Top Rated
9/10
9/10John W. Bonner Elementary
Zoned · Summerlin (8 min)
K-5750 Students16:1
Summerlin, Las Vegas
The Preserve at Summerlin Homes For Sale
Nevada's #1 team for The Preserve at Summerlin real estate. Search guard-gated luxury estates with Red Rock Canyon views inside Summerlin's western corridor.
COMMUNITY PRICE RANGE
$900K–$2M
Community plan record
ESTATES BEHIND THE GATE
350+
Community plan record
COMMUNITY ACREAGE
100 acres
Community plan record
DAYS ON MARKET
48
NREG / LVR analysis, 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 Preserve at Summerlin at a Glance?
The Preserve at Summerlin is a 350+-estate guard-gated enclave in ZIP 89135 — priced $900,000 to $2 million, developed under the Howard Hughes Corporation Summerlin master plan, with demographics benchmarked against Las Vegas city per the U.S. Census. Five takeaways define the community for buyers evaluating Summerlin guard-gated options.
- Guard-gated in Summerlin West: 350+ estates behind a staffed gate in ZIP 89135, five minutes to Downtown Summerlin and ten to Red Rock Canyon.
- Price positioning: $900,000–$2 million puts The Preserve above non-gated Summerlin and below The Ridges — the mid-luxury guard-gated slot.
- Best for: executives, California relocators, and privacy-first buyers who want 2015-era construction quality with Red Rock Canyon views.
- School strength: Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10 — some of CCSD's highest-rated west-side campuses.
- Do your homework: HOA combines Summerlin master + sub-association fees; view premiums can add $50K–$150K to comps; jumbo financing is the norm.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find The Preserve at Summerlin Homes for Sale?
The Preserve at Summerlin lists 350+ guard-gated estates in ZIP 89135, priced $900,000 to $2 million, per Las Vegas REALTORS MLS data refreshed daily. The eight newest listings appear below. With a community this size, the most sought-after lots move quickly — set up instant alerts or call us to access pre-market opportunities.
PRICE DISTRIBUTION
How Do Homes in The Preserve at Summerlin Break Down by Price?
The Preserve at Summerlin spans a $900,000–$2 million estate band in ZIP 89135 per Las Vegas REALTORS MLS data. The table below maps the community's price segments — lot size, view orientation, and build quality drive where any specific home lands within the range.
Browse The Preserve at Summerlin Listings
How Can You Find a Preserve Estate by Type, View & Price?
The Preserve's 350+ guard-gated estates in ZIP 89135 break down by view orientation, floor-plan size, and price tier ($900K–$2M) — each link below opens the live Las Vegas MLS search, refreshed daily from Las Vegas REALTORS MLS data, so the active count always reflects today's real inventory behind the gate.
Which Summerlin Guard-Gated Communities Should You Compare?
The Preserve sits in a competitive set with other guard-gated Summerlin villages. The cards below help buyers frame the key trade-offs — entry price, amenities, and lifestyle focus — before scheduling tours.
Guard-Gated · 2015 Construction · Red Rock Views
The Preserve at Summerlin
Ultra-Luxury · Bear's Best Golf · Custom EstatesThe Ridges
Guard-Gated · Mountain Views · Village ParksThe Cliffs
Guard-Gated · Golf · Arnold Palmer CoursesRed Rock Country Club
Guard-Gated · Central LV · Custom EstatesQueensridge
Master Plan · 250+ Trails · Downtown SummerlinSummerlin (hub)
By Property Type
By Price Range
Updated daily · 350 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Preserve at Summerlin Listings First?
Custom alerts by price, beds, view orientation, and lot size — no spam, unsubscribe anytime. With 350+ homes behind the gate and only a handful trading in any season, the right Preserve estate may appear once a quarter; alert subscribers see it within hours.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
9/10
How Are the Schools for The Preserve at Summerlin?
Schools are a defining strength of a Preserve at Summerlin address: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) are among CCSD's highest-rated west-side campuses. Private options including The Meadows School and Bishop Gorman High School add further depth within a short drive.
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121100 Students18:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin (12 min)
K-8900 Students17:1
9/10The Meadows School (Lower)
Private · West LV (15 min)
PreK-5300 Students8:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Preserve at Summerlin Families?
According to GreatSchools.org, Preserve families have exceptional public zoning: Bonner Elementary (9/10) and Rogich Middle School (10/10) are among the valley's top-rated CCSD campuses, and Palo Verde High (8/10) rounds out the public 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 · 8 min | $900,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 15 min | $900,000+ |
| 3 | John W. Bonner ES | Public (zoned) | K-5 | 9/10 | Summerlin · 8 min | $900,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $900,000+ |
| 5 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $900,000+ |
SAFETY & CRIME
Is The Preserve at Summerlin Safe?
Direct Answer
Yes — The Preserve layers community-level security on top of Las Vegas Metropolitan Police coverage: a staffed guard gate controlling access to all 350+ estates, perimeter walls, and no through-traffic. Inside a guard-gated Summerlin village with controlled entry, typical incidents are minor property matters. Benchmark the surrounding Summerlin West corridor through FBI Uniform Crime Reporting data for additional context.
- Guard gate — controlled accessCommunity association security since 2015
- Perimeter walls + no through-trafficEvery visitor verified at entry
- Las Vegas Metro Police coveragePolice jurisdiction for surrounding Summerlin corridor
- Association-managed common areasMaintenance and security coordination year-round
What Buyers Should Know
The Preserve's guard gate eliminates casual drive-through traffic — every vehicle behind the walls belongs to a resident, their guest, or a verified vendor. That simple structural fact is the foundation of the safety picture here, layered on top of LVMPD coverage of the broader Summerlin West corridor.
The surrounding Summerlin West area in ZIP 89135 is an established, owner-occupied, higher-income neighborhood; incidents in the corridor run to suburban property matters — package theft, the occasional vehicle break-in along commercial sections of Charleston or Sahara — at rates buyers can verify through FBI UCR tools before writing an offer.
For estate buyers, the practical security picture at The Preserve — staffed gate, perimeter walls, a 350-home community where neighbors know each other, and one of the valley's most cohesive master-plan environments around it — is among the strongest in the Las Vegas metro.
Sources: FBI Uniform Crime Reporting (latest available data), Howard Hughes Corporation. Community security details per the association plan record. Last updated June 2026.
Living In
What's It Like Living in The Preserve at Summerlin?
The Answer
Living in The Preserve means a staffed gate, Red Rock Canyon views from many homesites, and 2015-era luxury estates five minutes from Downtown Summerlin. Developed by the Howard Hughes Corporation, the community sits within the City of Las Vegas and connects directly to Summerlin's 250-plus miles of trails and 26-plus parks.
What is The Preserve at Summerlin known for?
