Top Rated
8/10
8/10Red Rock Elementary
Zoned · Summerlin North (8 min)
K-5700 Students18:1
The Hills, Summerlin North
Mountain Trails Homes For Sale
Nevada's #1 team for Mountain Trails real estate. Search guard-gated custom and semi-custom estates with panoramic mountain and Strip views inside Summerlin's established Hills village.
PLAN PRICE RANGE
$1M–$5M+
Community plan record
HOMES BEHIND THE GATE
250+
Community plan record
AREA MEDIAN (89134)
$2.2M
LVR / GLVAR, June 2026
AREA DAYS ON MARKET
55
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Mountain Trails at a Glance?
Mountain Trails pairs 250-plus guard-gated estates priced $1M–$5M+ on 150 acres in The Hills village, Summerlin North, with panoramic views of Red Rock Canyon, the Spring Mountains, and the Las Vegas Strip per Howard Hughes Corporation and Las Vegas city demographics per the U.S. Census. The takeaways below unpack why view-lot premiums and HOA stacking matter most here.
- Guard-gated scarcity: 250-plus homes on 150 acres — the only guard-gated enclave in The Hills village, and the plan is substantially built out.
- Multi-directional views: Red Rock Canyon west, Las Vegas Strip southeast, Sheep Range north — breadth of vista that is rare even in Summerlin's luxury tier.
- Best for: executives, California relocators, and families targeting Sig Rogich Middle School (10/10) and Palo Verde High School zoning.
- Tax advantage: Nevada's zero income tax plus the 3% primary-residence property-tax cap under NRS 361.471 make long-run ownership costs highly predictable.
- Do your homework: HOA stack ($400–$1,000/mo), view-lot premiums ($300K–$700K over non-view), and jumbo financing all deserve early diligence.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Mountain Trails Summerlin Homes for Sale?
Mountain Trails carries 250-plus guard-gated homes priced $1M–$5M+ inside ZIP 89134 according to Las Vegas REALTORS MLS data and the community plan record. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal filtered to the 89134 ZIP.
PRICE DISTRIBUTION
How Many Mountain Trails Homes Sell in Each Price Range?
Mountain Trails' 250-plus homes span $1M to $5M+ with view-lot premiums driving wide variation per Las Vegas REALTORS MLS data and the community plan record. The three tiers below reflect the actual sub-enclave structure: entry semi-custom, mid-range premium, and summit custom estates.
Browse Mountain Trails Listings
How Can You Find a Mountain Trails Home by Type, View & Price?
Mountain Trails' 250-plus guard-gated homes break into three architectural tiers and two view categories — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. View-lot availability is the variable that moves fastest; set an alert to be first in line.
Which Mountain Trails Enclaves Should You Explore?
Mountain Trails organizes into three price-and-size tiers. Counts show area active listings in each price band — gate-interior inventory is very thin, typically a handful per quarter.
By Property Type
By Price Range
Updated daily · 43 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Mountain Trails Listings First?
Custom alerts by tier, price, beds, and view orientation — no spam, unsubscribe anytime. With 250-plus homes behind the gate and only a handful trading per quarter, the right Mountain Trails home may appear once a season; alert subscribers see it within hours, not weeks.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
9/10
9/10
8/10
How Are the Schools for Mountain Trails Families?
Schools are a genuine competitive advantage of Mountain Trails: zoned CCSD campuses are among the strongest in Summerlin North, led by Sig Rogich Middle School with a 10/10 GreatSchools rating — one of the highest-rated public middle schools in Nevada. The cards below map realistic options by level, with drive times.
9/10Doral Academy Red Rock
Charter · Summerlin area (10 min)
K-121200 Students19:1
9/10Alexander Dawson School
Private · Summerlin (10 min)
K-8500 Students10:1
9/10The Meadows School (Lower)
Private · west valley (15 min)
PreK-5300 Students8:1
8/10Coral Academy of Science
Charter · Summerlin (10 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Mountain Trails Families?
According to GreatSchools.org, Mountain Trails families get a top-tier zoned lineup: Sig Rogich Middle School (10/10 — one of Nevada's highest-rated public schools), Red Rock Elementary (8/10), and Palo Verde High School (8/10). Private standouts include Alexander Dawson and Bishop Gorman (both A+), verified against the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin North · 10 min | $1,000,000+ |
| 2 | Alexander Dawson School | Private | K-8 | A+ | Summerlin · 10 min | $1,000,000+ |
| 3 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin South · 15 min | $1,000,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $1,000,000+ |
| 5 | Red Rock Elementary | Public (zoned) | K-5 | 8/10 | Summerlin North · 8 min | $1,000,000+ |
SAFETY & CRIME
Is Mountain Trails Safe?
Direct Answer
Yes — by multiple layered design. Mountain Trails pairs City of Las Vegas police coverage with a 24-hour staffed guard gate, security patrols, perimeter walls, and controlled vehicle access — a continuous security stack since 1998. Inside the gates, 250-plus homes on 150 acres stay free of through-traffic; every vehicle has passed a staffed checkpoint.
- Staffed guard gate since 1998Mountain Trails sub-association security
- Roving security inside the perimeterHOA-funded, per the plan record
- City of Las Vegas police jurisdictionMetro coverage outside the gate
- Perimeter walls + controlled accessEvery visitor verified at staffed entry
What Buyers Should Know
Geography does the most work: Mountain Trails has no through-traffic — every vehicle inside passed a staffed gate. The community's elevated terrain on 150 acres keeps it physically separate from the surrounding neighborhood grid, with perimeter walls and patrols adding layers on top of Las Vegas Metropolitan Police Department coverage of the broader Summerlin North corridor.
The surrounding 89134 ZIP is one of Las Vegas's most established residential corridors; the area's incident profile runs to suburban property matters at rates buyers can verify through FBI UCR-based tools before writing an offer. Summerlin North's owner-heavy demographics and the Hills village's established character contribute to a below-average crime environment by Clark County standards.
For luxury buyers, the practical security picture — staffed entry, patrols, perimeter walls, and a 250-plus-home community where neighbors know each other — is among the strongest in the entire Summerlin master plan, on par with The Ridges and superior to non-staffed gated communities at similar price points.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the Mountain Trails association plan record. Last updated June 2026.
Living In
What's It Like Living in Mountain Trails Summerlin?
The Answer
Living in Mountain Trails means 24-hour staffed gates, sweeping views of Red Rock Canyon and the Strip, and custom estates seven minutes from Downtown Summerlin. The community sits within the City of Las Vegas, developed by Howard Hughes Corporation, with Sig Rogich Middle School (10/10) in zone and Red Rock Canyon twelve minutes west.
