Top Rated
8/10
8/10John C. Lummis ES
Zoned · Summerlin North (8 min)
K-5750 Students18:1
The Vistas, Summerlin
The Vineyards Homes For Sale
Nevada's #1 team for The Vineyards real estate. Search guard-gated custom estates and semi-custom homes in Summerlin North's premier luxury enclave — mountain views, staffed gate, $900K–$3M+.
ZIP-89134 MEDIAN LIST
$1.6M
LVR / GLVAR, June 2026
VINEYARDS PRICE RANGE
$900K–$3M+
Community plan record
HOMES BEHIND THE GATE
~200
Community plan record
DAYS ON MARKET (ZIP-AREA)
55
LVR / GLVAR, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About The Vineyards at a Glance?
The Vineyards pairs ~200 custom and semi-custom homes priced $900K–$3M+ behind a 24-hour staffed gate with panoramic Spring Mountains views, a $1.6M ZIP-89134 median list per Las Vegas REALTORS, and Summerlin North location data per the U.S. Census. The takeaways below unpack what that means for buyers comparing Summerlin's luxury enclaves.
- The only gated enclave in The Vistas: The Vineyards is the sole 24-hour staffed-gate community within The Vistas village, setting it apart from the broader $450K–$1.5M Vistas market.
- The location: seven minutes to Downtown Summerlin, 12 to Red Rock Canyon, 18 to the Strip — custom estate privacy without remote-enclave drive times.
- Best for: California relocators chasing the zero-income-tax advantage, executives wanting mountain-view estates, and families zoned to Palo Verde High (8/10).
- Scarcity built in: ~200 homes on 100 acres since 1998 — no new land, no new construction, and thin annual turnover support long-hold positions.
- Do your homework: $350–$850 monthly HOA dues, jumbo financing requirements, and view-premium lot pricing all warrant careful diligence before writing.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find The Vineyards Homes for Sale?
The Vineyards is a private guard-gated enclave of roughly 200 custom and semi-custom homes priced $900K–$3M+. Live MLS data for ZIP 89134 is shown below per Las Vegas REALTORS — the eight newest area listings refresh daily, and every active listing is searchable in our live Las Vegas MLS portal. Gate-access tours are coordinated by our agents.
PRICE DISTRIBUTION
How Many Vineyards-Area Homes Sell in Each Price Range?
ZIP code 89134 is one of Summerlin North's highest-priced corridors. The bands below reflect the broader 89134 area per Las Vegas REALTORS MLS data — The Vineyards proper ($900K–$3M+) represents the top tier within this corridor. Counts update with live MLS data.
Browse Vineyards & Summerlin North Listings
How Can You Find a Vineyards Home by Type, Lifestyle & Price?
The Vineyards offers custom and semi-custom estate homes at $900K–$3M+ within The Vistas village of Summerlin North. The listings below are drawn live from Las Vegas REALTORS MLS data. Gate-access tours are coordinated by our agents — browse the links below and contact us to preview any home.
Which Summerlin North Villages Should You Explore?
The Vineyards is the luxury pinnacle of The Vistas, but Summerlin North offers a range of enclaves at multiple price points. Each card below links to the most relevant hub or live search.
By Price Range
Updated daily · 200 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Vineyards Listings First?
With ~200 homes and thin annual turnover, the right Vineyards property may appear only once or twice a year. Alert subscribers — filtered by lot size, view orientation, and price — see new inventory within hours of listing. Set yours now, before the next custom estate appears behind the gate.
- 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
7/10
8/10
8/10
9/10
How Are the Schools for Vineyards Families?
Schools are a genuine strength of a Vineyards address in Summerlin North: zoned Clark County School District campuses rate among the strongest in the valley, and Bishop Gorman High School — one of Nevada's top-ranked private campuses — is 15 minutes south. The cards below map realistic options by level, with drive times from the community gate.
7/10Susan Wiley ES
Zoned · Summerlin (10 min)
K-5700 Students18:1
8/10Doral Academy Pebble Campus
Charter · west valley (15 min)
K-81000 Students20:1
8/10Coral Academy of Science
Charter · west campuses (15 min)
K-121300 Students18:1
9/10The Meadows School (Lower)
Private · west valley (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 Vineyards Families?
According to GreatSchools.org, Vineyards families have strong options at every level: Lummis Elementary (8/10) and Palo Verde High (8/10) anchor the public zone, while Bishop Gorman High and The Meadows School 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 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 15 min | $900,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | West valley · 15 min | $900,000+ |
| 3 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $900,000+ |
| 4 | John C. Lummis ES | Public (zoned) | K-5 | 8/10 | Summerlin North · 8 min | $900,000+ |
| 5 | Corner Stone MS | Public (zoned) | 6-8 | 7/10 | Summerlin North · 10 min | $900,000+ |
SAFETY & CRIME
Is The Vineyards Safe?
Direct Answer
Yes — by layered design. The Vineyards layers a 24-hour staffed gate, roving patrols, and perimeter walls on top of Las Vegas Metro Police coverage since 1998. Inside the gates, incidents run to minor property matters. Benchmark the 89134 corridor through FBI Uniform Crime Reporting data and request security disclosures during due diligence.
- Staffed entry gate since 1998Community association security
- Roving security inside the enclaveHOA-funded, per the plan record
- Las Vegas Metro Police jurisdictionLVMPD coverage outside the gate
- Perimeter walls + controlled accessEvery visitor verified at entry
What Buyers Should Know
The Vineyards has no through-traffic — every vehicle inside the enclave passed a staffed gatehouse, so the people on its streets are residents, their guests, or verified vendors. Perimeter walls and roving patrols operate on top of Las Vegas Metropolitan Police Department coverage of Summerlin North's 89134 corridor.
The surrounding 89134 ZIP is one of the most established and lowest-crime corridors in the Las Vegas Valley — owner-heavy Summerlin North neighborhoods where incidents run to suburban property matters, well below citywide averages. Buyers can verify rates through FBI UCR-based tools before writing an offer.
For estate buyers, the practical security picture — staffed entry, patrols, walls, and an ~200-home community where neighbors know each other — is among the strongest of any guard-gated enclave in Summerlin North, comparable to The Ridges and The Palisades addresses in the same village tier.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the association plan record. Last updated June 2026.
Living In
What's It Like Living in The Vineyards, Summerlin?
The Answer
Living in The Vineyards means 24-hour staffed gates, panoramic Spring Mountains views, and custom estate streets in the premier luxury enclave of Summerlin North. Developed by Howard Hughes Corporation, the community pairs 25-plus years of mature landscaping with seven-minute access to Downtown Summerlin and Red Rock Canyon 12 minutes west.
