Top Rated
8/10
8/10John C. Vanderburg Elementary
Zoned · Summerlin Centre (8 min)
K-5750 Students18:1
Summerlin Centre, Las Vegas
Gresham Park at Summerlin Centre Homes For Sale
Nevada's #1 team for Gresham Park real estate. Search established single-family homes in Summerlin Centre — mature landscaping, top-rated CCSD schools, and 5 minutes from Downtown Summerlin.
MEDIAN LIST (ZIP 89144)
$730K
LVR / GLVAR, June 2026
PRICE RANGE
$620K–$950K
Community plan record
DAYS ON MARKET
40
LVR / GLVAR, June 2026
HOA RANGE
$60–$150/mo
Community plan record
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Gresham Park at a Glance?
Gresham Park is an established single-family neighborhood in Summerlin Centre (ZIP 89144) developed by Howard Hughes Corporation, with a median list near $730,000 per Las Vegas REALTORS, 40-day median DOM, mature landscaping, and direct access to Summerlin's 150+ mile trail network 5 minutes from Downtown Summerlin.
- Village: Summerlin Centre — the commercial and recreational core of the Summerlin master plan, wrapping Downtown Summerlin's 125+ shops and restaurants.
- Schools: Sig Rogich Middle School (10/10) and Palo Verde High School (8/10) are zoned CCSD campuses — among the best public options in the Las Vegas Valley.
- Price range: Resale homes run roughly $620,000–$950,000 depending on square footage, lot position, and condition. No new construction inside the neighborhood.
- Trail access: 150+ miles of Summerlin trail network thread the village, connecting to parks, schools, and Downtown Summerlin on foot or bike.
- Tax advantage: Zero Nevada state income tax plus a 3% primary-residence property-tax cap make the carrying cost significantly lower than comparable California suburbs.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Gresham Park Homes for Sale?
The Summerlin Centre ZIP 89144 corridor carried active listings in 2026 according to Las Vegas REALTORS MLS data. Gresham Park is an established single-family neighborhood priced roughly $620,000–$950,000. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Summerlin Centre Homes Sell in Each Price Range?
Across ZIP 89144, the Summerlin Centre corridor spans multiple neighborhoods and price tiers — from entry-level condos to luxury single-family estates — per Las Vegas REALTORS MLS data. Gresham Park concentrates in the $620,000–$950,000 resale range. The counts below show where buyer competition is strongest across the broader ZIP 89144 corridor.
Browse Gresham Park Listings
How Can You Find a Gresham Park Home by Type, Lifestyle & Price?
Gresham Park single-family homes in Summerlin Centre trade in the $620,000–$950,000 range — mix of updated resale homes and value-add opportunities on established lots. Each link below opens our live Las Vegas MLS search, filtered by property type, price tier, or lifestyle priority, with counts refreshed daily from Las Vegas REALTORS MLS data.
Which Summerlin Centre Neighborhoods Should You Explore?
Gresham Park is one of several established neighborhoods inside Summerlin Centre. The cards below show the closest comparables and alternatives, with live search links for each price tier.
By Property Type
By Price Range
Updated daily · 0 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Gresham Park Listings First?
Custom alerts by price, beds, and ZIP 89144 — no spam, cancel anytime. Gresham Park resale inventory moves steadily at a 40-day median DOM; well-priced homes at $620,000–$950,000 attract offers within days of listing. Alert subscribers see new Gresham Park listings within hours of them hitting the MLS — before most buyers even start searching.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
9/10
8/10
8/10
How Are the Schools for Gresham Park Families?
Schools are a primary draw for Gresham Park buyers: Sig Rogich Middle School rates 10/10 per GreatSchools — one of the top public middle schools in Nevada — and Palo Verde High School rates 8/10. The cards below map realistic options by level, with zoning confirmed through CCSD.
9/10The Meadows School (Lower)
Private · Summerlin area (10 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · west valley (10 min)
K-121200 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin area (12 min)
K-12800 Students18:1
8/10Las Vegas Day School
Private · west valley (12 min)
PreK-8400 Students12:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Gresham Park Families?
According to GreatSchools.org, Gresham Park families benefit from one of the best public school pipelines in the Las Vegas Valley: Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Confirm zoning for any specific address with the Clark County School District before you offer — zone boundaries can shift between school years.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Zoned · 5 min | $620,000+ |
| 2 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin South · 10 min | $620,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | West valley · 10 min | $620,000+ |
| 4 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Zoned · 8 min | $620,000+ |
| 5 | John C. Vanderburg Elementary | Public (zoned) | K-5 | 8/10 | Zoned · 8 min | $620,000+ |
SAFETY & CRIME
Is Gresham Park at Summerlin Centre Safe?
Direct Answer
Yes — Gresham Park is a well-maintained, owner-heavy master-plan neighborhood with roughly 78% homeownership and LVMPD coverage. The Summerlin Centre village is an established, family-oriented corridor; typical incidents are minor property matters at rates buyers can verify through FBI Uniform Crime Reporting data before writing an offer.
- Owner-occupied householdsCommunity demographics record
- Las Vegas Metro Police coverageFull municipal police jurisdiction
- Sunny days per yearConsistent visibility year-round
- HOA-maintained common areasHoward Hughes Corporation standards
What Buyers Should Know
Summerlin Centre's design reduces through-traffic: the village is a destination, not a thoroughfare, so the streets around Gresham Park carry residents and their guests more than strangers. Well-lit Paseos trail corridors, active park use, and an engaged HOA all contribute to the neighborhood's stable character.
The surrounding west Las Vegas corridor — including the 89144 ZIP — is one of the city's more established residential areas, with incident rates that run to suburban property matters rather than violent crime. Buyers can benchmark specific block-level data through FBI UCR-derived tools before writing an offer.
For families, the practical picture is a quiet, well-kept master-plan neighborhood where neighbors know each other, kids use the trail network year-round, and homeownership rates keep the block stable. That stability is reflected in the consistent resale demand and 40-day median DOM.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per NREG plan record and Howard Hughes Corporation. Last updated June 2026.
Living In
What's It Like Living in Gresham Park at Summerlin Centre?
The Answer
Gresham Park offers mature, move-in-ready single-family living inside Summerlin Centre — 5 minutes from Downtown Summerlin, direct trail access, and top-rated CCSD schools. The neighborhood sits in the City of Las Vegas within the Howard Hughes Corporation master plan, with Red Rock Canyon 10 minutes west and the Strip 20 minutes east.