What is Mountain Trails known for?
Mountain Trails is known for its multi-directional views — Red Rock Canyon to the west, the Las Vegas Strip to the southeast — combined with a 24-hour staffed guard gate, custom and semi-custom estates from 3,000 to 7,500-plus square feet, and the strongest school-zoning lineup in Summerlin North.
Who should live in Mountain Trails?
Executives and professionals who want gated privacy with exceptional views, California relocators trading coastal taxes for Nevada's zero income tax, and families targeting Sig Rogich Middle School (10/10) and Palo Verde High School zoning inside an established Summerlin North village.
What is daily life like?
Morning walks on the Summerlin trail network connecting directly to Red Rock Canyon, seven-minute drives to Downtown Summerlin for dining and shopping, weekend hikes in a 195,000-acre conservation area, and evenings with Strip-skyline views from your pool deck.
Location
Where Is Mountain Trails
Mountain Trails sits in The Hills village of Summerlin North in Las Vegas (ZIP 89134), on elevated terrain between Hillpointe Road and the western edge of the village. About 150 acres. Roughly 15 miles northwest of the Strip, with direct Summerlin Parkway access.
Downtown Summerlin
7
Min
Red Rock Canyon
12
Min
Strip
20
Min
Airport
30
Min
Summerlin Hospital
10
Min
Mountain Trails
At a Glance$1M–$5M+
Plan Price Range
$2,200,000
Area Median (89134)
250+
Homes (guard-gated)
55
Area Days on Market
- Setting
- Guard-gated enclave in The Hills, Summerlin North
- Acreage
- 150 acres
- Homes
- 250+
- Established
- 1998
- Developer
- Howard Hughes Corporation
- Gate
- 24-hour staffed + patrols
- HOA
- $400–$1,000/mo (master + sub)
- Schools
- Red Rock ES 8/10 · Sig Rogich MS 10/10 · Palo Verde HS 8/10
- Views
- Red Rock Canyon · Spring Mountains · Strip skyline
- Trail access
- Direct — Summerlin 150+ mi network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Mountain Trails Score?
Mountain Trails earns top marks for views, safety, and school quality, with honest trade-offs on HOA carrying costs and the built-out supply that limits options. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first gate-access tour.
Grade A+: Safety
24-hour staffed gate, security patrols, perimeter walls, and City of Las Vegas police coverage — continuous since 1998.
Grade A: Schools
Sig Rogich Middle School (10/10) is one of Nevada's highest-rated public schools; Red Rock ES 8/10 and Palo Verde HS 8/10 complete a top-tier CCSD lineup.
Grade B: Cost of Living
Entry near $1M plus $400–$1,000/mo HOA stack is a premium — though zero state income tax and a 3% property-tax cap under NRS 361.471 offset carrying costs meaningfully.
Grade A: Amenities
Hills Park, direct Summerlin trail network access, TPC Summerlin minutes away, and Downtown Summerlin's dining and retail seven minutes east.
Grade A+: Outdoor Access
Direct trail connections to a 150-plus-mile Summerlin network; Red Rock Canyon NCA twelve minutes west via West Charleston Boulevard.
Grade A-: Commute
Seven minutes to Downtown Summerlin via Summerlin Parkway; twenty minutes to the Strip; direct 215 Beltway access for valley-wide reach.
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 Mountain Trails Summerlin a good place to live?
Yes — if panoramic views, gated privacy, and top-tier school zoning top your list. Mountain Trails pairs a 24-hour staffed gate and 250-plus custom estates on elevated terrain with a school lineup anchored by Sig Rogich Middle School (10/10) and a location seven minutes from Downtown Summerlin. The trade-offs are real — $400–$1,000 monthly HOA stack, built-out supply, and jumbo financing requirements — but for buyers who value views, security, and Summerlin North's established character, few addresses in the valley compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Mountain Trails?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Mountain Trails — the parent city holds 656,274 residents with a median household income of $66,820. Inside the Mountain Trails gate, the profile inverts sharply: community records show roughly 750-plus residents across 250-plus households, median age near 49, and average household income above $300,000.
The Census does not tabulate the enclave separately, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within the gates, our closing data shows a mix of senior executives and entrepreneurs, California relocators trading coastal taxes for Nevada's zero income tax, families targeting Sig Rogich Middle School (10/10), and established Summerlin residents who upgraded from the village's non-gated neighborhoods.
750+
vs Las Vegas 656,274
49
vs Clark Co 38
$300,000+
vs Clark Co median $74,007
93%
vs Clark Co 59%
250+
vs Clark Co ~860,000
$1M
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Mountain Trails is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Mountain Trails Area Growing?
Mountain Trails itself is deliberately finished — 250-plus homes since the community built out, with growth happening through remodels and custom rebuilds rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and Summerlin North remains among the most in-demand corridors in the metro for established luxury buyers.
656,274Las Vegas residents (Census)
250+Mountain Trails homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the gates, growth is structurally capped: 150 acres, 250-plus homes, a 24-hour staffed gate, and the Howard Hughes Corporation master plan all mean the rooftop count is fixed. That scarcity dynamic — fixed supply meeting persistent Summerlin North demand — is the structural foundation for strong long-run appreciation. Turnover is very thin; the community trades only a handful of homes in any quarter.
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 Mountain Trails Score for Livability?
Mountain Trails scores highest on views, safety, and school quality: multi-directional panoramas of Red Rock Canyon and the Strip, a 24-hour staffed gate since 1998, and Sig Rogich Middle School (10/10) in zone. The honest trade-offs are HOA carrying costs of $400–$1,000 per month and a built-out supply that limits options. Six categories below, benchmarked to Census and CCSD data.
- 90A
Overall Livability
- 92A
Schools (zoned + private)
- 95A+
Safety (gated)
- 48C+
Cost of Living
- 85A-
Amenities
- 88A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Mountain Trails Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Mountain Trails trades against. The 89134 ZIP area includes broader Summerlin North inventory; Mountain Trails proper trades 250-plus homes with an area median near $2.2M and roughly 55 area days on market.
Area Median Price
$2,200,000 area median (89134 luxury tier), June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
55 area median days; full custom estates at $3M+ trade slower
vs May 2025
Source: Las Vegas REALTORS
Active Inventory
Very thin — 250-plus total homes behind the gate; turnover is a handful per quarter
vs May 2025
Source: Las Vegas REALTORS
55
AREA DAYS ON MARKET
$2.2M
AREA MEDIAN (89134)
250+
HOMES BEHIND THE GATE
< 1 hr
OUR RESPONSE TIME
SCARCE INVENTORY
Get matched with a
Mountain Trails specialist.
Market Competitiveness
How competitive is the Mountain Trails market right now?
