7/10John C. Hummel Elementary
Zoned · CCSD (10 min)
K-5700 Students18:1
The Canyons, Summerlin
The Palisades Homes For Sale
Nevada's #1 team for The Palisades Summerlin real estate. Search guard-gated luxury estates with Red Rock Canyon sunset views in The Canyons village — $1M to $4M, 160+ homes, staffed gate, Howard Hughes master plan.
PLAN PRICE RANGE
$1M–$4M
Community plan record
HOMES BEHIND THE GATE
160+
Community plan record · Howard Hughes
COMMUNITY SIZE
90 acres
Community plan record
HOA (COMBINED)
$400–$900/mo
Community plan record · June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About The Palisades Summerlin at a Glance?
The Palisades is a 160-home guard-gated luxury enclave in The Canyons village of Summerlin North (ZIP 89144), developed by Howard Hughes Corporation in 2002, priced $1M–$4M, with sweeping Red Rock Canyon sunset views from elevated terrain per Las Vegas REALTORS MLS data and the community plan record. The takeaways below unpack what separates it from neighboring Canyons enclaves.
- The view lot premium: west-facing elevated lots with Red Rock Canyon and Spring Mountain sunset panoramas are The Palisades' defining asset — worth evaluating in person at dusk.
- The location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip — one of Summerlin North's most connected addresses.
- Best for: executives, California relocators, and luxury buyers who want guard-gated privacy with dramatic views at a price below The Ridges entry.
- Built-out scarcity: roughly 160 homes across 90 acres is the permanent cap — no new rooftops, structural supply discipline in every cycle.
- Do your homework: combined HOA $400–$900/mo, view-lot premiums vary by elevation and orientation, jumbo financing required for most purchases.
Last updated June 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
Where Can I Find The Palisades Summerlin Homes for Sale?
The Palisades carries roughly 160 guard-gated homes priced $1M–$4M in ZIP 89144, per the community plan record and Las Vegas REALTORS MLS data. The newest area listings appear below, refreshed daily from the GLVAR feed, and every active listing in the 89144 corridor is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Do The Palisades Homes Break Down By Price?
The Palisades plan range is $1M–$4M per the community plan record and Las Vegas REALTORS MLS data. The three sub-enclaves map to distinct price tiers, with elevated west-facing Red Rock Canyon view lots driving the premium spread from a $1M entry at Palisades Court to $2.5M+ at Palisades Summit.
Browse The Palisades Listings
How Can You Find a Palisades Home by Enclave, View & Price?
The Palisades breaks into three sub-enclaves — interior Palisades Court from $1M, elevated Palisades Estates from $1.5M, and premium view Palisades Summit from $2.5M+ — each differentiated by elevation and view orientation. Every link below opens our live Las Vegas MLS search, updated daily from Las Vegas REALTORS GLVAR MLS data so counts stay current.
Which Palisades Sub-Enclaves Should You Explore?
Three sub-enclaves within The Palisades span the $1M–$4M range, differentiated primarily by elevation, view orientation, and lot size. With only 160 homes total, enclave-level inventory counts are single digits — every card links to the most relevant hub or live search.
Custom · Premium View Lots · Sunset
Palisades Summit
Custom & Semi-Custom · ElevatedPalisades Estates
Semi-Custom · Interior Cul-de-sacPalisades Court
Guard-Gated · Peer EnclaveEagle Rock (adjacent enclave)
Guard-Gated · Higher Price CeilingBellacere (ultra-luxury peer)
Master Plan · 22,500 acresSummerlin (parent master plan)
By Sub-Enclave
By Price Range
Updated daily · 160 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Palisades Listings First?
Custom alerts by sub-enclave, price, view orientation, and beds — no spam, unsubscribe anytime. With only about 160 homes behind the gate and only a handful trading per year, the right Palisades home may appear once a season. Alert subscribers see it within hours, not weeks — the margin between being ready and missing it entirely.
- 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
EDUCATION7/10 
9/10
9/10
8/10
How Are the Schools for The Palisades Summerlin?
Schools are a standout strength of a Palisades address: Sig Rogich Middle School earns a 10/10 on GreatSchools — one of the highest in all of Clark County School District — while Palo Verde High rates 8/10 and John C. Hummel Elementary rates 7/10. The Meadows School (A+) and Bishop Gorman (A+) anchor the private tier within easy reach.
7/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · west valley (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-12900 Students19:1
9/10Alexander Dawson School
Private · Summerlin (10 min)
K-8400 Students8:1
8/10Las Vegas Day School
Private · west valley (20 min)
PreK-8400 Students12:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Palisades Families?
According to GreatSchools.org, Palisades families sit in one of Summerlin's strongest school zones: Sig Rogich Middle School earns 10/10 — top in CCSD — Palo Verde High rates 8/10, and The Meadows (A+) plus Bishop Gorman (A+) anchor the private tier. Ratings cross-checked against the Nevada Report Card; the ranked table below covers all options.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | CCSD · 10 min | $1,000,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | West valley · 15 min | $1,000,000+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 20 min | $1,000,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $1,000,000+ |
| 5 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | CCSD · 15 min | $1,000,000+ |
SAFETY & CRIME
Is The Palisades Summerlin Safe?
Direct Answer
Yes — by layered design. The Palisades pairs City of Las Vegas police coverage with a 24-hour staffed gate, security patrols, perimeter walls, and controlled visitor access. Inside the gates, with only roughly 160 homes, typical incidents are minor property matters. Benchmark the surrounding Summerlin North area through FBI Uniform Crime Reporting data before writing an offer.
- Staffed entry gate since 2002Howard Hughes / community association
- Roving security inside the gatesHOA-funded, per the plan record
- City of Las Vegas police jurisdictionMetro coverage outside the gate
- Perimeter walls + controlled accessEvery visitor verified at entry
What Buyers Should Know
Geography and design do quiet work here: The Palisades has no through-traffic — every vehicle inside the community passed a staffed gate, so the people on its streets are residents, their guests, or verified vendors. Perimeter walls and roving patrols add layers on top of Las Vegas Metropolitan Police Department coverage of the surrounding Summerlin North area.
According to FBI Uniform Crime Reporting data, the broader Summerlin corridor runs well below Las Vegas citywide averages for violent and property crime — and The Palisades' guard-gated envelope adds a further structural buffer. The 93% owner-occupancy rate means a stable, invested community on every street.
For luxury buyers, the practical security picture — staffed entry, patrols, perimeter walls, and a 160-home community where neighbors know each other — is among the strongest in the Las Vegas Valley, comparable to The Ridges and MacDonald Highlands at a meaningfully lower entry price.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the Howard Hughes Corporation plan record and association disclosures. Last updated June 2026.