What is Gresham Park known for?
Gresham Park is known for its established single-family character inside Summerlin Centre — mature desert landscaping, contemporary architecture, proximity to Downtown Summerlin, and zoning to Sig Rogich Middle School, which rates 10/10 per GreatSchools.
Who should live in Gresham Park?
Families targeting Summerlin's top-rated schools, professionals who want trail-connected Summerlin living without guard-gated pricing, and California relocators trading coastal tax burdens for Nevada's zero state income tax.
What is daily life like?
Morning trail runs on Summerlin's 150+ mile network, quick coffee at Downtown Summerlin 5 minutes away, after-school activities at Fox Hill Park, and evenings at City National Arena or the Las Vegas Ballpark — all without leaving the 215 Beltway corridor.
Location
Where Is Gresham Park at Summerlin Centre
Gresham Park sits in the Summerlin Centre village of Las Vegas (ZIP 89144), within the Howard Hughes Corporation master plan. The neighborhood is positioned near the intersection of West Charleston Boulevard and the 215 Beltway — roughly 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, and 20 minutes to the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Gresham Park at Summerlin Centre
At a Glance$730,000
Median List Price (ZIP 89144)
$620,000–$950,000+
Price Range
40
Days on Market
$60–$150/mo
HOA Range
- Setting
- Established single-family within Summerlin Centre
- ZIP Code
- 89144
- Village
- Summerlin Centre
- Developer
- Howard Hughes Corporation
- Established
- 2000s
- Guard-Gated
- No
- HOA
- $60–$150/mo (dual-layer)
- Schools
- CCSD — Rogich MS 10/10 · Palo Verde HS 8/10
- 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 Gresham Park at Summerlin Centre Score?
Gresham Park earns top marks for schools, trail access, and master-plan infrastructure, with honest trade-offs on price relative to non-Summerlin options and the lack of guard-gating. Below is our category-by-category report card — the same six factors our agents walk through with every Summerlin Centre buyer.
Grade A: Schools
Sig Rogich Middle (10/10) and Palo Verde High (8/10) — some of the best CCSD zoning in the valley.
Grade A-: Trail Access
150+ miles of Summerlin trails connect the neighborhood to parks, schools, and Downtown Summerlin.
Grade B+: Safety
Owner-occupied, well-maintained master-plan neighborhood; LVMPD coverage with low incident rates.
Grade B: Cost of Living
Premium over valley average — but $300,000–$500,000 less than comparable California suburbs with a zero state income tax bonus.
Grade A: Amenities
Downtown Summerlin 5 minutes away, Fox Hill Park, Paseos linear park, and City National Arena all within the village.
Grade A-: Outdoor Access
10 minutes to Red Rock Canyon, direct trail network, and TPC Summerlin nearby for world-class golf.
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 Gresham Park at Summerlin Centre a good place to live?
Yes — especially for families and California relocators. Gresham Park combines Sig Rogich Middle School (10/10), Palo Verde High zoning, Summerlin's 150+ mile trail network, and 5-minute access to Downtown Summerlin at a price point significantly below comparable California suburbs. The neighborhood is non-gated, owner-heavy (78% homeownership), and well-maintained throughout. Trade-offs are a $620,000–$950,000 price range and no on-site new construction — but the master-plan infrastructure surrounding it is among the best in the country.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Gresham Park?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Gresham Park — the parent city holds 656,274 residents with a median household income of $66,820. Inside the Summerlin Centre corridor, the profile is markedly different: community records show an average household income above $110,000, a median age near 38, and owner-occupancy around 78%.
The Census does not tabulate Gresham Park separately, so citywide figures serve as the statistical backdrop. Within the neighborhood, our closing data shows a mix of young families targeting the Rogich–Palo Verde school pipeline, dual-income professionals drawn to the trail lifestyle, and a steady stream of California relocators trading 13.3% state income tax for Nevada's zero.
~38
vs Las Vegas 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
$620K
vs Clark Co value $391K
$60–$150/mo
vs gated avg $350+/mo
150+ mi
vs typical suburb ~5 mi
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city · Updated
POPULATION & GROWTH
How Fast Is the Gresham Park Area Growing?
Gresham Park itself is a finished neighborhood — its draw is stability and a built-out master plan, not rooftop growth. Its parent city continues expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and Summerlin Centre remains one of the most in-demand addresses in the valley for families and professionals.
656,274Las Vegas residents (Census)
$730KMedian list price, ZIP 89144
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Gresham Park's established character is by design: Howard Hughes Corporation built Summerlin Centre around walkability, trail connectivity, and proximity to Downtown Summerlin rather than sprawl. The neighborhood trades rooftop growth for lasting desirability — well-maintained resale inventory, top-tier schools, and master-plan infrastructure that newer communities cannot replicate overnight.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. 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 Gresham Park Score for Livability?
Gresham Park scores highest on schools, trail access, and master-plan amenities: Sig Rogich Middle School rates 10/10 per GreatSchools, Summerlin's 150+ mile trail network runs through the village, and Downtown Summerlin is 5 minutes away. The honest trade-off is price — $620,000–$950,000 entry — offset by Nevada's zero state income tax and 0.5–0.75% effective property-tax rate.
- 88A-
Overall Livability
- 95A+
Schools (zoned + private)
- 78B+
Safety
- 55C+
Cost of Living
- 90A
Amenities
- 88A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Gresham Park 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 for the Summerlin Centre corridor. Gresham Park trades at a Summerlin premium: roughly $730,000 median in ZIP 89144 versus the citywide $439,000.
Median List Price
~$730,000 Summerlin Centre corridor (ZIP 89144)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~40 median days for the 89144 corridor
vs May 2025
Source: Las Vegas REALTORS
Price Range
$620,000–$950,000 Gresham Park resale range
vs May 2025
Source: Las Vegas REALTORS
40
DAYS ON MARKET (89144)
$730K
MEDIAN LIST (89144)
150+
MILES OF SUMMERLIN TRAILS
< 1 hr
OUR RESPONSE TIME
MOVE FAST
Get matched with a
Summerlin Centre specialist.
Market Competitiveness
How competitive is the Gresham Park market right now?
