Top Rated
9/10
9/10John W. Bonner Elementary
Zoned · Summerlin (5 min)
K-5850 Students18:1
Red Rock Country Club, Summerlin
Palmer Peak at Red Rock Country Club Homes For Sale
Nevada's #1 team for Palmer Peak real estate. Search ultra-luxury guard-gated golf estates inside Red Rock Country Club — Arnold Palmer courses, panoramic canyon and Strip views, and Summerlin's finest address.
PLAN PRICE RANGE
$1.2M–$3M
Community plan record
ESTATES BEHIND THE GATE
90+
Community plan record
FLOOR PLANS
3,500–6,500 SF
Community plan record
DUAL GUARD GATES
24/7
Community plan record
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 Palmer Peak at Red Rock Country Club at a Glance?
Palmer Peak at Red Rock Country Club is an ultra-luxury guard-gated golf enclave of 90+ estates priced $1.2M–$3M in Summerlin ZIP 89135, developed by Howard Hughes Corporation and named for Arnold Palmer. Market context for the broader 89135 corridor comes from Las Vegas REALTORS MLS data; enclave-level statistics require club-wide comparable analysis, not ZIP medians.
- Ultra-luxury scarcity: 90+ estates on 35 acres — the plan is built out, supply is permanently capped, and resale volume is thin by design.
- Arnold Palmer legacy: Both championship courses at Red Rock Country Club were designed by Arnold Palmer; the enclave is named in his honor.
- Dual-layer security: Red Rock Country Club's 24-hour staffed outer gate plus Palmer Peak's inner perimeter — every visitor is verified twice.
- School excellence: Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10 — among the strongest CCSD school zoning in the valley.
- Do your homework: HOA layering ($350–$800/mo), club membership terms, jumbo financing requirements, and comp judgment all need early attention.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Palmer Peak at Red Rock Country Club Homes for Sale?
Palmer Peak at Red Rock Country Club holds 90+ ultra-luxury estates priced $1.2M–$3M in ZIP 89135 per the community plan record and Las Vegas REALTORS MLS data. The newest area listings appear below, refreshed daily, and every active estate is searchable in our live MLS portal — with gate clearance coordinated by our agents for every showing.
PRICE DISTRIBUTION
How Many Palmer Peak Homes Sell in Each Price Range?
Palmer Peak at Red Rock Country Club prices range from $1.2M to $3M per the community plan record and Las Vegas REALTORS MLS data for ZIP 89135. The bands below show where active luxury inventory concentrates across the broader Summerlin corridor — Palmer Peak sits in the $1.2M–$3M tier, with golf-course and mountain-view lots commanding the upper portion.
Browse Palmer Peak Listings
How Can You Find a Palmer Peak Home by Type, Lifestyle & Price?
Palmer Peak at Red Rock Country Club offers 90+ ultra-luxury golf-course estates at $1.2M–$3M in ZIP 89135 — each link below opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. Gate clearance is arranged by our agents for every showing.
Which Red Rock Country Club Enclaves Should You Compare?
Red Rock Country Club contains multiple guard-gated enclaves at different price points and lot positions. Each card links to the most relevant hub or live search — compare Palmer Peak against sibling enclaves to find the right fit before requesting a gate-cleared tour.
Updated daily · 90 active listings · MLS data
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- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
9/10
9/10
8/10
8/10
How Are the Schools for Palmer Peak Families?
Schools are among the strongest advantages of a Palmer Peak address: CCSD campuses zoned here rank 9–10/10 per GreatSchools — Bonner Elementary and Sig Rogich Middle are among the highest-rated public schools in the valley — with The Meadows School and Bishop Gorman High School as nearby private options. The cards below map realistic choices by level.
9/10The Meadows School (Lower)
Private · Summerlin (10 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (8 min)
K-121100 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin (10 min)
K-8900 Students19:1
8/10Las Vegas Day School
Private · west valley (15 min)
PreK-8400 Students12:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Palmer Peak Families?
According to GreatSchools.org, Palmer Peak families are zoned to some of the valley's highest-rated CCSD campuses — John W. Bonner Elementary (9/10) and Sig Rogich Middle School (10/10) — while The Meadows School and Bishop Gorman anchor the private tier. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 7 min | $1.2M+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | Summerlin · 10 min | $1.2M+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 12 min | $1.2M+ |
| 4 | John W. Bonner Elementary | Public (zoned) | K-5 | 9/10 | Summerlin · 5 min | $1.2M+ |
| 5 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 8 min | $1.2M+ |
SAFETY & CRIME
Is Palmer Peak at Red Rock Country Club Safe?
Direct Answer
Yes — by dual-layer design. Palmer Peak sits behind Red Rock Country Club's 24-hour staffed outer gate and adds its own inner perimeter, so every visitor is verified twice before reaching an estate driveway. Inside the enclave, typical incidents are minor property matters — consistent with established guard-gated golf communities. Benchmark the broader area through FBI Uniform Crime Reporting data.
- 24-hour staffed guard gatesRRCC outer + Palmer Peak inner
- Controlled access every visitCommunity plan record
- City of Las Vegas police jurisdictionMetro coverage beyond the gate
- Perimeter security + patrolHOA-funded per the plan record
What Buyers Should Know
Dual gates do quiet, compounding work: a visitor must clear the Red Rock Country Club staffed outer gate and then a second inner Palmer Peak gate before reaching any driveway. No through-traffic, no uninvited access — the people on these streets are residents, their verified guests, or credentialed vendors.
The surrounding Summerlin corridor — ZIP 89135 — is among the most owner-heavy and established sub-markets in the Las Vegas Valley. The area runs to suburban property matters at rates buyers can verify through FBI UCR-based tools before writing any offer.
For estate buyers at this price tier, the practical security picture — dual staffed gates, perimeter walls, and a 90+ estate community where neighbors know each other — is the strongest available in the Las Vegas Valley.
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 Palmer Peak at Red Rock Country Club?
The Answer
Living in Palmer Peak means waking to Arnold Palmer fairway views, Red Rock Canyon on the horizon, and a dual-staffed gate protecting 90+ estates in Summerlin ZIP 89135. Downtown Summerlin is five minutes west and the Strip twenty minutes east, per Howard Hughes Corporation community records — privacy and access in rare combination at this price tier.
What is Palmer Peak at Red Rock Country Club known for?
Palmer Peak is known for its Arnold Palmer-designed golf-course estate lots, dual-layer 24-hour guard-gated security, ultra-luxury floor plans from 3,500 to 6,500 square feet, and panoramic Red Rock Canyon and Strip views — all within the Summerlin master plan five minutes from Downtown Summerlin.
Who should live in Palmer Peak at Red Rock Country Club?
