8/10Lorna J. Kesterson Elementary
Zoned · Summerlin West (5 min)
K-5700 Students18:1
Summerlin West, Las Vegas
Stonebridge at Summerlin West Homes For Sale
Nevada's #1 team for Stonebridge at Summerlin West real estate. Search new construction homes, 55+ communities, and single-family resale in Summerlin West's most active new-build corridor near Red Rock Canyon.
MEDIAN HOME PRICE (ZIP 89138)
$850K
LVR / GLVAR, June 2026
NEW CONSTRUCTION RANGE
$650K–$1M+
Active builder releases
HOMES IN THE AREA
1,500+
Community plan record
DAYS ON MARKET (RESALE)
40
LVR / GLVAR, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Stonebridge at Summerlin West at a Glance?
Stonebridge at Summerlin West (ZIP 89138) pairs seven active builders and a resale median near $850,000 inside Howard Hughes Corporation's Summerlin master plan per Howard Hughes Corporation. Sig Rogich Middle School rates 10/10 and Red Rock Canyon sits ten minutes west per the Bureau of Land Management. The takeaways below frame the buying process.
- Active new construction: multiple national builders releasing homes from mid-$600s to $1M+ in one of Summerlin's newest western villages since 2018.
- The location advantage: five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip — the best outdoor-access position in the master plan.
- Best for: active families, California relocators, and 55+ buyers — four dedicated active-adult communities serve the area, including guard-gated options.
- School quality: Sig Rogich Middle School scores 10/10 and Palo Verde High 8/10 per GreatSchools — among the strongest public combinations in Clark County.
- Builder representation matters: Nevada Real Estate Group represents buyers at every sales office at no cost — never negotiate a new-construction contract without your own agent.
Last updated June 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
Where Can I Find Stonebridge at Summerlin West Homes for Sale?
ZIP 89138 — the Stonebridge area of Summerlin West — carries active new-construction releases and resale inventory with a stat fallback median near $850,000 according to Las Vegas REALTORS MLS data. Builder releases move fast; the eight newest listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Stonebridge Area Homes Sell in Each Price Range?
ZIP 89138 — the Stonebridge area of Summerlin West — concentrates its active inventory in the $650K–$1M+ new-construction range per Las Vegas REALTORS MLS data. The distribution below shows where buyer competition concentrates, with new-construction base prices anchoring the mid-$600s and premium lots and upgrades pushing past $1 million.
Browse Stonebridge Area Listings
How Can You Find a Stonebridge Home by Builder, Type & Price?
The Stonebridge area of Summerlin West offers new-construction releases from seven active builders, four dedicated 55+ communities, and resale single-family homes ranging from mid-$600s to $1M+ in ZIP 89138 — each link below opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Stonebridge Sub-Neighborhoods Should You Explore?
Six sub-neighborhoods make up the Stonebridge area, from Del Webb active adult to Toll Brothers luxury. Counts show active ZIP 89138 listings in each price band — builder-specific availability varies by phase release schedule.
55+ · Single-Story · Resort Amenities
Stonebridge (Del Webb 55+)
55+ · Guard-Gated · Upgraded FinishesHeritage at Stonebridge
55+ · Resort Clubhouse · Active SocialTrilogy at Summerlin (Shea 55+)
55+ · Guard-Gated · Single-Story LuxuryRegency at Summerlin (Toll Brothers 55+)
Single-Family · Modern · Smart-HomeAffinity by Taylor Morrison
Single-Family · Family · Multi-GenDover at Summerlin West
New Construction · Current ReleasesNew Phases (Toll Brothers / Lennar / Pulte)
Master Plan · All VillagesSummerlin West (broader area)
By Price Range
Updated daily · 165 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Stonebridge Area Listings First?
Custom alerts by builder, price, beds, and floor-plan type — no spam, unsubscribe anytime. New-construction releases in the Stonebridge area sell out within days on popular phases; alert subscribers see phase openings, lot-release notices, and quick-move-in inventory hours after they list, not weeks later — a real advantage in an active-build corridor.
- 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
9/10
9/10
How Are the Schools for Stonebridge at Summerlin West?
Sig Rogich Middle School earns a perfect 10/10 per GreatSchools — one of Nevada's highest-rated public schools — while Palo Verde High School (8/10) and Lorna J. Kesterson Elementary (8/10) form one of the strongest K-12 public sequences in Clark County. The Meadows School (A+) and Bishop Gorman (A+) lead the private tier.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · Peccole Ranch (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin area (10 min)
K-121100 Students19:1
9/10Pinecrest Academy of Nevada
Charter · NW valley (15 min)
K-12900 Students18:1
9/10Faith Lutheran (Elementary)
Private · Summerlin (10 min)
K-5350 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Stonebridge at Summerlin West Families?
According to GreatSchools.org, Stonebridge at Summerlin West families benefit from Sig Rogich Middle School (10/10) — one of the highest-rated public middle schools in Nevada — plus Lorna J. Kesterson Elementary (8/10) and Palo Verde High School (8/10). Cross-referenced against the Nevada Report Card and the CCSD school assignment tool, 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 West · 5 min | $650,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | Peccole Ranch · 15 min | $650,000+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 15 min | $650,000+ |
| 4 | Doral Academy Red Rock | Charter | K-12 | 9/10 | Summerlin area · 10 min | $650,000+ |
| 5 | Lorna J. Kesterson ES | Public (zoned) | K-5 | 8/10 | Summerlin West · 5 min | $650,000+ |
SAFETY & CRIME
Is Stonebridge at Summerlin West Safe?
Direct Answer
Yes — the Stonebridge area has modern street design, low through-traffic, active HOA management, and 85% owner-occupancy per community records. LVMPD covers the surrounding Summerlin West area; typical incidents are minor property matters consistent with newer suburban master plans. Benchmark the specific street through FBI Uniform Crime Reporting data before you write an offer.
- Owner-occupied householdsCommunity plan record
- Las Vegas Metro Police jurisdictionSummerlin West area coverage
- Modern street design · low through-trafficNew construction infrastructure since 2018
- HOA-managed common areas and policiesSummerlin master + sub-association
What Buyers Should Know
The Stonebridge area's new-community design provides inherent safety advantages: modern street layout, cul-de-sac patterns that reduce through-traffic, active homeowners associations managing community standards, and a high owner-occupancy rate of 85% that correlates with lower property crime in national studies.
The surrounding Summerlin West corridor is an established, professionally managed master plan operated by Howard Hughes Corporation — among the most recognized planned communities in the western United States. Community standards enforcement, trail maintenance, and park management are funded through association fees and help maintain the quality-of-life profile buyers expect.
For buyers relocating from higher-crime metros, the practical safety picture — newer construction, well-lit streets, active HOA enforcement, and Metro police coverage — compares favorably with comparable new-master-plan communities nationally. Use FBI UCR-based tools to benchmark the specific street before you write.
Sources: FBI Uniform Crime Reporting (latest available data), Howard Hughes Corporation. Community details per the association plan record. Last updated June 2026.
Living In
What's It Like Living in Stonebridge at Summerlin West?
The Answer
Living in the Stonebridge area means brand-new construction, Summerlin trail access to the Red Rock foothills, and a five-minute drive to Downtown Summerlin. Developed by Howard Hughes Corporation, the community is one of Summerlin West's most active growth zones — modern floor plans, new parks, and a demographic mix of young families, executives, and active-adult 55+ residents.