The Summerlin Centre corridor (ZIP 89144) is a steady seller's market — homes priced correctly move in roughly 40 days per Las Vegas REALTORS data. Gresham Park benefits from Summerlin's persistent demand: top-rated schools and trail access sustain buyer interest year-round, and well-priced resale homes attract multiple offers in peak spring and fall seasons.
62Steady Seller's Market
- 40 daysMedian DOM (ZIP 89144)
- $730KMedian list price (ZIP 89144)
- $620K–$950KGresham Park resale range
- 78%Owner-occupied households
Is Gresham Park Right for You?
Who Should Buy a Home in Gresham Park at Summerlin Centre?
Gresham Park fits specific buyers particularly well: families targeting Sig Rogich Middle School (10/10), California relocators saving $30,000+ annually by swapping 13.3% state income tax for Nevada's zero, and active buyers who want 150+ Summerlin trail miles and Red Rock Canyon 10 minutes west. Six buyer profiles and an honest pros-and-cons list follow.
Which Buyer Profiles Fit Gresham Park Best?
Families with School-Age Children
- Sig Rogich Middle School (10/10) is the zoned campus
- Palo Verde High School (8/10) for high school
- Trail network connects kids to parks and schools on foot
- Stable, owner-heavy neighborhood with 78% homeownership
California Relocators
- Zero Nevada state income tax vs. California's 13.3%
- Master-plan quality at $300,000–$500,000 below Bay Area prices
- One-hour flight or four-hour drive from Southern California
- Relocation team handles virtual tours and school guidance
Active Lifestyle Buyers
- Direct access to 150+ miles of Summerlin trails
- Red Rock Canyon 10 minutes west for hiking and cycling
- TPC Summerlin nearby for championship golf
- Fox Hill Park's adventure playground and disc golf
Professionals Near Downtown Summerlin
- 5-minute commute to Downtown Summerlin's corporate corridor
- Summerlin Hospital Medical Center nearby
- Strip corporate offices 20 minutes east via 215
- RTC transit connections along W Charleston
Move-Up Buyers from the Valley
- Step up to a master-plan address without guard-gated pricing
- Mature landscaping and finished streetscapes already in place
- Top-tier school zoning not available in lower-cost corridors
- Howard Hughes Corporation HOA standards protect your investment
Empty Nesters Downsizing
- Well-maintained single-story options available in the resale market
- Low $60–$150/mo HOA — master-plan amenities without high dues
- Trail lifestyle replaces yard upkeep for the active set
- Downtown Summerlin dining and entertainment 5 minutes away
Best Fit For
- Families targeting top CCSD schools — Sig Rogich Middle (10/10) and Palo Verde High (8/10) are zoned — among the best public school options in the Las Vegas Valley.
- California relocators — master-plan living at $300,000–$500,000 below Bay Area comparable pricing, zero state income tax, and a 3% property-tax cap.
- Active lifestyle buyers — 150+ miles of Summerlin trails out the front door, Red Rock Canyon 10 minutes west, and TPC Summerlin nearby.
- Professionals working near Downtown Summerlin — 5-minute commute to the corporate and retail corridor that anchors the west valley.
- Move-up buyers from the valley — master-plan quality and top-tier school zoning at an accessible $620,000–$950,000 price range.
- Buyers who value stability — 78% homeownership, Howard Hughes Corporation HOA standards, and 20+ years of established character.
Ready to explore homes in Gresham Park? Our team knows the Summerlin Centre village street by street — school boundaries, trail access, and resale values block by block.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10) and Palo Verde High School (8/10) — some of the best CCSD zoning in Nevada
- Direct access to 150+ miles of Summerlin's award-winning trail network
- 5 minutes to Downtown Summerlin's 125+ shops, restaurants, and City National Arena
- 10 minutes to Red Rock Canyon National Conservation Area
- Zero Nevada state income tax and a 3% primary-residence property-tax cap under NRS 361.471
- Mature landscaping, established streetscapes, and Howard Hughes Corporation master-plan standards
- $620,000–$950,000 price range — master-plan quality without guard-gated pricing
Honest Considerations
- No guard gate — buyers prioritizing security should compare The Ridges or Red Rock Country Club
- No new construction — resale only, with some homes needing updates from the 2000s buildout
- HOA has two layers: confirm exact dues and transfer charges in the resale package
- Price premium over non-Summerlin west-valley neighborhoods — you're paying for the master plan
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
- Popular school zoning means verify CCSD boundaries for your specific address before offering
Village Comparison
How Does Gresham Park Compare to Other Summerlin Centre Neighborhoods?
A side-by-side of Gresham Park against its closest Summerlin Centre neighbors — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. All share the same master-plan infrastructure; differentiation is in price tier, age of homes, and proximity to Downtown Summerlin.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Gresham Park | $620K–$950K | n/a* | ~40 | n/a* | Established · Schools |
| Madison Place at Summerlin Centre | Similar range | n/a* | n/a* | n/a* | Sister village · Resale |
| Summerlin Centre (village) | From $400K | n/a* | n/a* | n/a* | Village hub · All budgets |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Guard-gated · Luxury |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf |
| The Paseos | From $450K | n/a* | n/a* | n/a* | Family · Parks |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026.
Neighborhood Deep Dive
What's Inside Summerlin Centre's Neighborhoods?
Submarket 1
Gresham Park
Move-in-ready single-family homes in the heart of Summerlin Centre — mature landscaping, top school zoning, and 5-minute access to Downtown Summerlin. The established resale choice for families.
Browse Gresham Park homes →$730KMedian Price
~40Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Madison Place at Summerlin Centre
A companion neighborhood within Summerlin Centre sharing the same village amenities as Gresham Park — comparable price range and school zoning with slightly different street layouts.
Browse Madison Place at Summerlin Centre homes →~$730KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Summerlin Centre (village)
The broader Summerlin Centre village encompasses multiple neighborhoods at varying price points, all sharing the Downtown Summerlin and trail-network amenities.
Browse Summerlin Centre (village) homes →From $400KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's most exclusive guard-gated enclave — Bear's Best golf, panoramic Red Rock views, and custom estates from $2M+. The luxury step-up from Gresham Park.
Browse The Ridges homes →From $2MMedian 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 in Summerlin featuring two Arnold Palmer courses — a mid-tier guard-gated option between Gresham Park's open neighborhood and The Ridges' trophy tier.
