Grand Park Homes For Sale

KEY TAKEAWAYS

What Should You Know About Grand Park Summerlin at a Glance?

Grand Park pairs Summerlin's newest village infrastructure — 13 sub-communities, $400K–$3M+ new construction, and a planned 50-acre park — with an area median list near $850,000 across ZIPs 89166/89138 per Las Vegas REALTORS, and top-rated CCSD schools per GreatSchools. The takeaways below unpack why this is Summerlin's fastest-growing address.

• The newest Summerlin village: Grand Park launched in 2022 as Howard Hughes Corporation's latest and largest master-plan expansion — 13 sub-communities on roughly 2,000 acres in northwest Las Vegas.
• Broadest price range in Summerlin: entry-level from the $400Ks through guard-gated luxury above $3M, so nearly every buyer profile finds a fit within a single village.
• Best schools in the valley: Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools — Summerlin's top CCSD tier.
• New construction advantage: builder warranties, modern energy efficiency, and new floor plans that resale communities can't offer — negotiate incentives before signing any builder contract.
• Red Rock Canyon in your backyard: 195,000 BLM-managed acres of hiking, climbing, and scenic drives approximately ten minutes from Grand Park's streets.

Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation

PRICE DISTRIBUTION

How Many Grand Park Homes Sell in Each Price Range?

Across the Grand Park ZIP codes (89166/89138), active listings span the full $400K–$3M+ spectrum per Las Vegas REALTORS MLS data. Builder pricing, lot premiums, and guard-gated premiums create clear bands — from entry-level production homes to guard-gated semi-custom luxury. The counts below show where competition concentrates.

Counts reflect active MLS listings across ZIP codes 89166 and 89138 (Grand Park area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Carlisle Peak and Glenrock begin at $1.55M+ — that tier is the community's guard-gated competitive set.

SAFETY & CRIME

Is Grand Park Safe?

• LVMPDCity of Las Vegas police jurisdictionLas Vegas Metro covers Grand Park
• GatedCarlisle Peak & Glenrock guard-gatedStaffed entry on the luxury enclaves
• NewBuilt 2022+, modern streetsNewer construction zones trend lower crime
• 88%Owner-occupied householdsHigh ownership correlates with community investment

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community data per Howard Hughes Corporation plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Grand Park Score?

Grand Park earns top marks for schools, outdoor access, and new-construction quality, with honest trade-offs on construction activity and the fact that the village and its amenities are still building out. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour.

• A+

  Grade A+: Schools

  Bonner ES (9/10), Sig Rogich MS (10/10), Palo Verde HS (8/10) — among the best CCSD zones in the valley per GreatSchools.

• A

  Grade A: Outdoor Access

  Red Rock Canyon ten minutes west, Fox Hill Park next door, and Summerlin's 250-plus-mile trail network connecting to the front door.

• A-

  Grade A-: New Construction Quality

  Top national builders — Toll Brothers, Lennar, Pulte, KB Home — with modern floor plans, builder warranties, and energy-efficient construction.

• B+

  Grade B+: Amenities

  Planned 50-acre signature park, existing Summerlin parks and community centers, Downtown Summerlin shopping and dining eight minutes away.

• B

  Grade B: Commute

  215 Beltway access is excellent; the Strip is 25 minutes and the airport 35 — farther than central Las Vegas but typical for master-planned northwest locations.

• B

  Grade B: Cost of Living

  $400K–$3M+ range offers genuine value versus California new construction, though top-of-market Carlisle Peak and Glenrock require significant equity.

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.

POPULATION & GROWTH

How Fast Is the Grand Park Area Growing?

Grand Park itself is one of the fastest-growing new-development zones in the Las Vegas Valley — targeting 5,000+ homes at build-out from its 2022 start, adding rooftops each quarter as new builder phases open. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the northwest Summerlin corridor remains among the most in-demand in the metro.

Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Grand Park Score for Livability?

Grand Park scores highest on schools, outdoor access, and new-construction quality: Sig Rogich Middle School is the valley's top-rated CCSD campus at 10/10 per GreatSchools, Red Rock Canyon is ten minutes west, and a dozen national builders compete for your business. Trade-offs: active construction nearby and a 35-minute airport commute.

