Granite Heights at Summerlin Homes For Sale

KEY TAKEAWAYS

What Should You Know About Granite Heights at Summerlin at a Glance?

Granite Heights offers 250+ Toll Brothers estates at $800K–$1.5M in Summerlin West ZIP 89135 — panoramic Spring Mountains views, Sig Rogich MS (10/10), and 5 minutes to Downtown Summerlin per Howard Hughes Corporation master plan data and market statistics from Las Vegas REALTORS. The takeaways below unpack what sets this village apart.

• New construction vintage: Toll Brothers estates built from 2018 deliver modern architecture, chef's kitchens, and spa suites — newer than most Summerlin luxury communities.
• The location: elevated Summerlin West position with panoramic Red Rock Canyon and Spring Mountains views, 5 minutes from Downtown Summerlin.
• Best for: executives, California relocators, and families targeting top-tier CCSD schools — Sig Rogich MS 10/10 is one of Nevada's best.
• Not guard-gated: Granite Heights relies on Summerlin master-plan standards, not staffed entry — HOA dues are $120–$350/mo rather than $400+/mo.
• Do your homework: Design center upgrades don't always appraise dollar-for-dollar; review option-level comps with your agent before writing.

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

PRICE DISTRIBUTION

How Many Granite Heights at Summerlin Homes Sell in Each Price Range?

Granite Heights concentrates in the $800K–$1.5M luxury band, with view-lot and design-center premium homes pushing toward the top per Las Vegas REALTORS MLS data for ZIP 89135. The breakdown below shows where competition concentrates within the broader Summerlin West luxury market.

Granite Heights estate pricing, June 2026 · Links open the live Las Vegas MLS search pre-filtered by price in ZIP 89135. With 250+ homes total, enclave-level listing counts fluctuate — call (702) 637-1759 for current availability.

SAFETY & CRIME

Is Granite Heights at Summerlin Safe?

• LVMPDLas Vegas Metro Police jurisdictionSummerlin-area response times outperform city avg
• 90%Owner-occupied householdsHighest ownership rate in the community plan record
• No thru-trafficCul-de-sac street design limits cut-throughCommunity plan record
• ZIP 89135Consistently below Clark County crime averageFBI Uniform Crime Reporting

Sources: FBI Uniform Crime Reporting (latest available data), Las Vegas Metropolitan Police Department. Community data per the NREG plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Granite Heights at Summerlin Score?

Granite Heights earns top marks for schools, views, and construction quality, with honest trade-offs on commute time to the Strip and the absence of a guard gate. Below is our category-by-category report card — the six factors our agents walk through with every buyer before a first tour.

• A+

  Grade A+: Schools

  Sig Rogich MS 10/10 is among Nevada's best; Bonner ES 9/10; Palo Verde HS 8/10. The Meadows School and Bishop Gorman within reach.

• A

  Grade A: Views & Setting

  Elevated lots deliver panoramic Spring Mountains and Red Rock Canyon views — a premium that holds resale value for decades.

• B+

  Grade B+: Outdoor Access

  Summerlin's 150+ miles of trails accessible from the door; Red Rock Canyon 10 minutes west; Fox Hill Park and Paseos nearby.

• B

  Grade B: Commute

  5 minutes to Downtown Summerlin is excellent; 20 minutes to the Strip and 30 to the airport are longer than central communities.

• B

  Grade B: Cost of Living

  $800K–$1.5M entry is premium — but dramatically below comparable California new construction, with zero state income tax.

• B+

  Grade B+: Amenities

  Downtown Summerlin's dining, shopping, and Las Vegas Ballpark 5 minutes away; TPC Summerlin and community trail network within reach.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

POPULATION & GROWTH

How Fast Is the Granite Heights Area Growing?

Granite Heights itself is in late-stage buildout — 250+ homes since 2018, with growth happening through final Toll Brothers phases and premium resales 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 West corridors around the community remain among the most in-demand in the valley.

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

LIVABILITY SCORES

How Does Granite Heights at Summerlin Score for Livability?

Granite Heights scores highest on schools, views, and modern construction quality: Sig Rogich MS 10/10, panoramic Spring Mountains and Red Rock Canyon sightlines from elevated lots, and Toll Brothers 2018+ estate architecture. The honest trade-offs are the 20-minute Strip commute and absence of a staffed gate. Six categories below, benchmarked to Census and GreatSchools data.

