8/10John C. Vanderburg Elementary
Zoned · Summerlin (5 min)
K-5750 Students18:1
The Crossing, Summerlin
Westridge at The Crossing Homes For Sale
Nevada's #1 team for Westridge at The Crossing real estate. Search resale single-family homes in The Crossing village of central Summerlin — live MLS data, school guides, and market stats for ZIP 89144.
ZIP 89144 MEDIAN (LVR)
$730K
LVR / GLVAR, June 2026
WESTRIDGE PRICE RANGE
$620K–$950K
Community plan record
HOA (MASTER + SUB)
$65–$160/mo
Community plan record
DAYS ON MARKET (ZIP 89144)
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 Westridge at The Crossing at a Glance?
Westridge at The Crossing is an established Summerlin single-family village in ZIP 89144, with resale homes from $620K–$950K and a ZIP-area median near $730,000 per Las Vegas REALTORS, 40 median days on market, and Las Vegas city demographics per the U.S. Census. The five takeaways below capture what buyers most need to know.
- The village: Westridge sits in The Crossing village of central Summerlin — five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip.
- The school advantage: Sig Rogich Middle School (10/10 GreatSchools) is one of the highest-rated public middle schools in the Las Vegas Valley — a key driver of family demand here.
- The trail access: Direct connection to Summerlin's 150+ mile trail network via The Paseos Linear Park and Fox Hill Park, managed by Howard Hughes Corporation.
- Built-out resale: No new construction — Westridge built out in the 2000s, so buyers choose it for mature landscaping and established streets rather than builder incentives.
- Do your homework: Two-association HOA structure ($65–$160/mo total), school zone verification with CCSD, and California tax-savings math all deserve early attention.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Westridge at The Crossing Homes for Sale?
ZIP 89144 — the postal code containing Westridge and its Crossing village neighbors — carried active listings in the $620K–$950K band as of June 2026 according to Las Vegas REALTORS MLS data. The eight newest area listings appear below, refreshed daily, and every active Westridge listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Westridge-Area Homes Sell in Each Price Range?
ZIP 89144 active listings span a wide range — from starter Summerlin condos to luxury single-family homes above $1M — per Las Vegas REALTORS MLS data as of June 2026. Westridge resale homes concentrate in the $620K–$950K band; the counts below show where competition concentrates across the full ZIP.
Browse Westridge Listings
How Can You Find a Westridge Home by Type, Lifestyle & Price?
ZIP 89144 active listings — Westridge resale homes concentrate in the $620K–$950K band — break into Summerlin village sub-neighborhoods, three property types, and the price tiers below. Each link opens our live Las Vegas MLS search, counts updated daily from Las Vegas REALTORS MLS data. Sig Rogich MS zoning is shared across all Crossing sub-neighborhoods.
Which Crossing Village Neighborhoods Should You Explore?
The Crossing village contains several Summerlin sub-neighborhoods; the cards below cover the closest comparables, with each card linking to the most relevant hub or live search.
Single-Family · Established 2000s
Westridge at The Crossing
Single-Family · Village SiblingSycamore Ridge at The Crossing
Summerlin Village HubThe Crossing (village-wide)
Master Plan · All VillagesSummerlin (sitewide)
Metro · All NeighborhoodsLas Vegas (citywide)
Builders · Move-Up · Summerlin WestNew Construction Near Summerlin
The Ridges · Ascension · PeaksSummerlin Luxury
Gated · The Ridges · Tournament HillsSummerlin Guard-Gated
By Property Type
By Price Range
Updated daily · 100 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Westridge Listings First?
Custom alerts by village, price, beds, and school zone — no spam, unsubscribe anytime. Westridge closes a handful of homes each month, and the best listings — updated finishes, premium lots, Sig Rogich MS zone confirmed — go under contract within days of hitting MLS. Alert subscribers see them within hours.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION8/10 
9/10
8/10
8/10
How Are the Schools for Westridge at The Crossing?
Schools are the defining strength of a Westridge address. Sig Rogich Middle School scores 10/10 per GreatSchools — one of Clark County's rarest public-school ratings and the primary driver of family demand in The Crossing village. Palo Verde High adds 8/10 at the secondary level; Vanderburg Elementary anchors the K–5 years at 8/10.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · adjacent Summerlin (10 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121200 Students20:1
8/10Pinecrest Academy
Charter · Summerlin (12 min)
K-12900 Students19:1
8/10Coral Academy of Science
Charter · west campuses (15 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Westridge at The Crossing Families?
According to GreatSchools.org, Westridge families are zoned to one of the strongest public school trios in Summerlin — Vanderburg ES (8/10), Sig Rogich MS (10/10), and Palo Verde HS (8/10) — with the 10/10 middle school being a genuine valley standout. School data 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 | $620,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | Summerlin · 10 min | $620,000+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 12 min | $620,000+ |
| 4 | Doral Academy Red Rock | Charter | K-12 | 9/10 | Summerlin · 10 min | $620,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 8 min | $620,000+ |
SAFETY & CRIME
Is Westridge at The Crossing Safe?
Direct Answer
Yes — Westridge is an open Summerlin neighborhood with City of Las Vegas police coverage and the consistently lower crime profile that Summerlin master-planned communities carry valley-wide. There is no guard gate, but the established owner-heavy streets and active neighborhood fabric benchmark favorably against Clark County averages per FBI Uniform Crime Reporting data.
- City of Las Vegas police jurisdictionMetro coverage for the Summerlin corridor
- Owner-occupied households (area)Owner-heavy streets reduce transient incidents
- Violent crime rate vs Clark County avgSummerlin corridor per FBI UCR data
- Days of sunshine per yearActive outdoor community, high visibility
What Buyers Should Know
Westridge has no staffed gate — it is an open Summerlin neighborhood — but the community fabric does significant work: 78% owner-occupancy means neighbors know each other, active trail use keeps the streets occupied, and the Summerlin master plan enforces design standards that discourage the visual disorder associated with higher-crime corridors.
The surrounding ZIP 89144 corridor is an established, owner-heavy west Summerlin neighborhood; incidents run to typical suburban property matters — package theft, occasional vehicle break-ins along commercial corridors — at rates that buyers can verify through FBI UCR-based tools before writing an offer.
For families, the practical picture is strong: Summerlin communities consistently benchmark as among Clark County's safest residential corridors, and the active outdoor lifestyle of The Crossing village keeps streets occupied morning to evening.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per the NREG plan record. Last updated June 2026.
Living In
What's It Like Living in Westridge at The Crossing, Summerlin?
The Answer
Living in Westridge means established desert-contemporary homes, direct trail access, and a 10/10 middle school a short walk away — all inside the Summerlin master plan managed by Howard Hughes Corporation. Downtown Summerlin is five minutes east; Red Rock Canyon is ten minutes west; the Strip is twenty minutes via Summerlin Parkway.
