Top Rated
9/10
9/10John W. Bonner Elementary
Zoned · Summerlin (8 min)
K-5750 Students17:1
Summerlin, Las Vegas
The Peaks Homes For Sale
Nevada's #1 team for The Peaks real estate. Search guard-gated luxury homes, new-construction estates by Toll Brothers, Shea Homes, and Taylor Morrison, and semi-custom properties with Red Rock Canyon and Strip views in Summerlin's newest luxury village.
VILLAGE MEDIAN (WORKING)
$1.8M
NREG closing data / LVR 89135
PRICE RANGE
$1M–$4M+
Community plan record
HOMES BEHIND THE GATE
800+
Howard Hughes Corporation
DAYS ON MARKET
55
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About The Peaks at a Glance?
The Peaks pairs roughly 800 guard-gated homes priced $1M–$4M+ inside the Summerlin master plan with a working village median near $1,800,000 per NREG closing data and Las Vegas REALTORS ZIP 89135 benchmarks, 55 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below frame what makes this village distinct within Summerlin.
- New construction advantage: built from 2018 forward by Toll Brothers, Shea Homes, and Taylor Morrison — current codes, smart-home tech, and modern floor plans throughout.
- The location: Summerlin's highest elevations — five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip.
- Best for: California relocators, executives, and families; Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) are the zoned CCSD trifecta.
- Guard-gated scarcity: one of only a few guard-gated villages in Summerlin — 800+ homes is the cap, delivering structural support for well-bought positions.
- Do your homework: combined HOA dues ($300–$700+/mo), builder-phase diligence on new construction, and view-lot premiums all deserve early attention.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find The Peaks Homes for Sale?
The Peaks and the surrounding ZIP 89135 corridor carry active luxury listings daily according to Las Vegas REALTORS MLS data. The Peaks proper is roughly 800 guard-gated homes priced $1M to $4M+, with new-construction inventory still delivering in active phases. The eight newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many The Peaks-Area Homes Sell in Each Price Range?
The Peaks village itself runs $1M–$4M+ across roughly 800 guard-gated homes per Howard Hughes Corporation plan data, while the broader 89135 ZIP corridor adds inventory at lower price points from surrounding Summerlin West communities. The bands below reflect active listing distribution across the ZIP area, with The Peaks occupying the $1M–$4M+ tiers.
Browse The Peaks Listings
How Can You Find a The Peaks Home by Type, Lifestyle & Price?
The Peaks village breaks into six builder neighborhoods, three price tiers, and guard-gated luxury as the defining lifestyle — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data for ZIP 89135.
Which The Peaks Neighborhoods Should You Explore?
Six builder neighborhoods make up the village, spanning production luxury to full custom estates. Each card links to the most relevant hub or live search; our team can pull current availability, HOA docs, and builder phase status for any of them on request.
Updated daily · 800 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New The Peaks Listings First?
Custom alerts by builder phase, price, view orientation, and bedroom count — no spam, unsubscribe anytime. With roughly 800 homes in the village and builder phases wrapping, the right The Peaks home may appear once a month; alert subscribers see it within hours, not weeks.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
9/10
9/10
9/10
How Are the Schools for The Peaks?
Schools are the headline strength of a The Peaks address: Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) represent the best CCSD trifecta in Summerlin per GreatSchools — and The Meadows School (A+) plus Bishop Gorman High School (A+) anchor the private tier within a fifteen-minute drive. The cards below map realistic options by level.
9/10The Meadows School (Lower)
Private · Peccole Ranch (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-12900 Students18:1
9/10Alexander Dawson School
Private · Summerlin (12 min)
K-8400 Students10:1
9/10Faith Lutheran (Lower)
Private · Summerlin (10 min)
PreK-5350 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for The Peaks Families?
According to GreatSchools.org, The Peaks families have access to the best CCSD trifecta in Summerlin: Bonner Elementary (9/10), Rogich Middle School (10/10), and Palo Verde High School (8/10). Bishop Gorman High School (A+) and The Meadows School (A+) anchor the private tier. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 10 min | $1,000,000+ |
| 2 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin South · 15 min | $1,000,000+ |
| 3 | John W. Bonner Elementary | Public (zoned) | K-5 | 9/10 | Summerlin · 8 min | $1,000,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $1,000,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $1,000,000+ |
SAFETY & CRIME
Is The Peaks Safe?
Direct Answer
Yes — by layered design. The Peaks pairs City of Las Vegas police coverage with a 24-hour staffed guard gate, security patrols, perimeter walls, and no through-traffic. Inside the gates, typical incidents are minor property matters; benchmark the surrounding area through FBI Uniform Crime Reporting data, and ask our agents for the sub-association's security disclosure during due diligence.
- Staffed guard gate since 2018Sub-association security
- Security patrols inside the villageHOA-funded, per community 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 Peaks has no through-traffic — every vehicle inside the village passed a 24-hour staffed gate, so the people on its streets are residents, their guests, or verified vendors. Perimeter walls and security patrols add layers on top of Las Vegas Metropolitan Police Department coverage of the surrounding Summerlin West corridor.
The surrounding 89135 ZIP code is one of the safest in the Las Vegas Valley — an established, owner-heavy master-planned corridor where incidents run to suburban property matters at rates buyers can verify through FBI UCR-based tools before writing an offer.
For luxury buyers, the practical security picture — staffed entry, patrols, walls, and a small community where neighbors know each other — is among the strongest in the Las Vegas Valley, comparable to The Ridges and MacDonald Highlands at a more accessible entry price point.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the Howard Hughes Corporation plan record. Last updated June 2026.
Living In
What's It Like Living in The Peaks, Summerlin?
The Answer
Living in The Peaks means a 24-hour staffed gate, new-construction estates on elevated lots with Red Rock Canyon and Strip views, and direct trail access — five minutes from Downtown Summerlin per Howard Hughes Corporation, and ten from Red Rock Canyon's 195,819-acre conservation area.
What is The Peaks known for?
The Peaks is known for being Summerlin's newest guard-gated luxury village — built from 2018 forward by premier builders including Toll Brothers, Shea Homes, and Taylor Morrison, with desert-contemporary architecture, elevated lots, and dual Red Rock Canyon and Strip views that older Summerlin villages cannot replicate.
Who should live in The Peaks?
California relocators who want new-construction guard-gated luxury at a fraction of Westside pricing, executives and physicians who value gated privacy close to Downtown Summerlin, and families targeting the valley's best CCSD trifecta — Bonner Elementary (9/10), Rogich Middle (10/10), Palo Verde High (8/10).
What is daily life like?