What is the Stonebridge area known for?
The Stonebridge area is known for its active new-construction pipeline, Summerlin West's westernmost trail connections to Red Rock Canyon, four 55+ community options, and a school cluster anchored by Sig Rogich Middle School (10/10) and Palo Verde High School (8/10).
Who should live in Stonebridge at Summerlin West?
Active families who want top-rated schools and trail access, California relocators seeking new construction at a fraction of coastal pricing, and 55+ buyers who want resort-style or guard-gated active-adult living within the Summerlin master plan.
What is daily life like?
Morning runs on 150+ miles of Summerlin trails, design-center appointments with national builders, school drop-off at Kesterson or Rogich, and evenings at Downtown Summerlin five minutes east — with Red Rock Canyon hikes ten minutes west on weekends.
Location
Where Is Stonebridge at Summerlin West
The Stonebridge area of Summerlin West sits in the western Las Vegas Valley near the intersection of Far Hills Avenue and Flamingo Road, ZIP 89138. Roughly 400 acres within the Howard Hughes Corporation Summerlin master plan — one of the closest Summerlin neighborhoods to the Red Rock Canyon foothills.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Summerlin Hospital
15
Min
Strip
20
Min
Airport
30
Min
Stonebridge at Summerlin West
At a Glance$850,000
Median Home Price (ZIP 89138)
$650K–$1M+
New Construction Range
40
Days on Market (resale)
1,500+
Homes in Area
- Setting
- Summerlin West master-planned village
- Acreage
- ~400 acres
- Homes
- 1,500+
- Established
- 2018
- Developer
- Howard Hughes Corporation
- Active Builders
- Toll Brothers, Lennar, Pulte, Taylor Morrison, Woodside, Shea, Del Webb
- 55+ Options
- 4 (incl. guard-gated Heritage & Regency)
- HOA
- $150–$350/mo (stacked)
- Schools
- Rogich MS 10/10 · Palo Verde HS 8/10
- Trail Access
- 150+ miles Summerlin trails · Red Rock connections
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Stonebridge at Summerlin West Score?
Stonebridge at Summerlin West earns top marks for schools, outdoor access, and new-construction quality, with honest trade-offs on proximity to the Strip and the still-maturing amenity base of a community actively building out. Six categories below — the same factors our agents walk through with every relocating buyer.
Grade A: Schools
Sig Rogich MS 10/10 · Palo Verde HS 8/10 · Kesterson ES 8/10 per GreatSchools — among the strongest public clusters in the valley.
Grade A: Outdoor Access
Red Rock Canyon 10 minutes west, 150+ miles of Summerlin trails, Fox Hill Park with zip lines and disc golf — the best outdoor position in the master plan.
Grade B+: New Construction Quality
National builders delivering energy-efficient, contemporary floor plans from 1,800 to 4,500 sq ft with full design-center customization.
Grade B: Amenities
Fox Hill Park and The Paseos Linear Park in place; Downtown Summerlin five minutes east. Neighborhood amenities still maturing as the community builds out.
Grade B: Cost of Living
New construction from the mid-$600s undercuts comparable Orange County and Bay Area pricing, with no state income tax and a 3% property-tax cap.
Grade B-: Commute
Downtown Summerlin 5 minutes; Strip 20 minutes via Summerlin Parkway. Slightly longer airport commute (~30 min) than more central Las Vegas communities.
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 Stonebridge at Summerlin West a good place to live?
Yes — if new construction, top-rated schools, and trail-to-Red-Rock-Canyon access top your list. The Stonebridge area pairs brand-new Howard Hughes Corporation infrastructure with Sig Rogich Middle School (10/10), Palo Verde High School (8/10), Fox Hill Park, and a five-minute drive to Downtown Summerlin's 125+ shops and restaurants. The trade-offs are real — the Strip is 20 minutes, some community amenities are still maturing, and HOA fees stack between Summerlin master and sub-association — but for buyers who want modern construction and Summerlin lifestyle without paying The Peaks or Red Rock Country Club pricing, few addresses compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Stonebridge at Summerlin West?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing ZIP 89138 — the parent city holds 656,274 residents with a median household income of $66,820. Inside Stonebridge, community records show 5,000+ residents across 1,500+ households, a median age of 45, and average household income above $130,000 — roughly double the Clark County median.
The Census does not break the sub-neighborhood out as its own place, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the Stonebridge area, our closing data shows a mix of young professional families attracted by the school cluster, California relocators trading coastal taxes for Nevada's zero, and active-adult 55+ buyers choosing the Del Webb, Shea, and Toll Brothers dedicated communities.
5,000+
vs Las Vegas 656,274
45
vs Clark Co 38
$130,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
1,500+
vs Clark Co ~860,000
$650K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (ZIP 89138 is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Stonebridge Area Growing?
The Stonebridge area is actively growing — builders have delivered homes since 2018 and new phases continue to launch. Its parent city keeps compounding too: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the western Summerlin corridor around ZIP 89138 is among the most in-demand growth zones in the valley.
656,274Las Vegas residents (Census)
1,500+Stonebridge area homes (growing)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Within Stonebridge at Summerlin West, growth is actively underway: multiple builders are releasing new phases and the community footprint is still expanding westward. That active growth dynamic — new amenities, new schools, new trail connections — is the appreciation argument for early buyers in an established master plan.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate ZIP 89138 separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Stonebridge at Summerlin West Score for Livability?
Stonebridge at Summerlin West scores highest on schools (Rogich MS 10/10) and outdoor access (Red Rock Canyon ten minutes west). The trade-offs are a longer Strip commute (~20 min) and amenities still maturing as the area builds out. Six categories below, benchmarked to Census and GreatSchools data.
- 85A-
Overall Livability
- 90A
Schools (Rogich 10/10)
- 92A
Outdoor Access
- 72B-
Commute (Strip 20 min)
- 78B+
Amenities (maturing)
- 75B
Cost of Living
MARKET TRENDS · LAST 12 MONTHS
How Is the Stonebridge 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 Stonebridge area trades against. ZIP 89138 carries a fallback median near $850,000 with approximately 40 median days on market for resale; new-construction releases move faster on popular phases.
Median Home Price
$850,000 stat fallback median for ZIP 89138, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~40 median days for resale; new-construction releases sell faster
vs May 2025
Source: Las Vegas REALTORS
Active Builders
Toll Brothers, Lennar, Pulte, Taylor Morrison, Woodside, Shea, Del Webb all active
vs May 2025
Source: Las Vegas REALTORS
The long view: Stonebridge at Summerlin West's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
40
MEDIAN DAYS ON MARKET (RESALE)
$850K
STAT FALLBACK MEDIAN
1,500+
HOMES IN THE AREA
< 1 hr
OUR RESPONSE TIME
ACTIVE NEW CONSTRUCTION
Get matched with a
Stonebridge specialist.
Market Competitiveness
How competitive is the Stonebridge at Summerlin West market right now?
The Stonebridge area runs two speeds: popular new-construction releases sell out within weeks, while resale homes in ZIP 89138 take approximately 40 median days from list to accepted offer per Las Vegas REALTORS data. Builder lot premiums and design-center upgrades can push final prices meaningfully above base — work with an agent who knows each builder's current incentive structure.
70Active Growth Market
- 40 daysMedian DOM (resale, ZIP 89138)
- $650K+New construction entry price
- 1,500+Homes in the area
- 7 buildersActive new-construction programs
Is Stonebridge Right for You?