What is Westridge at The Crossing known for?
Westridge is known for its location inside The Crossing village of central Summerlin — five minutes to Downtown Summerlin, direct trail access, and the Sig Rogich Middle School zone that draws families from across the valley.
Who should live in Westridge at The Crossing?
Families prioritizing Sig Rogich MS and Palo Verde HS zoning, California relocators seeking Summerlin value, and professionals who want trail-connected established streets without the premium of newer Summerlin West villages.
What is daily life like?
Morning runs on The Paseos Linear Park trails, school drop-off two minutes away, lunch at Downtown Summerlin, and weekend hikes at Red Rock Canyon — all within a 20-minute radius of the neighborhood.
Location
Where Is Westridge at The Crossing
Westridge sits in The Crossing village of central Summerlin, ZIP 89144, in the City of Las Vegas. The neighborhood is bordered by The Trails and Summerlin Parkway, roughly 15 miles northwest of the Strip and 10 minutes from Red Rock Canyon's main entrance.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Westridge at The Crossing
At a Glance$730,000
ZIP 89144 Median Price
$620K–$950K
Westridge Price Range
40
Days on Market (ZIP 89144)
$65–$160/mo
HOA (Master + Sub)
- Setting
- Established Summerlin village — The Crossing
- ZIP Code
- 89144
- Homes
- Varies (built out, 2000s)
- Developer
- Howard Hughes Corporation
- Gate
- No gate — open neighborhood
- HOA
- $65–$160/mo (master + sub)
- Schools
- Vanderburg ES / Sig Rogich MS / Palo Verde HS
- Trail Access
- 150+ miles (Summerlin network)
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
- Distance to Red Rock
- ~10 min
- Type
- Single-family resale
LIVABILITY REPORT CARD
How Does Westridge at The Crossing Score?
Westridge earns high marks for schools, outdoor access, and Summerlin trail connectivity — with honest trade-offs on resale-only inventory and summer heat. Below is our six-category report card, the same framework our agents use with every family relocating to central Summerlin.
Grade A: Schools
Sig Rogich MS (10/10) is a valley standout; Palo Verde HS (8/10) and Vanderburg ES (8/10) round out a strong public trio per GreatSchools.
Grade A: Outdoor Access
The Paseos Linear Park, Fox Hill Park, and direct Summerlin trail network access — plus Red Rock Canyon 10 minutes west for serious hiking.
Grade B+: Location
Five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip — a central Summerlin address without the far-west commute.
Grade B: Cost of Living
Entry near $620K is accessible by Summerlin standards, and $65–$160/mo HOA is among the valley's lowest for a master-planned community of this caliber.
Grade B: Amenities
Trail network, community parks, and Downtown Summerlin's 125+ shops and restaurants; no guard gate or on-site clubhouse inside Westridge itself.
Grade B+: Safety
Open neighborhood with LVMPD coverage; Summerlin communities consistently benchmark as among the safest corridors in Clark County per FBI UCR data.
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 Westridge at The Crossing a good place to live?
Yes — especially for families. Westridge pairs one of the valley's highest-rated middle schools (Sig Rogich MS, 10/10 GreatSchools), direct access to Summerlin's 150+ mile trail system, and a five-minute drive to Downtown Summerlin — all at $620K–$950K in an established 2000s neighborhood. There's no guard gate and no new construction, but for buyers who prioritize schools, trails, and Summerlin's master-plan quality over novelty, Westridge consistently delivers strong resale value and a walkable suburban lifestyle.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Westridge at The Crossing?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median household income of $66,820. The Crossing area skews higher: community records show a median age near 38, average household income of $110,000+, and an owner-occupancy rate of 78% — professional families and California relocators dominate the buyer mix.
The Census does not break Westridge out as its own place — citywide Las Vegas figures are the statistical backdrop. Within The Crossing village, our closing data shows families with school-age children as the dominant buyer group, followed by professional couples and a steady stream of Bay Area and Southern California relocators trading coastal taxes for Summerlin's master-plan lifestyle at a fraction of the price.
$110,000+
vs Las Vegas median $66,820
~38
vs Clark Co 38
78%
vs Clark Co 59%
$65–$160/mo
vs gated $250–$700/mo
$620K
vs Clark Co value $391K
10/10
vs valley avg ~7/10
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (Westridge is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Westridge at The Crossing Area Growing?
Westridge itself is built out — the 2000s-era homes are the permanent inventory and growth happens through remodels rather than new rooftops. The Crossing village and Las Vegas as a whole keep compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census data, and the Summerlin corridor remains one of the most in-demand residential destinations in the valley.
656,274Las Vegas residents (Census)
$730KZIP 89144 median price
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside The Crossing, Westridge is structurally capped — no new land means the existing homes are it. That scarcity combined with Sig Rogich MS's 10/10 rating creates durable demand: families who want this school zone compete for a fixed pool of homes, which is the fundamental resale story for Westridge buyers.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. 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 Westridge at The Crossing Score for Livability?
Westridge scores highest on schools and outdoor access: Sig Rogich MS at 10/10 is a rare public-school standout in Las Vegas, and the Summerlin trail network plus Red Rock Canyon put world-class outdoor recreation within ten minutes. The honest trade-offs are summer heat, no guard gate, and a resale-only market. Six categories below, benchmarked to Census and GreatSchools data.
- 84A-
Overall Livability
- 92A
Schools (public + private)
- 70B
Safety (open neighborhood)
- 62B-
Cost of Living
- 85A-
Outdoor & Trail Access
- 80B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Westridge at The Crossing 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 ZIP 89144 trades against. Westridge itself closes a handful of homes per month; the ZIP 89144 series provides the meaningful trend line.
Median Home Price
$730,000 ZIP 89144 median, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
40 median days in ZIP 89144; well-priced Westridge homes attract offers faster
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Handful of Westridge closings per month — thin supply keeps prices supported
vs May 2025
Source: Las Vegas REALTORS
The long view: Westridge 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.
40
ZIP-AREA DAYS ON MARKET
$730K
ZIP-AREA MEDIAN
89144
SUMMERLIN ZIP
< 1 hr
OUR RESPONSE TIME
THIN INVENTORY
Get matched with a
Westridge specialist.
Market Competitiveness
How Competitive Is the Westridge at The Crossing Market Right Now?
Westridge is a selective, school-driven market: families targeting Sig Rogich MS have a fixed pool of homes to choose from, so updated, well-priced listings attract multiple offers while overpriced ones sit at 40+ days. ZIP 89144 overall is a balanced-to-seller market in the $600K–$800K band.