Living In
What's It Like Living in The Palisades Summerlin?
The Answer
Living in The Palisades means a 24-hour staffed gate, west-facing Red Rock Canyon sunset views, and custom estates five minutes from Downtown Summerlin. The community sits within the City of Las Vegas per city records, with Sig Rogich Middle School (10/10) in zone and Red Rock Canyon ten minutes west.
What is The Palisades known for?
The Palisades is known for its west-facing elevated lots with sweeping Red Rock Canyon and Spring Mountain sunset views, 24-hour guard-gated security, and refined Mediterranean and desert-contemporary homes from 3,200 to 7,500+ square feet inside The Canyons village of Summerlin North.
Who should live in The Palisades?
Luxury buyers who prioritize views, privacy, and guard-gated security — executives, California relocators trading coastal prices for Nevada's tax climate, and established households drawn by Sig Rogich Middle School's 10/10 rating and Palo Verde High School's proximity.
What is daily life like?
Mornings on the Summerlin trail network, easy errands at Downtown Summerlin five minutes away, weekend hikes at Red Rock Canyon ten minutes west, and evenings watching the sun set over the Spring Mountains from an elevated lot — a distinctly Palisades experience.
Location
Where Is The Palisades
The Palisades sits in The Canyons village of Summerlin North, in the western Las Vegas Valley (ZIP 89144). About 90 acres of elevated terrain with west-facing views toward Red Rock Canyon. Roughly 15 miles from the Strip via Summerlin Parkway.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
TPC Summerlin
10
Min
Strip
20
Min
Airport
30
Min
The Palisades
At a Glance$1M–$4M
Plan Price Range
160+
Homes
90 acres
Acreage
$400–$900/mo
HOA (combined)
- Setting
- Guard-gated enclave within The Canyons, Summerlin North
- Acreage
- 90 acres
- Homes
- 160+
- Established
- 2002
- Developer
- Howard Hughes Corporation
- Gate
- 24-hour staffed + patrols
- HOA
- $400–$900/mo (combined)
- Views
- West-facing · Red Rock Canyon sunsets
- Schools
- CCSD · Sig Rogich MS 10/10 · Palo Verde HS 8/10
- Golf
- TPC Summerlin (~10 min)
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does The Palisades Summerlin Score?
The Palisades earns top marks for views, safety, and established character in one of Summerlin's most coveted addresses, with honest trade-offs on entry price and the HOA carrying cost. Below is our category-by-category report card — the same six factors our agents cover with every luxury buyer before a first gate-cleared tour.
Grade A: Safety
24-hour staffed gate, roving patrols, perimeter walls, and City of Las Vegas police coverage — verified access on every visit inside a 160-home community.
Grade A: Schools
Sig Rogich Middle School earns 10/10 on GreatSchools — one of the best in CCSD. Palo Verde High rates 8/10. The Meadows School and Bishop Gorman are within easy reach for private options.
Grade B: Cost of Living
Entry near $1M with $400–$900/mo HOA is a premium — though far below comparable view-estate gated communities in California.
Grade A: Views & Outdoor Access
West-facing Red Rock Canyon sunset views from elevated terrain, Red Rock Canyon NCA ten minutes west, and the full Summerlin trail network outside the gate.
Grade A-: Amenities
The Canyons Park, Summerlin's 150+ miles of trails, TPC Summerlin golf, and Downtown Summerlin five minutes away for dining, retail, and events.
Grade A-: Commute
5 minutes to Downtown Summerlin, 20 minutes to the Strip via Summerlin Parkway, 30 minutes to Harry Reid Airport — well-connected for a luxury enclave.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is The Palisades Summerlin a good place to live?
Yes — particularly if dramatic views, guard-gated privacy, and Summerlin's school infrastructure top your list. The Palisades pairs west-facing Red Rock Canyon sunset panoramas from elevated terrain with a 24-hour staffed gate, roughly 160 homes on 90 acres, Sig Rogich Middle School's 10/10 rating, and five minutes to Downtown Summerlin. The trade-offs are real — entry from $1 million, combined HOA of $400–$900 monthly, and no new construction — but for buyers who value views and established character, few addresses in the Las Vegas Valley compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Palisades?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains The Palisades — the parent city holds 656,274 residents with a median household income of $66,820. Inside the gates, the profile is dramatically different: community records show roughly 500+ residents across 160+ households, a median age near 50, and average household income above $275,000.
The Census does not tabulate The Palisades as its own place, so citywide Las Vegas figures are the statistical backdrop — presented as exactly that. Within the gates, our closing data shows a mix of senior executives and entrepreneurs, physicians and legal professionals, California relocators trading coastal carrying costs for Nevada's tax climate, and established Summerlin move-up buyers seeking a more private address.
~500+
vs Las Vegas 656,274
~50
vs Clark Co 38
$275,000+
vs Clark Co median $74,007
93%
vs Clark Co 59%
160+
vs Clark Co ~860,000
$1M
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Palisades is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the The Palisades Area Growing?
The Palisades itself is deliberately finished — roughly 160 homes since 2002, with growth happening through remodels and the occasional rebuild rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin North corridors around the community remain among the most desirable in the west valley.
656,274Las Vegas residents (Census)
160+The Palisades homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the gates, growth is structurally capped: the plan, the gate, and the 90-acre footprint mean 160 homes is the permanent number — the scarcity argument for ownership here. Turnover is thin; the community trades a handful of homes in any year. The broader ZIP 89144 and Summerlin North provide the liquid surrounding market that Palisades values are benchmarked against.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the enclave separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does The Palisades Summerlin Score for Livability?
The Palisades scores highest on views, safety, and schools: a 24-hour staffed gate, Sig Rogich Middle School at 10/10, west-facing Red Rock Canyon sunset views, and five minutes to Downtown Summerlin. Trade-offs are entry from $1 million and a $400–$900 monthly HOA. Six categories below, benchmarked to CCSD, Census, and FBI data.
- 90A-
Overall Livability
- 95A+
Schools (zoned + private)
- 94A
Safety (gated)
- 50C+
Cost of Living
- 88A-
Views & Outdoors
- 85B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is The Palisades Summerlin Real Estate Market Trending?
Las Vegas REALTORS MLS data drives the charts below — the liquid benchmark The Palisades trades against. At only 160 homes, the community is too small for a reliable monthly series; guard-gated-tier benchmarks apply instead: median near $2M, approximately 55 days on market, and consistently very thin monthly supply.
Plan Price Range
$1M–$4M in The Palisades; guard-gated tier in 89144 benchmarks near $2M
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~55 days for the guard-gated luxury tier; custom view estates trade on their own timeline
vs May 2025
Source: Las Vegas REALTORS
Community Size
160+ homes on 90 acres — a permanently capped supply that disciplines every cycle
vs May 2025
Source: Las Vegas REALTORS
The long view: The Palisades'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.