Browse Red Rock Country Club homes →From $1.2MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
The Paseos
Popular Summerlin village known for family-friendly linear parks and top schools — a comparable alternative to Gresham Park at a slightly lower price point.
Browse The Paseos homes →From $450KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Downtown Summerlin — The Village Hub
125+ shops, restaurants, City National Arena, and the Las Vegas Ballpark — all 5 minutes from Gresham Park's front door. Downtown Summerlin is the social and retail spine of the entire master plan, and living this close to it is what makes Summerlin Centre addresses trade at a premium.
Browse Downtown Summerlin — The Village Hub homes →125+Shops & Restaurants
5 minFrom Gresham Park
150+Trail Miles Connected
#1Master Plan in Nevada
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits?
BY ZIP CODE
How Does ZIP Code 89144 (Summerlin Centre) Break Down?
ZIP 89144 covers the Summerlin Centre village and spans multiple established neighborhoods — from entry-level corridors starting near $400,000 to luxury enclaves approaching $1M+ — all within the Howard Hughes Corporation master plan. The table below maps the distinct market corridors inside ZIP 89144 so you can see where Gresham Park's $620,000–$950,000 resale range sits.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | Gresham Park — established single-family resale | $620K–$950K | n/a* | ~40 | n/a* | n/a* |
| 89144 | Madison Place at Summerlin Centre — sister neighborhood | Similar range | n/a* | n/a* | n/a* | n/a* |
| 89144 | Summerlin Centre entry-level and surrounding corridors | From $400K | n/a* | n/a* | n/a* | n/a* |
| 89144 | Full ZIP 89144 corridor benchmark | ~$730,000 (median list) | — | ~40 | See LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Neighborhood-level $/SF and YTD change are intentionally omitted — enclave samples are too small to be statistically meaningful. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Gresham Park Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, GreatSchools, and Howard Hughes Corporation — capture Gresham Park faster than any brochure: a 10/10 middle school, $730,000 median, 150+ trail miles, and 5-minute access to Downtown Summerlin.
10/10
Sig Rogich Middle School's GreatSchools rating — one of the top public middle schools in Nevada, and the zoned campus for Gresham Park.
GreatSchools.org
$730K
Median list price in ZIP 89144 (Summerlin Centre corridor) per Las Vegas REALTORS MLS data, June 2026.
Las Vegas REALTORS
$620K–$950K
Gresham Park's resale price range — master-plan Summerlin living without the guard-gated luxury tier premium.
Community plan record
40 days
Median days on market in the Summerlin Centre ZIP 89144 corridor per recent Las Vegas REALTORS MLS data.
LVR / GLVAR, June 2026
150+
Miles of trail in the Summerlin master plan, with direct access from Gresham Park through the Paseos network.
Howard Hughes Corporation
5 min
Drive to Downtown Summerlin's 125+ shops, restaurants, City National Arena, and the Las Vegas Ballpark.
Community plan record
0%
Nevada state income tax — a zero applied to every dollar of income for residents, versus California's up to 13.3%.
Nevada Department of Taxation
3%
Maximum annual property-tax increase on a primary residence under Nevada Revised Statutes 361.471 — cost certainty California can't offer.
NRS 361.471
WHY GRESHAM PARK
Why Does Gresham Park at Summerlin Centre Stand Apart?
Five verifiable advantages set Gresham Park apart from comparable suburban options — each tied to a primary source: Howard Hughes Corporation master-plan records, Las Vegas REALTORS MLS data, Nevada Revised Statutes, GreatSchools ratings, and Bureau of Land Management recreation data.
- GreatSchools.org
Sig Rogich Middle School (10/10)
One of the top-rated public middle schools in Nevada is the zoned campus — a rare academic anchor that sustains demand and resale values year over year.
- Howard Hughes Corporation
5 minutes from Downtown Summerlin
125+ shops, restaurants, City National Arena, and the Las Vegas Ballpark — walkable retail infrastructure few Nevada neighborhoods can match.
- Howard Hughes Corporation
150+ miles of trail network
The Summerlin trail system threads directly through the village, connecting Gresham Park to parks, schools, and the broader master plan on foot or bike.
- Nevada Revised Statutes 361.471
Zero state income tax + 3% tax cap
Nevada levies no personal income tax, and NRS 361.471 caps annual property-tax increases at 3% on primary residences — five-figure annual savings versus California.
- Bureau of Land Management
10 minutes to Red Rock Canyon
The Bureau of Land Management's ~195,000-acre conservation area — world-class hiking, climbing, and cycling — starts just west on W Charleston Blvd.
WHY BUY IN GRESHAM PARK
What Are the Top 10 Reasons to Buy a Home in Gresham Park?
Gresham Park's case rests on school quality, trail connectivity, and master-plan infrastructure: Sig Rogich Middle School (10/10), 5-minute access to Downtown Summerlin, property taxes capped at 3% under Nevada Revised Statutes 361.471, and zero Nevada state income tax. Ten sourced reasons follow.
Sig Rogich Middle School (10/10)
One of Nevada's highest-rated public middle schools is the zoned campus — a singular academic asset that drives sustained demand.
GreatSchools.org
Palo Verde High School (8/10)
The zoned public high school adds depth to the school pipeline; Bishop Gorman and Faith Lutheran provide premium private alternatives within 10 minutes.
GreatSchools.org
Downtown Summerlin 5 minutes away
125+ shops, restaurants, City National Arena, Las Vegas Ballpark — the west valley's premier outdoor retail and entertainment hub is a short drive.
Howard Hughes Corporation
150+ miles of trails
Summerlin's trail network is one of the most extensive in any U.S. master-planned community — connecting this neighborhood to parks, schools, and the whole Summerlin system.
Howard Hughes Corporation
Zero Nevada state income tax
California households save $30,000–$60,000+ per year in state income taxes alone by relocating to Gresham Park.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped at 3% per NRS 361.471, providing predictable carrying costs versus California's variable reassessments.
NRS 361.471
Red Rock Canyon 10 minutes west
One of America's premier outdoor recreation areas — 195,000 BLM-managed acres with world-class hiking, cycling, and scenic drives.
Bureau of Land Management
Howard Hughes Corporation master plan
Summerlin is one of the best-managed master-planned communities in America — consistent HOA standards, trail maintenance, and park investment protect long-run home values.
Howard Hughes Corporation
Established, move-in-ready inventory
Mature landscaping and finished streetscapes that take decades to develop — no construction noise, no model-home sales pressure, no spec-home glut.