60Balanced / School-Driven
- 40 daysZIP 89144 median DOM (sold)
- $730KZIP 89144 median price
- $620K–$950KWestridge typical range
- 10/10Sig Rogich MS — demand driver
Is Westridge at The Crossing Right for You?
Who Should Buy a Home in Westridge at The Crossing?
Westridge isn't for everyone — it's a built-out, resale-only Summerlin village best suited to families prioritizing the 10/10 middle school zone, professionals wanting trail-connected Summerlin value, and California relocators trading coastal taxes for master-plan living. Six profiles below match lifestyles to this specific village, followed by the honest pros and trade-offs our agents walk every buyer through.
Which Buyer Types Fit Westridge at The Crossing Best?
Families with Middle-School-Age Kids
- Sig Rogich MS (10/10) — one of Clark County's rarest school scores
- Palo Verde HS (8/10) for the secondary years
- Vanderburg ES (8/10) for elementary
- Trail network connects home to school on foot or bike
California Relocators
- Zero Nevada state income tax vs. 13.3% California top rate
- Summerlin master-plan quality at 40–50% of Orange County pricing
- 10-minute access to Red Rock Canyon hiking
- Our relocation team handles virtual tours and HOA review
Professionals & Dual-Income Couples
- 20 minutes to the Strip employment corridor
- Five minutes to Downtown Summerlin corporate offices
- Trail access for active commuting and after-work runs
- Resale market: move in without builder-delay timelines
First-Time Summerlin Buyers
- Entry near $620K — lower than newer Summerlin West villages
- HOA $65–$160/mo — modest for a master-planned community
- Established neighborhood with known resale track record
- Conventional financing works at most Westridge price points
Outdoor Lifestyle Buyers
- Direct Summerlin trail access from the neighborhood
- Red Rock Canyon 10 minutes west for hiking and climbing
- Fox Hill Park adventure playground and disc golf 5 minutes away
- TPC Summerlin golf 10 minutes away for weekend rounds
Value-Oriented Summerlin Upgraders
- Mature 2000s homes vs. paying new-construction premium in Summerlin West
- Same trail network, same school zones, lower cost per square foot
- Five minutes closer to Downtown Summerlin than far-west villages
- Skip the 12-month builder wait — close in 30–45 days
Best Fit For
- Families targeting Sig Rogich MS — 10/10 GreatSchools — a valley standout that concentrates family demand in The Crossing village specifically.
- California relocators — zero state income tax, 3% property-tax cap, and Summerlin master-plan quality at a fraction of comparable coastal pricing.
- Professionals — 20 minutes to the Strip corridor, five to Downtown Summerlin, and 150+ trail miles for the active commute and weekend lifestyle.
- First-time Summerlin buyers — entry near $620K with $65–$160/mo HOA — accessible Summerlin without the new-construction premium or builder timeline.
- Outdoor enthusiasts — direct trail access, Red Rock Canyon 10 minutes west, and Fox Hill Park five minutes away.
- Value upgraders — same Summerlin master plan and school zones as newer western villages — at a lower per-square-foot price with no construction wait.
Ready to explore homes in Westridge at The Crossing? Our team knows The Crossing village, the school zone nuances, and the sub-association tiers inside Westridge.
Start Your Home SearchPros
- Sig Rogich MS (10/10 GreatSchools) — one of Clark County's highest-rated public middle schools, the primary family demand driver
- 150+ miles of Summerlin trails connect Westridge directly to parks, schools, and Downtown Summerlin on foot or bike
- Five minutes to Downtown Summerlin's 125+ shops, restaurants, and the Las Vegas Ballpark
- Ten minutes to Red Rock Canyon — the valley's best hiking and climbing destination per the Bureau of Land Management
- HOA $65–$160/mo — among the most affordable for a master-planned Summerlin address
- Zero Nevada state income tax and 3% primary-residence property-tax cap under NRS 361.471
- Established 2000s architecture and mature landscaping that newer villages will need years to match
Honest Considerations
- No guard gate — open neighborhood without staffed entry or roving patrols
- Resale only — no new construction; buyer condition and finish quality vary home to home
- Summer heat: 105°F+ stretches July through September, standard valley-wide
- Thin monthly sales volume — fewer comps mean more judgment work on pricing and appraisal
- HOA two-tier structure (master + sub) requires early document review to confirm total dues
- School zones shift — always verify current attendance boundaries with CCSD before closing
Village Comparison
How Does Westridge Compare to Other The Crossing Village Neighborhoods?
A side-by-side of Westridge and its closest Crossing village siblings, drawn from community records and active-listing data via Las Vegas REALTORS. Price ranges are entry points, not per-enclave medians — sample sizes inside a single Summerlin sub-neighborhood are too small to produce statistically meaningful averages.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Westridge at The Crossing | $620K–$950K | n/a* | ~40 | n/a* | Families · Sig Rogich MS zone |
| Sycamore Ridge at The Crossing | $600K–$900K | n/a* | ~40 | n/a* | Families · Value |
| The Crossing (village-wide) | $600K–$1M+ | n/a* | ~40 | n/a* | Village hub · All buyer types |
| The Trails | $550K–$900K | n/a* | n/a* | n/a* | Established · Value |
| Summerlin (all villages) | $620K–$5M+ | n/a* | n/a* | n/a* | Full master plan · All options |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. ZIP 89144 benchmark: $730K median, 40 median DOM.
Sub-Neighborhood Deep Dive
What's Inside The Crossing Village Sub-Neighborhoods?
Submarket 1
Westridge at The Crossing
Established 2000s single-family homes in the heart of The Crossing — direct trail access, 10/10 middle school zone, and five-minute drive to Downtown Summerlin.
Browse Westridge at The Crossing homes →$620K+Median Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Sycamore Ridge at The Crossing
A Crossing village sibling with a comparable price range and school zone — the natural comp set when evaluating Westridge resale offers.
Browse Sycamore Ridge at The Crossing homes →$600K+Median Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Crossing (village-wide)
The full Crossing village spans multiple sub-neighborhoods sharing the Sig Rogich MS and Palo Verde HS zones — widening your search to the village level increases the available comp set.
Browse The Crossing (village-wide) homes →$600K+Median Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Trails
An older Summerlin village to the south — comparable established character at similar pricing, with Sig Rogich MS zone and The Trails Park as the local anchor.
Browse The Trails homes →$550K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Summerlin (all villages)
All 26 Summerlin villages — from affordable entry in central villages to $5M+ luxury in The Ridges and Ascension Peaks. Westridge sits in the middle of the range by price and lifestyle.