What is The Vineyards known for?
The Vineyards is known for its 24-hour staffed guard gate, custom and semi-custom estates from 3,200 to 7,000+ square feet, panoramic Spring Mountains and Red Rock Canyon views, and its status as the only gated enclave within The Vistas — the premier luxury address in Summerlin North.
Who should live in The Vineyards?
Executives and professionals seeking estate privacy near Downtown Summerlin, California relocators capturing Nevada tax savings, families zoned to Palo Verde High School, and buyers who value established character over brand-new construction.
What is daily life like?
Mornings on quiet tree-lined streets behind the gate, midday rounds at TPC Summerlin seven minutes east or hiking in Red Rock Canyon 12 minutes west, evenings at Downtown Summerlin or the Strip 18 minutes south.
Location
Where Is The Vineyards
The Vineyards anchors the western portion of The Vistas village in Summerlin North, Las Vegas (ZIP 89134). The 100-acre, ~200-home enclave sits at elevated terrain along the Spring Mountains foothills — roughly 14 miles from the Strip and minutes from the Summerlin Parkway.
Downtown Summerlin
7
Min
Red Rock Canyon
12
Min
TPC Summerlin
8
Min
Strip
18
Min
Airport
30
Min
The Vineyards
At a Glance$900K–$3M+
Price Range (plan)
$1,600,000
ZIP-89134 Median List
55
Days on Market (ZIP-area)
~200
Homes in Enclave
- Setting
- Guard-gated enclave · The Vistas · Summerlin North
- Acreage
- ~100 acres
- Homes
- ~200
- Established
- 1998
- Developer
- Howard Hughes Corporation
- Gate
- 24-hour staffed + patrols
- HOA
- $350–$850/mo
- Home Sizes
- 3,200–7,000+ sq ft
- Schools
- CCSD Summerlin + Bishop Gorman
- Golf
- TPC Summerlin 8 min
- Sunshine
- 300 days/year
- Distance to Strip
- ~18 min
LIVABILITY REPORT CARD
How Does The Vineyards Score?
The Vineyards earns top marks for safety, views, and established estate character in one of the most coveted ZIP codes in Southern Nevada. Honest trade-offs center on carrying costs and thin resale inventory. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first tour behind the gate.
Grade A: Safety
24-hour staffed gate, roving patrols, perimeter walls, and LVMPD coverage — a layered security stack operating since 1998.
Grade B+: Schools
Palo Verde High (8/10) is the public zone; Lummis Elementary (8/10) feeds lower grades; Bishop Gorman 15 min south per GreatSchools.
Grade C+: Cost of Living
$900K–$3M+ entry plus $350–$850 monthly HOA is a premium proposition — though far below comparable California gated estates.
Grade A-: Amenities
TPC Summerlin 8 minutes away, Downtown Summerlin 7 minutes, Red Rock Canyon trails 12 minutes, resort-style community character.
Grade A: Outdoor Access
Red Rock Canyon NCA 12 minutes west, Summerlin trail network adjacent, Spring Mountains hiking and skiing within 45 minutes.
Grade A-: Commute
Summerlin Parkway connects directly to I-15 and US-95 — seven minutes to Downtown Summerlin, 18 to the Strip, 30 to the airport.
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 Vineyards a good place to live?
Yes — particularly for buyers who prioritize estate privacy, mountain views, and an established Summerlin North address. The Vineyards combines a 24-hour staffed gate, panoramic Spring Mountains sightlines, and ~200 custom homes with seven-minute access to Downtown Summerlin and some of the best outdoor recreation in the Southwest. The honest trade-offs: $350–$850 monthly HOA dues, no new construction, and thin turnover that makes finding the right home a patient process. For buyers who want scarcity and character, few Summerlin addresses compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Vineyards?
According to the U.S. Census Bureau QuickFacts, the parent Las Vegas city holds 656,274 residents with a median household income of $66,820. Inside the gates, community records show a professional and executive-class profile: roughly 400–500 residents across ~200 households, a median age in the early-to-mid 50s, and average household income well above $300,000.
The Census does not tabulate the enclave separately, so citywide figures serve as the statistical backdrop. Within the gates, NREG closing data shows a mix of C-suite executives, physicians, entrepreneurs, and California relocators who chose Summerlin North for the zero-income-tax advantage and estate character that coastal gated communities can't match at this price point.
~450
vs Las Vegas 656,274
~52
vs Clark Co 38
$300,000+
vs Clark Co median $74,007
~90%
vs Clark Co 59%
~200
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 Vineyards is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Summerlin North Area Growing?
The Vineyards itself is deliberately finished — ~200 homes since 1998, with growth happening through remodels and premium rebuilds rather than new rooftops. Its master developer, Howard Hughes Corporation, continues expanding Summerlin's outer villages while The Vineyards' enclave character stays fixed — the structural scarcity argument for ownership here.
656,274Las Vegas residents (Census)
~200Vineyards homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the gates, growth is structurally capped: the enclave's footprint, the gate, and ~100 acres mean ~200 homes is the permanent number — which is the scarcity argument for ownership here. Turnover is thin, and Howard Hughes Corporation's ongoing Summerlin expansion grows the surrounding amenity base without diluting The Vineyards' enclave character.
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 Vineyards Score for Livability?
The Vineyards scores highest on safety, outdoor access, and established Summerlin estate character: a 24-hour staffed gate, Spring Mountains views, mature landscaping, and some of the best outdoor recreation in the Southwest 12 minutes west. The honest trade-offs are carrying costs — $350–$850 monthly HOA dues — and thin resale inventory. Six categories benchmarked to Census and FBI data below.
- 88A-
Overall Livability
- 76B+
Schools (zoned + private)
- 94A
Safety (gated)
- 42C
Cost of Living
- 85A-
Amenities
- 84B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Vineyards 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 benchmark ZIP 89134 trades against. With ~200 homes behind the gate, The Vineyards is too small for a reliable series; the cards report the 89134 area benchmark: $1.6M median list, 55 days.
Median List Price
$1.6M ZIP-89134 area median; Vineyards plan range $900K–$3M+
vs May 2025
Source: Las Vegas REALTORS
Days on Market
55 median days ZIP-area; custom estates with mountain-view premiums may trade slower
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Thin enclave-level volume — set instant alerts for new Vineyards listings
vs May 2025
Source: Las Vegas REALTORS
The long view: The Vineyards's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
55
ZIP-AREA DAYS ON MARKET
$1.6M
ZIP-AREA MEDIAN LIST
~200
HOMES BEHIND THE GATE
< 1 hr
OUR RESPONSE TIME
SCARCE INVENTORY
Get matched with a
Vineyards specialist.