• 88A-

  Overall Livability

• 95A+

  Schools (zoned + private)

• 80B+

  Safety (Summerlin West)

• 50C+

  Cost of Living

• 85B+

  Amenities & Outdoor Access

• 75B

  Location & Commute

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Granite Heights at Summerlin Real Estate Market Trending?

Charts show Las Vegas citywide sold medians and market time from Las Vegas REALTORS MLS data — the liquid benchmark Summerlin West luxury trades against. A 250-home community is too small for a monthly series, so the cards report ZIP 89135 benchmarks: approximately $1.4M median and 45-day average DOM at the $800K–$1.5M luxury tier.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Granite Heights at Summerlin Market Right Now?

Granite Heights is a deliberate luxury market — homes priced $800K–$1.5M with 45-day average DOM at this tier per Las Vegas REALTORS data. Well-priced Toll Brothers estates with premium view lots attract qualified buyers quickly; overpriced listings or those with limited design-center investment sit longer. With only 250+ homes, off-market intel matters more here than raw MLS counts.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89135 area figures — treat enclave-level statistics as indicative given thin monthly turnover in a 250-home community.

Village Comparison

How Does Granite Heights Compare to Nearby Summerlin West Villages?

A side-by-side of Granite Heights and its closest Summerlin West neighbors — entry pricing, guard-gate status, builder, and lifestyle fit — drawn from the community plan records and active-listing data via Las Vegas REALTORS. Honesty note: with 250+ homes total, per-village market medians are indicative, not statistically definitive.

Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Price ranges are plan entry points, not statistical medians — samples inside individual villages are too small for meaningful averages.

Village Deep Dive

What's Inside Summerlin West's Nearby Villages?

BY ZIP CODE

How Does the Granite Heights ZIP Code (89135) Break Down?

Granite Heights anchors ZIP 89135 in Summerlin West — a ZIP that concentrates some of the Las Vegas Valley's most sought-after luxury addresses. The table below breaks the ZIP into its key corridors, from Granite Heights estates to the broader Summerlin West luxury market.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF omitted: enclave-scale samples are too small to be meaningful. Boundaries per Clark County GIS.

WHY GRANITE HEIGHTS

Why Does Granite Heights at Summerlin Stand Apart From Its Peers?

From Toll Brothers construction quality to panoramic Red Rock views, Granite Heights fills a specific niche in the Summerlin portfolio. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, GreatSchools ratings, Howard Hughes Corporation master plan data, and FBI crime statistics — so you can check every claim.

1. 1

   Toll Brothers construction quality (2018+)

   3,200–5,500 SF estate plans with chef's kitchens, spa suites, multi-car garages, and extensive design center customization — the most recent luxury construction vintage in western Summerlin.

   Community plan record
2. 2

   Panoramic mountain and valley views

   Elevated western-rim lots deliver Spring Mountains, Red Rock Canyon, and Las Vegas Valley floor sightlines that cannot be replicated once these lots close.

   Community plan record
3. 3

   Nevada's strongest public school zone

   Sig Rogich MS (10/10) and Bonner ES (9/10) per GreatSchools — the strongest combined public school zoning of any Summerlin luxury community at this price.

   GreatSchools.org
4. 4

   Tax-capped carrying costs vs. California

   Zero state income tax and Nevada's 3% primary-residence property-tax cap under NRS 361.471 make long-run ownership costs predictable and dramatically below comparable California estates.

   Nevada Revised Statutes 361.471
5. 5

   Howard Hughes master-plan access

   Summerlin's 150+ miles of trails, 200+ parks, Downtown Summerlin shopping and dining, Las Vegas Ballpark, and TPC Summerlin golf — all included in the master association dues.

   Howard Hughes Corporation

WHY BUY IN GRANITE HEIGHTS

What Are the Top 10 Reasons to Buy a Home in Granite Heights at Summerlin?

Granite Heights's case rests on construction quality, views, and school strength: Toll Brothers estates (2018+), panoramic Spring Mountains sightlines, Sig Rogich MS (10/10), and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, with zero Nevada state income tax. Ten sourced reasons follow.

1. 1

   Toll Brothers luxury construction (2018+)

   Modern estate architecture, premium finishes, and builder warranty — the newest luxury vintage in western Summerlin.

   Community plan record

2. 2

   Panoramic Red Rock and mountain views

   Elevated lots with Spring Mountains and Red Rock Canyon sightlines — a finite premium that holds resale value.

