Top Rated
9/10
9/10Bonner Elementary School
Zoned · Summerlin West (8 min)
K-5750 Students16:1
Summerlin West, Las Vegas
La Madre Peaks Homes For Sale
Nevada's #1 team for La Madre Peaks real estate. Search luxury new-construction homes, Astra custom estate lots, and canyon-view production homes in Summerlin's final westward village.
PRICE RANGE
$800K–$5M+
Community plan record · Howard Hughes Corporation
ASTRA CUSTOM LOTS
167
Howard Hughes Corporation plan record
VILLAGE SIZE
400 acres
Community plan record
DAYS ON MARKET (LUXURY)
55
LVR / GLVAR fallback, ZIP 89138
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 La Madre Peaks at a Glance?
La Madre Peaks is Summerlin's final westernmost luxury village — 500-plus homes on 400 acres in ZIP 89138, pressed against Red Rock Canyon, with Toll Brothers, Taylor Morrison, and Shea Homes active per Howard Hughes Corporation, and CCSD schools rated 9–10/10 per GreatSchools. Five takeaways explain why this is the last canyon-edge opportunity in Summerlin.
- The scarcity thesis: La Madre Peaks is Summerlin's final westward expansion — Red Rock Canyon's federal boundary prevents any further development beyond it.
- The price range: production luxury from $800,000 (Taylor Morrison/Shea), premium from $1.2M (Toll Brothers), and Astra custom estates from $2M to $5M-plus.
- Best for: California luxury relocators, families targeting top-tier CCSD schools, outdoor-lifestyle buyers, and long-hold investors who understand supply dynamics.
- The school advantage: Bonner Elementary 9/10, Sig Rogich Middle 10/10, and Palo Verde High 8/10 — among the strongest CCSD zoning combinations in Las Vegas.
- Do your homework: Builder close-out timing, HOA tiers ($150–$600+/mo), custom-build lead time of 18–24 months, and jumbo financing all deserve early attention.
Last updated June 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
Where Can I Find La Madre Peaks Homes for Sale?
La Madre Peaks homes in ZIP 89138 — new production builds from Toll Brothers, Taylor Morrison, and Shea Homes plus Astra custom estate lots — are tracked daily through Las Vegas REALTORS MLS data. The eight newest area listings appear below, refreshed daily. Builder model homes require an appointment; our agents coordinate same-day tours with every active sales office.
PRICE DISTRIBUTION
How Many La Madre Peaks Homes Sell in Each Price Range?
La Madre Peaks spans four price tiers within its active builder collections per Howard Hughes Corporation records and LVR MLS data for ZIP 89138. Production luxury leads volume; the Astra custom tier leads value. The counts below show where buyers are competing across collections.
Browse La Madre Peaks Listings
How Can You Find a La Madre Peaks Home by Builder, Type & Price?
La Madre Peaks inventory spans four active builder collections plus 167 Astra custom estate lots — Toll Brothers from $1.2M, Taylor Morrison from $800K, Shea Homes from $900K, and custom builds from $2M. Each link below opens our live Las Vegas MLS search filtered to that tier, counts refreshed daily from Las Vegas REALTORS MLS data.
Which La Madre Peaks Collections Should You Explore?
Four builder collections and one custom-estate section make up La Madre Peaks. Each card links to the most relevant search or hub. New releases happen on builder schedules — register early to be notified.
Custom · Canyon-Edge Lots · From $2M+
Astra at La Madre Peaks
Premium Luxury · $1.2M+Toll Brothers at La Madre Peaks
Contemporary · Family · $800K+Taylor Morrison at La Madre Peaks
Design-Forward · $900K+Shea Homes at La Madre Peaks
Master Plan · 20+ villagesSummerlin (master plan)
City Hub · All marketsLas Vegas (citywide)
By Price Range
Updated daily · 500 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New La Madre Peaks Listings First?
Custom alerts by builder, price, beds, and view orientation — no spam, unsubscribe anytime. Builder releases in La Madre Peaks often fill within days of announcement; alert subscribers and registered buyers hear first. With Astra lots finite and closing out, timing matters more here than almost anywhere else in Las Vegas.
- 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
9/10
How Are the Schools for La Madre Peaks?
Schools are the strongest asset of a La Madre Peaks address: Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools represent the highest-rated CCSD trifecta available in Summerlin West. The cards below map realistic options by level with drive times.
9/10The Meadows School (Lower)
Private · Summerlin (20 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin West (10 min)
K-121200 Students20:1
9/10Alexander Dawson School
Private · Summerlin (15 min)
K-8350 Students8:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for La Madre Peaks Families?
According to GreatSchools.org, La Madre Peaks families benefit from the strongest CCSD zoning combination in Summerlin West: Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Ratings verified 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 West · 10 min | $800,000+ |
| 2 | Bonner Elementary School | Public (zoned) | K-5 | 9/10 | Summerlin West · 8 min | $800,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin West · 10 min | $800,000+ |
| 4 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 20 min | $800,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 15 min | $800,000+ |
SAFETY & CRIME
Is La Madre Peaks Safe?
Direct Answer
Yes — La Madre Peaks pairs gated village entry with City of Las Vegas police coverage and 92% owner-occupancy. Astra has its own separate gate. Red Rock Canyon's federal boundary eliminates all western through-traffic permanently. Benchmark the surrounding ZIP via FBI Uniform Crime Reporting data and request HOA security disclosures during due diligence.
- Controlled village entryAstra has a separate gated section
- Owner-occupied householdsCommunity plan record
- City of Las Vegas police jurisdictionMetro coverage for ZIP 89138
- Red Rock Canyon boundary to the westFederal conservation area — no traffic
What Buyers Should Know
A gated new-construction community in Summerlin West carries a structural safety profile distinct from older urban Las Vegas neighborhoods. Every vehicle inside the village passed through a controlled entry; Astra residents have an additional layer with their own separate gate. The Red Rock Canyon National Conservation Area to the west eliminates all through-traffic from that direction permanently.
The surrounding 89138 ZIP code covers the Summerlin West Association area — an established, owner-heavy master-plan corridor where incidents run to suburban property matters at rates buyers can verify through FBI UCR-based tools before writing an offer.
For luxury new-construction buyers, the combination of gated entry, 92% owner-occupancy, and a BLM conservation boundary on one side creates one of the more favorable safety profiles available in a non-staffed-gate community in the Las Vegas Valley.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the Howard Hughes Corporation plan record. Last updated June 2026.
Living In
What's It Like Living in La Madre Peaks, Summerlin West?
The Answer
Living in La Madre Peaks means new-construction luxury on canyon-view lots, five minutes from Red Rock Canyon trails and ten minutes from Downtown Summerlin, within City of Las Vegas jurisdiction. Bonner Elementary (9/10), Sig Rogich Middle (10/10), and Palo Verde High (8/10) form the strongest CCSD trifecta in Summerlin West.
What is La Madre Peaks known for?
La Madre Peaks is known as Summerlin's final and most dramatically sited luxury village — contemporary desert architecture on elevated lots backed against the Red Rock Canyon boundary, with the last new custom estate lots in the entire Summerlin master plan available at Astra.
Who should live in La Madre Peaks?
Luxury buyers who want brand-new product with canyon views, families targeting the 9–10/10 CCSD school corridor, California relocators trading state income taxes for canyon-edge living, and long-hold investors who understand permanent supply caps.
What is daily life like?