• 88A-

  Overall Livability

• 96A+

  Schools (CCSD top tier)

• 72B

  Safety (suburban open)

• 70B-

  Cost of Living

• 84B+

  Amenities

• 92A

  Outdoor Access

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Grand Park Area Real Estate Market Trending?

The charts show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Grand Park trades against. Builder-controlled pacing differs from citywide resale; ZIP-area benchmarks for 89166/89138 sit at approximately $850,000 median list and 40 median days on market.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Grand Park market right now?

Grand Park is an actively competitive new-construction market — builder releases in guard-gated Carlisle Peak and Glenrock sell quickly on lot-release day, while production homes in the open-access sub-communities move at a steadier pace at 40 median days. Builder incentive packages (closing cost credits, rate buydowns, included upgrades) shift the effective price meaningfully from month to month.

Source: Las Vegas REALTORS / GLVAR data + Howard Hughes Corporation builder data + NREG analysis, June 2026. New-construction pacing varies by builder phase and release calendar.

Sub-Community Comparison

How Do Grand Park's Sub-Communities Compare?

A like-for-like comparison of Grand Park's primary sub-communities — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and builder release data per Las Vegas REALTORS. Because active builder pricing changes with each phase release, we publish entry points and price bands rather than per-community medians.

Source: Las Vegas REALTORS MLS data plus the Howard Hughes Corporation community plan record and NREG builder analysis, June 2026. Per-sub-community $/SF and DOM are intentionally omitted — active builder pricing supersedes statistical medians in new-construction markets. Area benchmark: approximately 40-day median DOM, $850K area median.

Sub-Community Deep Dive

What's Inside Grand Park's Sub-Communities?

BY ZIP CODE

How Do the Grand Park ZIP Codes (89166/89138) Break Down?

Grand Park spans two ZIP codes — 89166 and 89138 — and the table below breaks the area into its primary corridors, from guard-gated luxury through entry-level new construction. The spread reflects 13 planned sub-communities at various stages of builder release, per Las Vegas REALTORS MLS data.

Source: Las Vegas REALTORS MLS plus NREG builder analysis and Howard Hughes Corporation plan record. *Sub-community $/SF and year-over-year change are intentionally omitted: active builder pricing supersedes statistical medians in new-construction markets. Boundaries per Clark County GIS.

WHY GRAND PARK

Why Does Grand Park Stand Apart From Other Summerlin Villages?

From the 50-acre signature park to the broadest price range in any Summerlin village, Grand Park occupies a niche no established Summerlin enclave fills. The five advantages below are each tied to a verifiable source — Howard Hughes Corporation development data, GreatSchools ratings, CCSD records, and the Nevada Revised Statutes — so you can check every claim.

1. 1

   Summerlin's newest infrastructure

   Everything is built to 2022+ standards: streets, utilities, parks, and trails reflect the latest master-plan engineering, not 1990s-era planning.

   Howard Hughes Corporation · community plan record
2. 2

   The valley's best CCSD school zone

   Sig Rogich Middle School (10/10) is the highest-rated public middle school in Las Vegas; Bonner Elementary (9/10) and Palo Verde HS (8/10) complete an elite CCSD zone.

   GreatSchools.org · CCSD zoning records
3. 3

   Broadest price range in Summerlin

   $400K entry product through $3M+ guard-gated luxury in a single village — no other Summerlin neighborhood matches this breadth for cross-buyer comparison.

   Howard Hughes Corporation builder matrix
4. 4

   Red Rock Canyon at the door

   Ten minutes to 195,000 BLM-managed acres of desert hiking, climbing, and one of the Southwest's iconic scenic drives.

   Bureau of Land Management · drive times
5. 5

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keeps long-run ownership costs predictable — and dramatically below California comparables.

   Nevada Revised Statutes 361.471

WHY BUY IN GRAND PARK

What Are the Top 10 Reasons to Buy a Home in Grand Park?

Grand Park's case rests on school quality, new-construction value, and outdoor access: the top CCSD school zone in western Las Vegas, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and Red Rock Canyon ten minutes west. Ten sourced reasons follow.