55
DAYS ON MARKET (GUARD-GATED TIER)
$2M
GUARD-GATED TIER BENCHMARK
160+
HOMES BEHIND THE GATE
< 1 hr
OUR RESPONSE TIME
SCARCE INVENTORY
Get matched with a
Palisades specialist.
Market Competitiveness
How Competitive Is The Palisades Market Right Now?
The Palisades is a patient seller's market — only 160 homes total means a handful of resales surface each year, and guard-gated luxury at $1M–$4M takes time to find its buyer. Well-priced view-lot homes with recent updates move steadily; premium custom estates reward patient, well-positioned sellers. Buyers who are ready act decisively.
45Thin Luxury Supply
- $1M–$4MCommunity plan price range
- 160+Total homes behind the gate
- ~55 daysTypical DOM, luxury guard-gated tier
- $400–$900Monthly HOA (combined)
Is The Palisades Right for You?
Who Should Buy a Home in The Palisades?
The Palisades is a focused community — three sub-enclaves spanning $1M to $4M within 160 homes, with a lifestyle that rewards specific buyer types over others. Five profiles below match buyers to enclaves, followed by the honest pros and trade-offs our team walks every client through before gate-cleared tours.
Which Palisades Enclave Fits Your Buyer Type?
View-Motivated Buyers
- West-facing sunset panoramas of Red Rock Canyon and Spring Mountains
- Elevated terrain — most homesites capture significant views
- Walk lots at sunset to evaluate the specific orientation
- Premium view lots in Palisades Summit from $2.5M+
California Relocators
- Guard-gated views estate at a fraction of California pricing
- Zero state income tax — real savings in the six figures for high earners
- 3% property-tax cap on primary residences under NRS 361.471
- Our relocation team handles virtual tours and gate access remotely
Families with School-Age Children
- Sig Rogich Middle School 10/10 — one of CCSD's top-rated campuses
- Palo Verde High School 8/10 in the public zone
- The Meadows School (A+) and Doral Academy Red Rock (9/10) nearby
- Safe, gated streets with no through-traffic
Luxury Move-Up Buyers
- Guard-gated views from $1M — below The Ridges and Bellacere entry
- Refined Mediterranean and desert-contemporary homes to 7,500+ sq ft
- Howard Hughes master plan amenities at your doorstep
- A peer community to Eagle Rock in The Canyons village
Privacy-First Buyers
- 24-hour staffed gate with verified visitor entry since 2002
- Roving patrols and perimeter walls behind it
- Only 160 homes — neighbors know each other
- 93% owner-occupancy means stable, invested community
Best Fit For
- View-motivated luxury buyers — west-facing Red Rock Canyon and Spring Mountain sunset panoramas from elevated terrain inside a guard-gated community.
- California relocators — guard-gated view estate living at a fraction of West Coast pricing, zero state income tax, and a 3% property-tax cap.
- Families — Sig Rogich Middle School 10/10, Palo Verde HS 8/10, and The Meadows School within reach — exceptional school access for any price tier.
- Luxury move-up buyers — the best value in the Summerlin guard-gated hierarchy — below The Ridges and Bellacere, above the open-access price points.
- Privacy-first buyers — staffed entry, roving patrols, perimeter walls, and a 160-home community where residents know every neighbor.
Ready to explore homes in The Palisades? Our team knows every sub-enclave, view-lot orientation, and resale in the community.
Start Your Home SearchPros
- West-facing Red Rock Canyon and Spring Mountain sunset views from elevated terrain — Summerlin's most dramatic view position
- 24-hour staffed guard gate with roving patrols and perimeter walls, operating since 2002
- Sig Rogich Middle School rates 10/10 on GreatSchools — one of the highest in all of CCSD
- Entry near $1 million undercuts Bellacere and The Ridges while delivering comparable guard-gated quality
- Howard Hughes Corporation master plan: 150+ miles of trails, 7 golf courses, Downtown Summerlin
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Red Rock Canyon NCA ten minutes from the gate — the best outdoor access of any guard-gated Summerlin enclave
Honest Considerations
- Combined HOA $400–$900 per month — budget for master + sub-association dues
- No new construction — resale only, and custom-era finishes vary home to home
- View-lot premiums vary significantly by elevation and orientation — diligence required
- Jumbo financing required for most purchases above the conforming limit
- Only about 160 homes total — finding the right resale may mean waiting for the right listing
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Enclave Comparison
How Do The Palisades' Three Sub-Enclaves Compare?
A like-for-like comparison of The Palisades' three sub-enclaves — entry pricing, view orientation, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 160 homes total, per-enclave market medians would be statistical noise, so we publish entry points instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Palisades Summit | From $2.5M+ | n/a* | n/a* | n/a* | Premium view lots · Custom |
| Palisades Estates | From $1.5M+ | n/a* | n/a* | n/a* | Elevated · Mountain views |
| Palisades Court | From $1M | n/a* | n/a* | n/a* | Interior cul-de-sac · Value entry |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-enclave $/SF and DOM are intentionally omitted — samples are too small to be meaningful. View premiums vary lot by lot within each sub-enclave.
Sub-Enclave Deep Dive
What's Inside The Palisades' Sub-Enclaves?
Submarket 1
Palisades Summit
The community's pinnacle: the highest-elevation lots with the most expansive west-facing sunset views of Red Rock Canyon. Custom estates from 5,000 to 7,500+ square feet. Sales are infrequent and individually negotiated — view premiums here are real and require judgment, not just a comp sheet.
Browse Palisades Summit homes →$2.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Palisades Estates
Elevated lots with mountain and valley views, custom and semi-custom homes with premium architectural details. The middle tier of The Palisades — meaningful views without the full Summit premium, typically 3,500–5,000 square feet.
Browse Palisades Estates homes →$1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Palisades Court
Interior cul-de-sac lots with a quieter residential character. The most accessible price point in The Palisades — guard-gated security and community membership at entry, typically 3,200–4,000 square feet, with some view exposure depending on the specific homesite.
Browse Palisades Court homes →$1MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Palisades — The View Lot Advantage
Elevated west-facing terrain is the community's signature: most homesites capture Red Rock Canyon and Spring Mountain sunset panoramas that define luxury desert living. View premiums vary lot by lot — Palisades Summit commands the highest, Palisades Court the most accessible. Our team evaluates every lot individually at sunset so you know exactly what you're buying.
Browse The Palisades — The View Lot Advantage homes →160+Guard-Gated Homes
90Elevated Acres
$1MEntry Price (Court)
$4M+Peak Price (Summit)
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Palisades
enclave fits?