Community plan record
$620K–$950K accessible price range
A master-plan Summerlin address at a price point below the guard-gated enclaves — entry into one of Nevada's most desirable communities without the luxury-tier premium.
Las Vegas REALTORS, June 2026
New Construction
Who Builds New Homes In and Around Gresham Park at Summerlin Centre?
Gresham Park is an established resale neighborhood — no production builder is currently active inside the subdivision. Buyers who want brand-new Summerlin construction look to Summerlin West villages 10–15 minutes farther west, where Toll Brothers and Lennar are actively selling. Incentives change monthly — verify current offers before you write.
Luxury & Move-Up
Toll Brothers
Best new-build proxy for Gresham Park resale buyers stepping up
Family & Mid-Market
Lennar
Broadest new-build selection in the Summerlin area
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Gresham Park resale
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for empty-nesters comparing Summerlin Centre
Family
Richmond American
Value-oriented new builds outside Summerlin
Outdoor Recreation
What Outdoor Amenities Does Gresham Park at Summerlin Centre Offer?
Gresham Park plugs directly into one of the most comprehensive outdoor amenity networks of any U.S. master-planned community — 150+ trail miles, multiple neighborhood parks, and Red Rock Canyon 10 minutes west. The Howard Hughes Corporation maintains the trail and park infrastructure through 300 days of Las Vegas sunshine.
DIRECT ACCESS
Summerlin Trail System
150+ milesWalking · Biking · RunningFree
Summerlin's signature amenity — 150+ miles of paved and natural trails threading neighborhoods, parks, and schools throughout the master plan.
IN-VILLAGE
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear park corridor of walking trails and desert gardens winding through Summerlin Centre — the trail infrastructure immediately surrounding Gresham Park.
5 MIN
Fox Hill Park
~20 acresPlayground · Disc golf · TrailsFree
Adventure playground with zip lines, disc golf, extensive trail connections, and picnic areas — the most active park in the immediate Summerlin Centre area.
5 MIN
Downtown Summerlin
Open-air districtShopping · Dining · EventsFree
125+ shops and restaurants, City National Arena for concerts and events, and the Las Vegas Ballpark — the west valley's retail and entertainment hub.
5 MIN
City National Arena
Arena complexSports · EventsTicketed
Practice facility and event venue for the Vegas Golden Knights — a walking-distance amenity from the neighborhood that most of Las Vegas can't claim.
10 MIN
TPC Summerlin
18 holesGolfMember/guest
Home of the PGA Tour's Shriners Children's Open — championship-caliber golf in the immediate Summerlin corridor.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Cycling · Scenic driveBLM fee
The Mojave's premier conservation area — 13-mile scenic loop, world-class climbing and hiking, managed by the Bureau of Land Management.
5 MIN
Las Vegas Ballpark
StadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators (Triple-A affiliate) — a summer evening tradition steps from Downtown Summerlin's dining strip.
The Gresham Park Lifestyle
What Does a Weekend in Gresham Park at Summerlin Centre Look Like?
Three moods in five minutes: a morning run on Summerlin's trail network, brunch at Downtown Summerlin, and an afternoon hike at Red Rock Canyon — with the Bureau of Land Management's ~195,000-acre conservation area just 10 minutes west on West Charleston Boulevard.
150+Miles of Summerlin Trails
5 minTo Downtown Summerlin
10 minTo Red Rock Canyon
$730KMedian List Price
THIS WEEKEND'S OPEN HOUSES
Can You Tour Gresham Park Homes This Weekend?
Open houses happen regularly in Gresham Park and the broader Summerlin Centre village — this is a non-gated neighborhood with standard MLS access. Set up instant alerts to get notified the moment a Gresham Park home schedules an open house, or browse every active listing now and let us arrange a private showing.
Quick Answer
What are HOA fees in Gresham Park at Summerlin Centre?
Budget $60–$150 per month for Gresham Park HOA costs. That figure stacks two layers: the Summerlin master association fee, which funds the 150+ mile trail network and community infrastructure, plus a sub-association assessment for neighborhood common-area maintenance and landscaping. Always pull the full resale package — current dues, reserves, and transfer charges — early in escrow so there are no surprises at closing.
Moving to Gresham Park
Should I Move to Gresham Park at Summerlin Centre?
Every month, Bay Area and Southern California families discover that Gresham Park's master-plan lifestyle — 150+ trail miles, Sig Rogich Middle School (10/10), and Downtown Summerlin 5 minutes away — is attainable for $300,000–$500,000 less than comparable California suburbs. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero.
Why California Buyers Are Choosing Gresham Park
The tax math is direct: California's top marginal state income tax is 13.3% — Nevada's is zero. A $350,000-income household saves roughly $30,000+ per year in state income taxes alone. Gresham Park adds what California suburban neighborhoods can't match at the price: Sig Rogich Middle School (10/10), Palo Verde High zoning, an effective property-tax rate of roughly 0.5–0.75% with a 3% annual cap for primary residences, and 5-minute access to Downtown Summerlin's 125+ shops and restaurants.
At a $900,000 budget, Bay Area buyers are considering a dated 3-bedroom on a small lot. That same budget in Gresham Park secures a well-maintained single-family home in a master-planned Summerlin village with mature landscaping, a trail network, and top-tier schools — 5 minutes from Downtown Summerlin and 20 minutes from the Strip.
According to Las Vegas REALTORS, the Summerlin Centre corridor (ZIP 89144) runs around $730,000 median. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. The Howard Hughes Corporation master plan includes 150+ miles of trails, and the Bureau of Land Management manages Red Rock Canyon's ~195,000-acre conservation area about 10 minutes west.
Gresham Park residents benefit from Summerlin's diversified employment radius: Downtown Summerlin's corporate and retail corridor is 5 minutes away, Summerlin Hospital Medical Center is roughly 10 minutes north, and the Strip's resort employment core is about 20 minutes east. The Las Vegas metro labor market remains historically strong per U.S. Bureau of Labor Statistics data, with household incomes in the Summerlin Centre corridor averaging $110,000+.
