Top Rated
8/10
8/10John C. Vanderburg Elementary
Zoned · Summerlin (8 min)
K-5750 Students18:1
The Crossing, Summerlin
Discovery Hills at The Crossing Homes For Sale
Nevada's #1 team for Discovery Hills at The Crossing real estate. Search established single-family homes in Summerlin's The Crossing village — market stats, top-rated schools, trail access, and expert buyer guidance.
89144 CORRIDOR MEDIAN LIST
$760K
LVR / GLVAR, June 2026
DISCOVERY HILLS PLAN RANGE
$620K–$950K
Community plan record
MONTHLY HOA (COMBINED)
$55–$140
Community plan record
DAYS ON MARKET (89144)
40
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 Discovery Hills at The Crossing at a Glance?
Discovery Hills at The Crossing is an established single-family neighborhood in Summerlin's The Crossing village (ZIP 89144), with resale homes trading $620K–$950K, a 89144-corridor median of $760,000 per Las Vegas REALTORS, 40 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what makes The Crossing village one of Summerlin's most family-sought addresses.
- The village: Discovery Hills is part of The Crossing village of the Howard Hughes Corporation Summerlin master plan — five minutes from Downtown Summerlin, ten from Red Rock Canyon.
- The schools: Sig Rogich Middle School earns a 10/10 GreatSchools rating — one of the highest-rated public middle schools in Nevada — paired with Vanderburg ES (8/10) and Palo Verde HS (8/10).
- Best for: Families prioritizing top-rated public schools and trail access; California relocators trading state income tax for Summerlin master-plan living.
- Built-out resale: Discovery Hills is a mature neighborhood — no new construction inside its boundaries, giving buyers established trees and finished landscaping.
- Do your homework: Verify school-zone assignment with CCSD before writing; confirm HOA layers ($55–$140/mo combined) and request the resale package early in escrow.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Discovery Hills at The Crossing Homes for Sale?
Discovery Hills sits in ZIP 89144 within Summerlin's The Crossing village. The eight newest area listings appear below, refreshed daily from Las Vegas REALTORS MLS data. Discovery Hills is a built-out resale neighborhood trading $620K–$950K — filter by address in the live portal to see every active listing.
PRICE DISTRIBUTION
How Many Discovery Hills-Area Homes Sell in Each Price Range?
Across ZIP 89144 (The Crossing village corridor), active listings span a wide range in June 2026 per Las Vegas REALTORS MLS data. Discovery Hills proper trades $620K–$950K for resale single-family homes, within a broader corridor that includes neighboring Crossing village sections. The bands below show where competition concentrates.
Browse Discovery Hills Listings
How Can You Find a Discovery Hills Home by Type, Lifestyle & Price?
Discovery Hills at The Crossing sits inside the 89144 ZIP code — use the filters below to narrow by price, beds, and lifestyle. Every active listing is searchable in our live Las Vegas MLS portal, updated daily from Las Vegas REALTORS MLS data.
Which Crossing Village Neighborhoods Should You Explore?
The Crossing village contains several sub-neighborhoods sharing the 89144 ZIP, trail network, and school zone. Each card links to the most relevant hub or live search — explore neighbors to Discovery Hills before committing.
Single-Family · Established · This Community
Discovery Hills at The Crossing
Single-Family · Crossing VillageDiscovery Pointe at The Crossing
Master Plan Village · ZIP 89144The Crossing village (Summerlin)
Master Plan · 20+ VillagesSummerlin (master plan hub)
Summerlin Village · Family-FocusedThe Paseos (Summerlin)
Guard-Gated · Golf · LuxuryRed Rock Country Club
City Hub · All CommunitiesLas Vegas (citywide)
City · Families · RetireesHenderson
By Price Range
Updated daily · 0 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Discovery Hills at The Crossing Listings First?
Custom alerts by price, beds, ZIP 89144, and school zone — no spam, unsubscribe anytime. The best Discovery Hills homes — especially those in the Sig Rogich school zone with trail access — can move in days during the July–August school-season window; alert subscribers see them within hours.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
9/10
9/10
8/10
How Are the Schools for Discovery Hills at The Crossing?
Schools are the defining strength of a Discovery Hills address: Sig Rogich Middle School's 10/10 GreatSchools rating is among the highest for any public middle school in Nevada, and the companion elementary and high school earn strong 8/10 ratings. The cards below map realistic options by level, with drive times from The Crossing village.
9/10The Meadows School (Lower)
Private · west Summerlin (12 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin area (10 min)
K-121200 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin area (10 min)
K-121000 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Discovery Hills Families?
According to GreatSchools.org, Discovery Hills families benefit from one of Nevada's strongest public school trios: Sig Rogich Middle School is a standout at 10/10 — a rating matched by only a handful of Nevada public schools — paired with Vanderburg Elementary and Palo Verde High at 8/10. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 8 min | $620,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 15 min | $620,000+ |
| 3 | The Meadows School | Private | PreK-12 | A+ | West Summerlin · 12 min | $620,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin area · 10 min | $620,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $620,000+ |
SAFETY & CRIME
Is Discovery Hills at The Crossing Safe?
Direct Answer
Discovery Hills is an open-access Summerlin neighborhood with LVMPD coverage and the active community monitoring that comes with 78% owner-occupancy. There is no staffed gate, so safety relies on the master plan's community framework, CCSD-anchored family demographics, and FBI Uniform Crime Reporting data for the surrounding area — benchmark it yourself using the links below.
- Owner-occupied householdsCommunity plan record
- Las Vegas Metro Police jurisdictionSummerlin area coverage
- Master plan community frameworkHoward Hughes Corporation HOA oversight
- No staffed gate — open-access neighborhoodLower HOA vs guard-gated enclaves
What Buyers Should Know
Discovery Hills benefits from the demographic profile that Summerlin master-plan living attracts: high owner-occupancy, dual-income professional households, and active community engagement through the HOA and CCSD school network. The neighborhood doesn't have a staffed gate, but it doesn't have the through-traffic volumes of urban corridors either — streets serve residents, trail users, and school-run families.
The surrounding 89144 corridor is one of Summerlin's established middle-tier neighborhoods. Per FBI Uniform Crime Reporting benchmarks, the west Las Vegas Summerlin area runs materially below Clark County averages on violent crime. Property crime in open-access suburban neighborhoods is the more relevant measure — review the latest UCR data and ask our agents for hyperlocal perspective before writing an offer.
For buyers comparing Discovery Hills to guard-gated Summerlin enclaves like The Ridges or Red Rock Country Club, the honest trade is $250–$700/month in staffed-gate dues versus the $55–$140/month Discovery Hills charges — and the school package (especially Sig Rogich's 10/10) is a security layer of its own for family buyers.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per the NREG plan record. Last updated June 2026.