Executives and professionals who want championship golf and canyon recreation out the back gate, privacy-first buyers who value dual guard-gate security, and California relocators trading coastal taxes for Nevada's zero — all at an estate scale starting $1.2 million.
What is daily life like in Palmer Peak?
Mornings on the Arnold Palmer fairways or Red Rock Canyon trails ten minutes west, afternoons at Downtown Summerlin five minutes away, and evenings with Strip access twenty minutes east — set behind two layers of staffed-gate security on a 35-acre estate enclave.
Location
Where Is Palmer Peak at Red Rock Country Club
Palmer Peak at Red Rock Country Club sits inside Red Rock Country Club in Summerlin, Las Vegas, ZIP 89135 — approximately 35 acres along the club's championship fairways, about 16 miles from the Strip. Five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Las Vegas Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Summerlin Hospital
8
Min
Palmer Peak at Red Rock Country Club
At a Glance$1.2M–$3M
Plan Price Range
3,500–6,500 sq ft
Floor Plans
90+
Estates (approx.)
55 days
Luxury DOM (approx.)
- Setting
- Ultra-luxury guard-gated golf enclave within Red Rock Country Club
- Acreage
- 35 acres
- Homes
- 90+
- Established
- 2014
- Developer
- Howard Hughes Corporation
- Named For
- Arnold Palmer (course designer)
- Gate
- Dual-layer 24-hour staffed guard gate
- HOA
- $350–$800/mo (layered)
- Schools
- CCSD top-rated + The Meadows, Bishop Gorman
- Golf
- 2 Arnold Palmer championship courses
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Palmer Peak at Red Rock Country Club Score?
Palmer Peak earns top marks for safety, school zoning, and outdoor access, with honest trade-offs on carrying costs and the premium required to enter this tier. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first gate-cleared tour.
Grade A+: Safety
Dual 24-hour staffed guard gates — Red Rock Country Club outer gate plus Palmer Peak inner perimeter — every visitor verified twice since 2014.
Grade A: Schools
CCSD zone rated among the valley's best: Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10 per GreatSchools. The Meadows School and Bishop Gorman are nearby private options.
Grade C: Cost of Living
Entry at $1.2M+ plus $350–$800/mo HOA layering plus club dues is a premium proposition — offset materially by Nevada's zero state income tax.
Grade A: Amenities
Two Arnold Palmer championship courses, private clubhouse, spa, fitness center, tennis, pool, and fine dining — all inside the gate.
Grade A+: Outdoor Access
Red Rock Canyon NCA ten minutes west via W. Charleston, Fox Hill Park and the Summerlin trail network five minutes away, 300 days of sunshine.
Grade A-: Commute
Five minutes to Downtown Summerlin, twenty to the Strip, thirty to Harry Reid Airport — strong access with Summerlin Parkway and I-215 nearby.
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 Palmer Peak at Red Rock Country Club a good place to live?
Yes — if ultra-luxury privacy, championship golf, and Red Rock Canyon access top your list. Palmer Peak pairs 90+ custom estates on 35 acres with dual-layer 24-hour guard gates, two Arnold Palmer courses, and Summerlin's finest school zoning: Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10. The trade-offs are real — $1.2M+ entry, $350–$800/mo HOA layering, jumbo financing requirements, and thin comparable data — but for buyers who want the valley's best golf address at Nevada's tax advantage, few enclaves compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Palmer Peak at Red Rock Country Club?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Palmer Peak — the parent city holds 656,274 residents with a median household income of $66,820. Inside the Palmer Peak gates, the profile inverts sharply: community records show roughly 270+ residents across 90+ households, a median age near 48, and average household income above $200,000.
The Census does not tabulate the enclave separately, so citywide figures are the statistical backdrop. Within the gates, the buyer profile runs to executives, physicians, technology founders, and senior corporate leaders — with a steady California relocation stream trading coastal income taxes for Nevada's zero and coastal golf-club pricing for Palmer Peak's $1.2M–$3M range.
270+
vs Las Vegas 656,274
~48
vs Clark Co 38
$200,000+
vs Clark Co median $74,007
90%
vs Clark Co 59%
90+
vs Clark Co ~860,000
$1.2M
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Palmer Peak is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Palmer Peak Area Growing?
Palmer Peak itself is deliberately finished — 90+ estates since 2014, with no land left to add more. Growth in the surrounding Summerlin corridor keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and Summerlin's west villages remain among the most in-demand in the city.
656,274Las Vegas residents (Census)
90+Palmer Peak estates (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the gates, growth is structurally capped: 90+ estates on 35 acres is the permanent number, which is the scarcity argument for ownership here. The surrounding Summerlin corridor — ZIP 89135 — remains one of the most liquid luxury sub-markets in the valley, providing the comparable-sale context Palmer Peak valuations are benchmarked against.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the enclave separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Palmer Peak at Red Rock Country Club Score for Livability?
Palmer Peak scores highest on safety, outdoor access, and school zoning: dual 24-hour staffed guard gates, Red Rock Canyon ten minutes west, and CCSD campuses rated 9–10/10 nearby. The honest trade-off is carrying cost — $1.2M+ entry, layered HOA dues, and club obligations. Six categories below, benchmarked to Census and FBI data.
- 92A
Overall Livability
- 90A
Schools (zoned + private)
- 98A+
Safety (dual-gated)
- 35C-
Cost of Living
- 95A+
Amenities (golf + club)
- 85A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Palmer Peak 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 Summerlin luxury trades against. Palmer Peak holds 90+ estates priced $1.2M–$3M; enclave-level monthly series are too thin to publish, so the ZIP 89135 corridor provides the directional context.
Median List Price
$3M plan range; ZIP 89135 luxury corridor benchmarks from LVR MLS data
vs May 2025
Source: Las Vegas REALTORS
Days on Market
Approximately 55 days at the ultra-luxury tier; priced-right estates with views move faster
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Thin by design — 90+ estates total means a handful of closings per quarter; each one is a data point
vs May 2025
Source: Las Vegas REALTORS
55
DAYS ON MARKET (LUXURY TIER)
$3M
AREA MEDIAN (LUXURY)
90+
ESTATES BEHIND THE GATE
< 1 hr
OUR RESPONSE TIME
SCARCE INVENTORY
Get matched with a
Palmer Peak specialist.
Market Competitiveness
How Competitive Is the Palmer Peak Market Right Now?
Palmer Peak is a patient, judgment-intensive market — 90+ estates at $1.2M–$3M means a handful of active listings in any season. Buyers who move quickly on correctly priced view lots win; sellers who price aspirationally wait. This is a low-volume, high-stakes market where relationships and data quality matter more than speed.
40Patient Ultra-Luxury Market
- ~55 daysApprox. DOM at this price tier
- $1.2M–$3MPalmer Peak plan price range
- 90+Total estates (built out)
- 35 acresTotal enclave footprint
Is Palmer Peak Right for You?