Who Should Buy a Home in Stonebridge at Summerlin West?
Stonebridge at Summerlin West serves families, California relocators, active-adult 55+ buyers, and new-construction seekers — each segment with distinct price points, floor plans, and lifestyle priorities. Mid-$600s entry on family new construction, four dedicated 55+ communities from Del Webb to Toll Brothers. Six buyer profiles below match you to the right sub-neighborhood.
Which Stonebridge Sub-Neighborhood Fits Your Buyer Type?
Families with School-Age Children
- Sig Rogich Middle School (10/10) — one of Nevada's best
- Palo Verde High School (8/10) zoning
- Fox Hill Park adventure playground walking distance
- New construction floor plans with multi-gen suite options
California Relocators
- Zero Nevada state income tax — save $26,600+ per year at $200K income
- 3% annual property-tax cap under NRS 361.471
- Brand-new construction from mid-$600s vs. $1.5M+ comparable SoCal suburbs
- Our relocation team handles virtual tours and builder contract review
55+ Active Adult Buyers
- Four dedicated 55+ communities — more choice than any Summerlin village
- Guard-gated options at Heritage at Stonebridge and Regency at Summerlin
- Trilogy at Summerlin's resort clubhouse, pools, and active social calendar
- Single-story floor plans; Red Rock Canyon trails ten minutes west
New-Construction Buyers
- Seven builders active simultaneously — most in current Summerlin West
- Energy-efficient, smart-home ready floor plans from 1,800 to 4,500 sq ft
- Design-center customization — cabinetry, flooring, countertops, outdoor
- NREG represents you at the sales office at no cost — never negotiate alone
Outdoor Lifestyle Buyers
- Closest Summerlin sub-market to Red Rock Canyon (10 min)
- Summerlin Trail System 150+ miles, starting from the community edge
- Fox Hill Park with disc golf, zip lines, and adventure features
- Red Rock Canyon scenic loop, Calico Hills climbing, Spring Mountain Ranch nearby
Long-Term Value Buyers
- Summerlin is Nevada's best-selling master plan — brand supports long-term value
- New infrastructure appreciates as amenities mature and build-out completes
- Howard Hughes Corporation active investment in Summerlin West expansion
- 85% owner-occupancy rate drives neighborhood stability
Best Fit For
- Families — Sig Rogich Middle School (10/10), Palo Verde High (8/10), Fox Hill Park walking distance, and multi-gen new-construction floor plans.
- California relocators — brand-new construction from mid-$600s, zero state income tax, and a 3% property-tax cap on primary residences.
- 55+ buyers — four dedicated active-adult communities — including guard-gated Heritage at Stonebridge and Regency at Summerlin — with resort amenities and single-story designs.
- Outdoor lifestyle buyers — Red Rock Canyon ten minutes west, 150+ miles of Summerlin trails from the community edge, and Fox Hill Park steps away.
- New-construction buyers — seven active builders, design-center customization, and Nevada Real Estate Group representation at every sales office at no cost.
- Long-term value buyers — Summerlin is Nevada's best-selling master plan — new infrastructure appreciating as the community builds out under Howard Hughes Corporation's stewardship.
Ready to explore homes in Stonebridge at Summerlin West? Our team knows every active builder, current phase release, and 55+ community option in the Stonebridge area.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10) — exceptional public school within the zoned cluster
- Seven active national builders — the most new-construction choice in any current Summerlin village
- Closest Summerlin address to Red Rock Canyon: about ten minutes via West Charleston Boulevard
- Four dedicated 55+ communities covering guard-gated, resort-style, and single-story luxury formats
- New construction from mid-$600s in a master plan where comparable California suburbs start at $1.5M+
- Zero Nevada state income tax and a 3% annual property-tax cap under NRS 361.471
- Howard Hughes Corporation master plan quality: professionally managed trails, parks, and standards
Honest Considerations
- Strip commute is about 20 minutes — longer than more central Las Vegas neighborhoods like Queensridge
- Airport runs roughly 30 minutes via I-215 South and I-15
- Community amenities still maturing as the westernmost Summerlin village builds out
- HOA fees stack: Summerlin master association plus sub-association — model both before comparing homes
- Builder lot premiums and design-center upgrades can push final prices well above base price
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Sub-Neighborhood Comparison
How Do Stonebridge at Summerlin West's Sub-Neighborhoods Compare?
A side-by-side comparison of the six main sub-neighborhoods within the Stonebridge area — entry pricing, lifestyle fit, and buyer profile — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Entry points replace per-enclave medians where sample sizes are too small to be meaningful.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Stonebridge (Del Webb 55+) | From $550K | n/a* | Fast (new releases) | n/a* | 55+ · Single-story · Resort |
| Heritage at Stonebridge | From $500K | n/a* | Fast (new releases) | n/a* | 55+ · Guard-Gated · Lennar |
| Trilogy at Summerlin (Shea 55+) | From $500K | n/a* | n/a* | n/a* | 55+ · Resort Lifestyle · Shea |
| Regency at Summerlin (Toll Brothers 55+) | From $500K | n/a* | n/a* | n/a* | 55+ · Guard-Gated · Luxury |
| Affinity / Family New Construction | From $650K | n/a* | Fast (new releases) | n/a* | Family · Modern · All-ages |
| Dover / Larger Lots | From $700K | n/a* | n/a* | n/a* | Family · Multi-Gen · Space |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Builder incentives and phase availability change monthly — verify current pricing before committing to a build slot.
Sub-Neighborhood Deep Dive
What's Inside Each Stonebridge Sub-Neighborhood?
Submarket 1
Stonebridge (Del Webb 55+)
Del Webb's flagship 55+ active adult community in Summerlin West — single-story floor plans, resort-style pool, fitness center, and an active social programming calendar. One of the best-known active-adult brands in the country.
Browse Stonebridge (Del Webb 55+) homes →$550K+Median Price
Fast (new releases)Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Heritage at Stonebridge
Lennar's guard-gated 55+ enclave with upgraded finishes, a private community center, and the added security of a staffed gate — one of Summerlin West's premier active-adult options at an accessible price point.
Browse Heritage at Stonebridge homes →$500K+Median Price
Fast (new releases)Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Trilogy at Summerlin (Shea 55+)
Shea Homes' resort-lifestyle 55+ community with one of Summerlin West's most extensive clubhouses, pools, a full fitness center, and an active social calendar. Buyers who want the most programmed 55+ lifestyle typically land here.
Browse Trilogy at Summerlin (Shea 55+) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Regency at Summerlin (Toll Brothers 55+)
Toll Brothers' guard-gated 55+ community with single-story luxury homes, a private clubhouse, and premium finishes — the most upscale active-adult option in the Stonebridge area, pairing Toll Brothers architecture with guard-gated security.
Browse Regency at Summerlin (Toll Brothers 55+) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Affinity / Family New Construction
Contemporary single-family phases from Taylor Morrison, Pulte, Lennar, Woodside, and Toll Brothers — open floor plans, smart-home features, and energy-efficient construction from 1,800 to 4,500+ sq ft in all-ages neighborhoods.
Browse Affinity / Family New Construction homes →$650K+Median Price
Fast (new releases)Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Dover / Larger Lots
Family-oriented neighborhoods with larger lot sizes, multi-generational suite options, and floor plans designed for extended families or buyers who want more outdoor space within the Summerlin West master plan.