Browse Summerlin (all villages) homes →$620K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Sig Rogich Middle School — The 10/10 Demand Driver
Sig Rogich Middle School is one of the highest-rated public middle schools in Clark County at 10/10 per GreatSchools — a rare score that concentrates family demand specifically in The Crossing village neighborhoods zoned to it. Owning in Westridge puts your household in that zone.
Browse Sig Rogich Middle School — The 10/10 Demand Driver homes →10/10GreatSchools Rating
6–8Grades Served
~1,400Students Enrolled
5 minFrom Westridge
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits best?
BY ZIP CODE
How Does ZIP Code 89144 Break Down for Westridge Buyers?
ZIP 89144 covers the central Summerlin corridor — The Crossing, The Trails, and neighboring villages — with a median home price near $730,000 and 40 median days on market per Las Vegas REALTORS MLS data. The table below breaks the ZIP into its real sub-market segments, from $620K entry single-family homes to luxury estate listings above $1M.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | Westridge at The Crossing — established single-family 2000s | $620K–$950K (plan range) | n/a* | ~40 | handful per month | n/a* |
| 89144 | The Crossing village (all sub-neighborhoods) | $600K–$1M+ (village range) | n/a* | ~40 | moderate | n/a* |
| 89144 | The Trails village (south ZIP 89144) | $550K–$900K | n/a* | ~40 | moderate | n/a* |
| 89144 | Summerlin luxury / estate tier | $1M+ | n/a* | longer | select | n/a* |
| 89144 | Full ZIP 89144 benchmark — all Crossing/Trails corridors | ~$730,000 median | — | 40 | active | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-neighborhood $/SF and year-over-year figures intentionally omitted — small sample sizes inside individual Summerlin village sub-neighborhoods cannot support meaningful per-enclave medians. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Westridge at The Crossing Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and Howard Hughes Corporation — capture Westridge at The Crossing faster than any brochure: a $730,000 ZIP median, 10/10 Sig Rogich MS, $65–$160/mo HOA, and 150+ trail miles.
$730K
ZIP 89144 median home price, June 2026 — the benchmark for The Crossing village where Westridge resale homes concentrate.
Las Vegas REALTORS
$620K–$950K
Westridge's typical resale price range — the honest second number alongside the ZIP median, driven by square footage, lot, and upgrades.
Community plan record
10/10
Sig Rogich Middle School's GreatSchools rating — one of Clark County's rarest public-school scores and the primary driver of family demand in The Crossing.
GreatSchools
40
Median days from list to accepted offer across ZIP 89144 — the competitive benchmark for Westridge pricing decisions.
LVR / GLVAR, June 2026
$65–$160
Monthly HOA (master + sub-association) — one of the most affordable dues for a full Summerlin master-plan address.
Community plan record
150+
Miles of Summerlin trails connecting Westridge to parks, schools, and Downtown Summerlin on foot or bike, per Howard Hughes Corporation.
Howard Hughes Corporation
5 min
Drive to Downtown Summerlin's 125+ shops and restaurants — the closest Summerlin village sub-neighborhood to the commercial hub.
Drive times
10 min
Drive to Red Rock Canyon National Conservation Area — the Bureau of Land Management's 195,000-acre outdoor destination west of Summerlin.
Bureau of Land Management
WHY WESTRIDGE AT THE CROSSING
Why Does Westridge at The Crossing Stand Apart From Its Peers?
From Sig Rogich MS's 10/10 rating to the direct trail connection, Westridge fills a specific niche inside Summerlin. The five advantages below are each tied to a verifiable source — Nevada Revised Statutes, GreatSchools, Howard Hughes Corporation trail data, and LVR MLS — so you can check every claim.
- GreatSchools · Nevada Report Card
10/10 Sig Rogich Middle School zone
Sig Rogich MS is one of the highest-rated public middle schools in Clark County — a score that creates durable family demand and supports resale values in The Crossing village.
- Howard Hughes Corporation
Direct Summerlin trail network access
150+ miles of connected trails thread through The Crossing and link Westridge to parks, schools, and Downtown Summerlin on foot or bike — a Howard Hughes Corporation infrastructure commitment that newer subdivisions cannot replicate.
- Drive times
Five minutes to Downtown Summerlin
Las Vegas's premier open-air shopping and dining district — 125+ shops, restaurants, and entertainment venues — is a 5-minute drive from Westridge, not a 25-minute highway commute.
- Nevada Revised Statutes 361.471 · California FTB
Nevada tax advantage
Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 — a combined savings that California-to-Nevada relocators use to fully offset the Summerlin price premium.
- Howard Hughes Corporation
Mature Summerlin character
Established 2000s homes, mature desert landscaping, and the cohesive architectural standards the Howard Hughes Corporation enforces across all 26 Summerlin villages — an environment entry-level subdivisions cannot replicate.
WHY BUY IN WESTRIDGE AT THE CROSSING
What Are the Top 10 Reasons to Buy a Home in Westridge at The Crossing?
Westridge's case rests on schools and the Summerlin master plan: a 10/10-rated middle school, 150+ trail miles managed by Howard Hughes Corporation, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, with zero state income tax. Ten sourced reasons follow.
Sig Rogich MS — 10/10 GreatSchools
The rarest school rating in the Las Vegas Valley and the primary reason families specifically target The Crossing village.
GreatSchools · Nevada Report Card
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings versus California for most relocating households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped at 3% under NRS 361.471 — predictable carrying costs for life.
NRS 361.471
150+ miles of Summerlin trails
The master trail network connects Westridge to parks, schools, and shopping — a Howard Hughes Corporation infrastructure investment that raises quality of life daily.
Howard Hughes Corporation
Five minutes to Downtown Summerlin
Las Vegas's premier open-air district — 125+ shops, restaurants, the Las Vegas Ballpark, and City National Arena all within a short drive.
Drive times
Red Rock Canyon 10 minutes west
The Bureau of Land Management conservation area — 195,000+ acres of hiking, climbing, and scenic drives — is the closest world-class outdoor destination in the valley.
Bureau of Land Management
Established 2000s Summerlin quality
Mature landscaping, design-standards-enforced architecture, and streets that newer subdivisions can't replicate — Summerlin master-plan character that holds value.
Howard Hughes Corporation
HOA modest vs. gated peers
$65–$160/mo covers the master plan and The Crossing sub-association — far lower than guard-gated enclaves charging $250–$700/mo.
Community plan record
Palo Verde HS (8/10) public zone
Strong public high school zoning provides a clear K-12 public path without mandatory private tuition.
GreatSchools
California relocation math
Zero income tax plus 0.5–0.75% property tax versus California's 13.3% top rate plus 1%+ property tax reset — savings that more than offset the Summerlin premium.
California FTB · Clark County Assessor
New Construction
Who Builds New Homes In and Around Westridge at The Crossing?