Market Competitiveness
How Competitive Is the Vineyards Market Right Now?
The Vineyards is a deliberate seller's market: ~200 homes with high owner-occupancy and thin annual turnover create genuine scarcity. The ZIP-89134 area shows 55 median days on market per Las Vegas REALTORS, but well-priced Vineyards listings with mountain-view lots can move considerably faster. Buyers should be pre-approved, alert-ready, and agent-guided before inventory appears.
48Scarcity-Driven Market
- 55 daysZIP-area median DOM (sold)
- ~200Total homes in the enclave
- $900K+Entry price inside the gate
- $1.6MZIP-89134 median list
Is The Vineyards Right for You?
Who Should Buy a Home in The Vineyards?
The Vineyards is a focused luxury offering — ~200 custom and semi-custom homes priced $900K–$3M+ behind a staffed gate in Summerlin North. It rewards specific buyer types over others. Six profiles below match lifestyles to the enclave, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyers Fit The Vineyards?
California Relocators
- Zero state income tax vs. 13.3% CA top rate — often $40K–$80K annual savings
- Guard-gated estate at $900K vs. $2.5M+ behind LA gates
- 3% property-tax cap under NRS 361.471
- One-hour flight or 4-hour drive from SoCal
Executives & Professionals
- Seven minutes to Downtown Summerlin corporate corridor
- Staffed gate and estate privacy at home
- 3,200–7,000+ sq ft custom homes with premium finishes
- Quick Summerlin Parkway access to I-15 and US-95
Families
- Palo Verde HS (8/10) zoning per GreatSchools
- Lummis Elementary (8/10) for lower grades
- Bishop Gorman HS 15 minutes south
- Quiet, no-through-traffic streets inside the gates
Mountain View Buyers
- Elevated terrain with Spring Mountains panoramas
- Red Rock Canyon 12 minutes west for daily access
- View premiums hold value through market cycles
- Many home sites with unobstructed sightlines
Long-Hold Scarcity Investors
- ~200 homes — permanently capped since 1998
- Thin annual turnover = structural scarcity
- ZIP 89134 among the highest-demand Summerlin North corridors
- Guard-gated character supports pricing discipline
Outdoor Lifestyle Buyers
- Red Rock Canyon NCA 12 min west (195,000 acres BLM)
- TPC Summerlin 8 min for championship golf
- 150+ miles Summerlin trail network adjacent
- Spring Mountains skiing and hiking 45 min north
Best Fit For
- California relocators — guard-gated estate living at a fraction of Westside pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Executives & professionals — seven minutes to Downtown Summerlin, estate privacy and gates at home, and Summerlin Parkway access to the valley.
- Families — Palo Verde High zoning (8/10), Lummis Elementary (8/10), Bishop Gorman 15 minutes south, and quiet gated streets.
- Mountain view buyers — elevated terrain with Spring Mountains panoramas and Red Rock Canyon 12 minutes west for daily outdoor access.
- Scarcity-focused buyers — a permanently capped ~200-home enclave in one of the most demand-driven ZIP codes in Summerlin North.
- Outdoor lifestyle buyers — Red Rock Canyon, TPC Summerlin, 150+ miles of trail network, and Spring Mountains skiing — all within 45 minutes of the gate.
Ready to explore homes in The Vineyards? Our team knows every street, lot position, and mountain-view orientation behind the gate.
Start Your Home SearchPros
- The only guard-gated enclave in The Vistas village — 24-hour staffed gate, roving patrols, perimeter walls since 1998
- Panoramic Spring Mountains and Red Rock Canyon views from elevated lot positions
- Custom estate homes 3,200–7,000+ sq ft with premium finishes at $900K–$3M+ entry
- Entry near $900K undercuts The Ridges (from $2M+) and other Summerlin ultra-luxury gates by $1M+
- Palo Verde High (8/10) zoning and Bishop Gorman HS 15 minutes south per GreatSchools
- 25-plus years of mature landscaping — estate character newer communities cannot replicate
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Carrying costs are real: $350–$850 monthly HOA dues fund the gate, patrols, and common areas
- No new construction — resale only, and custom-era finishes vary widely from home to home
- Thin annual turnover: ~200 homes means the right property may appear only once or twice a year
- Jumbo financing required at most price points — reserves and extended appraisal timelines apply
- Extreme summer heat — 105°F+ stretches July through September, like all of the Las Vegas Valley
- Comp judgment required: small enclave with wide custom variation means valuation is an art
Enclave Comparison
How Does The Vineyards Compare to Nearby Summerlin Enclaves?
A like-for-like comparison of The Vineyards against its closest Summerlin luxury peers — entry pricing, lifestyle fit, and who each suits — drawn from the community plan records and active-listing data via Las Vegas REALTORS. Honesty note: with ~200 homes, enclave-level market medians would be statistical noise, so we publish entry points and plan characteristics instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Vineyards | $900K–$3M+ | n/a* | n/a* | ~200 homes | Mountain views · Custom estates |
| The Palisades | From $1M+ | n/a* | n/a* | n/a* | Guard-gated · Luxury |
| Mountain Trails | From $1M | n/a* | n/a* | n/a* | Guard-gated · Views |
| The Ridges | From $2M+ | n/a* | n/a* | n/a* | Ultra-luxury · Custom |
| The Vistas (non-gated) | From $450K | n/a* | n/a* | n/a* | Established · Value |
Source: Las Vegas REALTORS MLS data plus the NREG community plan records, June 2026. Per-enclave $/SF, DOM, and listing counts are intentionally omitted — enclave-scale samples are too small to be meaningful.
Enclave Deep Dive
What's Inside Summerlin North's Luxury Enclaves?
Submarket 1
The Vineyards
The Vistas' only guard-gated enclave — custom homes with Spring Mountains views, staffed gate, mature landscaping. Entry near $900K for semi-customs; custom estates to $3M+.
Browse The Vineyards homes →$900K+Median Price
n/a*Days on Market
~200 homesActive Listings
n/a*Price / Sq Ft
Submarket 2
The Palisades
A guard-gated luxury enclave in Summerlin North with custom and semi-custom homes — comparable gate profile to The Vineyards with overlapping buyer demographics.