Mornings on Summerlin's 150+ trail miles with Red Rock Canyon visible from the ridge, afternoons at Downtown Summerlin's 125+ shops and restaurants five minutes away, and evenings either at TPC Summerlin fifteen minutes out or at the Strip's resort dining twenty minutes east.
Location
Where Is The Peaks
The Peaks sits at the western bench of Summerlin in Las Vegas, near the intersection of West Charleston Boulevard and the Spring Mountain foothills. The village occupies roughly 320 acres at the highest elevations of the master plan, about 15 miles from the Strip and adjacent to the Red Rock Canyon corridor.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
TPC Summerlin
15
Min
Strip
20
Min
Harry Reid Airport
30
Min
The Peaks
At a Glance~$1,800,000
Working Village Median
$1M–$4M+
Price Range
55
Days on Market
Summerlin West
ZIP Area (89135)
- Setting
- Guard-gated village · Summerlin master plan
- Acreage
- ~320 acres
- Homes
- 800+
- Established
- 2018
- Developer
- Howard Hughes Corporation
- Builders
- Toll Brothers · Shea Homes · Taylor Morrison
- Gate
- 24-hour staffed + patrols
- HOA
- $300–$700/mo (master + sub)
- Schools
- Bonner ES (9/10) · Rogich MS (10/10) · Palo Verde HS (8/10)
- Trail Access
- 150+ miles Summerlin trail system
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does The Peaks Score?
The Peaks earns top marks for schools, safety, and new-construction quality, with honest trade-offs on combined HOA carrying costs and a luxury price tier that narrows the buyer pool. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour behind the gates.
Grade A: Safety
24-hour staffed gate, security patrols, perimeter walls, and no through-traffic — verified access on every visit inside a guard-gated master plan.
Grade A: Schools
The best CCSD trifecta in Summerlin: Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10), plus private access to The Meadows and Bishop Gorman.
Grade B: Cost of Living
Entry at $1M+ with $300–$700 monthly HOA is a premium proposition — but still far below comparable new-construction guard-gated estates in California.
Grade A: Amenities
The Peaks Park, 150+ Summerlin trail miles, five minutes to Downtown Summerlin's 125+ shops and restaurants, TPC Summerlin golf fifteen minutes away.
Grade A+: Outdoor Access
Direct trail connection to Summerlin's network; Red Rock Canyon's 195,819 acres ten minutes west; Fox Hill Park nearby for families.
Grade A-: Commute
Five minutes to Downtown Summerlin, twenty to the Strip via Summerlin Parkway, thirty to Harry Reid Airport via I-215 South.
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 Peaks a good place to live?
Yes — if new-construction guard-gated luxury, top-rated schools, and Red Rock Canyon access top your list. The Peaks delivers Summerlin's newest village behind a 24-hour staffed gate, with Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) as the zoned CCSD trifecta, direct trail access toward Red Rock Canyon ten minutes west, and Downtown Summerlin five minutes away. The trade-offs are real — combined HOA dues of $300–$700 monthly and a $1M+ entry threshold — but for buyers who value modern construction and outdoor lifestyle over maturity and centrality, few Las Vegas addresses compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Peaks?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing The Peaks — the parent city holds 656,274 residents with a median household income of $66,820. Inside the gates, the profile inverts: community records show roughly 2,200 residents across 800+ households, a median age near 45, and average household income above $225,000.
The Census does not tabulate The Peaks as its own place, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the gates, our closing data shows a mix of California relocators trading coastal taxes for Nevada's zero, executives and physicians who work in the Downtown Summerlin corridor, families drawn by the Bonner-Rogich-Palo Verde school pipeline, and active-adult buyers in the Regency at Summerlin 55+ neighborhood.
~2,200
vs Las Vegas 656,274
~45
vs Clark Co 38
$225,000+
vs Clark Co median $74,007
90%
vs Clark Co 59%
800+
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 Peaks is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the The Peaks Area Growing?
The Peaks itself is still in active delivery — Howard Hughes Corporation began development in 2018 and multiple builder phases have completed or are finishing, pushing the village toward its 800+ home capacity. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin West corridor around the village remains among the most in-demand in the metro.
656,274Las Vegas residents (Census)
800+The Peaks homes (active delivery)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the gates, growth will be structurally capped once the builder phases complete — 800+ homes across roughly 320 acres is the Howard Hughes Corporation plan, delivering scarcity that supports long-term ownership value. The surrounding 89135 corridor and broader Summerlin West continues to grow, providing the liquid market The Peaks values are benchmarked against.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does The Peaks Score for Livability?
The Peaks scores highest on schools, safety, and outdoor access: a 24-hour staffed gate, the valley's best CCSD school trifecta, and trail access toward Red Rock Canyon ten minutes west. Trade-offs are carrying costs — combined HOA dues of $300–$700 monthly — and a $1M+ threshold. Six categories below, benchmarked to Census and community data.
- 90A
Overall Livability
- 92A
Schools (zoned + private)
- 90A
Safety (gated)
- 50B-
Cost of Living
- 88A-
Amenities
- 85A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the The Peaks Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark the 89135 corridor trades against. The Peaks proper is 800+ guard-gated homes priced $1M–$4M+, with a working village median near $1,800,000 per NREG closing data and a 55-day median days-on-market.
Median Sold Price
~$1,800,000 working village median; citywide benchmark shown in chart
vs May 2025
Source: Las Vegas REALTORS
Days on Market
55-day working median for luxury $1M+ product in The Peaks village
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Village-level closings are thin by design — 800 homes means a handful per month; 89135 corridor provides liquid comps
vs May 2025
Source: Las Vegas REALTORS
55
MEDIAN DAYS ON MARKET
$1.8M
WORKING VILLAGE MEDIAN
800+
HOMES BEHIND THE GATE
< 1 hr
OUR RESPONSE TIME
LUXURY INVENTORY
Get matched with a
The Peaks specialist.
Market Competitiveness
How Competitive Is the The Peaks Market Right Now?
The Peaks is a deliberate luxury market — homes priced $1M–$4M+ with a 55-day median time to contract per NREG tracking. New-phase inventory moves faster than resale; cash offers are common above $2M, and jumbo pre-approvals are essential for financed buyers. No urgency pressure — thorough diligence wins here.
48Deliberate Luxury Market
- 55 daysWorking median DOM, village luxury tier
- $1M–$4M+Village price range
- 800+Homes behind the gate
- 89135ZIP code — Summerlin West
Is The Peaks Right for You?
Who Should Buy a Home in The Peaks?
The Peaks isn't one-size-fits-all — it's six builder neighborhoods spanning $1M production luxury to $4M+ custom estates, with a lifestyle that rewards specific buyer types. Six profiles below match lifestyles to neighborhoods, followed by the honest pros and trade-offs our team walks every client through before a first tour.