Morning trail access into Red Rock Canyon, school drop-off at Bonner Elementary or Sig Rogich Middle, errands at nearby Summerlin West retail, and evenings ten minutes from Downtown Summerlin's restaurants, Las Vegas Ballpark events, and live entertainment.
Location
Where Is La Madre Peaks
La Madre Peaks sits at the westernmost edge of the Summerlin master plan in the Summerlin West Association, ZIP code 89138. The village is bounded by the Red Rock Canyon National Conservation Area to the west and northwest, making it the last residential address before the federal wilderness boundary.
Red Rock Canyon Scenic Loop
5
Min
Downtown Summerlin
10
Min
Summerlin Hospital
15
Min
Strip
25
Min
Harry Reid Airport
35
Min
La Madre Peaks
At a Glance$1,800,000
Median List Price (ZIP 89138 luxury)
$800K–$5M+ (new construction)
Price Range
4 (Toll Brothers, Taylor Morrison, Shea, custom)
Active Builder Collections
55
Days on Market (luxury tier)
- Setting
- Luxury village at the Red Rock Canyon boundary
- Acreage
- 400 acres
- Homes
- 500+ (active new construction)
- Established
- 2022
- Developer
- Howard Hughes Corporation
- Sections
- Astra (custom) + 3 production collections
- Gated
- Yes (gated entry; Astra has separate gate)
- HOA
- $150–$600+/mo
- Schools
- Bonner ES 9/10 · Sig Rogich MS 10/10 · Palo Verde HS 8/10
- Canyon Access
- Red Rock Canyon 5 min
- Sunshine
- 300 days/year
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does La Madre Peaks Score?
La Madre Peaks earns top marks for schools, outdoor access, and new-construction quality, with honest trade-offs on price point and build timeline. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first builder tour.
Grade A+: Schools
Bonner ES 9/10, Sig Rogich MS 10/10, Palo Verde HS 8/10 per GreatSchools — the strongest CCSD trifecta in Summerlin West.
Grade A+: Outdoor Access
Red Rock Canyon NCA five minutes west, Fox Hill Park two minutes away, Summerlin trail system connecting to canyon routes.
Grade A: New Construction
Four active builder collections plus Astra custom lots — one of the strongest new-build menus in the Las Vegas Valley.
Grade B+: Amenities
Fox Hill Park adventure playground, Downtown Summerlin shopping and events ten minutes east, Las Vegas Ballpark nearby.
Grade B: Cost of Living
Entry at $800K is accessible for Summerlin luxury; Astra custom and Toll Brothers collections start at $1.2M–$2M+.
Grade B+: Commute
Downtown Summerlin ten minutes, Strip twenty-five minutes, airport thirty-five minutes — westernmost location adds five to ten minutes vs. central Summerlin.
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 La Madre Peaks a good place to live?
Yes — if new construction, canyon views, and elite schools are what you're after. La Madre Peaks pairs Bonner Elementary (9/10), Sig Rogich Middle (10/10), and Palo Verde High (8/10) with five-minute access to Red Rock Canyon, luxury new-build product from four active builders, and the knowledge that you're buying into Summerlin's last canyon-edge village. The trade-offs are real — $800K-plus entry, longer airport commute than central Summerlin, and custom-build lead times of 18–24 months — but for buyers who value permanence of views, top schools, and brand-new architecture, few Las Vegas addresses compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in La Madre Peaks?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains La Madre Peaks — the parent city holds 656,274 residents with a median household income of $66,820. Inside La Madre Peaks, community records show 1,500-plus residents across 500-plus households, a median age of approximately 40, and average household income above $225,000.
The U.S. Census does not tabulate La Madre Peaks separately, so citywide figures serve as the statistical backdrop — presented honestly as such. Within the village, our closing data and builder records show a mix of California executives relocating for tax savings, families targeting the 9–10/10 CCSD school corridor, outdoor-lifestyle buyers prioritizing Red Rock Canyon access, and long-hold investors who understand the supply dynamics of a permanently bounded luxury village.
1,500+
vs Las Vegas 656,274
~40
vs Clark Co 38
$225,000+
vs Clark Co median $74,007
92%
vs Clark Co 59%
500+
vs Clark Co ~860,000
$800K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (La Madre Peaks is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the La Madre Peaks Area Growing?
La Madre Peaks itself is under active construction — 500-plus homes planned across 400 acres, with rooftops coming online through 2027–2028. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and Summerlin West is one of the metro's highest-demand corridors for new luxury product.
656,274Las Vegas residents (Census)
500+La Madre Peaks homes planned
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside La Madre Peaks, growth is active but finite: the Red Rock Canyon boundary caps the village permanently. Once the 500-plus planned homes are built out — expected by 2027–2028 at current absorption rates — no new supply can enter. Buyers who close now lock in at new-build pricing before the village matures into a resale-only market.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does La Madre Peaks Score for Livability?
La Madre Peaks scores highest on schools and outdoor access: Sig Rogich Middle 10/10, Red Rock Canyon five minutes west, and four active builder collections from $800K. The honest trade-offs are price point and the westernmost location adding five to ten minutes to eastern commutes. Six categories below, benchmarked to Census and GreatSchools data.
- 89A-
Overall Livability
- 97A+
Schools (zoned + private)
- 78B+
Safety (gated village)
- 48C+
Cost of Living
- 88A-
Outdoor Access
- 80B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the La Madre Peaks 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 ZIP 89138 trades against. La Madre Peaks itself is a new-construction village where builder pricing sets the market rather than auction dynamics; the cards report ZIP 89138 benchmarks alongside the luxury fallback median of $1.8 million.
Median List Price
$1,800,000 luxury fallback median — ZIP 89138 new construction tier
vs May 2025
Source: Las Vegas REALTORS
Days on Market
55-day median for luxury new builds; production spec homes can move faster
vs May 2025
Source: Las Vegas REALTORS
Active Inventory
Four builder collections active with rotating releases — inventory changes weekly
vs May 2025
Source: Las Vegas REALTORS
55
DAYS ON MARKET (LUXURY NEW BUILD)
$1.8M
MEDIAN FALLBACK — ZIP 89138
500+
HOMES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME
SCARCE INVENTORY
Get matched with a
La Madre Peaks specialist.
Market Competitiveness
How Competitive Is the La Madre Peaks Market Right Now?
La Madre Peaks is a controlled new-construction market — builder pricing is fixed by release, not open auction, so competition manifests as lot-selection timing rather than bid wars. Buyers who want specific lots, views, or floor plans must act at builder release events. Astra custom lots on the canyon boundary attract multiple qualified buyers per release.
62Builder-Controlled Releases
- $800K+Production luxury entry (Taylor Morrison / Shea)
- $1.2M+Toll Brothers collections entry
- $2M+Astra custom estate lots
- 167Custom lots at Astra — finite and closing out
Is La Madre Peaks Right for You?
Who Should Buy a Home in La Madre Peaks?
La Madre Peaks spans four buyer profiles — production luxury families, California tax-motivated relocators, custom-estate builders, and long-hold investors who understand supply dynamics. Six profiles below match lifestyles to collections, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which La Madre Peaks Collection Fits Your Buyer Type?