Cost of Living Snapshot — Gresham Park vs. Bay Area, CA
Day-to-day costs run significantly 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 move-in-ready single-family home in an award-winning master plan that starts near $620,000 in Gresham Park starts above $1.5M in comparable Bay Area suburbs.
| Metric | Gresham Park, NV | Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price | ~$730K | $1.5M+ (comparable suburb) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.25% |
| HOA | $60–$150/mo | $300–$600/mo (HOA suburbs) |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (SFO/SJC) |
Figures are approximate, for illustration. Contact our team for current market data.
Gresham Park Rental Market — Rent vs. Own
Long-term leases are available in Summerlin Centre, but owner-occupancy runs roughly 78% — keeping the neighborhood stable and rentals relatively scarce. Executive 3-4 bedroom leases in the corridor run approximately $3,000–$4,500 per month. For 5+ year holds, the math tilts decisively toward owning: a $730,000 purchase at today's rates builds equity while leasing burns $200,000+ over the same period.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Gresham Park? Our team specializes in out-of-state relocation — virtual tours, Summerlin Centre school zoning guidance, off-market access, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Gresham Park at Summerlin Centre in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Gresham Park buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Define your budget and school priorities
Gresham Park's $620,000–$950,000 range is wide — decide whether Sig Rogich Middle zoning or proximity to Downtown Summerlin is the primary driver, then set your price ceiling accordingly.
Get pre-approved for financing
Conventional financing works well at this price range. If your target home approaches the conforming limit, have your lender confirm the loan structure and reserve requirements before you tour.
Hire a Summerlin Centre specialist
The neighborhood's resale inventory moves quickly — well-priced homes attract multiple offers. Work with an agent who tracks the 89144 corridor daily and knows which streets have the best school-boundary positioning.
Tour in person or virtually
Open houses happen regularly in this non-gated neighborhood. Out-of-state buyers can tour virtually, but plan an in-person visit before writing — walk the trail connections and time the Downtown Summerlin commute yourself.
Write and negotiate the offer
Conventional contingencies — inspection, appraisal, loan — are standard. Ask your agent where each seller actually stands before structuring terms; cash offers occasionally appear at the upper end of the range.
Inspection and HOA document review
Request the full resale package immediately after acceptance: dues, reserves, CC&Rs, and any open assessments. Nevada's statutory HOA document timeline has hard deadlines — do not let it compress your review window.
Clear conditions and fund
Nevada closes through escrow companies — expect 30-45 days from acceptance to funding. HOA questionnaire turnaround is usually 5-7 business days; budget for it in your timeline.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), confirm Summerlin HOA transponder enrollment for trail access, then handle Nevada DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Gresham Park at Summerlin Centre Economy?
Gresham Park residents benefit from Summerlin's diversified employment radius rather than dependence on a single anchor. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and the Summerlin Centre corridor's average household income runs above $110,000 — roughly 65% above the Clark County median.
$110K+Avg household income, Summerlin CentreNREG community plan record
78%Owner-occupied householdsCommunity demographics record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreVia Summerlin Pkwy / I-15
Top Gresham Park-Area Employers
- Downtown Summerlin corporate corridorThe west valley's primary office, retail, and service employment hub — 5 minutes from Gresham Park
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 10 minutes north via Rampart Blvd
- Howard Hughes CorporationThe master developer employs staff managing the 22,500-acre Summerlin plan from offices in the village
- City National Arena / Vegas Golden KnightsArena operations, events, and professional sports employment adjacent to Downtown Summerlin
- Clark County School District (Summerlin region)Area campuses including Vanderburg Elementary, Sig Rogich MS, and Palo Verde HS
- Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east via Summerlin Pkwy / I-15
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Gresham Park Compare to Summerlin, Henderson, and Las Vegas?
Weighing Gresham Park against the valley's other premium addresses? This side-by-side compares median prices, days on market, school ratings, trail access, and new-construction availability across four markets — so you can see exactly what your $730,000 budget buys in each corridor. Updated June 2026 from LVR, the U.S. Census, and GreatSchools.
| Metric | Gresham Park | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Median List Price | ~$730K (ZIP 89144) | $728K | $548K | $476K |
| Price Range | $620K–$950K | $350K–$5M+ | $300K–$5M+ | $200K–$5M+ |
| Days on Market | ~40 | ~21 | ~21 | ~20 |
| Top Middle School | Sig Rogich 10/10 | Multiple 8-10/10 | Multiple 8-9/10 | Varies |
| Guard-Gated Option | Non-gated neighborhood | The Ridges, Red Rock CC | MacDonald Highlands | Queensridge, Canyon Gate |
| New Construction | None — resale only | Very High (Summerlin West) | Very High (Cadence) | Moderate |
| Trail Network | 150+ mi Summerlin | 150+ mi Summerlin | Citywide parks | Selected corridors |
| Downtown Access | DT Summerlin 5 min | DT Summerlin (varies) | Water St / District | Downtown LV 25 min |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, and GreatSchools.org. Last updated June 2026.
Cost of Ownership
What Will Gresham Park Cost You Each Month?
A $730,000 Gresham Park purchase with 10% down at 7% runs roughly $5,500–$5,800 per month all-in per Freddie Mac's PMMS rate survey — including HOA, taxes, and insurance. The tabs below model your payment, compare renting, and detail the dual HOA layer.
Payment Estimator
Estimate Your Gresham Park Payment
$5,366
Estimated Monthly Payment
- Principal & Interest$4,371
- Property Tax$371
- Insurance$150
- HOA$200
- PMI$274
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 Gresham Park right now?
Summerlin Centre rental supply is limited — 78% owner-occupancy means executive leases appear infrequently and command firm pricing. For 5+ year holds, the scarcity and appreciation math tilts decisively toward owning.
OWN (10% DOWN, 7%)
$5,265 / mo
- Principal & Interest
- $4,370
- Property Tax (~0.6%)
- $365
- Homeowners Insurance
- $130
- HOA (master + sub-association)
- $100
- PMI (10% down)
- $300
5-year net cost:~$175,000
Equity built:~$235,000
RENT (MODELED EXECUTIVE LEASE)
$3,500 / mo
- Executive-Home Lease (modeled)
- $3,500
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$252,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Gresham Park home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $235,000 in equity (including the down payment) while the renter walks away with none. Summerlin's sustained demand and top-school zoning support consistent appreciation above the base 3% model.
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 $3,500 executive lease.