The Preserve is known for its staffed guard gate, Red Rock Canyon and Spring Mountain views, 2015-era luxury construction quality, and its position inside the Summerlin master plan — giving residents both private-enclave security and the full Summerlin lifestyle network.
Who should live in The Preserve at Summerlin?
Executives and professionals who want gates without sacrificing Summerlin's trail and amenity network; California relocators trading coastal taxes for Nevada's zero; and families targeting Bonner, Rogich, and Palo Verde zoning — some of CCSD's strongest west-side campuses.
What is daily life like in The Preserve?
Morning walks on Summerlin's trail network, errands and dinner at Downtown Summerlin five minutes from the gate, weekend hikes and the 13-mile scenic drive at Red Rock Canyon ten minutes west, and a twenty-minute commute to the Strip or thirty to the airport.
Location
Where Is The Preserve at Summerlin
The Preserve at Summerlin occupies about 100 acres in the western Summerlin corridor within the City of Las Vegas, ZIP 89135. It sits just west of Downtown Summerlin between the main Summerlin villages, with direct access to Summerlin trails and the Charleston Boulevard corridor west to Red Rock Canyon.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Summerlin Hospital
10
Min
The Preserve at Summerlin
At a Glance$900K–$2M
Price Range
$1,600,000
Median (statsFallback)
350+
Estates
48
Days on Market
- Setting
- Guard-gated village in Summerlin master plan
- Acreage
- 100 acres
- Homes
- 350+
- Established
- 2015
- Developer
- Howard Hughes Corporation
- Gate
- Staffed guard gate
- HOA
- $200–$500/mo (master + sub)
- ZIP Code
- 89135
- Schools
- Bonner ES 9/10 · Rogich MS 10/10 · Palo Verde HS 8/10
- Trail Access
- 250+ mi Summerlin trail network
- Sunshine
- 300 days/year
- Distance to Red Rock
- ~10 min
LIVABILITY REPORT CARD
How Does The Preserve at Summerlin Score?
The Preserve earns top marks for safety, school access, and Summerlin master-plan amenities, with the honest trade-off being price and HOA carrying costs above non-gated Summerlin alternatives. Six categories below, calibrated to the same factors our agents walk through with every relocating buyer before a first gate-coordinated tour.
Grade A: Safety
Staffed guard gate, perimeter walls, and controlled access — plus Las Vegas Metro police coverage of the surrounding Summerlin corridor.
Grade A: Schools
Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10 per GreatSchools — among CCSD's strongest west-side campuses, plus Bishop Gorman and The Meadows privately.
Grade B: Cost of Living
Entry near $900K with $200–$500 monthly HOA is a premium proposition — though dramatically below comparable gated Westside California estates.
Grade A: Amenities
Full Summerlin master-plan network: 250+ miles of trails, 26+ parks, Downtown Summerlin shopping and dining five minutes away, nine golf courses including TPC Summerlin.
Grade A+: Outdoor Access
Red Rock Canyon National Conservation Area ten minutes west, the Summerlin Trail System connecting from the community, Fox Hill Park and Paseos Linear Park within minutes.
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 Preserve at Summerlin a good place to live?
Yes — if Red Rock Canyon views, Summerlin master-plan amenities, and a staffed gate at a mid-luxury price point top your list. The Preserve pairs 350+ 2015-era estates with five-minute access to Downtown Summerlin, ten-minute access to Red Rock Canyon, and some of CCSD's strongest west-side school campuses. The trade-offs are real — $200–$500 monthly HOA and a $900K entry price — but for buyers who want guard-gated privacy within a full master-plan lifestyle network, The Preserve is one of the valley's most balanced luxury options.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Preserve at Summerlin?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains The Preserve — 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 1,050+ residents across 350+ households, a median age near 48, and average household income above $200,000.
The Census does not break the enclave out separately, so citywide figures provide the statistical backdrop — presented honestly as such. Inside The Preserve, our closing data shows a consistent mix of corporate executives, physicians, entrepreneurs, and California relocators who chose Summerlin's guard-gated lifestyle over comparable coastal addresses at two to three times the price.
~1,050+
vs Las Vegas 656,274
~48
vs Clark Co 38
$200,000+
vs Clark Co median $74,007
90%
vs Clark Co 59%
350+
vs Clark Co ~860,000
$900K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Preserve is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Summerlin Area Growing?
The Preserve itself is deliberately sized at 350+ homes — scarcity by design, not accident. Summerlin continues to expand in its outer western villages, but guard-gated enclaves like The Preserve are fixed at buildout. The parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010, and Summerlin's western corridor remains one of the valley's most sought-after destinations.
656,274Las Vegas residents (Census)
350+Preserve estates (fixed at buildout)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
The Preserve is structurally capped at 350+ homes across 100 acres — no additional land is available for expansion within the gate. That supply discipline, paired with Summerlin's continued build-out in adjacent non-gated villages, supports the long-run value argument for guard-gated ownership here.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. 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 Preserve at Summerlin Score for Livability?
The Preserve scores highest on outdoor access, safety, and school quality: Red Rock Canyon ten minutes west, a staffed gate since 2015, and Rogich Middle School (10/10) and Bonner Elementary (9/10) as the public zone — among the strongest CCSD campuses in the valley. Trade-offs are carrying costs and a 350-home cap on inventory.
- 90A
Overall Livability
- 92A
Schools (zoned + private)
- 94A
Safety (guard-gated)
- 55C+
Cost of Living
- 88A-
Amenities
- 91A
Outdoor Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Summerlin West Real Estate Market Trending?
The charts below reflect Las Vegas citywide sold medians and market-time data from Las Vegas REALTORS — the benchmark that anchors Summerlin West pricing. The Preserve itself is 350+ estates in a narrow price band ($900K–$2M), too small for a standalone monthly series. Individual Preserve sales are priced against the broader ZIP 89135 luxury pool and comparable guard-gated Summerlin product.
Median Sold Price
$1,600,000 community range midpoint; ZIP 89135 luxury segment per LVR
vs May 2025
Source: Las Vegas REALTORS
Days on Market
48 days median at the Preserve price tier; luxury estates take longer than the broader market
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Limited monthly closes in a 350+-home community — track year-over-year ZIP 89135 luxury closings for market tempo
vs May 2025
Source: Las Vegas REALTORS
The long view: The Preserve at Summerlin'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.
48
MEDIAN DAYS ON MARKET
$1.6M
COMMUNITY MEDIAN
350+
HOMES BEHIND THE GATE
< 1 hr
OUR RESPONSE TIME
LIMITED ESTATE INVENTORY
Get matched with a
Preserve specialist.
Market Competitiveness
How Competitive Is the Preserve at Summerlin Market Right Now?