Families (school-first buyers)
- Bonner ES 9/10, Sig Rogich MS 10/10, Palo Verde HS 8/10 zoning
- Fox Hill Park adventure playground two minutes away
- Gated village entry with no through-traffic
- Red Rock Canyon trail access for weekend hiking
California Relocators
- Zero state income tax vs California's 13.3%
- Canyon-view luxury from $800K vs $3M+ in coastal CA
- Property-tax cap of 3% annually under NRS 361.471
- NREG relocation team handles virtual tours and builder coordination
Custom-Build Buyers (Astra)
- 167 lots from 1/3 acre to 1+ acre at the canyon boundary
- Choose your own builder and architect within design guidelines
- The last custom-lot opportunity in the Summerlin master plan
- Mountain and canyon views that cannot be blocked by future development
Outdoor Lifestyle Buyers
- Red Rock Canyon NCA five minutes west — 150+ miles of trails
- Summerlin trail system from your front door
- TPC Summerlin golf fifteen minutes east
- Spring Mountains skiing forty minutes north in winter
Long-Hold Investors
- Permanent supply cap — Red Rock Canyon blocks further development
- Last new luxury product at the canyon boundary in Summerlin
- Howard Hughes Corporation master-plan track record since 1990
- Village builds out 2027–2028; buy-in window is closing
Luxury Move-Up Buyers
- Brand-new architecture vs. resale in The Ridges or Red Rock CC
- Toll Brothers and Taylor Morrison contemporary desert designs
- Four-builder selection in one village is unmatched in Summerlin West
- Covered patios, multi-car garages, and canyon orientation standard
Best Fit For
- Families targeting top schools — Bonner ES 9/10, Sig Rogich MS 10/10, and Palo Verde HS 8/10 zoning — the strongest CCSD trifecta in Summerlin West.
- California relocators — zero state income tax, canyon-view luxury at $800K-plus vs. $3M-plus coastal equivalents, and a 3% statutory property-tax cap.
- Custom-estate builders — Astra's 167 canyon-edge lots with full builder and architect choice — the last custom-lot opportunity in Summerlin.
- Outdoor lifestyle buyers — Red Rock Canyon five minutes west, Summerlin trails from the front door, and Fox Hill Park two minutes away.
- Long-hold investors — permanent supply cap from the federal conservation boundary — once built out, no new canyon-edge Summerlin inventory ever replaces this.
- Luxury move-up buyers — brand-new contemporary desert architecture across four builder collections, at entry points $200K-plus below comparable resale in The Ridges.
Ready to explore homes in La Madre Peaks? Our team tracks every builder release, lot position, and incentive package in the village.
Start Your Home SearchPros
- Last and most dramatic luxury village in the Summerlin master plan — bounded by Red Rock Canyon permanently
- Sig Rogich Middle School 10/10 and Bonner Elementary 9/10 per GreatSchools — strongest CCSD trifecta in Summerlin West
- Red Rock Canyon National Conservation Area five minutes west — 195,819 acres of protected trails and wilderness
- Brand-new construction from four active builders with $800K–$5M+ range and modern canyon-view architecture
- Astra custom lots at the canyon boundary — 167 remaining, the last in the Summerlin master plan
- Zero Nevada state income tax and 3% annual property-tax cap under NRS 361.471
- Gated village entry with 92% owner-occupancy and a federal conservation boundary as the western wall
Honest Considerations
- Westernmost location in Summerlin adds five to ten minutes to airport and Strip commutes vs. central Summerlin villages
- Builder close-out risk: production collections at La Madre Peaks have finite lot counts — acting late means reduced selection
- Custom-build lead times of 18–24 months require patience and construction financing management
- HOA tiers ($150–$600+/mo) vary by collection and sub-association — confirm all dues in the purchase contract
- Limited mature landscaping during early build-out years — the full character of the village emerges over 5–7 years
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the Las Vegas Valley
Collection Comparison
How Do La Madre Peaks' Four Collections Compare?
A side-by-side comparison of La Madre Peaks' four builder collections and Astra custom lots — entry pricing, size range, and buyer fit — drawn from Howard Hughes Corporation builder records and NREG agent tracking. Builder pricing is subject to phase adjustments and close-out timing.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Astra at La Madre Peaks | From $2M+ | n/a (custom) | 60–90+ | 167 lots | Custom · Canyon-edge estates |
| Toll Brothers at La Madre Peaks | From $1.2M | ~$350–$450 | 45–60 | Active | Premium luxury · Move-up |
| Shea Homes at La Madre Peaks | From $900K | ~$280–$360 | 45–55 | Active | Design-forward · Lifestyle |
| Taylor Morrison at La Madre Peaks | From $800K | ~$260–$340 | 40–55 | Active | Family luxury · Entry tier |
| Custom Builders (Astra) | From $2M+ (lot + build) | n/a (varies) | 18–24 mo build | Lots available | Ultra-luxury · Full freedom |
Source: Howard Hughes Corporation builder records plus NREG agent tracking, June 2026. Pricing reflects current release — builder incentives (option credits, rate buydowns, closing cost assistance) rotate monthly and can total $50,000–$150,000 in value; always verify current offers before signing.
Collection Deep Dive
What's Inside La Madre Peaks' Collections?
Submarket 1
Astra at La Madre Peaks
The crown section: 167 lots from 1/3 to 1+ acre backing to Red Rock Canyon. Custom builder and architect of your choice within contemporary design guidelines. The last canyon-edge custom opportunity in Summerlin — once built, permanently gone.
Browse Astra at La Madre Peaks homes →$2M+Median Price
60–90+Days on Market
167 lotsActive Listings
n/a (custom)Price / Sq Ft
Submarket 2
Toll Brothers at La Madre Peaks
Toll Brothers' signature luxury: floor plans from 3,500 to 5,500-plus square feet, multi-car garages, gourmet kitchens, and mountain-view lot orientation. The most recognized luxury brand in active new-construction Summerlin West.
Browse Toll Brothers at La Madre Peaks homes →$1.2M+Median Price
45–60Days on Market
ActiveActive Listings
~$350–$450Price / Sq Ft
Submarket 3
Shea Homes at La Madre Peaks
Shea's design-forward approach with flexible floor plans, premium finishes, and contemporary architecture distinctive in the Summerlin West landscape. Popular with buyers who want a production home that photographs like custom.
Browse Shea Homes at La Madre Peaks homes →$900K+Median Price
45–55Days on Market
ActiveActive Listings
~$280–$360Price / Sq Ft
Submarket 4
Taylor Morrison at La Madre Peaks
The village's most accessible entry point: contemporary luxury designs optimized for families, with open floor plans, large windows, and indoor-outdoor living at La Madre Peaks' lowest price tier.
Browse Taylor Morrison at La Madre Peaks homes →$800K+Median Price
40–55Days on Market
ActiveActive Listings
~$260–$340Price / Sq Ft
Submarket 5
Custom Builders (Astra)
Bring your own builder and architect to one of the 167 Astra lots. Design guidelines ensure cohesion without constraining architecture. This is the Las Vegas Valley's last opportunity to build a fully custom estate at a canyon boundary.
Browse Custom Builders (Astra) homes →$2M+Median Price
18–24 mo buildDays on Market
Lots availableActive Listings
n/a (varies)Price / Sq Ft
Submarket 6
Astra at La Madre Peaks — The Canyon-Edge Crown
The most exclusive section of La Madre Peaks: 167 custom home lots from one-third acre to over one acre, many backing directly to the Red Rock Canyon National Conservation Area. Custom builders, full architectural freedom within contemporary design guidelines, and views of the La Madre Mountains that will never be blocked by development beyond the federal wilderness boundary.
Browse Astra at La Madre Peaks — The Canyon-Edge Crown homes →167Custom Lots
1+ acreLargest Lots
$2M+Starting Price
LastCustom Lots in Summerlin
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which La Madre Peaks
collection fits?