Which The Peaks Neighborhoods Fit Your Buyer Type?
California Relocators
- New-construction gated luxury at a fraction of Westside pricing
- Zero state income tax vs. California's 13.3%
- 3% property-tax cap under NRS 361.471
- Our relocation team handles virtual tours and gate access
Families with School-Age Children
- Bonner ES (9/10) · Rogich MS (10/10) · Palo Verde HS (8/10)
- Guard-gated streets with no through-traffic
- Direct Summerlin trail access for active kids
- Five minutes to Downtown Summerlin for after-school convenience
Executives & Professionals
- 24-hour staffed gate and security patrols
- New-construction contemporary estates to 5,000+ sq ft
- Downtown Summerlin corporate corridor five minutes away
- 215 Beltway and Summerlin Pkwy for valley-wide reach
55+ Active Adult (Regency)
- Toll Brothers Regency at Summerlin — dedicated 55+ neighborhood
- Single-story luxury plans with resort-style clubhouse and pool
- Low-maintenance lifestyle inside a guard-gated village
- Red Rock Canyon trail access from the community
View-Premium Buyers
- Elevated lots with dual Red Rock Canyon and Strip views
- Sterling Ridge and Grand Collection for the best orientations
- View premiums hold through market cycles in gated Summerlin
- Our team knows which lots capture both views simultaneously
Long-Hold Luxury Investors
- New-construction scarcity in a finished guard-gated village
- Best CCSD schools = sustained family demand
- $1M–$4M+ tier historically outperforms citywide medians
- 90% owner-occupancy keeps rental competition thin
Best Fit For
- California relocators — new-construction guard-gated luxury at a fraction of Westside pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Families — the valley's best CCSD trifecta (Bonner ES 9/10 · Rogich MS 10/10 · Palo Verde HS 8/10), guard-gated streets, and direct trail access.
- Executives & professionals — new-construction luxury estates behind a 24-hour staffed gate, five minutes from Downtown Summerlin's corporate corridor.
- 55+ active adults — Toll Brothers' Regency at Summerlin — single-story luxury plans with resort-style amenities inside the guard-gated village.
- View-premium buyers — elevated lots at Summerlin's western bench with dual Red Rock Canyon and Strip orientations that hold value through every cycle.
- Long-hold buyers — new-construction scarcity in a guard-gated Summerlin village with 90% owner-occupancy and the valley's best school pipeline.
Ready to explore homes in The Peaks? Our team knows every builder neighborhood, view-lot premium, and HOA disclosure inside the village.
Start Your Home SearchPros
- New construction from 2018 forward — current codes, energy efficiency, smart-home tech, and modern floor plans throughout
- 24-hour staffed gate with security patrols and perimeter walls inside the Summerlin master plan
- Best CCSD school trifecta in Summerlin: Bonner ES (9/10) · Rogich MS (10/10) · Palo Verde HS (8/10)
- Dual Red Rock Canyon and Strip views from elevated lots at Summerlin's western bench
- Direct trail access to Summerlin's 150+ mile network and Red Rock Canyon ten minutes west
- Five minutes to Downtown Summerlin's 125+ shops, restaurants, and Las Vegas Ballpark
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Combined HOA dues of $300–$700 monthly add meaningfully to carrying costs — price them in before you offer
- $1M+ entry threshold narrows the buyer pool and lengthens marketing times vs. the broader 89135 market
- View premiums are real — $100K–$500K+ above comparable interior-lot homes; don't underestimate if you're selling
- Builder-phase diligence required: resale vs. new construction carries different contingency timelines and warranties
- Jumbo financing above the conforming loan limit requires 20–25% down plus reserves for most lenders
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do The Peaks' Six Neighborhoods Compare?
A like-for-like comparison of The Peaks' six builder neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the Howard Hughes Corporation plan record and NREG closing data. With roughly 800 homes total, per-neighborhood medians are intentionally omitted in favor of honest entry points.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Reverence (Toll Brothers) | From $1.2M | n/a* | n/a* | n/a* | Guard-gated luxury · Families |
| Regency at Summerlin | From $1M | n/a* | n/a* | n/a* | 55+ · Lock-and-leave |
| Sterling Ridge | From $1.5M | n/a* | n/a* | n/a* | Views · Semi-custom · Large lots |
| Azure | From $1.3M | n/a* | n/a* | n/a* | Modern · New build · Smart home |
| Westlyn | From $1.1M | n/a* | n/a* | n/a* | Families · 4–5 bedrooms · Outdoor living |
| Grand Collection | From $2.5M+ | n/a* | n/a* | n/a* | Custom estates · Premium views · Pinnacle product |
Source: Las Vegas REALTORS MLS data plus the Howard Hughes Corporation community plan record and NREG closing analysis, June 2026. Per-neighborhood $/SF and DOM are intentionally omitted — samples are too small to be statistically meaningful.
Neighborhood Deep Dive
What's Inside The Peaks' Six Neighborhoods?
Submarket 1
Reverence (Toll Brothers)
Toll Brothers' primary The Peaks program — single-story and two-story luxury plans with desert-contemporary architecture, premium finishes, and the guard-gate sub-association covering security and common areas.
Browse Reverence (Toll Brothers) homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Regency at Summerlin
Toll Brothers' dedicated 55+ neighborhood inside The Peaks — single-story luxury plans, a private resort-style clubhouse with pool and fitness, and gated privacy without the yard demands of larger estates.
Browse Regency at Summerlin homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Sterling Ridge
The elevated mid-tier — larger lots with Red Rock Canyon and valley views, semi-custom construction by Taylor Morrison (formerly William Lyon Homes), and the community's strongest dual-view orientation.
Browse Sterling Ridge homes →$1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Azure
The newest phase in The Peaks — floor-to-ceiling windows, open-concept floor plans, smart-home technology, and Shea Homes' contemporary design vocabulary. Best for buyers who want the most current construction in the village.
Browse Azure homes →$1.3M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Westlyn
Taylor Morrison's family-focused program: 4–5 bedroom plans on larger lots with premium outdoor living spaces, mountain views, and flexibility for multi-generational living or a home office.
Browse Westlyn homes →$1.1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Grand Collection
The Peaks' pinnacle tier: custom and semi-custom homes on the largest lots with the most dramatic Red Rock Canyon views. Sales are infrequent and individually negotiated — comp selection here is judgment work, not spreadsheet work.
Browse Grand Collection homes →$2.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Peaks at a Glance
Summerlin's newest guard-gated village: 800+ homes from 2018 forward by Toll Brothers, Shea Homes, and Taylor Morrison, at the highest elevations of the master plan with dual Red Rock Canyon and Strip views. Five minutes to Downtown Summerlin, ten to Red Rock Canyon, and the best CCSD school trifecta in the master plan.