1. 1

   Sig Rogich Middle School (10/10)

   The highest-rated public middle school in Las Vegas, per GreatSchools — zoned directly for Grand Park.

   GreatSchools.org

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most relocating California households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute.

   NRS 361.471

4. 4

   Red Rock Canyon ten minutes away

   195,000 BLM-managed acres of hiking, climbing, and scenic drives — the Southwest's best backyard.

   Bureau of Land Management

5. 5

   Howard Hughes Corporation master plan

   Summerlin's 30-year track record of planned development, maintained amenities, and appreciation.

   Howard Hughes Corporation

6. 6

   Builder warranties and new construction

   Structural warranties, energy-efficient construction, and modern floor plans that resale can't offer.

   Builder plan records

7. 7

   Broadest price range in Summerlin

   $400K–$3M+ in a single village — entry buyers and luxury buyers both find what they need.

   Howard Hughes Corporation builder matrix

8. 8

   Summerlin 250-mile trail network

   Connected trail access from front door to Red Rock Canyon and throughout the broader master plan.

   Howard Hughes Corporation

9. 9

   50-acre signature park (planned)

   One of Summerlin's largest parks ever planned, with athletic fields, trails, and event lawns anchoring the village.

   Howard Hughes Corporation plan record

10. 10

    Downtown Summerlin eight minutes away

    Shopping, dining, entertainment, and the Las Vegas Ballpark a short drive east on the 215 Beltway.

    Drive times

THIS WEEKEND'S OPEN HOUSES

Can You Tour Grand Park Homes This Weekend?

Model homes across Grand Park's 13 sub-communities are open seven days a week at builder sales offices — no appointment needed for production homes. Guard-gated Carlisle Peak and Glenrock require an appointment through the entry gate. Set up instant alerts for resale open houses, or browse every active listing now.

RELOCATION TIMELINE

How to Relocate to Grand Park in 8 Steps

From first research to keys-in-hand, here's the 8-14 week timeline most Grand Park buyers follow (longer for build-to-order new construction). 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.

1. 01

   Pick your sub-community and set a budget

   Decide which Grand Park tier fits: entry ($400K–$550K), mid-market ($550K–$800K), move-up ($800K–$1.5M), or guard-gated luxury ($1.55M+). Each carries different HOA tiers and builder timelines.

2. 02

   Get pre-approved — builder-aware

   Conventional financing works for most Grand Park sub-communities; guard-gated enclaves above the conforming limit require jumbo. Get your lender approval before visiting builder sales offices — some offer preferred-lender incentives that carry hidden costs.

3. 03

   Hire a Grand Park specialist

   Builder contracts favor the builder, not you. Our agents attend model-home visits at no cost, review builder contracts, and negotiate incentives — skills that save real money in a multi-builder environment.

4. 04

   Tour model homes and available lots

   Visit model homes across active sub-communities on the same day to compare finishes, floor plans, and lot premiums side by side. For out-of-state buyers, our virtual builder tours recreate the experience — FaceTime-connected and agent-guided.

5. 05

   Choose a lot and negotiate the contract

   Builder contracts are negotiable on lot premiums, included upgrades, and incentives — though less so on price. Know the builder's current incentive calendar before writing. We pull this data weekly.

6. 06

   Design center selections and construction

   For build-to-order homes, plan 6–10 months of construction after the design center visit. Budget for design center upgrades above included standard — countertops, flooring, and fixtures can add $30,000–$100,000 to final cost.

7. 07

   Final walkthrough and closing

   Nevada closes through escrow companies. Builder closings typically take 30–45 days from completion for move-in-ready homes; build-to-order closings are scheduled at construction completion.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), set up HOA access for the sub-community, then handle Nevada DMV — license within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Grand Park Economy?

Grand Park draws a professional, family-oriented demographic supported by the broader Las Vegas metro economy. 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 above $145,000 — roughly double the Clark County median.

Top Grand Park Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 15 minutes from Grand Park
• Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub, eight minutes east
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
• Howard Hughes CorporationMaster developer with ongoing Grand Park development — active construction management and community services
• Clark County School District (west region)Area campuses including Bonner ES, Sig Rogich MS, and Palo Verde HS
• The Strip resort corridorThe metro's hospitality and entertainment employment core, 25 minutes east

Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.