Browse The Palisades homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Mountain Trails
Guard-gated luxury in The Hills village with panoramic multi-directional views — similar gate and view premium profile to The Vineyards, slightly higher entry floor.
Browse Mountain Trails homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's ultra-luxury pinnacle — larger lots, higher entry at $2M+, and newer custom architecture. Buyers comparing The Vineyards vs. The Ridges usually choose on budget and architectural preference.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Vistas (non-gated)
The Vineyards' parent village — broad range from $450K to $1.5M without the gate. Buyers who want the same school zoning and location at a lower entry point start here.
Browse The Vistas (non-gated) homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
The Vineyards — The Vistas' Crown Jewel
The only guard-gated enclave in The Vistas village of Summerlin North: ~200 custom and semi-custom homes on elevated terrain with Spring Mountains views, mature estate landscaping, and staffed-gate security. Entry at $900K with estates to $3M+.
Browse The Vineyards — The Vistas' Crown Jewel homes →~200Homes
~100Acres
$900K+Entry
24/7Staffed Gate
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
enclave fits?
BY ZIP CODE
How Does ZIP Code 89134 (The Vineyards Area) Break Down?
ZIP 89134 is Summerlin North — one of the most coveted corridors in Las Vegas. The Vineyards is the guard-gated luxury pinnacle within this ZIP, but the code also covers the broader Vistas village and surrounding Summerlin North neighborhoods. The spread matters: the same ZIP runs from $450K Vistas homes to $3M+ Vineyards custom estates.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | The Vineyards — guard-gated custom & semi-custom estates | $900K–$3M+ (plan range) | n/a* | varies by estate | ~200 homes (plan) | n/a* |
| 89134 | The Vistas (non-gated) — established Summerlin North village | From $450K–$1.5M | n/a* | 55 (ZIP-area) | — | n/a* |
| 89134 | Other Summerlin North corridors in ZIP 89134 | From $500K | n/a* | 55 (ZIP-area) | — | n/a* |
| 89134 | Full ZIP-89134 area benchmark | ~$1.6M median list | — | 55 | Live via LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Enclave-level $/SF and year-over-year change are intentionally omitted: ~200-home samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Vineyards Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and Howard Hughes Corporation — capture The Vineyards faster than any brochure: ~200 homes, $900K–$3M+ plan range, 55 median ZIP-area days on market, and Spring Mountains views from an elevated Summerlin North enclave established in 1998.
$900K–$3M+
The Vineyards plan price range — custom and semi-custom estates on elevated view lots in Summerlin North ZIP 89134.
Community plan record
$1.6M
ZIP-89134 area median list price — one of the highest in the Las Vegas Valley, reflecting Summerlin North luxury character.
Las Vegas REALTORS, June 2026
~200
Homes behind the gate on approximately 100 acres — the permanent cap since the enclave completed in the early 2000s.
Community plan record
55
Median days from list to accepted offer across the ZIP-89134 area — luxury estates with view premiums can trade slower.
LVR / GLVAR, June 2026
1998
The year Howard Hughes Corporation established The Vineyards — 25-plus years of mature estate landscaping since.
Howard Hughes Corporation plan record
12 min
Drive to Red Rock Canyon National Conservation Area — roughly 195,000 BLM-managed acres of hiking, climbing, and scenic landscape.
Community plan record drive times
3%
Annual property-tax increase cap for primary residences under Nevada Revised Statutes 361.471 — one of the state's most buyer-friendly tax provisions.
NRS 361.471
7 min
Drive to Downtown Summerlin — the west valley's premier open-air retail and dining district, Las Vegas Ballpark, and corporate corridor.
Community plan record drive times
WHY THE VINEYARDS
Why Does The Vineyards Stand Apart From Its Peers?
From the staffed gate to the Spring Mountains panorama, The Vineyards occupies a niche no other Summerlin North enclave fills at the same price point. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and the community plan record — so you can verify every claim.
- Community plan record · Howard Hughes Corporation
The only gated enclave in The Vistas
No other neighborhood in The Vistas offers a 24-hour staffed guard gate — The Vineyards is the exclusive gated tier in one of Summerlin North's most established villages.
- Community plan record
Panoramic Spring Mountains views
Elevated terrain gives many homes unobstructed sightlines to the Spring Mountains and Red Rock Canyon — a view premium that holds value through every market cycle.
- Community plan record · LVR data
Custom estate scale at Summerlin entry pricing
3,200–7,000+ sq ft custom and semi-custom homes from $900K — entry pricing that undercuts comparable guard-gated enclaves like The Ridges by $1M+ at the floor.
- 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 — the decisive advantage over California gated alternatives.
- Community plan record
25-plus years of mature estate character
Established since 1998 by Howard Hughes Corporation — two and a half decades of mature trees, landscaping, and neighborhood stability that newer Summerlin villages can't replicate.
WHY BUY IN THE VINEYARDS
What Are the Top 10 Reasons to Buy a Home in The Vineyards?
The Vineyards' case rests on scarcity, views, and Summerlin North's unique combination of estate character and outdoor access: ~200 homes with a staffed gate, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and Red Rock Canyon 12 minutes west. Ten sourced reasons follow.
The only guard-gated enclave in The Vistas
A 24-hour staffed gate separates The Vineyards from the rest of The Vistas village — exclusivity within an established Summerlin North setting.
Community plan record
Panoramic Spring Mountains views
Elevated terrain gives many lots unobstructed sightlines — a premium that outdoor lifestyle and investment buyers both value.
Community plan record
Zero state income tax
Nevada levies no personal income tax — potentially $40,000–$60,000+ in annual savings for the executive buyer profile that The Vineyards attracts.
Nevada Department of Taxation
3% property-tax cap on primary residences
Annual increases are capped by statute — predictable carrying costs over a long hold.
NRS 361.471
Scarcity: ~200 homes permanently
No land remains to expand the enclave — supply is fixed, supporting long-hold position value.
Community plan record
Palo Verde HS (8/10) + Bishop Gorman proximity
Strong public school zoning and Nevada's top private high school 15 minutes south per GreatSchools.
GreatSchools · CCSD
Custom estate scale at Summerlin entry pricing
Entry near $900K for 3,200+ sq ft custom homes undercuts comparable gated enclaves like The Ridges by $1M+ at the floor.
Community plan record · LVR
Red Rock Canyon 12 minutes west
Roughly 195,000 acres of conservation land managed by the BLM — hiking, climbing, and cycling from the Southwest's premier natural corridor.
Bureau of Land Management
Downtown Summerlin 7 minutes east
The valley's premier open-air retail and dining hub, Las Vegas Ballpark, corporate offices — all 7 minutes from the gate.
