Top Rated
9/10
9/10John W. Bonner Elementary
Zoned · Summerlin West (8 min)
K-5750 Students16:1
Stonebridge, Summerlin West
Heritage by Lennar at Stonebridge Homes For Sale
Nevada's #1 team for Heritage at Stonebridge real estate. Search 55+ guard-gated single-story homes in Summerlin West's Stonebridge village — resort amenities, mountain views, and Lennar's Everything's Included finishes from the high $400Ks.
COMMUNITY PRICE RANGE
$450K–$750K
Community plan record · Lennar
HOMES IN THE COMMUNITY
500+
Community plan record
COMMUNITY SIZE
80 acres
Howard Hughes Corporation
HOA (MONTHLY)
$150–$350
Community plan record · June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Heritage at Stonebridge at a Glance?
Heritage by Lennar at Stonebridge is a 55+ guard-gated enclave of 500+ single-story Lennar homes in Summerlin West (ZIP 89138), priced $450K–$750K per the Howard Hughes Corporation plan record — private resort clubhouse, Spring Mountain views, and a 5-minute drive to Downtown Summerlin per the City of Las Vegas. Five buyer-critical takeaways follow.
- The community: 80 acres, 500+ single-story Lennar homes, guard-gated 55+ with resort clubhouse, pool, spa, and fitness — one of Summerlin West's strongest active-adult addresses.
- The price: $450K–$750K with Lennar's Everything's Included finishes standard — quartz, smart home, premium appliances — no design-center upcharges.
- The location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip via Summerlin Parkway — West Las Vegas at its most convenient.
- Best for: 55+ retirees and active adults who want single-story living, resort amenities, a staffed gate, and California-to-Nevada tax savings in one address.
- Do your homework: Verify HOPA age-qualification eligibility, request the full HOA resale package (dues + reserves + assessments), and confirm lender familiarity with 55+ community underwriting.
Last updated June 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
Where Can I Find Heritage at Stonebridge Homes for Sale?
Heritage by Lennar at Stonebridge sits in ZIP 89138, Summerlin West. Active listings and recent sales across that ZIP are tracked daily by Las Vegas REALTORS — the eight newest area listings appear below, refreshed daily, with all 500+ Heritage homes searchable through our live Las Vegas MLS portal filtered to the community.
PRICE DISTRIBUTION
How Many Heritage at Stonebridge Homes Sell in Each Price Range?
Heritage homes are priced $450K–$750K, with single-story floor plans from 1,400 to 2,800 sq ft. All plans include Lennar's Everything's Included package. The price bands below reflect the community's range, with active ZIP-89138 inventory from Las Vegas REALTORS providing market context.
Browse Heritage at Stonebridge Listings
How Can You Find a Heritage Home by Plan, Lifestyle & Price?
Heritage at Stonebridge homes are single-story and age-qualified, with floor plans from 1,400 to 2,800 sq ft across the $450K–$750K range. Each link below opens our live Las Vegas MLS search filtered by relevant criteria, with inventory updated daily from Las Vegas REALTORS MLS data.
Which Heritage Plans and Nearby Communities Should You Explore?
Heritage offers a focused lineup of single-story plans within the Stonebridge village. Nearby age-qualified and luxury alternatives are indexed below for comparison shopping.
55+ · Single-Story · Guard-Gated
Heritage by Lennar — Entry Plans
55+ · Larger Floor Plans · View LotsHeritage by Lennar — Premium Plans
All Ages · Master PlanSummerlin West (non-age-restricted)
Family · Summerlin VillageThe Paseos (Summerlin)
Luxury · New ConstructionThe Cliffs (Summerlin)
Master Plan HubSummerlin Hub
All NeighborhoodsLas Vegas West-Side Communities
Active Adult · All-Valley55+ Communities Las Vegas
By Plan Size
By Price Range
Updated daily · 500 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Heritage at Stonebridge Listings First?
Custom alerts by floor plan, price, and view orientation — no spam, unsubscribe anytime. With 500+ homes and HOPA-qualified resale demand from a narrow buyer pool, the right Heritage home may appear only a few times per season; alert subscribers see it within hours of listing.
- 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
How Are the Schools for Heritage at Stonebridge?
Heritage is age-qualified, but school quality drives resale values across the ZIP — and the Stonebridge address draws some of Clark County's best-rated campuses. Zoned CCSD schools include Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) per GreatSchools. Private options include The Meadows School and Bishop Gorman, both within 15 minutes.
9/10The Meadows School (Lower)
Private · west valley (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121200 Students18:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin (12 min)
K-8900 Students17:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Families Near Heritage at Stonebridge?
According to GreatSchools.org, the schools zoned to Heritage at Stonebridge rank among Clark County's best: Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10). Even in a 55+ community, school quality matters — strong zoning supports resale demand. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 8 min | $450,000+ |
| 2 | John W. Bonner Elementary | Public (zoned) | K-5 | 9/10 | Summerlin West · 8 min | $450,000+ |
| 3 | The Meadows School | Private | PreK-12 | A+ | West valley · 15 min | $450,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $450,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $450,000+ |
SAFETY & CRIME
Is Heritage at Stonebridge Safe?
Direct Answer
Yes — Heritage layers a 24-hour staffed entry gate, perimeter controls, and verified visitor access on top of City of Las Vegas police coverage. Inside the community, typical incidents are minor property matters; the 55+ resident profile and no-through-traffic design keep Heritage among the quietest addresses in the Stonebridge village. Benchmark the surrounding area through FBI Uniform Crime Reporting data.
- Staffed entry gate since 2018Community association security
- City of Las Vegas police jurisdictionMetro coverage outside the gate
- Perimeter controls + verified accessEvery visitor confirmed at entry
- Owner-occupied householdsCommunity plan record
What Buyers Should Know
Heritage has no through-traffic — every vehicle inside the community passed a staffed gate. The 55+ owner-occupant profile (92% per community records) means neighbors know neighbors, further reducing incident risk. Perimeter controls and City of Las Vegas police coverage of the surrounding Stonebridge village complete the security picture.
The broader Stonebridge village and ZIP 89138 are established, owner-heavy Summerlin West corridors with incident rates that run to suburban property matters — verifiable through FBI UCR-based tools before you write an offer.
For active-adult buyers, the practical security picture — staffed gate, no through-traffic, high owner-occupancy, and a 500-home community where residents know each other — is among the strongest of any Summerlin West address at this price point.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the association plan record. Last updated June 2026.
Living In
What's It Like Living in Heritage at Stonebridge?
The Answer
Living in Heritage at Stonebridge means single-story homes behind a staffed gate, a resort clubhouse five minutes from Downtown Summerlin, and Red Rock Canyon ten minutes from your driveway — 500+ age-qualified homes in Summerlin West (ZIP 89138), services via the City of Las Vegas, with Lennar's Everything's Included finishes throughout.
What is Heritage at Stonebridge known for?