Browse The Peaks at a Glance homes →800+Homes Behind the Gate
$1M–$4M+Price Range
2018Village Established
24/7Guard Gate
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which The Peaks
neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89135 Break Down for The Peaks Buyers?
The Peaks sits in ZIP code 89135 alongside other Summerlin West communities — and the table below shows how the ZIP corridor breaks into its distinct segments, from guard-gated village luxury to production family neighborhoods. The spread is the story: the same postal code carries $700K family homes and $4M+ custom estates per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | The Peaks guard-gated village (Reverence, Sterling Ridge, Azure, Westlyn, Regency, Grand Collection) | $1M–$4M+ (plan range) | n/a* | 55 (village) | ~800 homes | n/a* |
| 89135 | The Ridges guard-gated village (adjacent, ultra-luxury) | From $2M to $20M+ | n/a* | varies | n/a* | n/a* |
| 89135 | Red Rock Country Club (guard-gated golf) | From $1.2M | n/a* | varies | n/a* | n/a* |
| 89135 | Surrounding Summerlin West open villages (The Paseos, Aldea, etc.) | From $500K–$900K | n/a* | 20–30 | — | n/a* |
| 89135 | Full 89135 ZIP benchmark | High $700Ks (blended) | — | 25–30 (blended) | Active per LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis and Howard Hughes Corporation plan records. *Village-level $/SF and year-over-year change are intentionally omitted: enclave-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Peaks Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the Howard Hughes Corporation plan record — capture The Peaks faster than any brochure: 800+ homes, a $1M–$4M+ price range, a working $1.8M village median, and top-rated schools in the Summerlin master plan.
$1.8M
Working village median based on NREG closing data for The Peaks guard-gated luxury homes in ZIP 89135.
NREG closing data / LVR
$1M–$4M+
The Peaks' plan price range — from production luxury entry homes to Grand Collection custom estates on premium view lots.
Howard Hughes Corporation plan record
800+
Homes behind the gate across roughly 320 acres — the Howard Hughes Corporation plan target for the village.
Howard Hughes Corporation
55
Working median days from list to accepted offer for village luxury product, per NREG tracking.
NREG closing data, June 2026
2018
The year Howard Hughes Corporation began delivering The Peaks — every home was built to 2018-or-later building codes.
Howard Hughes Corporation plan record
10 min
Drive to Red Rock Canyon's 195,819-acre conservation area — the closest guard-gated Summerlin village to the BLM boundary.
Bureau of Land Management / drive times
10/10
GreatSchools rating for Sig Rogich Middle School — the zoned middle school for The Peaks, the highest-rated in Summerlin.
GreatSchools.org · CCSD
$225K+
Average household income inside the village — roughly three times the Clark County median — per community records.
NREG community plan record
WHY THE PEAKS
Why Does The Peaks Stand Apart From Its Peers?
From the staffed gate to the Red Rock Canyon horizon, The Peaks occupies a niche no other Summerlin village fills. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, the Howard Hughes Corporation plan record, Clark County school ratings, and BLM conservation data — so you can check every claim.
- Howard Hughes Corporation plan record
The newest guard-gated village in Summerlin
Built from 2018 forward — current building codes, energy-efficient HVAC, smart-home technology, and desert-contemporary architecture that resale buyers pay premium prices to own without renovation.
- GreatSchools.org · CCSD
Best CCSD school trifecta in Summerlin
Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) per GreatSchools — no other Summerlin village delivers a 10/10 middle school in its zone.
- Howard Hughes Corporation plan record
Dual Red Rock Canyon and Strip views
Elevated lots at the western bench of Summerlin deliver both orientations from the same property — a view combination that costs $3M–$6M+ in Southern California hillside markets.
- Nevada Revised Statutes 361.471 · CA Franchise Tax Board
Tax-capped ownership with zero state income tax
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable — and roughly $51,000/year cheaper for a $500K household vs. California.
- Bureau of Land Management · Howard Hughes Corporation
Direct Red Rock Canyon trail access
The Peaks connects to Summerlin's 150+ mile trail network, with paths leading toward Red Rock Canyon's 195,819 acres of wilderness ten minutes west — hiking and biking from your front door.
WHY BUY IN THE PEAKS
What Are the Top 10 Reasons to Buy a Home in The Peaks?
The Peaks' case rests on new-construction scarcity and school excellence: guard-gated estates built from 2018 forward, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and the valley's best CCSD school trifecta. Ten sourced reasons follow.
New construction from 2018 forward
Current codes, energy-efficient systems, smart-home technology, and desert-contemporary finishes throughout — own what resale buyers pay premium prices to acquire.
Howard Hughes Corporation plan record
Best CCSD trifecta in Summerlin
Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) — a rare sequence where every level of public school rates highly.
GreatSchools · CCSD
Guard-gated privacy in a master plan
One of only a few guard-gated villages in Summerlin — 24-hour staffed entry, patrols, and no through-traffic on residential streets.
Howard Hughes Corporation plan record
Zero state income tax
Nevada levies no personal income tax — roughly $51,000 per year in annual savings for a $500,000 household vs. California's 13.3% top rate.
California Franchise Tax Board · Nevada Dept. of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — ownership cost stays predictable over a long hold.
NRS 361.471
Dual Red Rock Canyon and Strip views
Elevated lots at Summerlin's western bench deliver both orientations — a view premium that persists through every market cycle.
Community plan record
Direct trail access to Red Rock Canyon
Summerlin's 150+ mile trail network connects to Red Rock Canyon's 195,819 acres ten minutes west — hiking and biking from your front door.
Bureau of Land Management
Five minutes to Downtown Summerlin
125+ shops, restaurants, the Las Vegas Ballpark, and the Red Rock Resort Casino corridor — the west valley's social hub at your doorstep.
Howard Hughes Corporation
Premier builder quality
Toll Brothers, Shea Homes, and Taylor Morrison built to luxury standards with high-end finishes and structural warranties.
Community plan record
Guard-gated scarcity
Roughly 800 homes in a village that will not grow further once delivery completes — structural scarcity that supports long-term value.
Howard Hughes Corporation plan record
Builders & New Construction
Who Builds New Homes in The Peaks?
The Peaks launched with production luxury and semi-custom programs from Toll Brothers, William Lyon Homes (now Taylor Morrison), and Shea Homes — all operating under Howard Hughes Corporation's desert-contemporary architectural standards. Some neighborhoods are fully delivered as resale; others still have active builder phases. Incentives and availability change monthly — verify current offerings before you write anything.