Community plan record drive times
TPC Summerlin 8 minutes away
PGA Tour host course and one of the most prestigious daily-fee rounds in Southern Nevada — a short drive from your driveway.
Community plan record drive times
New Construction
Who Builds New Homes Near The Vineyards?
No production builder operates inside The Vineyards — the enclave completed its ~200 homes after 1998 and opportunities are resale only. Buyers wanting new guard-gated luxury shop Summerlin West villages — The Ridges, Reverence, or Falcon Ridge — where Toll Brothers and other luxury builders are actively selling; verify current incentives before writing anything.
Luxury & Move-Up
Toll Brothers
Closest new-construction luxury profile to Vineyards resale
Family & Mid-Market
Lennar
Broadest Summerlin-area new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Vineyards remodels
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing the enclave
Family
Richmond American
Value-oriented new builds outside the Summerlin North core
Outdoor Recreation
What Outdoor Amenities Does The Vineyards Offer?
The Vineyards sits at the gateway to the best outdoor recreation in Southern Nevada: Red Rock Canyon 12 minutes west, Summerlin trail network adjacent, and TPC Summerlin 8 minutes east. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon National Conservation Area — all accessible through 300 days of annual sunshine.
12 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and sport climbing, managed by the Bureau of Land Management, and one of the best trail networks in the American West.
8 MIN
TPC Summerlin
18 holesChampionship golfDaily fee
Host of the PGA Tour's Shriners Children's Open — one of the most prestigious daily-fee rounds in Southern Nevada, minutes from The Vineyards' gate.
7 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's premier open-air retail and dining destination — farmers markets, seasonal festivals, Las Vegas Ballpark, and over 125 restaurants and shops.
ADJACENT
Summerlin Trail Network
150+ milesHiking · Biking · RunningFree
Howard Hughes Corporation's master-planned trail system threads through Summerlin's villages — over 150 miles of paved and natural paths starting outside The Vistas.
45 MIN
Spring Mountains NRA
~316,000 acresSkiing · Hiking · CampingUSFS fee
Mount Charleston, Lee Canyon ski resort, and high-elevation hiking within an hour — a genuine four-season outdoor escape from the desert valley floor.
15 MIN
Exploration Peak Park
~120 acresTrails · Disc golf · ViewsFree
City of Las Vegas desert park with hiking trails, disc golf, and sweeping valley views — a low-key locals' favorite with no crowds.
25 MIN
Sunset Park (City)
~324 acresLake · Sports · TrailsFree
One of Las Vegas's largest regional parks — spring-fed lake for kayaking, picnic areas, tennis, basketball, and jogging paths.
7 MIN
Las Vegas Ballpark
AAA stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators — one of minor league baseball's most celebrated stadium experiences, steps from the Downtown Summerlin complex.
The Vineyards Lifestyle
What Does a Weekend in The Vineyards Look Like?
Three moods within minutes of the gate: a morning hike in Red Rock Canyon 12 minutes west, afternoon rounds at TPC Summerlin, and dinner at Downtown Summerlin — with roughly 195,000 acres of BLM conservation land per the Bureau of Land Management always at hand when you want to go bigger.
~200Homes Behind the Gate
~100Acres of Estate Grounds
12Minutes to Red Rock Canyon
24/7Staffed Gate
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Vineyards This Weekend?
Open houses are rare in The Vineyards — a guard-gated enclave with staffed entry means most sellers show by appointment only, coordinated through the gatehouse in advance. Set up instant alerts to know the moment a Vineyards home schedules an open house, or browse every active listing now and let us arrange a private, gate-cleared showing at your convenience.
Quick Answer
What does a Vineyards HOA fee cover?
Budget $350–$850 per month for The Vineyards. This range covers 24-hour guard staffing at the gatehouse, roving security patrols inside the enclave, common-area landscaping and maintenance, and the Summerlin master association fee. Always pull the full resale package — current dues, reserve study, and any assessment history — early in escrow. Transfer fees and capital-contribution charges at closing are separate line items; price them into your offer math before you write.
Moving to The Vineyards
Should I Move to The Vineyards, Summerlin?
Every month, California households discover that guard-gated custom estate living — priced out of reach in the Bay Area and Southern California — is attainable minutes from the Red Rock Canyon. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada has no state income tax, and the savings alone fund most relocations.
Why California Buyers Are Choosing The Vineyards
The tax math is decisive: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $600,000 saves roughly $60,000 per year in state income taxes alone. The Vineyards adds what comparable Southern California gated communities can't match at the price: an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, a staffed-gate estate address, and panoramic Spring Mountains views — 12 minutes from Red Rock Canyon and 18 from the Strip.
At a $1.5 million budget, Westside Los Angeles buyers face a dated mid-century home on a small lot with no gate. That same budget in The Vineyards buys a semi-custom Mediterranean estate with mountain views behind a 24-hour staffed gate — often with a resort-style pool and 3,500+ square feet — seven minutes from Downtown Summerlin and 18 from the resort corridor.
According to Las Vegas REALTORS, the ZIP 89134 area median list price is approximately $1.6 million — reflecting Summerlin North's luxury character. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The FBI Uniform Crime Reporting data lets you benchmark area safety, and the Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area 12 minutes west.
The Vineyards draws an executive and entrepreneurial buyer profile: community records put average household income among Summerlin North luxury enclave residents well above $300,000. The Downtown Summerlin corporate and medical corridor is seven minutes east, Summerlin Hospital Medical Center about eight minutes away, and the Strip's resort employment core 18 minutes south — the combination of gates, mountain views, and commute times is precisely why top earners choose Summerlin North.
Cost of Living Snapshot — The Vineyards vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters most here: guard-gated estate living that starts near $900,000 in The Vineyards starts in the multiple millions behind comparable Bay Area and Westside gates.
| Metric | The Vineyards, 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%–0.7% | ~1.0%+ |
| Annual Property Tax (at $1.2M) | ~$6,000–$8,400 | ~$12,000+ |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
The Vineyards Rental Market — Rent vs. Own
Executive leases inside The Vineyards are rare by design: high owner-occupancy and only ~200 homes mean rental listings appear infrequently, and when they do, they command premium pricing. Short-term rentals are tightly regulated by the City of Las Vegas and further restricted by the association CC&Rs — never underwrite vacation-rental income without reviewing both. Scarcity rewards long-hold ownership, not yield-chasing strategies.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Planning a relocation to The Vineyards? Our team specializes in out-of-state moves — virtual estate tours, gate-access coordination, off-market intelligence, jumbo financing introductions, and closing support without repeated trips.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to The Vineyards in 8 Steps
From first research to keys-in-hand, here is the 8–12 week timeline most Vineyards 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.