No production builder operates inside Westridge — the neighborhood built out in the 2000s and today's market is resale. Buyers who want new Summerlin construction shop Summerlin West villages 10–15 minutes west, where Howard Hughes Corporation actively develops Stonebridge, Redpoint, and Reverence. Incentives change monthly — verify current offers before writing anything.
Luxury & Move-Up
Toll Brothers
Closest luxury new-build alternative to Westridge resale
Family & Mid-Market
Lennar
Broadest Summerlin West selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against established resale
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers
Family
Richmond American
Value-oriented new builds outside the established Summerlin core
Outdoor Recreation
What Outdoor Amenities Does Westridge at The Crossing Offer?
Westridge connects directly to Summerlin's 150+ mile trail network, two major nearby parks, and Red Rock Canyon ten minutes west — the Bureau of Land Management's 195,000-acre conservation area managed by the Bureau of Land Management. All of it is accessible through 300 days of annual sunshine.
NEARBY
The Paseos Linear Park
~12 acresTrails · Desert gardens · Dog-friendlyFree
The closest dedicated greenway to Westridge — walking trails, desert gardens, and dog-friendly open space that feed directly into the master Summerlin trail network.
5 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golf · Zip linesFree
One of Summerlin's most active family parks: adventure playgrounds with zip lines, disc golf, picnic areas, and trail connections — a natural after-school destination.
DIRECT
Summerlin Trail System
150+ milesWalking · Cycling · Connects villagesFree
The master trail network threads through all 26 Summerlin villages, connecting Westridge to parks, schools, Downtown Summerlin, and neighboring neighborhoods on foot or bike.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · Events · Las Vegas BallparkFree
The west valley's hub for shopping, dining, and entertainment — 125+ tenants, farmers markets, and the Las Vegas Ballpark home of the Aviators AAA baseball team.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class sandstone climbing, and dozens of hiking trails from quick morning walks to full-day scrambles.
12 MIN
Calico Basin
~1,200 acresHiking · Bouldering · Nature walksFree
The quieter alternative to the main Red Rock entrance — a natural red-rock basin ideal for morning hikes, family nature walks, and beginner bouldering without the scenic-drive fee.
5 MIN
Las Vegas Ballpark
StadiumAAA BaseballTicketed
Home of the Las Vegas Aviators — Downtown Summerlin's anchor entertainment venue for spring-through-summer baseball evenings, easily walkable from the shopping district.
10 MIN
TPC Summerlin Golf Course
18 holesGolfPublic/tee times
Home of the Shriners Children's Open PGA Tour stop — public tee times available, one of the most prestigious public-access courses in the Las Vegas Valley.
The Westridge Lifestyle
What Does a Weekend in Westridge at The Crossing Look Like?
Three moods within ten minutes of the neighborhood: a morning trail run on the Summerlin network connecting through The Paseos, Saturday errands and lunch at Downtown Summerlin, and a Sunday hike in the roughly 195,000-acre Red Rock Canyon conservation area managed by the Bureau of Land Management — all within the same ZIP code radius.
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 Westridge at The Crossing Homes This Weekend?
Open houses in Westridge are infrequent — the neighborhood closes a handful of homes per month and sellers here tend toward appointment-only showings. Set up instant alerts to be notified the moment a Westridge home schedules an open house, or browse every active ZIP 89144 listing and let us arrange a private showing on your timeline.
Quick Answer
What does an HOA cost in Westridge at The Crossing?
Budget $65–$160 per month total — combining the Summerlin master association fee and the sub-association fee for The Crossing village common areas and landscaping. Single-family detached homes carry comparatively modest dues here because owners maintain their own properties. Always pull the full resale package — current dues, reserve study, transfer costs, and any pending special assessments — early in Nevada's 30–45 day escrow period. Dues have held flat recently but can adjust; confirm before you offer.
Moving to Westridge at The Crossing
Should I Move to Westridge at The Crossing?
Every month, households from the Bay Area and Southern California discover that Summerlin's master-planned lifestyle costs a fraction of comparable suburban communities back home. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — that one line item funds most relocations.
Why California Buyers Are Choosing Westridge at The Crossing
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $28,000–$35,000 per year in state income taxes alone. Westridge adds what coastal suburbia can't: a Howard Hughes Corporation master plan with 150+ miles of trails, 10/10-rated Sig Rogich Middle School, and five-minute access to Downtown Summerlin — all at $730,000 versus the $1.2M+ entry price for a comparable suburban home in the Bay Area or Orange County.
At an $800,000 budget, Orange County buyers are looking at a dated 1980s ranch in an unplanned suburb. That same budget in Westridge secures a 2000s-era Summerlin single-family home in an established trail-connected village — with a 10/10 middle school zone and Red Rock Canyon 10 minutes away — and no state income tax on top.
According to Las Vegas REALTORS, the ZIP 89144 median home price runs near $730,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. Howard Hughes Corporation maintains 150+ miles of trails, 26 villages, and the Downtown Summerlin commercial hub. Red Rock Canyon is managed by the Bureau of Land Management, 10 minutes west.
Westridge residents draw on a strong Las Vegas west-valley employment base: the Downtown Summerlin corporate corridor 5 minutes away, Summerlin Hospital Medical Center nearby, and the Strip's resort employment core 20 minutes east. Average household income in The Crossing area runs $110,000+ per community records — professional families, healthcare workers, and tech-sector relocators make up the neighborhood's core. The 215 Beltway puts nearly every major employer in the metro within a 30-minute commute.
Cost of Living Snapshot — Westridge vs. Southern California
Day-to-day costs run meaningfully lower than coastal California. Nevada has no state income tax and no personal property tax on vehicles beyond registration. Groceries, utilities, and dining track 10–20% below Los Angeles County averages. The category that flips hardest: Summerlin single-family living in a master-planned community that starts near $620,000 versus $1.2M+ for a comparable coastal suburb.
| Metric | Westridge, Summerlin NV | Southern California |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price | ~$730K (ZIP 89144) | ~$1.2M+ (comparable suburb) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.0%–1.25% (post-resale reset) |
| HOA | $65–$160/mo | $200–$500/mo (comparable master plan) |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX/SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Westridge Rental Market — Rent vs. Own
Long-term leases exist in The Crossing area but inventory is thin — owner-occupancy runs at 78% per community records and single-family rentals trade quickly when they surface. Short-term rentals are regulated by the City of Las Vegas and further restricted by Summerlin's master CC&Rs. For 5+ year holds, the scarcity of Summerlin resale inventory and the trail/school premium support ownership over renting.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Westridge at The Crossing? Our team specializes in out-of-state Summerlin relocation — virtual tours, school zone deep-dives, HOA document review, and closing coordination without requiring you to fly in repeatedly.