Who Should Buy a Home in Palmer Peak at Red Rock Country Club?
Palmer Peak isn't for every buyer — it's 90+ ultra-luxury golf-course estates at $1.2M–$3M with layered HOA dues and jumbo-only financing. Six buyer profiles below match lifestyles to this specific tier, followed by the honest pros and trade-offs our team walks through before every gate-cleared first tour.
Which Buyer Types Fit Palmer Peak at Red Rock Country Club?
Golf-First Buyers
- Two Arnold Palmer championship courses out the back gate
- Priority tee times for club members
- Golf-course view lots in multiple orientations
- RRCC clubhouse with dining, spa, fitness, and tennis
Privacy-First Buyers
- Dual 24-hour staffed guard gates since 2014
- No through-traffic — 90 estates, not a city block
- Perimeter walls and inner-perimeter control
- Quiet streets where neighbors know each other
California Relocators
- Zero Nevada state income tax vs. California's up to 13.3%
- Guard-gated golf estate at a fraction of CA club pricing
- 3% annual property-tax cap under NRS 361.471
- Our relocation team handles virtual tours and gate access
Families
- Bonner ES 9/10 · Rogich MS 10/10 · Palo Verde HS 8/10
- The Meadows School and Bishop Gorman nearby
- Fox Hill Park and Cottonwood Canyon Park within five minutes
- Safe, dual-gated streets with no through-traffic
Executives & Professionals
- Downtown Summerlin five minutes away for work and dining
- Strip twenty minutes east for client entertainment
- Airport thirty minutes via I-215 for frequent travel
- Estate-grade homes 3,500–6,500 sq ft for home-office and hosting
Long-Hold Scarcity Investors
- 90+ estates — supply permanently capped since buildout
- Guard-gated golf product with historically strong demand resilience
- Nevada tax environment adds to long-hold return math
- Watch for off-market listings: call (702) 637-1759
Best Fit For
- Golf-first buyers — two Arnold Palmer championship courses inside the gate, priority tee times, and a private clubhouse with dining, spa, and tennis.
- California relocators — guard-gated golf-course estate living at a fraction of coastal club pricing, zero state income tax, and a 3% property-tax cap.
- Privacy-first buyers — dual 24-hour staffed guard gates — RRCC outer and Palmer Peak inner — with every visitor verified twice.
- Families — Bonner ES 9/10, Rogich MS 10/10, and Palo Verde HS 8/10 among the valley's strongest CCSD school zoning.
- Executives — Downtown Summerlin five minutes away, Strip twenty minutes east, and airport thirty minutes for frequent travelers.
- Scarcity-focused buyers — a permanently capped 90+ estate community where built-out supply and golf-course positioning structurally support well-bought positions.
Ready to explore homes in Palmer Peak at Red Rock Country Club? Our team knows every estate, golf-course lot position, and HOA layer inside the gates.
Start Your Home SearchPros
- Two Arnold Palmer championship courses accessible from inside the community
- Dual 24-hour staffed guard gates — RRCC outer gate plus Palmer Peak inner perimeter — since 2014
- Among the valley's strongest CCSD school zoning: Bonner 9/10, Rogich 10/10, Palo Verde 8/10
- Red Rock Canyon NCA ten minutes west — hiking, climbing, and cycling in the Mojave's best conservation area
- Howard Hughes Corporation master-plan quality standards — the benchmark for Summerlin development
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- 3,500–6,500 sq ft estate floor plans with natural stone, premium materials, and resort-quality outdoor spaces
Honest Considerations
- HOA layering: Summerlin master dues plus RRCC sub-association fees stack to $350–$800/mo before club membership
- Club membership terms, transfer conditions, and capital contributions vary — read current club documents carefully
- Jumbo-only financing: purchases above the conforming limit require reserves and stricter underwriting
- 90 estates means scarce comparables — valuation is judgment work across club-wide data, not a spreadsheet exercise
- Thin resale volume — a handful of closings per quarter means patience is required to find the right estate
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the Las Vegas Valley
Enclave Comparison
How Does Palmer Peak Compare to Other Red Rock Country Club Enclaves?
A side-by-side of Palmer Peak against sibling enclaves within Red Rock Country Club and broader Summerlin alternatives — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and Las Vegas REALTORS MLS data. Enclave-level medians are intentionally omitted where sample sizes are too small to be meaningful.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Palmer Peak at RRCC | $1.2M–$3M | n/a* | ~55 | n/a* | Golf estates · 2014 vintage |
| Wildflower at RRCC | From $1M+ | n/a* | n/a* | n/a* | Guard-gated · Golf · Summerlin |
| Red Rock CC (broader) | From $1M+ | n/a* | n/a* | n/a* | Full club lifestyle |
| Summerlin (master plan) | From $400K | n/a* | 21 | 1,253 | Broad selection · New construction |
| The Ridges, Summerlin | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Mountain views |
| Las Vegas (citywide) | From $250K | n/a* | 20 | 8,606 | Maximum selection |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-enclave $/SF and DOM are intentionally omitted where samples are too small. Club-wide RRCC comparables provide the valuation framework.
Enclave Deep Dive
What's Inside Red Rock Country Club's Enclaves?
Submarket 1
Palmer Peak at RRCC
Named for Arnold Palmer, Palmer Peak offers 90+ estates from 3,500 to 6,500 sq ft along the championship fairways — the club's 2014-established ultra-luxury enclave.
Browse Palmer Peak at RRCC homes →$1.2M–$3MMedian Price
~55Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Wildflower at RRCC
A sibling enclave within Red Rock Country Club sharing dual-gate security and Arnold Palmer golf access, at a slightly different price point and lot orientation.
Browse Wildflower at RRCC homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Red Rock CC (broader)
The umbrella community housing multiple guard-gated enclaves — all sharing the Arnold Palmer courses, RRCC clubhouse, and 24-hour outer staffed gate.
Browse Red Rock CC (broader) homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Summerlin (master plan)
The 25,000-acre Howard Hughes Corporation master plan containing Palmer Peak — widest selection from townhomes to ultra-luxury at every Summerlin price tier.
Browse Summerlin (master plan) homes →$400K+Median Price
21Days on Market
1,253Active Listings
n/a*Price / Sq Ft
Submarket 5
The Ridges, Summerlin
Summerlin's premier ultra-luxury guard-gated enclave — comparable security and price tier to Palmer Peak but without the golf-in-community access.
Browse The Ridges, Summerlin homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Las Vegas (citywide)
The full Las Vegas market context — Palmer Peak sits at the ultra-luxury apex of the citywide range.