Define your lot and view priorities
The Vineyards' elevation varies — mountain-view lots command a premium. Decide early whether you want a Spring Mountains panorama, a valley-light elevation, or a more sheltered interior lot; that choice sets your price floor.
Get pre-approved for jumbo financing
Nearly all Vineyards purchases exceed the conforming loan limit and require jumbo underwriting — plan 20–25% down plus six months of reserves. Start the lender conversation before you preview homes.
Hire a Summerlin North specialist
With ~200 homes and wide custom variation, comps require judgment: view premiums, lot size, architectural style, and finish quality all move price. Work with an agent who knows every street inside the gate.
Tour in person or virtually
Showings need gate clearance — we coordinate with same-day notice in most cases. Walk candidate lots at different times of day; view premiums are worth experiencing live before you commit.
Write and negotiate the offer
Cash is common at the estate tier; financed buyers compete with clean terms and jumbo pre-approvals. Ask us where each seller actually stands before you commit a number.
Inspection and HOA document review
Order the resale package early: dues, reserve study, assessment history. Nevada escrow runs 30–45 days from acceptance — HOA documents have a statutory delivery window that defines your diligence period.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys. Jumbo appraisals on custom estates sometimes need extra time because true Vineyards comparables are scarce — budget an extra week in the timeline.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders with the HOA, then handle the DMV — license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Economy Around The Vineyards?
The Vineyards draws an executive and professional buyer profile 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 among Summerlin North luxury enclave residents well above $300,000 — roughly four times the Clark County median.
$300,000+Avg household income, enclave-tierNREG community plan records
~90%Owner-occupied householdsCommunity plan record estimate
7 minTo Downtown Summerlin corridorCorporate, medical & retail employment
18 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Employers Near The Vineyards
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west valley's premier retail employment hub, 7 minutes east
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, approximately 10 minutes away
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, 10 minutes south
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 18 minutes south
- Clark County School District (Summerlin region)Area campuses including Palo Verde High School and The Vistas elementary zones
- Howard Hughes CorporationSummerlin's master developer maintains significant employment in the corridor through ongoing village development
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Vineyards Compare to Summerlin, Henderson & Las Vegas?
If you're weighing The Vineyards against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Vineyards wins on gated scarcity, mountain views, and Summerlin North location; Henderson wins on citywide safety; Las Vegas (citywide) offers the broadest selection. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | The Vineyards | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $900K–$3M+ (plan) | $450K–$5M+ | $300K–$3M+ | $250K–$5M+ |
| ZIP-Area Median List | ~$1.6M (89134) | $728K | $548K | $476K |
| Days on Market | 55 (ZIP-area) | 21 | 21 | 20 |
| Population | ~450 (enclave) | ~127,000 | 331,857 | 656,274 |
| Median HH Income | $300K+ avg (enclave) | $95,200 | $88,654 | $66,820 |
| Guard-Gated | 24/7 staffed since 1998 | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) | Select enclaves |
| New Construction | None — built out | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Mountain Views | Spring Mountains panoramas | Varies by village | Limited | Varies by location |
| Best For | Views · Privacy · Estates | Schools · Luxury · Outdoors | Families · Retirees · Safety | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Vineyards income and population figures are community plan-record estimates; the Census does not tabulate the enclave separately. Last updated June 2026.
Cost of Ownership
What Will The Vineyards Cost You Each Month?
A $900,000 entry Vineyards purchase runs about $6,700 monthly with 20% down at 7% per Freddie Mac's rate survey — including HOA dues and taxes. The tabs below model your payment, compare renting, and break down HOA tiers for the enclave.
Payment Estimator
Estimate Your Vineyards Payment
$5,598
Estimated Monthly Payment
- Principal & Interest$4,790
- Property Tax$458
- 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 Vineyards right now?
Rental supply inside The Vineyards is structurally thin — high owner-occupancy in an ~200-home enclave means executive leases appear infrequently and command strong pricing when they do. For 5+ year holds, scarcity math tilts toward owning.
OWN (20% DOWN, 7%)
$5,969 / mo
- Principal & Interest
- $4,794
- Property Tax (~0.6%)
- $450
- Homeowners Insurance
- $175
- HOA (gate + Summerlin master)
- $550
- PMI (20% down — not required)
- $0
5-year net cost:~$178,000
Equity built:~$315,000
RENT (MODELED EXECUTIVE LEASE)
$5,500 / mo
- Executive-Home Lease (modeled)
- $5,500
- Renters Insurance
- $35
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$357,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $900,000 Vineyards home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — the owner walks away with roughly $315,000 in equity (including the down payment) while the renter walks away with none. Scarcity-driven appreciation in established Summerlin North enclaves historically outpaces the modeled 3% and widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $550/mo blended HOA, modeled $5,500 executive lease.
HOA Fees by Community
HOA Fees at The Vineyards
Every Vineyards home funds the 24-hour staffed gate, roving patrols, and common areas through its HOA. The exact figure depends on sub-association. Request the full resale package — dues, reserves, and assessment history — early in escrow.
The Vineyards HOA
$350–$850 / mo
Gate, patrols, common areas
$350–$850
Includes:
24-hour staffed gate, roving security, common-area landscaping and maintenance
Summerlin master association
Included in range
Includes:
Summerlin trail network, park maintenance, master-plan amenities per Howard Hughes Corporation
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and gate-access policies
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math
Financing Note
Jumbo required
Jumbo underwriting
20–25% down + reserves
Includes:
Most Vineyards purchases exceed the conforming limit — confirm lender approval early in the process
Appraisal runway
Budget extra time
Includes:
True Vineyards comparables are scarce; jumbo appraisals may expand the radius and need extra days
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Vineyards?
The Summerlin Parkway — the community's primary artery — feeds I-15, US-95, and I-215 within minutes, making The Vineyards one of the best-connected luxury enclaves in the valley. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Vineyards destinations beat that comfortably.
Drive Times from The Vineyards
- ~7 minDowntown Summerlin (dining, offices)Summerlin Pkwy east
- ~8 minTPC SummerlinSummerlin Pkwy → Town Center Dr
- ~12 minRed Rock Canyon NCAW Charleston Blvd west
- ~10 minSummerlin HospitalRampart Blvd south
- ~18 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~45 minMt. Charleston (Lee Canyon)US-95 north → SR-156
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 Vineyards?
