8/10John C. Vanderburg Elementary
Zoned · The Crossing (5 min)
K-5750 Students18:1
The Crossing, Summerlin
San Marino at The Crossing Homes For Sale
Nevada's #1 team for San Marino at The Crossing real estate. Search Mediterranean-styled single-family homes in The Crossing village of central Summerlin — live MLS data, school guides, and expert buyer resources.
AREA MEDIAN LIST (89144)
$850K
LVR / GLVAR, June 2026
TYPICAL PLAN RANGE
$700K–$1.1M
Community plan record
VILLAGE
The Crossing
Howard Hughes Corporation
DAYS ON MARKET (AREA)
41
LVR / GLVAR sold data, 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 San Marino at The Crossing at a Glance?
San Marino at The Crossing is a Mediterranean-styled single-family neighborhood in the 89144 ZIP, where the area median list runs around $850,000 per Las Vegas REALTORS, with a 41-day median market time, and Summerlin demographics per the U.S. Census. The takeaways below cover what makes The Crossing village stand apart.
- The pricing tier: resale single-family homes in the $700K–$1.1M range — Summerlin's affordable-luxury middle, below guard-gated enclaves but well above the entry tier.
- The village: The Crossing connects directly to Summerlin's 150-plus-mile trail network, five minutes from Downtown Summerlin and ten from Red Rock Canyon.
- Best for: families targeting Rogich Middle School's 10/10 rating and Palo Verde High School zoning; California relocators trading taxes for Summerlin lifestyle.
- Established character: mature Mediterranean streetscapes from the 2000s — established trees, desert-contemporary architecture, and community park connectivity.
- Do your homework: dual HOA structure ($75–$180/mo), school-boundary verification with CCSD, and jumbo financing logistics all deserve early attention.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find San Marino at The Crossing Homes for Sale?
San Marino at The Crossing is a resale single-family neighborhood in the 89144 ZIP code of central Summerlin, where the area median runs around $850,000 according to Las Vegas REALTORS MLS data. The eight newest area listings appear below, refreshed daily from the GLVAR feed, and every active listing in the ZIP is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many San Marino-Area Homes Sell in Each Price Range?
Across ZIP code 89144, The Crossing village carries listings from entry-level condos to upper-tier single-family resales per Las Vegas REALTORS MLS data — San Marino's detached single-family homes concentrate in the $700K–$1.1M bands. The counts below show where competition concentrates in the 89144 corridor.
Browse San Marino at The Crossing Listings
How Can You Find a San Marino Home by Type, Lifestyle & Price?
San Marino at The Crossing listings are single-family resale homes in the $700K–$1.1M range in The Crossing village of Summerlin — each link below opens our live Las Vegas MLS search, pre-filtered by property type, price band, and lifestyle, with counts updated daily from Las Vegas REALTORS MLS data.
Which The Crossing Neighborhoods Should You Explore?
The Crossing village in Summerlin includes several neighborhoods at different price points. San Marino sits in the mid-to-upper tier — the cards below give context for how it compares to its neighbors, with links to our live search.
Single-Family · Mediterranean Resale
San Marino at The Crossing
Single-Family · The Crossing VillageWest Hills at The Crossing
Village Hub · Multiple NeighborhoodsThe Crossing (village hub)
Master Plan · All VillagesSummerlin (master plan)
City Hub · All NeighborhoodsLas Vegas (citywide)
Summerlin Village · FamilyThe Paseos
Guard-Gated · LuxuryThe Ridges
Guard-Gated · GolfRed Rock Country Club
By Property Type
By Price Range
Updated daily · 0 active listings · MLS data
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How Can You Get New San Marino at The Crossing Listings First?
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EDUCATION8/10 
9/10
8/10
8/10
How Are the Schools for San Marino at The Crossing?
Schools are the single strongest draw of a San Marino address: Sig Rogich Middle School rates 10/10 on GreatSchools — one of Nevada's highest-rated public middle schools — while Vanderburg Elementary (8/10) and Palo Verde High School (8/10) round out the public sequence. The Meadows School and Bishop Gorman anchor the private tier within fifteen minutes.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · Summerlin (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121200 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin area (15 min)
K-12900 Students18:1
8/10Las Vegas Day School
Private · west Summerlin (15 min)
PreK-8400 Students12:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for San Marino at The Crossing Families?
According to GreatSchools.org, San Marino families enjoy one of the strongest public school sequences in Summerlin: Rogich Middle School rates 10/10 — rare in Nevada — while Vanderburg Elementary (8/10) and Palo Verde High School (8/10) complete the CCSD sequence. 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 | The Crossing · 8 min | $700,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | Summerlin · 15 min | $700,000+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 20 min | $700,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $700,000+ |
| 5 | John C. Vanderburg Elementary | Public (zoned) | K-5 | 8/10 | The Crossing · 5 min | $700,000+ |
SAFETY & CRIME
Is San Marino at The Crossing Safe?