Living In
What's It Like Living in Discovery Hills at The Crossing, Summerlin?
The Answer
Living in Discovery Hills at The Crossing means established single-family homes, 150-plus miles of Summerlin trails from your door, and Sig Rogich Middle School's 10/10 rating in your zone. The neighborhood sits in The Crossing village of the Howard Hughes Corporation Summerlin master plan — five minutes from Downtown Summerlin and ten from Red Rock Canyon.
What is Discovery Hills at The Crossing known for?
Discovery Hills is known for its established desert-contemporary single-family homes, direct access to Summerlin's 150-plus-mile trail system, and one of the best public school trios in the Las Vegas Valley — anchored by Sig Rogich Middle School's exceptional 10/10 GreatSchools rating.
Who should live in Discovery Hills at The Crossing?
Families who want top-rated public schools without private-school tuition, California relocators trading state income tax for Summerlin master-plan living, and buyers who value mature landscaping and trail access over brand-new finishes.
What is daily life like in Discovery Hills?
Morning runs on Summerlin trails, errands at Downtown Summerlin in five minutes, evening hikes toward Red Rock Canyon in ten — with the Strip twenty minutes east when you want the full Las Vegas experience and Harry Reid Airport thirty minutes south.
Location
Where Is Discovery Hills at The Crossing
Discovery Hills at The Crossing sits in The Crossing village of the Summerlin master plan in western Las Vegas (ZIP 89144), near Summerlin Parkway and The Trails neighborhood, roughly 15 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Summerlin Hospital
10
Min
Discovery Hills at The Crossing
At a Glance$760,000
Median List Price (89144 corridor)
$620K–$950K
Discovery Hills Plan Range
40
Days on Market (89144)
$55–$140/mo
HOA (combined)
- Setting
- Single-family in Summerlin master plan
- Village
- The Crossing
- ZIP Code
- 89144
- Established
- 2000s
- Developer
- Howard Hughes Corporation
- Guard-Gated
- No
- HOA
- $55–$140/mo combined
- Schools
- Vanderburg ES · Sig Rogich MS (10/10) · Palo Verde HS
- Trail Access
- 150+ miles (Summerlin network)
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
- Distance to Red Rock
- ~10 min
LIVABILITY REPORT CARD
How Does Discovery Hills at The Crossing Score?
Discovery Hills earns top marks for schools, trail access, and master-plan amenities, with honest trade-offs on market timing and the absence of guard-gating. Below is our category-by-category report card — the same six factors our agents walk through with every relocating family before a first tour.
Grade A+: Schools
Sig Rogich Middle School is one of Nevada's highest-rated public middle schools at 10/10 GreatSchools; Palo Verde HS and Vanderburg ES both earn 8/10.
Grade B: Safety
Open-access neighborhood with LVMPD coverage and Summerlin's active community framework; no staffed gate.
Grade B+: Cost of Living
Resale homes $620K–$950K with $55–$140/mo HOA — approachable by Summerlin standards, far below comparable California markets.
Grade A: Amenities
150-plus miles of Summerlin trails, The Paseos and Fox Hill Park within walking distance, Downtown Summerlin five minutes away.
Grade A: Outdoor Access
Red Rock Canyon ten minutes west, Summerlin trail system from the front door, Fox Hill Park's zip lines and disc golf within the neighborhood.
Grade A-: Commute
Five minutes to Downtown Summerlin, twenty to the Strip, thirty to the airport — The Crossing village's central position minimizes drive times valley-wide.
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 Discovery Hills at The Crossing a good place to live?
Yes — particularly for families and Summerlin lifestyle buyers. Discovery Hills pairs one of Nevada's top-rated public school trios (Sig Rogich MS 10/10, Palo Verde HS 8/10) with direct access to Summerlin's 150-plus-mile trail network, five-minute proximity to Downtown Summerlin, and ten-minute access to Red Rock Canyon. The trade-offs are real — no guard gate, an established resale market without new construction, and 40-day median market times in the corridor — but for buyers who prioritize schools, trails, and master-plan amenities, few Summerlin villages match the package.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Discovery Hills at The Crossing?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Discovery Hills — the parent city holds 656,274 residents with a median household income of $66,820. Inside The Crossing village, community records show a median age near 38 and an average household income above $110,000 — a younger, family-forward profile relative to Summerlin's luxury enclaves.
The Census does not tabulate Discovery Hills separately, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within the neighborhood, our closing data shows a mix of dual-income professional families, California relocators trading state income taxes for Summerlin master-plan access, and long-hold owners attracted by Sig Rogich Middle School's exceptional ratings.
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
10/10
GreatSchools (state high)
$620K–$950K
vs Clark Co value $391K
$55–$140/mo
vs luxury gated $250–$700
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Discovery Hills is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Discovery Hills Area Growing?
Discovery Hills itself is a built-out resale neighborhood — growth happens through remodels and upgrades 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 the Summerlin corridors around The Crossing village remain among the most in-demand addresses in the metro.
656,274Las Vegas residents (Census)
$110,000+Avg household income, The Crossing
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
The Crossing village is structurally finished — Discovery Hills, Discovery Pointe, and the surrounding neighborhoods are built out, and the 150-mile Summerlin trail system is a permanent amenity. Future growth in 89144 comes from appreciation rather than new supply, reinforcing the ownership case for buyers who want Summerlin schools and trails without paying The Ridges pricing.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the neighborhood separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Discovery Hills at The Crossing Score for Livability?
Discovery Hills scores highest on schools and outdoor access: Sig Rogich Middle School's 10/10 rating is among the best in Nevada, and 150-plus miles of Summerlin trails run from the door to Red Rock Canyon. Trade-offs are no guard gate and a resale-only market. Six categories benchmarked to Census and GreatSchools data.
- 84A-
Overall Livability
- 95A+
Schools (public + private)
- 68B
Safety (open-access)
- 72B+
Cost of Living
- 88A
Amenities & Trails
- 85A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Discovery Hills at The Crossing 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 Discovery Hills trades against. The 89144 ZIP-area figures are the most relevant corridor benchmark: $760,000 median list, 40 median days on market.
Median List Price
$760,000 corridor median (89144), June 2026 — Discovery Hills resales $620K–$950K
vs May 2025
Source: Las Vegas REALTORS
Days on Market
40 median days across the 89144 corridor per LVR
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Active single-family inventory in 89144 — The Crossing village share, June 2026
vs May 2025
Source: Las Vegas REALTORS
40
89144 DAYS ON MARKET
$760K
89144 MEDIAN LIST
$55–$140
MONTHLY HOA
< 1 hr
OUR RESPONSE TIME
ESTABLISHED INVENTORY
Get matched with a
Discovery Hills specialist.