Browse Las Vegas (citywide) homes →$250K+Median Price
20Days on Market
8,606Active Listings
n/a*Price / Sq Ft
Submarket 7
Red Rock Country Club — The Club Amenities
Two Arnold Palmer championship courses, a private clubhouse with fine dining, full-service spa, fitness center, tennis courts, and a resort pool — the complete private-club lifestyle that all RRCC enclaves access inside the same dual-staffed gate.
Browse Red Rock Country Club — The Club Amenities homes →2Arnold Palmer Courses
24/7Dual Guard Gates
$1.2M+Palmer Peak Entry
35Acres in Palmer Peak
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Red Rock Country Club
enclave fits?
BY ZIP CODE
How Does ZIP Code 89135 (Palmer Peak Area) Break Down?
Palmer Peak at Red Rock Country Club sits in ZIP 89135 — Summerlin's luxury benchmark ZIP — and the table below shows where the corridor's real inventory lives. The spread is the story: 89135 carries entry Summerlin townhomes and $3M+ RRCC custom estates under one postal code, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Palmer Peak at RRCC (guard-gated golf estates) | $1.2M–$3M (plan range) | n/a* | ~55 (ultra-luxury) | n/a* (handful per season) | n/a* |
| 89135 | Red Rock Country Club (all enclaves) | From $1M+ | n/a* | varies by tier | — | n/a* |
| 89135 | Summerlin luxury village corridor | From $700K | n/a* | 21 | — | n/a* |
| 89135 | Broader Summerlin 89135 corridor | Varies by segment | — | 21 | — | n/a* |
| 89135 | Full ZIP 89135 benchmark | Per LVR MLS June 2026 | — | 21 | Per LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Enclave-level $/SF and year-over-year change are intentionally omitted: Palmer Peak's 90-estate sample is too small to support reliable medians. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Palmer Peak at Red Rock Country Club?
Eight verifiable numbers — sourced to Las Vegas REALTORS, U.S. Census Bureau, Clark County Assessor, and the community plan record — capture Palmer Peak faster than any brochure: 90+ estates, $1.2M–$3M plan range, dual guard gates, and two Arnold Palmer courses behind a single address.
$1.2M–$3M
Palmer Peak's plan price range — ultra-luxury estates from 3,500 to 6,500 square feet on Arnold Palmer golf-course lots.
Community plan record
90+
Estates behind the dual guard gate across 35 acres — the permanent cap, with no land left to build more.
Community plan record
2014
The year Howard Hughes Corporation established Palmer Peak — named in honor of Arnold Palmer, designer of both RRCC championship courses.
Community plan record
2
Arnold Palmer championship courses accessible from inside the community — the signature lifestyle differentiator for this enclave.
Community plan record
$350–$800
Monthly HOA range, layering the Summerlin master-association fee with Red Rock Country Club sub-association dues.
Community plan record
10 min
Drive time to Red Rock Canyon National Conservation Area — the Mojave's 195,000-acre BLM conservation area.
Community plan record drive times
0%
Nevada's state income tax rate — the single-line-item that makes the relocation math decisive for California buyers at this income tier.
Nevada Department of Taxation
9/10–10/10
CCSD school zone ratings: Bonner Elementary 9/10 and Rogich Middle School 10/10 per GreatSchools — among the valley's highest.
GreatSchools.org
WHY PALMER PEAK
Why Does Palmer Peak at Red Rock Country Club Stand Apart From Its Peers?
From the dual staffed gates to the Arnold Palmer fairways, Palmer Peak occupies a niche no other Las Vegas enclave fills. 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 check every claim.
- Community plan record · Howard Hughes Corporation
Arnold Palmer golf from your back gate
Two championship courses designed by Arnold Palmer wind through Red Rock Country Club — residents access both from inside the community without driving anywhere.
- Community plan record
Dual-layer 24-hour guard-gate security
RRCC outer gate plus Palmer Peak inner perimeter — every visitor is verified twice, operating continuously since 2014.
- GreatSchools.org
Top-rated CCSD school zone
Bonner ES 9/10 and Rogich MS 10/10 are among the highest-rated public schools in the Las Vegas Valley; Palo Verde HS 8/10 covers the high school zone.
- Bureau of Land Management
Red Rock Canyon ten minutes west
The Bureau of Land Management's roughly 195,000-acre conservation area — hiking, climbing, cycling, and the 13-mile scenic loop — starts a ten-minute drive from the gate.
- Nevada Revised Statutes 361.471
Nevada tax advantage
Zero state income tax plus a 3% primary-residence property-tax cap under NRS 361.471 — the two numbers that make the monthly carrying cost math work at this tier.
WHY BUY IN PALMER PEAK
What Are the Top 10 Reasons to Buy a Home in Palmer Peak at Red Rock Country Club?
Palmer Peak's case rests on scarcity, golf, and school zoning: 90+ estates that will never be added to, Arnold Palmer courses out the back gate, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, and zero state income tax. Ten sourced reasons follow.
Arnold Palmer championship golf
Two courses designed by Arnold Palmer inside Red Rock Country Club — the enclave is named in his honor for a reason.
Community plan record
Dual-layer 24-hour guard gate
RRCC outer gate plus Palmer Peak inner perimeter — the most layered access control available in Summerlin.
Community plan record
Top-rated CCSD school zone
Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10 — among the valley's strongest public school credentials.
GreatSchools.org
Red Rock Canyon ten minutes west
The 13-mile BLM scenic loop and world-class climbing start a ten-minute drive from the Palmer Peak gate.
Bureau of Land Management
Zero state income tax
Nevada levies no personal income tax — five-to-six-figure annual savings for relocating California households at this income tier.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable long-run carrying costs.
NRS 361.471
Howard Hughes Corporation master plan
Developed by the stewards of Summerlin — the highest quality-controlled master plan in the Las Vegas Valley.
Howard Hughes Corporation
Estate-grade floor plans
3,500 to 6,500 square feet with natural stone, premium materials, and indoor-outdoor living standards built for the club lifestyle.
Community plan record
Structural scarcity
90+ estates on 35 acres — built out since 2014, no land left to add more supply.
Community plan record
Downtown Summerlin five minutes away
The west valley's dining, shopping, and corporate hub is a five-minute drive from the Palmer Peak gate.
Community plan record drive times
New Construction
Who Builds New Homes In and Around Palmer Peak at Red Rock Country Club?
No production builder operates inside Palmer Peak — the 90+ estates were completed under Howard Hughes Corporation's master plan framework beginning in 2014, and today's opportunities are resale only. Buyers wanting new construction with a comparable luxury profile look at other active Summerlin villages. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest luxury production profile to Palmer Peak resale character
Family & Mid-Market
Lennar
Broadest active west-side new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary buyers cross-shop against Palmer Peak resale
Family
Richmond American
Value-oriented new builds for the broader Summerlin area
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing club living
Outdoor Recreation
What Outdoor Amenities Does Palmer Peak Offer?