BY ZIP CODE
How Does ZIP Code 89138 Break Down for La Madre Peaks Buyers?
ZIP code 89138 covers the Summerlin West Association area — the most westerly ZIP in the Summerlin master plan, shared by La Madre Peaks and several adjacent Summerlin West villages. The table below maps the corridors from entry production luxury to canyon-edge custom estates, per Las Vegas REALTORS MLS data and builder records.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | La Madre Peaks — Astra custom estates (canyon-edge) | From $2M+ (lot + build) | n/a (custom) | 60–90+ | 167 lots | n/a |
| 89138 | La Madre Peaks — Toll Brothers premium luxury | From $1.2M | ~$350–$450 | 45–60 | Active | n/a |
| 89138 | La Madre Peaks — Shea Homes design-forward | From $900K | ~$280–$360 | 45–55 | Active | n/a |
| 89138 | La Madre Peaks — Taylor Morrison family luxury | From $800K | ~$260–$340 | 40–55 | Active | n/a |
| 89138 | Summerlin West (other villages in ZIP 89138) | $450K–$1.2M | — | varies | — | n/a |
Source: Las Vegas REALTORS MLS plus Howard Hughes Corporation builder records and NREG analysis. Builder-priced new construction differs from resale auction dynamics; pricing above reflects current release pricing, not MLS-reported sold medians. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define La Madre Peaks Real Estate?
Eight verifiable numbers — sourced to Howard Hughes Corporation, Las Vegas REALTORS, the U.S. Census Bureau, and GreatSchools — capture La Madre Peaks faster than any brochure: 500-plus homes, $800K–$5M+ price range, 167 Astra custom lots, and a 10/10 middle school zoning.
$800K–$5M+
The full La Madre Peaks price range, from Taylor Morrison entry production luxury to Astra canyon-edge custom estates.
Howard Hughes Corporation
167
Custom lots at Astra — the last canyon-boundary custom-build opportunity in the Summerlin master plan.
Howard Hughes Corporation plan record
10/10
Sig Rogich Middle School's GreatSchools rating — the zoned public middle school for La Madre Peaks families.
GreatSchools
5 min
Drive to the Red Rock Canyon Scenic Loop entrance — some Astra lots back directly to the NCA boundary.
Drive-time records
400 acres
The village footprint — pressed against the Red Rock Canyon NCA with no further westward expansion possible.
Howard Hughes Corporation plan record
2022
The year Howard Hughes Corporation began development of La Madre Peaks — Summerlin's newest and final luxury expansion.
Howard Hughes Corporation
$225,000+
Average household income inside the community — reflecting the professional and executive buyer profile.
NREG community plan record
0%
Nevada state income tax rate — vs. California's 13.3% top rate, the most cited reason for California buyer relocations.
Nevada Department of Taxation
WHY LA MADRE PEAKS
Why Does La Madre Peaks Stand Apart From Its Peers?
From the canyon boundary to the 10/10 middle school, La Madre Peaks occupies a niche no other Las Vegas community fills. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, BLM conservation records, GreatSchools ratings, and Howard Hughes Corporation plan data — so you can verify every claim.
- Howard Hughes Corporation · BLM records
The last canyon-edge village in Summerlin
Red Rock Canyon's federal boundary makes La Madre Peaks the westernmost and final luxury village Howard Hughes Corporation will build — permanent supply cap on both sides.
- GreatSchools · CCSD
Sig Rogich Middle School — rated 10/10
The zoned middle school is one of the highest-rated public schools in Clark County, and Bonner Elementary (9/10) feeds into it — families rarely find this combination in a new-construction luxury village.
- Bureau of Land Management
Red Rock Canyon at your doorstep
195,819 acres of protected BLM wilderness five minutes west — hiking, climbing, cycling, and the scenic loop before work, permanently protected from development.
- Howard Hughes Corporation plan record
Astra custom lots — the last in Summerlin
167 canyon-edge custom lots where buyers choose their own builder and architect. Once these build out, custom-lot opportunities in Summerlin are gone.
- Nevada Revised Statutes 361.471
Zero state income tax + 3% property-tax cap
Nevada levies no personal income tax, and annual primary-residence increases are capped at 3% by statute — two compounding advantages over California canyon estates.
WHY BUY IN LA MADRE PEAKS
What Are the Top 10 Reasons to Buy a Home in La Madre Peaks?
La Madre Peaks's case rests on scarcity, schools, and canyon access: the last luxury village in Summerlin, 10/10 middle school zoning, and direct Red Rock Canyon access — all with property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471 and zero state income tax. Ten sourced reasons follow.
The last new luxury village in Summerlin
Red Rock Canyon's federal boundary makes La Madre Peaks the final westward expansion — once built out, no new Summerlin canyon-edge inventory exists.
Howard Hughes Corporation
Sig Rogich Middle School — 10/10
One of the highest-rated public middle schools in Clark County, per GreatSchools — rare in a new-construction luxury village.
GreatSchools · CCSD
Red Rock Canyon five minutes west
195,819 BLM-protected acres of wilderness trails, rock climbing, and scenic loop cycling from your driveway.
Bureau of Land Management
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California household relocations.
Nevada Department of Taxation
3% property-tax cap on primary residences
Annual increases are capped by statute — long-run ownership costs stay predictable regardless of appreciation.
NRS 361.471
Astra custom lots — 167 remaining
The only custom estate lots at the canyon boundary in Summerlin — once they're gone, this opportunity cannot be replicated.
Howard Hughes Corporation plan record
Four active builder collections
Toll Brothers, Taylor Morrison, Shea Homes, and custom builders on Astra lots — the broadest luxury new-build selection in a single Summerlin village.
Builder records
Bonner Elementary rated 9/10
The zoned elementary school feeds directly to Sig Rogich (10/10) — the CCSD pipeline here is unmatched in Summerlin West.
GreatSchools
Contemporary desert architecture at scale
Floor-to-ceiling glass, natural materials, and indoor-outdoor design with canyon orientation — a coherent aesthetic rare in mid-market Las Vegas development.
Builder architectural standards
Fox Hill Park adjacent
Zip lines, disc golf, adventure playground, and a climbing tower two minutes from the village — the valley's most active family park in a new construction community.
City of Las Vegas parks record
New Construction
Who Builds New Homes in La Madre Peaks?
Four builder groups are currently active in La Madre Peaks, offering production luxury through full custom estates. Builder incentives — option credits, closing cost concessions, and rate buydowns — rotate monthly and can total $50,000–$150,000 in value. Always verify current offers with our agents before touring; on-site representatives represent the builder, not you.
Premium Luxury
Toll Brothers
Floor plans from 3,500–5,500 sq ft; multi-car garages, gourmet kitchens, mountain-view orientation
Contemporary Luxury
Taylor Morrison
Family-oriented luxury; open plans, large windows, indoor-outdoor living
Design-Forward
Shea Homes
Distinctive contemporary architecture; flexible floor plans, premium finishes
Ultra-Luxury Custom
Custom Builders (Astra lots)
Full architectural freedom within design guidelines; lot sizes 1/3 to 1+ acre
Family & Mid-Market
Lennar
Broadest Summerlin West selection outside La Madre Peaks
Outdoor Recreation
What Outdoor Amenities Does La Madre Peaks Offer?
Red Rock Canyon five minutes west, Fox Hill Park two minutes away, and the Summerlin trail network from your front door — La Madre Peaks delivers an outdoor lifestyle unmatched in Las Vegas. The Bureau of Land Management manages Red Rock Canyon's 195,819 acres — the scenic loop, 30+ trails, and world-class climbing available year-round.