Market Competitiveness
How competitive is the Discovery Hills at The Crossing market right now?
The 89144 corridor shows 40 median days on market per Las Vegas REALTORS — measured compared to luxury guard-gated Summerlin enclaves, Discovery Hills is a more patient buyer market, though well-priced upgraded homes move quickly. School-season timing (July–August) drives the most competitive windows for family buyers.
52Balanced Buyer Market
- 40 days89144 median DOM (sold)
- $760KCorridor median list (89144)
- 78%Owner-occupancy rate
- $55–$140Monthly HOA (combined)
Is Discovery Hills at The Crossing Right for You?
Who Should Buy a Home in Discovery Hills at The Crossing?
Discovery Hills isn't one-size-fits-all — it's a mature Summerlin village that rewards specific buyer types over others. The profiles below match lifestyles to what The Crossing village actually delivers, followed by the honest pros and trade-offs our team walks every client through before a first showing.
Which Buyer Types Fit Discovery Hills?
Families Prioritizing Schools
- Sig Rogich MS (10/10) — one of Nevada's top public middle schools
- Vanderburg ES (8/10) and Palo Verde HS (8/10) complete the pathway
- Private options: The Meadows School, Bishop Gorman, Faith Lutheran
- Trail-connected parks for after-school activities
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- 3% property-tax cap on primary residences (NRS 361.471)
- Summerlin master-plan living at below-California pricing
- NREG relocation team handles virtual tours and HOA diligence
Outdoor & Trail Enthusiasts
- 150-plus Summerlin trail miles from the front door
- Red Rock Canyon ten minutes west — world-class hiking and climbing
- Fox Hill Park's zip lines and disc golf within the neighborhood
- TPC Summerlin and public golf courses within fifteen minutes
Summerlin Lifestyle Buyers
- Five minutes to Downtown Summerlin's 125+ shops and restaurants
- Howard Hughes Corporation master plan quality and amenity standards
- Mature 2000s-era neighborhood with established landscaping
- Lower HOA ($55–$140/mo) than guard-gated Summerlin enclaves
Move-Up Buyers from Vegas Valley
- Upgrade from urban Las Vegas to Summerlin master-plan quality
- Resale pricing $620K–$950K — approachable within the Summerlin spectrum
- No new-construction lottery or builder deposit required
- Immediate Summerlin trail and amenity access from day one
Long-Hold Owners
- Built-out neighborhood — no new supply diluting the school zone
- Summerlin master plan covenant protections maintain community quality
- Liquid 89144 corridor market keeps exit options honest
- Trail and school-zone scarcity keeps demand steady through cycles
Best Fit For
- Families prioritizing schools — Sig Rogich MS 10/10 and a complete CCSD school pathway in one zone — rare in any metro.
- California relocators — Summerlin master-plan living with zero state income tax and a 3% property-tax cap — the math closes fast.
- Trail and outdoor enthusiasts — 150-plus trail miles and Red Rock Canyon ten minutes west — permanently accessible from the door.
- Summerlin lifestyle buyers — Five minutes to Downtown Summerlin with $55–$140/mo HOA and mature established landscaping.
- Move-up buyers — Full Summerlin master-plan access at resale pricing without a new-construction deposit or wait.
- Long-hold owners — Built-out neighborhood, trail and school-zone scarcity, and covenant protections that maintain quality through cycles.
Ready to explore homes in Discovery Hills at The Crossing? Our team knows The Crossing village floor plans, HOA layers, and the Sig Rogich school zone boundary street by street.
Start Your Home SearchPros
- Sig Rogich Middle School's 10/10 GreatSchools rating — one of Nevada's top public schools — in your zone
- 150-plus miles of Summerlin trails directly accessible from The Crossing village
- Five minutes to Downtown Summerlin — the valley's best open-air retail and dining district
- Red Rock Canyon ten minutes west — 195,000 BLM-managed conservation acres
- Zero Nevada state income tax and 3% property-tax cap under NRS 361.471
- $55–$140/mo combined HOA — full Summerlin access without guard-gated dues
- Mature 2000s-era landscaping and established neighborhood character
Honest Considerations
- No guard gate — open-access neighborhood without staffed entry or perimeter wall
- Resale-only market — no new construction inside Discovery Hills boundaries
- 40-day median market time in the corridor means patience is required
- Verify school-zone assignment with CCSD — zoning boundaries can shift
- HOA layers require early due diligence — request the full resale package in escrow
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Village Comparison
How Does Discovery Hills Compare to Other Crossing Village Neighborhoods?
A like-for-like comparison of Discovery Hills with its Crossing village neighbors and nearby Summerlin communities — drawn from the community plan records and active-listing data via Las Vegas REALTORS. Honesty note: Discovery Hills is a single resale sub-neighborhood, so per-street medians would be statistical noise — we publish plan ranges and corridor benchmarks instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Discovery Hills | $620K–$950K | n/a* | n/a* | n/a* | Families · Sig Rogich zone |
| Discovery Pointe at The Crossing | From $650K | n/a* | n/a* | n/a* | Families · Slightly newer builds |
| The Crossing (village) | From $550K | n/a* | n/a* | n/a* | Summerlin entry · Families |
| Summerlin (master plan) | $728K (Summerlin-wide) | n/a* | n/a* | n/a* | All buyer types · 20+ villages |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-street $/SF and DOM are intentionally omitted — samples are too small to be meaningful. ZIP-area 89144 benchmark: 40-day median DOM.
Village Deep Dive
What's Inside The Crossing Village at Summerlin?
Submarket 1
Discovery Hills
Established single-family homes in The Crossing village — mature landscaping, Sig Rogich MS 10/10 zone, and direct trail access. The neighborhood buyers choose when top public schools are non-negotiable.
Browse Discovery Hills homes →$620K–$950KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Discovery Pointe at The Crossing
A companion neighborhood in The Crossing village — shares the Sig Rogich school zone, trail network, and five-minute Downtown Summerlin access with Discovery Hills.
Browse Discovery Pointe at The Crossing homes →$650K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Crossing (village)
The Crossing is the Summerlin village that contains Discovery Hills — diverse sub-neighborhood mix from entry single-family to upgraded resales, all sharing the 89144 ZIP and trail network.