Mountain Trails is a deliberate, patient market: 250-plus guard-gated homes, a $2.2M area median, and 55 area days on market per Las Vegas REALTORS data. View-lot premiums of $300K–$700K over non-view positions demand careful comp judgment. Pre-approved buyers who move fast when a view-lot listing appears are the ones who win here.
60Patient Luxury Market
- 55 daysArea median DOM (luxury tier)
- $2.2MArea median price (89134 luxury)
- 250+Total homes behind the gate
- $300K–$700KView-lot premium range
Is Mountain Trails Right for You?
Who Should Buy a Home in Mountain Trails Summerlin?
Mountain Trails is three tiers of guard-gated luxury spanning $1M entry semi-customs to $5M+ summit custom estates, with a lifestyle that rewards specific buyer types. Three enclaves and five buyer profiles follow, plus the honest pros and trade-offs our team walks every client through.
Which Mountain Trails Tiers Fit Your Buyer Type?
Executives & Professionals
- Seven minutes to Downtown Summerlin corporate corridor
- Gates and patrols without remote-enclave drive times
- Custom and semi-custom estates to 7,500+ sq ft
- Strip and mountain views from home office or pool deck
California Relocators
- Guard-gated estate living at a fraction of coastal gated pricing
- Zero state income tax, 3% property-tax cap under NRS 361.471
- One-hour flight or four-hour drive from SoCal
- Our relocation team handles virtual tours and gate access
Families with School-Age Children
- Sig Rogich Middle School (10/10) in zone
- Red Rock Elementary (8/10), Palo Verde High (8/10)
- Alexander Dawson and Bishop Gorman nearby for private options
- Gated streets with no through-traffic and direct trail access
View-Driven Buyers
- Multi-directional panoramas impossible in flat communities
- Summit lots with Red Rock Canyon and Strip sightlines
- Elevation that keeps views permanently protected
- Comparable views to The Ridges at a lower entry price
Long-Hold Scarcity Investors
- 250-plus homes — supply permanently capped on 150 acres
- Howard Hughes Corporation master plan protects surroundings
- Strong historical appreciation through multiple market cycles
- Gate-interior comp data available from our team on request
Best Fit For
- California relocators — guard-gated estate living with panoramic views at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Executives & professionals — seven minutes to Downtown Summerlin, twenty to the Strip, with custom estates, panoramic views, and a 24-hour staffed gate at home.
- Families — Sig Rogich Middle School (10/10), Red Rock Elementary (8/10), Palo Verde High (8/10), and direct Summerlin trail access inside a gated community.
- View-driven buyers — multi-directional panoramas of Red Rock Canyon, the Spring Mountains, and the Las Vegas Strip from elevated estates impossible to replicate elsewhere.
- Long-hold investors — fixed supply of 250-plus homes on 150 acres with consistent Summerlin North demand and strong historical appreciation through multiple cycles.
Ready to explore homes in Mountain Trails? Our team knows every enclave, view orientation, and view-premium variable inside the gates.
Start Your Home SearchPros
- Multi-directional views of Red Rock Canyon, Spring Mountains, Strip skyline, and Sheep Range — structurally irreplaceable
- Sig Rogich Middle School (10/10) is one of Nevada's highest-rated public schools; Palo Verde HS (8/10) completes the public lineup
- 24-hour staffed guard gate with security patrols and perimeter walls, operating since 1998
- Entry near $1M is substantially below The Ridges ($2M+) while sharing comparable Summerlin North views
- Direct access to 150-plus-mile Summerlin trail system connecting to Red Rock Canyon (12 min)
- Howard Hughes Corporation master plan protects surrounding character and infrastructure standard
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- HOA stack of $400–$1,000/month (master + sub-association) is a meaningful carrying cost
- Built-out supply — resale only, and custom-era finishes vary widely home to home
- View-lot premiums of $300K–$700K over non-view positions require careful comp judgment
- Jumbo financing required above the conforming limit — need reserves-backed jumbo programs
- Very thin turnover — the right home may appear only once or twice per year in each tier
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Enclave Comparison
How Do Mountain Trails' Three Tiers Compare?
A like-for-like comparison of Mountain Trails' three architectural tiers — entry pricing, view exposure, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 250-plus homes total, per-tier market medians would be statistical noise, so we publish entry points and view-premium ranges instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Mountain Trails Summit | From $3M+ | n/a* | n/a* | n/a* | Custom · 360° Views |
| Mountain Trails Estates | From $1.5M+ | n/a* | n/a* | n/a* | Custom · Mountain or Valley Views |
| Mountain Trails Classic | From $1M | n/a* | n/a* | n/a* | Semi-Custom · Entry Luxury |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-tier $/SF and DOM are intentionally omitted — samples inside one tier are too small to be meaningful. View-lot premiums of $300K–$700K over non-view positions are the key pricing variable.
Enclave Deep Dive
What's Inside Mountain Trails' Three Tiers?
Submarket 1
Mountain Trails Summit
The community's pinnacle: full custom homes on the highest elevation lots with 360-degree panoramic views. Sales are infrequent — often one or two per year — and individually negotiated with gate-interior comps that require specialist judgment.
Browse Mountain Trails Summit homes →$3M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Mountain Trails Estates
Custom homes on generous lots with mountain or valley view orientations. The mid-range tier where most view-driven buyers ultimately land — strong premium for western Red Rock Canyon exposures over eastern valley views.
Browse Mountain Trails Estates homes →$1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Mountain Trails Classic
The most accessible tier in Mountain Trails. Semi-custom homes from 3,000 to 4,500 square feet with quality finishes throughout — the entry point for buyers who want The Hills' guard-gated address without a Summit or Estates price commitment.
Browse Mountain Trails Classic homes →$1MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Mountain Trails Summit — The View Tier
The highest lots in the community with 360-degree panoramic views: Red Rock Canyon west, Las Vegas Strip southeast, Sheep Range north. Full custom estates from 5,500 to 7,500-plus square feet representing Mountain Trails' finest homes. This view breadth is the rarest asset in Summerlin North.
Browse Mountain Trails Summit — The View Tier homes →360°Panoramic Views
$3M+Custom Estates From
7,500+Sq Ft Ceiling
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 Mountain Trails
tier fits?
BY ZIP CODE
How Does the Mountain Trails ZIP Code (89134) Break Down?