Browse Dover / Larger Lots homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Summerlin Trail System — The Outdoor Backbone
Howard Hughes Corporation's 150+ mile trail network threads through every Summerlin West neighborhood — connecting the Stonebridge area to Red Rock Canyon foothills, Downtown Summerlin, and all 20+ villages of the master plan. Residents can mountain bike, run, or walk from their front door to the canyon edge.
Browse Summerlin Trail System — The Outdoor Backbone homes →150+Miles of Trails
10 minto Red Rock Canyon
5 minto Downtown Summerlin
300Days of Sunshine/Year
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Stonebridge
sub-neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89138 (Stonebridge Area) Break Down?
The Stonebridge area sits entirely within ZIP code 89138 — one of Las Vegas's most active new-construction ZIPs. The table below breaks the ZIP into its real segments, from 55+ guard-gated communities to family new construction, with honest notes on where pricing comes from.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Del Webb Stonebridge — 55+ active adult community | From $550K | n/a* | Fast (new releases) | Active builder releases | n/a* |
| 89138 | Heritage at Stonebridge — guard-gated 55+ (Lennar) | From $500K | n/a* | Fast (new releases) | Active builder releases | n/a* |
| 89138 | Trilogy at Summerlin — resort 55+ (Shea) | From $500K | n/a* | Fast (new releases) | Active builder releases | n/a* |
| 89138 | Regency at Summerlin — guard-gated 55+ luxury (Toll Brothers) | From $500K | n/a* | Fast (new releases) | Active builder releases | n/a* |
| 89138 | Family new construction (Toll Brothers, Lennar, Pulte, Taylor Morrison, Woodside) | $650K–$1M+ | n/a* | ~40 days (resale) | ~75 new-construction units | n/a* |
| 89138 | Full ZIP 89138 benchmark — Stonebridge area all segments | ~$850K (stat fallback) | — | ~40 days (resale) | ~165 units | n/a* |
Source: Las Vegas REALTORS MLS plus NREG builder-tracking analysis. *Per-segment $/SF and year-over-year change are intentionally omitted: phase-level samples are too small to be meaningful, so we publish entry points and ZIP-level benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Stonebridge at Summerlin West Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, Howard Hughes Corporation, and GreatSchools — capture the Stonebridge area faster than any brochure: $850K fallback median, seven active builders, Sig Rogich Middle School at 10/10, and ten minutes to Red Rock Canyon.
$850K
Stat fallback median home price for ZIP 89138 — reflecting new-construction and resale pricing in the Stonebridge area of Summerlin West, June 2026.
Las Vegas REALTORS
$650K+
New construction entry price across active Stonebridge builder releases — mid-$600s for production floor plans, $1M+ for upgraded designs and premium lots.
Active builder sales data
7
Active builders simultaneously delivering new homes in the Stonebridge area — more choice than any other current Summerlin West village.
Howard Hughes Corporation / builder sales offices
10/10
GreatSchools rating for Sig Rogich Middle School — the zoned public middle school serving the Stonebridge area, one of Nevada's highest-rated public schools.
GreatSchools.org
10 min
Drive time to Red Rock Canyon National Conservation Area via West Charleston Boulevard — the closest Summerlin neighborhood position to the 195,000-acre BLM park.
Drive-time estimate
2018
The year Howard Hughes Corporation began active development of the Stonebridge area — a community still growing with new phases and maturing amenities.
Community plan record
1,500+
Homes delivered or in development within the Stonebridge area of Summerlin West, with more phases launching westward.
Community plan record
4
Dedicated 55+ communities within the Stonebridge area — Del Webb, Heritage at Stonebridge, Trilogy at Summerlin, and Regency at Summerlin — the broadest active-adult selection in any single Summerlin village.
Community plan record
WHY STONEBRIDGE
Why Does Stonebridge at Summerlin West Stand Apart From Its Peers?
From the trail connection to Red Rock Canyon to the nation-leading school at Rogich MS, Stonebridge at Summerlin West occupies a unique niche. The five advantages below are each tied to a verifiable source — Howard Hughes Corporation, GreatSchools, the Nevada Revised Statutes, and the Bureau of Land Management — so you can verify every claim.
- GreatSchools.org
The strongest school cluster in Summerlin West
Sig Rogich Middle School earns a perfect 10/10 per GreatSchools — exceptional for a public zoned school. Combine with Kesterson ES (8/10) and Palo Verde HS (8/10) and this is the best public K-12 path in Summerlin West.
- Howard Hughes Corporation / builder sales offices
New construction from seven national builders
Toll Brothers, Lennar, Pulte, Taylor Morrison, Woodside, Shea, and Del Webb all active — more builder choice than any other current Summerlin village, with energy-efficient homes from 1,800 to 4,500+ sq ft.
- Bureau of Land Management
Closest Summerlin neighborhoods to Red Rock Canyon
About ten minutes via West Charleston Boulevard to the BLM-managed 195,000-acre conservation area — with the Summerlin Trail System connecting directly to the western foothills from within the community.
- Community plan record
Four dedicated 55+ community options
Del Webb Stonebridge, Heritage at Stonebridge, Trilogy at Summerlin, and Regency at Summerlin — the broadest active-adult selection of any single Summerlin village, covering guard-gated, resort-style, and single-story luxury formats.
- Nevada Revised Statutes 361.471 · CA Franchise Tax Board
Tax-capped carrying costs with zero state income tax
Nevada levies no state income tax; NRS 361.471 caps annual property-tax increases on a primary residence at 3%. A California household earning $200,000 saves roughly $26,600 per year by moving here.
WHY BUY IN STONEBRIDGE
What Are the Top 10 Reasons to Buy a Home in Stonebridge at Summerlin West?
Stonebridge at Summerlin West's case rests on school quality, new-construction choice, and Red Rock Canyon proximity — all within a master plan governed by Howard Hughes Corporation and property taxes capped under Nevada Revised Statutes 361.471. Ten sourced reasons follow.
Sig Rogich Middle School (10/10)
One of the highest-rated public middle schools in Nevada — the anchor of one of Summerlin West's best K-12 public sequences.
GreatSchools.org
Seven active builders, one neighborhood
More new-construction choice than any other current Summerlin village — Toll Brothers to Del Webb, from the mid-$600s to $1M+.
Howard Hughes Corporation / builder sales offices
Closest Summerlin address to Red Rock Canyon
About ten minutes west via West Charleston — trail connections from the community edge to the BLM-managed canyon.
Bureau of Land Management
Zero Nevada state income tax
A $200,000 household saves roughly $26,600 per year vs. California's 13.3% top rate.
CA Franchise Tax Board · Nevada Department of Taxation
3% property-tax cap on primary residences
Annual increases capped by statute — long-run carrying cost is predictable in a way California's reassessment-at-sale model is not.
NRS 361.471
Four 55+ community options
Del Webb, Shea Trilogy, Heritage at Stonebridge, and Regency at Summerlin — the broadest active-adult selection in any single Summerlin village.
Community plan record
Howard Hughes Corporation master plan quality
Summerlin is one of the nation's best-selling master plans — professionally managed parks, trails, and community standards.
Howard Hughes Corporation
Fox Hill Park and the Summerlin trail system
A 20-acre adventure park with zip lines, disc golf, and trails within walking distance, plus 150+ miles of community trails.