Browse The Crossing (village) homes →$550K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Summerlin (master plan)
Howard Hughes Corporation's 22,500-acre master plan — Discovery Hills is one of 25+ villages within Summerlin, each with its own parks, trail links, and sub-association rules.
Browse Summerlin (master plan) homes →$728KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Red Rock Country Club
Guard-gated golf community within Summerlin featuring two Arnold Palmer-designed courses. Steps up to guard-gated security and golf membership at roughly double Discovery Hills pricing.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
The Ridges
Summerlin's most exclusive guard-gated community with Bear's Best golf and Red Rock views. Discovery Hills buyers who outgrow the neighborhood often upgrade here.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Summerlin Trail Network
Howard Hughes Corporation's 150-plus-mile trail system is the infrastructure that ties Discovery Hills to the rest of Summerlin — connecting the neighborhood to Downtown Summerlin, Fox Hill Park, The Paseos, and Red Rock Canyon trailheads in one continuous network. It's the most significant single amenity the Summerlin master plan delivers.
Browse The Summerlin Trail Network homes →150+Trail Miles
25+Community Parks Connected
5 minto Downtown Summerlin
10 minto Red Rock Canyon
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Crossing
neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89144 (The Crossing Village) Break Down?
ZIP 89144 covers The Crossing village and surrounding Summerlin corridors. The table below breaks the area into its real sub-neighborhoods — from Discovery Hills resales to nearby village sections. The spread tells the story: different sub-associations, school-zone boundaries, and price tiers share the same ZIP code.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | Discovery Hills — established resale single-family | $620K–$950K (plan range) | n/a* | 40 (corridor) | see LVR | n/a* |
| 89144 | Discovery Pointe — companion Crossing village sub-neighborhood | From $650K | n/a* | 40 (corridor) | see LVR | n/a* |
| 89144 | The Crossing village (broader) | From $550K | n/a* | 40 (corridor) | see LVR | n/a* |
| 89144 | Full 89144 corridor benchmark | $760,000 list | — | 40 | see LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-neighborhood $/SF and year-over-year change are intentionally omitted — enclave-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Discovery Hills at The Crossing Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, GreatSchools, Howard Hughes Corporation, and the Clark County Assessor — capture Discovery Hills faster than any brochure: a 10/10-rated public middle school in zone, 150-plus Summerlin trail miles from the door, and resale pricing $620K–$950K in ZIP 89144.
$760K
Median list price across ZIP 89144 (The Crossing corridor), June 2026 — Discovery Hills proper trades $620K–$950K.
Las Vegas REALTORS
10/10
GreatSchools rating for Sig Rogich Middle School — one of Nevada's highest-rated public middle schools, in the Discovery Hills zone.
GreatSchools.org
150+
Miles of Summerlin trails accessible from Discovery Hills — Howard Hughes Corporation's master plan trail network.
Howard Hughes Corporation
5 min
Drive time from Discovery Hills to Downtown Summerlin's 125+ shops and 150 restaurants.
Community plan record
40
Median days on market across ZIP 89144, past sold data — the liquid benchmark Discovery Hills trades against.
LVR / GLVAR, June 2026
$55–$140
Monthly combined HOA dues (master + sub-association) — full Summerlin trail and park access without guard-gated premium dues.
Community plan record
78%
Owner-occupancy rate in The Crossing village — a stable, invested community with minimal rental turnover.
NREG community plan record
10 min
Drive to Red Rock Canyon National Conservation Area — one of the Southwest's premier hiking and climbing destinations.
Community plan record drive times
WHY DISCOVERY HILLS
Why Does Discovery Hills at The Crossing Stand Apart From Its Peers?
Sig Rogich's 10/10 school rating, 150-plus trail miles, and a 3%-capped tax bill under Nevada Revised Statutes give Discovery Hills an edge no comparably-priced Summerlin village matches. The five advantages below are sourced to CCSD school ratings, Census figures, and the community plan record — verify every claim.
- GreatSchools.org · Nevada Report Card
Nevada's strongest public middle school in your zone
Sig Rogich Middle School's 10/10 GreatSchools rating is one of the highest for any public middle school in Nevada — accessible to Discovery Hills buyers without private-school tuition.
- Howard Hughes Corporation · Summerlin.com
150-plus miles of Summerlin trails from your door
Howard Hughes Corporation's Summerlin trail network connects Discovery Hills directly to parks, schools, Downtown Summerlin, and Red Rock Canyon trailheads — one of the strongest trail systems in any U.S. master plan.
- Community plan record drive times
Five minutes to Downtown Summerlin
The Crossing village sits closer to the 125-shop Downtown Summerlin district than almost any other Summerlin sub-neighborhood — everyday errands, dining, and City National Arena events without a drive.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs and zero state income tax
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable — and materially below California comparables.
- Community plan record
Approachable Summerlin entry with mature landscaping
Discovery Hills offers Summerlin master-plan access — trails, schools, parks — at $620K–$950K resale pricing with established 2000s-era landscaping that newer villages physically cannot replicate.
WHY BUY IN DISCOVERY HILLS
What Are the Top 10 Reasons to Buy a Home in Discovery Hills at The Crossing?
Discovery Hills' case rests on schools and lifestyle: Sig Rogich Middle School's 10/10 rating, 150-plus miles of trails, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and five minutes to Downtown Summerlin. Ten sourced reasons follow.
Sig Rogich Middle School (10/10)
One of Nevada's highest-rated public middle schools is in your zone — accessible without private-school tuition.
GreatSchools.org
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.
NRS 361.471
150-plus miles of Summerlin trails
The master plan trail network connects Discovery Hills to parks, schools, and Red Rock Canyon trailheads.
Howard Hughes Corporation
Five minutes to Downtown Summerlin
125 shops, 150 restaurants, City National Arena events — the valley's best open-air district at your doorstep.
Community plan record
Top school trio all in zone
Vanderburg ES (8/10), Sig Rogich MS (10/10), and Palo Verde HS (8/10) — a complete public school pathway.
GreatSchools
Established 2000s-era landscaping
Mature trees and finished desert-contemporary architecture that new Summerlin villages are still building toward.
Community plan record
Red Rock Canyon ten minutes west
The BLM-managed 195,000-acre conservation area — hiking, climbing, and the scenic loop drive — is a direct commute.
Bureau of Land Management
Approachable Summerlin entry pricing
$620K–$950K resale range gives full Summerlin master-plan access at a fraction of guard-gated luxury pricing.
Las Vegas REALTORS, June 2026
$55–$140/mo combined HOA
Full Summerlin master-plan access — trails, parks, events — at dues far below guard-gated enclaves.
Community plan record
New Construction
Who Builds New Homes In and Around Discovery Hills at The Crossing?