Luxury & Guard-Gated
Toll Brothers
Toll's two The Peaks programs: guard-gated luxury and the 55+ active-adult Regency neighborhood
Semi-Custom Move-Up
Taylor Morrison
Formerly William Lyon Homes; delivers mid-tier The Peaks neighborhoods with large lots and view orientation
Design-Forward Luxury
Shea Homes
Contemporary architecture with the highest standard finishes in The Peaks
Family & Mid-Market
Lennar
Broadest Summerlin selection for buyers who cross-shop The Peaks against adjacent villages
55+ Active Adult
Pulte / Del Webb
The active-adult alternative for buyers comparing Regency at Summerlin
Outdoor Recreation
What Outdoor Amenities Does The Peaks Offer?
Direct trail connections, Summerlin's 150+ mile network, and Red Rock Canyon ten minutes west — The Peaks buyers get the deepest outdoor access of any guard-gated village in the master plan. The Bureau of Land Management manages Red Rock Canyon's 195,819-acre conservation area, usable through 300 days of annual sunshine.
IN-COMMUNITY
The Peaks Park
~10 acresTrails · Playground · Desert GardensResidents
The village's green anchor: walking trails, playgrounds, open turf, picnic areas, and desert garden plantings that frame the Red Rock Canyon backdrop.
10 MIN
Red Rock Canyon NCA
195,819 acresHiking · Climbing · Scenic DriveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and rock climbing, managed by the Bureau of Land Management.
FROM FRONT DOOR
Summerlin Trail System
150+ milesHiking · Biking · RunningFree
Summerlin's trail network connects directly to The Peaks, running through the master plan to Fox Hill Park, the Village Park system, and Red Rock Canyon's boundary trailheads.
10 MIN
Fox Hill Park
~20 acresZip Lines · Disc Golf · TrailsFree
One of Summerlin's most popular parks — adventure playground, zip lines, disc golf course, and paved trails for the whole family.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's social hub — 125+ shops and restaurants, the Las Vegas Ballpark, seasonal farmers markets, and concerts at the Red Rock Amphitheater.
15 MIN
TPC Summerlin
18 holesChampionship golfPrivate/Daily fee
Home of the Shriners Children's Open PGA Tour event — championship golf with Red Rock Canyon views in the Summerlin master plan.
5 MIN
Las Vegas Ballpark
Minor league stadiumAviators baseballTicketed
Triple-A Las Vegas Aviators (Oakland A's affiliate) play here April through September — one of the top minor-league ballparks in the country.
50 MIN
Mt. Charleston
Humboldt-Toiyabe NFSkiing · Hiking · CampingFree/fee varies
Nevada's highest accessible peak at 11,918 feet — skiing in winter, cool hiking in summer, and a 30-degree temperature break from the valley floor.
The Peaks Lifestyle
What Does a Weekend in The Peaks Look Like?
Three moods within minutes of the gate: a morning trail run on Summerlin's network with Red Rock Canyon in view, a quick drive to Downtown Summerlin for brunch, and an afternoon inside Red Rock Canyon's roughly 195,819 conservation acres per the Bureau of Land Management — all ten to twenty minutes from your driveway.
800+Homes Behind the Gate
~320Acres · Summerlin Village
5 minTo Downtown Summerlin
24/7Staffed Guard Gate
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Peaks Homes This Weekend?
Open houses inside The Peaks require guard-gate coordination — the staffed entry means sellers show by appointment only, arranged through a licensed agent in advance. New-construction model homes have dedicated touring hours during active builder phases. Set up instant alerts or browse current listings and let us arrange gate-cleared showings.
Quick Answer
What are HOA fees in The Peaks, Summerlin?
HOA fees in The Peaks run $300 to $700 per month, combining the Summerlin master-association fee with the guard-gate sub-association fee. Dues cover 24-hour gate staffing, security patrols, common-area maintenance, and community amenities. Exact figures vary by builder neighborhood and phase — Regency at Summerlin's 55+ program includes resort-style clubhouse and pool amenities that its sub-association funds separately. Always request the full resale package — current dues, reserve study, and assessment history — before you write an offer.
Moving to The Peaks
Should I Move to The Peaks, Summerlin?
Every month, households from Los Angeles, the Bay Area, and Orange County discover that guard-gated new-construction luxury priced out of reach in California is attainable twenty minutes from the Strip. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations to The Peaks.
Why California Buyers Are Choosing The Peaks
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone. The Peaks adds what coastal luxury communities can't match at the price: new-construction guard-gated estates built from 2018 forward, an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, and dramatic Red Rock Canyon views from elevated lots that cost $3M–$6M+ in comparable Malibu and Palos Verdes addresses.
At a $2.5 million budget, a Southern California buyer is looking at a dated hillside ranch that needs $300,000 in work. That same budget in The Peaks secures a brand-new semi-custom estate behind a 24-hour staffed gate — often with both Red Rock Canyon and Strip views from a dual-aspect elevated lot — five minutes from Downtown Summerlin and twenty from the resort corridor.
According to Las Vegas REALTORS, the broader Summerlin West corridor (ZIP 89135) carries a median list price in the high $700Ks, but The Peaks' guard-gated, new-construction character prices well above that — NREG closing data puts the working village median near $1,800,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The Bureau of Land Management manages the roughly 195,819-acre Red Rock Canyon conservation area ten minutes west of The Peaks.
The Peaks runs on a professional economy: executives, physicians, entrepreneurs, and remote high-earners set the tone, with average household income above $225,000 per community records. The Downtown Summerlin corporate and retail corridor sits five minutes east, Summerlin Hospital Medical Center about ten minutes away, and the Strip's resort employment core twenty minutes via Summerlin Parkway. The location is precise: close enough to the valley's employment hubs to commute, elevated enough above the urban core to feel genuinely removed.
Cost of Living Snapshot — The Peaks 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 here: guard-gated new-construction luxury starts at $1 million in The Peaks versus $3M–$5M+ behind comparable Southern California gates.
| Metric | The Peaks, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Entry (new construction) | ~$1M+ | $3M–$5M+ |
| Village Median (working) | ~$1.8M | $2M+ (gated hillside) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
The Peaks Rental Market — Rent vs. Own
Executive leases inside The Peaks are rare by design: 90% of households own per community records, and with roughly 800 homes total, rental listings appear perhaps once per quarter. Short-term rentals are regulated by the City of Las Vegas and further restricted by the Summerlin master association and the guard-gate sub-association CC&Rs — never underwrite vacation-rental income on a The Peaks purchase without reading both sets of governing documents. Scarcity rewards owners over a 5+ year hold, not yield-seeking.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to The Peaks? Our team specializes in out-of-state relocation — virtual luxury estate tours, gate-access coordination for in-person showings, builder contract analysis, view-premium valuation, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to The Peaks in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most The Peaks 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.