City of Las Vegas Parks
Five-minute drive to Downtown Summerlin
125+ shops, restaurants, City National Arena, and Las Vegas Ballpark — Summerlin's urban core is practically adjacent.
Howard Hughes Corporation
Builder buyer representation at no cost
Nevada Real Estate Group represents buyers at every active builder in the Stonebridge area — no fee to you, and the difference in negotiated incentives and lot selection is real.
NREG team practice
New Construction
Who Builds New Homes in Stonebridge at Summerlin West?
Seven national builders are active in the Stonebridge area simultaneously — Toll Brothers, Lennar, Pulte, Taylor Morrison, Woodside, Shea, and Del Webb. Incentives, design-center credits, and lot premiums shift with every phase release. Bring your own agent before you visit any sales office — builder reps work for the builder, not for you.
Luxury & Move-Up
Toll Brothers
Premium finishes, award-winning architecture, guard-gated 55+ option
Family & 55+
Lennar
Everything's Included® package; guard-gated 55+ Heritage option
Family & Move-Up
Pulte Homes
Life Tested design features; floor plans from 1,800 to 3,500 sq ft
Design-Forward
Taylor Morrison
Affinity by Taylor Morrison — smart-home features and contemporary design
Family Mid-Market
Woodside Homes
Regional builder with strong western LV track record
55+ Resort-Style
Shea Homes / Trilogy
Extensive clubhouse, pools, fitness center, and active social calendar
55+ Active Adult
Del Webb
The original 55+ brand — resort amenities and single-story floor plans
Outdoor Recreation
What Outdoor Amenities Does Stonebridge at Summerlin West Offer?
Fox Hill Park's 20-acre adventure playground anchors the Stonebridge area, and the Summerlin Trail System connects directly to Red Rock Canyon's foothills. The Bureau of Land Management manages Red Rock Canyon's 195,000-acre conservation area about ten minutes west via West Charleston Boulevard — the closest Summerlin neighborhood to the canyon entrance.
IN-COMMUNITY
Fox Hill Park
~20 acresAdventure playground · Zip lines · Disc golf · TrailsFree
A Summerlin signature park designed for all ages — zip lines, an adventure playground, disc golf course, and trail connections through desert landscaping. One of the most-used parks in Summerlin West.
IN-COMMUNITY
The Paseos Linear Park
~12 acresWalking trails · Desert gardens · Dog-friendlyFree
Linear desert park threading through the Stonebridge area with walking paths, native desert gardens, and open space for dogs and picnics.
COMMUNITY EDGE
Summerlin Trail System
150+ milesWalking · Cycling · Running · Mountain viewsFree
One of the largest urban trail networks in the Southwest, maintained by Howard Hughes Corporation and connecting all Summerlin villages through desert landscaping and canyon-view corridors.
10 MIN W
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic drive · WildlifeBLM fee
The Mojave Desert's signature conservation area — the 13-mile scenic loop, world-class sandstone climbing at Calico Hills, and over 30 miles of hiking trails managed by the Bureau of Land Management.
5 MIN E
Downtown Summerlin
Open-air districtShopping · Dining · Events · SportsFree
The west valley's urban hub — 125+ shops and restaurants, seasonal events, City National Arena (Vegas Golden Knights practice), and Las Vegas Ballpark (minor league baseball).
15 MIN
Summerlin Hospital Medical Center
Medical campusHealthcaren/a
The closest major medical center to Summerlin West — relevant for both healthcare access and as a significant area employer.
20 MIN W
Spring Mountain Ranch State Park
~520 acresHiking · Picnicking · HistoryState fee
Historic Nevada ranch with hiking trails and mountain backdrop — a less-crowded alternative to Red Rock on busy weekends.
5 MIN E
Las Vegas Ballpark
Sports venueBaseball · EventsTicketed
Home of the Las Vegas Aviators (Triple-A affiliate) at Downtown Summerlin — family-friendly game nights a five-minute drive from the Stonebridge area.
The Stonebridge Lifestyle
What Does a Weekend in Stonebridge at Summerlin West Look Like?
Three moods within minutes of your door: a morning hike at Red Rock Canyon ten minutes west, an afternoon at Fox Hill Park's zip lines and disc golf course, and dinner at Downtown Summerlin five minutes east — with the full Summerlin Trail System per Howard Hughes Corporation threading it all together.
150+Miles of Summerlin Trails
10Minutes to Red Rock Canyon
5Minutes to Downtown Summerlin
7Active Builders in the Area
THIS WEEKEND'S OPEN HOUSES
Can You Tour Stonebridge at Summerlin West Homes This Weekend?
New-construction model homes are open daily at most active builder communities in the Stonebridge area — no appointment needed for model tours, though individual lot showings and design-center appointments require scheduling. Resale homes hold traditional open houses on weekends. Set up instant alerts to get notified of new listings and open-house events, or browse every active listing now.
Quick Answer
What does an HOA cost in Stonebridge at Summerlin West?
Budget for a stacked fee: residents pay both the Summerlin master association fee and a sub-association fee for their specific community. Combined, fees typically run $150–$350 per month for standard single-family and non-gated 55+ communities; guard-gated enclaves like Heritage at Stonebridge and Regency at Summerlin run toward the higher end and may exceed the band. Always model the full stacked fee when comparing homes across builders, and pull the HOA disclosure package early in Nevada's standard 30–45 day escrow.
Moving to Stonebridge at Summerlin West
Should I Move to Stonebridge at Summerlin West?
California relocators gain brand-new construction from mid-$600s, Sig Rogich Middle School (10/10), and Red Rock Canyon ten minutes west — at a fraction of coastal pricing. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero, saving a $200,000 household roughly $26,600 per year.
Why California Buyers Are Choosing Stonebridge at Summerlin West
The tax math is blunt: California's top marginal state income tax reaches 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $26,600 per year in state income taxes alone. Stonebridge at Summerlin West adds new construction from national builders starting in the mid-$600s, Summerlin's 150+ mile trail network at the back door, and Red Rock Canyon about ten minutes west — a combination that simply doesn't exist at this price in any coastal California market.
At a $900,000 budget, Orange County buyers are looking at a dated 1970s ranch on a small lot with deferred maintenance. That same budget in the Stonebridge area secures a brand-new two-story Toll Brothers or Taylor Morrison home with designer finishes, solar-ready construction, and mountain views — five minutes from Downtown Summerlin's 125+ shops and restaurants.
According to Las Vegas REALTORS, the ZIP 89138 market has a fallback median near $850,000 with approximately 40 median days on market for resale. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value with a 3% annual cap under NRS 361.471. Bureau of Land Management manages Red Rock Canyon's roughly 195,000-acre conservation area, with trail access from the Summerlin West edge.
The Stonebridge area runs on a professional and dual-income economy: residents skew executive, medical, and tech-transplant, with average household income above $130,000 per community records. Downtown Summerlin's corporate corridor sits five minutes east, Summerlin Hospital Medical Center about fifteen minutes away, and the Strip's resort employment core about twenty minutes via Summerlin Parkway — the western location trades minor commute time for the best Red Rock access in the valley.