Discovery Hills is a built-out resale neighborhood — no production builder is actively selling within its boundaries. Buyers who want brand-new construction in the Summerlin area look at active Summerlin West villages where Toll Brothers, Lennar, and Tri Pointe are currently building. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest luxury new-build profile to Discovery Hills resale
Family & Mid-Market
Lennar
Broadest new-build selection near Summerlin
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Discovery Hills remodels
Family
Richmond American
Value-oriented new builds outside Summerlin proper
55+ Active Adult
Pulte / Del Webb
Active-adult option for downsizers comparing Discovery Hills
Outdoor Recreation
What Outdoor Amenities Does Discovery Hills at The Crossing Offer?
Trail-connected parks inside Summerlin, Fox Hill Park within the neighborhood, and Red Rock Canyon ten minutes west — Discovery Hills buyers get finished, mature outdoor amenities that newer villages are still building. The Howard Hughes Corporation Summerlin trail network puts 150-plus miles of paved and natural-surface paths directly accessible from The Crossing village.
NEARBY
The Paseos Linear Park
~12 acresTrails · Desert gardens · Open spaceFree
A green linear corridor connecting Summerlin's neighborhoods — walking trails, desert gardens, and dog-friendly open space winding through The Crossing village.
NEARBY
Fox Hill Park
~20 acresAdventure playground · Zip lines · Disc golf · TrailsFree
One of Summerlin's standout parks — adventure playground with zip lines, disc golf, and trail connections that put active families outside within minutes of The Crossing.
FROM DOOR
Summerlin Trail System
150+ milesWalking · Biking · RunningFree
The master plan's 150-plus-mile multi-use trail network threads through Discovery Hills, connecting the neighborhood to Downtown Summerlin, Red Rock Canyon trailheads, and 25+ community parks.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The valley's best open-air retail and dining district — 125+ shops, 150 restaurants, City National Arena, and seasonal events including the NHL Golden Knights practice facility.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Bureau of Land Management's Red Rock Canyon National Conservation Area — the 13-mile scenic loop, world-class climbing, and the Calico Hills trailheads are ten minutes from Discovery Hills.
10 MIN
TPC Summerlin
18 holesGolf (public rounds available)Green fee
The PGA Tour host course for the Shriners Children's Open — one of the Southwest's most recognized designs, accessible for public tee times most of the year.
15 MIN
Desert Breeze Park
~20 acresSports · Aquatics · SkateFree
One of the west valley's workhorse parks — skate park, soccer fields, playgrounds, trails, and a community pool minutes east of Discovery Hills.
50 MIN
Mt. Charleston Recreation Area
Wilderness areaHiking · Skiing · CampingFree/fee varies
The Spring Mountains NRA fifty minutes north offers a legitimate four-season escape — hiking in summer, skiing at Las Vegas Ski & Snowboard Resort in winter.
The Discovery Hills Lifestyle
What Does a Weekend in Discovery Hills at The Crossing Look Like?
Three moods without a long drive: a morning loop on Summerlin's 150-plus-mile trail system, errands at Downtown Summerlin five minutes away, and an afternoon hike through the Calico Hills at Red Rock Canyon — managed by the Bureau of Land Management ten minutes west.
150+Miles of Summerlin Trails
5 minto Downtown Summerlin
10 minto Red Rock Canyon
10/10Sig Rogich Middle School
THIS WEEKEND'S OPEN HOUSES
Can You Tour Discovery Hills at The Crossing Homes This Weekend?
Discovery Hills is an open-access neighborhood, so weekend open houses do happen here — more frequently than in guard-gated enclaves. Set up instant alerts to get notified the moment a Discovery Hills or Crossing village home schedules an open house, or browse every active listing now and let us arrange private tours on your schedule.
Quick Answer
What are Summerlin HOA amenities in Discovery Hills at The Crossing?
The $55–$140/month combined dues cover the Summerlin master association (150+ miles of trails, parks, events, and the master covenant framework) plus the neighborhood sub-association (common-area landscaping and park maintenance). The master HOA funds seasonal events and trail corridors to Downtown Summerlin and Red Rock Canyon. Pull the full resale package early in escrow.
Moving to Discovery Hills at The Crossing
Should I Move to Discovery Hills at The Crossing?
Every month, households from Los Angeles, Orange County, and the Bay Area discover that Summerlin single-family living priced out of reach in California is attainable in an established master-planned community twenty minutes from the Strip. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why California Buyers Are Choosing Discovery Hills
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $40,000+ per year in state income taxes alone. Discovery Hills adds what Summerlin-area California comparables can't: Sig Rogich Middle School's 10/10 GreatSchools rating, 150-plus miles of trails from your door, and an effective property-tax rate of roughly 0.5–0.7% capped at 3% annual growth for primary residences under NRS 361.471.
At a $750,000 budget, Southern California buyers are looking at a dated mid-century ranch in a suburb. That same budget in Discovery Hills secures a well-maintained Summerlin single-family home in a master-planned village with top-rated public schools and a 150-mile trail system — five minutes from Downtown Summerlin and ten from Red Rock Canyon.
According to Las Vegas REALTORS, the 89144 corridor median is $760,000, with Discovery Hills resales trading $620K–$950K depending on size and condition. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The Bureau of Land Management manages Red Rock Canyon's roughly 195,000-acre conservation area ten minutes west.
Discovery Hills draws a professional household profile: the community's average household income exceeds $110,000, the owner-occupancy rate is 78%, and the median age sits near 38 — a younger, family-forward demographic compared to luxury guard-gated enclaves. The Downtown Summerlin corporate corridor is five minutes away, Summerlin Hospital Medical Center is minutes north, and the Strip employment core is twenty minutes east — the village's central position is why busy professionals choose it over more remote Summerlin addresses.
Cost of Living Snapshot — Discovery Hills vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters here: a Summerlin master-planned home with 10/10-rated public schools that costs $700K–$900K in Discovery Hills would list well above $1.5M in a comparable California suburb.
| Metric | Discovery Hills, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Resale Price | $620K–$950K (Discovery Hills) | ~$1.2M+ (comparable suburb) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%+ |
| Top Middle School Rating | 10/10 (Sig Rogich) | Varies widely |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Discovery Hills Rental Market — Rent vs. Own
The Discovery Hills rental market is thin by design: 78% of households own, and with an established single-family neighborhood, long-term leases appear infrequently. Executive rentals in the $3,500–$4,500/month range do surface, but supply is seasonal and inconsistent. Short-term rentals face City of Las Vegas regulation and Summerlin sub-association restrictions — never underwrite vacation-rental income without reviewing the CC&Rs first. For 5+ year holds, ownership in a Summerlin master plan with a permanently built trail network rewards patience.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Discovery Hills? Our team specializes in out-of-state relocation — virtual tours of Crossing village homes, school-zone verification with CCSD, HOA due-diligence, and closing coordination without requiring you to fly in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Discovery Hills at The Crossing in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Discovery Hills 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.