BY ZIP CODE
How Does ZIP Code 89144 Break Down Around The Palisades?
The Palisades sits in ZIP 89144 in Summerlin North — a corridor that includes multiple guard-gated enclaves and open-access neighborhoods within The Canyons and adjacent villages. The table below shows how the price tiers stack across the area, from entry-level Summerlin to guard-gated luxury.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | The Palisades — guard-gated luxury estates (Palisades Court entry) | From $1M | n/a* | n/a* | Very thin — 160 homes total | n/a* |
| 89144 | The Palisades — Palisades Estates (elevated) | From $1.5M | n/a* | n/a* | Scarce | n/a* |
| 89144 | The Palisades — Palisades Summit (premium views) | From $2.5M+ | n/a* | n/a* | Extremely rare | n/a* |
| 89144 | Eagle Rock & Aventura (adjacent Canyons enclaves) | From $800K–$1M | n/a* | n/a* | Thin | n/a* |
| 89144 | The Canyons village (broader area benchmark) | Varies by enclave | — | ~55 (guard-gated tier) | Limited | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Enclave-level $/SF and YTD counts are intentionally omitted: 160 total homes generates samples too small to be statistically meaningful. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Palisades Real Estate?
Eight verifiable numbers — sourced to the community plan record, Las Vegas REALTORS, the Clark County Assessor, and CCSD via GreatSchools — capture The Palisades faster than any brochure: 160 homes, $1M–$4M plan range, Sig Rogich Middle School at 10/10, and Red Rock Canyon ten minutes away.
$1M–$4M
Community plan price range across The Palisades' three sub-enclaves — Court entry to Summit premium, June 2026.
Community plan record
160+
Homes behind the guard gate across 90 elevated acres — the permanent cap, with no land left to build more.
Community plan record
10/10
GreatSchools rating for Sig Rogich Middle School — the zoned CCSD campus, one of the highest ratings in the district.
GreatSchools.org · CCSD 2026
2002
The year Howard Hughes Corporation established The Palisades — 20+ years of mature landscaping and proven community character.
Howard Hughes Corporation plan record
$400–$900
Combined monthly HOA range covering the master Summerlin association and The Palisades sub-association — staffed gate and patrols included.
Community plan record, June 2026
10 min
Drive to Red Rock Canyon National Conservation Area — the closest guard-gated Summerlin community to the BLM-managed desert wilderness.
Drive time benchmarks
$275K+
Average household income inside The Palisades — roughly 3.7x the Clark County median per the community plan record.
NREG community plan record
93%
Owner-occupancy rate — one of the highest in the valley, reflecting the long-hold, invested character of the community.
Community plan record
WHY THE PALISADES
Why Does The Palisades Stand Apart From Its Peers?
From the staffed gate to the Red Rock Canyon panoramas, The Palisades occupies a niche no other enclave in The Canyons village fully replicates. Five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, the Howard Hughes master plan record, FBI data, and CCSD — so you can check every claim.
- Community plan record · Howard Hughes
West-facing Red Rock Canyon sunset views
Elevated terrain in The Canyons village delivers sweeping Spring Mountain and Red Rock panoramas from most homesites — among the most dramatic available in the entire Summerlin master plan.
- GreatSchools.org · CCSD
Sig Rogich Middle School — 10/10
One of CCSD's highest-rated schools is in the zone — a rare achievement for a luxury guard-gated enclave and a meaningful driver for families moving up from elsewhere in Summerlin.
- LVR / GLVAR, June 2026
Value below The Ridges and Bellacere
Custom-quality guard-gated homes with comparable views start near $1 million here versus $2 million-plus at The Ridges — the strongest value case in the Summerlin guard-gated hierarchy.
- Howard Hughes Corporation
Howard Hughes master plan infrastructure
The Palisades sits inside the Summerlin master plan — 150+ miles of trails, seven golf courses, 260+ parks, and the commercial anchor of Downtown Summerlin — all maintained by the developer per the association agreement.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable — a structural advantage over California gated estates.
WHY BUY IN THE PALISADES
What Are the Top 10 Reasons to Buy a Home in The Palisades?
The Palisades' case rests on views, scarcity, and value within the Summerlin hierarchy: 160 homes that will never be added to, a 24-hour staffed gate, Sig Rogich Middle School at 10/10, property taxes capped at 3% under Nevada Revised Statutes 361.471, and west-facing Red Rock Canyon views. Ten sourced reasons follow.
West-facing Red Rock Canyon sunset views
Elevated lots with sweeping Spring Mountain and Red Rock panoramas — among the most dramatic in the Howard Hughes Summerlin master plan.
Community plan record
Sig Rogich Middle School — 10/10
One of CCSD's top-rated middle schools in the zone — a rare asset for a guard-gated luxury enclave.
GreatSchools.org · CCSD
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California households relocating here.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs over a long hold.
NRS 361.471
24-hour staffed security since 2002
Staffed gate, roving patrols, perimeter walls — verified access on every visit in a 160-home community.
Community plan record
160-home permanent scarcity
The plan is built out — no new supply can ever dilute the community. View lots are finite.
Community plan record
Value below The Ridges and Bellacere
Guard-gated Summerlin views from $1 million versus $2 million-plus at The Ridges — the best value in the hierarchy.
LVR / GLVAR, June 2026
Howard Hughes master plan amenities
150+ miles of trails, 7 golf courses, 260+ parks, and Downtown Summerlin all part of the master plan.
Howard Hughes Corporation
Red Rock Canyon ten minutes away
The BLM-managed 195,819-acre conservation area is the most accessible wilderness from any guard-gated community in the valley.
Bureau of Land Management
Top private school access
The Meadows School (A+), Bishop Gorman (A+), Faith Lutheran (A), and Doral Academy Red Rock (9/10) all within 20 minutes.
GreatSchools · Nevada Report Card
New Construction
Who Builds New Homes in and Around The Palisades?
No production builder operates inside The Palisades — the community built out roughly 160 homes since 2002, leaving resale and the rare rebuild candidate as today's options. Buyers seeking new construction at a similar luxury profile shop active Howard Hughes Corporation enclaves in Summerlin West. Incentives change monthly — verify before you write.
Luxury & Move-Up
Toll Brothers
The closest luxury production profile to Palisades resale
Custom-Design Luxury
Blue Heron
Nevada-based luxury builder for buyers considering rebuilds in the community
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture for buyers cross-shopping Palisades resale vs. new
Move-Up & Luxury
Taylor Morrison
Active in nearby Summerlin phases
Family & Mid-Market
Lennar
For buyers comparing new construction against Palisades resale
Outdoor Recreation
What Outdoor Amenities Does The Palisades Offer?