Cost of Living Snapshot — Stonebridge vs. Southern California
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. New construction here that would exceed $2 million in Orange County opens in the mid-$600s in Summerlin West.
| Metric | Stonebridge, NV | Southern California |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| New Construction Entry Price | From mid-$600s | $1.5M+ (comparable suburbs) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.25% |
| HOA Fees | $150–$350/mo | $400–$700/mo (comparable master plans) |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX/SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Stonebridge Area Rental Market — Rent vs. Own
Rentals in the Stonebridge area are scarce by design: 85% of households own per community records, and new-construction buyers rarely immediately lease. Executive long-term leases surface occasionally, but inventory is thin. Short-term rentals are regulated by the City of Las Vegas — check current city code before underwriting any vacation-rental income. For 5+ year holds in an active-build corridor, scarcity and appreciation typically favor owning over renting.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Stonebridge at Summerlin West? Our team specializes in out-of-state relocation — virtual new-construction tours, builder contract review, lot selection strategy, design-center guidance, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Stonebridge at Summerlin West in 8 steps
From first research to keys-in-hand, here's the 8–12 week timeline for a resale purchase (add 6–9 months for a dirt-start build). 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.
Decide: new construction, 55+, or resale
New construction gives you design-center choices and energy-efficient construction; 55+ communities add resort amenities and social programming; resale offers move-in-ready timing. Pick your segment first — it shapes every step that follows.
Get pre-approved for your specific price tier
Most Stonebridge homes qualify for conventional financing; confirm jumbo thresholds for designs above the conforming limit. If using a builder's preferred lender for incentives, get an independent quote first so you know the real cost of the credit.
Hire a Stonebridge specialist
Nevada Real Estate Group represents buyers at every active Stonebridge builder at no cost to you. Builder reps work for the builder — bring your agent before you visit any sales office and before you sign any purchase contract.
Tour model homes and resale options
Builder model homes are open daily; make one day of multiple builder tours before you commit. For resale, we arrange showings with 24-hour notice in most cases. Virtual tours and video walkthroughs work well for out-of-state buyers.
Write and negotiate the offer
For new construction, negotiate lot selection, design-center credits, and closing-cost incentives — not just base price. Builder contracts heavily favor the builder; review before signing. For resale, we pull current comps and advise on competitive terms.
Inspections and HOA disclosure review
New construction still needs an independent inspector — builders' own warranty doesn't replace third-party eyes. Pull the HOA disclosure package immediately: stacked fees, reserve funding, and any special assessments all appear here.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys. Expect 30–45 days from acceptance to funding on resale; new construction may have a longer pre-close walk-through and punch-list process. Coordinate rate lock timing with your lender.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, LVVWD), register with the Summerlin master and sub-associations, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Stonebridge at Summerlin West Economy?
The Stonebridge area runs on a professional and dual-income economy: executives, medical professionals, and California tech transplants, with average household income above $130,000 per community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with unemployment near generational lows heading into 2026.
$130,000+Avg household income, Stonebridge areaNREG community plan record
85%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorMajor west-valley employment hub
15 minTo Summerlin Hospital Medical CenterMajor employer and healthcare hub
Top Stonebridge Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital, medical offices, and healthcare employment hub about fifteen minutes from Stonebridge
- Downtown Summerlin corporate corridorOffices, company headquarters, and the west side's retail and professional employment hub, five minutes east
- Howard Hughes CorporationActive master plan developer with ongoing Summerlin West expansion creating construction and management employment
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border — about fifteen minutes from the Stonebridge area
- Las Vegas 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 MS and Palo Verde HS — are significant local employers
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Stonebridge at Summerlin West Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Stonebridge at Summerlin West against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Stonebridge wins on new construction and school quality; Summerlin-wide on brand and breadth; Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Stonebridge SW | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Median Home Price | ~$850K (ZIP 89138) | $728K (Summerlin-wide) | $548K | $476K |
| New Construction | Very High (7 active builders) | Very High (many villages) | High (Cadence, Inspirada) | Moderate |
| Middle School Rating | 10/10 (Rogich) | 7-9/10 range | 7-9/10 range | 5-9/10 range |
| Population | 5,000+ (area) | ~127,000 (all Summerlin) | 331,857 | 656,274 |
| Red Rock Canyon Access | ~10 min | 10-25 min (varies by village) | ~30 min | ~15-30 min |
| Guard-Gated Options | Heritage + Regency (55+) | The Ridges, Red Rock CC | MacDonald Highlands | Queensridge, others |
| Strip Commute | ~20 min | 20-30 min | ~25-35 min | ~15-20 min |
| Best For | Schools · New Build · Outdoors · 55+ | Breadth · Luxury · Established | Families · Retirees · Safety | Selection · Urban · Value |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Stonebridge income and population figures are community plan-record values; city demographics are parent-city figures. Last updated June 2026.
Cost of Ownership
What Will Stonebridge at Summerlin West Cost You Each Month?
A $750,000 Stonebridge new-construction home runs about $5,400–$5,800 monthly with 10% down at 7% per Freddie Mac's rate survey — including the stacked Summerlin master and sub-association HOA fees every community carries. The tabs below model your payment, compare renting, and break down the full HOA stack.
Payment Estimator
Estimate Your Stonebridge Payment
$5,503
Estimated Monthly Payment
- Principal & Interest$4,491
- Property Tax$381
- Insurance$150
- HOA$200
- PMI$281
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 Stonebridge at Summerlin West right now?
Rental supply in the Stonebridge area is thin — 85% of households own — and landlords command firm pricing on the rare executive lease that surfaces. For a 5+ year hold, appreciation in an active-growth new-construction corridor tilts strongly toward owning.
OWN (10% DOWN, 7%)
$5,500 / mo
- Principal & Interest
- $4,490
- Property Tax (~0.6%)
- $375
- Homeowners Insurance
- $130
- HOA (master + sub-association)
- $250
- PMI (10% down)
- $250
5-year net cost:~$173,000
Equity built:~$224,000
RENT (MODELED LEASE)
$3,800 / mo
- Comparable Rental (modeled)
- $3,800
- Renters Insurance
- $25
- 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 $750,000 Stonebridge home for five years nets out cheaper than leasing — and the owner builds roughly $224,000 in equity (down payment plus principal paydown plus modeled appreciation) while the renter walks away with nothing. New-construction appreciation above the modeled 3% in an active growth corridor widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $250/mo blended HOA, modeled $3,800 comparable lease.
HOA Fees by Community
HOA Fees by Community Type
Every Stonebridge area home pays a stacked HOA: the Summerlin master association fee plus the sub-association fee for the specific community. Amounts vary by community type — model the full stack when comparing homes.
Standard New Construction / Resale
$150–$250 / mo (stacked)
Summerlin master association
~$80–$110/mo
Includes:
Trail maintenance, park operations, community programming, and master-plan governance
Sub-association (typical non-gated)
~$60–$140/mo
Includes:
Common area landscaping, neighborhood amenities, and community standards enforcement
Guard-Gated 55+ Communities
$250–$350+ / mo (stacked)
Heritage at Stonebridge / Regency at Summerlin
$250–$350+/mo
Includes:
Staffed gate, community center, fitness amenities, and all standard master-association benefits
Trilogy at Summerlin / Del Webb Stonebridge
$250–$350/mo
Includes:
Resort clubhouse, pools, fitness center, social programming, and master-association benefits
Due-Diligence Checklist
Request in escrow
HOA disclosure package
Statutory right (NRS)
Includes:
Stacked fees, reserve study, assessment history, CC&Rs, and community rules
Transfer and capital fees
Varies by community
Includes:
One-time charges at closing — price these into your offer math, especially for new construction
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Stonebridge at Summerlin West?