Heritage is known for being one of Summerlin's only 55+ guard-gated communities with a private resort-quality amenity center — pool, spa, fitness, social programming — combined with Lennar's single-story Everything's Included homes at attainable price points for active adult buyers.
Who should live in Heritage at Stonebridge?
Retirees and active adults 55+ who want single-story living, lock-and-leave convenience, resort amenities behind a staffed gate, and the tax advantages of Nevada — especially California transplants looking to stretch retirement income and downsize without compromising lifestyle.
What is daily life like?
Morning fitness class or pool lap swim at the clubhouse, errands at Downtown Summerlin in five minutes, an afternoon hike at Red Rock Canyon in ten, and dinner at one of Summerlin's restaurants — active, social, and low-maintenance by design.
Location
Where Is Heritage at Stonebridge
Heritage by Lennar at Stonebridge sits in the Stonebridge village of Summerlin West, Las Vegas, in ZIP code 89138. The community is positioned at the western edge of Summerlin near the Spring Mountain foothills, roughly 20 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Summerlin Hospital
10
Min
Heritage by Lennar at Stonebridge
At a Glance$450,000–$750,000
Community Price Range
1,400–2,800 sq ft (all single-story)
Floor Plan Size
$150–$350
HOA (Monthly)
89138 (Summerlin West)
ZIP Code
- Setting
- 55+ guard-gated enclave in Stonebridge, Summerlin West
- Acreage
- ~80 acres
- Homes
- 500+
- Established
- 2018
- Builder
- Lennar
- Developer
- Howard Hughes Corporation (Summerlin master plan)
- Gate
- 24-hour staffed guard gate
- HOA
- $150–$350/mo
- Age Qualification
- 55+ (HOPA qualified)
- Home Style
- Single-story throughout
- Sunshine
- 300 days/year
- Distance to Downtown Summerlin
- ~5 min
LIVABILITY REPORT CARD
How Does Heritage at Stonebridge Score?
Heritage earns top marks for safety, amenities, and active-adult lifestyle fit, with honest trade-offs on age restriction and the 55+ qualification process. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour.
Grade A: Safety
24-hour staffed gate, perimeter controls, and City of Las Vegas police coverage — a layered security stack in a quiet, low-traffic community.
Grade A-: Schools
Zoned campuses rate 9–10/10 per GreatSchools (Bonner ES, Rogich MS, Palo Verde HS) — important for resale value even in a 55+ community.
Grade B+: Cost of Living
$450K–$750K entry with Everything's Included finishes standard; HOA of $150–$350 is competitive for the resort amenity package delivered.
Grade A: Amenities
Private resort clubhouse, pool and spa, fitness center, organized social programming — all exclusively for Heritage residents.
Grade A: Outdoor Access
Fox Hill Park minutes away, Summerlin trail network at the doorstep, and Red Rock Canyon's 195,000-acre conservation area 10 minutes west.
Grade A-: Commute
5 minutes to Downtown Summerlin, 20 minutes to the Strip — remote for commuters, but the right tradeoff for active-adult buyers prioritizing outdoors and quiet.
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 Heritage at Stonebridge a good place to live?
Yes — for 55+ active adults who want resort amenities, single-story homes, and a staffed gate without the complexity of a sprawling retirement city. Heritage pairs Lennar's Everything's Included homes with a private clubhouse, pool, and fitness center, all inside the Stonebridge village of Summerlin West — 5 minutes from Downtown Summerlin, 10 from Red Rock Canyon, and backed by Nevada's zero income tax and a 3% property-tax cap under NRS 361.471. The trade-off: the HOPA age-qualification requirement means this only works for households where at least one resident is 55+.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Heritage at Stonebridge?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Heritage at Stonebridge — the parent city holds 656,274 residents with a median household income of $66,820. Inside Heritage, the profile is sharply distinct: community records show 1,500+ residents across 500+ households, a median age of 62, and average household income above $95,000.
The Census does not break the enclave out as its own place, so citywide figures are the statistical backdrop — presented honestly as context. Inside Heritage, our closing data shows retired professionals, executives winding down careers, and California transplants who chose Stonebridge specifically for its resort amenities, single-story accessibility, and Nevada's tax environment.
1,500+
vs Las Vegas 656,274
~62
vs Clark Co 38
$95,000+
vs Clark Co median $74,007
92%
vs Clark Co 59%
500+
vs Clark Co ~860,000
$450K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Heritage at Stonebridge is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Heritage at Stonebridge Area Growing?
Heritage itself is deliberately sized at 500+ homes on 80 acres — a fixed community within a growing village. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census data, and Stonebridge is one of Summerlin West's newest, most in-demand villages for active-adult buyers.
656,274Las Vegas residents (Census)
500+Heritage homes (age-qualified)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Heritage, the population is stable by design — a 500+ home age-qualified community doesn't add rooftops like a conventional neighborhood. The surrounding Stonebridge village continues to develop, adding trails, parks, and amenity infrastructure that benefits Heritage residents without increasing their community's headcount. Demand for 55+ guard-gated product in Summerlin continues to outpace supply.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Heritage separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Heritage at Stonebridge Score for Livability?
Heritage at Stonebridge scores highest on safety, amenities, and outdoor access: a 24-hour staffed gate, a private resort clubhouse, and Red Rock Canyon ten minutes west. The 55+ age restriction narrows the buyer pool but protects resale demand from all-ages competition. Six categories below, benchmarked to GreatSchools, Clark County Assessor, and Census data.
- 90A
Overall Livability
- 88A-
Schools (zoned + private)
- 94A
Safety (gated)
- 72B
Cost of Living
- 92A
Amenities
- 85B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Heritage at Stonebridge Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians and market time from Las Vegas REALTORS MLS data — the broader benchmark Heritage trades within. Heritage-specific figures are sourced from community plan records and ZIP-89138 area data, as the 500-home community is too small for a monthly price series.
Community Price Range
$450K–$750K per the Heritage community plan record; single-story 1,400–2,800 sq ft Lennar homes
vs May 2025
Source: Las Vegas REALTORS
Estimated Days on Market
40 median days estimated for 55+ guard-gated product in Summerlin West; active-adult listings trade at their own pace
vs May 2025
Source: Las Vegas REALTORS
HOA Monthly
$150–$350 per month covering gate, clubhouse, pool, fitness, and Summerlin master obligations
vs May 2025
Source: Las Vegas REALTORS
40
ESTIMATED DAYS ON MARKET
$900K
ZIP-89138 MEDIAN (AREA)
500+
HOMES IN THE COMMUNITY
< 1 hr
OUR RESPONSE TIME
LIMITED INVENTORY
Get matched with a
Heritage specialist.
Market Competitiveness
How Competitive Is the Heritage at Stonebridge Market Right Now?
Heritage operates in a specialty market: 55+ guard-gated single-story homes in Summerlin West are scarce by design, and the HOPA age-qualification requirement narrows both the buyer pool and competition. Well-priced homes move in 30–50 days; overpriced listings in this niche take longer because the qualified buyer pool is smaller than in all-ages communities.