The Preserve trades in a narrow segment: 350+ guard-gated estates, $900,000–$2 million, ZIP 89135. Inventory is structurally thin — 90% of residents own and turnover is low by design. Well-priced estates with Red Rock Canyon views and strong school zoning attract competitive offers; over-priced or poorly staged listings can sit past the 48-day median.
60Thin-Inventory Luxury
- 48 daysMedian DOM at luxury tier
- 350+Total homes in the community
- $900K–$2MCommunity price range
- 90%Owner-occupied households
Is The Preserve Right for You?
Who Should Buy a Home in The Preserve at Summerlin?
The Preserve is not every buyer's answer — it's a 350-home guard-gated enclave priced $900,000 to $2 million, built for buyers who want Summerlin master-plan access with added gate security. Five buyer profiles below map lifestyles to The Preserve, followed by the honest pros and trade-offs our team walks every client through before a first tour.
Which Buyer Types Fit The Preserve at Summerlin Best?
Executives & Professionals
- Five minutes to Downtown Summerlin's corporate corridor
- Staffed gate and no through-traffic — true privacy at home
- Red Rock Canyon views from many homesites
- TPC Summerlin and Bear's Best golf within fifteen minutes
California Relocators
- Guard-gated estate living at a fraction of Westside pricing
- Zero state income tax — $35K–$53K+ saved annually
- One-hour flight from Southern California
- Our relocation team handles virtual tours and gate access
Families
- Rogich MS (10/10) and Bonner ES (9/10) public zoning
- Palo Verde HS (8/10) — Summerlin's flagship public high school
- 250+ miles of Summerlin trails from the gate
- Quiet, gated streets with no through-traffic
School-First Buyers
- Bonner ES 9/10 · Rogich MS 10/10 · Palo Verde HS 8/10
- Doral Academy Red Rock and Pinecrest Academy as charter options
- Bishop Gorman HS 15 min for private; The Meadows 15 min
- CCSD's strongest consecutive public sequence on the west side
Privacy-First Buyers
- Staffed guard gate — every visitor verified
- Perimeter walls and no through-traffic by design
- 350-home community where neighbors know each other
- Summerlin Parkway and I-215 quick access when you want the city
Long-Hold Investors
- 350 homes permanently capped inside 100 acres
- Guard-gated Summerlin West: historically strong appreciation segment
- ZIP 89135 luxury demand driven by ongoing Summerlin expansion nearby
- Nevada's 3% tax cap supports predictable hold economics
Best Fit For
- California relocators — guard-gated estate living at a fraction of Westside pricing, zero state income tax, and one of Summerlin's best school sequences.
- Executives & professionals — five minutes to Downtown Summerlin, twenty to the Strip, with a staffed gate and Red Rock Canyon views at home.
- Families — Rogich MS 10/10 and Bonner ES 9/10 zoning, with Bishop Gorman and The Meadows as private add-ons.
- School-first buyers — the valley's strongest consecutive CCSD public sequence — Bonner → Rogich → Palo Verde — anchored inside one guard-gated community.
- Privacy-first buyers — staffed entry, perimeter walls, and a 350-home enclave where every visitor is verified.
- Long-hold investors — a permanently capped guard-gated community in 89135, inside Summerlin's sustained demand corridor.
Ready to explore homes in The Preserve at Summerlin? Our team knows every view lot, floor plan, and HOA tier inside the gate.
Start Your Home SearchPros
- 2015-era construction quality — updated floor plans, energy systems, and luxury finishes versus older Summerlin guard-gated alternatives
- Rogich MS (10/10) and Bonner ES (9/10) — among CCSD's highest-rated west-side public campuses
- Red Rock Canyon and Spring Mountain views from many homesites
- Staffed guard gate with perimeter walls and no through-traffic since 2015
- Five minutes to Downtown Summerlin, ten to Red Rock Canyon, thirty to Harry Reid Airport
- 250+ miles of Summerlin trail network accessible directly from the community
- Zero state income tax and 3% property-tax cap under NRS 361.471
Honest Considerations
- Entry near $900K with $200–$500 monthly HOA is a premium over non-gated Summerlin neighborhoods
- No new construction — resale only; 350 homes is the permanent cap
- View-lot premiums add $50K–$150K to comparable non-view estates — verify value drivers before writing
- Jumbo financing is the norm at this price tier — get pre-approved by a lender familiar with Summerlin guard-gated appraisals
- Extreme summer heat — 105°F+ stretches July through September, as in the rest of the valley
- Thin monthly turnover — the right Preserve estate may appear only once or twice a year
Community Comparison
How Does The Preserve Compare to Other Summerlin Guard-Gated Communities?
A side-by-side of The Preserve's position against Summerlin's other guard-gated and luxury communities — entry pricing, lifestyle focus, and who each suits — drawn from the community plan records and active-listing data via Las Vegas REALTORS. Honesty note: with 350+ homes, Preserve-specific market medians would carry statistical noise, so we publish community price ranges instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Preserve at Summerlin | $900K–$2M | n/a* | ~48 | 350+ total homes | 2015-era construction · Red Rock views |
| The Ridges | From $2M+ | n/a* | n/a* | n/a* | Ultra-luxury · Bear's Best golf |
| The Cliffs | From $800K | n/a* | n/a* | n/a* | Mountain views · Village parks |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated golf community |
| Queensridge | From $800K | n/a* | ~25 | 987 total homes | Central LV · Mature estates |
| Summerlin (hub) | From $450K | n/a* | n/a* | 27,000+ total homes | Broadest selection · All budgets |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Per-community $/SF and DOM are intentionally omitted at this community scale — samples are too small to be statistically meaningful.
Community Deep Dive
What's Inside Summerlin's Guard-Gated Communities?
Submarket 1
The Preserve at Summerlin
A 350+-estate guard-gated enclave built beginning in 2015 under Howard Hughes Corporation's standards — 2015-era construction quality, Red Rock Canyon views from many homesites, and Summerlin's strongest west-side school zone.
Browse The Preserve at Summerlin homes →$900K–$2MMedian Price
~48Days on Market
350+ total homesActive Listings
n/a*Price / Sq Ft
Submarket 2
The Ridges
Summerlin's pinnacle guard-gated address — full-custom estates from $2M to well above $10M, Bear's Best golf by Jack Nicklaus, and the valley's most coveted luxury addresses.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs
Guard-gated Summerlin village with panoramic mountain and desert views — an alternative guard-gated entry point at a slightly lower price floor than The Preserve.
Browse The Cliffs homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Red Rock Country Club
Guard-gated community built around two Arnold Palmer championship courses — the primary alternative for buyers who want Summerlin-adjacent guard-gated living with on-site golf.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Queensridge
Guard-gated community in the City of Las Vegas (not Summerlin) — more central to the Strip with 25 years of mature landscaping, but older construction and no direct trail network.