Mountain Trails sits in ZIP code 89134 — Summerlin North — and the table below shows how the broader ZIP area breaks into its major corridors, from Mountain Trails' guard-gated estates to the broader Hills village neighborhoods. The spread shows why area medians need a community-specific lens.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | Mountain Trails (guard-gated) — custom & semi-custom estates | $1M–$5M+ (plan range) | n/a* | ~55 area days | 250+ total homes (very thin turnover) | n/a* |
| 89134 | The Hills village (non-gated) — established family homes | From $500K | n/a* | ~30–45 days | — | n/a* |
| 89134 | Broader Summerlin North corridor (89134 combined) | $2,200,000 area median | — | 55 | — | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Gate-interior $/SF and YTD change are intentionally omitted: enclave-scale samples are too small to be meaningful, so we publish plan ranges and area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Mountain Trails Real Estate?
Seven verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the Howard Hughes Corporation plan record — capture Mountain Trails faster than any brochure: 250-plus homes, $1M–$5M+ plan range, 10/10 Sig Rogich Middle School in zone, and twelve minutes to Red Rock Canyon.
$1M–$5M+
Mountain Trails' plan price range — semi-custom entry to full-custom summit estates with 360-degree panoramic views.
Community plan record
$2.2M
Area median for the 89134 luxury tier, June 2026 — the market benchmark Mountain Trails trades against.
Las Vegas REALTORS / GLVAR
250+
Guard-gated homes across 150 acres — the permanently fixed supply with no land remaining to build more.
Howard Hughes Corporation plan record
10/10
Sig Rogich Middle School GreatSchools rating — one of Nevada's highest-rated public schools sits in zone.
GreatSchools · CCSD 2026
12 min
Drive to Red Rock Canyon National Conservation Area — 195,000 acres of Mojave hiking and climbing directly from the gate.
Community plan record drive times
1998
Year Mountain Trails was established — over 26 years of mature landscaping and settled neighborhood character.
Howard Hughes Corporation plan record
0%
Nevada state income tax — versus California's 13.3% top rate, the single biggest financial driver for most relocating buyers.
Nevada Department of Taxation
3%
Annual cap on primary-residence property-tax increases under Nevada Revised Statutes 361.471 — keeps long-run ownership costs predictable.
NRS 361.471 / Clark County Assessor
WHY MOUNTAIN TRAILS
Why Does Mountain Trails Stand Apart From Its Peers?
From the panoramic view lots to the 10/10 school zoning, Mountain Trails occupies a position no other Summerlin North community fills. The five advantages below are each tied to a verifiable source — Nevada Revised Statutes, CCSD GreatSchools data, the Howard Hughes Corporation plan record, and FBI crime data — so you can check every claim.
- Community plan record · elevation data
Multi-directional panoramic views
Red Rock Canyon west, Las Vegas Strip southeast, Sheep Range north — view breadth that is structurally impossible to replicate in non-elevated communities at any price.
- GreatSchools · CCSD 2026
Sig Rogich Middle School (10/10)
One of the highest-rated public middle schools in Nevada sits in zone — a school-quality advantage that attracts families from across the valley and supports long-run property values.
- Howard Hughes Corporation plan record
Permanent scarcity on 150 acres
250-plus homes is the fixed supply — no new land, no further density. Howard Hughes Corporation's Summerlin master plan protects the surrounding character.
- Howard Hughes Corporation · BLM
Direct Summerlin trail access
The 150-plus-mile Summerlin trail network threads through The Hills village, connecting Mountain Trails residents directly to Red Rock Canyon trailheads twelve minutes west.
- Nevada Revised Statutes 361.471
Nevada's tax-capped ownership costs
Zero state income tax plus a 3% annual cap on primary-residence property taxes under NRS 361.471 keep long-run carrying costs highly predictable for high-income households.
WHY BUY IN MOUNTAIN TRAILS
What Are the Top 10 Reasons to Buy a Home in Mountain Trails?
Mountain Trails' case rests on views, scarcity, and school quality: panoramic Red Rock Canyon and Strip vistas, 250-plus homes that will never be added to, Sig Rogich Middle School (10/10) in zone, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, with zero state income tax. Ten sourced reasons follow.
Multi-directional panoramic views
Red Rock Canyon, Spring Mountains, Strip skyline, and Sheep Range — view breadth impossible to replicate in non-elevated communities.
Community plan record
Sig Rogich Middle School (10/10)
One of Nevada's highest-rated public middle schools sits in zone — a competitive advantage for families that supports long-run values.
GreatSchools · CCSD
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, making long-run ownership costs predictable.
NRS 361.471
24-hour staffed security since 1998
Staffed gate, roving patrols, and perimeter walls — the security stack that has operated continuously for 26-plus years.
Community plan record
250-home permanent scarcity
The plan is substantially built out on 150 acres — no new supply can dilute the community or its views.
Howard Hughes Corporation plan record
Direct Summerlin trail network access
150-plus miles of paved multi-use trails connecting to Red Rock Canyon trailheads twelve minutes west.
Howard Hughes Corporation
Howard Hughes Corporation master plan protection
Summerlin's 22,500-acre master plan protects community character and maintains the infrastructure standard that sustains values.
Howard Hughes Corporation / summerlin.com
Seven minutes to Downtown Summerlin
The valley's premier open-air retail and dining hub — farmers markets, Las Vegas Ballpark, and office campuses a short drive east.
Community plan record drive times
Entry well below The Ridges
Guard-gated luxury starting at $1M in an established Summerlin North village — entry starts $1M+ below The Ridges while sharing comparable views.
LVR / GLVAR MLS data, June 2026
New Construction
Who Builds New Homes in and Around Mountain Trails?
No production builder operates inside Mountain Trails — the community dates to 1998 and is substantially built out with only occasional custom-rebuild or vacant-lot opportunities surfacing through resale. Buyers who want new construction with a similar guard-gated luxury profile typically look at active Summerlin West villages. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
The closest luxury new-build profile to Mountain Trails resale
Design-Forward Luxury
Shea Homes
Quality new construction with contemporary desert architecture
Family · Quality
Woodside Homes
Value-to-quality ratio favored by Summerlin North buyers upgrading
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Mountain Trails resale
Outdoor Recreation
What Outdoor Amenities Does Mountain Trails Offer?
Mature parks inside The Hills village, 150-plus miles of Summerlin trails at the door, and Red Rock Canyon twelve minutes west — Mountain Trails residents trade raw acreage for refined, view-enriched access. The Howard Hughes Corporation maintains the surrounding trail and park network, usable through 300 days of annual sunshine.
5 MIN
Hills Park
~12 acresCourts · Trails · PicnicFree
The Hills village's neighborhood park — basketball courts, walking trails, open fields, and picnic areas five minutes from the Mountain Trails gate.
DIRECT ACCESS
Summerlin Trail System
150+ milesPaved multi-use trailsFree
The Summerlin trail network threads through The Hills village and connects Mountain Trails residents directly to Red Rock Canyon trailheads — morning runs with Spring Mountain views as the permanent backdrop.