COMMUNITY COMPARISON

How Does Grand Park Compare to Summerlin, Las Vegas & Henderson?

If you're weighing Grand Park against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Grand Park wins on schools, new construction, and outdoor access; Summerlin West wins on established luxury; Henderson wins on citywide safety. Sources are LVR, the U.S. Census, and GreatSchools.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools.org. Grand Park income and population figures are community plan-record values; city demographics are Las Vegas citywide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Grand Park?

The 215 Beltway is Grand Park's highway spine — connecting the village northwest-to-southeast across the valley in minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — Grand Park residents match or beat that for most valley destinations.

Drive Times from Grand Park

• ~8 minDowntown Summerlin (shopping & dining)W Lake Mead Blvd east to Downtown Summerlin
• ~10 minRed Rock Canyon NCAW Charleston Blvd west toward Red Rock
• ~15 minSummerlin Hospital Medical CenterHualapai Way south to Summerlin Hospital
• ~18 minTPC Summerlin / Bear's Best GolfDesert Inn Rd corridor south
• ~25 minLas Vegas StripI-215 south → I-15 south
• ~30 minDowntown Las VegasUS-95 east
• ~35 minHarry Reid Intl AirportI-215 south → I-15 south
• ~55 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default, and efficient from Grand Park: the 215 Beltway is minutes from the community, providing direct northwest-to-southeast valley access. Hualapai Way and W Lake Mead Blvd connect east to Downtown Summerlin and the broader Summerlin grid.

• RTC Transit

  Limited coverage in this northwest corridor — Grand Park residents should not plan a car-free lifestyle. Bus routes serve the Charleston and Sahara corridors further south, but the village is designed around driving.

• Cycling & Trails

  The Summerlin 250-plus-mile trail network connects Grand Park directly to Red Rock Canyon, Downtown Summerlin, and throughout the master plan — one of the best urban trail systems in the American Southwest for committed cyclists and runners.

• Rideshare

  Reliable from Grand Park; airport runs cost roughly $45–$60 given the 35-minute distance, and rideshare service to Downtown Summerlin and the Strip is fast and reasonably priced.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in Grand Park?

Most Grand Park buyers put down 3.5% to 20%, depending on loan type and sub-community. Conventional financing with 5–10% down works for the majority of open-access sub-communities. FHA loans allow 3.5% for qualifying buyers on homes under the FHA loan limit — available across most entry-level Grand Park phases. VA loans allow 0% for eligible veterans. Guard-gated Carlisle Peak and Glenrock start at $1.55M, requiring conventional or jumbo financing with 10–20% down. Builders often package preferred-lender incentives — compare against your own lender's offer before committing to anyone.

PEOPLE ALSO ASK

What Else Do People Ask About Grand Park Summerlin?

These are the eight queries Grand Park buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from Howard Hughes Corporation plan data.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Direct builder relationships across all 13 Grand Park sub-communities, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across new-construction communities throughout the Las Vegas metro — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Grand Park?

Compare Grand Park with neighboring master plans and nearby cities across the west valley. Each card pairs the commute time with price positioning, so you can judge whether a different Summerlin village or northwest community actually buys you more home for the money.

A–Z INDEX

Which Grand Park Sub-Communities Can You Explore A–Z?

Thirteen sub-communities make up Grand Park's planned 5,000+ home build-out, from entry-level production through guard-gated luxury. Dedicated sub-community pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current builder release calendars, HOA documents, and available inventory for any of them on request.

Sources & Methodology

Where Does This Grand Park Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Grand Park is an active new-construction community with builder-controlled pricing, we present area ZIP-code benchmarks (89166/89138) for market statistics rather than builder-specific claims that change with each phase release. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89166/89138. lasvegasrealtors.com
2. Howard Hughes Corporation — Grand Park builder matrix, sub-community plan record, acreage, and build-out timeline. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the village is not separately tabulated). census.gov/quickfacts
4. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for CCSD and private schools. greatschools.org
5. Clark County School District (CCSD) — School zoning, enrollment, and district performance data for the Grand Park area. ccsd.net
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP codes 89166/89138. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
8. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, trail data, and recreation information. blm.gov
9. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
10. 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