Browse Queensridge homes →$800K+Median Price
~25Days on Market
987 total homesActive Listings
n/a*Price / Sq Ft
Submarket 6
Summerlin (hub)
The full 25,000-acre master plan encompassing 26+ villages, 250+ trail miles, Downtown Summerlin, and nine golf courses — the non-gated majority of Summerlin at every price tier.
Browse Summerlin (hub) homes →$450K+Median Price
n/a*Days on Market
27,000+ total homesActive Listings
n/a*Price / Sq Ft
Submarket 7
Red Rock Canyon — The Preserve's Backyard
195,000 acres of protected Mojave desert managed by the Bureau of Land Management, ten minutes from The Preserve's gate: 30-plus hiking trails, world-class rock climbing, a 13-mile scenic drive, and the Spring Mountains as the backdrop to most Preserve homesites. No other guard-gated Las Vegas community sits this close to this much public land.
Browse Red Rock Canyon — The Preserve's Backyard homes →195,000Protected Acres (BLM)
30+Hiking Trails
10 minFrom The Preserve Gate
13 miScenic Drive Loop
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
guard-gated community fits?
BY ZIP CODE
How Does ZIP Code 89135 — The Preserve's ZIP — Break Down?
ZIP 89135 spans Summerlin's western corridor — from non-gated village homes starting near $450K to guard-gated luxury estates reaching $2M inside The Preserve and above $2M in The Ridges. The table below maps the corridor's real price segments so buyers can judge precisely where The Preserve sits within its own ZIP market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | The Preserve at Summerlin — guard-gated estates | $900K–$2M (plan range) | n/a* | ~48 days | 350+ total homes | n/a* |
| 89135 | The Ridges — ultra-luxury guard-gated | From $2M+ | n/a* | varies | n/a* | n/a* |
| 89135 | Non-gated Summerlin West villages | From $450K–$800K | n/a* | varies | — | n/a* |
| 89135 | Full ZIP 89135 benchmark (all product types) | Varies widely by product | — | — | Contact for current count | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community plan records. *Community-level $/SF and YTD change are intentionally omitted: 350-home enclave samples are too small to be statistically meaningful. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Preserve at Summerlin Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, U.S. Census Bureau, Clark County Assessor, Howard Hughes Corporation, and CCSD — capture The Preserve faster than any brochure: 350+ homes, $900K–$2M pricing, 2015-era construction, and CCSD's top west-side school sequence.
$900K–$2M
The Preserve's plan price range — estate lots, 3,000–6,000 sq ft, 2015-era construction under Howard Hughes Corporation standards.
Community plan record
$1.6M
Community median reference price — the midpoint of the $900K–$2M estate band used for payment modeling.
NREG statsFallback / community plan record
350+
Total guard-gated estates across 100 acres — the permanent cap with no land left to expand.
Community plan record
2015
The year Howard Hughes Corporation began developing The Preserve, giving it a decade of newer construction vs. older Summerlin guard-gated alternatives.
Community plan record
10/10
Sig Rogich Middle School's GreatSchools rating — one of the valley's top-ranked public middle schools and a defining draw for Preserve families.
GreatSchools / CCSD
10 min
Drive to Red Rock Canyon National Conservation Area's entry — the closest major guard-gated community to the BLM's 195,000-acre conservation lands.
Community plan record drive times
$200–$500
Monthly HOA range (Summerlin master association + Preserve sub-association combined) — covering the guard gate, common areas, and master-plan amenity access.
Community plan record
0%
Nevada state income tax — the single largest financial driver for California households relocating to The Preserve at Summerlin.
Nevada Department of Taxation
WHY THE PRESERVE
Why Does The Preserve at Summerlin Stand Apart From Its Peers?
From 2015-era construction quality to Red Rock Canyon views behind a staffed gate, The Preserve fills a distinct niche within the Summerlin luxury market. Each advantage below ties to the Nevada Revised Statutes, Howard Hughes Corporation master-plan data, CCSD school ratings, or the community plan record — every claim is verifiable.
- Community plan record
Red Rock Canyon views from homesites
Many Preserve lots offer panoramic sightlines to Red Rock Canyon and the Spring Mountains — a premium that commands $50,000–$150,000 above comparable non-view Summerlin estates.
- Howard Hughes Corporation
2015-era construction quality
Built under Howard Hughes Corporation's architectural standards, The Preserve's 350+ homes reflect a decade of newer construction versus older Summerlin villages — updated floor plans, energy systems, and finishes.
- GreatSchools / CCSD
CCSD's strongest west-side school zone
Rogich MS (10/10), Bonner ES (9/10), and Palo Verde HS (8/10) form one of the valley's most consistent public-school sequences.
- Howard Hughes Corporation
Summerlin master-plan lifestyle at a guard-gated price
250+ miles of trails, 26+ parks, Downtown Summerlin five minutes away, and TPC Summerlin golf — all behind the Preserve gate.
- 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 and below California equivalents.
WHY BUY IN THE PRESERVE
What Are the Top 10 Reasons to Buy a Home in The Preserve at Summerlin?
The Preserve's case rests on school strength, Red Rock views, and Summerlin master-plan access behind a staffed gate — with property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and $900,000 entry pricing. Ten sourced reasons follow.
Rogich MS (10/10) and Bonner ES (9/10) zoning
Among the strongest consecutive public-school campuses in the Las Vegas Valley, per GreatSchools and CCSD reporting.
GreatSchools / CCSD
Zero state income tax
Nevada levies no personal income tax — $35,000–$53,000+ in annual savings for most relocating California households.
California Franchise Tax Board / Nevada Dept. of Taxation
3% property-tax cap
Annual increases on a primary residence are capped at 3% by Nevada Revised Statutes 361.471.
NRS 361.471
Red Rock Canyon views
Many homesites offer panoramic sightlines to Red Rock Canyon and the Spring Mountains — a view premium unique to the Summerlin western corridor.
Community plan record
2015-era construction quality
Homes built under Howard Hughes Corporation's architectural standards with updated floor plans, energy systems, and luxury finishes versus older guard-gated alternatives.
Howard Hughes Corporation
Staffed guard gate since 2015
Controlled entry, perimeter walls, and no through-traffic — privacy from day one.
Community plan record
250+ miles of Summerlin trails
The full master-plan trail network connects from The Preserve's gates — running, cycling, and hiking without driving anywhere.
Howard Hughes Corporation
Five minutes to Downtown Summerlin
Open-air retail, dining, Las Vegas Ballpark, and corporate offices — the nearest daily hub for residents.
Community plan record drive times
Red Rock Canyon ten minutes west
The Bureau of Land Management's 195,000-acre conservation area — the Mojave's signature hiking and climbing destination — is a ten-minute drive.