Arnold Palmer fairways out the back gate, Red Rock Canyon ten minutes west, and the Summerlin trail network immediately surrounding the community — Palmer Peak is the valley's strongest convergence of golf, canyon, and trail access. The Bureau of Land Management manages the roughly 195,000-acre conservation area accessible through 300 days of annual sunshine.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Cycling · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class rock climbing, desert trails, and canyon overlooks, all managed by the Bureau of Land Management.
IN-COMMUNITY
Arnold Palmer Courses (RRCC)
36 holes (2 courses)Championship golfClub members
Two Arnold Palmer-designed championship courses wind through Red Rock Country Club — the signature amenity that gives Palmer Peak its name and its lifestyle.
IN-COMMUNITY
RRCC Clubhouse & Spa
Full private clubDining · Spa · Fitness · Tennis · PoolClub members
Private clubhouse with fine dining, full-service spa, fitness center, tennis courts, and resort-style pool — the complete club lifestyle inside the gate.
5 MIN
Fox Hill Park
~20 acresTrails · Disc Golf · PlaygroundFree
One of Summerlin's signature community parks — adventure playground, disc golf course, desert trails, and picnic areas five minutes from the Palmer Peak gate.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
Summerlin's linear park system connects neighborhoods through desert gardens and walking paths — an extension of the trail network immediately accessible from the community.
5 MIN
Cottonwood Canyon Park
~8 acresPlayground · Sports Courts · PathsFree
Neighborhood park with playground equipment, sports courts, and walking paths — the daily-use option minutes from the Palmer Peak gate.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's shopping, dining, and events hub — farmers markets, seasonal festivals, Las Vegas Ballpark, and the region's best outdoor-retail experience.
15 MIN
TPC Summerlin (Las Vegas National)
18 holesSemi-private golfMember/public rounds
The Las Vegas Champions PGA Tour venue offers additional golf options beyond the two RRCC courses — a tee-time alternative when the club has limited availability.
The Palmer Peak Lifestyle
What Does a Weekend in Palmer Peak at Red Rock Country Club Look Like?
Three moods before noon: an early tee time on the Arnold Palmer course, a canyon hike via the Bureau of Land Management's 13-mile Red Rock scenic loop ten minutes west, and a late lunch at Downtown Summerlin five minutes from the gate — with dual-staffed security ensuring the community you return to stays exactly as private as you left it.
90+Estates Behind Dual Gates
35Acres of Golf Estates
10 minTo Red Rock Canyon
2Arnold Palmer Courses
THIS WEEKEND'S OPEN HOUSES
Can You Tour Palmer Peak at Red Rock Country Club Homes This Weekend?
Open houses are rare here — dual-gate security means all showings require advance gate clearance, and most sellers at this tier prefer appointment-only access. Set up instant alerts to know the moment a Palmer Peak estate schedules an open house, or browse every active listing now and let us arrange a private, gate-cleared showing on your schedule.
Quick Answer
What does an HOA cost in Palmer Peak at Red Rock Country Club?
Budget $350–$800 per month, layering the Summerlin master-association fee with Red Rock Country Club sub-association dues covering the staffed outer and inner gates, common areas, and landscaping. Club membership — golf access, spa, fitness, dining — is a separate obligation governed by the RRCC club documents. Always pull the full resale package early in escrow: current dues, reserve study, assessment history, club terms, and any one-time capital-contribution or transfer fees at closing.
Moving to Palmer Peak at Red Rock Country Club
Should I Move to Palmer Peak at Red Rock Country Club?
Each month, California households earning $400,000–$800,000 run the same calculation: the Franchise Tax Board takes 9.3–13.3% of income while Nevada takes zero. That single line item typically covers two to five years of Palmer Peak HOA dues before anything else is counted.California Franchise Tax Board For households at this income tier, the relocation math is not subtle.
Why California Buyers Are Choosing Palmer Peak at Red Rock Country Club
The tax math is straightforward: California's top marginal state income tax reaches 13.3% — Nevada's is zero. A household earning $600,000 saves roughly $61,000 per year from day one of Nevada residency. Palmer Peak adds what coastal golf communities cannot match at any price: dual guard gates, Arnold Palmer championship courses out the back gate, Red Rock Canyon ten minutes west, and Downtown Summerlin five minutes east — all at a property-tax rate near 0.5–0.7% capped at 3% annual growth for primary residences.
At a $2.5 million budget, a Southern California buyer is choosing between a modest Pacific Palisades teardown and a 4,500-square-foot golf-course estate with a private pool, spa, outdoor kitchen, and panoramic canyon views behind a 24-hour dual-staffed gate in Summerlin — twenty minutes from the Strip, ten from the canyon, five from Downtown Summerlin.
According to Las Vegas REALTORS, ZIP 89135 active listing medians benchmark the broader Summerlin corridor. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value — capped at 3% annual growth for primary residences. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon National Conservation Area ten minutes from the Palmer Peak gate.
Palmer Peak residents run on professional income rather than a single employer: executives, physicians, technology founders, and senior corporate leaders set the buyer profile, with average household income above $200,000 per community records. The Downtown Summerlin corporate corridor sits five minutes west, Summerlin Hospital Medical Center eight minutes away, and the Strip employment core twenty minutes east — the community's Summerlin address is precisely why busy high-earners choose it over more remote guard-gated enclaves.
Cost of Living Snapshot — Palmer Peak vs. Southern California
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 golf-course estate living that starts at $1.2 million in Palmer Peak starts well above $4 million behind comparable Southern California country-club gates.
| Metric | Palmer Peak, Las Vegas NV | Southern California (comparable) |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Golf Estate Entry | $1.2M–$3M | $4M+ (comparable club) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.25% |
| Annual Tax Cap (primary res.) | 3% per NRS 361.471 | None |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Palmer Peak Rental Market — Rent vs. Own
Executive leases inside Palmer Peak are nearly non-existent: 90% of households own per community records, and with only 90+ estates total, rental listings appear once or twice a year. Short-term rentals are tightly regulated by the City of Las Vegas and further restricted by the Red Rock Country Club association — never underwrite vacation-rental income on a Palmer Peak purchase without reading the CC&Rs and current city rules first. At this tier, scarcity rewards patient owners over a 5+ year hold.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Palmer Peak at Red Rock Country Club? Our team specializes in out-of-state ultra-luxury relocation — virtual estate tours, dual-gate access coordination, HOA and club-document review, off-market access, and closing management without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Palmer Peak at Red Rock Country Club in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Palmer Peak 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 budget and club commitment
Palmer Peak purchases start at $1.2M — all jumbo. Before touring, confirm your financing tier and understand club membership: initiation, monthly dues, transfer obligations, and capital contributions are on top of the estate purchase price.