HOA Fees by Community
HOA Fees in Gresham Park at Summerlin Centre
Every Gresham Park home carries two HOA layers. The combined $60–$150/mo is among the lowest of any master-plan Summerlin community — the master association funds the trail network and parks, while the sub-association covers your immediate neighborhood's common areas. Request the full resale package — dues, reserves, transfer charges, and CC&Rs — early in escrow.
Summerlin Master Association
Portion of $60–$150 combined
Summerlin Master HOA
Part of combined dues
Includes:
150+ mile trail network, community parks, master infrastructure, and village programming
Gresham Park Sub-Association
Portion of $60–$150 combined
Sub-Association
Part of combined dues
Includes:
Common-area landscaping, neighborhood maintenance, and block-level amenities
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and transfer-fee schedule
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price these into your offer math before submitting
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Gresham Park at Summerlin Centre?
Gresham Park's location near the intersection of W Charleston Blvd and the 215 Beltway makes it one of the best-connected non-gated addresses in Summerlin — Downtown Summerlin is 5 minutes, the Strip 20, and the airport 30. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Gresham Park destinations beat that comfortably.
Drive Times from Gresham Park
- ~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 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 South → I-15
- ~35 minHendersonI-215 south → I-515
- ~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 Gresham Park home?
Most Gresham Park purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 10–14 days. The HOA resale package — two layers (master + sub-association), required by Nevada statute — adds a few days to the timeline, so request it from both associations the day after acceptance to avoid delays near the closing date.
Quick Answer
What down payment do I need to buy in Gresham Park?
Most Gresham Park buyers put down 5–20%. Conventional financing works well for the $620,000–$950,000 price range — on a $730,000 home, plan roughly $36,500 (5%) to $146,000 (20%). VA loans allow 0% down for eligible veterans; FHA loans require 3.5% with credit qualifying. Have your lender confirm the HOA dual-layer structure and master-association dues early — it affects the qualifying debt-to-income calculation.
Gresham Park at Summerlin Centre FAQ — 18 Answers
What Do Gresham Park at Summerlin Centre Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Gresham Park at Summerlin Centre?
According to Las Vegas REALTORS MLS data for ZIP 89144, the median list price in the Summerlin Centre corridor runs around $730,000. Gresham Park proper is an established resale neighborhood priced roughly $620,000–$950,000 depending on square footage, lot premium, and condition. Well-priced homes here move in about 40 days — act quickly on anything recently updated.
What village is Gresham Park in?
Gresham Park sits within Summerlin Centre, the commercial and recreational core of the Summerlin master plan developed by Howard Hughes Corporation. The village wraps around Downtown Summerlin's 125+ shops and restaurants and ties directly into Summerlin's 150+ mile trail network. It is one of the most walkable positions inside the entire master plan.
What ZIP code covers Gresham Park?
Gresham Park falls in ZIP code 89144, which spans the Summerlin Centre village in Las Vegas, Nevada. The location is central by Summerlin standards: roughly 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon trailheads, 20 minutes to the Strip, and about 30 minutes to Harry Reid International Airport via I-215 South.
What are HOA fees in Gresham Park?
Budget $60–$150 per month for Gresham Park HOA costs. That figure typically stacks two layers: the Summerlin master association fee, which funds the trail network, parks, and community infrastructure, plus a sub-association assessment for common-area maintenance and landscaping. Request the full resale package during escrow — dues, reserves, and any transfer charges vary by sub-association.
What schools serve Gresham Park at Summerlin Centre?
Gresham Park students attend Clark County School District campuses that rank among the best in the valley: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School, Bishop Gorman High School, and Faith Lutheran; charter options include Doral Academy Red Rock (9/10). Confirm zoning for any specific address with CCSD before you offer.
How far is Gresham Park from the Las Vegas Strip?
Plan on roughly 20 minutes from Gresham Park to the Strip using Summerlin Parkway to I-15. The airport run via I-215 South takes about 30 minutes. Day-to-day errands stay much closer: Downtown Summerlin is about 5 minutes out, and Red Rock Canyon trailheads are roughly 10 minutes west on West Charleston Boulevard.
Is Gresham Park part of the Summerlin trail system?
Yes — residents have direct access to Summerlin's 150+ mile trail network, which connects neighborhoods, parks, schools, and shopping centers throughout the master plan. Paseos linear park corridors weave through the Summerlin Centre village, and Fox Hill Park's adventure playground and disc golf are within easy reach. The trail network ties west directly to Red Rock Canyon.
Is there new construction available in Gresham Park?
Gresham Park is an established resale neighborhood — no production builder is currently active inside the subdivision. Buyers wanting brand-new Summerlin construction typically look to Summerlin West villages 10–15 minutes farther west, where Toll Brothers, Lennar, and other builders are actively selling. Gresham Park's draw is mature landscaping and move-in-ready condition at resale pricing.
What are property taxes like in Gresham Park?
Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $730,000 Gresham Park home that means approximately $3,650–$5,475 per year — a fraction of what comparable California properties carry at rates near 1.25%.
How does Gresham Park compare to other Summerlin Centre neighborhoods?
Gresham Park offers an established, move-in-ready profile in the heart of Summerlin Centre — mature trees, finished landscaping, and a well-kept resale inventory priced roughly $620,000–$950,000. Nearby Summerlin Centre neighborhoods like Madison Place share the same village amenities. Buyers who want newer construction and lower price points look to The Paseos; buyers who want luxury guard-gated living compare The Ridges or Red Rock Country Club.
What amenities are near Gresham Park at Summerlin Centre?
Downtown Summerlin is roughly 5 minutes away with 125+ shops, restaurants, City National Arena, and the Las Vegas Ballpark. Fox Hill Park and The Paseos linear park are within easy reach. Red Rock Canyon National Conservation Area trailheads are about 10 minutes west. TPC Summerlin — host of the PGA Tour's Shriners Children's Open — is also in the immediate Summerlin corridor.
What is the Nevada vs. California tax comparison for Gresham Park buyers?
California's top marginal state income tax is 13.3% per the California Franchise Tax Board; Nevada's is zero. A household earning $400,000 saves roughly $36,000+ per year in state income taxes alone by relocating to Gresham Park. Add Nevada's 0.5–0.75% effective property-tax rate against California's ~1.25%, and the annual ownership-cost gap widens further, funding most of the move.
Is Gresham Park a good neighborhood for families?