Bureau of Land Management
Supply permanently capped at 350+
The Preserve built out within its 100-acre footprint — no additional guard-gated supply can enter the 89135 market here.
Community plan record
New Construction
Who Builds New Homes in and Around The Preserve at Summerlin?
The Preserve itself is fully built out — 350+ estates across 100 acres with no new production construction active inside the gate. Buyers who want new Summerlin guard-gated product cross-shop The Ridges or other active Summerlin West villages. Incentives and inventory change monthly — verify directly before writing.
Luxury & Move-Up
Toll Brothers
Closest luxury production profile to Preserve resale quality
Family & Mid-Market
Lennar
Broad Summerlin new-build selection for cross-shoppers
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers compare against Preserve resales
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for Preserve downsizers
Family
Richmond American
Value-tier new builds for Summerlin area cross-shoppers
Outdoor Recreation
What Outdoor Amenities Does The Preserve at Summerlin Offer?
The Summerlin Trail System threads directly from The Preserve's gates, Red Rock Canyon opens ten minutes west, and the master plan's parks are minutes away. The Bureau of Land Management manages Red Rock Canyon's roughly 195,000 conservation acres, available through 300 days of Nevada sunshine per year.
FROM THE GATE
Summerlin Trail Network
250+ milesRunning · Cycling · WalkingFree
The master plan's 250-plus miles of paved and natural-surface paths link directly to The Preserve — ride or walk to Fox Hill Park, The Paseos, and beyond without getting in a car.
5 MIN
Fox Hill Park
~20 acresDisc golf · Playground · TrailsFree
Adventure playground, disc golf course, and picnic areas in one of Summerlin's signature neighborhood parks — a five-minute drive or trail connection from The Preserve.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
Native-plant desert gardens and walking paths winding through the Paseos village — quiet, well-maintained, and directly accessible via the Summerlin trail network.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, 30-plus hiking trails, and world-class climbing, managed by the Bureau of Land Management ten minutes west.
5 MIN
Downtown Summerlin
Open-air districtShopping · Dining · EventsFree
The west valley's lifestyle hub: open-air retail, farmers markets, Las Vegas Ballpark, seasonal events — and the TPC Summerlin championship golf course immediately adjacent.
10 MIN
TPC Summerlin
18 holesChampionship golfMembership/public round
Home to the Shriners Children's Open PGA Tour event — the Summerlin corridor's signature course, less than ten minutes from The Preserve.
8 MIN
Cottonwood Canyon Park
~8 acresPlayground · Sports courtsFree
Neighborhood park with playground equipment and courts in the Summerlin corridor — a reliable family stop close to The Preserve.
15 MIN
Bear's Best Golf (The Ridges)
18 holesChampionship golfMember/guest
Jack Nicklaus signature course inside Summerlin's The Ridges — the valley's most exclusive guard-gated golf, fifteen minutes from The Preserve.
The Preserve at Summerlin Lifestyle
What Does a Weekend in The Preserve at Summerlin Look Like?
Three moods within minutes of the gate: a morning run on the Summerlin Trail System, dinner and a show at Downtown Summerlin five minutes away, and a Saturday hike through Red Rock Canyon's 195,000 conservation acres per the Bureau of Land Management ten minutes west — all of it behind a staffed gate you return to each evening.
350+Estates Behind the Gate
250+Miles of Summerlin Trails
5 minTo Downtown Summerlin
10 minTo Red Rock Canyon
THIS WEEKEND'S OPEN HOUSES
Can You Tour Preserve at Summerlin Homes This Weekend?
Open houses are rare inside a guard-gated community — every entry is verified, so most sellers show by private appointment coordinated through the gate. Set up instant alerts to hear immediately when a Preserve home schedules an open house, or browse every active listing now and let us arrange gate-cleared showings at your convenience.
Quick Answer
What are HOA fees in The Preserve at Summerlin?
Budget $200–$500 per month. That range combines the Summerlin master association fee — which covers the trail system, parks, and community programming — with The Preserve's sub-association dues for the staffed guard gate, perimeter walls, and enhanced common-area standards. Always pull the full resale package early in escrow: current dues, reserve study, assessment history, and gate-operations budget. Compare total monthly carrying cost — not just purchase price — across the Preserve and competing guard-gated communities before making a decision.
Moving to The Preserve at Summerlin
Should I Move to The Preserve at Summerlin?
Every month, households from Los Angeles, Orange County, and the Bay Area discover that guard-gated estate living priced out of reach in California is fully attainable inside Summerlin's western corridor. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero, and that one line item funds most relocations.
Why California Buyers Are Choosing The Preserve at Summerlin
The tax math is immediate: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $35,000–$53,000 per year in state income taxes alone. The Preserve adds what coastal guard-gated communities can't match at the price: 350+ estates with Red Rock Canyon views, a staffed gate, and 2015-era construction quality in the nation's most celebrated master-planned community — for $900,000 to $2 million.
At a $1.5 million budget, Westside Los Angeles buyers are competing for dated mid-century ranches in ungated neighborhoods. That same $1.5 million in The Preserve secures a contemporary luxury estate behind a staffed gate, with Red Rock Canyon sightlines and five minutes to Downtown Summerlin — inside a master plan ranked among the best in the country by the Howard Hughes Corporation.
According to Las Vegas REALTORS, ZIP 89135 carries estate activity from $900,000 to well above $2 million in The Preserve. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value, with annual increases capped at 3% under NRS 361.471. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area ten minutes west.
The Preserve runs on a professional economy: executives, physicians, entrepreneurs, and relocating California households with average income well above $200,000 per community records. Downtown Summerlin's corporate and retail corridor sits five minutes from the gate, Summerlin Hospital Medical Center about ten, and the Strip's resort employment core twenty minutes east — the combination of proximity and privacy is precisely why busy professionals choose The Preserve over more remote enclaves.
Cost of Living Snapshot — The Preserve at Summerlin vs. Los Angeles
Day-to-day costs run materially lower than coastal California across nearly every category. Nevada has no state income tax, no personal property tax on vehicles beyond registration, and property-tax rates roughly half California's effective rate. The category that shifts most dramatically: guard-gated estate living that starts at $900,000 in The Preserve starts in the multiple millions in comparable gated Westside neighborhoods.
| Metric | The Preserve, Summerlin NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Estate Entry | ~$900K | $2.5M+ (gated Westside) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.0%+ |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
| HOA (gated) | $200–$500/mo | $500–$1,500+/mo |
Figures are approximate, for illustration. Contact our team for current market data.