62Niche-Specialist Market
- $450K–$750KHeritage community price range
- 500+Total homes in the community
- 55+Age-qualified (HOPA)
- $150–$350HOA monthly (resort package)
Is Heritage at Stonebridge Right for You?
Who Should Buy a Home in Heritage at Stonebridge?
Heritage isn't for everyone — the HOPA age-qualification requirement, single-story format, and resort amenity HOA suit a specific buyer profile. Five types below match lifestyle priorities to what Heritage actually delivers, followed by the honest pros and trade-offs our team walks every client through.
Which Buyer Types Fit Heritage at Stonebridge?
California Retirees
- Zero Nevada state income tax vs. California's 13.3%
- Single-story resort home at a fraction of coastal pricing
- NRS 361.471 3% property-tax cap on primary residences
- Our relocation team handles virtual tours and HOA document review
Active Adults 55+
- Private resort clubhouse, pool, and fitness exclusively for residents
- Staffed gate for security and lock-and-leave convenience
- 10 minutes to Red Rock Canyon trails and scenic loop
- 5 minutes to Downtown Summerlin dining and events
Lock-and-Leave Buyers
- Guard-gated community with 24-hour verified access
- HOA-managed common areas — no exterior maintenance worries
- Resort amenities without owning a second club membership
- Close to Harry Reid Airport for frequent travelers
Downsizers from Larger Homes
- Single-story throughout — no stairs, accessible by design
- Lennar Everything's Included — move in without renovation
- $450K–$750K range frees equity from a larger California home
- Low-maintenance lot sizes compared to prior estate homes
Buyers Prioritizing School Resale Value
- Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10)
- Top-rated zones support resale demand even in 55+ communities
- Doral Academy Red Rock (9/10) charter option nearby
- The Meadows School and Bishop Gorman within 15 minutes
Best Fit For
- California retirees — who want to swap 13.3% state income tax for zero, coastal property-tax rates for Nevada's 0.5–0.7% capped rate, and equivalent resort living at half the price.
- Active adults 55+ — who want a private clubhouse, resort pool, and fitness center without a country-club membership, inside a staffed gate in Summerlin West.
- Lock-and-leave buyers — whose HOA covers common areas and whose gate handles visitor security while they travel — Heritage is purpose-built for this lifestyle.
- Downsizers — trading a large family home for single-story luxury with Lennar's Everything's Included standard and Red Rock Canyon views on premium lots.
- Buyers who value resale quality — Heritage's top-rated school zoning and guard-gated 55+ scarcity in Stonebridge support steady resale demand in an otherwise thin specialty market.
Ready to explore homes in Heritage at Stonebridge? Our team knows Lennar's floor plans, current HOA dues, and available resale inventory inside the gate.
Start Your Home SearchPros
- Only 55+ guard-gated community in the Stonebridge village — true scarcity in a premium location
- Lennar's Everything's Included standard eliminates post-purchase upgrade costs and design-center regret
- Single-story throughout — accessible living by design, not retrofit
- Private resort clubhouse, pool, spa, and fitness exclusively for Heritage residents
- 10 minutes to Red Rock Canyon's 195,000 acres and 5 minutes to Downtown Summerlin
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
- Top-rated school zoning (Rogich 10/10, Bonner 9/10) supports resale values
Honest Considerations
- HOPA age-qualification requirement: at least one resident per household must be 55+ — narrower buyer pool on resale
- HOA of $150–$350/mo is higher than non-gated Summerlin neighborhoods — budget the full carrying cost
- More remote than Queensridge or mid-valley communities: Strip is 20 minutes, airport 30
- Limited resale inventory — 500 homes means infrequent listings; the right home may appear once per season
- Extreme summer heat — 105°F+ July through September, consistent with the broader Las Vegas Valley
- Conventional financing works, but confirm lender familiarity with HOPA community underwriting before going under contract
Community Comparison
How Does Heritage at Stonebridge Compare to Other Summerlin West Communities?
A side-by-side of Heritage at Stonebridge against nearby Summerlin West communities — covering price range, gate access, age qualification, and lifestyle fit, drawn from the community plan record and Las Vegas REALTORS MLS data. Heritage is the only 55+ guard-gated option in this table.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Heritage by Lennar (55+ guard-gated) | $450K–$750K | n/a* | ~40 | 500+ total | 55+ · Guard-gated · Single-story |
| Skylar at Stonebridge (all ages) | From $500K | n/a* | n/a* | n/a* | All ages · Non-gated · Stonebridge |
| The Cliffs (Summerlin) | From $700K | n/a* | n/a* | n/a* | Luxury · All ages · Non-gated |
| Summerlin West (broad) | From $450K | n/a* | 21 (Summerlin-wide) | 1,253 (Summerlin-wide) | All ages · Master plan · Multiple villages |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Golf · Luxury · Guard-gated · All ages |
| The Ridges (Summerlin) | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated · All ages |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Enclave-level medians intentionally omitted — samples are too small. Community plan ranges shown instead.
Community Deep Dive
What's Inside Stonebridge and Nearby Summerlin Villages?
Submarket 1
Heritage by Lennar (55+ guard-gated)
The Stonebridge village's age-qualified resort community — single-story Lennar homes, private clubhouse, staffed gate, $450K–$750K. Scarce resale inventory means listings appear a few times per season.
Browse Heritage by Lennar (55+ guard-gated) homes →$450K–$750KMedian Price
~40Days on Market
500+ totalActive Listings
n/a*Price / Sq Ft
Submarket 2
Skylar at Stonebridge (all ages)
The non-age-restricted Stonebridge alternative — families and move-up buyers who want Stonebridge's location and school zoning without the 55+ qualification.
Browse Skylar at Stonebridge (all ages) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs (Summerlin)
Adjacent Summerlin West luxury village with Toll Brothers and other premium builders — larger lots, mountain views, all-ages community for buyers who want new construction without the age restriction.
Browse The Cliffs (Summerlin) homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Summerlin West (broad)
The parent master plan — 26+ villages, 150+ miles of trails, Downtown Summerlin, and the full Howard Hughes Corporation amenity network. Heritage buyers belong to this broader community while living inside their own gated enclave.
Browse Summerlin West (broad) homes →$450K+Median Price
21 (Summerlin-wide)Days on Market
1,253 (Summerlin-wide)Active Listings
n/a*Price / Sq Ft
Submarket 5
Red Rock Country Club
Guard-gated golf community with two Arnold Palmer championship courses — the luxury all-ages guard-gated alternative for buyers whose budget extends past $1.2M and who want golf infrastructure.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
The Ridges (Summerlin)
Summerlin's ultra-luxury guard-gated enclave with Bear's Best golf — for buyers with $2M+ budgets who want the most prestigious Summerlin West address.
Browse The Ridges (Summerlin) homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Heritage at Stonebridge — The Amenity Center
The private resort clubhouse at Heritage is what sets this community apart from every non-gated Summerlin West alternative: pool, spa, fitness, and social programming for residents only — no shared access with adjacent neighborhoods. Combined with the 24-hour staffed gate and Lennar's Everything's Included standard, the amenity center is the asset that justifies Heritage's HOA premium.