5 MIN
Red Rock Canyon NCA
195,819 acresHiking · Climbing · Cycling · Scenic DriveBLM fee
The Mojave's premier conservation area — the 13-mile scenic loop, 30+ hiking trails, world-class sandstone climbing, and wildlife viewing. Some Astra lots back directly to the NCA boundary.
2 MIN
Fox Hill Park
~20 acresAdventure Playground · Disc Golf · Zip Lines · ClimbingFree
The valley's most active family park for a new-construction community: zip lines, a climbing tower, disc golf course, adventure playground, and desert trail connections.
IN-VILLAGE
La Madre Peaks Community Park (Planned)
~15 acresWalking Trails · Playground · Desert GardensResidents
The village's planned central park — walking trails, playground, open space, and desert gardens designed to complement the canyon-edge setting.
AT DOORSTEP
Summerlin Trail System
150+ milesRunning · Cycling · WalkingFree
The Summerlin master-plan trail network connects La Madre Peaks directly to adjacent village trails and onward to Red Rock Canyon — one of the most extensive suburban trail systems in the Southwest.
10 MIN
Downtown Summerlin
Open-air districtShops · Dining · Events · BallparkFree
The master plan's retail and entertainment hub — farmers markets, Las Vegas Ballpark (Las Vegas Aviators Triple-A), outdoor movies, and seasonal festivals ten minutes east.
15 MIN
TPC Summerlin Golf Course
18 holesGolfPublic/member
PGA Tour venue — home of the Shriners Children's Open — fifteen minutes from La Madre Peaks, among the valley's most prestigious daily-fee rounds.
10 MIN
Las Vegas Ballpark
10,000 seatsTriple-A Baseball · EventsTicketed
Home of the Las Vegas Aviators (A's Triple-A affiliate) in Downtown Summerlin — a family evening ten minutes from home from April through September.
40 MIN
Spring Mountains National Recreation Area
316,000 acresSkiing · Hiking · CampingFree/fee
Mt. Charleston and the Spring Mountains — skiing at Lee Canyon, 11,000-foot peaks, and summer camping, forty minutes from La Madre Peaks when the desert heat peaks.
The La Madre Peaks Lifestyle
What Does a Weekend in La Madre Peaks Look Like?
Three moods within minutes of your front door: a morning trail run into Red Rock Canyon's roughly 195,819 BLM-protected acres per the Bureau of Land Management, a family afternoon at Fox Hill Park's zip lines and adventure playground, and an evening at Downtown Summerlin's restaurants or Las Vegas Ballpark ten minutes east.
500+Homes in the Village
400Acres of Canyon-Edge Living
5 minTo Red Rock Canyon NCA
167Astra Custom Lots
THIS WEEKEND'S OPEN HOUSES
Can You Tour La Madre Peaks Homes This Weekend?
Builder model homes at La Madre Peaks are typically open Saturday and Sunday, 10am–5pm; hours vary by collection. Astra custom lot tours require advance notice. Set up instant alerts for new model openings, or browse active listings and let us arrange builder introductions and private canyon-boundary lot walks.
Quick Answer
What does an HOA cost in La Madre Peaks?
La Madre Peaks HOA fees range from approximately $150 to $600 per month depending on collection and sub-association. The village-level Summerlin West Association dues apply to all homes; individual builder sub-associations within specific collections add their own layer. Astra custom lots may carry a separate Astra sub-association fee. Always request the full HOA disclosure package — current dues, reserve funding, and any assessment history — before signing a purchase contract, and ask the builder's on-site agent for the exact transfer fees due at closing.
Moving to La Madre Peaks
Should I Move to La Madre Peaks?
California households relocating to La Madre Peaks trade a 13.3% state income-tax rate per the Franchise Tax Board for zero — saving roughly $51,000 a year on a $500K income — and gain canyon-edge luxury from $800,000 that costs $3M-plus on the California coast. This is Summerlin's final westward village.
Why California Buyers Are Choosing La Madre Peaks
The tax math is clear: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone. La Madre Peaks adds what coastal canyon estates can't answer at the price: brand-new contemporary-desert architecture on elevated view lots pressed against 195,819 acres of protected wilderness, at $800,000 to $5 million-plus, with a property-tax rate of roughly 0.5–0.7% and a 3% statutory annual cap for primary residences under Nevada Revised Statutes 361.471.
At a $2 million budget, Malibu canyon buyers are competing for dated hillside properties on fire-risk lots. That same budget in Astra at La Madre Peaks secures a new custom-build site at the Red Rock Canyon boundary — views that took three decades of Summerlin development to reach — ten minutes from Downtown Summerlin and twenty-five from the Strip.
According to Las Vegas REALTORS, ZIP 89138 luxury homes carry a statsFallback median around $1.8 million. 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 the 195,819-acre Red Rock Canyon conservation area immediately to the west — a permanent open-space buffer that protects La Madre Peaks views forever.
La Madre Peaks draws a professional and entrepreneurial buyer profile: residents skew executives, physicians, and tech founders relocating from California corridors. The Howard Hughes Corporation Summerlin West expansion has attracted corporate campuses, medical facilities, and the Downtown Summerlin employment hub — all within ten to fifteen minutes. Average household income in the community exceeds $225,000, and with 92% owner-occupancy, the neighborhood tone is stable, owner-driven, and long-hold.
Cost of Living Snapshot — La Madre Peaks vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax, no vehicle personal property tax, and an effective property-tax rate below California's. The category that flips hardest: canyon-view luxury living that starts at $800,000 in La Madre Peaks starts in the multiple millions in Malibu, Laguna Beach, or Carmel.
| Metric | La Madre Peaks, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Luxury Home Price | From $800K (new construction) | $2M+ (canyon/view) |
| Custom Estate Entry | From $2M+ (Astra lots) | $5M+ (hillside custom) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1%–1.5% |
| Airport Commute | ~35 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
La Madre Peaks Rental Market — Rent vs. Own
La Madre Peaks is an overwhelmingly owner-occupied community at 92% per community records — executive rental supply is structurally thin by design. Short-term rentals are regulated by the City of Las Vegas and the Summerlin West Association CC&Rs. For buyers weighing renting vs. owning in a new-construction village at the canyon edge, the scarcity argument strongly favors ownership: once these homes are built, no new inventory replaces them.
Updated June 2026 · Source: Las Vegas REALTORS MLS tracking & community plan records
Already planning a move to La Madre Peaks? Our team specializes in out-of-state relocation — virtual tours of model homes, builder contract review, Astra lot-selection strategy, off-market access, and closing coordination without multiple cross-country trips.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to La Madre Peaks in 8 Steps
From first research to keys-in-hand, here's the 8–24 week timeline most La Madre Peaks buyers follow depending on whether you're buying spec, under-construction, or a custom Astra lot. Two Nevada deadlines are statutory: driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your collection and budget tier
Decide between Taylor Morrison ($800K+), Shea Homes ($900K+), Toll Brothers ($1.2M+), or Astra custom lots ($2M+). Each has different lead times, HOA structures, and incentive programs.
Get pre-approved — builder-ready
Production homes can often finance conventionally; Toll Brothers and Astra customs require jumbo loans with reserves. Ask for builder-preferred lender quotes, then compare against your own lender — incentive rates sometimes beat market.
Hire a La Madre Peaks specialist before visiting the sales office
Builder sales agents represent the builder. NREG buyer representation is free to you (builders pay the commission) and lets us negotiate incentives, lot premiums, and option credits on your behalf.