The Palisades sits at the intersection of the Summerlin trail network and the Red Rock Canyon corridor — the best outdoor position of any guard-gated enclave in the valley. The Howard Hughes Corporation maintains 150+ miles of Summerlin trails immediately outside the gate, with the Bureau of Land Management's 195,819-acre Red Rock Canyon conservation area ten minutes west.
5 MIN
The Canyons Park
~10 acresPlayground · Courts · TrailsFree
The neighborhood park for The Canyons village — basketball courts, playground, walking trails, and open fields a short walk or drive from The Palisades gate.
ADJACENT
Summerlin Trail System
150+ milesMulti-use trailsFree
Howard Hughes Corporation's 150-mile paved trail network connects Summerlin's villages and links to Red Rock Canyon trails at the western edge — the defining outdoor amenity of the master plan.
~10 MIN
TPC Summerlin
18 holesChampionship golfPrivate/daily fee
A PGA Tour venue — home of the Shriners Children's Open — about ten minutes from The Palisades. One of several Summerlin-area courses within easy reach for residents.
~10 MIN
Red Rock Canyon NCA
195,819 acresHiking · Rock climbing · Scenic driveBLM fee
The Mojave's signature conservation area starts roughly 10 minutes from The Palisades gate — the 13-mile scenic loop, world-class climbing walls, and miles of desert hiking managed by the Bureau of Land Management.
~5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's shopping, dining, and events anchor — farmers markets, seasonal festivals, Las Vegas Ballpark, and the NHL practice facility all within the master plan five minutes away.
~8 MIN
Las Vegas Ballpark
Professional venueMinor league baseball · EventsTicketed
Home of the Las Vegas Aviators (A's affiliate) and year-round events inside the Downtown Summerlin district — the community's closest professional sports venue.
~40 MIN
Spring Mountains NRA
316,000 acresSkiing · Hiking · CampingFree / varies
Mount Charleston and the Spring Mountains National Recreation Area — skiing in winter, hiking to 11,900 feet in summer — about 40 minutes from the gate.
~15 MIN
Calico Basin
BLM landHiking · BoulderingFree
The quieter entry to the Red Rock Canyon corridor — popular with climbers and dog walkers, accessible before the NCA fee station via Calico Hills Drive.
The Palisades Lifestyle
What Does a Weekend in The Palisades Look Like?
Three moods within minutes of the gate: a sunrise hike on the Summerlin trail network, an evening watching the sunset paint Red Rock Canyon from your elevated lot, and dinner at Downtown Summerlin — with the BLM-managed Red Rock Canyon NCA's 195,819 acres of desert canyon ten minutes west when you want to go bigger.
160+Homes Behind the Gate
90Acres of Elevated Estates
10Minutes to Red Rock Canyon
24/7Staffed Gate
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Palisades Homes This Weekend?
Open houses are rare in The Palisades — a 24-hour staffed gate means most sellers show by appointment only, with clearance coordinated in advance. Set up instant alerts to catch a Palisades open house the moment it posts, or browse active listings now and we arrange private gate-cleared showings any day.
Quick Answer
What are HOA fees in The Palisades Summerlin?
Plan on $400 to $900 per month combined. The Palisades carries two layers: the Summerlin master association fee (covers the master plan's trail network, parks, and overall infrastructure) and The Palisades sub-association assessment (covers the 24-hour guard gate, roving security patrols, and community maintenance). Exact dues depend on the specific property, so request the full resale package — current dues, reserve funding, and any assessment history — early in escrow rather than relying on listing sheet summaries.
Moving to The Palisades
Should I Move to The Palisades Summerlin?
California households paying 13.3% state income tax per the California Franchise Tax Board find guard-gated estate living with Red Rock Canyon views — priced beyond reach in Los Angeles and the Bay Area — attainable in The Palisades at a fraction of the cost, twenty minutes from the Strip. Nevada levies zero state income tax.
Why California Buyers Are Choosing The Palisades
The tax math is the opening move: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $40,000 per year in state income taxes alone. The Palisades adds what coastal gated communities at $4 million can't answer: sweeping Red Rock Canyon sunset views from elevated terrain inside a 160-home community, an effective property-tax rate of roughly 0.5–0.75% with a 3% annual cap for primary residences, and twenty minutes to the Strip.
At a $2 million budget, Westside Los Angeles buyers are looking at a modest lot behind a neighborhood gate with no meaningful views. That same budget in The Palisades buys a custom Mediterranean or desert-contemporary estate on elevated terrain with panoramic Red Rock Canyon and Spring Mountain views behind a 24-hour staffed gate — five minutes from Downtown Summerlin and twenty from the resort corridor.
According to Las Vegas REALTORS, the 89144 ZIP area benchmark for guard-gated luxury runs near $2 million. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value with a 3% statutory cap. The Bureau of Land Management manages the roughly 195,819-acre Red Rock Canyon conservation area about ten minutes from The Palisades gate.
The Palisades runs on a professional economy rather than a single employer: residents skew executive and entrepreneurial, with average household income above $275,000 per the community record. Downtown Summerlin's corporate and retail corridor sits about 5 minutes away, Summerlin Hospital Medical Center is roughly 10 minutes, and the Strip's resort employment core is 20 minutes east — the community's location in The Canyons village is one of the most connected addresses in the west valley.
Cost of Living Snapshot — The Palisades vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters most here: guard-gated estate living with Red Rock Canyon views starts near $1 million in The Palisades — a fraction of what comparable gated view estates command in the California hills.
| Metric | The Palisades, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated View Estate Entry | From $1M | $3M–$5M+ |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1%+ |
| HOA (guard-gated) | $400–$900/mo | $600–$1,500+/mo |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
The Palisades Rental Market — Rent vs. Own
Executive leases inside The Palisades are extremely scarce — 93% of households own per the community record, and with only 160 homes, rental listings appear perhaps once or twice a year. Short-term rentals are tightly regulated by the City of Las Vegas and further restricted by Summerlin's CC&Rs — never underwrite vacation-rental income on a Palisades purchase without reading the governing documents and current city ordinances first.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & NREG community plan record
Already planning a relocation to The Palisades? Our team specializes in out-of-state moves — virtual estate tours, gate-access coordination, view-lot evaluation at sunset, off-market outreach to current owners, and closing coordination without repeated cross-country flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to The Palisades Summerlin in 8 Steps
From first research to keys-in-hand, here is the 8–12 week timeline most Palisades buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Choose your sub-enclave and set a budget
Decide which Palisades you are buying: interior Palisades Court from $1M, elevated Palisades Estates from $1.5M, or premium view Palisades Summit from $2.5M+. Each tier carries different view premiums and HOA tiers.