Browse Heritage at Stonebridge — The Amenity Center homes →500+Age-Qualified Homes
80Acres
$150–$350HOA Monthly
24/7Staffed Gate
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin 55+
community fits best?
BY ZIP CODE
How Does the Heritage at Stonebridge ZIP Code (89138) Break Down?
Heritage at Stonebridge sits in ZIP code 89138, shared with other Stonebridge village neighborhoods and broader Summerlin West corridors. The table below breaks the ZIP into its real segments — from Heritage's age-qualified gated enclave to the all-ages communities around it — so market data is read honestly.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Heritage by Lennar — 55+ guard-gated single-story enclave | $450K–$750K (community range) | n/a* | ~40 est. | 500+ total homes | n/a* |
| 89138 | Skylar at Stonebridge — all-ages Stonebridge community | From $500K | n/a* | varies | — | n/a* |
| 89138 | Broader Stonebridge village — multiple neighborhoods | Varies $450K–$900K+ | n/a* | varies | — | n/a* |
| 89138 | ZIP 89138 overall — Summerlin West corridors combined | ZIP-area benchmark via LVR | — | per LVR data | per LVR data | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community analysis. *Enclave-level $/SF and YTD are intentionally omitted: 500-home community samples are too small to be meaningful. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Heritage at Stonebridge Real Estate?
Eight verifiable numbers — sourced to the community plan record, Howard Hughes Corporation, the Clark County Assessor, GreatSchools, and the Bureau of Land Management — capture Heritage at Stonebridge faster than any brochure: 500+ single-story homes, $450K–$750K pricing, a 24-hour staffed gate, and Red Rock Canyon 10 minutes from your driveway.
$450K–$750K
Heritage's community price range for single-story Lennar homes with Everything's Included finishes standard — quartz, smart home, premium appliances.
Community plan record / Lennar
500+
Age-qualified homes across 80 acres in the Stonebridge village of Summerlin West — a fixed community within a growing master plan.
Howard Hughes Corporation
$150–$350
Monthly HOA covering the 24-hour staffed gate, private resort clubhouse, pool, spa, fitness, and Summerlin master obligations.
Community plan record
2018
The year Heritage opened inside the Stonebridge village — a relatively new community with modern single-story floor plans and Lennar's current specification.
Community plan record
9/10
GreatSchools rating for John W. Bonner Elementary, the zoned public school — alongside Rogich Middle (10/10) and Palo Verde High (8/10).
GreatSchools / CCSD
10 min
Drive time to Red Rock Canyon's conservation area — 195,000 acres of hiking, climbing, and scenic landscape managed by the Bureau of Land Management.
Bureau of Land Management
5 min
Drive to Downtown Summerlin — dining, retail, Las Vegas Ballpark, and the west valley's premier outdoor shopping and events hub.
Howard Hughes Corporation
3%
Annual property-tax increase cap on primary residences under Nevada Revised Statutes 361.471 — effective rate 0.5–0.7% per the Clark County Assessor.
NRS 361.471 / Clark County Assessor
WHY HERITAGE AT STONEBRIDGE
Why Does Heritage at Stonebridge Stand Apart From Its Peers?
From the staffed gate to the resort clubhouse, Heritage fills a gap that most Summerlin communities don't address: 55+ guard-gated single-story resort living under $750,000. The five advantages below are tied to verifiable sources — the Nevada Revised Statutes, Clark County Assessor data, GreatSchools ratings, and the Howard Hughes Corporation Summerlin master plan record.
- Howard Hughes Corporation / Summerlin master plan record
The only 55+ guard-gated community in Stonebridge
Heritage is the age-qualified guard-gated choice within the Stonebridge village — no other Summerlin West community combines 55+, gate, and resort clubhouse at this price point.
- Lennar / community plan record
Lennar's Everything's Included standard
Quartz countertops, stainless appliances, smart home technology, and designer finishes come standard — no design-center upcharges, no upgrade fatigue, no post-close buyer's remorse.
- Community plan record
Single-story throughout
Every Heritage floor plan is single-story — a deliberate design choice for the 55+ buyer profile, eliminating stairs and reducing long-term accessibility concerns at any age.
- Nevada Revised Statutes 361.471 / Clark County Assessor
Nevada tax advantages locked in at purchase
Zero state income tax, an effective property-tax rate of 0.5–0.7%, and a 3% annual cap under NRS 361.471 — three retirement-budget advantages that compound over a 10–20 year hold.
- Bureau of Land Management / Howard Hughes Corporation
Red Rock Canyon and Downtown Summerlin within 10 minutes
Active adult living with immediate access to world-class outdoor recreation (Red Rock) and a premier walkable retail and dining district (Downtown Summerlin) — a lifestyle combination that newer retirement communities in other cities can't match at this price.
WHY BUY IN HERITAGE AT STONEBRIDGE
What Are the Top 10 Reasons to Buy a Home in Heritage at Stonebridge?
Heritage at Stonebridge's case rests on lifestyle quality, tax efficiency, and community design: 500+ single-story homes behind a staffed gate, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a location five minutes from Downtown Summerlin and ten from Red Rock Canyon. Ten sourced reasons follow.
Only 55+ guard-gated option in Stonebridge
Heritage occupies a unique niche — age-qualified, staffed gate, resort clubhouse — that no other Summerlin West community replicates at this price point.
Howard Hughes Corporation / community plan record
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California retirees.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, providing cost predictability on a fixed retirement income.
NRS 361.471
Lennar's Everything's Included value
Premium finishes standard — no upgrade surprises, no design-center pressure, no post-move regret on skipped options.
Lennar
Single-story throughout
All plans are single-story — accessible living by design, not retrofit, that suits buyers today and for decades ahead.
Community plan record
Resort clubhouse for residents only
Pool, spa, fitness center, and social programming exclusively for Heritage residents — not shared with the broader Stonebridge neighborhood.
Community plan record
Top-rated school zoning
Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) support resale demand even in a 55+ community.
GreatSchools / CCSD
Red Rock Canyon 10 minutes away
Access to 195,000 acres of hiking, climbing, and scenic drives managed by the Bureau of Land Management without a long drive.
Bureau of Land Management
Downtown Summerlin 5 minutes away
The west valley's premier dining, retail, and events hub — walkable energy without leaving Summerlin West.
Howard Hughes Corporation
Mountain views on select lots
Elevated Stonebridge terrain puts Spring Mountain and Red Rock Canyon views within reach on premium lots — a daily reminder of why Nevada is worth it.
Community plan record
Builder
Who Builds Homes in and Around Heritage at Stonebridge?
Lennar is the builder of Heritage at Stonebridge — the only 55+ guard-gated community in the Stonebridge village. Buyers who want all-ages new construction in nearby Summerlin West villages have several options from Toll Brothers, Tri Pointe, and others. Builder incentives change monthly — verify current offers and inventory before you write anything.