12 MIN
Red Rock Canyon NCA
195,819 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and climbing, and wildlife viewing managed by the Bureau of Land Management.
10 MIN
TPC Summerlin
18 holesChampionship golfPublic tee times
Home of the Shriners Children's Open, TPC Summerlin is a Pete Dye design ten minutes east — the area's premier public golf option for Mountain Trails residents.
7 MIN
Downtown Summerlin
Open-air districtShops · Events · DiningFree
The west valley's shopping, dining, and events hub — farmers markets, Las Vegas Ballpark, and seasonal festivals seven minutes via Summerlin Parkway.
10 MIN
Calico Basin
Desert preserveEasy hiking · BoulderingFree
A quieter alternative to the main Red Rock loop — dog-friendly trails through red sandstone formations ten minutes from the community gate.
8 MIN
Las Vegas Ballpark
10,000-seat stadiumTriple-A baseballTicketed
Home of the Las Vegas Aviators, Triple-A affiliate of the Oakland A's — a family-friendly evening eight minutes from the gate.
10 MIN
Summerlin Hospital Medical Center
Full-service hospitalHealthcareN/A
The closest full-service hospital to Mountain Trails — ten minutes north via Summerlin Parkway, important context for families and retirees evaluating healthcare access.
The Mountain Trails Lifestyle
What Does a Weekend in Mountain Trails Look Like?
Three moods within minutes of the gate: morning trails with Spring Mountain views, eighteen holes at TPC Summerlin ten minutes east, and sunset from your pool deck watching Red Rock Canyon glow west and the Strip sparkle southeast — backed by 195,000 acres managed by the Bureau of Land Management.
250+Homes Behind the Gate
150Acres of Luxury Estates
12 minTo Red Rock Canyon
10/10Sig Rogich Middle School
THIS WEEKEND'S OPEN HOUSES
Can You Tour Mountain Trails Homes This Weekend?
Open houses are rare inside Mountain Trails — a guard-gated community with verified entry means most sellers show by appointment only, coordinated through the gate in advance. Set up instant alerts to be notified the moment a Mountain Trails home schedules an open house — or browse every active listing now and let us arrange private, gate-cleared showings.
Quick Answer
What are HOA fees in Mountain Trails Summerlin?
Budget $400 to $1,000 per month — a two-part stack combining the Summerlin master-association fee with the Mountain Trails sub-association assessment. The master fee covers Summerlin's trail network, parks, and community events; the sub-association covers guard gate staffing, security patrols, and community-level maintenance. Dues vary by property, so request the full resale package early in escrow — Nevada's standard 30-to-45-day close gives you the time to review dues, the reserve study, and any assessment history before you commit.
Moving to Mountain Trails
Should I Move to Mountain Trails Summerlin?
Households from Los Angeles, Orange County, and the Bay Area are choosing Mountain Trails for a simple reason: guard-gated estates with panoramic mountain and Strip views start at $1 million — twenty minutes from the Strip. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero.
Why California Buyers Are Choosing Mountain Trails
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone. Mountain Trails adds what coastal gated communities can't match at the price: panoramic views of Red Rock Canyon and the Spring Mountains, a 24-hour staffed guard gate, and an effective property-tax rate of roughly 0.5–0.75% with a 3% annual cap for primary residences under NRS 361.471.
At a $2 million budget, gated estate living with mountain views in coastal California starts somewhere north of $5 million. That same budget in Mountain Trails secures a custom Mediterranean or contemporary estate behind a 24-hour staffed gate — with Red Rock Canyon views to the west and Strip skyline views to the southeast — seven minutes from Downtown Summerlin and twenty from the resort corridor.
According to Las Vegas REALTORS, the 89134 ZIP area median is broadly representative of Summerlin North pricing, with Mountain Trails itself ranging $1M–$5M+ inside the gate. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. The Howard Hughes Corporation trail system connects Mountain Trails directly to a 150-plus-mile network leading to Red Rock Canyon, managed by the Bureau of Land Management.
Mountain Trails runs on a professional economy: executives, entrepreneurs, physicians, and established business owners set the demographic profile, with average household income above $300,000 per community records. The Downtown Summerlin corporate and retail corridor sits seven minutes east via Summerlin Parkway, Summerlin Hospital Medical Center about ten minutes away, and the Strip's resort employment core twenty minutes southeast — a commute radius that works for virtually every professional lifestyle in the valley.
Cost of Living Snapshot — Mountain Trails 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 fees. The category that flips hardest is the one that matters here: guard-gated estate living with mountain views that starts at $1 million in Mountain Trails starts at $4 million-plus behind comparable California gates.
| Metric | Mountain Trails, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Estate Entry | ~$1M (Mountain Trails) | $4M+ (gated Westside) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.0%–1.25% |
| Annual Tax Cap (primary home) | 3% under NRS 361.471 | No comparable cap |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Mountain Trails Rental Market — Rent vs. Own
Executive leases inside the gate are extremely scarce — 93% of households own per community records, and with only 250-plus homes total, rental listings appear only a few times per year. When they do surface, prices run $6,000–$12,000 per month depending on size and view. Short-term rentals are tightly restricted by the City of Las Vegas and the Mountain Trails CC&Rs — never underwrite vacation-rental income here. Most buyers purchase for long-hold scarcity appreciation, not yield.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Mountain Trails? Our team specializes in out-of-state relocation — virtual estate tours, gate-access coordination, view-premium valuation, jumbo loan introductions, and closing coordination without multiple flights to Las Vegas.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Mountain Trails in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Mountain Trails buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your tier and set a realistic budget
Decide which Mountain Trails you're buying: $1M entry semi-customs in Classic, $1.5M–$3M in Estates, or $3M+ custom summit homes. View orientation (Red Rock Canyon west vs. Strip southeast) adds $300K–$700K to comparable floor plans — build that into your ceiling.
Get pre-approved for jumbo financing
Every tier above the conforming loan limit needs jumbo financing with reserves. Get pre-approved by a jumbo-experienced Las Vegas lender before your first gate-access showing — Mountain Trails sellers verify financing before accepting offers.
Hire a Mountain Trails specialist
With 250-plus homes and wide custom variation, comps require gate-interior data — view premiums, elevation, lot orientation, and finish level all move price meaningfully. Work with an agent who tracks every tier inside the gates.
Tour in person or virtually
Showings need gate clearance, so plan ahead — we coordinate access with same-day notice in most cases. Walk shortlisted homes at different times of day to judge view sightlines; virtual tours work well for out-of-state buyers.