Start Your Summerlin SearchRELOCATION TIMELINE
How to Relocate to Westridge at The Crossing in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most Westridge buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and penalties stack.
Define your Summerlin village and budget
Decide whether you need Sig Rogich MS zoning specifically, how much outdoor access matters, and whether new construction in Summerlin West or established resale in The Crossing better fits your timeline and budget.
Get pre-approved for the right loan type
Conventional loans work for most Westridge price points; VA loans serve eligible veterans. Get fully underwritten pre-approval before touring — Westridge listings move fast.
Hire a Summerlin specialist
With thin monthly sales volume in Westridge, pricing demands comp judgment: lot orientation, upgrade level, and school zone confirmation all move money. Work with an agent who tracks The Crossing weekly.
Tour in person or virtually
Most Westridge showings are appointment-only; we arrange access same-day or next-day in most cases. Virtual tours work well for California relocators doing initial screening before flying in.
Write and negotiate the offer
Updated, well-priced Westridge homes attract multiple offers. We'll show you exactly where this seller stands before you write — list-to-close ratios, days on market, and comparable pending sales.
Inspection and HOA document review
Order the resale package immediately after acceptance: master association docs, sub-association dues, reserve study, and CC&Rs. Verify the school zone with CCSD for your specific address.
Clear conditions and fund
Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. Have your loan fully underwritten in week one so the title timeline drives the close date, not underwriting.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the HOA, then handle the Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Westridge at The Crossing Economy?
Westridge residents draw on a strong west-valley professional employment base. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income in The Crossing area above $110,000 — driven by healthcare, tech, corporate, and resort-management professionals who chose Summerlin for its schools and lifestyle.
$110,000+Avg household income (area)NREG community records
78%Owner-occupied householdsCommunity records
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Westridge-Area Employers
- Downtown Summerlin corporate corridorOffices, headquarters, and the west side's retail and restaurant employment hub — 5 minutes from Westridge
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 10 minutes north on Rampart Boulevard
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- Howard Hughes CorporationMaster developer and property manager for Summerlin — local headquarters and ongoing development operations
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east via Summerlin Parkway
- Clark County School District (west region)Area campuses including Sig Rogich MS, Vanderburg ES, and Palo Verde HS — significant local employer
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Westridge at The Crossing Compare to Summerlin, Las Vegas & Henderson?
If you're weighing Westridge against the valley's other popular addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Westridge wins on school quality and trail access, Summerlin West on new construction, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Westridge, Summerlin | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Median Home Price | ~$730K (ZIP 89144) | $728K | $476K | $548K |
| Days on Market | ~40 (ZIP 89144) | 21 | 20 | 21 |
| HOA Range | $65–$160/mo | $50–$700/mo | Varies | Varies |
| Middle School Rating | 10/10 (Sig Rogich MS) | 7–10/10 (varies by village) | 5–8/10 (varies) | 7–9/10 (varies) |
| Trail Network | 150+ miles (Summerlin) | 150+ miles (Summerlin) | City parks | City parks + trails |
| Guard-Gated | No — open neighborhood | Select enclaves (The Ridges) | Select enclaves | Select (MacDonald Highlands) |
| New Construction | None — resale only | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Best For | Schools · Trails · CA Relocation | Luxury · New Build · Outdoors | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. School ratings per GreatSchools. Last updated June 2026.
Cost of Ownership
What Will Westridge at The Crossing Cost You Each Month?
A $730,000 Westridge purchase runs about $5,400 monthly with 10% down at 7% per Freddie Mac's rate survey — including the modest HOA that comes with every Summerlin address. The tabs below model your payment, compare renting, and break down the two-tier HOA structure.
Payment Estimator
Estimate Your Westridge Payment
$5,366
Estimated Monthly Payment
- Principal & Interest$4,371
- Property Tax$371
- Insurance$150
- HOA$200
- PMI$274
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 Westridge at The Crossing right now?
Summerlin single-family rentals are thin and command premium pricing when they appear. For 5+ year holds, Sig Rogich MS zoning and master-plan scarcity support ownership over renting in The Crossing village.
OWN (10% DOWN, 7%)
$5,268 / mo
- Principal & Interest
- $4,378
- Property Tax (~0.6%)
- $365
- Homeowners Insurance
- $130
- HOA (master + sub-association)
- $115
- PMI (10% down)
- $280
5-year net cost:~$174,000
Equity built:~$225,000
RENT (MODELED LEASE)
$3,800 / mo
- Single-Family Lease (modeled)
- $3,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$246,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Westridge home for five years nets cheaper than leasing once principal paydown and appreciation are counted — and the owner retains roughly $225,000 in equity (including the down payment) while the renter retains nothing. Sig Rogich MS zoning and Summerlin master-plan scarcity above the modeled 3% appreciation 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, $115/mo blended HOA, modeled $3,800 single-family lease.
HOA Fees by Community
HOA Fees by Association Tier
Every Westridge home pays into two associations: the Summerlin master association and The Crossing sub-association. The combined $65–$160/mo is among the lowest for a full master-planned community address in the Las Vegas Valley. Confirm current dues, transfer fees, and any pending assessments in escrow.
Summerlin Master Association
Included in combined total
Howard Hughes Corporation master CC&Rs
Approx. $35–$60/mo
Includes:
Master trail maintenance, common area upkeep, and architectural standards enforcement
The Crossing Sub-Association
Included in combined total
The Crossing village dues
Approx. $30–$100/mo
Includes:
Village-level common areas, pocket park maintenance, and neighborhood landscaping
Due-Diligence Checklist
Request in escrow
Resale package (both associations)
Statutory right
Includes:
Current dues, reserve studies, assessment history, CC&Rs, and any pending special assessments for both the master and sub-association
Transfer fees
Varies
Includes:
One-time charges at closing from both associations — price them into your offer net sheet
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Westridge at The Crossing?
Westridge sits at the center of a well-connected Summerlin arterial grid: Summerlin Parkway and Charleston Boulevard link every direction, with the 215 Beltway minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Westridge destinations beat that comfortably.
Drive Times from Westridge at The Crossing
- ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
- ~10 minRed Rock Canyon NCAW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~10 minTPC Summerlin Golf CourseW Summerlin Pkwy west
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 South → I-15
- ~45 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 home in Westridge at The Crossing?
Most Westridge purchases close in 30–45 days through a Nevada escrow company; cash offers can close in 14–21 days. Order the HOA resale package — master + sub-association dues, reserve study, and CC&Rs — immediately after acceptance; it typically takes 5–10 business days to arrive. Financed buyers should have full underwriting started in week one.
Quick Answer
What down payment do you need to buy in Westridge at The Crossing?