Pick your neighborhood and set a budget
Decide which The Peaks you're buying: $1M–$1.2M entry luxury (Westlyn, Reverence), $1.5M+ views (Sterling Ridge), $2.5M+ custom (Grand Collection), or the 55+ Regency program. Each carries different HOA tiers and financing paths.
Get pre-approved — jumbo-aware
Most The Peaks purchases clear the conforming loan limit and require jumbo financing — lenders want 20–25% down plus six months of reserves. Veterans: confirm VA loan eligibility on your target property. Get pre-approved before touring, not after.
Hire a The Peaks specialist
With view-lot premiums of $100K–$500K+ and builder-phase nuances across six neighborhoods, comp selection demands judgment. Work with an agent who tracks every active builder program and resale in the village.
Tour in person or virtually
Showings require gate clearance — our team coordinates access with same-day notice in most cases. Builder model tours have designated hours. Virtual tours work well for California buyers making an initial cut before flying in.
Write and negotiate the offer
Cash is common above $2M; financed buyers compete with clean jumbo pre-approvals and competitive terms. Ask us where each seller stands before you write — builder contracts differ significantly from resale contracts.
Inspection, HOA docs, and diligence
Order the resale package early: combined master + sub-association dues, reserve study, assessment history, CC&Rs, and gate policies. On new construction, review the builder's HOA disclosure and structural warranty carefully.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys — expect 30–45 days from acceptance to funding on resale. New-construction closings tie to certificate of occupancy; builder delivery schedules can shift.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders with the sub-association, then handle the DMV — Nevada license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the The Peaks Economy?
The Peaks runs on a professional economy: executives, physicians, remote tech workers, and entrepreneurs 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 inside The Peaks above $225,000 — roughly three times the Clark County median.
$225,000+Avg household income, The PeaksNREG community plan record
90%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top The Peaks-Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about ten minutes from The Peaks
- Downtown Summerlin corporate and retail corridorOffices, headquarters, Red Rock Resort, and the west side's premier retail employment hub five minutes away
- Howard Hughes CorporationThe master developer's Summerlin headquarters and ongoing development operations
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the eastern Summerlin border
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (west region)Area campuses including the Bonner-Rogich-Palo Verde school pipeline serving The Peaks
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Peaks Compare to The Ridges, Red Rock CC & Queensridge?
Weighing The Peaks against the valley's other guard-gated luxury addresses? This June 2026 side-by-side covers the metrics buyers ask about most. The Peaks wins on school quality and new-construction modernity; The Ridges on ultra-luxury estates; Red Rock CC on golf; Queensridge on centrality and price. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | The Peaks | The Ridges | Red Rock CC | Queensridge |
|---|---|---|---|---|
| Median / Entry Price | ~$1.8M / $1M+ | From $2M to $20M+ | From $1.2M | From $800K |
| Construction | New (2018+) | Custom resale | Mixed new/resale | Established resale |
| Guard-Gated | 24/7 staffed | 24/7 staffed | 24/7 staffed | 24/7 staffed since 1997 |
| CCSD Middle School | Rogich MS 10/10 | Rogich MS 10/10 | Rogich MS 10/10 | Canarelli MS 7/10 |
| Golf | TPC Summerlin (15 min) | Bear's Best (adjacent) | Arnold Palmer courses (in-community) | Angel Park (adjacent) |
| Trail Access | Direct · 150+ miles | Direct · 150+ miles | Direct · Summerlin network | Internal paths · Red Rock 20 min |
| New Construction | Active delivery | Minimal | Some resale | None — built out |
| Best For | Families · New build · Views | Ultra-luxury · Custom estates | Golf · Luxury · Active lifestyle | Centrality · Towers · Scarcity |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, and Howard Hughes Corporation. Village income and population figures are community plan-record values. Last updated June 2026.
Cost of Ownership
What Will The Peaks Cost You Each Month?
A $1.8 million working-median The Peaks purchase runs about $11,500 monthly with 20% down at 7% per Freddie Mac's rate survey — including the combined HOA dues every guard-gated Summerlin village carries. The tabs below model your payment, compare renting, and budget association costs across the village's six neighborhoods.
Payment Estimator
Estimate Your The Peaks Payment
$10,845
Estimated Monthly Payment
- Principal & Interest$9,580
- Property Tax$915
- 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 Peaks right now?
Rental supply inside The Peaks is structurally thin — 90% of households own — so executive leases command firm pricing when they appear, and the competition is narrow. For 5+ year holds, the new-construction scarcity and school-pipeline demand tilt decisively toward owning.
OWN (20% DOWN, 7%)
$11,220 / mo
- Principal & Interest
- $9,600
- Property Tax (~0.6%)
- $900
- Homeowners Insurance
- $220
- HOA (master + sub-association)
- $500
- PMI (20% down — not required)
- $0
5-year net cost:~$360,000
Equity built:~$540,000
RENT (MODELED EXECUTIVE LEASE)
$7,500 / mo
- Executive-Home Lease (modeled)
- $7,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$487,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $1.8M The Peaks home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — the owner builds roughly $540,000 in equity (including the down payment) while the renter accumulates none. New-construction scarcity and the valley's strongest school pipeline support appreciation above the modeled 3%, widening 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, $500/mo blended HOA, modeled $7,500 executive lease.
HOA Fees by Community
HOA Fees by Neighborhood
Every The Peaks home funds the guard gate, patrols, and community amenities through combined master and sub-association dues. The exact figure depends on your neighborhood and builder program. Request the full resale package — or builder's HOA disclosure — before you write.
Production Luxury Neighborhoods (Westlyn, Reverence, Azure)
$300–$500 / mo
Entry and mid-tier programs
$300–$500
Includes:
Summerlin master association fee + guard-gate sub-association: gate staffing, patrols, common-area maintenance
What's covered
Bundled
Includes:
Master plan trail access, parks, community events, and the village guard-gate infrastructure
Premium and Custom Tier (Sterling Ridge, Grand Collection)
$500–$700 / mo
Upper-tier neighborhoods
$500–$700
Includes:
Higher sub-association dues reflecting premium common areas, view-parcel maintenance, and larger lot upkeep responsibilities
Grand Collection note
Varies by parcel
Includes:
Custom estate lots may carry individual architectural review fees and additional association layers — verify in the resale package
55+ Regency at Summerlin (Toll Brothers)
Includes clubhouse and pool
Regency dues
Within the $300–$700 range
Includes:
Dedicated resort-style clubhouse, pool, fitness, and social programming bundled into the 55+ sub-association dues
Due-diligence checklist
Request in escrow
Includes:
Combined master + sub-association dues, reserve study, assessment history, CC&Rs, and gate/visitor policies
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Peaks?