Far Hills Avenue and West Charleston Boulevard connect Stonebridge at Summerlin West quickly to Summerlin Parkway and the 215 Beltway. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — Downtown Summerlin is 5 minutes east, the Strip about 20 minutes, and Harry Reid Airport roughly 30 via I-215 South.
Drive Times from Stonebridge at Summerlin West
- ~5 minDowntown Summerlin (shopping, dining)Far Hills Ave east
- ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west
- ~3 minFox Hill Park (in-community)Neighborhood drive
- ~15 minSummerlin Hospital Medical CenterRampart Blvd south
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~30 minHarry Reid Intl AirportI-215 South → I-15
- ~25 minDowntown Las VegasUS-95 east
- ~20 minSpring Mountain Ranch State ParkW Charleston Blvd west
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 Stonebridge at Summerlin West?
Resale and quick-move-in new construction close in 30–45 days through a Nevada escrow company. Dirt-start builds take 6–9 months from contract to close, varying by builder and current construction pace. Guard-gated 55+ purchases add HOA document review time. New-construction files may include pre-close walkthroughs and punch-list resolution — your agent coordinates the full timeline with the builder.
Quick Answer
What down payment do you need to buy in Stonebridge at Summerlin West?
Most Stonebridge area buyers put down 5% to 20%. New construction in the mid-$600s to $750K range qualifies for conventional financing — on a $700,000 home, plan $35,000 (5%) to $140,000 (20%) down. VA loans allow 0% for eligible veterans. Builder lenders offer closing-cost incentives in exchange for using their preferred lender — always compare an independent rate quote against the builder's total-cost package before committing.
Stonebridge at Summerlin West FAQ — 18 Answers
What Do Stonebridge at Summerlin West Buyers Most Frequently Ask?
Most AskedWhat is the median home price in the Stonebridge area of Summerlin West?
Stonebridge area new construction (ZIP 89138) opens in the mid-$600s for production floor plans and reaches $849,900 or above for upgraded Toll Brothers and Taylor Morrison designs per Las Vegas REALTORS MLS data. Premium view lots push past $1 million. Builder pricing shifts each release — get current phase sheets before you commit.
Is the Stonebridge area part of the Summerlin master plan?
Yes — the Stonebridge area sits within Summerlin West, the newest and westernmost association in Howard Hughes Corporation's Summerlin master plan. Residents access the full Summerlin package: 150+ miles of trails, Fox Hill Park, community programming, and Downtown Summerlin about five minutes east via Far Hills Avenue. You're also among the closest Summerlin neighborhoods to Red Rock Canyon, roughly ten minutes via West Charleston.
Which builders are active in the Stonebridge area right now?
Toll Brothers, Lennar, Pulte, Taylor Morrison, Woodside Homes, and Shea Homes are all active here, alongside dedicated 55+ communities from Del Webb and Shea. Each builder's incentive structure, lot premiums, and design-center pricing differ meaningfully. Nevada Real Estate Group can represent you at any sales office at no cost to you — builder reps work for the builder, not for you.
What ZIP code is the Stonebridge area in?
The Stonebridge area sits in ZIP code 89138, on the western edge of the Las Vegas Valley within Summerlin West. That ZIP places you near the Red Rock Canyon foothills with access to well-rated schools including Sig Rogich Middle (10/10) and Palo Verde High (8/10). Boundaries can shift as Summerlin West builds out — verify zoning by exact address before offering.
Are there 55+ communities in the Stonebridge area?
Yes — several: Del Webb's Stonebridge, the guard-gated Heritage at Stonebridge, Trilogy at Summerlin by Shea Homes, and Regency at Summerlin by Toll Brothers. Each carries its own amenity package and fee structure, with guard-gated options running higher within the area's $150–$350 monthly HOA band. Our team can arrange a single-day side-by-side tour of all four.
What are HOA fees in the Stonebridge area?
Typically $150 to $350 per month, combining the Summerlin master association fee with sub-association charges. Guard-gated 55+ communities like Heritage at Stonebridge and Regency at Summerlin may run higher to cover staffing and amenities. Always model the full stacked fee — master plus sub — when comparing homes, and pull the resale package early in Nevada's standard 30–45 day escrow.
How far is the Stonebridge area from Downtown Summerlin?
About five minutes via Far Hills Avenue. Downtown Summerlin delivers 125+ shops, restaurants, and entertainment venues, including City National Arena and Las Vegas Ballpark. Red Rock Canyon is roughly ten minutes west via West Charleston, and the Strip about twenty via Summerlin Parkway and I-15 — new construction five minutes from a full urban core is the area's defining convenience.
What schools serve the Stonebridge area of Summerlin West?
Zoned CCSD schools include Lorna J. Kesterson Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) — among the strongest public combinations in the valley. The Meadows School (A+) and Bishop Gorman (A+) lead the private tier, with Doral Academy Red Rock (9/10) as the charter standout. Verify zoning per address as new phases come online.
How does Nevada's tax climate compare to California for Stonebridge buyers?
Nevada levies zero state income tax; California's top rate reaches 13.3% per the California Franchise Tax Board. On a $200,000 household income that's roughly $26,600 per year in savings. Nevada also caps annual property-tax increases on a primary residence at 3% under Nevada Revised Statutes 361.471, versus California's Prop 13 baseline of 1% with no rate cap on reassessment at sale — making Nevada's long-run carrying cost meaningfully more predictable.
What is the days on market for Stonebridge area homes?
New-construction homes in the Stonebridge area move fast — builder releases sell out within weeks on popular phases. Resale homes in ZIP 89138 averaged approximately 26 days from list to accepted offer per Las Vegas REALTORS MLS data. Desirable floor plans and premium lots routinely go under contract before public launch; alert subscribers and buyer-agent-represented clients see them first.
Is there new construction available in the Stonebridge area now?
Yes — the Stonebridge area is one of Summerlin's most active new-build zones. Multiple builders have delivered homes since 2018, with new phases launching regularly in the mid-$600s to over $1 million. Some earlier sections are now resale-only while new phases continue west. Contact Nevada Real Estate Group at (702) 637-1759 for current lot releases, builder incentives, and quick-move-in availability.
What outdoor recreation is available near Stonebridge?
Fox Hill Park — a 20-acre Summerlin community park with an adventure playground, zip lines, disc golf, and trails — sits within the Stonebridge area. The Paseos Linear Park adds desert walking paths, and the Summerlin Trail System's 150+ mile network connects directly to Red Rock Canyon's western foothills, about ten minutes by car or via trail from the neighborhood's edge.
What property types are available in the Stonebridge area?
Single-family production homes from approximately 1,800 to 4,500 square feet dominate — open-concept, two-story, and single-story floor plans from national builders. The 55+ segment adds single-story resort-style homes at Stonebridge by Del Webb and Trilogy at Summerlin, plus guard-gated options at Heritage at Stonebridge and Regency at Summerlin. No condominiums or high-rise product exists in this sub-market.
How safe is the Stonebridge area?
The Stonebridge area benefits from new-community design: modern street layout, low through-traffic, active HOA management, and Clark County Sheriff and LVMPD coverage. Community records show predominantly owner-occupied households at 85%, consistent with low-incident profiles valley-wide. Benchmark the surrounding area through FBI Uniform Crime Reporting data before writing an offer, and ask about any specific sub-neighborhood concerns during tour.
What should I know before buying new construction in the Stonebridge area?