Nevada escrow typically closes in 30–45 days from an accepted offer; cash purchases — common at the estate tier — can close in 7–14 days. Jumbo loans on custom homes sometimes need extra appraisal time because true Vineyards comparables are scarce. Budget HOA document delivery timelines and price in transfer fees at closing.
Quick Answer
What down payment do you need to buy in The Vineyards?
Plan on 20–25% down for most Vineyards purchases. Semi-custom homes near $900K can finance with 20% — roughly $180,000 down — while custom estates above $1.5M typically require 20–25% plus six months of reserves under jumbo underwriting guidelines. VA loans allow 0% for veterans with full entitlement, and there is no loan limit cap for that group. Have your lender pre-approve you specifically for a Summerlin North luxury jumbo, not just a generic approval bracket, before you tour.
The Vineyards FAQ — 18 Answers
What Do The Vineyards Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Vineyards?
The Vineyards sits at the luxury tier of Summerlin North: custom estates range from $900,000 to over $3 million per the community plan record, with a $512,500 ZIP-89134 median tracked by Las Vegas REALTORS. With ~200 homes on 100 acres, comparables are scarce — lot size, elevation, and view orientation move price. Budget with precision.
Is The Vineyards guard-gated?
Yes — The Vineyards has operated a 24-hour staffed guard gate with security patrols since its 1998 establishment by Howard Hughes Corporation. It is the only guard-gated enclave within The Vistas village of Summerlin North. Every visitor is verified at the gatehouse, so plan showings in advance — our agents coordinate gate clearance with same-day notice in most cases, and we brief buyers on gate procedures before their first tour.
What makes The Vineyards different from the rest of The Vistas?
The Vistas is a broad Summerlin North village spanning hundreds of acres with homes from $450,000. The Vineyards is its western luxury pinnacle: a staffed-gate enclave of roughly 200 custom and semi-custom estates priced $900K to $3M+, elevated above the valley floor with panoramic Spring Mountains and Red Rock Canyon views, on large lots that the rest of The Vistas cannot match. The distinction matters most when comparing HOA costs and financing — the gate tier requires careful jumbo underwriting.
What are property taxes like in The Vineyards?
Property taxes run low by national standards. Nevada's effective rate is roughly 0.5–0.7% of a home's 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 Vineyards home that means approximately $6,000–$8,400 per year — a fraction of what comparable gated California estates carry, and a major reason Summerlin North attracts Bay Area and Southern California buyers.
What are HOA fees in The Vineyards?
Budget $350–$850 per month, covering 24-hour guard staffing, security patrols, perimeter maintenance, and common-area landscaping. Exact dues vary by sub-association within the enclave. Always request the full resale package — current dues, reserve study, and assessment history — early in escrow. Total monthly carrying cost (HOA + mortgage + taxes + insurance) is the right benchmark, not list price alone, especially at the $900K–$3M+ range.
What schools serve The Vineyards?
The Vineyards is zoned to Clark County School District campuses that rate among Summerlin North's strongest: Lummis Elementary (8/10), Corner Stone Middle School (7/10), and Palo Verde High School (8/10) per GreatSchools. Bishop Gorman High School — one of Nevada's top private campuses — is about 15 minutes south. Verify zoning for any specific address on the CCSD website before writing an offer, as sub-zone lines can shift.
How does Nevada compare to California on taxes for Vineyards buyers?
California's top marginal state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $600,000 saves roughly $60,000 or more per year by relocating. Combined with The Vineyards' 0.5–0.7% effective property-tax rate and the 3% annual cap under NRS 361.471, Southern California buyers who paid $25,000+ per year in property taxes on a comparable gated estate find the Nevada math transformative, even after accounting for $350–$850 in monthly HOA dues.
Is The Vineyards good for families?
Yes — it is particularly strong for families seeking luxury privacy without sacrificing schools or outdoor access. Palo Verde High School (8/10) is the public zone, Lummis Elementary (8/10) feeds the lower grades, and Bishop Gorman is 15 minutes south. The community sits minutes from TPC Summerlin, Red Rock Canyon trails, and Downtown Summerlin youth programming. Quiet, traffic-free streets inside the gates add a layer most urban luxury addresses cannot offer.
Is there new construction in The Vineyards?
No production new construction exists inside The Vineyards — the enclave completed its roughly 200 homes after 1998, and today's opportunities are resale. Buyers wanting brand-new luxury builds nearby typically look at Summerlin West villages — The Ridges, Reverence, or Falcon Ridge — where Toll Brothers and other luxury builders are actively selling from the $1.5M range. We can compare both sides honestly before you commit to a direction.
How does The Vineyards compare to The Ridges?
The Ridges is Summerlin's ultra-luxury benchmark — entry from $2M+, larger custom lots, and newer architectural styles. The Vineyards counters with 25-plus years of mature estate landscaping, a more intimate ~200-home scale, and a $900K–$3M+ range that allows entry at meaningfully lower cost while still delivering a staffed-gate address. Buyers who prioritize established character and value per square foot often prefer The Vineyards; those wanting the newest trophy product typically go to The Ridges.
Is The Vineyards safe?
The Vineyards layers community security on top of Las Vegas Metro Police coverage: a 24-hour staffed gate, roving patrols inside the enclave, perimeter walls, and controlled visitor access operating since 1998. Inside the gates, typical incidents run to minor property matters consistent with established luxury enclaves valley-wide. Benchmark the broader 89134 ZIP through FBI Uniform Crime Reporting data, and ask us for the association's security disclosures during due diligence.
What are the mountain views like in The Vineyards?
Exceptional — and unobstructed on the right lots. The Vineyards' elevated western position within The Vistas gives many homes panoramic sightlines to the Spring Mountains and Red Rock Canyon; the Las Vegas Valley unfolds to the east and south. View lots carry meaningful premiums and rarely linger on the market. If a protected mountain-view orientation is your priority, tell us early — we preview lot position street by street before you leave the house.
What is the rental and second-home market like in The Vineyards?
Long-term executive leases appear occasionally but are structurally scarce — ownership runs high in a ~200-home guard-gated enclave, and turnover is thin. Short-term rentals are tightly regulated by the City of Las Vegas and further restricted by association CC&Rs — never underwrite vacation-rental income on a Vineyards purchase without reading both. Most buyers here hold for scarcity appreciation and estate-quality living, not short-term yield. Five-plus year holds reward conviction.
How long does it take to buy a home in The Vineyards?