Write and negotiate the offer
Cash is common at the $2M+ estate tier; financed buyers compete with clean terms and jumbo-vetted pre-approvals. Ask us where each seller actually stands on price before you write.
Inspection and HOA document review
Order the resale package early: current dues, reserve study, assessment history, CC&Rs. Review the HOA stack (master + sub) carefully — total monthly carrying cost, not just list price, is what determines your real budget.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Jumbo appraisals sometimes need extra time — plan for 45 days if financing above $1.5M.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders with the association, then handle the Nevada DMV — driver's license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Mountain Trails Economy?
Mountain Trails runs on a professional economy: senior executives, entrepreneurs, physicians, and established business owners with average household income above $300,000 per community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and the Summerlin North corridor around Mountain Trails houses the valley's most concentrated executive residential base.
$300,000+Avg household income, Mountain TrailsNREG community plan record
93%Owner-occupied householdsCommunity plan record
7 minTo Downtown Summerlin corporate corridorVia Summerlin Pkwy
20 minTo the Strip employment coreVia Summerlin Pkwy → I-15
Top Mountain Trails-Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's premier retail employment hub, seven minutes via Summerlin Parkway
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, ten minutes north via Summerlin Parkway
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, fifteen minutes south
- Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes southeast
- Clark County School District (Summerlin North region)Includes Sig Rogich MS and the Red Rock Elementary attendance zone — a significant employer for educator households in the community
- TPC SummerlinChampionship golf operations and hospitality, ten minutes east — employer and lifestyle amenity in one
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Mountain Trails Compare to The Ridges, Queensridge & Summerlin?
If you're weighing Mountain Trails against the valley's other premium guard-gated addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Mountain Trails wins on school quality, trail access, and value-per-view; The Ridges on ultra-luxury prestige; Queensridge on central location — sources are LVR, the U.S. Census, and CCSD.
| Metric | Mountain Trails | The Ridges | Queensridge | Summerlin |
|---|---|---|---|---|
| Price Range | $1M–$5M+ (plan) | $2M–$20M+ | $800K–$5M+ | From $450K |
| Guard-Gated | 24/7 staffed since 1998 | 24/7 staffed | 24/7 staffed since 1997 | Select enclaves only |
| Middle School (zoned) | Sig Rogich 10/10 | Sig Rogich 10/10 | Canarelli 7/10 | Varies by village |
| Views | Multi-directional: Red Rock + Strip + Sheep Range | Red Rock + Bear's Best | City lights + Spring Mtns | Varies by village |
| Trail Access | Direct — 150+ mi Summerlin network | Direct — Summerlin network | None (interior paths) | 150+ mi Summerlin network |
| New Construction | None — built out | Minimal | None — built out | Active (Summerlin West) |
| Best For | Views · Schools · Value vs. Ridges | Ultra-luxury · Prestige · Golf | Centrality · Estate privacy | Schools · Selection · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, Clark County School District. Mountain Trails income and population figures are community plan-record values. Last updated June 2026.
Cost of Ownership
What Will Mountain Trails Cost You Each Month?
A $1.5 million Mountain Trails purchase runs about $10,500 monthly with 20% down at 7% per Freddie Mac's rate survey — including the HOA stack every guard-gated community carries. The tabs below model your payment, compare renting, and break down the master-plus-sub HOA structure.
Payment Estimator
Estimate Your Mountain Trails Payment
$9,096
Estimated Monthly Payment
- Principal & Interest$7,984
- Property Tax$763
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Mountain Trails right now?
Rental supply inside the gates is extremely thin — 93% of households own — so executive leases are scarce and priced accordingly. For 5+ year holds, the scarcity math strongly favors owning.
OWN (20% DOWN, 7%)
$9,743 / mo
- Principal & Interest
- $7,980
- Property Tax (~0.65%)
- $813
- Homeowners Insurance
- $250
- HOA (master + sub-association)
- $700
- PMI (20% down)
- $0
5-year net cost:~$285,000
Equity built:~$575,000
RENT (MODELED EXECUTIVE LEASE)
$7,500 / mo
- Executive-Home Lease (modeled)
- $7,500
- Renters Insurance
- $50
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$487,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $1.5M Mountain Trails estate for five years nets out substantially cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $575,000 in equity (including the down payment) while the renter walks away with none. Mountain Trails' scarcity-supported appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.65% effective property tax, $700/mo blended HOA, modeled $7,500 executive lease.
HOA Fees by Community
HOA Fees by Property Tier
Every Mountain Trails home funds both the Summerlin master association and the Mountain Trails sub-association — the two-part stack that covers the trail system, parks, guard gate, patrols, and community maintenance. Exact amounts vary by property; request the full resale package early in escrow.
Summerlin Master Association
Approx. $60–$80 / mo
All Summerlin residents pay
$60–$80
Includes:
Trail maintenance, parks, community events, master-plan services
Mountain Trails Sub-Association
$350–$920 / mo
Classic tier (semi-custom)
$350–$500
Includes:
24-hour staffed guard gate, security patrols, common-area landscaping, perimeter maintenance
Estates & Summit tier (custom)
$500–$920
Includes:
Adds enhanced patrols, larger lot common areas, and in some sections, a second access gate
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, gate-access policies
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Mountain Trails?
Summerlin Parkway is Mountain Trails' main artery east: seven minutes to Downtown Summerlin, twenty to the Strip, thirty to the airport. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Mountain Trails destinations beat that comfortably.
Drive Times from Mountain Trails
- 7 minDowntown Summerlin (dining, errands, offices)Summerlin Pkwy east
- ~12 minRed Rock Canyon NCAW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterSummerlin Pkwy north
- ~10 minTPC SummerlinHillpointe Rd / Summerlin Pkwy
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- 25-30 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~45 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Mountain Trails home?
Most Mountain Trails purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — common at the $2M+ estate tier — close in 10–14 days. Jumbo files above $1.5 million sometimes need extra appraisal time given scarce gate-interior comparables, so plan 45 days. HOA document review adds a few days regardless.
Quick Answer
What down payment do you need to buy in Mountain Trails?
Most Mountain Trails buyers put down 20% to 25%. Every tier above the conforming loan limit requires jumbo financing, where lenders typically want 20–25% down plus six to twelve months of reserves. On a $1.5 million purchase that means $300,000–$375,000 down. VA loans allow 0% for eligible veterans but require a VA-approved jumbo lender and a property that meets VA standards. Get pre-approved by a jumbo-experienced Las Vegas lender before your first gate-cleared showing.
Mountain Trails FAQ — 18 Answers
What Do Mountain Trails Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in Mountain Trails Summerlin?