Get pre-approved for jumbo financing
All Palmer Peak purchases exceed the conventional conforming limit. Choose a lender with jumbo experience, confirm reserve requirements (typically 12+ months PITI), and get a full approval letter before requesting gate clearance for a first tour.
Hire a Red Rock Country Club specialist
With 90+ estates and sparse comparable sales, valuation requires club-wide data and lot-position judgment — golf-course views, mountain backdrops, and interior orientation all move price materially. Work with an agent who tracks every RRCC closing.
Tour by appointment with gate clearance
Dual gates mean all showings need advance coordination — we arrange gate clearance with same-day notice in most cases. Plan virtual tours first for out-of-state buyers; walk final candidates at different times of day to assess golf-course noise and sun orientation.
Write and negotiate the offer
Cash is common at this tier; financed buyers compete with clean jumbo pre-approvals and limited contingencies. Ask us where each seller actually stands on price, days on market, and club-obligation transfer before you write.
Inspection, HOA docs, and club document review
Order the full resale package: dues, reserve study, assessment history, CC&Rs, club membership documents, and capital-contribution balance. Review club transfer conditions in detail — they vary by membership type and some have wait-list implications.
Clear conditions and fund
Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. Jumbo appraisals on estate properties with limited comparables occasionally need extra time — build that into your contingency calendar.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas), register with the RRCC gate and Palmer Peak inner gate, coordinate club membership transfer, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Palmer Peak Economy?
Palmer Peak runs on professional and entrepreneurial income 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 here above $200,000 — roughly triple the Clark County median of $74,007.
$200,000+Avg household income, Palmer PeakNREG community plan record
90%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy
Top Palmer Peak Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west valley's retail employment hub, five minutes from the gate
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about eight minutes away
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin periphery
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (Summerlin region)Area campuses including the Bonner ES / Rogich MS / Palo Verde HS zone
- Howard Hughes Corporation (Summerlin master plan)Master-plan management, development, and commercial operations headquartered in Summerlin
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Palmer Peak Compare to Las Vegas, Summerlin & Henderson?
If you're weighing Palmer Peak against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Palmer Peak wins on golf access and dual-gate security; Summerlin wins on selection and new construction; Henderson wins on citywide safety metrics. Sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Palmer Peak | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Plan Price Range | $1.2M–$3M | $250K–$5M+ | $400K–$5M+ | $300K–$3M+ |
| Golf in Community | 2 Arnold Palmer courses | Select enclaves | TPC Summerlin nearby | DragonRidge CC nearby |
| Guard Gate | Dual 24-hr staffed | Select enclaves | Select enclaves | Select enclaves |
| Population | ~270 (enclave) | 656,274 | ~127,000 | 331,857 |
| Avg Household Income | $200,000+ (community) | $66,820 | $95,200 | $88,654 |
| Top School Rating | Rogich MS 10/10 | Varies | Multiple 9–10/10 | Multiple 9–10/10 |
| New Construction | None — built out | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Red Rock Canyon | 10 min | 20+ min | 15–20 min | 35+ min |
| Best For | Golf · Privacy · Ultra-Luxury | Selection · Urban · Investors | Schools · Luxury · Outdoors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Palmer Peak income and population figures are community plan-record values; citywide demographics are Las Vegas citywide — the Census does not tabulate the enclave separately. Last updated June 2026.
Cost of Ownership
What Will Palmer Peak at Red Rock Country Club Cost You Each Month?
A $2 million Palmer Peak estate with 20% down at 7% per Freddie Mac's rate survey runs approximately $14,000 monthly — including layered HOA dues and property tax. Nevada's zero state income tax offsets that carrying cost materially for buyers relocating from California's 9.3–13.3% marginal rate.
Payment Estimator
Estimate Your Palmer Peak Payment
$12,012
Estimated Monthly Payment
- Principal & Interest$10,645
- Property Tax$1,017
- 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 Palmer Peak right now?
Rental inventory inside Palmer Peak is nearly non-existent — 90% of households own, and with only 90+ estates total, executive leases appear once or twice annually. For 5+ year holds, the scarcity and tax math tilt decisively toward owning.
OWN (20% DOWN, 7%)
$12,469 / mo
- Principal & Interest
- $10,594
- Property Tax (~0.6%)
- $1,000
- Homeowners Insurance
- $300
- HOA (master + sub-association)
- $575
- Jumbo (20% down, no PMI)
- $0
5-year net cost:~$355,000
Equity built:~$625,000
RENT (MODELED EXECUTIVE LEASE)
$8,500 / mo
- Executive-Estate Lease (modeled)
- $8,500
- Renters Insurance
- $50
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$556,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $2M Palmer Peak estate for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $625,000 in equity (including the down payment) while the renter walks away with none. Nevada's zero income tax and the community's structural scarcity both widen 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, $575/mo blended HOA, modeled $8,500 executive estate lease.
HOA Fees by Community
HOA Fees by Layer
Every Palmer Peak estate pays layered association dues: the Summerlin master-association fee plus the Red Rock Country Club sub-association covering the staffed outer and inner gates. Club membership — golf, spa, fitness, dining — is a separate obligation. Request the full resale package in escrow.
Summerlin Master Association
Included in $350–$800/mo total
Summerlin master community
Base layer
Includes:
Parks, trails, community amenities, and master-plan common area maintenance
Red Rock Country Club Sub-Association
Primary layer in $350–$800/mo total
Palmer Peak enclave + RRCC gate
$350–$800/mo combined
Includes:
24-hour staffed outer gate, Palmer Peak inner gate, common areas, perimeter security, and landscaping
Club Membership (Separate)
Verify current terms
Red Rock Country Club membership
Separate from HOA
Includes:
Golf access, clubhouse dining, spa, fitness, tennis, pool — terms, initiation, and transfer conditions vary
Due-diligence checklist
Request in escrow
Includes:
Current dues, reserve study, assessment history, club documents, and all transfer and capital-contribution fees
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Palmer Peak at Red Rock Country Club?
Summerlin Parkway, West Charleston Boulevard, and the 215 Beltway all converge near the Palmer Peak gate, providing fast access in every direction. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Palmer Peak destinations beat that comfortably.
Drive Times from Palmer Peak at Red Rock Country Club
- ~5 minDowntown SummerlinW Charleston Blvd or Summerlin Pkwy
- ~10 minRed Rock Canyon NCAW Charleston Blvd west
- ~8 minSummerlin Hospital Medical CenterSummerlin Pkwy north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~50 minMt. CharlestonUS-95 north → SR-157
- ~35 minHendersonI-215 east
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 Palmer Peak at Red Rock Country Club?
Most Palmer Peak purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — common at this price tier — can close in 7–21 days. Financed purchases using jumbo loans occasionally take extra time when estate appraisals need additional comparables from club-wide RRCC data, and club-membership transfer review adds roughly a week at the end of escrow.