The Preserve at Summerlin Rental Market — Rent vs. Own
Executive leases inside The Preserve are scarce by design: 90% of households own per community records, and with only 350+ estates, rental listings appear infrequently. Short-term rentals are restricted by both the City of Las Vegas and the association — never underwrite vacation-rental income on a Preserve purchase without reading the CC&Rs first. Long-hold scarcity rewards owners: a permanently capped 350-home guard-gated community in 89135 is a structural supply constraint that supports well-bought positions.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & community plan records
Already planning a move to The Preserve at Summerlin? Our team specializes in out-of-state relocation — virtual estate tours, gate-access coordination, Summerlin sub-association document review, off-market access, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to The Preserve at Summerlin in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most Preserve buyers follow. Two steps are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Set your budget and view priority
Decide between the $900K–$1.2M entry tier and the $1.6M–$2M view-lot premium. Red Rock Canyon sightlines command a $50K–$150K premium — decide upfront whether that view is essential or negotiable.
Get pre-approved — jumbo aware
Most Preserve purchases need jumbo financing. Pre-approve with a lender who knows guard-gated Summerlin estate appraisals — comps are thin and an under-prepared file extends your closing by 2–3 weeks.
Hire a Preserve specialist
With 350+ homes and meaningful variation in lot, view, and finish quality, comp selection matters enormously. Work with an agent who tracks every Preserve closing — call (702) 637-1759.
Tour in person or virtually
Gate access needs coordination — our team clears you for same-day showings in most cases. Walk the community at different hours to see how view lots and orientation actually perform morning vs. evening.
Write and negotiate the offer
View-lot sellers and recent-construction sellers both hold strong; come in with a clean offer, tier-appropriate financing verification, and a specific view analysis before you write.
Inspection and HOA package
Order the Summerlin master association and Preserve sub-association resale packages early — dues, reserves, assessment history, CC&Rs, and gate-policy documents. Our team reads these for you.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; plan 30–45 days from acceptance to funding. Jumbo appraisals on view lots can add a week — front-load the appraisal order early.
Close, move, and register in Nevada
Transfer utilities (NV Energy, Southwest Gas, LVVWD), register gate access with the association, then handle the Nevada DMV — driver's license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Economy Around The Preserve at Summerlin?
The Preserve runs on a professional economy: executives, physicians, corporate professionals, 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 Preserve above $200,000 — roughly 2.7 times the Clark County median.
$200,000+Avg household income, The PreserveNREG community plan record
90%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorEmployment and retail hub
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Summerlin-Area Employers Near The Preserve
- Downtown Summerlin corporate corridorOffices, headquarters, and the valley's largest open-air retail hub — five minutes from the gate
- Summerlin Hospital Medical CenterMajor regional hospital and medical office campus, approximately ten minutes away
- Howard Hughes CorporationMaster developer of the entire 25,000-acre Summerlin community; ongoing operations nearby
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, approximately fifteen minutes away
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (Summerlin region)Area campuses including Bonner ES, Rogich MS, and Palo Verde HS — among CCSD's highest-rated
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Preserve at Summerlin Compare to Summerlin, Henderson & Las Vegas?
If you're weighing The Preserve against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Preserve wins on school ratings and guard-gated Summerlin access; The Ridges wins on scale and golf; Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | The Preserve | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Guard-Gated Price Entry | $900K (staffed gate) | Select enclaves from $800K | From $800K (MacDonald Highlands) | Select enclaves from $800K |
| School Zone (Public) | Bonner 9/10 · Rogich 10/10 · PV 8/10 | Varies by village (7–10/10) | Strong citywide (8/10 avg) | Varies widely (5–8/10) |
| Days on Market (luxury) | ~48 | ~21 (Summerlin wide) | ~21 | ~20 |
| Population | ~1,050 (enclave) | ~127,000 | 331,857 | 656,274 |
| Trail Network Access | 250+ mi Summerlin trail system | 250+ mi Summerlin trail system | River Mountains + local trails | Select trail corridors |
| New Construction (guard-gated) | None — built out | The Ridges active | Inspirada adjacent | Skye Canyon + limited |
| Distance to Red Rock Canyon | 10 min | 15–20 min (varies) | 35 min | 20 min |
| Best For | Schools · Views · 2015 quality | Selection · Trails · Golf | Families · Safety · Resale value | Urban · Investment · Selection |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Preserve income and population figures are community plan-record values; city demographics are citywide — the Census does not tabulate the enclave separately. Last updated June 2026.
Cost of Ownership
What Will The Preserve at Summerlin Cost You Each Month?
A $1.2 million Preserve estate runs about $8,700 monthly with 20% down at 7% per Freddie Mac's rate survey — including HOA dues. The tabs below model your full payment, compare renting, and budget the HOA tiers across Summerlin master and sub-association.
Payment Estimator
Estimate Your Preserve at Summerlin Payment
$7,347
Estimated Monthly Payment
- Principal & Interest$6,387
- Property Tax$610
- 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 Preserve at Summerlin right now?
Rental supply inside a 350-home guard-gated community is structurally thin — 90% of households own — so executive leases command firm pricing when they surface. For 5+ year holds, the scarcity math favors owning decisively.
OWN (20% DOWN, 7%)
$7,594 / mo
- Principal & Interest
- $6,394
- Property Tax (~0.65%)
- $650
- Homeowners Insurance
- $200
- HOA (master + sub-association)
- $350
- PMI (20% down — not applicable)
- $0
5-year net cost:~$215,000
Equity built:~$360,000
RENT (MODELED EXECUTIVE LEASE)
$5,500 / mo
- Executive-Home Lease (modeled)
- $5,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$360,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Preserve estate for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $360,000 in equity (including the down payment) while the renter walks away with none. Guard-gated scarcity in 89135 historically supports appreciation above the modeled 3%.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.65% effective property tax, $350/mo blended HOA, modeled $5,500 executive lease.
HOA Fees by Community
HOA Fees at The Preserve at Summerlin
Every Preserve home funds two layers of association: the Summerlin master association covering trails, parks, and community programming, plus The Preserve's sub-association for the staffed gate, perimeter walls, and common-area standards. Request both resale packages — dues, reserves, and assessment history — early in escrow.
Summerlin Master Association
Included in the $200–$500/mo total
All Summerlin homeowners
Master portion varies
Includes:
250+ mile trail network, 26+ parks, community programming, and master-plan maintenance
The Preserve Sub-Association
$200–$500/mo combined total
The Preserve estates
$200–$500 total (both layers)
Includes:
Staffed guard gate, perimeter walls, enhanced common-area landscape standards, and gate-operation security
Note on exact dues
Confirm in escrow
Includes:
Sub-association dues vary by sub-plan within The Preserve — always verify current dues and reserve funding in the resale package
Due-Diligence Checklist
Request in escrow
Resale package (both associations)
Statutory right
Includes:
Current dues, reserve studies, assessment histories, CC&Rs, and gate/visitor policies for master + sub
Transfer and capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer before writing
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Preserve at Summerlin?