Mountain Trails homes span roughly $1 million for semi-custom residences to more than $5 million for full-custom estates on the highest elevation lots — a range confirmed by $2,200,000 area data and the community plan record. Sizes run 3,000 to 7,500-plus square feet across 250-plus homes on 150 acres. The widest premiums attach to multi-directional view lots; our team pulls recent gate-interior closings before you offer.
Is Mountain Trails guard-gated?
Yes — Mountain Trails operates a 24-hour staffed guard gate with security patrols and perimeter walls, and it is the only guard-gated enclave within The Hills village of Summerlin North. Established in 1998, the community pairs that security layer with mature landscaping and a settled neighborhood character that takes decades to earn. Gate access for showings is coordinated by your agent in advance; we handle that for every tour.
What village is Mountain Trails in, and how does that affect location?
Mountain Trails anchors The Hills village in the Summerlin North Association — the village's premier and only guard-gated enclave. That positions Downtown Summerlin about seven minutes away via Summerlin Parkway, Red Rock Canyon about twelve, and the Strip roughly twenty. Buyers comparing Summerlin North villages should weigh The Hills' maturity against newer villages farther west before deciding.
What views do Mountain Trails homes have?
Multi-directional views are the community's signature: Red Rock Canyon and the Spring Mountains to the west, the Las Vegas Strip and valley floor to the southeast, and the Sheep Range to the north. That breadth is rare even among Summerlin's luxury communities and is the primary reason comparable view lots command premiums of $300,000 to $700,000 over non-view positions. Visit shortlisted homes at different hours to judge sightlines yourself.
What are HOA fees in Mountain Trails?
Budget $400 to $1,000 per month, combining the Summerlin master-association fee with the Mountain Trails sub-association assessment for guard gate staffing, security patrols, and community maintenance. Dues vary by property, so request the resale package early in escrow — Nevada's standard 30-to-45-day close gives you adequate review time. We benchmark these fees against comparable gated enclaves to make sure you're not surprised.
What schools serve Mountain Trails?
Zoning covers Red Rock Elementary (8/10 on GreatSchools), Sig Rogich Middle School (10/10 — one of the highest-rated middle schools in Nevada), and Palo Verde High School (8/10). Private options include The Meadows School (A+) and Bishop Gorman (A+); Doral Academy Red Rock (9/10) leads the charters. Verify current CCSD boundaries at the parcel level before you close — boundary adjustments do happen.
How does Mountain Trails compare to The Ridges Summerlin?
The Ridges ($2M–$20M+) is Summerlin's ultra-luxury flagship built around Bear's Best golf; Mountain Trails ($1M–$5M+) delivers guard-gated luxury at a lower entry price with comparable multi-directional views, 1998-vintage established character, and the same strong Summerlin North school zoning. Buyers who prioritize views and security over the marquee address find Mountain Trails the sharper value play — we tour both to help you feel the difference.
What is the property tax situation for Mountain Trails homeowners?
Nevada's effective rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1.5 million Mountain Trails home that means approximately $7,500–$11,250 per year — a fraction of comparable gated estates in coastal California. Zero state income tax reinforces the carrying-cost advantage for relocating households.
How does Nevada's tax climate compare to California for Mountain Trails buyers?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone. Pair that with Mountain Trails' roughly 0.5–0.75% effective property-tax rate (capped at 3% annual growth) versus California's 1.0–1.25% base, and the ownership math for a $1.5M–$3M luxury home strongly favors Nevada.
What security features exist beyond the guard gate?
Beyond 24-hour staffed entry, Mountain Trails includes controlled vehicle access, security patrols within the perimeter, and perimeter walls. With 250-plus homes across 150 acres, density stays low enough for meaningful patrol coverage. Guard-gated communities commonly add entry-point cameras and emergency-response coordination — confirm exact provisions in the resale package. The security stack has been in continuous operation since 1998, per the community plan record.
Are custom lot or teardown opportunities available in Mountain Trails?
Mountain Trails dates to 1998 and is substantially built out, so vacant custom lots are scarce and surface only through resale. Howard Hughes Corporation's architectural guidelines govern any new construction inside the gate. Nevada Real Estate Group monitors lot and teardown opportunities across Summerlin's guard-gated communities — share your build brief and we alert you when something fits, here or in a comparable enclave.
How does Mountain Trails' resale market perform through cycles?
Strong, with structural support that most communities lack. Guard-gated luxury in established Summerlin North has outperformed the broader Las Vegas market through multiple cycles per Las Vegas REALTORS data. Mountain Trails' fixed supply of 250-plus homes creates a permanent scarcity premium; Nevada's zero income tax and 3% property-tax cap under NRS 361.471 keep long-run ownership costs predictable. Ask for gate-interior comparable sales before pricing a purchase or listing.
What does the Summerlin trail network access look like from Mountain Trails?
Direct. The Summerlin trail system threads through The Hills village and connects Mountain Trails residents to a 150-plus-mile network managed by Howard Hughes Corporation and Clark County that ultimately links to Red Rock Canyon's trailheads twelve minutes west. Morning runs, cycling, and dog walks on paved multi-use paths with unobstructed desert and mountain views — a lifestyle asset that newer Summerlin villages farther from the mountains cannot replicate.
What should I know before buying in Mountain Trails?
Four things move real money here. First, view-lot premiums: elevation and orientation add $300,000 to $700,000 over non-view positions — visit at multiple times of day. Second, HOA stack: budget $400–$1,000/month combining master and sub-association. Third, jumbo financing: homes above the conforming loan limit need reserves-backed jumbo programs. Fourth, comps: 250-plus homes with wide custom variation demands judgment — call (702) 637-1759 and we pull gate-interior closings before you write.
Can Nevada Real Estate Group help me buy or sell in Mountain Trails?
Yes — call (702) 637-1759. Nevada Real Estate Group is the #1 real estate team in Nevada with 9,600+ closed transactions and $4.85B+ in total sales volume. We coordinate gate access for every showing, track gate-interior comps that the public MLS often misses, and handle out-of-state relocation from virtual tours through closing. Our Summerlin specialists know Mountain Trails' view-premium micro-market better than any other team in the valley.
What down payment is needed to buy in Mountain Trails?
Most Mountain Trails buyers put down 20% to 25%. Homes above the conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus six to twelve months of reserves. On a $1.5 million purchase that means $300,000–$375,000 down. VA loans allow 0% for eligible veterans but require a VA-approved jumbo lender. Get pre-approved by a jumbo-experienced lender before your first gate-access showing — sellers here verify financing before accepting offers.
How long does it take to close on a Mountain Trails home?