Tour model homes and Astra lots
Production model tours run weekends; Astra lot walks require advance notice. Our agents coordinate both and can arrange canyon-boundary lot walks with the Astra team.
Write and negotiate the purchase contract
Builder contracts are detailed and builder-favorable — have a real estate attorney or experienced agent review before signing. Negotiate option credits, closing cost assistance, and lot premium reductions now; builders rarely revisit after execution.
Review HOA docs and builder warranty
Request Summerlin West Association disclosures, any sub-association docs, and the builder's structural warranty terms. New construction warranties typically run 1-2-10 years (workmanship/systems/structure).
Complete construction inspections and final walkthrough
Schedule an independent inspector at frame and drywall stages, not just final. Astra custom builds need inspections at every milestone. Builder's certificate of occupancy does not substitute for independent review.
Close, move, and register
Nevada closes through escrow companies; production homes typically close 30–45 days from completion. Astra customs: 18–24 months from contract. After keys: NV Energy, Southwest Gas, Las Vegas Valley Water District, DMV license within 30 days.
ECONOMY & JOBS
What Drives the La Madre Peaks Economy?
La Madre Peaks draws a professional and entrepreneurial buyer profile: executives, physicians, tech founders, and small-business owners who relocated from California for tax savings and canyon-edge living. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income here above $225,000.
$225,000+Avg household income, La Madre PeaksNREG community plan record
92%Owner-occupied householdsCommunity plan record
10 minTo Downtown Summerlin employment hubCorporate, medical & retail
15 minTo Summerlin Hospital Medical CenterRampart Blvd corridor
Top La Madre Peaks-Area Employers
- Howard Hughes Corporation / Summerlin campusMaster developer and major employer in the Summerlin West business parks and Downtown Summerlin retail corridor
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes east
- Downtown Summerlin corporate corridorGrowing mix of offices, medical groups, and professional service firms ten minutes east
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border — about fifteen minutes
- Clark County School District (Summerlin West region)Area campuses including Bonner ES, Sig Rogich MS, and Palo Verde HS
- The Strip resort corridorLas Vegas metro's hospitality and entertainment employment core, approximately twenty-five minutes east
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does La Madre Peaks Compare to The Ridges, Red Rock CC & Queensridge?
If you're weighing La Madre Peaks against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. La Madre Peaks wins on new construction and schools, The Ridges on custom estate maturity, Red Rock CC on golf, Queensridge on centrality — sources are LVR, the U.S. Census, and GreatSchools.
| Metric | La Madre Peaks | The Ridges | Red Rock CC | Queensridge |
|---|---|---|---|---|
| Price Range | $800K–$5M+ (new) | From $2M (resale) | From $1.2M (resale) | $800K–$5M+ (mixed) |
| New Construction | Yes — 4 active builders | None — built out | None — built out | None — built out |
| Schools (zoned) | Sig Rogich 10/10 · Bonner 9/10 | Sig Rogich 10/10 · Bonner 9/10 | Sig Rogich 10/10 | Palo Verde 8/10 |
| Canyon / Outdoor Access | Red Rock NCA 5 min | Red Rock NCA 15 min | Red Rock NCA 10 min | Angel Park golf adj. |
| Guard-Gated | Gated (no staffed gate) | Yes — staffed | Yes — staffed | Yes — 24/7 staffed |
| Scarcity | Last canyon-edge village in Summerlin | Built out — resale only | Built out — resale only | Built out — resale only |
| Best For | Schools · New Build · Canyon | Trophy Estates · Mature | Golf · Privacy · Luxury | Centrality · Estates · Lock-Leave |
Sources: Las Vegas REALTORS, GreatSchools. La Madre Peaks figures per Howard Hughes Corporation builder records; other community data per LVR MLS and community plan records. Last updated June 2026.
Cost of Ownership
What Will La Madre Peaks Cost You Each Month?
An $800,000 entry La Madre Peaks purchase (Taylor Morrison production tier) runs about $5,600 monthly with 10% down at 7% per Freddie Mac's rate survey — including the Summerlin West Association and sub-association dues every new-build carries. The tabs below model your payment, compare renting, and budget HOA tiers from production luxury to Astra custom.
Payment Estimator
Estimate Your La Madre Peaks Payment
$7,347
Estimated Monthly Payment
- Principal & Interest$6,387
- Property Tax$610
- Insurance$150
- HOA$200
- PMI$0
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 La Madre Peaks right now?
Rental supply in La Madre Peaks is structurally thin — 92% of households own. Executive leases appear occasionally but at premium rates. For 5+ year holds in a village with a permanent supply cap, the ownership math is compelling.
OWN (20% DOWN, 7%, $1.2M)
$8,290 / mo
- Principal & Interest
- $7,190
- Property Tax (~0.6%)
- $600
- Homeowners Insurance
- $200
- HOA (village + sub-association)
- $300
- PMI (20% down — none)
- $0
5-year net cost:~$238,000
Equity built:~$462,000
RENT (MODELED EXECUTIVE LEASE)
$5,500 / mo
- Executive-Home Lease (modeled)
- $5,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$357,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $1.2M La Madre Peaks home for five years nets out ahead of leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $462,000 in equity (including the down payment) while the renter walks away with nothing. A permanently bounded supply — no new canyon-edge Summerlin inventory after build-out — strengthens the appreciation case beyond the modeled 3%.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $300/mo blended HOA, modeled $5,500 executive lease.
HOA Fees by Community
HOA Fees by Property Tier
Every La Madre Peaks home funds the gated village entry and Summerlin West Association amenities through its association dues; the exact amount depends on collection and any builder sub-association. Request the full disclosure package — dues, reserves, and transfer fees — before signing any purchase contract.
Taylor Morrison Collection
$150–$300 / mo
Summerlin West Association + Taylor Morrison sub-association
$150–$300
Includes:
Village gated entry, Summerlin trail system access, common-area landscaping
Transfer and capital contribution fees
One-time, at closing
Includes:
HOA-specific amounts; price into offer math before writing
Toll Brothers & Shea Homes Collections
$250–$450 / mo
Summerlin West Association + builder sub-association
$250–$450
Includes:
Gated entry, common area maintenance, village amenities
Builder warranty coverage
1-2-10 years
Includes:
Workmanship 1 yr · Systems 2 yrs · Structural 10 yrs (verify with each builder)
Astra Custom Lots
$400–$600+ / mo
Summerlin West + Astra sub-association
$400–$600+
Includes:
Astra gated entry, canyon-boundary lot maintenance, Summerlin West amenities
Construction-period coverage
Builder-specific
Includes:
Confirm sub-association dues begin at lot purchase or at certificate of occupancy
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From La Madre Peaks?
La Madre Peaks sits at Summerlin's western edge — canyon views trade five to ten extra minutes on eastbound commutes. Summerlin Parkway and West Charleston connect to the valley's arterial grid quickly; mean Las Vegas commutes run 25 minutes per U.S. Census ACS data, and Summerlin Hospital and Downtown Summerlin are both comfortably under that.
Drive Times from La Madre Peaks
- 5 minRed Rock Canyon Scenic Loop entranceW Charleston Blvd west
- 2 minFox Hill ParkTrails Dr
- ~10 minDowntown SummerlinSummerlin Pkwy east
- ~15 minSummerlin Hospital Medical CenterRampart Blvd south
- ~25 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~30 minDowntown Las VegasUS-95 east → I-515
- ~35 minHarry Reid Intl AirportI-215 south → I-15
- ~40 minSpring Mountains / Mt. 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 La Madre Peaks?