Most Westridge buyers use conventional financing with 5–20% down. On a $730,000 home, that's $36,500 (5%) to $146,000 (20%). VA loans allow 0% for eligible veterans and are common in Summerlin given the strong military-relocation pipeline. FHA loans work if the purchase price stays under Clark County's conforming limit ($766,550 for a single-unit). Above that threshold, jumbo financing activates; lenders typically want 10–20% down with reserves. Get pre-approved before touring — Westridge moves quickly.
Westridge at The Crossing FAQ — 18 Answers
What Do Westridge at The Crossing Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Westridge at The Crossing?
Westridge resale homes in ZIP 89144 show a median near $729,450 per Las Vegas REALTORS MLS data; typical single-family homes range $620,000–$950,000 based on square footage, lot, and upgrades. Westridge closes a modest number of homes monthly, making the ZIP 89144 benchmark the most reliable signal — call (702) 637-1759 for a street-level comp pull.
What village is Westridge at The Crossing in?
Westridge sits inside The Crossing, one of Summerlin's established central villages in Las Vegas ZIP 89144. The Crossing is bordered by The Trails and The Hills to the south and west, giving Westridge residents walkable access to Summerlin's master trail network while sitting only five minutes from Downtown Summerlin's 125+ shops and restaurants. Village position shapes HOA structure, school zoning, and resale demand — our team can show you how The Crossing compares with other Summerlin villages before you decide.
What are HOA fees in Westridge at The Crossing?
Westridge dues run $65–$160 per month, covering the Summerlin master association plus sub-association fees for common-area landscaping and amenity upkeep. Single-family detached homes here carry comparatively modest dues because owners maintain their own homes and yards. Always pull the full resale package — current dues, reserve study, transfer costs, and any pending special assessments — early in Nevada's standard 30–45 day escrow. Dues have stayed flat for several years but can adjust; confirm before you offer.
What schools serve Westridge at The Crossing?
Westridge is zoned to Clark County School District's west Summerlin campuses: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10 — a standout score valley-wide), and Palo Verde High School (8/10) per GreatSchools. Private options within reach include The Meadows School and Bishop Gorman; charter options include Doral Academy Red Rock and Pinecrest Academy. Verify current attendance zones with CCSD at ccsd.net before you close, as boundaries shift.
How far is Westridge from the Las Vegas Strip?
Westridge reaches the Strip in roughly 20 minutes via Summerlin Parkway east to I-15. Harry Reid International Airport runs about 30 minutes via I-215 South. Red Rock Canyon is only 10 minutes west via W Charleston Boulevard, and Downtown Summerlin is a 5-minute drive. That puts Westridge close enough for Strip commutes while keeping resort traffic well outside the neighborhood. Test-drive your route at actual commute hours before writing an offer.
Is Westridge at The Crossing in Summerlin or Las Vegas?
Westridge sits within the City of Las Vegas but inside the Summerlin master plan — a distinction that matters for mail, voting, and city services. Summerlin is a master-planned community managed by Howard Hughes Corporation that spans several Las Vegas ZIP codes; it is not its own city. Residents get LVMPD coverage, City of Las Vegas public services, and the full Summerlin amenity network — trail access, parks, and the Downtown Summerlin shopping district — simultaneously.
What is the Summerlin trail network like for Westridge residents?
Westridge residents access Summerlin's 150+ mile trail network directly from the neighborhood. The system connects parks, schools, shopping, and neighboring villages on foot or bike, threading past The Paseos and Fox Hill Park — the closest major trailheads. According to Howard Hughes Corporation, Summerlin trails stretch through 26 villages valley-wide, making it one of the largest master-planned trail systems in the American Southwest. The Red Rock Canyon trailheads are 10 minutes farther west.
What are property taxes like in Westridge?
Nevada's effective property-tax rate runs roughly 0.5–0.75% of a home's assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% per Nevada Revised Statutes 361.471. On a $730,000 Westridge home that means approximately $3,650–$5,475 per year — a fraction of what comparable California homes carry. Nevada also levies zero state income tax, a combination that draws thousands of California households to Summerlin each year.
How does Nevada's tax climate compare to California for Westridge buyers?
Nevada levies zero state income tax versus California's top rate of 13.3% per the California Franchise Tax Board. A Summerlin household earning $250,000 saves roughly $22,000–$33,000 per year in state income taxes alone — enough to substantially offset the mortgage payment on a Westridge home. Property taxes run 0.5–0.75% effective here versus California's Prop 13-modeled rates that often reset to 1.0–1.25% on resale. That combined savings is why Summerlin ZIP 89144 is a top California relocation destination.
Is there new construction in Westridge at The Crossing?
No — Westridge built out in the 2000s and today the market is resale only. The Howard Hughes Corporation still develops active Summerlin villages (primarily Summerlin West), where builders like Toll Brothers, Lennar, and Tri Pointe are currently selling. Buyers who prefer new construction with a similar Summerlin lifestyle can find it 10–15 minutes west in villages like Stonebridge or Redpoint. Westridge buyers typically choose it for mature landscaping, established streets, and lower per-square-foot pricing versus active villages.
What parks are closest to Westridge at The Crossing?
The Paseos Linear Park — roughly 12 acres of walking trails, desert gardens, and dog-friendly open space — is the nearest dedicated greenway. Fox Hill Park (about 20 acres) adds adventure playgrounds, zip lines, and disc golf a short ride away. Both connect to the 150+ mile Summerlin trail network. Summerlin's master plan also includes dozens of neighborhood pocket parks spaced to keep any Westridge residence within a 5-minute walk of open green space.
What types of homes are available in Westridge at The Crossing?
Westridge offers single-family detached homes built in the 2000s with contemporary desert architecture — open-concept layouts, energy-efficient systems, and the premium finishes that Summerlin's build standards require. Floor plans range from roughly 1,800 to 3,200 square feet, typically three to five bedrooms, with two-car garages and private rear yards. The resale market trades homes in the $620K–$950K band; specific pricing tracks square footage, upgrades, lot orientation, and The Crossing's active comparable sales.
How competitive is the Westridge at The Crossing market?
According to Las Vegas REALTORS MLS data, ZIP 89144 homes have been selling at a median of about 20 days from list to accepted offer. Westridge itself trades a handful of homes per month, so inventory can be thin — well-priced, updated homes attract multiple offers while overpriced listings sit. Pre-approval in hand and willingness to move fast separates buyers who win here. Our agents monitor every new Westridge listing the day it hits; call (702) 637-1759 to get on the alert list.
Who is the developer of Westridge at The Crossing?
Westridge was developed as part of Summerlin by Howard Hughes Corporation, which has master-planned the community since 1990. Howard Hughes controls the master CC&Rs, trail standards, and design guidelines that give all Summerlin villages — including The Crossing — their cohesive architectural character and amenity quality. The company continues to develop new western villages and expand the trail network; its Summerlin stewardship is considered the gold standard for master-planned community management in the Las Vegas Valley.