Verify your school-zone assignment
Confirm that your target address is actually zoned for Sig Rogich Middle School with CCSD before you fall in love with a listing. Boundary maps shift; our team has street-level zoning data and can check any address in minutes.
Set your budget and get pre-approved
Discovery Hills resales trade $620K–$950K. Most buyers finance conventionally with 5–20% down; VA buyers get 0% if eligible. Get pre-approved before you tour so your offer competes from day one.
Hire a Crossing village specialist
Discovery Hills is a built-out resale neighborhood — floor plans, condition, and lot orientation drive value. Work with an agent who tracks every Crossing village sale and can explain what a specific home is actually worth.
Tour in person or virtually
Discovery Hills is open-access, so self-tours on foot are possible, but you want an agent walking you through HOA layers and lot differentials. Virtual tours work well for out-of-state buyers — we can do a live walk-through on video.
Write and negotiate the offer
Well-priced Discovery Hills homes — especially in the Sig Rogich zone with trail access — move fast in the July–August school-season window. Clean terms and a verified pre-approval are your competitive edge.
Inspection and HOA due diligence
Order the Summerlin master-association and sub-association resale packages at offer acceptance. Review dues, reserve health, and CC&Rs before you waive contingencies — Nevada's 30-45 day window is enough time if you start on day one.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys. Expect 30-45 days from acceptance to funding. Financed buyers: get your appraisal ordered in the first week so any value gap surfaces while you still have options.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Summerlin HOA, then handle the Nevada DMV — driver's license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Discovery Hills at The Crossing Economy?
Discovery Hills draws a professional household profile: dual-income families, executives, and California relocators 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 The Crossing village records put average household income above $110,000 — roughly 1.5x the Clark County median.
$110,000+Avg household income, The CrossingNREG community plan record
78%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy / I-15
Top Discovery Hills-Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub — five minutes from Discovery Hills
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about ten minutes north
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east
- Clark County School District (Summerlin region)Area campuses including the Sig Rogich and Palo Verde zones
- Howard Hughes CorporationMaster plan developer with ongoing community management and development operations across Summerlin
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Discovery Hills at The Crossing Compare to Las Vegas, Summerlin & Henderson?
If you're weighing Discovery Hills against the valley's other strong addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Discovery Hills wins on public school quality and trail access; Summerlin on new construction breadth; Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Discovery Hills | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | $760K corridor / $620K–$950K plan | $476K | $728K | $548K |
| Days on Market | 40 (89144) | 20 | 21 | 21 |
| Population | Varies (ZIP 89144) | 656,274 | ~127,000 | 331,857 |
| Median Household Income | $110,000+ avg (community) | $66,820 | $95,200 | $88,654 |
| Top Middle School Rating | Sig Rogich 10/10 | Varies | Varies by village | Varies by community |
| Guard-Gated | No (open-access) | Select enclaves | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) |
| New Construction | None — built out | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Schools · Trails · Master Plan | Selection · Urban · Investors | Luxury · Outdoors · New Construction | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Discovery Hills income and demographics are community plan-record values; crime and city demographics are Las Vegas citywide — the Census and FBI do not tabulate the sub-neighborhood separately. Last updated June 2026.
Cost of Ownership
What Will Discovery Hills at The Crossing Cost You Each Month?
A $760,000 Discovery Hills purchase runs about $5,600 monthly with 10% down at 7% per Freddie Mac's rate survey — including property tax and the HOA dues every Summerlin master-plan community carries. The tabs below model your payment, compare renting, and budget the combined HOA layers.
Payment Estimator
Estimate Your Discovery Hills Payment
$5,572
Estimated Monthly Payment
- Principal & Interest$4,551
- Property Tax$386
- Insurance$150
- HOA$200
- PMI$285
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 Discovery Hills at The Crossing right now?
Rental supply in The Crossing village is thin — 78% of households own — so leases command firm pricing when they surface. For 5+ year holds, the school-zone and trail-access scarcity tilts decisively toward owning.
OWN (10% DOWN, 7%)
$5,470 / mo
- Principal & Interest
- $4,555
- Property Tax (~0.6%)
- $380
- Homeowners Insurance
- $150
- HOA (master + sub-association)
- $100
- PMI (10% down)
- $285
5-year net cost:~$170,000
Equity built:~$228,000
RENT (MODELED SINGLE-FAMILY)
$3,800 / mo
- Single-Family Lease (modeled)
- $3,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$247,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Discovery Hills home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $228,000 in equity (including the down payment) while the renter walks away with none. The Sig Rogich school-zone premium and trail-network scarcity provide additional appreciation support above the modeled 3%.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $100/mo blended HOA, modeled $3,800 single-family lease.
HOA Fees by Community
HOA Fees by Layer
Every Discovery Hills home pays two HOA layers: the Summerlin master association and the neighborhood sub-association. The combined $55–$140/month funds the trail network, parks, and the covenant framework that maintains Summerlin's quality standards. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Summerlin Master Association
Included in combined $55–$140
Summerlin Master HOA
Part of combined dues
Includes:
150+ miles of trails, 25+ community parks, seasonal events, and the master-plan covenant framework
Neighborhood Sub-Association
Included in combined $55–$140
Discovery Hills Sub-Association
Part of combined dues
Includes:
Common-area landscaping, local park maintenance, and neighborhood-specific rules and reserves
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and any pending litigation or special assessments
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Discovery Hills at The Crossing?
The Crossing village's central Summerlin location puts most daily destinations within twenty minutes. Summerlin Parkway and West Charleston Boulevard are the primary arteries, feeding the 215 Beltway and I-15. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Discovery Hills destinations beat that comfortably.
Drive Times from Discovery Hills at The Crossing
- 5 minDowntown Summerlin (shopping & dining)W Charleston Blvd west
- ~10 minRed Rock CanyonW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15
- 25–30 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 south
- ~35 minHendersonI-215 south → I-15 → I-215 east
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Discovery Hills at The Crossing?
Most Discovery Hills purchases close in 30 to 45 days through a Nevada escrow company; cash offers close in 7–14 days. Request the Summerlin master-association and sub-association resale packages at offer acceptance — not the final week. Financed buyers: order your appraisal in week one so any value gap surfaces early.