55+ Active Adult · Everything's Included
Lennar
The builder of Heritage — single-story, guard-gated, resort amenity package standard
Luxury & Move-Up
Toll Brothers
Luxury all-ages alternative in adjacent Summerlin West villages
Design-Forward Move-Up
Tri Pointe Homes
Contemporary design in nearby Summerlin West for buyers who want all-ages
55+ Active Adult
Pulte / Del Webb
Del Webb's broader 55+ network for buyers comparing active-adult options valley-wide
Family · Move-Up
Richmond American
Value-oriented new builds in the broader Summerlin and northwest corridor
Outdoor Recreation
What Outdoor Amenities Does Heritage at Stonebridge Offer?
Heritage residents enjoy a private resort pool inside the gates, Fox Hill Park (20 acres, disc golf, trails) minutes away, and Summerlin's 150+ miles of paved trails. The Bureau of Land Management manages Red Rock Canyon's 195,000-acre conservation area — Heritage's signature outdoor asset — reachable in 10 minutes via W Charleston Blvd.
IN-COMMUNITY
Heritage Clubhouse Pool & Spa
Resort scaleSwimming · Spa · FitnessResidents only
The private amenity center that anchors Heritage — resort-style pool, spa, fitness facility, event rooms, and organized social programming exclusively for Heritage residents.
5 MIN
Fox Hill Park
~20 acresDisc golf · Trails · PicnicFree
One of Stonebridge's flagship parks — adventure playground, disc golf course, natural trails, and picnic areas at the edge of the community.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
Linear park along Paseo Hills Drive with walking trails, desert gardens, and quiet open space — perfect for morning walks without driving anywhere.
8 MIN
Cottonwood Canyon Park
~8 acresSports courts · PlaygroundFree
Neighborhood park with courts and open fields — a short drive for residents who want active play space beyond the Heritage clubhouse.
5 MIN
Downtown Summerlin
Open-air districtDining · Shops · EventsFree
The west valley's premier retail and dining destination — farmers markets, live events, Las Vegas Ballpark, and the season's dining rotation five minutes from Heritage's gate.
15 MIN
TPC Summerlin / Las Vegas National
18 holes eachGolfFee / member
Two signature courses within the Summerlin corridor — TPC Summerlin hosts the Shriners Children's Open; Las Vegas National is a classic mid-century layout for daily-fee play.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The defining outdoor asset of Stonebridge living — the 13-mile scenic loop, world-class hiking and climbing routes, all managed by the Bureau of Land Management and reachable in 10 minutes.
AT DOORSTEP
Summerlin Trail Network
150+ milesWalking · Cycling · RunningFree
Summerlin's paved trail network passes through and connects Stonebridge to parks, neighborhoods, and eventually Red Rock Canyon — the daily active-adult infrastructure that makes this address work.
The Heritage at Stonebridge Lifestyle
What Does a Weekend in Heritage at Stonebridge Look Like?
Three rhythms within minutes of the gate: a morning lap swim or fitness class at the private clubhouse, a trail walk through Stonebridge or an afternoon hike at Red Rock Canyon per the Bureau of Land Management's 195,000-acre conservation area, and an evening dinner at Downtown Summerlin — all without a freeway or a long drive.
500+Age-Qualified Homes
80Acres in Stonebridge
10Minutes to Red Rock Canyon
24/7Staffed Gate
THIS WEEKEND'S OPEN HOUSES
Can You Tour Heritage at Stonebridge Homes This Weekend?
Open houses are uncommon in a guard-gated 55+ community — Heritage showings typically require gate clearance arranged in advance through a licensed agent. Set up instant alerts to get notified the moment a Heritage home schedules an open house, or browse all active ZIP-89138 listings and let our team arrange a gate-cleared private tour.
Quick Answer
What does an HOA cost in Heritage at Stonebridge?
Budget $150–$350 per month, covering the 24-hour staffed entry gate, private resort clubhouse, pool and spa, fitness center, organized social programming, common-area landscaping, and the Summerlin master-association obligations that apply to all Stonebridge properties. Always request the full resale package — current dues, reserve study, assessment history, and CC&Rs — before going under contract. Compare total monthly carrying cost (mortgage + HOA + taxes + insurance) across the active-adult communities you're weighing, not list price alone.
Moving to Heritage at Stonebridge
Should I Move to Heritage at Stonebridge?
Bay Area and Southern California households in their 50s and 60s find that guard-gated 55+ resort living — single-story, pool, fitness, staffed gate — costs a fraction of coastal pricing in Stonebridge. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — that single line item funds the move for most retirees.
Why California Retirees Are Choosing Heritage at Stonebridge
The tax math is decisive: California's top marginal state income tax is 13.3% — Nevada's is zero. A retired household drawing $150,000 in combined income saves roughly $10,000–$15,000 per year in state taxes alone. Heritage adds the lifestyle piece: a 55+ guard-gated community with a resort clubhouse, single-story homes, and a 10-minute drive to Red Rock Canyon, all at price points that start under $500,000 — where comparable gated active-adult product in Southern California starts above $700,000.
At a $600,000 budget, a Bay Area retiree looking at a dated condo on a busy street is comparing against a single-story Lennar home behind a staffed gate with mountain views, resort pool, and fitness access — five minutes from Downtown Summerlin and ten minutes from Red Rock Canyon trailheads. That trade is why Heritage waitlists form.
According to Las Vegas REALTORS, ZIP 89138 (Heritage's Stonebridge address) tracks active and sold pricing across Summerlin West. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The Bureau of Land Management manages Red Rock Canyon's roughly 195,000-acre conservation area — a 10-minute drive from Heritage.
Heritage at Stonebridge runs on retirement income rather than commuter employment: residents skew professional retirees, executives near the end of their careers, and active adults who want lock-and-leave convenience. The Downtown Summerlin corridor — shops, restaurants, medical offices, and Summerlin Hospital Medical Center — is five to ten minutes away, and Las Vegas's strong resort and healthcare economy means part-time and consulting work is available for those who want it.
Cost of Living Snapshot — Heritage at Stonebridge vs. California
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips most decisively: guard-gated 55+ single-story resort living that starts under $500,000 at Heritage versus $700,000+ for comparable gated active-adult product in coastal Southern California.
| Metric | Heritage at Stonebridge, NV | Coastal California (Bay Area / SoCal) |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Price (55+ guard-gated) | $450K–$750K | $700K–$1.4M+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| HOA (resort amenity tier) | $150–$350/mo | $400–$700/mo |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX / SFO) |
Figures are approximate, for illustration. Contact our team for current market data.