Quick Answer
What down payment do you need to buy in Palmer Peak at Red Rock Country Club?
Plan 20–25% down on all Palmer Peak purchases — these sit well above the conventional conforming limit and require jumbo financing. On a $1.5 million estate that means $300,000–$375,000 down, plus the cash reserves (typically 12+ months PITI) that jumbo lenders require. VA loans allow 0% for eligible veterans with full entitlement at this loan size. Confirm jumbo approval and reserve requirements with your lender before requesting gate clearance for your first tour.
Palmer Peak at Red Rock Country Club FAQ — 18 Answers
What Do Palmer Peak at Red Rock Country Club Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in Palmer Peak at Red Rock Country Club?
Palmer Peak estates trade between $1.2 million and $3 million with floor plans from 3,500 to 6,500 square feet. Golf-course views, mountain vistas, and resort-quality outdoor spaces — private pools, spas, outdoor kitchens — drive placement within that band. With just 90+ estates and club-wide comparables spanning multiple enclaves, pricing requires judgment. Call (702) 637-1759 for a current analysis before you write.
Is Palmer Peak at Red Rock Country Club guard-gated?
Yes — Palmer Peak benefits from dual-layer security: Red Rock Country Club operates a 24-hour staffed outer gate covering the entire community, and Palmer Peak adds its own controlled inner perimeter. Every visitor is verified before reaching an estate driveway. Gate clearance is required for showings; our team coordinates access with same-day notice for most appointments.
What ZIP code is Palmer Peak at Red Rock Country Club in?
Palmer Peak sits in ZIP code 89135 inside Red Rock Country Club in Summerlin, Las Vegas. That puts it five minutes from Downtown Summerlin, ten from Red Rock Canyon, twenty from the Strip via Summerlin Parkway, and thirty from Harry Reid International Airport. Parcel and zoning verification for a specific estate happens during escrow — our team handles it for every client.
What are HOA fees in Palmer Peak at Red Rock Country Club?
Budget $350–$800 per month, layering the Summerlin master-association fee with the Red Rock Country Club sub-association dues that fund the staffed gate, common areas, and landscaping. Club membership and golf access are governed separately — confirm current terms when you request the resale package. We review HOA budgets, reserves, and club obligations with every Palmer Peak buyer before contingencies lapse.
What schools serve Palmer Peak at Red Rock Country Club?
Palmer Peak is zoned to Clark County School District campuses rated among the strongest in the valley: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. The Meadows School and Bishop Gorman High School are the marquee private options; Doral Academy Red Rock and Pinecrest Academy cover charters. Verify zoning for the specific estate before writing.
How far is Palmer Peak at Red Rock Country Club from the Las Vegas Strip?
About 20 minutes via Summerlin Parkway and I-15, and roughly 30 minutes to Harry Reid International Airport via I-215 South — numbers that matter for frequent flyers at this price point. Downtown Summerlin is five minutes from the gate, Red Rock Canyon ten. Few ultra-luxury Las Vegas addresses put championship golf, canyon recreation, and Strip access inside a tighter radius.
Who built homes in Palmer Peak at Red Rock Country Club?
Palmer Peak was developed under the Howard Hughes Corporation's master plan, established in 2014 and named in honor of Arnold Palmer, designer of the club's two championship courses. The 90+ estates run 3,500 to 6,500 square feet with natural stone, warm desert palettes, and dramatic indoor-outdoor living. Our team can identify which specific estates were built to the highest specification levels.
Is Palmer Peak at Red Rock Country Club a good investment?
Ultra-luxury inventory inside Red Rock Country Club is structurally scarce — Palmer Peak holds just 90+ estates on 35 acres, and guard-gated golf product in Summerlin has historically led the valley in demand resilience. Nevada's zero state income tax, roughly 0.5–0.75% effective property-tax rate, and 3% primary-residence cap under NRS 361.471 strengthen the long-hold case. Request our ultra-luxury market brief before negotiating.
What does it cost to live in Palmer Peak at Red Rock Country Club each month?
A $2 million Palmer Peak estate financed with 20% down at 7% per Freddie Mac's rate survey runs approximately $14,000 per month — principal and interest near $10,600, property tax roughly $1,000, insurance $300, and HOA dues $350–$800. Nevada's zero state income tax offsets that carrying cost materially for buyers relocating from California, where the same tax bracket adds 9.3–13.3% annually.
What is Arnold Palmer's connection to Red Rock Country Club?
Arnold Palmer's design firm created both championship courses at Red Rock Country Club — the Palmer Course and the Arnold Palmer Signature Course — which is why the Palmer Peak enclave was named in his honor. The 18-hole layouts wind through the Summerlin terrain with Red Rock Canyon as a backdrop, and club members receive priority tee times on both. Palmer Peak estate lots line the fairways for daily reminders of the connection.
How does Palmer Peak compare to other Red Rock Country Club enclaves?
Palmer Peak (90+ estates, $1.2M–$3M, established 2014) targets the mid-to-upper club tier with 3,500–6,500 sq ft floor plans. The Estates at Red Rock Country Club push higher — $1.5M–$4M+ on larger lots. Wildflower at Red Rock Country Club offers a slightly lower entry point with smaller footprints. All three share the dual guard gate, Arnold Palmer golf access, and Summerlin-area school zoning; the differences are lot size, elevation, and view orientation.
Does Palmer Peak have any age restrictions?
No — Palmer Peak at Red Rock Country Club is an all-ages community. The buyer profile skews established households: community records show a median age near 48 and average household income above $200,000. Families are drawn by the exceptional CCSD school zoning — Bonner Elementary 9/10, Rogich Middle 10/10, Palo Verde High 8/10 — while downsizers value the lock-and-leave security and club amenities without a condominium footprint.
How does Nevada's tax environment affect buying in Palmer Peak?
Nevada levies no state income tax — California's top rate hits 13.3% per the Franchise Tax Board. On a $500,000 household income, that's roughly $51,000 saved annually from day one of residency. Clark County Assessor data puts the effective property-tax rate near 0.5–0.7%, capped at 3% annual growth on a primary residence under Nevada Revised Statutes 361.471. Together those two lines routinely fund relocating buyers' HOA dues and then some.
What outdoor recreation is accessible from Palmer Peak?
Red Rock Canyon National Conservation Area — roughly 195,000 acres managed by the Bureau of Land Management — is ten minutes from the gate via West Charleston Boulevard, offering the 13-mile scenic loop, world-class rock climbing, and desert hiking. Fox Hill Park and The Paseos Linear Park are within five minutes for daily trail walks. Cottonwood Canyon Park and the Summerlin trail network extend options further. The Strip's entertainment corridor runs about 20 minutes east.