What should I know before buying in Westridge at The Crossing?
Four things matter most. First, the two-association structure: budget the master Summerlin dues plus the sub-association for The Crossing — total $65–$160/mo. Second, school verification: Sig Rogich MS scores 10/10, but CCSD zones shift; confirm your specific address with CCSD.net before closing. Third, comp discipline: Westridge homes vary by lot, upgrade, and orientation — price against The Crossing's most recent closings, not Summerlin-wide stats. Fourth, timing: with thin monthly supply, alert-ready buyers win; call (702) 637-1759 now.
What down payment do you need to buy in Westridge at The Crossing?
Most Westridge buyers use conventional financing with 5–20% down. On a $730,000 home, plan $36,500 (5%) to $146,000 (20%); VA loans allow 0% for eligible veterans and are common in Summerlin because of the strong military-relocation pipeline. FHA loans work if the purchase price stays under the Clark County conforming limit — currently $766,550 for a single-unit. Jumbo financing activates above that threshold; lenders typically want 10–20% down with reserves. Get pre-approved before touring — Westridge moves fast.
How long does it take to close on a Westridge home?
Most Westridge purchases close in 30–45 days through a Nevada escrow company. Cash offers occasionally close in 14–21 days. The HOA resale package — covering current dues, reserve study, and CC&Rs — typically takes 5–10 business days to arrive; order it immediately after acceptance so it doesn't push your close date. Financed buyers should have full underwriting started within the first week. Our agents coordinate the sub-association paperwork as part of every transaction.
Can Nevada Real Estate Group help me buy or sell in Westridge at The Crossing?
Yes — Nevada Real Estate Group has represented buyers and sellers throughout The Crossing village and across all 26 Summerlin villages. Our agents know the sub-association tiers, school zone nuances, and which streets command lot premiums inside Westridge. With 9,600+ closed transactions and $4.85B+ in volume, we bring comp depth that individual Summerlin agents can't match. Call (702) 637-1759 or start a search online — we respond within the hour.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Westridge at The Crossing?
These are the eight queries Westridge buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the NREG plan record.
Is Westridge at The Crossing in Summerlin or Las Vegas?
Both — Westridge sits inside the City of Las Vegas city limits but within the Summerlin master-planned community managed by Howard Hughes Corporation. Residents receive City of Las Vegas municipal services and LVMPD police coverage while enjoying the full Summerlin amenity network.
What makes Sig Rogich Middle School special?
Sig Rogich MS holds a 10/10 rating on GreatSchools — one of the highest scores in Clark County for a public middle school. That rating concentrates family demand specifically in The Crossing village, the zone served by the school, and is the primary resale value driver in Westridge.
How many miles of trails does Summerlin have?
According to Howard Hughes Corporation, Summerlin's master trail network covers 150+ miles spanning all 26 villages. The trails connect neighborhoods, parks, schools, and Downtown Summerlin on foot or bike. Westridge in The Crossing has direct trail access, making the full network walkable from the neighborhood.
What is the Crossing village in Summerlin?
The Crossing is one of Summerlin's established central villages in ZIP 89144, developed by Howard Hughes Corporation. It contains several sub-neighborhoods including Westridge and Sycamore Ridge, all sharing the Sig Rogich MS and Palo Verde HS school zones and the village's trail and park network.
Is there a pool or clubhouse in Westridge?
Westridge does not have an on-site clubhouse or community pool within the sub-neighborhood itself. Residents access Summerlin-wide parks, trails, and amenities through the master association, and nearby Fox Hill Park and The Paseos Linear Park are the closest community recreation destinations.
How far is Westridge from Red Rock Canyon?
About 10 minutes west via W Charleston Boulevard — the main Red Rock Canyon Scenic Drive entrance is one of the closest major outdoor destinations from any Summerlin village. The Bureau of Land Management manages the roughly 195,000-acre conservation area with a 13-mile scenic loop, hiking trails, and climbing areas.
What HOA covers Westridge at The Crossing?
Westridge homes pay into two associations: the Summerlin master association (Howard Hughes Corporation) and The Crossing sub-association. Combined dues run $65–$160 per month. Always pull both resale packages — dues, reserve studies, and any pending assessments — early in escrow. Our agents handle this coordination on every transaction.
Can I get a virtual tour of Westridge homes?
Yes — Nevada Real Estate Group coordinates virtual showings for out-of-state and California relocating buyers. Most Westridge listings can be virtually toured within 24–48 hours of your inquiry. Call (702) 637-1759 or start a search online and we'll set up a live video walkthrough on your schedule.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout Summerlin's villages — 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 Westridge at The Crossing Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Summerlin transactions since 2011 — in a school-driven, thin-inventory market like The Crossing village, knowing Sig Rogich MS zoning, sub-association tiers, and which streets command premiums is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Westridge at The Crossing?
Compare Westridge with neighboring Summerlin villages and nearby cities — all within 30 minutes of the neighborhood. Each card pairs commute time with median price positioning, so you can judge whether a different village or city actually buys more home for the money. Sig Rogich MS zoning stays consistent across The Crossing sub-neighborhoods.
A–Z INDEX
Which The Crossing Village Neighborhoods Can You Explore A–Z?
The Crossing village sub-neighborhoods share Sig Rogich MS zoning and the Summerlin trail network. Dedicated pages are rolling out — the entries below are indexed alphabetically, and our team can pull current listings, dues, and school zone confirmations for any of them on request.
KEEP LEARNING
What Else Should You Read About Westridge at The Crossing?
These guides extend the research most Westridge buyers do next — understanding the full Summerlin master plan, weighing central Summerlin villages against Summerlin West's newer builds, and mapping the buying process in Las Vegas — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
Summerlin Real Estate Hub
All 26 Summerlin villages, master-plan context, and live market data in one place.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Westridge at The Crossing Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed regularly. Because Westridge closes a modest number of homes per month, we present ZIP 89144 figures as area benchmarks — never Westridge-specific claims — and omit sub-neighborhood medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median list price, days on market, active and closed counts for ZIP 89144. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan data: trail mileage, village count, architectural standards, and community development. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Westridge is not separately tabulated). census.gov/quickfacts
- Clark County School District (CCSD) — School attendance zone assignments, enrollment, and academic data for Vanderburg ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios — Sig Rogich MS 10/10, Palo Verde HS 8/10, Vanderburg ES 8/10. greatschools.org
- 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
- California Franchise Tax Board — California's 13.3% top state income-tax rate, used in relocation tax comparisons. ftb.ca.gov
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
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