Heritage Rental Market — Rent vs. Own
Long-term leases inside Heritage exist but are structurally thin: 92% of households own per community records, and the age-qualified rules mean rental demand comes from a narrow pool. For 55+ buyers on a fixed retirement income, owning at Heritage locks in the HOA rate and mortgage payment while Nevada's 3% property-tax cap prevents the carrying-cost creep that erodes rental budgets over time. The buy-versus-rent math at Heritage strongly favors ownership over any hold period past three years.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a retirement move to Heritage at Stonebridge? Our team specializes in 55+ community transitions — virtual tours, age-qualification guidance, HOA document review, and closing coordination without multiple flights to Las Vegas.
Start Your 55+ Relocation SearchRELOCATION TIMELINE
How to Relocate to Heritage at Stonebridge in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Heritage 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.
Confirm HOPA eligibility
At least one resident per household must be 55 or older under the Housing for Older Persons Act. Confirm your household's status before scheduling tours — Heritage requires documentation at purchase.
Choose your floor plan tier
Entry plans run 1,400–1,800 sq ft from roughly $450K; premium plans with mountain view lots run 2,400–2,800 sq ft up to $750K. Decide your size preference and view priority before the first showing.
Get pre-approved — 55+ aware
Conventional financing works throughout Heritage's range, but confirm your lender knows HOPA community underwriting. VA loans are available for eligible veterans. Call (702) 637-1759 and we'll match you to a lender with experience in age-qualified communities.
Hire a Heritage specialist
Resale inventory is thin — a handful of Heritage homes trade in any season. Work with an agent who tracks every listing and can move the moment the right plan appears.
Tour in person or virtually
Gate clearance is required for every showing — we arrange access with same-day notice in most cases. Virtual tours work well for out-of-state buyers narrowing to a plan before flying in.
Request the full HOA resale package
Order it early: current dues, reserve study, assessment history, CC&Rs, and visitor/gate policies. Nevada law gives you a review period — use it to compare Heritage's reserves against other communities you're weighing.
Clear conditions and fund
Nevada closes through escrow, not attorneys; expect 30–45 days from acceptance to funding. HOA document review adds a few days, so request the package from the association at the same time as the title order.
Close, move, and register
Transfer NV Energy, Southwest Gas, and Las Vegas Valley Water District accounts; register your gate access fob with the Heritage association; then handle the Nevada DMV — driver's license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Heritage at Stonebridge Economy?
Heritage runs on retirement income — Social Security, pensions, IRAs, and investment portfolios — tax-advantaged in Nevada's zero-income-tax environment, with the Downtown Summerlin medical corridor five minutes away. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains strong for part-time or consulting work; community records put average Heritage household income at $95,000+.
$95,000+Avg household income, HeritageNREG community plan record
92%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin corridorMedical, retail, and professional services
20 minTo the Strip employment coreHospitality, entertainment, part-time work
Top Heritage Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, 10 minutes from Heritage
- Downtown Summerlin corporate & retail corridorOffices, medical providers, and the west side's retail employment hub, 5 minutes away
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin corridor
- Howard Hughes CorporationSummerlin master plan developer and commercial/residential real estate operations
- The Strip resort corridorThe metro's hospitality and entertainment core, 20 minutes east via Summerlin Parkway
- Clark County School District (Summerlin West region)Area campuses including Rogich Middle, Bonner Elementary, and Palo Verde High
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Heritage at Stonebridge Compare to Summerlin, Henderson, and Las Vegas?
Weighing Heritage at Stonebridge against the valley's active-adult and premium addresses? This side-by-side covers the metrics buyers ask about most — June 2026. Heritage leads on 55+ amenity focus; Summerlin West on new construction; Henderson on safety; Las Vegas citywide on selection. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | Heritage at Stonebridge | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $450K–$750K (community) | $400K–$2M+ (master plan) | $300K–$3M+ | $200K–$5M+ |
| Age Qualification | 55+ (HOPA) | All ages | All ages | All ages |
| Guard-Gated | 24/7 staffed gate | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) | Select enclaves (Queensridge) |
| Home Style | Single-story throughout | Mixed | Mixed | Mixed |
| Median Household Income | $95,000+ (community) | $95,200 (Census) | $88,654 (Census) | $66,820 (Census) |
| New Construction Available | Resale / some Lennar inventory | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Distance to Red Rock Canyon | ~10 min | ~10–20 min (village-dependent) | ~35 min | ~20 min (west side) |
| Best For | 55+ Resort · Active Adult · CA Relocation | Schools · Luxury · Master Plan | Families · Retirees · Safety | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Heritage income and population figures are community plan-record values; city demographics are parent-city figures — the Census does not tabulate the enclave separately. Last updated June 2026.
Cost of Ownership
What Will Heritage at Stonebridge Cost You Each Month?
A $600,000 Heritage purchase with 10% down at 7% runs roughly $4,600 monthly all-in, per Freddie Mac's PMMS rate survey — including HOA dues and the effective property-tax rate that Nevada caps at 3% annual growth. The tabs below model your payment, compare renting, and budget the HOA tiers.
Payment Estimator
Estimate Your Heritage at Stonebridge Payment
$4,473
Estimated Monthly Payment
- Principal & Interest$3,593
- Property Tax$305
- Insurance$150
- HOA$200
- PMI$225
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 Heritage at Stonebridge right now?
Age-qualified rental supply inside Heritage is structurally thin — 92% of households own per community records. For 55+ buyers on fixed income, owning locks in the mortgage payment while Nevada's 3% property-tax cap prevents carrying-cost creep. The five-year math strongly favors owning.
OWN (10% DOWN, 7%)
$4,487 / mo
- Principal & Interest
- $3,592
- Property Tax (~0.6%)
- $300
- Homeowners Insurance
- $120
- HOA (Heritage + Summerlin master)
- $250
- PMI (10% down)
- $225
5-year net cost:~$154,000
Equity built:~$179,000
RENT (MODELED LEASE)
$3,200 / mo
- Executive-Home Lease (modeled)
- $3,200
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$208,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Heritage home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $179,000 in equity (including the down payment) while the renter walks away with none. Nevada's zero income tax further widens the gap for California transplants comparing total after-tax cost.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $250/mo blended HOA, modeled $3,200 lease.
HOA Fees by Community
HOA Fees at Heritage at Stonebridge
Every Heritage home funds the staffed gate, resort clubhouse, and Summerlin master obligations through its association. Exact dues depend on plan and sub-association. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Heritage Community HOA
$150–$350 / mo
Heritage Resident Assessment
$150–$350 / mo
Includes:
24-hour staffed gate, private resort clubhouse, pool and spa, fitness center, organized programming, common-area landscaping
Summerlin Master HOA
Included in above range
Includes:
Summerlin master-plan obligations — trail network, parks, and Summerlin amenity infrastructure
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, gate and visitor policies
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math before writing
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Heritage at Stonebridge?
Stonebridge sits at the western edge of Summerlin, with W Charleston Blvd, Summerlin Parkway, and the 215 Beltway providing fast access in every direction. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — Heritage residents beat that to most Summerlin West destinations easily.
Drive Times from Heritage at Stonebridge
- ~5 minDowntown Summerlin (dining & retail)W Charleston Blvd east
- ~10 minRed Rock Canyon (trailheads)W Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd south
- ~15 minTPC Summerlin / Las Vegas National GolfSummerlin Pkwy east
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 South → I-15 south
- ~45 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Heritage at Stonebridge?