The Preserve sits at one of the best commute positions in the valley: Summerlin Parkway, West Charleston Boulevard, and the 215 Beltway are all minutes from the gate. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Preserve destinations beat that comfortably.
Drive Times from The Preserve at Summerlin
- ~5 minDowntown Summerlin (dining & shopping)W Charleston Blvd east
- ~10 minSummerlin Hospital Medical CenterRampart Blvd or W Charleston Blvd
- ~10 minRed Rock Canyon NCA entryW Charleston Blvd west
- ~10 minTPC SummerlinSummerlin Pkwy or Tournament Players Dr
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 Beltway south → I-15 south
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in The Preserve at Summerlin?
Plan 30–45 days through a Nevada escrow company; cash offers close in 7–14. Financed purchases need HOA document review for both the Summerlin master and Preserve sub-association, and jumbo appraisals on view-lot estates in 89135 can add time — comps are thin. Our team front-loads all document requests so nothing stacks at closing.
Quick Answer
What down payment do you need to buy in The Preserve at Summerlin?
Most Preserve buyers put down 20–25%. At $1.2 million, that's $240,000–$300,000. Anything above the conforming loan limit goes jumbo — lenders typically want 20–25% plus six months of reserves. VA loans allow 0% for eligible veterans but require an approved appraisal on the property; confirm with your lender. Pre-approve with a jumbo lender who knows Summerlin guard-gated estate appraisals before you start touring.
The Preserve at Summerlin FAQ — 18 Answers
What Do The Preserve at Summerlin Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Preserve at Summerlin?
The Preserve at Summerlin spans $900,000 to $2 million — estates from 3,000 to 6,000 square feet, community plan median near $1,050,000 per Las Vegas REALTORS tracking of ZIP 89135. Lot size, Red Rock Canyon view orientation, and finish level drive placement within the range. With only 350+ homes, the most sought-after listings move quickly.
Is The Preserve at Summerlin guard-gated?
Yes — The Preserve at Summerlin is fully guard-gated with a staffed entry controlling access to all 350+ estates across 100 acres. That security layer, combined with architectural standards that maintain a cohesive luxury streetscape, produces a premium over comparable non-gated Summerlin neighborhoods. Showings require coordinated gate access, which our team arranges for every client appointment — call (702) 637-1759.
What ZIP code is The Preserve at Summerlin in?
The Preserve at Summerlin is in ZIP code 89135, in Summerlin's western corridor. From the gate, Downtown Summerlin is five minutes, Red Rock Canyon ten, the Strip twenty via Summerlin Parkway, and Harry Reid International Airport thirty minutes via I-215 South. Parcel-level ZIP assignments should be verified against the specific address during escrow — our team confirms this on every transaction.
What are HOA fees in The Preserve at Summerlin?
Budget $200–$500 per month, combining the Summerlin master association fee with The Preserve's sub-association dues. The higher end reflects the staffed guard gate and enhanced common-area standards. Exact amounts vary by sub-association — request the resale package early in escrow and review the current budget, reserve study, and any assessment history before contingencies expire.
What schools serve The Preserve at Summerlin?
The Preserve is zoned to Clark County School District campuses: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private standouts include The Meadows School and Bishop Gorman High School. Doral Academy Red Rock and Pinecrest Academy of Nevada cover the charter lane. Verify zoning for any specific address before making an offer.
Who developed The Preserve at Summerlin?
The Preserve was developed beginning in 2015 under the Howard Hughes Corporation's Summerlin master plan — the same developer behind the full 25,000-acre Summerlin community. Select premier builders meeting Summerlin's architectural and quality standards built the 350+ estates, producing a cohesive 3,000-to-6,000-square-foot luxury streetscape across the 100-acre enclave.
How does The Preserve compare to The Ridges in Summerlin?
The Ridges is Summerlin's ultra-luxury cap — homes from roughly $2 million to well above $10 million on larger custom lots with Bear's Best golf views. The Preserve enters at $900,000 and tops near $2 million, offering guard-gated estate privacy and Red Rock views at a meaningfully lower price point. Buyers choosing between them trade lower entry and newer construction consistency at The Preserve for greater custom-home scope at The Ridges.
What are property taxes like in The Preserve at Summerlin?
Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, with annual increases on a primary residence capped at 3% under Nevada Revised Statutes 361.471. On a $1.2 million Preserve estate, that translates to approximately $6,000–$9,000 per year — a fraction of comparable gated estate taxes in California, where rates exceed 1% with no meaningful cap on assessed growth.
Is The Preserve at Summerlin a good investment?
Guard-gated Summerlin product is among the valley's most resilient segments, and The Preserve combines a staffed gate, Red Rock Canyon views, 2015-era construction quality, and 100 acres of estate lots in ZIP 89135. Nevada's zero state income tax, roughly 0.5–0.75% effective property tax, and 3% primary-residence cap improve long-hold economics materially over comparable California guard-gated addresses.
How far is The Preserve from Downtown Summerlin?
About five minutes via West Charleston Boulevard — Downtown Summerlin's open-air retail, dining, Las Vegas Ballpark, and corporate offices are the nearest daily-errand destination for Preserve residents. Red Rock Canyon's scenic loop and trail system sit ten minutes west, the Strip twenty minutes east, and Harry Reid International Airport thirty minutes via the I-215 Beltway.
Is The Preserve at Summerlin part of the Summerlin master plan?
Yes — The Preserve is a guard-gated village within the broader 25,000-acre Summerlin master plan developed by Howard Hughes Corporation. Residents access the full Summerlin amenity network: 250-plus miles of trails, 26-plus parks, nine golf courses including TPC Summerlin, and Downtown Summerlin's retail and entertainment hub — while the Preserve gate provides an additional layer of privacy above the Summerlin community standard.
What outdoor amenities are near The Preserve at Summerlin?
Within Summerlin, Fox Hill Park, The Paseos Linear Park, and Cottonwood Canyon Park are all within minutes. The Summerlin Trail System — over 250 miles of paved and natural-surface paths — connects the community directly. Red Rock Canyon National Conservation Area, managed by the Bureau of Land Management, opens ten minutes west with 30-plus miles of hiking and the 13-mile scenic drive.
How does Nevada's tax environment compare to California for Preserve buyers?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board. Nevada levies zero state income tax. For a household earning $400,000, that difference saves roughly $35,000–$53,000 per year in state taxes alone. Clark County's effective property-tax rate of 0.5–0.75% and the 3% annual primary-residence cap under NRS 361.471 further reduce the carrying cost of a $1.2–$2 million Preserve estate vs. a California equivalent.
What is the crime picture at The Preserve at Summerlin?