What should I know before buying in Palmer Peak at Red Rock Country Club?
Four items move real money. First, HOA layering: Summerlin master dues plus RRCC sub-association fees stack to $350–$800/mo before club membership is added. Second, club terms: golf membership, transfer conditions, and capital contributions vary — read the current club documents, not prior-owner summaries. Third, financing: most Palmer Peak purchases use jumbo loans; have your lender pre-approved for the $1.2M+ tier. Fourth, comps: 90 estates across multiple view orientations means valuation is judgment work — call (702) 637-1759 before you write.
What down payment do you need to buy in Palmer Peak at Red Rock Country Club?
Most Palmer Peak buyers put down 20–25%. At $1.5 million, plan $300,000–$375,000 down — these are jumbo purchases that sit well above the conventional conforming limit, so lenders require higher reserves and stricter income documentation. VA loans allow 0% for eligible veterans on jumbo amounts with full entitlement. Have your lender confirm jumbo approval and reserve requirements before you tour; gate clearance is arranged once financing is confirmed.
What does an HOA cost in Palmer Peak at Red Rock Country Club?
Budget $350–$800 per month — the Summerlin master-association fee stacks with Red Rock Country Club sub-association dues covering the staffed gate, common areas, and landscaping. Club membership, golf access, and capital-contribution fees are on top of that figure and governed by separate club documents. Request the full resale package — current dues, reserve study, assessment history, and club obligations — early in escrow and price them into your monthly carrying cost, not just the list price.
Can Nevada Real Estate Group help me buy or sell in Palmer Peak at Red Rock Country Club?
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 volume. Our agents know every Palmer Peak estate, coordinate gate access, build valuations from club-wide comparable data, and manage the HOA and club-document review that ultra-luxury escrows require. Whether you need off-market access or discrete representation for a sale, we handle it start to finish.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Palmer Peak at Red Rock Country Club?
These are the eight queries Palmer Peak buyers actually type into Google 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 plan record.
Is Palmer Peak part of Summerlin?
Yes — Palmer Peak at Red Rock Country Club sits inside Summerlin in ZIP 89135, developed by Howard Hughes Corporation as part of the Summerlin master plan. It is specifically within the Red Rock Country Club guard-gated community, and all RRCC enclaves share the same Summerlin master-association framework.
What is Arnold Palmer's connection to Red Rock Country Club?
Arnold Palmer's design firm created both championship courses at Red Rock Country Club — giving Palmer Peak its name. The courses wind through the Summerlin terrain with Red Rock Canyon as a backdrop, and club members access both from inside the community without ever driving off-site.
How many homes are in Palmer Peak at Red Rock Country Club?
Approximately 90+ estates across 35 acres, per the community plan record. Palmer Peak was established in 2014 by Howard Hughes Corporation and is built out — no additional estates can be added. That structural scarcity is a core part of the ownership case at this price tier.
Can you drive through Palmer Peak without an agent?
No — Palmer Peak sits behind dual guard gates: the Red Rock Country Club staffed outer gate and a Palmer Peak inner perimeter. Every visitor is verified before entry. Gate clearance for showings is arranged by our licensed agents; call (702) 637-1759 and we typically coordinate same-day access.
Is Red Rock Country Club public or private?
Red Rock Country Club is a private club — golf, clubhouse dining, spa, fitness, and tennis access require membership. The surrounding residential community is guard-gated and residential, but club amenities are not open to the public. Membership terms, initiation fees, and transfer conditions vary; review club documents carefully during escrow.
Is Palmer Peak a 55+ community?
No — Palmer Peak is all-ages. Community records show a median age near 48, consistent with the executive and professional profile of the buyer pool. Families are drawn by the exceptional CCSD school zoning — Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10 — while downsizers value the lock-and-leave club lifestyle.
How does Palmer Peak compare to The Ridges in Summerlin?
Both are ultra-luxury guard-gated Summerlin enclaves. Palmer Peak differentiates with two Arnold Palmer golf courses inside the same gate and a 2014 build vintage; The Ridges counters with newer custom architecture and higher mountain-view elevations starting above $2M. Buyers who prioritize golf-in-community consistently choose Palmer Peak; panoramic-view buyers often choose The Ridges.
How far is Palmer Peak from Red Rock Canyon?
About ten minutes via West Charleston Boulevard — one of the shortest drives to the 195,000-acre BLM conservation area available from any Las Vegas guard-gated community. The 13-mile scenic loop, world-class rock climbing, and desert hiking are all accessible in under fifteen minutes round-trip from the Palmer Peak gate.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct relationships inside Red Rock Country Club, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers at every tier of Summerlin luxury — including the ultra-luxury golf enclaves where club access, comp judgment, and HOA-layer expertise separate adequate representation from excellent representation.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Palmer Peak at Red Rock Country Club Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas luxury transactions since 2011 — in a 90-estate dual-gated golf enclave like Palmer Peak, knowing every lot position, HOA layer, and club-document nuance is the whole game. Tell us what you're looking for and we'll find your estate.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Palmer Peak at Red Rock Country Club?
Compare Palmer Peak with sibling Red Rock Country Club enclaves, nearby Summerlin villages, and the broader Las Vegas and Henderson markets. Each card pairs commute time with price positioning so you can judge whether a different address actually buys you more home for the money.
2 MIN (within RRCC)
Wildflower at Red Rock CC
From $1M+
Within Red Rock Country Club
View Wildflower at Red Rock CC →A–Z INDEX
Which Red Rock Country Club Enclaves Can You Explore A–Z?
Red Rock Country Club contains multiple guard-gated enclaves sharing Arnold Palmer golf access and the 24-hour staffed outer gate. Each entry below is indexed alphabetically for orientation; our team can pull current listings and HOA documents for any enclave on request.
KEEP LEARNING
What Else Should You Read About Palmer Peak at Red Rock Country Club?
These guides extend the research most Palmer Peak buyers do next — understanding the Summerlin luxury market, comparing guard-gated enclaves across the valley, and mapping the buying process for ultra-luxury purchases — 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 Palmer Peak's Summerlin positioning.
Read →MARKET HUB
Summerlin Community Hub
Master-plan data, every Summerlin village, and side-by-side comparisons — the reference for any Summerlin luxury buyer.
Read →Sources & Methodology
Where Does This Palmer Peak at Red Rock Country Club Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Palmer Peak holds only 90+ estates, we deliberately omit enclave-level medians that small samples cannot support and present club-wide RRCC comparables as the valuation framework. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — ZIP 89135 active listings, sold medians, days on market, and luxury-tier counts. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master-plan development data, Palmer Peak establishment year, and community plan details. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Palmer Peak is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Clark County School District (CCSD) — School zone assignments for Bonner ES, Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Summerlin campuses. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California state income tax rates used in the NV-vs-CA relocation comparison. 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