Four things matter most. First, builder representation: Nevada Real Estate Group represents buyers at every active builder at no cost — bring your agent to the sales office, not after. Second, lot premiums: view lots and trail-adjacent positions carry real price differences. Third, financing: builder lenders offer incentives but may not be competitive; compare rates. Fourth, HOA stacking: Summerlin master plus sub-association fees add up — model the full monthly carrying cost before you write. Call (702) 637-1759 to get started.
What down payment do you need to buy in the Stonebridge area?
Most Stonebridge area buyers put down 5% to 20%. New construction in the mid-$600s qualifies for conventional financing — on a $700,000 home that means roughly $35,000 (5%) to $140,000 (20%) down. VA loans allow 0% for eligible veterans. Builder lenders often offer closing-cost incentives in exchange for using their preferred lender — have an independent lender quote ready so you can compare total cost, not just rate.
How long does it take to close on a new-construction home in the Stonebridge area?
Quick-move-in inventory closes in 30–45 days like a resale. Dirt-start builds typically take 6–9 months from contract to close depending on the builder and current construction pace. Guard-gated 55+ communities add HOA document review. Nevada closes through escrow companies, not attorneys — your agent coordinates the full timeline including builder walkthroughs and punch-list close-out.
Can Nevada Real Estate Group help with new construction in the Stonebridge area?
Yes — our team represents buyers at every active builder in the Stonebridge area at no cost to you. Builder sales reps are employees of the builder; we work for you. We negotiate lot selection, upgrades, and closing-cost credits, review the purchase contract before you sign, and attend the final walkthrough. Call (702) 637-1759 to get started before you visit any sales office.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Stonebridge at Summerlin West?
These are the eight queries Stonebridge at Summerlin West buyers search most — covering median price, ZIP 89138 school ratings, 55+ community options, builder count, and tax savings — answered with specifics you can verify against Las Vegas REALTORS, GreatSchools, Howard Hughes Corporation, and the Nevada Revised Statutes.
Is Stonebridge at Summerlin West a good place to live?
Yes — if top-rated schools, new construction, and Red Rock Canyon access top your list. Sig Rogich Middle School earns a perfect 10/10, seven national builders are active simultaneously, and Red Rock Canyon sits about ten minutes west. The trade-off: Strip commute runs ~20 minutes and some community amenities are still maturing.
What is the Stonebridge area zip code?
ZIP 89138 — the westernmost Summerlin ZIP, covering the Stonebridge area of Summerlin West and placing you among the closest Las Vegas neighborhoods to Red Rock Canyon. School zoning is CCSD-governed and can vary by specific address — verify before offering on new construction.
How many builders are active in Stonebridge at Summerlin West?
Seven: Toll Brothers, Lennar, Pulte, Taylor Morrison, Woodside Homes, Shea Homes (Trilogy), and Del Webb — the most simultaneous builder activity of any current Summerlin West village. Incentive structures and phase availability vary week to week; bring your Nevada Real Estate Group agent before visiting any sales office.
Is the Stonebridge area part of Summerlin?
Yes — the Stonebridge area sits within Summerlin West, the newest and westernmost association in Howard Hughes Corporation's Summerlin master plan. Residents access Summerlin's 150+ mile trail system, community parks, programming, and Downtown Summerlin, which is about five minutes east via Far Hills Avenue.
What is the difference between Stonebridge (Del Webb) and Heritage at Stonebridge?
Both are 55+ communities, but they differ in key ways. Del Webb Stonebridge is an open-access (non-gated) active adult community with resort-style amenities and a full social calendar. Heritage at Stonebridge, built by Lennar, is guard-gated with upgraded finishes and a private community center — adding the security and exclusivity of a staffed gate at a comparable price.
How far is Stonebridge from the Las Vegas Strip?
About 20 minutes via Summerlin Parkway and I-15 South — slightly longer than more central Las Vegas communities like Queensridge (15 min) but offset by the shorter drive to Red Rock Canyon and Summerlin's outdoor amenities. Harry Reid International Airport is about 30 minutes via I-215 South.
Can Nevada Real Estate Group help buy new construction in Stonebridge?
Yes — our team represents buyers at every active Stonebridge builder at no cost. Builder reps work for the builder; we work for you. We negotiate lot selection, design-center credits, and closing incentives, and review the purchase contract before you sign. Call (702) 637-1759 before you visit any sales office.
What 55+ communities are in the Stonebridge area?
Four: Del Webb Stonebridge (resort-style, open access), Heritage at Stonebridge by Lennar (guard-gated), Trilogy at Summerlin by Shea Homes (resort lifestyle, extensive clubhouse), and Regency at Summerlin by Toll Brothers (guard-gated, luxury single-story). Our team can arrange same-day tours of all four.
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 across every active Summerlin West builder — the depth behind the team's #1 ranking in Nevada.
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Henderson, Summerlin, Las Vegas, North Las Vegas
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Across 9,600+ closed transactions
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Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
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TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
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Want to Talk to a Stonebridge at Summerlin West Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — including new construction representation at every active Summerlin West builder. Tell us what you're looking for and we'll match you with the right phase, builder, and floor plan.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Stonebridge at Summerlin West?
Compare Stonebridge at Summerlin West — median near $850K in ZIP 89138 — with neighboring master plans and nearby communities within 30 minutes. Each card pairs drive time with price positioning, so you can judge whether Summerlin-wide, Henderson, or Skye Canyon fits your lifestyle and budget better.
10 MIN SW
The Cliffs (Summerlin West)
From $800K
10 min from Stonebridge
View The Cliffs (Summerlin West) →A–Z INDEX
Which Stonebridge at Summerlin West Sub-Neighborhoods Can You Explore A–Z?
Six main sub-neighborhoods make up the Stonebridge area, from guard-gated 55+ to all-ages new construction. Dedicated pages are rolling out for each — the entries below are indexed alphabetically for orientation, and our team can pull current builder pricing, lot releases, and HOA documents for any of them on request.
A
- Affinity by Taylor Morrison
D
- Del Webb Stonebridge (55+)
- Dover at Summerlin West
R
- Regency at Summerlin (Toll Brothers 55+)
T
- Trilogy at Summerlin (Shea Homes 55+)
KEEP LEARNING
What Else Should You Read About Stonebridge at Summerlin West?
These three guides extend the research most Stonebridge area buyers do next — understanding the full Summerlin master plan and its 20+ villages, comparing Summerlin West against Henderson luxury pricing, and mapping the 2026 Las Vegas housing market with current data on median prices, inventory, and rates.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for weighing Summerlin West against Henderson options.
Read →COMMUNITY HUB
Summerlin Community Hub
All 20+ Summerlin villages, master plan history, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Stonebridge at Summerlin West Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. New-construction pricing changes with each builder phase release — treat builder entry prices as starting points, not guarantees. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median prices, days on market, and active listing counts for ZIP 89138 (Stonebridge area). lasvegasrealtors.com
- Howard Hughes Corporation — Master plan details, builder programs, trail network, and community amenity data for Summerlin West. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (ZIP 89138 is not separately tabulated). census.gov/quickfacts
- Clark County School District / GreatSchools — School ratings and student-teacher ratios for Stonebridge area zoned schools. ccsd.net / greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Las Vegas Valley properties. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- California Franchise Tax Board — California state income tax rates — used for the NV-vs-CA tax comparison. ftb.ca.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Freddie Mac PMMS — Weekly mortgage rate survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026