Quick Answer
What down payment do you need to buy in Discovery Hills at The Crossing?
Most Discovery Hills buyers put down 5% to 20%. On a $760,000 resale home, a 5% conventional down payment runs $38,000; 20% avoids PMI at $152,000. VA loans allow 0% for eligible veterans. FHA financing works at lower price points in the 89144 corridor. For upgraded resales above the conforming loan limit, plan for a conventional jumbo with 10–20% down and verified reserves. Get pre-approved before you tour so your offer competes on day one.
Discovery Hills at The Crossing FAQ — 18 Answers
What Do Discovery Hills at The Crossing Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Discovery Hills at The Crossing?
Discovery Hills at The Crossing is a resale single-family neighborhood in Summerlin's The Crossing village (ZIP 89144), where homes trade $620K–$950K depending on size and upgrades. The broader 89144 corridor median of $760,000 per Las Vegas REALTORS data is the best benchmark — always pull current Discovery Hills comps before writing an offer.
What village is Discovery Hills in within Summerlin?
Discovery Hills sits inside The Crossing village of the Summerlin master plan by Howard Hughes Corporation. The Crossing is a central Summerlin village in ZIP 89144, positioned roughly five minutes from Downtown Summerlin and ten minutes from Red Rock Canyon. Each Summerlin village carries its own parks, trail links, and sub-association rules within the broader master plan — Discovery Hills, Discovery Pointe, and the wider Crossing neighborhood share this village context.
What ZIP code is Discovery Hills at The Crossing in?
Discovery Hills at The Crossing carries ZIP code 89144 — the central Summerlin corridor that includes The Crossing village and several neighboring sub-neighborhoods. Broader Summerlin searches pull multiple ZIP codes and price tiers, so filter specifically to 89144 when setting up listing alerts or requesting insurance quotes. Our team can configure a ZIP-specific search that flags only Discovery Hills and sister village listings.
Is Discovery Hills guard-gated?
No — Discovery Hills at The Crossing is an open-access single-family neighborhood within Summerlin. There is no staffed gate or perimeter wall at the neighborhood level; security derives from Summerlin's active community framework and LVMPD coverage. Buyers who want a guard-gated Summerlin address typically look at The Ridges or Red Rock Country Club, both within fifteen minutes. Discovery Hills trades the gate for lower HOA dues and a more approachable entry price.
What are HOA fees in Discovery Hills at The Crossing?
Budget $55–$140 per month in Discovery Hills, covering both the Summerlin master association and the neighborhood sub-association. Those dues fund common-area landscaping, parks, trail maintenance, and the event programming that ties the village together. Because reserves and assessments vary by sub-association, request the full resale package early in escrow — Nevada's standard 30-to-45-day closing window leaves enough time to review it before you waive contingencies.
What schools serve Discovery Hills at The Crossing?
Discovery Hills feeds three top-rated CCSD campuses: John C. Vanderburg Elementary (8/10 GreatSchools), Sig Rogich Middle School (10/10 — one of Nevada's highest-rated public middle schools), and Palo Verde High School (8/10). Private options nearby include The Meadows School and Bishop Gorman High School; Doral Academy Red Rock and Pinecrest Academy of Nevada serve the charter tier. Always verify your exact address assignment with CCSD before you write an offer.
How far is Discovery Hills from Downtown Summerlin?
Discovery Hills is about five minutes from Downtown Summerlin via West Charleston Boulevard — one of the shortest commutes of any Summerlin village to the 125-shop, 150-restaurant open-air district. From there, the Strip is roughly twenty minutes via Summerlin Parkway and I-15, and Harry Reid International Airport runs about thirty minutes south on I-215. The Crossing village's central location makes it one of the most errand-efficient addresses in the master plan.
What is the Summerlin trail network near Discovery Hills?
Summerlin's 150-plus-mile trail system threads through The Crossing village, connecting Discovery Hills directly to parks, schools, Downtown Summerlin, and the trailheads leading toward Red Rock Canyon. The Paseos Linear Park and Fox Hill Park are both within a short walk or ride. According to Howard Hughes Corporation, the trail network is the single most-cited quality-of-life feature among Summerlin buyers — and Discovery Hills' central village position gives riders and walkers access in multiple directions.
What are property taxes like in Discovery Hills?
Nevada property taxes are low by national standards — the effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $700,000 Discovery Hills home that means approximately $3,500–$4,900 per year. California relocators comparing Summerlin to the Bay Area or Southern California routinely save $30,000+ annually in state income tax alone — Nevada levies zero.
How does Discovery Hills compare to other Crossing village neighborhoods?
Discovery Hills, Discovery Pointe, and the wider Crossing village share the same ZIP (89144), trail network, schools, and five-minute access to Downtown Summerlin. Discovery Hills is an established resale neighborhood with mature landscaping and a wider spread of floor plans. Discovery Pointe tends to carry slightly newer or larger floor plans. Both give buyers the same Crossing village amenity stack — the differentiator is specific lot, floor plan, and condition at the time of purchase.
Is there new construction in Discovery Hills?
Discovery Hills is a built-out resale neighborhood — no production builder is actively selling within its boundaries. Buyers who want brand-new construction in the Summerlin or Crossing area typically look at active Summerlin West villages where Toll Brothers, Lennar, and other builders are currently selling. Discovery Hills competes on maturity: established trees, finished landscaping, and entry pricing that newer villages cannot match.
What is Nevada's tax advantage for Discovery Hills buyers relocating from California?
California's top marginal state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $400,000 saves roughly $40,000+ per year in state income taxes alone by establishing Nevada residency. Combined with the Clark County Assessor's effective property-tax rate of 0.5–0.7% capped at 3% annual growth under NRS 361.471, and Summerlin entry pricing well below comparable California metro markets, the tax math is the #1 driver of Summerlin relocations from California.
Is Discovery Hills at The Crossing a good place to raise a family?
Yes — the school trio alone makes a strong case: Sig Rogich Middle School's 10/10 GreatSchools rating is rare in any metro, and Palo Verde High School and Vanderburg Elementary both earn 8/10. Add 150-plus miles of trails from your front door, The Paseos and Fox Hill Park within walking distance, and Downtown Summerlin five minutes away for everyday errands. The neighborhood's 78% owner-occupancy rate and $110,000+ average household income signal a stable, invested community.
What should I know before buying in Discovery Hills at The Crossing?
Four things matter most. First, HOA layers: budget $55–$140/month and request the full resale package early. Second, school verification: Sig Rogich Middle is exceptional — confirm your address is actually zoned for it with CCSD before you fall in love with the listing. Third, price context: the plan range is $350K–$550K but mature upgraded resales trade $620K–$950K. Fourth, comps: call (702) 637-1759 and we will pull Discovery Hills-specific sold data before you write.