Most purchases close in 30 to 45 days through a Nevada escrow company. Cash offers, common at the $2M+ custom-estate tier, can close in 10–14 days. Jumbo files sometimes need extra appraisal time because true gate-interior comparables are scarce — plan for 45 days if financing over $1.5 million. HOA document review (resale package, reserve study, CC&Rs) adds a few days regardless of how you're paying.
What is the rental market like in Mountain Trails?
Extremely thin by design. The community's 93% ownership rate means rental listings surface only a few times per year. When they appear, executive leases run $6,000–$12,000 per month depending on size and view. Short-term rentals are heavily restricted by the City of Las Vegas and the association CC&Rs — never underwrite vacation-rental income on a Mountain Trails purchase. Most investors here buy for long-hold scarcity appreciation, not yield.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Mountain Trails Summerlin?
The eight questions Mountain Trails buyers ask most — answered with verifiable specifics: market figures from Las Vegas REALTORS, tax law from Nevada Revised Statutes 361.471, school ratings from GreatSchools, and community facts from the Howard Hughes Corporation plan record. Every figure is sourced.
Is Mountain Trails part of Summerlin?
Yes — Mountain Trails is the guard-gated enclave within The Hills village, part of the Summerlin North Association in the Howard Hughes Corporation 22,500-acre Summerlin master plan. It sits in Las Vegas (ZIP 89134), not the incorporated City of Summerlin.
How does Mountain Trails compare to The Ridges?
The Ridges ($2M–$20M+) is Summerlin's ultra-luxury flagship with Bear's Best golf; Mountain Trails ($1M–$5M+) delivers guard-gated luxury at a lower entry with comparable multi-directional views and the same Sig Rogich Middle School (10/10) zoning. Buyers who prioritize value-per-view over the marquee address find Mountain Trails the sharper proposition.
What ZIP code is Mountain Trails in?
ZIP code 89134, in the Summerlin North corridor of Las Vegas. The community spans 150 acres within The Hills village, with pricing from $1 million to over $5 million. Use 89134 for insurance, commute, and school research, and confirm parcel-level details through the resale package during Nevada's standard 30-45 day escrow.
What is the school zoning for Mountain Trails?
Red Rock Elementary (8/10), Sig Rogich Middle School (10/10 — one of Nevada's highest-rated public schools), and Palo Verde High School (8/10) per Clark County School District zoning. Always verify at the parcel level before you close — CCSD boundary adjustments do happen.
How many homes are in Mountain Trails?
Approximately 250-plus across 150 acres, per the Howard Hughes Corporation plan record — custom and semi-custom single-family estates from 3,000 to 7,500-plus square feet. The community is substantially built out, making that number the permanent supply cap.
Can you visit Mountain Trails without an agent?
No — it is a guard-gated community with 24-hour staffed entry, and every visitor is verified. Buyers tour with a licensed agent who arranges gate clearance in advance; call (702) 637-1759 and we typically coordinate same-day access for qualified buyers.
Why do Mountain Trails homes cost so much more for view lots?
Multi-directional view exposure — Red Rock Canyon west, Strip southeast, Sheep Range north — is structurally irreplaceable on elevated terrain. View-lot premiums of $300,000 to $700,000 over comparable non-view positions reflect permanent scarcity: once the elevated lots are built, no new ones can be created.
Is Mountain Trails good for families?
Exceptionally so. Sig Rogich Middle School (10/10) is one of Nevada's highest-rated public middle schools; Red Rock Elementary (8/10) and Palo Verde High (8/10) complete a top-tier CCSD lineup. Direct Summerlin trail access and Hills Park nearby round out the family appeal inside gated streets with no through-traffic.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, 9,061+ verified five-star reviews, and 9,600+ closed transactions totaling $4.85B+ since 2011. Our agents have represented buyers and sellers across Summerlin's guard-gated enclaves — Mountain Trails, The Ridges, Red Rock Country Club, and Queensridge. In a 250-home market where view-lot comps are rare, that depth wins.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas and Summerlin transactions since 2011 — in a 250-home guard-gated market like Mountain Trails, knowing every view tier, HOA structure, and gate-interior comp 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 Mountain Trails?
Compare Mountain Trails with neighboring guard-gated enclaves and Summerlin villages. Each card pairs the commute time with price positioning — from $600K non-gated options to $1.2M-plus gated alternatives — so you can judge whether a different security tier or view orientation actually buys you more home for your budget.
8 MIN S
The Palisades (Summerlin)
From $1.2M
8 min from Mountain Trails
View The Palisades (Summerlin) →7 MIN (DTSummerlin)
Summerlin (master plan)
$728K (Summerlin-wide)
7 min to Downtown Summerlin
View Summerlin (master plan) →A–Z INDEX
Which Mountain Trails Enclaves Can You Explore A–Z?
Three architectural tiers make up the 250-plus-home community, from semi-custom entry homes to full-custom summit estates. The entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and HOA documents for any tier on request.
M
- Mountain Trails Classic (semi-custom entry)
- Mountain Trails Estates (custom mid-range)
- Mountain Trails Summit (custom panoramic)
- Mountain Trails (self)
T
- The Hills (parent village)
- The Palisades (nearby village)
KEEP LEARNING
What Else Should You Read About Mountain Trails?
These guides extend the research most Mountain Trails buyers do next — understanding the broader Summerlin luxury market, comparing guard-gated enclaves, and mapping the buying process in a thin-inventory community — 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 luxury 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 Mountain Trails' Summerlin North positioning.
Read →MASTER PLAN HUB
Summerlin Community Hub
All Summerlin villages, guard-gated enclaves, and master-plan data in one place — the essential reference for Summerlin North buyers.
Read →Sources & Methodology
Where Does This Mountain Trails Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Mountain Trails has only 250-plus homes, we present area statistics (89134 ZIP luxury tier) as area benchmarks — never enclave-specific claims — and omit per-tier medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Area median prices, days on market, active and closed counts for ZIP 89134 luxury tier. lasvegasrealtors.com
- Howard Hughes Corporation / Summerlin — Mountain Trails plan record, community count, acreage, founding year, and master-plan infrastructure data. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Mountain Trails is not separately tabulated). census.gov/quickfacts
- Clark County School District (CCSD) — School attendance boundaries for Red Rock Elementary, Sig Rogich Middle School, and Palo Verde High School. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for zoned CCSD and nearby private schools. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for 89134 properties. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- California Franchise Tax Board — California's top 13.3% state income-tax rate cited in the Nevada-vs-California comparison. ftb.ca.gov
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage (195,819 acres), access, and recreation data. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- U.S. Bureau of Labor Statistics — Las Vegas MSA employment, unemployment, and wage data. bls.gov
- FBI Uniform Crime Reporting — Las Vegas violent and property crime rates for area safety benchmarking. fbi.gov/ucr
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