Resale purchases at Heritage close in 30 to 45 days through a Nevada escrow company; cash buyers close in 7–14. Nevada law grants an HOA resale package review period adding a few days to diligence. Any remaining Lennar new-construction inventory uses a builder contract with a longer timeline — our team walks you through both.
Quick Answer
What down payment do you need to buy in Heritage at Stonebridge?
Most Heritage buyers put down 5% to 20%. At a $600,000 entry price, that's $30,000 (5%) to $120,000 (20%). Conventional loans work throughout the range; VA loans allow 0% for eligible veterans. FHA financing is available but confirm HOPA occupancy ratios don't trigger lender issues first. Our team at (702) 637-1759 can match you with a lender experienced in 55+ community underwriting before you go under contract.
Heritage by Lennar at Stonebridge FAQ — 18 Answers
What Do Heritage by Lennar at Stonebridge Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in Heritage by Lennar at Stonebridge?
Heritage by Lennar at Stonebridge is priced from roughly $450,000 to $750,000, with single-story floor plans spanning 1,400 to 2,800 square feet inside the guard-gated Stonebridge village of Summerlin West (ZIP 89138). Per $900,000 ZIP-area benchmarks from Las Vegas REALTORS, pricing reflects lot position, view premium toward the Spring Mountains, and Lennar's Everything's Included standard-specification package. Call (702) 637-1759 for current availability.
Is Heritage by Lennar at Stonebridge guard-gated?
Yes — Heritage operates a 24-hour staffed entry gate that every resident and visitor passes through, providing the security and lock-and-leave convenience that makes this community a standout for 55+ active adults in Summerlin West. The $150–$350 monthly HOA funds gate staffing, the private clubhouse, resort-style pool and spa, fitness facility, and organized social programming on top of Summerlin master-plan obligations.
What ZIP code is Heritage by Lennar at Stonebridge in?
Heritage by Lennar at Stonebridge is in ZIP code 89138, within the Stonebridge village of Summerlin West, Las Vegas. The location puts residents roughly 5 minutes from Downtown Summerlin, 10 minutes from Red Rock Canyon, 20 minutes from the Strip via Summerlin Parkway, and about 30 minutes from Harry Reid International Airport — a commute profile that suits travel-heavy retirement and visiting-family schedules equally well.
What are HOA fees in Heritage by Lennar at Stonebridge?
HOA fees at Heritage run $150 to $350 per month — higher than non-gated Stonebridge neighborhoods because they fund the 24-hour guard gate, private clubhouse, resort pool and spa, fitness center, and organized programming, plus Summerlin master-association obligations. Exact dues vary by plan and sub-association, so request the full resale package. Many 55+ buyers find the all-in amenity value compares favorably to separate club memberships at this price point.
What schools serve Heritage by Lennar at Stonebridge?
Heritage is a 55+ age-qualified community, so resident children are not typical — but the zoned Clark County School District campuses are exceptional: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Strong school zoning supports resale demand across Stonebridge, which matters whether you plan to hold the home five years or fifteen. The Meadows School and Bishop Gorman are the area's private standouts within 15 minutes.
How far is Heritage by Lennar at Stonebridge from the Las Vegas Strip?
About 20 minutes via Summerlin Parkway and I-15. From Heritage, residents reach Downtown Summerlin's dining and retail in roughly 5 minutes, Red Rock Canyon's trailheads in about 10 minutes, and Harry Reid International Airport in around 30 minutes via I-215 South. For active-adult buyers, that blend of outdoor access, entertainment, and airport convenience within half an hour is a defining appeal of the Stonebridge address.
Who built Heritage at Stonebridge, and when did it open?
Lennar built Heritage at Stonebridge under the Howard Hughes Corporation's Summerlin master plan, opening in 2018. The 80-acre, 500+ home community is entirely single-story, with Lennar's Everything's Included specification — premium appliances, quartz countertops, smart home technology, and designer finishes — coming standard on every home, which simplifies the buying process compared to design-center-heavy builders.
Is Heritage by Lennar at Stonebridge a good investment?
Heritage at Stonebridge is a sound long-term hold: 55+ guard-gated product is deliberately scarce in Summerlin, the single-story format draws a deep resale buyer pool, and the Stonebridge village location keeps demand steady. Nevada's zero state income tax and an effective property-tax rate of roughly 0.5–0.7% per the Clark County Assessor — with a 3% annual cap on primary residences under Nevada Revised Statutes 361.471 — are especially valuable on retirement budgets that need cost predictability.
What is Nevada's property tax rate compared to California?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. California's effective rate averages about 1.0–1.2%, and there is no comparable cap on reassessment at sale. A Heritage home at $600,000 generates roughly $3,000–$4,200 per year in Nevada versus $6,000–$7,200 in California — a five-figure cumulative difference over a typical 10-year retirement hold.
How does Nevada tax compare to California for retirees moving to Heritage?
Nevada has zero state income tax; California's top marginal rate is 13.3% per the California Franchise Tax Board. A retired household drawing $150,000 in combined income — Social Security, pension, and IRA distributions — saves roughly $10,000–$15,000 annually in state taxes alone by moving to Heritage at Stonebridge. Add the lower effective property-tax rate and the elimination of California's vehicle property tax, and most Bay Area or Southern California relocators clear $15,000–$25,000 per year in recurring tax savings.
What amenities does Heritage by Lennar at Stonebridge offer?
Heritage's private amenity center anchors daily life: a resort-style pool and spa, fitness facility, event rooms, game areas, and organized social programming — all exclusively for residents and their guests, not shared with the broader Stonebridge neighborhood. Outside the gates, Fox Hill Park (20 acres, disc golf, trails) is minutes away, and Summerlin's 150+ miles of trails, Downtown Summerlin, and Red Rock Canyon are all reachable without getting on a freeway.
What floor plans does Lennar offer in Heritage at Stonebridge?
Heritage floor plans are single-story throughout, ranging from approximately 1,400 to 2,800 square feet — a deliberate design choice for the 55+ buyer profile, eliminating stairs and reducing long-term accessibility concerns. Lennar's Everything's Included program means the plan price already includes quartz countertops, stainless appliances, smart home features, and designer finishes. Our team can pull current resale listings with specific plan details and lot positions before you tour.
What is the Stonebridge village of Summerlin?
Stonebridge is one of Summerlin West's newest villages, developed under the Howard Hughes Corporation's master plan in ZIP 89138. The village sits at Summerlin's western edge with elevated terrain offering Spring Mountain and Red Rock Canyon views. Stonebridge houses several distinct neighborhoods — Heritage (55+ guard-gated), Skylar (non-age-restricted), and others — all connected by Summerlin's trail network and governed by the overall Summerlin master HOA as well as village-level associations.
Can non-55+ buyers purchase in Heritage at Stonebridge?