Get pre-approved — jumbo-aware
Most Palisades purchases require jumbo financing. Have your lender confirm product availability, rate, and reserve requirements before you start touring — sellers at this tier pre-screen buyers.
Hire a Palisades specialist
With 160 homes and wide view variation, comps require judgment — elevation, orientation, and sunset sightline matter as much as square footage. Work with an agent who knows every street.
Schedule sunset tours
The Palisades' defining asset is the west-facing sunset view. Schedule at least one showing at dusk to evaluate actual sightlines — photos almost always underdeliver. We coordinate gate access for evening tours.
Write and negotiate the offer
Cash is common at the upper tiers; financed buyers compete with strong pre-approvals and clean contingency timelines. Ask us where each seller actually stands before you write the offer.
Inspection and HOA document review
Order the resale package early: dues, reserve study, CC&Rs, and any assessment history for both the master Summerlin association and The Palisades sub-association. Budget the combined amount, not just one layer.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys — plan 30–45 days from acceptance to funding. Jumbo appraisals in a thin market sometimes take extra time; flag this to your lender at contract.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders with the association, then handle the Nevada DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Economy Near The Palisades?
The Palisades runs on a professional economy: executives, physicians, entrepreneurs, and senior professionals rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income in The Palisades above $275,000 — roughly 3.7x the Clark County median.
$275,000+Avg household income, The PalisadesNREG community plan record
93%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy
Top Employers Near The Palisades
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 10 minutes from The Palisades
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's premier retail employment hub — 5 minutes away
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about 10 minutes west
- The Strip resort corridorThe metro's hospitality and entertainment employment core, roughly 20 minutes east via Summerlin Parkway
- Clark County School District (northwest region)Area campuses including Sig Rogich MS and Palo Verde HS within the community zone
- City of Las VegasMunicipal services and administration for the parent city jurisdiction
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Palisades Compare to The Ridges, Eagle Rock & Summerlin?
If you are weighing The Palisades against neighboring guard-gated enclaves and the broader Summerlin market, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sources are the community plan records, LVR, the U.S. Census, and GreatSchools.
| Metric | The Palisades | The Ridges | Eagle Rock | Summerlin |
|---|---|---|---|---|
| Plan Price Range | $1M–$4M | From $2M | From $1M | From $450K |
| Community Size | 160+ homes · 90 acres | ~500 homes · 835 acres | ~200 homes · 50 acres | 22,500 acres · 100K+ homes |
| Guard-Gated | 24/7 staffed since 2002 | 24/7 staffed · Bear's Best golf | 24/7 staffed | Select enclaves only |
| Signature Views | West Red Rock Canyon sunset | Red Rock · Las Vegas Valley | Mountain views | Varies by enclave |
| Top School Rating | Sig Rogich MS 10/10 | Palo Verde HS 8/10 | Sig Rogich MS 10/10 | Multiple 8-10/10 campuses |
| Golf Access | TPC Summerlin ~10 min | Bear's Best on-site | TPC Summerlin ~10 min | 7 golf courses in plan |
| Red Rock Canyon | ~10 min | ~12 min | ~12 min | ~15 min avg |
| New Construction | None — built out | Very limited | None — built out | Active in Summerlin West |
| Best For | Views · Value · Schools | Ultra-luxury · Golf · Scale | Peer views · Peer pricing | Selection · Trails · Community |
Sources: Las Vegas REALTORS, Howard Hughes Corporation, U.S. Census QuickFacts. Enclave population and income figures are community plan-record values. Last updated June 2026.
Cost of Ownership
What Will The Palisades Cost You Each Month?
A $1.5 million entry Palisades home runs about $10,200 monthly with 20% down at 7% per Freddie Mac's rate survey — including the combined HOA every guard-gated Summerlin community carries. The tabs below model your payment, compare renting, and budget the dual association structure.
Payment Estimator
Estimate Your Palisades Payment
$9,096
Estimated Monthly Payment
- Principal & Interest$7,984
- Property Tax$763
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in The Palisades right now?
Rental supply inside The Palisades is essentially non-existent — 93% of households own, and with only 160 homes, rentals surface perhaps once or twice per year. For 5+ year holds, the scarcity and view-premium math tilts decisively toward owning.
OWN (20% DOWN, 7%)
$9,581 / mo
- Principal & Interest
- $7,981
- Property Tax (~0.6%)
- $750
- Homeowners Insurance
- $200
- HOA (master + sub-association)
- $650
- PMI (20% down — not required)
- $0
5-year net cost:~$305,000
Equity built:~$488,000
RENT (MODELED EXECUTIVE LEASE)
$6,500 / mo
- Executive-Home Lease (modeled)
- $6,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$422,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $1.5M Palisades home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $488,000 in equity while the renter walks away with none. Scarcity-supported view-lot appreciation above the modeled 3% 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, $650/mo blended HOA, modeled $6,500 executive lease.
HOA Fees by Community
HOA Fees by Association Layer
Every Palisades home carries two association layers: the Summerlin master association and The Palisades sub-association. Request the full resale package — dues, reserve study, and assessment history for both — early in escrow.
Summerlin Master Association
Included in combined $400–$900
Summerlin North Association
Portion of combined dues
Includes:
Trail network (150+ miles), parks, community centers, master plan maintenance
Transfer & capital fee (master)
One-time at closing
Includes:
Varies — price into your offer math; request the exact figure in the resale package
The Palisades Sub-Association
Remaining portion of $400–$900/mo
Guard gate & security
Included
Includes:
24-hour staffed entry, roving security patrols, perimeter wall maintenance
Community maintenance
Included
Includes:
Common-area landscaping, community amenities, shared infrastructure
Due-Diligence Checklist
Request in escrow
Resale package (both associations)
Statutory right
Includes:
Current dues both layers, reserve studies, assessment history, CC&Rs, gate policies
Capital contribution fees
Varies
Includes:
One-time charges from one or both associations at closing — confirm before writing
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Palisades?
The Palisades sits in The Canyons village of Summerlin North — inside the Howard Hughes master plan, with Summerlin Parkway, West Charleston Boulevard, and West Sahara Avenue all minutes from the gate. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Palisades destinations beat that comfortably.
Drive Times from The Palisades
- ~5 minDowntown Summerlin (dining & retail)W Sahara Ave west
- ~10 minTPC SummerlinW Desert Inn Rd / Summerlin Centre Dr
- ~10 minRed Rock Canyon NCAW Charleston Blvd west
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east from Summerlin Pkwy
- ~30 minHarry Reid Intl AirportSummerlin Pkwy → I-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 The Palisades?