Summerlin Parkway, West Charleston Boulevard, and the 215 Beltway put The Peaks at the center of the west valley's arterial grid. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most The Peaks destinations beat that comfortably, with the exception of Harry Reid Airport at about 30 minutes.
Drive Times from The Peaks
- 5 minDowntown Summerlin (shopping, dining, Ballpark)W Charleston Blvd east
- ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterSummerlin Pkwy east
- ~15 minTPC Summerlin (golf)Summerlin Pkwy east
- ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid International AirportI-215 south → I-15 south
- ~50 minMt. CharlestonUS-95 north → SR-157 west
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in The Peaks?
Resale purchases in The Peaks close in 30–45 days through a Nevada escrow company; cash offers above $2M close in 7–14 days. New-construction closings tie to the builder's certificate of occupancy — 30–45 days from CO for move-in-ready inventory or 8–14 months for to-be-built contracts. Jumbo appraisals may add a week on high-value estates.
Quick Answer
What down payment do you need to buy in The Peaks?
Most The Peaks buyers put down 20% to 25%, since nearly all purchases clear the conforming loan limit and require jumbo financing. At a $1.8M working median, plan $360,000 (20%) to $450,000 (25%) — and have six months of reserves in addition to the down payment, as most jumbo lenders require them. VA loans allow 0% for eligible veterans on qualifying properties. Get pre-approved by a lender experienced with Las Vegas luxury jumbo before touring.
The Peaks FAQ — 18 Answers
What Do The Peaks Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Peaks, Summerlin?
The Peaks runs from about $1,000,000 for production luxury homes to over $4,000,000 for custom estates. According to Las Vegas REALTORS ZIP 89135 benchmarks, Summerlin West sits in the high $700Ks — but The Peaks' guard-gated character prices well above that, with a working median near $1.8M per NREG closing data.
Is The Peaks guard-gated?
Yes — The Peaks operates a 24-hour staffed guard gate with security patrols, making it one of only a handful of guard-gated villages inside the Summerlin master plan. The gate, combined with elevated lots at the western bench of Summerlin near Red Rock Canyon, delivers privacy that open villages cannot replicate. All showings require advance gate coordination through a licensed agent.
What builders have built in The Peaks, Summerlin?
Toll Brothers, William Lyon Homes (now Taylor Morrison), and Shea Homes are the headline builders in The Peaks, alongside other premier firms. All phases are governed by desert-contemporary architectural standards: clean lines, natural stone and stucco exteriors, open floor plans, and indoor-outdoor living spaces. We can match you to the builder section whose plans fit how you actually live.
Is The Peaks new construction or resale?
The Peaks is primarily a new-construction village, with Howard Hughes Corporation beginning development in 2018 and multiple builder phases still delivering or recently completed. That means current building codes, energy-efficient HVAC, smart-home technology, and contemporary finishes throughout. Some resale inventory exists in earlier phases; availability shifts by builder release, so our team tracks active inventory continuously.
What ZIP code is The Peaks in?
The Peaks is in ZIP code 89135 in western Las Vegas, positioned at the highest elevations of the Summerlin master plan. Downtown Summerlin is about five minutes away, Red Rock Canyon ten, the Strip twenty via Summerlin Parkway, and Harry Reid Airport thirty via I-215 South. Home prices run $1 million to $4 million-plus within the guard-gated village.
What are HOA fees in The Peaks?
HOA fees in The Peaks run $300 to $700 per month, combining the Summerlin master-association fee with the guard-gate sub-association fee. Dues cover gate staffing, security patrols, common-area maintenance, and community amenities. Exact figures vary by neighborhood and builder phase, so request the full resale package — or the builder's HOA disclosure on new construction — before you write an offer.
What schools serve The Peaks?
The Peaks is zoned to outstanding Clark County School District campuses: John W. Bonner Elementary (9/10 on GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Private options include The Meadows School (A+) and Bishop Gorman High School (A+), with Doral Academy Red Rock (9/10) anchoring the charter list. Verify zoning for any specific address before committing.
How does The Peaks compare to The Ridges in Summerlin?
Both are guard-gated Summerlin luxury villages, but they serve different buyers. The Ridges ($2M to $20M-plus) is the ultra-luxury tier built around custom estates and Bear's Best golf. The Peaks ($1M to $4M-plus) delivers new-construction luxury from premier production and semi-custom builders at a more accessible entry point. If modern construction, current codes, and faster move-in timelines matter, The Peaks usually wins the comparison.
What are property taxes like in The Peaks?
Property taxes in The Peaks run an effective rate of roughly 0.5–0.7% of assessed value per the Clark County Assessor, and Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1.8 million home that means approximately $9,000–$12,600 per year — a fraction of what comparable new-construction luxury estates carry in coastal California, where rates often exceed 1.1%.
How does Nevada's tax climate compare to California for The Peaks buyers?
The comparison is stark: California's top state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone by relocating to The Peaks. Add the 3% primary-residence property-tax cap under NRS 361.471 and the savings compound over the hold period.
What outdoor amenities does The Peaks provide?
The Peaks connects directly to Summerlin's 150+ miles of trails, with paths leading toward Red Rock Canyon's 195,819-acre conservation area ten minutes west. The Peaks Park inside the village offers walking trails, playgrounds, open turf, and desert gardens. Fox Hill Park — one of Summerlin's most popular with zip lines and disc golf — is a short drive, and TPC Summerlin is fifteen minutes away for championship golf.
Are there custom home lots available in The Peaks?
Custom and semi-custom opportunities exist in The Peaks' Grand Collection tier, where estates start at $2.5 million-plus on the largest lots with the most dramatic Red Rock Canyon views. Lot availability, architectural guidelines, and approved-builder requirements vary by neighborhood and phase. Nevada Real Estate Group monitors custom inventory across Summerlin's gated villages and can flag parcels that fit your build plans.
What is the resale value trend for luxury homes in The Peaks?
Guard-gated communities within a master plan like Summerlin have historically outperformed the broader market, with better value retention in downturns and stronger appreciation in expansions. The Peaks benefits from two structural advantages: scarcity (roughly 800 homes behind the gate) and new-construction quality that resale buyers pay premium prices to acquire without the costs and disruption of a major renovation.
Is The Peaks a good fit for families?
Yes — families consistently rank The Peaks among Summerlin's best village options. Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) represent some of the strongest CCSD zoning in the valley per GreatSchools. The guard-gated setting means no through-traffic on residential streets, the trail system supports active family lifestyles, and Downtown Summerlin is five minutes away for after-school errands and dining.
What should I know before buying in The Peaks?