Direct Answer
Yes — San Marino is a stable, owner-heavy Summerlin neighborhood with 78% owner-occupancy and City of Las Vegas LVMPD police coverage. While it lacks a full staffed gate, the covenant-governed Summerlin master plan and established homeowner demographics keep the community quiet by Las Vegas standards. Benchmark specific streets through FBI Uniform Crime Reporting data.
- Owner-occupied householdsCommunity records — stable neighborhood character
- City of Las Vegas police jurisdictionMetro coverage for The Crossing area
- Summerlin covenant controlsHoward Hughes Corporation master plan standards
- Annual sunshine — walkable neighborhoodActive streets and trail use reduce opportunity crime
What Buyers Should Know
The Crossing village benefits from Summerlin's design discipline: most streets were built for residential access, not through-traffic, and the covenant-enforced maintenance standards produce well-kept properties and engaged homeowners. Incident patterns in established Summerlin neighborhoods run to suburban property matters — the occasional vehicle break-in or package theft — at rates well below the citywide average.
San Marino's 78% owner-occupancy rate is a meaningful safety factor: owner-occupied neighborhoods have lower turnover, more invested neighbors, and stronger community engagement than rental-heavy corridors. Long-term owners who know each other are the neighborhood watch.
Buyers can benchmark the specific 89144 corridor through FBI UCR-based tools and public LVMPD crime mapping before writing an offer. Our agents can walk you through the data for any block you're considering — call (702) 637-1759.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community owner-occupancy per plan records. Last updated June 2026.
Living In
What's It Like Living in San Marino at The Crossing?
The Answer
Living in San Marino means mature Mediterranean-styled streets, five-minute access to Downtown Summerlin, and Summerlin's trail network from your front door. The neighborhood is governed by City of Las Vegas services and the Howard Hughes Corporation covenant structure, with Rogich Middle School (10/10) and Red Rock Canyon ten minutes west.
What is San Marino at The Crossing known for?
San Marino is known for Mediterranean-styled single-family homes, mature landscaping, and its position inside The Crossing village — one of Summerlin's central corridors — close to Downtown Summerlin's shopping, City National Arena, and the Summerlin trail network.
Who should live in San Marino at The Crossing?
Families targeting Rogich Middle School (10/10) and Palo Verde High School, dual-income professionals who want the Summerlin lifestyle without guard-gated premiums, and California relocators seeking established neighborhoods at reasonable value for the amenity set.
What is daily life like?
Morning runs or rides on Summerlin's trail network, school drop-off close by, errands and lunch at Downtown Summerlin five minutes away, and weekend hikes at Red Rock Canyon in under ten minutes — all from a single-family home with a reasonable HOA.
Location
Where Is San Marino at The Crossing
San Marino at The Crossing sits in central Summerlin, ZIP 89144, near Summerlin Parkway and the Trails neighborhood boundary — roughly 15 miles west of the Strip. The Crossing village connects east toward The Trails and west toward newer Summerlin villages.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
San Marino at The Crossing
At a Glance$850,000
Area Median List Price (89144)
$700K–$1.1M
Typical Plan Range
41
Days on Market (area)
$75–$180/mo
HOA Range
- Setting
- Single-family neighborhood in The Crossing village
- Village
- The Crossing, Summerlin
- ZIP Code
- 89144
- Established
- 2000s
- Developer
- Howard Hughes Corporation
- Home Style
- Mediterranean-styled single-family resale
- Gate
- No full gate (some controlled streets)
- HOA
- $75–$180/mo (stacked)
- Schools
- Vanderburg ES 8/10, Rogich MS 10/10, Palo Verde HS 8/10
- Trail Access
- 150+ miles of Summerlin trails
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does San Marino at The Crossing Score?
San Marino earns top marks for school quality, trail access, and established neighborhood character, with honest trade-offs on the dual HOA structure and the absence of a full guard gate. Below is our category-by-category report card — the same six factors our agents walk through with every Summerlin buyer.
Grade A-: Safety
Established owner-heavy neighborhood in Summerlin; 78% owner-occupied; City of Las Vegas LVMPD coverage; no gate but covenant-governed community standards.
Grade A: Schools
Rogich Middle School (10/10) is among the highest-rated public middle schools in Nevada; Vanderburg ES 8/10; Palo Verde HS 8/10 per GreatSchools.
Grade B: Cost of Living
Entry near $700K with $75–$180/mo HOA is attainable for the Summerlin lifestyle — well below guard-gated enclaves; Nevada's tax environment offsets higher purchase prices vs. California.