   Community plan record

3. 3

   Sig Rogich MS 10/10 school zone

   One of Nevada's highest-rated public middle schools, paired with Bonner ES 9/10 and Palo Verde HS 8/10.

   GreatSchools.org

4. 4

   Zero Nevada state income tax

   No personal income tax — five-figure annual savings for most relocating California households.

   Nevada Department of Taxation

5. 5

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable carrying costs for long-hold owners.

   NRS 361.471

6. 6

   Howard Hughes master plan access

   150+ trail miles, 200+ parks, Downtown Summerlin shopping, and TPC Summerlin golf included in master association.

   Howard Hughes Corporation

7. 7

   Red Rock Canyon 10 minutes west

   195,000 acres of BLM-managed conservation area for hiking, climbing, cycling, and the scenic loop drive.

   Bureau of Land Management

8. 8

   $800K–$1.5M entry vs. California comparables

   Equivalent Toll Brothers estates run $2M+ in coastal California — Granite Heights delivers similar quality at a fraction of the cost.

   Community plan record + Franchise Tax Board

9. 9

   Quiet 250-home community character

   No through-traffic, 90% owner-occupied, and a neighborhood scale where residents know each other.

   Community plan record

10. 10

    Summerlin's long appreciation track record

    Summerlin has consistently outperformed the broader Las Vegas market in resale demand and appreciation since Howard Hughes Corporation began development.

    Howard Hughes Corporation / Las Vegas REALTORS

THIS WEEKEND'S OPEN HOUSES

Can You Tour Granite Heights at Summerlin Homes This Weekend?

Open houses occur periodically in Granite Heights — both from Toll Brothers model homes (for any remaining new-construction lots) and resale sellers. Set up instant alerts to be notified the moment a Granite Heights home schedules an open house, or browse every active listing now and let us arrange private showings at your preferred time.

RELOCATION TIMELINE

How to Relocate to Granite Heights at Summerlin in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most Granite Heights buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60 days, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Decide: new construction vs. resale

   Toll Brothers may still have final-phase lots at Granite Heights — if so, you get builder customization but a 6-10 month timeline. Resale closes in 30-45 days but requires option-level comp knowledge to price correctly.

2. 02

   Get pre-approved — jumbo-aware

   Above the conforming loan limit, jumbo financing is standard; lenders typically want 20–25% down plus reserves. If buying new from Toll Brothers, confirm the builder's deposit and contract-signing requirements before mortgage application.

3. 03

   Hire a Granite Heights specialist

   With 250+ homes and wide design-center variation, valuations require judgment — view lot premiums, upgrade levels, and plan-specific desirability all matter. Work with an agent who tracks every Granite Heights comp.

4. 04

   Tour in person or virtually

   Granite Heights is not gated, so scheduling is flexible. Virtual tours work well for out-of-state buyers; we routinely coordinate remote-close purchases for California relocators without requiring multiple flights.

5. 05

   Write and negotiate the offer

   For resale, know the design-center comps before you write — over-spec homes frequently sit, and the seller's upgrade list is not an appraisal. For new construction, negotiate the lot premium, closing cost credits, and design center upgrades, not just the base price.

6. 06

   Inspection and HOA docs

   Order the full Summerlin master association and Granite Heights sub-association resale package early: dues, reserves, assessment history, CC&Rs, and community rules. Nevada gives buyers specific rights to cancel during the HOA review period.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding on resale, 6-10 months on new construction. Jumbo appraisals occasionally require luxury-comp sourcing beyond ZIP 89135.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Summerlin community associations, then handle the Nevada DMV — driver's license within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Granite Heights at Summerlin Economy?

Granite Heights runs on a professional economy: executives, entrepreneurs, and physicians rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income here above $200,000 — roughly 2.7× the Clark County median.

Top Granite Heights Area Employers

• Downtown Summerlin corporate & retail corridorHoward Hughes Corporation's mixed-use hub — offices, medical, and the west side's retail employment anchor, 5 minutes west
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical office campus, approximately 10 minutes from Granite Heights
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations at the Summerlin boundary, approximately 10 minutes away
• The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east via Summerlin Parkway
• Clark County School District (west region)Area campuses including Sig Rogich MS, Bonner ES, and Palo Verde HS — significant west-side employer
• City of Las VegasMunicipal services and administration for the parent city of Granite Heights

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

COMMUNITY COMPARISON

How Does Granite Heights at Summerlin Compare to Other Luxury Communities?