Four things move real money here. First, HOA tiers: combined master and sub-association dues run $300–$700 monthly — confirm the exact split for your specific neighborhood. Second, builder-phase diligence: resale versus new construction carries different contingency timelines and warranty coverage. Third, view premiums: Red Rock Canyon and Strip views command $100,000–$500,000+ above comparable interior-lot homes. Fourth, call (702) 637-1759 — with roughly 800 homes and custom variation across six neighborhoods, comp selection requires judgment.
What down payment do you need to buy in The Peaks?
Most The Peaks buyers put down 10% to 25%. At a $1.8 million median, plan $180,000 (10%) to $450,000 (25%) — jumbo financing kicks in above the conforming loan limit, where lenders typically want 20–25% down plus six months of reserves. VA loans allow 0% for eligible veterans on qualifying properties. Get pre-approved by a lender experienced with luxury Las Vegas jumbo before touring, so you can move quickly when the right home appears.
How long does it take to close on a home in The Peaks?
Resale purchases typically close in 30–45 days through a Nevada escrow company; cash offers can close in 7–14 days. New-construction closings depend on the builder's delivery schedule — expect 30–45 days from certificate of occupancy for move-in-ready inventory, or 8–14 months for to-be-built contracts. Gate coordination for touring adds a day of lead time but not closing time.
Can Nevada Real Estate Group help me buy or sell in The Peaks?
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85B+ in volume. Our agents have worked inside Summerlin's guard-gated villages across every builder phase and resale tier, and we coordinate gate access, arrange virtual tours for out-of-state buyers, and manage builder contract negotiations on your behalf. Call (702) 637-1759 or submit the form below and we'll follow up within the hour.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Peaks, Summerlin?
These are the eight queries The Peaks buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools and CCSD, and community facts from the Howard Hughes Corporation plan record.
Is The Peaks part of Summerlin?
Yes — The Peaks is a guard-gated village within the Summerlin master plan, developed by Howard Hughes Corporation beginning in 2018. It sits at the western bench of the master plan near The Ridges and Red Rock Canyon, sharing Summerlin's trail network and the master-association HOA layer.
How does The Peaks compare to The Ridges?
The Ridges is Summerlin's ultra-luxury tier ($2M to $20M+) built around custom estates and Bear's Best golf; The Peaks ($1M to $4M+) delivers new-construction luxury from production and semi-custom builders at a more accessible entry. Choose The Peaks for modern construction and school quality; The Ridges for peak custom estate prestige.
What makes The Peaks different from other Summerlin villages?
Two things: it's guard-gated (most Summerlin villages are not) and it's new construction from 2018 forward (most established Summerlin villages are resale-only). The combination of gated security, modern building standards, Red Rock Canyon views, and Rogich Middle School's 10/10 rating makes it the top family choice in the master plan.
Can I buy a new-construction home in The Peaks?
Yes — multiple builder programs are active or recently completed, including Toll Brothers' Reverence and Regency at Summerlin, Taylor Morrison's Sterling Ridge and Westlyn, and Shea Homes' Azure. Availability shifts by phase; our team tracks every active program and resale continuously.
Is Regency at Summerlin part of The Peaks?
Yes — Toll Brothers' Regency at Summerlin is The Peaks' dedicated 55+ active-adult neighborhood, offering single-story luxury plans and a private resort-style clubhouse with pool and fitness amenities inside the guard-gated village. It is one of the few 55+ programs in Summerlin behind a staffed gate.
What is the school rating for The Peaks?
The Peaks is zoned to Bonner Elementary (9/10), Rogich Middle School (10/10 — highest in Summerlin), and Palo Verde High School (8/10) per GreatSchools. Bishop Gorman High School (A+) is the premier private option fifteen minutes away, and Doral Academy Red Rock (9/10 charter) is ten minutes from the gate.
How far is The Peaks from Red Rock Canyon?
About ten minutes — The Peaks sits at the western bench of Summerlin, the closest guard-gated village in the master plan to Red Rock Canyon's 195,819-acre conservation area managed by the Bureau of Land Management. The Summerlin trail network connects directly from the village to canyon-boundary trailheads.
Why do California buyers choose The Peaks?
Three reasons: new-construction guard-gated luxury at roughly a third the cost of comparable Westside estates, zero Nevada state income tax versus California's 13.3% top rate, and a school pipeline (Rogich 10/10, Palo Verde 8/10) that rivals what coastal buyers expect. The tax savings alone fund most relocations within a few years of ownership.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships across Summerlin's guard-gated villages, 9,600+ closed transactions, and $4.85B+ in volume since 2011. Our agents have represented buyers and sellers inside Summerlin's luxury villages — Toll Brothers contracts, custom estate negotiations, and relocation tours coordinated from California. That track record is the depth behind Nevada's #1 team ranking.
#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 The Peaks 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 guard-gated new-construction village like The Peaks, knowing every builder program, view-lot premium, and HOA disclosure is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of The Peaks?
Compare The Peaks with neighboring Summerlin villages and master plans across the west valley. Each card pairs the commute time with price positioning, so you can judge whether trading the guard gate or a different school zone actually buys you more home for the money.
5–10 MIN E
Summerlin (master plan)
$728K (master plan)
5 min to Downtown Summerlin
View Summerlin (master plan) →A–Z INDEX
Which The Peaks Neighborhoods Can You Explore A–Z?
Six builder neighborhoods make up the roughly 800-home village, from the 55+ Regency program to the pinnacle Grand Collection custom estates. Dedicated neighborhood pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings and HOA documents for any of them on request.
A
- Azure (Shea Homes)
G
- Grand Collection (custom estates)
R
- Regency at Summerlin (55+, Toll Brothers)
- Reverence (Toll Brothers)
S
- Sterling Ridge
- Summerlin (parent master plan)
W
- Westlyn (Taylor Morrison)
KEEP LEARNING
What Else Should You Read About The Peaks?
These guides extend the research most The Peaks buyers do next — understanding the Summerlin master plan, comparing guard-gated luxury villages, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging The Peaks against Henderson alternatives.
Read →COMMUNITY HUB
Summerlin Community Hub
Every Summerlin village, market data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This The Peaks Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because The Peaks is roughly 800 homes inside a larger ZIP corridor, we distinguish village-level working figures (from NREG closing data) from ZIP-area benchmarks — and omit neighborhood-level medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89135 and the Las Vegas citywide benchmark. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan data, The Peaks village plan record, builder programs, HOA structure, and community amenities. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Peaks is not separately tabulated). census.gov/quickfacts
- Clark County School District — School zone assignments, enrollment, and campus data for Bonner Elementary, Rogich Middle, and Palo Verde High. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for The Peaks' zoned and nearby schools. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for homes in ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, recreation data, and boundary proximity to The Peaks. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator models. 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