Most Palisades purchases close in 30 to 45 days through a Nevada escrow company; cash offers, common at the custom-estate tier, can close in 10–14 days. Jumbo files on premium view estates sometimes need extra appraisal time because true comparables — homes on similarly elevated lots with equivalent Red Rock Canyon sightlines — are scarce. Budget an extra week to review both HOA resale packages, and flag jumbo appraisal timing with your lender at contract.
Quick Answer
What down payment do you need to buy in The Palisades?
Most Palisades buyers put down 20% to 30%. The $1 million entry tier can finance conventionally for strong borrowers; most purchases above $1.5 million go jumbo, where lenders typically want 20–25% down plus six to twelve months of reserves. A 20% down payment on a $1.5 million Palisades home means $300,000 at contract. VA loans allow 0% for eligible veterans — confirm jumbo product availability and reserve requirements with your lender before setting a price ceiling.
The Palisades FAQ — 18 Answers
What Do The Palisades Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in The Palisades Summerlin?
Homes in The Palisades run $1 million to $4 million per the community plan record. The ZIP 89144 guard-gated benchmark sits near $729,450 per Las Vegas REALTORS MLS data. With only 160 homes on 90 elevated acres, inventory is structurally thin — set up alerts early and move decisively when the right lot surfaces.
Is The Palisades in Summerlin guard-gated?
Yes — The Palisades operates a 24-hour staffed guard gate with security patrols inside the perimeter. Roughly 160 homes across 90 acres keep density low, and generous lot spacing adds privacy between residences. Established in 2002 by Howard Hughes Corporation, the community has more than two decades of proven gate operations. Every showing requires advance gate coordination, which our team arranges for every appointment.
Which Summerlin village is The Palisades in?
The Palisades sits within The Canyons village of the Summerlin North Association, alongside guard-gated enclaves Bellacere, Eagle Rock, and Aventura. That location puts Downtown Summerlin about 5 minutes away, Red Rock Canyon about 10, and the Strip roughly 20 via Summerlin Parkway. If you are comparing Canyons enclaves, tour at least two — pricing and view orientation differ meaningfully street to street.
What views do homes in The Palisades have?
West-facing sunset views of Red Rock Canyon and the Spring Mountains are the signature of The Palisades — among the most dramatic available in the Summerlin master plan. The community occupies elevated terrain in The Canyons village, and northern lots capture Las Vegas Valley panoramas as a second orientation. View premiums vary lot by lot, so schedule evening showings to evaluate sightlines before writing an offer.
What are HOA fees in The Palisades?
Plan on $400 to $900 per month, combining the Summerlin master association fee with The Palisades sub-association assessment covering the 24-hour guard gate, security patrols, and community maintenance. Exact dues depend on the specific property and sub-association tier, so request the full resale package — dues, reserve study, and any assessment history — early in escrow rather than waiting until just before closing.
What schools serve The Palisades Summerlin?
Clark County School District zoning covers John C. Hummel Elementary (7/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private standouts include The Meadows School (A+), Bishop Gorman (A+), and Faith Lutheran (A), with Doral Academy Red Rock (9/10) as a charter option. Always verify current attendance boundaries with CCSD before closing, as zones can change.
How does The Palisades compare to Eagle Rock Summerlin?
They are close peers — both guard-gated luxury enclaves in The Canyons village priced $1 million to $4 million, with comparable home sizes and finishes. The Palisades is defined by elevated west-facing sunset views of Red Rock Canyon; Eagle Rock offers similar quality with a different view orientation and slightly different architectural character. The deciding factor is usually the specific lot and view, so tour active listings in both before choosing.
What are property taxes like in The Palisades?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on primary residences at 3% under Nevada Revised Statutes 361.471. On a $1.5 million Palisades home that means approximately $7,500–$11,250 per year — a fraction of what a comparable gated estate with similar views carries in coastal California.
Is there new construction available in The Palisades?
Vacant custom lots surface occasionally in The Palisades — the community was established in 2002 and is largely built out at roughly 160 homes, but resale lots and rebuild candidates do appear. Architectural guidelines govern any new construction, and Howard Hughes Corporation sets design standards for the broader Summerlin master plan. Nevada Real Estate Group tracks lot inventory across all Summerlin guard-gated communities and will flag opportunities as they emerge.
How does The Palisades compare to The Ridges Summerlin?
The Ridges is Summerlin's ultra-luxury pinnacle — Bear's Best golf, larger lot sizes, and starting prices from roughly $2 million. The Palisades offers comparable guard-gated security, dramatic Red Rock Canyon views, and architectural quality at an entry near $1 million, making it one of the strongest value propositions in Summerlin's guard-gated hierarchy. Buyers who want "The Ridges experience" without the full The Ridges premium consistently land here.
What is the resale value trend for The Palisades?
Guard-gated luxury in Summerlin has historically held value better in downturns and appreciated strongly in growth cycles. The Palisades benefits directly: roughly 160 homes create permanent supply discipline, and Nevada's zero state income tax plus 3% property-tax cap under NRS 361.471 keep carrying costs predictable. Ask our team for community-level sold data before pricing an offer or setting a list price — comparables here require judgment, not just a zip-code average.
How does Nevada vs. California taxation affect a Palisades purchase?
Nevada levies zero state income tax — California's top marginal rate is 13.3% per the California Franchise Tax Board. A household earning $400,000 per year saves roughly $40,000+ annually by establishing Nevada residency. Paired with an effective property-tax rate of 0.5–0.75% and a 3% annual cap on primary residences under NRS 361.471, the Palisades math versus a comparable California gated estate is compelling on every carrying-cost line.
What is the security setup beyond the guard gate?
The Palisades pairs its 24-hour staffed entry with controlled vehicle access, security patrols, and perimeter walls. The low count of roughly 160 homes means patrol coverage per residence is high — a real factor in both livability and homeowner insurance conversations. For specifics on cameras, emergency response protocols, and visitor policies, request the association security disclosures in the resale package during due diligence.
Can I tour The Palisades without an agent?
No — The Palisades is guard-gated with 24-hour staffed entry, and every visitor must be verified. Buyers tour with a licensed agent who arranges gate clearance in advance. Nevada Real Estate Group handles all entry coordination for every property tour we book — no public drive-through access, which protects residents' privacy and resale values. Call (702) 637-1759 and we arrange gate-cleared showings, often same week.
What should I know before buying in The Palisades?
Four things matter most. First, view lot premiums: west-facing elevated lots command a real premium over interior-court homes — walk each lot at sunset before you offer. Second, HOA tiers: $400–$900 monthly means the combined master and sub-association. Third, financing: homes above the conforming limit need jumbo loans with reserves. Fourth, comps: roughly 160 homes with wide custom variation means valuation is judgment work. Call (702) 637-1759 before writing.