Heritage is an age-qualified community under the Housing for Older Persons Act (HOPA): at least one resident per household must be 55 or older, and the community must maintain 80% occupancy by qualifying households. In practice, all buyers meet this threshold. Occasional exceptions exist for verified hardship situations, governed by the association's CC&Rs and applicable federal law. Our team can walk you through the qualification process before you write an offer.
What should I know before buying in Heritage at Stonebridge?
Four things matter most here. First, age qualification: confirm HOPA eligibility before you write. Second, HOA tiers: verify whether you're looking at resale (fixed dues, existing reserves) or any remaining new-construction inventory (builder incentive terms differ). Third, view premium: lot position toward the Spring Mountains adds value on resale — ask for appraisal comps. Fourth, financing: conventional loans work at this price range, but call (702) 637-1759 and we'll match you to a lender who knows 55+ community underwriting before you go under contract.
What down payment do you need to buy in Heritage at Stonebridge?
Most Heritage buyers put down 5% to 20%. At a $600,000 entry price, that's $30,000 (5%) to $120,000 (20%). Conventional financing works throughout the price range; VA loans allow 0% for eligible veterans. FHA loans are available but confirm the community's age-qualification structure doesn't trigger occupancy ratio issues with the lender first. Our team at (702) 637-1759 connects buyers with lenders who know 55+ community underwriting specifically.
What does an HOA cost in Heritage at Stonebridge?
Budget $150–$350 per month, covering the 24-hour staffed gate, private clubhouse, resort pool and spa, fitness center, organized social programming, common-area landscaping, and Summerlin master HOA obligations. Always request the full resale package — current dues, reserve study, assessment history, and CC&Rs — before you go under contract, and compare total monthly carrying cost (mortgage + HOA + taxes + insurance) across communities you're weighing, not just list price.
How long does it take to close on a home in Heritage at Stonebridge?
Resale purchases typically close in 30 to 45 days through a Nevada escrow company; cash buyers can close in 7–14. Any remaining new-construction inventory may involve a builder contract with a longer timeline and different contingency structure. HOA document review — the resale package — adds a few days to the diligence period under Nevada law. Our team manages that timeline and the association document request from day one.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Heritage at Stonebridge?
These are the eight queries Heritage buyers actually type into Google and AI assistants — answered concisely with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, community facts from the plan record, and school ratings from GreatSchools.
Is Heritage at Stonebridge a 55+ community?
Yes — Heritage is HOPA-qualified, meaning at least one resident per household must be 55 or older and the community must maintain 80% qualifying occupancy. Every buyer confirms eligibility at purchase; the 55+ qualification is what keeps this community age-exclusive.
How many homes are in Heritage at Stonebridge?
Heritage has 500+ single-story homes across roughly 80 acres in the Stonebridge village of Summerlin West, per the Howard Hughes Corporation plan record. All floor plans are single-story, ranging from 1,400 to 2,800 square feet with Lennar's Everything's Included standard specification.
Can non-55 buyers purchase in Heritage at Stonebridge?
Only with one household member who is 55 or older — HOPA requires at least one qualifying resident per home, and the community must maintain 80% qualified occupancy. Rare verified hardship exceptions are governed by the CC&Rs and federal law. Our team can walk you through the HOPA qualification process.
Is Heritage at Stonebridge in Summerlin?
Yes — Heritage is in the Stonebridge village of Summerlin West, part of the Howard Hughes Corporation's Summerlin master-planned community in Las Vegas (ZIP 89138). Residents belong to both the Heritage community association and the Summerlin master HOA.
What is Lennar's Everything's Included program at Heritage?
Everything's Included means premium appliances, quartz countertops, smart home technology, designer finishes, and an upgraded specification come standard in every Heritage home — no design-center upcharges, no optional packages, no post-move regret on skipped options. It simplifies the buying process compared to builders who price base homes low and charge for every improvement.
How far is Heritage at Stonebridge from Red Rock Canyon?
About 10 minutes via W Charleston Blvd west — the Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area is Heritage's most distinctive lifestyle asset, with the 13-mile scenic loop, world-class hiking, and climbing routes reachable without a long drive.
What are Heritage at Stonebridge HOA amenities?
Heritage's private amenity center — exclusive to residents — includes a resort-style pool and spa, fitness facility, event and game rooms, and organized social programming. Common-area landscaping and the 24-hour staffed guard gate are also funded through the $150–$350 monthly HOA.
How do I tour a home in Heritage at Stonebridge?
Heritage is guard-gated, so every showing requires gate clearance arranged through a licensed agent. Call (702) 637-1759 or request a showing online — we coordinate same-day access in most cases for qualified buyers, and virtual tours are available for out-of-state buyers before their first trip to Las Vegas.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships with Lennar and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented active-adult buyers in Summerlin West's age-qualified communities — understanding HOPA qualification, HOA resale packages, and the scarce Stonebridge inventory that makes or breaks a Heritage purchase.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Heritage at Stonebridge Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed Las Vegas real estate since 2011 — including 55+ guard-gated communities in Summerlin West. In a 500-home age-qualified enclave like Heritage, knowing every floor plan, lot position, and HOA disclosure is the whole game. Tell us what you need.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Heritage at Stonebridge?
Compare Heritage at Stonebridge with neighboring Summerlin West communities and nearby cities. Each card pairs the commute time with price positioning so you can judge whether a different community's lifestyle tradeoffs are worth the change in price or age qualification.
A–Z INDEX
Which Communities and Resources Near Heritage at Stonebridge Can You Explore?
Heritage at Stonebridge sits within the Stonebridge village of Summerlin West. The index below covers Heritage itself, adjacent Stonebridge neighborhoods, and nearby Summerlin communities — plus the broader Las Vegas and Summerlin hubs for buyers who want to compare options before committing.
R
- Red Rock Country Club
KEEP LEARNING
What Else Should You Read About Heritage at Stonebridge?
These guides extend the research most Heritage buyers do next — understanding Summerlin's master plan, comparing active-adult options across the valley, and mapping the buying process from HOPA eligibility to closing day — each written by our team from primary sources and MLS data.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for 55+ buyers weighing Summerlin West against Henderson active-adult communities.
Read →COMMUNITY HUB
Summerlin Master Plan Hub
All Summerlin villages, parks, amenities, and market data in one place — start here if you're still choosing between Summerlin West villages.
Read →Sources & Methodology
Where Does This Heritage at Stonebridge Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Heritage is a 500-home community, we present ZIP-area statistics as area benchmarks and clearly label community plan-record figures as such — never claiming enclave-only precision from samples too small to be meaningful. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Active listings, sold prices, days on market, and inventory counts for ZIP 89138 (Summerlin West / Stonebridge area). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan data, Stonebridge village details, Heritage community plan record, and HHC-managed amenity infrastructure. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Heritage is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89138. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Clark County School District (CCSD) — Attendance zone verification for Bonner Elementary, Sig Rogich Middle, and Palo Verde High School. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Heritage-area campuses. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, 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
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