Grade A: Amenities
Direct access to Summerlin's 150+ miles of trails, community parks, Fox Hill Park, and Downtown Summerlin five minutes away with 125+ shops and restaurants.
Grade A: Outdoor Access
Red Rock Canyon ten minutes west, The Paseos Linear Park within walking distance, and Summerlin's trail network connecting through The Crossing village.
Grade B+: Commute
Summerlin Parkway and I-215 give fast access to the Strip (20 min) and airport (30 min); slightly further than east-valley locations but manageable for most west-valley employers.
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 San Marino at The Crossing a good place to live?
Yes — particularly for families and Summerlin lifestyle seekers. San Marino pairs Mediterranean-styled single-family homes with Rogich Middle School's 10/10 rating, direct access to Summerlin's 150-plus-mile trail network, and Downtown Summerlin five minutes away. The trade-offs are real — $75–$180 monthly stacked HOA dues, no full guard gate, and a 20-minute Strip commute — but for buyers who want established Summerlin character at $700K–$1.1M, few neighborhoods inside The Crossing compete.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in San Marino at The Crossing?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing San Marino — the parent city holds 656,274 residents with a median household income of $66,820. Inside The Crossing village, community records show a median age of about 38 and average household income above $110,000, reflecting the family-oriented, professional mix that characterizes central Summerlin.
The Census does not break San Marino out as its own tabulation, so citywide figures serve as the statistical backdrop. Within the neighborhood, our closing data shows a mix of families targeting Rogich Middle School, dual-income professionals, and a steady flow of California relocators drawn to Summerlin's trail lifestyle and Nevada's tax environment.
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
10/10
Rogich MS GreatSchools
150+ mi
Summerlin-wide
$700K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (San Marino is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the San Marino at The Crossing Area Growing?
San Marino is a built-out resale neighborhood within The Crossing village — growth here is remodel-and-resale driven, not rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and central Summerlin corridors remain among the most in-demand in the metro.
656,274Las Vegas residents (Census)
150+Miles of Summerlin trails (HHC)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
San Marino's resale market benefits from Summerlin's continued west-valley expansion: as Howard Hughes Corporation opens new villages to the west, The Crossing village's established character and school ratings become a stronger differentiator. The 10/10 Rogich Middle School zoning is a persistent draw that newer neighborhoods can't replicate until their schools accumulate track records.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the neighborhood separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does San Marino at The Crossing Score for Livability?
San Marino scores highest on schools, trail access, and established neighborhood character: Rogich Middle School's 10/10, direct Summerlin trail connectivity, and 25 years of mature desert-contemporary landscaping. The honest trade-offs are the dual HOA structure ($75–$180/mo) and the absence of a full staffed gate. Six categories below, benchmarked to Census, GreatSchools, and community data.
- 85A-
Overall Livability
- 95A+
Schools (zoned + private)
- 78B+
Safety (no gate)
- 60B-
Cost of Living
- 90A
Outdoor & Trail Access
- 82B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the San Marino at The Crossing 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 The Crossing village trades against. The 89144 area benchmark: $850,000 median list, 41 median days on market, with San Marino's resale single-family tier running $700K–$1.1M.
Median List Price
$850,000 area median (89144), June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
41 median days across the 89144 area; updated homes sell faster
vs May 2025
Source: Las Vegas REALTORS
Price Range
$700K–$1.1M typical for San Marino single-family resale
vs May 2025
Source: Las Vegas REALTORS
41
AREA DAYS ON MARKET
$850K
AREA MEDIAN LIST
78%
OWNER-OCCUPIED
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is the San Marino at The Crossing market right now?
San Marino at The Crossing sits in a moderately competitive segment: well-priced, updated homes in the $700K–$900K range attract multiple inquiries, while $1M-plus resale homes take longer depending on upgrades and lot position. The 89144 area saw 41 median days on market per Las Vegas REALTORS data — slightly above the fast-moving sub-$500K tier but brisk for the price point.
62Moderate Competition
- 41 daysArea median DOM (89144 sold data)
- $850KArea median list price (89144)
- 78%Owner-occupied (community records)
- 10/10Rogich MS rating (GreatSchools)
Is San Marino at The Crossing Right for You?
Who Should Buy a Home in San Marino at The Crossing?
San Marino at The Crossing is not for everyone — it's a resale single-family neighborhood best suited to buyers who value established character, top-tier school zoning, and Summerlin lifestyle access over a guard gate or brand-new construction. Six buyer profiles below match lifestyles to what San Marino actually delivers.
Which Buyer Types Fit San Marino at The Crossing Best?