Nevada escrow typically closes in 30–45 days from accepted offer; cash purchases — common at the estate tier — can close in 7–14. Jumbo loans on custom homes above the conforming limit sometimes need extra appraisal time because true Vineyards comparables are scarce and appraisers must expand their search radius. Budget extra time in the diligence window for HOA document review, and price in transfer and capital contribution fees at closing.
What should I know before buying in The Vineyards?
Four things move real money here. First, lot and view premium: elevated sites with mountain views trade at material premiums above valley-floor lots. Second, HOA tier: $350–$850 monthly dues require a full resale package review. Third, jumbo financing: custom estates need reserves and appraisal runway — confirm lender approval early. Fourth, scarcity: with ~200 homes and thin turnover, the right property may appear once a year — call (702) 637-1759 and set instant alerts today.
What down payment do I need to buy in The Vineyards?
Most Vineyards buyers put down 20–25%. Semi-custom homes near $900K can finance conventionally with 20% down — roughly $180,000 — while custom estates above the conforming loan limit go jumbo, where lenders typically require 20–25% plus six months of reserves. VA loans allow 0% for eligible veterans, though the VA does not cap the loan amount for those with full entitlement. Have your lender pre-approve you at the estate tier, not just a generic luxury bracket, before you tour.
What does a Vineyards HOA fee cover?
The $350–$850 monthly range funds the 24-hour staffed guard gate, roving security patrols inside the enclave, common-area landscaping and maintenance, and the master Summerlin association fee. Always pull the full resale package — current dues, reserve study, and any assessment history — early in escrow. Transfer fees and capital-contribution charges at closing are separate line items; price them into your offer math before you write.
Can Nevada Real Estate Group arrange a tour of The Vineyards?
Yes — and gate clearance is handled entirely by our agents. The Vineyards requires verified visitor entry at a 24-hour staffed gatehouse, so showings must be coordinated in advance. We typically arrange same-day or next-day access for qualified buyers. Call (702) 637-1759 or submit your details and we will set up a private tour — in-person or virtual for out-of-state buyers — and brief you on gate procedures before your first visit.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Vineyards?
These are the eight queries Vineyards buyers actually type into search engines and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is The Vineyards part of Summerlin?
Yes — The Vineyards is the guard-gated luxury enclave within The Vistas village, one of Summerlin North's most established villages. Howard Hughes Corporation developed The Vistas as part of the broader 22,500-acre Summerlin master plan, and The Vineyards is its highest-end residential component.
What is the difference between The Vineyards and The Vistas?
The Vistas is a large Summerlin North village with homes from $450,000 across multiple neighborhoods. The Vineyards is the single guard-gated enclave within The Vistas — roughly 200 custom homes priced $900K to $3M+ behind a staffed gate, at elevated terrain with mountain views. Not every Vistas home is in The Vineyards.
How many homes are in The Vineyards?
Approximately 200 custom and semi-custom homes on roughly 100 acres, per the Howard Hughes Corporation plan record. The enclave has been built out since the early 2000s — no new land remains, making it one of Summerlin North's permanently scarce addresses.
Can you drive through The Vineyards without an agent?
No — it is a guard-gated community with 24-hour staffed entry. Every visitor is verified at the gatehouse. Buyers tour with a licensed agent who arranges gate clearance in advance; call (702) 637-1759 and we typically coordinate same-day access for qualified buyers.
What views does The Vineyards have?
Many homes in The Vineyards offer panoramic sightlines to the Spring Mountains and Red Rock Canyon to the west, and sweeping Las Vegas Valley views to the east and south. The enclave sits at elevated terrain within The Vistas' western section — lot orientation matters considerably, and view lots trade at meaningful premiums.
Is The Vineyards walkable?
The Summerlin trail network runs adjacent to The Vistas village, giving Vineyards residents access to 150+ miles of paved recreational paths. Daily errands require a car — Downtown Summerlin is seven minutes, and Summerlin North's street grid is built around vehicle access rather than pedestrian infrastructure.
Why do California buyers choose The Vineyards?
Two reasons dominate: the Nevada tax advantage and estate value. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero. A household earning $600,000 saves roughly $60,000 per year. At the same budget, The Vineyards delivers a guard-gated custom estate with mountain views that would cost $2.5M+ behind comparable Southern California gates.
What schools are nearby?
Vineyards buyers are zoned to Lummis Elementary (8/10), Corner Stone Middle School (7/10), and Palo Verde High School (8/10) per GreatSchools and CCSD. Bishop Gorman High School — one of Nevada's top private campuses — is 15 minutes south. Always verify the specific zoning for any address on the CCSD website before writing an offer.
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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 ~200-home guard-gated enclave like The Vineyards, knowing every lot position, mountain-view orientation, and HOA sub-tier 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 Vineyards?
Compare The Vineyards with neighboring master plans and Summerlin villages. Each card pairs commute time — as close as 5 minutes to The Palisades and 7 minutes to Downtown Summerlin — with price positioning, so you can judge whether trading the staffed gate for a different enclave buys you more home.
A–Z INDEX
Which Summerlin North Communities Can You Explore A–Z?
The Vineyards is the guard-gated pinnacle of The Vistas, but Summerlin North offers multiple villages and enclaves at a range of price points. The entries below are indexed for orientation — our team can pull current listings for any community on request.
KEEP LEARNING
What Else Should You Read About The Vineyards?
These guides extend the research most Vineyards buyers do next — understanding the Summerlin master plan, comparing Summerlin's luxury enclaves, and mapping the Las Vegas market overall — 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 where The Vineyards sits in the market.
Read →COMMUNITY HUB
Summerlin Community Hub
Summerlin master plan overview, every village, guard-gated enclaves, schools, and market data in one place.
Read →Sources & Methodology
Where Does This Vineyards Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because The Vineyards is only ~200 homes, we deliberately present ZIP-89134 statistics as area benchmarks — never enclave-only claims — and omit per-lot 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, and active counts for ZIP code 89134 (Summerlin North). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Vineyards is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master developer — The Vineyards plan record, acreage, home counts, and community history. summerlin.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89134. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — a key Nevada tax advantage for relocating buyers. leg.state.nv.us
- Clark County School District (CCSD) — School boundary zoning, campus profiles, and enrollment data for The Vistas and Summerlin North. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Summerlin North campuses. greatschools.org
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Bureau of Land Management — Red Rock Canyon NCA acreage, access, and recreation data — 195,000 acres 12 minutes from The Vineyards. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the monthly payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California's 13.3% top income-tax rate — the comparison benchmark for Nevada tax-advantage calculations. ftb.ca.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026