Spec homes close in 30–45 days. Homes under construction at frame or drywall stage close in 60–120 days depending on build phase. Astra custom builds run 18–24 months from contract to certificate of occupancy. Builder contracts lock in today's price but carry milestone deposit schedules — have counsel review before signing.
Quick Answer
What down payment do you need to buy in La Madre Peaks?
Most La Madre Peaks buyers put down 10% to 25%. Taylor Morrison and Shea Homes production homes in the $800K–$1.2M range can often finance conventionally with 10–20% down. Toll Brothers homes and Astra custom estates above the conforming loan limit require jumbo financing — lenders typically want 20–25% down plus reserves. VA-eligible buyers may qualify for 0% down on eligible amounts. Custom lot-and-build buyers at Astra often use construction-to-permanent financing; select your lender before executing the purchase contract.
La Madre Peaks FAQ — 18 Answers
What Do La Madre Peaks Buyers Most Frequently Ask?
Most AskedWhat is the median home price in La Madre Peaks?
La Madre Peaks carries a wide price range across its builder collections and the Astra custom section: production luxury homes by Taylor Morrison and Shea Homes start around $800,000, Toll Brothers collections run from $1.2 million, and Astra custom estates start at approximately $2 million — reaching $5 million-plus on premier canyon-edge lots. The statsFallback median of $1,800,000 reflects the luxury tier. Per 55-day market dynamics, well-priced new builds often move quickly in an inventory-scarce canyon market.
Is La Madre Peaks guard-gated?
La Madre Peaks is gated but not guard-staffed at a 24-hour booth — the village has controlled access at entry points. The Astra at La Madre Peaks section, the custom-estate enclave, has its own separate gated entry. Buyers accustomed to 24-hour staffed communities like Queensridge or The Ridges should note the distinction; the trade-off is a newer, more architecturally cohesive product with direct canyon-boundary views that staffed-gate communities fifteen minutes east cannot offer.
What is Astra at La Madre Peaks?
Astra is the crown section of La Madre Peaks — 167 custom home lots ranging from one-third acre to over one acre, many backing directly to the Red Rock Canyon National Conservation Area boundary. Custom builders and architects work within community design guidelines that enforce the contemporary desert aesthetic. Lots and completed homes in Astra start at approximately $2 million, and the most coveted canyon-edge positions push well beyond $5 million. Once these lots are built, this inventory disappears permanently.
Who are the active builders in La Madre Peaks?
Four builder groups are currently active in La Madre Peaks: Toll Brothers offers premium luxury collections from roughly $1.2 million with floor plans from 3,500 to 5,500-plus square feet; Taylor Morrison provides contemporary luxury from about $800,000 through $1.2 million; Shea Homes delivers design-forward architecture from approximately $900,000; and custom builders on Astra lots allow full architectural freedom. Floor plans across the village run from 2,500 to over 8,000 square feet depending on collection and lot.
Why is La Madre Peaks considered a scarce investment?
La Madre Peaks is the last major luxury village Howard Hughes Corporation will build in Summerlin. The Red Rock Canyon National Conservation Area to the west is a permanent federal boundary — there is no land beyond it to develop. Once the 500-plus lots in La Madre Peaks are built out, no new Summerlin luxury construction at the canyon edge will ever be offered again. That structural supply cap, combined with Summerlin's three-decade master-plan track record, is the primary investment thesis per Howard Hughes Corporation materials.
How close is La Madre Peaks to Red Rock Canyon?
La Madre Peaks backs directly to the Red Rock Canyon National Conservation Area boundary — some Astra lots are adjacent to it. The Red Rock Canyon Scenic Loop entrance is approximately five minutes from the village, per drive-time records. For buyers who hike, trail-run, rock-climb, or cycle, morning access to 195,819 acres of BLM-managed wilderness before work or school is a daily reality, not a weekend trip.
What are property taxes like in La Madre Peaks?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. On a $1.8 million La Madre Peaks home, budget approximately $9,000–$12,600 per year — a fraction of comparable California canyon-view estate property taxes. For California buyers relocating from high-tax counties, the combination of zero state income tax and the 3% statutory cap on primary residences changes the long-run ownership math substantially.
What are HOA fees in La Madre Peaks?
La Madre Peaks HOA fees range from approximately $150 to $600 per month depending on the sub-association and section. Astra custom lots may carry a separate sub-association fee on top of the village-level Summerlin West Association dues. Always pull the full resale or purchase package — current dues, reserve funding, and any assessment history — before finalizing any offer, and price transfer and capital contribution fees into your closing math.
What schools serve La Madre Peaks?
La Madre Peaks is zoned to three top-performing Clark County School District campuses. According to GreatSchools, Bonner Elementary rates 9/10, Sig Rogich Middle School rates 10/10, and Palo Verde High School rates 8/10 — among the strongest CCSD zoning combinations in Las Vegas. Private options nearby include The Meadows School (PreK–12, A+), Bishop Gorman High School (A+), Faith Lutheran (A), and Doral Academy Red Rock (9/10). Verify current zoning for any specific address before writing an offer.
How does La Madre Peaks compare to The Ridges in Summerlin?
The Ridges is Summerlin's established ultra-luxury enclave — resale only, fully built out, with all-custom trophy estates. La Madre Peaks is the newer bookend: active construction, new-build product from multiple luxury builders, and the last canyon-edge lots in the master plan. Entry at The Ridges starts around $2 million for resale; La Madre Peaks offers production luxury from $800,000 plus Astra custom estates from $2 million-plus. Buyers who want a brand-new home often choose La Madre Peaks; those who want mature landscaping and a finished character choose The Ridges.
Is La Madre Peaks a good fit for families?
Yes — the school zoning alone sets La Madre Peaks apart from most Summerlin West villages. Bonner Elementary (9/10), Sig Rogich Middle (10/10), and Palo Verde High (8/10) per GreatSchools rank among the best CCSD combinations available. Fox Hill Park, five minutes away, has zip lines, disc golf, an adventure playground, and a climbing tower. Red Rock Canyon trails begin minutes from the doorstep, and Downtown Summerlin's family events, outdoor movies, and the Las Vegas Ballpark sit about ten minutes east.
Is La Madre Peaks new construction or resale?
Primarily new construction — the village was established in 2022 by Howard Hughes Corporation and active production builders (Toll Brothers, Taylor Morrison, Shea Homes) continue to sell new homes and custom lots through Astra. Some resale does exist as early buyers cycle out, but the majority of available inventory in 2026 is new or to-be-built product. Buyers should track each builder's community close-out dates, as La Madre Peaks is a finite village.
Can I build a custom home in La Madre Peaks?
Yes — Astra at La Madre Peaks was specifically designed for custom-build buyers. The 167 lots from one-third acre to over one acre allow buyers to choose their own builder and architect within community design guidelines that enforce the contemporary desert aesthetic. This is the primary custom-build opportunity in Summerlin's newest expansion and, given the canyon boundary, possibly the last new custom-lot offering of this character in the entire master plan.
How does Nevada's tax climate compare to California for La Madre Peaks buyers?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board. Nevada's is zero. A household earning $500,000 annually saves roughly $51,000 per year in state income taxes by relocating to La Madre Peaks. Add a Clark County property-tax rate of roughly 0.5–0.7% (vs. California's 1.1–1.5% effective on high-value estates), the 3% annual primary-residence cap under Nevada Revised Statutes 361.471, and no vehicle personal property tax — the cumulative financial case for buying at La Madre Peaks over a comparable Bay Area or Southern California canyon estate is substantial.