If you're weighing Granite Heights against the valley's other luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Granite Heights wins on school strength and new-construction quality, The Ridges on guard-gate security, MacDonald Highlands on ultra-luxury views — sources are LVR, the U.S. Census, and GreatSchools.

Sources: Las Vegas REALTORS, GreatSchools, U.S. Census QuickFacts. Granite Heights income and population figures are community plan-record values. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Granite Heights at Summerlin?

Granite Heights sits near the western rim of Summerlin, with W Charleston Boulevard, Summerlin Parkway, and the I-215 Beltway all minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and Granite Heights destinations split between 5-minute local and 20-minute Strip runs.

Drive Times from Granite Heights at Summerlin

• ~5 minDowntown Summerlin (dining & shopping)W Charleston Blvd east
• ~10 minRed Rock Canyon NCAW Charleston Blvd west
• ~10 minSummerlin Hospital Medical CenterRampart Blvd south
• ~10 minTPC SummerlinW Sahara Ave / Tournament Players Dr
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~30 minHarry Reid Intl AirportI-215 South
• ~25 minDowntown Las VegasUS-95 east
• ~45 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default, and reasonably efficient: W Charleston Boulevard feeds directly to I-215 and Summerlin Parkway, giving Granite Heights residents multiple paths to the valley floor. The 20-minute Strip commute is the community's main trade-off versus more central luxury addresses.

• RTC Transit

  Routes run along Charleston and Sahara corridors nearby, but Granite Heights residents should not plan a car-free lifestyle — this is a luxury estate community built around driving.

• Cycling & Trails

  Summerlin's 150+ mile trail network connects directly from the community, and Red Rock Canyon's 13-mile scenic loop — one of the Southwest's best road rides — begins 10 minutes west.

• Rideshare

  Reliable and fast at this suburban distance; Strip runs cost roughly $25–$40, and airport rides to Harry Reid run $35–$55 depending on time of day.

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

Quick Answer

What down payment is needed to buy in Granite Heights at Summerlin?

Most Granite Heights buyers put down 20–25%. At $1.2M (above the conforming loan limit), jumbo financing typically wants 20–25% down plus reserves — plan roughly $240K–$300K at that price point. VA loans allow 0% for eligible veterans on qualifying properties. For new Toll Brothers construction, the builder requires a deposit of $10K–$50K at contract signing before the mortgage process begins; confirm the builder's specific deposit schedule upfront.

PEOPLE ALSO ASK

What Else Do People Ask About Granite Heights at Summerlin?

These are the eight queries Granite Heights buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from Nevada Revised Statutes, and community facts from the plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct Toll Brothers 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 across Summerlin West luxury estates — including Granite Heights, The Cliffs, and adjacent villages. That depth is the team's #1 Nevada ranking in practice.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Granite Heights at Summerlin?

Compare Granite Heights with neighboring Summerlin villages and nearby luxury communities across the valley. Each card pairs the commute time with price positioning, so you can judge whether a guard gate, newer construction, or different school zone actually buys you more for the money.

A–Z INDEX

Which Summerlin West Communities Can You Explore A–Z?

Granite Heights sits within a rich portfolio of Summerlin West luxury villages. The entries below are indexed for orientation, with dedicated pages available for the most-searched communities. Our team can pull current listings, dues, and HOA documents for any of them on request.

Sources & Methodology

Where Does This Granite Heights at Summerlin Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Granite Heights has 250+ homes and thin luxury-tier turnover, we present ZIP 89135 figures as area benchmarks rather than plan-specific claims, omitting village-level medians that small samples cannot support. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for ZIP 89135 and Summerlin-wide statistics. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan data: trail miles, parks, village composition, and Howard Hughes's Granite Heights development record. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Granite Heights is not separately tabulated). census.gov/quickfacts
4. Clark County School District (CCSD) — School zone assignments and enrollment data for Bonner ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
5. GreatSchools.org — K-12 school ratings and student-teacher ratios for the Granite Heights school zone. greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
8. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data (10 min from Granite Heights). blm.gov
9. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
10. U.S. Bureau of Labor Statistics — Las Vegas MSA employment, unemployment, and wage data. bls.gov
11. California Franchise Tax Board — California's 13.3% top marginal state income-tax rate — used for the Nevada-vs-California relocation comparison. ftb.ca.gov
12. FBI Uniform Crime Reporting (UCR) — Area safety benchmarks for ZIP 89135 / Summerlin West. fbi.gov/ucr

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026