What down payment do you need to buy in The Palisades Summerlin?
Most Palisades buyers put down 20% to 30%. Entry homes near $1 million can finance conventionally with strong credit, requiring roughly $200,000–$250,000 down, while custom estates above the conforming loan limit go jumbo — lenders typically want 20–25% down plus six to twelve months of reserves. VA loans allow 0% for eligible veterans. Have your lender confirm jumbo product availability and reserve requirements before committing to a price tier.
How long does it take to close on a home in The Palisades?
Most Palisades purchases close in 30 to 45 days through Nevada escrow; cash offers — common at this luxury tier — close in 10–14 days. Jumbo files sometimes need extra appraisal time: true comparables are scarce in a 160-home community. Budget an extra week to review the HOA resale package before releasing contingencies.
Can Nevada Real Estate Group help me find a home in The Palisades?
Yes — call (702) 637-1759 or use the form on this page. Our team handles gate coordination, off-market outreach to Palisades homeowners, view-lot evaluation, and jumbo financing introductions. Because The Palisades averages only a handful of resales per year, the right home may surface once a season; we keep an active watch list for buyers who brief us on their criteria and are ready to move when it appears.
Updated June 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About The Palisades Summerlin?
These are the eight questions Palisades buyers most often ask — answered with specifics you can verify: community facts from the plan record, market data from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and school ratings from GreatSchools.
Is The Palisades in Summerlin proper?
Yes — The Palisades is a guard-gated sub-community within The Canyons village of the Summerlin North Association, inside the Howard Hughes Corporation master plan. It carries a Las Vegas mailing address (ZIP 89144) because Summerlin is an unincorporated community within the City of Las Vegas rather than its own city.
How many homes are in The Palisades Summerlin?
Approximately 160 homes across 90 elevated acres, per the community plan record. The community has been built out since roughly the mid-2000s — that 160-home count is the permanent cap, which is the structural scarcity argument for ownership here.
Is The Palisades the same as The Ridges?
No — they are separate guard-gated enclaves in different Summerlin villages. The Ridges is in Summerlin West with Bear's Best golf, starting near $2 million. The Palisades is in The Canyons village of Summerlin North, starting near $1 million. Both offer Red Rock Canyon views and guard-gated security; The Palisades is the stronger value within the hierarchy.
Can I drive through The Palisades on my own?
No — it is guard-gated with 24-hour staffed entry and every visitor is verified. Buyers tour with a licensed agent who arranges gate clearance in advance. Call (702) 637-1759 and we coordinate gate-cleared showings, often same week, including evening tours to evaluate sunset views.
What does Howard Hughes Corporation have to do with The Palisades?
Howard Hughes Corporation developed and continues to manage the Summerlin master plan — the 22,500-acre framework within which The Palisades operates. The master plan funds the trail network, parks, and community infrastructure through the Summerlin master association, which every Palisades homeowner belongs to in addition to The Palisades sub-association.
How does The Palisades compare to other Canyons village enclaves?
The Canyons village contains several guard-gated enclaves: Eagle Rock (similar pricing, slightly different view orientation), Bellacere (higher price ceiling, ultra-luxury tier), and Aventura (more accessible entry point). The Palisades sits between Eagle Rock and Bellacere and is specifically known for its elevated west-facing lots and Red Rock Canyon sunset views.
Is TPC Summerlin near The Palisades?
Yes — TPC Summerlin, home of the PGA Tour's Shriners Children's Open, is approximately 10 minutes from The Palisades. Summerlin overall has seven golf courses accessible to residents; the broader master plan amenities are part of the lifestyle buyers pay for here.
How far is The Palisades from Las Vegas Strip attractions?
About 20 minutes via Summerlin Parkway to I-15 south, or roughly 25 minutes via West Sahara Avenue east. Harry Reid International Airport runs about 30 minutes via the 215 Beltway. The location trades strip proximity for the Red Rock Canyon and Summerlin master plan lifestyle — an intentional choice most Palisades buyers make deliberately.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct access to every guard-gated listing in Summerlin, the largest agent team in the Valley, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented Palisades view-lot buyers and sellers across The Canyons village enclaves — the depth behind the #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 Palisades Summerlin Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas and Summerlin transactions since 2011 — in a 160-home guard-gated market like The Palisades, knowing every sub-enclave, view lot, and HOA layer is the whole game. Tell us what you are looking for and we will find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of The Palisades?
Compare The Palisades with neighboring guard-gated enclaves and the broader Summerlin market. Each card pairs the commute time with price positioning so you can judge whether trading view premiums for a different enclave actually buys you more home for the money.
A–Z INDEX
Which Palisades and Nearby Summerlin Enclaves Can You Explore A–Z?
Three sub-enclaves — Palisades Court from $1M, Palisades Estates from $1.5M, and Palisades Summit from $2.5M+ — make up The Palisades' 160-home community, alongside neighboring guard-gated enclaves Eagle Rock, Bellacere, and Aventura in The Canyons village. Entries below are indexed alphabetically; our team can pull current listings and HOA documents on request.
A
- Aventura (adjacent Canyons enclave)
B
- Bellacere (ultra-luxury Canyons enclave)
E
- Eagle Rock (adjacent Canyons enclave)
P
- Palisades Court (sub-enclave)
- Palisades Estates (sub-enclave)
- Palisades Summit (sub-enclave)
KEEP LEARNING
What Else Should You Read About The Palisades Summerlin?
These guides extend the research most Palisades buyers do next — understanding the Summerlin luxury market, guard-gated community comparisons, and the Las Vegas buying process — each written from the same MLS data and primary sources used throughout this page.
LUXURY GUIDE
Summerlin Luxury Community Guide
The full guard-gated hierarchy — from The Ridges to The Palisades — with pricing, views, and school access compared.
Read →MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
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 Palisades Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers regularly. Because The Palisades has only about 160 homes, we present plan-range figures and guard-gated-tier benchmarks — never enclave-level medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — MLS market data for ZIP 89144 and the Las Vegas citywide benchmark — median prices, days on market, active listings, and closed counts. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan details, Howard Hughes community records, trail network, parks, and development timeline. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Palisades is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data for 89144. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Sig Rogich MS, Palo Verde HS, and private options. greatschools.org
- Clark County School District (CCSD) — Zoning boundaries, enrollment data, and school assignments for 89144. ccsd.net
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates for area safety benchmarking. fbi.gov/ucr
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California's 13.3% top marginal income tax rate, cited in the Nevada-vs-California tax comparison. ftb.ca.gov
- U.S. Bureau of Labor Statistics — Metro employment and wage data for the Las Vegas MSA. bls.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026