What should I know before buying in La Madre Peaks?
Five things move money in this village. First, builder close-out timing: La Madre Peaks is a finite village — some collections may close out with no new releases. Second, lot position: canyon-facing and wash-adjacent lots in Astra carry significant premiums. Third, HOA tier: confirm both village-level Summerlin West dues and any sub-association fees. Fourth, custom-build lead time: Astra custom homes typically run 18–24 months to completion. Fifth, financing: most homes here exceed conforming loan limits and require jumbo loans — call (702) 637-1759 and our team will connect you with lenders who close Las Vegas luxury new construction routinely.
What down payment do you need to buy in La Madre Peaks?
Most La Madre Peaks buyers put down 10% to 25%. Production homes from Taylor Morrison and Shea Homes in the $800K–$1.2M range can often finance conventionally with 10–20% down. Toll Brothers homes and Astra custom estates above the conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus reserves. VA-eligible buyers may use 0% down on qualifying amounts. Custom lot-and-build buyers often need construction-to-permanent financing — your lender should be pre-selected before you execute a purchase contract with any builder.
How long does it take to close on a home in La Madre Peaks?
Production new homes under contract at frame stage typically close in 60–120 days depending on construction phase. Spec (completed) inventory can close in 30–45 days like a resale. Astra custom builds run 18–24 months from contract to certificate of occupancy. Builder contracts lock you in at today's price but have specific milestone payment and deposit terms — review them carefully with counsel before signing. Our team coordinates inspections and walkthroughs with each builder's site superintendent.
Can Nevada Real Estate Group help me buy new construction in La Madre Peaks?
Yes — and representation costs you nothing on a new build. Builders pay the buyer's agent commission, so NREG advocacy is free to you while we negotiate lot premiums, option credits, and closing cost concessions the on-site agent won't offer on your behalf. Call (702) 637-1759 to be connected with a La Madre Peaks specialist who tracks every builder's active release and close-out schedule.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About La Madre Peaks?
These are the eight questions La Madre Peaks buyers actually type into Google and AI assistants — answered with verifiable specifics pulled from Howard Hughes Corporation builder records, GreatSchools school ratings, Nevada Revised Statutes, and Bureau of Land Management canyon acreage data. Follow any link to verify the source directly.
Is La Madre Peaks in Summerlin?
Yes — La Madre Peaks is the newest and westernmost village within the Summerlin master-planned community, located in the Summerlin West Association, ZIP 89138. It is developed by Howard Hughes Corporation, Summerlin's master developer since 1990.
What is the difference between La Madre Peaks and Summerlin West?
Summerlin West is the association that governs several Summerlin villages west of the 215 Beltway; La Madre Peaks is one specific village within that association — the newest and most westerly, pressed against the Red Rock Canyon boundary. Neighboring villages in Summerlin West include Stonebridge and Reverence.
How many homes will La Madre Peaks have when finished?
La Madre Peaks is planned for 500-plus homes across four builder collections and the 167-lot Astra custom-estate section, per Howard Hughes Corporation records. At current absorption rates, build-out is expected by 2027–2028 — after which no new inventory enters the village.
Can I see the Red Rock Canyon from La Madre Peaks homes?
Yes — many homes and Astra custom lots in La Madre Peaks have direct views of the La Madre Mountains and Red Rock Canyon red-rock formations. Astra's canyon-boundary lots offer the most dramatic unobstructed views; lot-position premiums reflect view orientation. Our agents can identify which specific lots have the strongest sightlines.
Are there any resale homes in La Madre Peaks?
Some resale does exist as early buyers cycle out, but the majority of available inventory in 2026 is new construction or to-be-built. Resale in a village established in 2022 is limited by the short ownership window; most sellers who bought at opening are not yet ready to exit.
What makes Astra at La Madre Peaks unique?
Astra is a custom-estate section with 167 lots from one-third acre to over one acre, many backing directly to the Red Rock Canyon National Conservation Area — a permanent federal wilderness boundary that will never allow development beyond it. Buyers choose their own builder and architect within contemporary design guidelines. This is likely the last custom-lot opportunity of this character in the entire 22,500-acre Summerlin master plan.
How does La Madre Peaks compare to Summerlin's Reverence village?
Reverence is a Summerlin West gated community with a mix of luxury and move-up product; La Madre Peaks is newer, more westerly, and carries the canyon-boundary scarcity argument that Reverence does not. La Madre Peaks also offers lower-priced production luxury (from $800K) alongside ultra-luxury Astra estates, while Reverence starts higher on average.
Do La Madre Peaks homes have views of Red Rock Canyon?
Many do — particularly homes in the Astra section and on elevated lots in the Toll Brothers collections that face west and northwest. View orientation is a material lot premium; call (702) 637-1759 and our team will walk you through which specific lots and floor plans deliver the strongest canyon sightlines before your first builder tour.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships with every active La Madre Peaks collection, 9,600+ closed transactions, and $4.85B+ in volume since 2011 — including builder price negotiations, Astra lot selection, and canyon-boundary due diligence. Combined with 9,061+ verified five-star reviews, that production depth is why Nevada Real Estate Group holds the #1 team ranking in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
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 La Madre Peaks Real Estate Expert?
9,600+ closed transactions and $4.85B+ in total volume since 2011. In a finite new-construction village with four active builders and 167 Astra canyon-edge lots closing out, knowing the current release schedules, lot premiums, and incentive packages is the whole game. Tell us what you're targeting.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of La Madre Peaks?
Compare La Madre Peaks with neighboring Summerlin villages and nearby luxury communities — from Reverence ten minutes east to Henderson forty minutes southeast. Each card pairs commute time with median price so you can judge whether a different product type or location better fits your budget and lifestyle priorities.
10 MIN E
Summerlin West (Reverence)
From $800K
10 min from La Madre Peaks
View Summerlin West (Reverence) →A–Z INDEX
Which La Madre Peaks Sections Can You Explore A–Z?
Four builder collections and one custom-estate section make up La Madre Peaks. The entries below are indexed alphabetically; each links to the most relevant hub or search. Our team can pull current release schedules, lot availability, and builder incentive packages for any collection on request.
KEEP LEARNING
What Else Should You Read About La Madre Peaks?
These guides extend the research most La Madre Peaks buyers do next — understanding the broader Summerlin market, the Summerlin West village context, and the Las Vegas luxury market — 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 luxury momentum actually is this year.
Read →COMMUNITY HUB
Summerlin Community Hub
All 20+ Summerlin villages, master-plan context, and side-by-side comparisons in one place.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This La Madre Peaks Data Come From?
Every statistic on this page draws from a primary, government, or builder-record source, refreshed monthly. La Madre Peaks is an active new-construction village where builder pricing sets the market — plan-record figures and statsFallback medians are labeled as such, never as MLS-verified sold medians. Follow any link below to verify.
- Howard Hughes Corporation / Summerlin — Village plan data — home count, acreage, builder collections, Astra lot count, established date, and developer facts. summerlin.com
- Las Vegas REALTORS (LVR) — ZIP 89138 median list and sold prices, days on market, active and closed counts. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (La Madre Peaks is not separately tabulated). census.gov/quickfacts
- Clark County School District (CCSD) — School zoning, enrollment, and performance data for Bonner ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for all La Madre Peaks-area schools. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, boundaries, and recreation data. blm.gov
- 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
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. 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