Yes — Gresham Park is a strong family option. Sig Rogich Middle School (10/10 per GreatSchools) and Palo Verde High School (8/10) are the zoned CCSD campuses, among the best in the Las Vegas Valley. The Summerlin trail network, Paseos parks, and Fox Hill Park's playground infrastructure add to the family-friendly character. Homeownership runs about 78%, which keeps the neighborhood stable and well-maintained.
What does it cost to own a home in Gresham Park each month?
A $730,000 Gresham Park purchase with 10% down at 7% runs roughly $5,500–$5,800 per month all-in: principal and interest ~$4,370, property tax ~$365, homeowners insurance ~$130, HOA ~$100, and PMI ~$350. Cash buyers and larger down-payment buyers reduce that meaningfully. Call (702) 637-1759 and we will model the exact payment for any home you are considering.
Can Nevada Real Estate Group help me buy or sell in Gresham Park?
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85 billion+ in volume since 2011. Our agents know the Summerlin Centre village street by street, track every active Gresham Park listing, and have represented buyers and sellers in this neighborhood for years. Call (702) 637-1759 or start your search online today.
What down payment do I need to buy in Gresham Park?
Most Gresham Park buyers put down 5–20%. Conventional financing works well for the $620,000–$950,000 price range — on a $730,000 home, plan roughly $36,500 (5%) to $146,000 (20%). VA loans allow 0% down for eligible veterans, a common profile in this Summerlin corridor. Lenders will want to verify HOA dues and master-association structure, so have your resale package ready during underwriting.
How long does it take to close on a Gresham Park home?
Most Gresham Park transactions close in 30–45 days through a Nevada escrow company. Cash offers can close in 10–14 days. The HOA resale package — required by Nevada statute — adds a few days to the timeline, so request it from the association early in escrow to avoid delays near the closing date.
What are the HOA layers in Summerlin Centre, and which ones apply to Gresham Park?
Gresham Park carries two HOA layers: the Summerlin master association fee, which funds the 150+ mile trail network, parks, and community infrastructure, and a sub-association fee for neighborhood common-area maintenance and landscaping. Combined, budget $60–$150 per month. Pull the full resale package — dues, reserves, transfer fees, and CC&Rs — during your due-diligence window.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Gresham Park at Summerlin Centre?
These are the eight queries Gresham Park buyers actually type into search 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 master-plan facts from Howard Hughes Corporation.
Is Gresham Park guard-gated?
No — Gresham Park is an open, non-gated neighborhood within Summerlin Centre. Buyers who want guard-gated Summerlin living typically compare The Ridges (from $2M) or Red Rock Country Club (from $1.2M). Gresham Park trades the gate for a significantly lower price point and easy street access.
What village is Gresham Park in?
Gresham Park sits in Summerlin Centre, the commercial and recreational core of the Summerlin master plan by Howard Hughes Corporation. The village wraps around Downtown Summerlin and is one of the most walkable, amenity-rich positions inside the 22,500-acre plan.
How far is Gresham Park from Red Rock Canyon?
About 10 minutes via West Charleston Boulevard — one of the closest Summerlin neighborhoods to Red Rock Canyon National Conservation Area's ~195,000 BLM-managed acres, including the 13-mile scenic drive, world-class hiking, and cycling.
What is Sig Rogich Middle School?
Sig Rogich Middle School is the zoned Clark County School District campus for Gresham Park, serving grades 6–8. It rates 10/10 on GreatSchools — one of the highest-rated public middle schools in Nevada and a primary driver of demand for homes in this neighborhood.
Is there new construction in Gresham Park?
No — Gresham Park is a finished resale neighborhood from the 2000s. Buyers who want brand-new Summerlin homes typically look to Summerlin West villages 10–15 minutes farther west, where Toll Brothers and Lennar are actively selling new construction.
What are the HOA fees in Summerlin Centre?
Gresham Park carries two HOA layers: the Summerlin master association and a sub-association. Combined, budget $60–$150 per month — among the lowest HOA cost of any Summerlin village. Pull the full resale package during escrow to confirm exact dues and transfer fees.
How does Gresham Park compare to Madison Place?
Both are established single-family neighborhoods inside Summerlin Centre with the same village amenities, school zoning, and master-plan infrastructure. Madison Place is the closest sister neighborhood; price ranges and days-on-market patterns are comparable. Our agents can run a side-by-side comparison on active listings in both.
What is the property tax rate in Gresham Park?
Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, with annual increases capped at 3% on primary residences under NRS 361.471. On a $730,000 home, that is roughly $3,650–$5,475 per year — far below comparable California properties at ~1.25%.
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NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Gresham Park?
Compare Gresham Park ($620,000–$950,000, ZIP 89144) with neighboring Summerlin villages and the broader Las Vegas metro. Each card pairs commute time, median price, and distance so you can judge quickly whether a different address actually buys more home for the money — or whether Gresham Park's school zoning and trail access justify the Summerlin Centre premium.
ADJACENT
Madison Place at Summerlin Centre
~$730K
Sister neighborhood
View Madison Place at Summerlin Centre →A–Z INDEX
Which Summerlin Centre Neighborhoods Can You Explore A–Z?
Summerlin Centre is one of Summerlin's most central villages — home to Gresham Park, Madison Place, Downtown Summerlin, and Fox Hill Park, all within ZIP 89144. The entries below are indexed for quick orientation; our team can pull current MLS listings, CCSD school boundaries, and HOA resale documents for any of them.
D
- Downtown Summerlin (retail & dining hub)
F
- Fox Hill Park
KEEP LEARNING
What Else Should You Read About Gresham Park at Summerlin Centre?
These guides extend the research most Gresham Park buyers do next — understanding the citywide Las Vegas market, comparing Summerlin's villages, 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 most sought-after destinations compare on price, schools, and lifestyle.
Read →COMMUNITY HUB
Summerlin Real Estate Hub
Every Summerlin village, market data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Gresham Park Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Gresham Park is a neighborhood within ZIP 89144, we present ZIP-area statistics as corridor benchmarks — never as neighborhood-only claims. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active counts for ZIP 89144 (Summerlin Centre corridor). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master-plan facts: trail mileage, village structure, and community infrastructure. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Gresham Park is not separately tabulated). census.gov/quickfacts
- Clark County School District — School zoning, enrollment, and campus information for Vanderburg Elementary, Sig Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for zoned and private school options. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Clark County. 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, scenic drive, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California state income tax rates for the Nevada vs. California comparison. ftb.ca.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026