents can walk to The Paseos Linear Park and Fox Hill Park via Summerlin's 150+ mile trail network. Red Rock Canyon National Conservation Area — roughly 195,000 acres managed by the Bureau of Land Management — sits about ten minutes west. Downtown Summerlin's outdoor events and Las Vegas Ballpark are five minutes away, and The Trails open space borders several West Hills streets.
Is West Hills safe?
West Hills sits within Summerlin's well-established central corridor — an owner-heavy neighborhood (78% owner-occupied per community records) with low through-traffic and consistent property upkeep. The neighborhood is served by the Las Vegas Metropolitan Police Department. Benchmark the specific addresses you are considering through FBI Uniform Crime Reporting data before making an offer.
What should I know before buying in West Hills at The Crossing?
Four things drive the decision. First, pricing context: ZIP 89144 data blends multiple streets — ask for West Hills-specific comparables. Second, HOA tiers: confirm both the Summerlin master assessment and the sub-association dues. Third, financing: homes in the $800K+ range may require jumbo loans. Fourth, timing: with limited resale supply, the right home may appear once a season — call (702) 637-1759 and we will set up targeted alerts so you see it first.
What down payment do you need to buy in West Hills?
Most West Hills buyers put down 10–20%. On a $790,000 purchase, conventional financing requires roughly $79,000–$158,000 down; homes above the conforming loan limit go jumbo, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans — a strong option for buyers who qualify, given Summerlin's popularity with military relocators from Nellis Air Force Base.
How long does it take to close on a West Hills home?
Most West Hills purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 7–14 days and are more common at the $900K+ end. Jumbo files occasionally need extra appraisal time because true West Hills comparables — same village, same vintage, similar upgrades — run thin in any given month.
Can Nevada Real Estate Group help me buy in West Hills at The Crossing?
Yes — Nevada Real Estate Group specializes in Summerlin village real estate and has represented buyers and sellers throughout The Crossing for years. Call (702) 637-1759 or start a search online and we will match you with a West Hills specialist, pull current comparables, and set up listing alerts so you see new inventory within hours of it hitting the MLS.
Updated June 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About West Hills at The Crossing?
These are the eight queries West Hills 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 Nevada Revised Statutes, and community facts from the plan record.
Is West Hills at The Crossing in Summerlin?
Yes — West Hills is a single-family neighborhood within The Crossing village of Summerlin, Las Vegas (ZIP 89144). It sits within the Howard Hughes Corporation master-planned community and shares all Summerlin amenities including the 150+ mile trail system and CCSD school zones.
What is the best school zone in West Hills?
Sig Rogich Middle School (10/10 per GreatSchools) is the standout — one of Nevada's highest-rated public middle schools and the primary reason many families target West Hills specifically. Vanderburg Elementary (8/10) and Palo Verde High School (8/10) round out a strong public sequence.
Is West Hills guard-gated?
No — West Hills is open access within The Crossing village of Summerlin. Summerlin's guard-gated options include The Ridges (from $2M) and Red Rock Country Club (from $1.2M). West Hills offers the Summerlin trail and school lifestyle at $650K–$1M without a staffed gate.
How do I get to Red Rock Canyon from West Hills?
Take W Charleston Boulevard west from the neighborhood — Red Rock Canyon's scenic loop entrance is about ten minutes away. The 13-mile loop and trailheads are managed by the Bureau of Land Management with a small per-vehicle fee.
What ZIP code is West Hills at The Crossing in?
89144 is the ZIP code for West Hills at The Crossing in Summerlin, Las Vegas. This ZIP blends several The Crossing village neighborhoods — for West Hills-specific pricing, ask for a neighborhood-level comparable-sales report rather than relying on ZIP-area data alone.
Are there new homes for sale in West Hills?
No — West Hills built out in the 2000s and today the market is entirely resale. Buyers who want new construction within Summerlin shop the newer west villages where Toll Brothers, Lennar, and Tri Pointe are actively building.
How does West Hills compare to The Paseos in Summerlin?
Both are established Summerlin single-family villages with trail access and top CCSD schools. West Hills has the Sig Rogich Middle School (10/10) school-zone pull; The Paseos typically prices slightly lower with its own set of parks and playgrounds. They are natural cross-shops for buyers who prioritize schools and trails over the luxury tier.
Can Nevada Real Estate Group show me West Hills homes?
Yes — call (702) 637-1759 or search online and we will arrange same-day showings. Our team tracks The Crossing village and can pull current West Hills comparables, set up listing alerts for new inventory, and walk you through HOA and school-zone due diligence.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct Howard Hughes Corporation 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 throughout The Crossing village and every Summerlin neighborhood — the depth behind the team's #1 ranking in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a West Hills at The Crossing Real Estate Expert?
9,600+ closed transactions and $4.85B+ in total volume since 2011 — in a school-zone-specific neighborhood like West Hills, knowing every comparable sale and HOA tier is what separates a strong offer from an overpay. Tell us your timeline and we will match you with a West Hills specialist today.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of West Hills at The Crossing?
Compare West Hills with neighboring Summerlin villages and broader Las Vegas Valley cities. Each card pairs the commute time from West Hills at The Crossing with price positioning, so you can judge whether trading the Sig Rogich school zone and Summerlin trails for a different lifestyle actually buys you more home at the same budget.
A–Z INDEX
Which West Hills Area Communities Can You Explore A–Z?
West Hills at The Crossing sits within a cluster of established Summerlin neighborhoods inside The Crossing village (ZIP 89144). The index below covers the immediate area and key nearby communities — each entry links to a dedicated community page or our live Las Vegas MLS search pre-filtered for that area.
KEEP LEARNING
What Else Should You Read About West Hills at The Crossing?
These guides extend the research most West Hills buyers do next — understanding the broader Summerlin market, comparing Summerlin to Henderson, 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 COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two premier destinations compare — useful context for weighing Summerlin's established villages.
Read →COMMUNITY HUB
Summerlin Community Hub
Every Summerlin village, master-plan data, school zones, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This West Hills at The Crossing Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because West Hills is a neighborhood-level subset of ZIP 89144, we present ZIP-area statistics as area benchmarks — never West Hills-only claims — and omit neighborhood-level medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP 89144. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (West Hills is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master-plan data including trail mileage, community infrastructure, and developer records. summerlin.com
- Clark County School District — School zone assignments, enrollment data, and CCSD campus information for West Hills families. ccsd.net
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89144. 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, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for West Hills school zones. greatschools.org
- 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 state income tax rates (13.3% top marginal) used in the NV-vs-CA tax 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