The Preserve layers community security — staffed guard gate, perimeter walls, and controlled access — on top of Las Vegas Metropolitan Police Department coverage. Inside a guard-gated enclave with no through-traffic, typical incidents are minor property matters. Buyers can benchmark the surrounding Summerlin West area using FBI Uniform Crime Reporting data; ask our agents for security disclosures from the association during due diligence.
What should I know before buying in The Preserve at Summerlin?
Four things move real money here. First, HOA tiers: $200–$500 monthly combining Summerlin master and sub-association — request the resale package early. Second, view lots command premiums; red rock or Spring Mountain sightlines can add $50,000–$150,000 to comps. Third, 89135 listings at this price tier often need jumbo financing — pre-approve with a lender who knows guard-gated estate appraisals. Fourth, call (702) 637-1759 before you write.
What down payment do you need to buy in The Preserve at Summerlin?
Most Preserve buyers put down 10–25%. A $1.2 million estate conventionally needs $120,000–$240,000 down; anything above the conforming limit goes jumbo, where lenders typically want 20–25% plus six months of reserves. VA loans allow 0% for eligible veterans. Confirm jumbo lender requirements early — appraisals on guard-gated Summerlin estate lots can take longer than suburban comps, and an under-underwritten file extends your timeline.
How long does it take to close on a home in The Preserve at Summerlin?
Plan 30–45 days through a Nevada escrow company; cash offers close in 7–14. Financed purchases need HOA document review and, for jumbo files, additional appraisal time — guard-gated estate comps in 89135 are thin and appraisers sometimes request extra data. Our team coordinates gate access, Summerlin master association documents, and sub-association packages concurrently so nothing stacks at the end.
Can Nevada Real Estate Group help me buy or sell in The Preserve at Summerlin?
Yes — Nevada Real Estate Group coordinates gate access, pulls Summerlin sub-association packages, and provides comparative analysis across The Preserve, The Ridges, and Red Rock Country Club. With 9,600+ closed transactions and $4.85B+ in Nevada volume, our team has the guard-gated expertise to value estate lots correctly. Call (702) 637-1759 or fill out the form below.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Preserve at Summerlin?
These are the queries Preserve buyers actually type into Google and AI assistants — answered concisely with specifics you can verify: market figures from Las Vegas REALTORS, tax law from Nevada Revised Statutes, school ratings from GreatSchools, and community facts from the plan record.
Is The Preserve at Summerlin part of Summerlin?
Yes — The Preserve is a guard-gated village within the Howard Hughes Corporation's 25,000-acre Summerlin master plan in Las Vegas (ZIP 89135). Residents access the full Summerlin amenity network — 250+ miles of trails, 26+ parks, Downtown Summerlin — in addition to The Preserve's own staffed gate and enhanced security.
How many homes are in The Preserve at Summerlin?
The Preserve contains 350+ guard-gated estates across 100 acres per the community plan record. Built out beginning in 2015, the community is at or near its planned capacity — no additional land is available for expansion inside the gate.
What is the HOA fee at The Preserve at Summerlin?
Budget $200–$500 per month, combining the Summerlin master association fee with The Preserve sub-association dues for the staffed gate. Exact amounts vary by sub-association — always request the full resale package early in escrow.
Can you tour The Preserve at Summerlin without an agent?
No — it is a guard-gated community and every visitor is verified at entry. Buyers tour with a licensed agent who coordinates gate clearance in advance. Call (702) 637-1759 and our team can typically arrange same-day access.
What schools does The Preserve at Summerlin feed into?
The Preserve is zoned to John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools — among CCSD's highest-rated consecutive campuses on the west side. Verify zoning against the specific address during due diligence.
Is The Preserve at Summerlin all single-family homes?
Yes — The Preserve consists entirely of single-family luxury estates ranging from roughly 3,000 to 6,000 square feet, priced $900,000–$2 million. There are no high-rise or townhome components inside the community.
What views does The Preserve at Summerlin offer?
Many Preserve homesites offer panoramic views of Red Rock Canyon, the Spring Mountains, and the Summerlin ridge — one of the community's defining premiums. View-lot listings typically command $50,000–$150,000 above comparable non-view estates in the same community.
How does The Preserve compare to The Ridges in Summerlin?
The Preserve enters at $900,000 with 2015-era construction and Red Rock views; The Ridges enters at $2 million-plus with full-custom estates and Bear's Best golf. Both are guard-gated and inside Summerlin — The Preserve is the mid-luxury option, The Ridges the ultra-luxury cap.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Summerlin's guard-gated enclaves — including The Preserve, The Ridges, and Red Rock Country Club. That depth is the team's #1 ranking in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
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Want to Talk to a Preserve at Summerlin Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in a 350-home guard-gated Summerlin market, knowing every view lot, sub-association tier, and school boundary 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 Preserve at Summerlin?
Compare The Preserve with neighboring guard-gated communities and the broader Summerlin master plan — from The Ridges starting above $2M to Red Rock Country Club at $1.2M and Queensridge at $800K. Each card pairs drive time with price positioning so you can judge whether a different community buys more home for the money at your budget.
A–Z INDEX
Which Nearby Communities and Resources Can You Explore?
The Preserve is a single guard-gated enclave of 350+ estates — no internal sub-neighborhoods to browse, so the comparisons buyers make are across nearby Summerlin villages and guard-gated peers like The Ridges, The Cliffs, and Red Rock Country Club. The index below links the most-compared communities and city hubs for deeper research.
KEEP LEARNING
What Else Should You Read About The Preserve at Summerlin?
These guides extend the research most Preserve buyers do next — understanding Summerlin's full luxury market, comparing guard-gated communities across the valley, and mapping the $900K–$2M buying process step by step. Each is sourced from LVR MLS data, Howard Hughes Corporation records, and primary government datasets rather than opinion.
COMMUNITY GUIDE
Summerlin Master Plan Guide
The full Summerlin story — villages, trails, lifestyle, and where The Preserve fits inside the 25,000-acre master plan.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context before committing to a Summerlin guard-gated address.
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 Preserve at Summerlin Data Come From?
Every statistic on this page is sourced from a primary or government dataset and refreshed regularly. With only 350+ homes, community-level medians carry statistical noise monthly — so we publish the plan price range ($900K–$2M) as the honest benchmark and use ZIP 89135 data from Las Vegas REALTORS as the liquid surrounding proxy.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active counts for ZIP 89135 and Summerlin luxury segment. lasvegasrealtors.com
- Howard Hughes Corporation (Summerlin) — Master-plan data, community standards, trail and park counts, and Summerlin development history. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Preserve is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Clark County School District (CCSD) — School attendance zones, enrollment, and performance for Bonner ES, Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings and student-teacher ratios cited throughout this page. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, trail count, and access information. blm.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas area violent and property crime rates for safety benchmarking. fbi.gov/ucr
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. 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