Can Nevada Real Estate Group help me buy or sell in Discovery Hills at The Crossing?
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closings and $4.85B+ in volume. Our agents know The Crossing village street by street: Discovery Hills floor plans, HOA due-diligence, Sig Rogich school-zone boundaries, and off-market opportunities that never hit the MLS. Call (702) 637-1759 or submit the contact form below and a Discovery Hills specialist will respond within the hour.
What down payment do you need to buy in Discovery Hills at The Crossing?
Most Discovery Hills buyers put down 5% to 20%. On a $700,000 resale home, a 5% conventional down payment runs $35,000; 20% avoids PMI at $140,000. VA loans allow 0% for eligible veterans — a strong fit given Nevada's large military community. FHA financing works at lower price points. For upgraded resales above the conforming loan limit, plan for a conventional jumbo with 10–20% down and verified reserves. Get pre-approved before you tour so your offer competes on day one.
How long does it take to close on a home in Discovery Hills?
Most Discovery Hills purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — less common here than at the luxury tier but present — can close in 7–14 days. HOA document review adds a few days; request the Summerlin master-association and sub-association resale packages at offer acceptance, not in the final week. Financed buyers: have your appraisal ordered within the first week so any value gap surfaces early.
What are Summerlin HOA amenities in Discovery Hills?
The $55–$140/month combined dues cover the Summerlin master association (150+ miles of trails, parks, events, and the community-wide covenant framework) plus the neighborhood sub-association (common-area landscaping and local park maintenance). The master HOA also funds Summerlin's signature programming — seasonal events, community pools at select parks, and the trail corridors that connect Discovery Hills directly to Downtown Summerlin and Red Rock Canyon trailheads five to ten minutes away.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Discovery Hills at The Crossing?
These are the eight queries Discovery Hills buyers type into Google and AI assistants — answered with specifics you can verify: Sig Rogich's 10/10 GreatSchools rating, 40-day corridor DOM and $760K median list from Las Vegas REALTORS, and HOA and village facts from the community plan record.
What village is Discovery Hills in?
Discovery Hills is in The Crossing village of the Summerlin master plan (ZIP 89144). The Crossing sits in central Summerlin, five minutes from Downtown Summerlin and ten minutes from Red Rock Canyon.
Is Sig Rogich Middle School really 10/10?
Yes — Sig Rogich Middle School holds a 10/10 GreatSchools rating, one of the highest for any public middle school in Nevada. It serves the Discovery Hills zone within the Clark County School District. Always verify your specific address is zoned for Sig Rogich with CCSD before writing an offer.
Is Discovery Hills guard-gated?
No — Discovery Hills is an open-access single-family neighborhood in Summerlin. Buyers who want a staffed gate and perimeter wall typically compare The Ridges (from $2M) or Red Rock Country Club (from $1.2M) within Summerlin.
How close is Discovery Hills to Red Rock Canyon?
About ten minutes via West Charleston Boulevard — one of the shortest commutes to the BLM's Red Rock Canyon National Conservation Area of any Summerlin neighborhood. The Calico Hills trailheads and the 13-mile scenic loop are both accessible within that ten-minute window.
What ZIP code is Discovery Hills in?
Discovery Hills at The Crossing is in ZIP code 89144 — the central Summerlin corridor covering The Crossing village and several neighboring sub-neighborhoods. Use 89144 when setting up listing alerts or requesting insurance quotes.
What are HOA fees in Discovery Hills?
Budget $55–$140 per month for the combined Summerlin master association and neighborhood sub-association dues. Those cover 150-plus miles of trails, community parks, seasonal events, and common-area landscaping. Always pull the full resale package in escrow — confirm current dues, reserve health, and any pending assessments.
How far is Discovery Hills from Downtown Summerlin?
Discovery Hills is about five minutes from Downtown Summerlin via West Charleston Boulevard — one of the closest sub-neighborhoods in the master plan to the 125-shop, 150-restaurant open-air district.
Why should I buy in Discovery Hills instead of a newer Summerlin village?
Discovery Hills offers Sig Rogich Middle School's 10/10 zone, 150-plus trail miles from the door, and mature 2000s-era landscaping at $620K–$950K resale pricing — without a new-construction deposit or builder wait. Newer Summerlin West villages offer brand-new finishes but typically start higher and are still building out their landscaping and trail connections.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout Summerlin's The Crossing village — the depth behind the team's #1 ranking in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
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WORK WITH THE BEST
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Want to Talk to a Discovery Hills at The Crossing Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas and Summerlin transactions since 2011 — in a school-zone-sensitive, trail-connected neighborhood like Discovery Hills, knowing the Sig Rogich boundary, the HOA layers, and the Crossing village comps 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 Discovery Hills at The Crossing?
Compare Discovery Hills with neighboring Summerlin villages and nearby cities — from Discovery Pointe next door to Henderson 35 minutes southeast. Each card pairs commute time with price positioning, from $620K–$950K here to $2M+ at The Ridges, so you can judge whether a different lifestyle buys more home.
5 MIN
Discovery Pointe at The Crossing
From $650K
Neighboring sub-neighborhood
View Discovery Pointe at The Crossing →A–Z INDEX
Which Crossing Village Neighborhoods Can You Explore A–Z?
The Crossing village and surrounding Summerlin areas are indexed below — alphabetically for orientation. Six neighborhoods share the 89144 ZIP and Sig Rogich school zone, from Discovery Hills ($620K–$950K resale) to Red Rock Country Club ($1.2M+ guard-gated). Our team can pull current listings, dues, and HOA documents for any of them.
KEEP LEARNING
What Else Should You Read About Discovery Hills at The Crossing?
These guides extend the research most Discovery Hills buyers do next — understanding the Summerlin master plan, weighing Summerlin against Henderson for families, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging Summerlin's school-zone advantage.
Read →COMMUNITY HUB
Summerlin Community Hub
All 25+ Summerlin villages, master-plan data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Discovery Hills at The Crossing Data Come From?
Every statistic on this page is sourced from a primary or government dataset. Because Discovery Hills is a single sub-neighborhood within ZIP 89144, we present corridor figures as area benchmarks — never plan-only claims — and omit sub-neighborhood medians that small samples cannot support. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP 89144. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Discovery Hills is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master plan information, trail mileage, village structure, and community facts. summerlin.com
- Clark County School District — School zoning, enrollment, and CCSD campus assignments for Vanderburg ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios — including Sig Rogich MS 10/10. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026