Families with School-Age Children
- Rogich MS 10/10 zoning — rare at the $700K–$1.1M price point
- Vanderburg Elementary 8/10 and Palo Verde HS 8/10
- Fox Hill Park and Summerlin trails for active kids
- Quiet, established streets with low through-traffic
California Relocators
- Zero state income tax vs. California's 13.3% top rate
- Comparable Summerlin lifestyle at $700K–$1.1M vs. $1.5M+ in coastal suburbs
- One-hour flight or four-hour drive from SoCal
- Our relocation team handles virtual tours and school verification
Move-Up Buyers
- Established Mediterranean character that takes years to grow
- More home per dollar than guard-gated Summerlin enclaves
- Low $75–$180/mo HOA for the lifestyle delivered
- Conventional and jumbo financing readily available
Trail & Outdoor Lifestyle Buyers
- Direct access to 150-plus miles of Summerlin trails
- Red Rock Canyon ten minutes west for serious hiking and cycling
- Downtown Summerlin's Las Vegas Ballpark and City National Arena five minutes away
- Spring Mountains and Mt. Charleston skiing 40 minutes north
Long-Hold Investors
- 78% owner-occupancy — stable, appreciation-oriented neighborhood
- Howard Hughes Corporation continues investing in Summerlin infrastructure
- Nevada's 3% annual tax cap and zero state income tax support long-run returns
- 10/10 school rating is a structural demand driver that doesn't depreciate
Empty-Nesters & Downsizers
- Single-story floor plans available at the $700K–$900K range
- Low $75–$180/mo HOA vs. $250–$700+ for guard-gated communities
- Easy trail access for low-impact outdoor activity
- Proximity to Summerlin Hospital Medical Center and the west-valley medical corridor
Best Fit For
- Families — Rogich Middle School's 10/10 rating, Vanderburg Elementary, and Palo Verde HS zoning at the $700K–$1.1M price point — a rare combination.
- California relocators — Summerlin lifestyle at a fraction of comparable coastal pricing, with zero state income tax and a 3% property-tax cap.
- Move-up buyers — established Mediterranean character and more square footage for the dollar than guard-gated Summerlin enclaves.
- Trail and outdoor buyers — direct access to 150-plus miles of Summerlin trails and Red Rock Canyon ten minutes west.
- Long-hold investors — stable, owner-heavy neighborhood with a structural school-rating demand driver and Howard Hughes Corporation infrastructure investment.
- Empty-nesters — low HOA, trail access, and single-level floor plans in an established Summerlin setting.
Ready to explore homes in San Marino at The Crossing? Our team knows every street in The Crossing village and can pull current comps, HOA documents, and school-boundary confirmations.
Start Your Home SearchPros
- Sig Rogich Middle School — 10/10 GreatSchools rating, one of Nevada's top public middle schools
- Direct access to Summerlin's 150-plus-mile trail network via The Crossing village paths
- Five minutes to Downtown Summerlin's 125-plus shops, restaurants, and events
- Established Mediterranean architecture at $700K–$1.1M — below guard-gated enclaves
- Red Rock Canyon ten minutes west for world-class hiking and cycling
- Zero state income tax and 3% annual property-tax cap under NRS 361.471
- Low $75–$180/mo HOA for the lifestyle and amenity access delivered
Honest Considerations
- No full guard gate — some streets have controlled access but not 24-hour staffed entry
- Resale only — no new construction inside San Marino; finishes vary widely home to home
- Stacked HOA structure: confirm both the Summerlin master fee and sub-association charge in escrow
- 20-minute Strip commute — further than east-valley locations for Strip-corridor workers
- Extreme summer heat — 105°F-plus stretches July through September, like the rest of the valley
- Jumbo financing required above the conforming limit; get pre-approved early at this price point
Neighborhood Comparison
How Does San Marino Compare to Other Summerlin Neighborhoods?
A side-by-side of San Marino at The Crossing vs. nearby Summerlin neighborhoods — entry pricing, school ratings, and lifestyle fit — drawn from the community plan records and active-listing data via Las Vegas REALTORS. Honesty note: neighborhood-level medians at San Marino's scale would be statistical noise, so we publish entry ranges and school ratings instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| San Marino at The Crossing | $700K–$1.1M | n/a* | n/a* | n/a* | Schools · Trails · Character |
| West Hills at The Crossing | From $600K | n/a* | n/a* | n/a* | Value entry · The Crossing |
| The Crossing (village) | From $450K | n/a* | n/a* | n/a* | Village-wide access |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Guard-gated luxury · Golf |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated golf · Prestige |
| The Paseos | From $450K | n/a* | n/a* | n/a* | Family · Parks · Value |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Neighborhood-level $/SF and DOM are intentionally omitted — sample sizes are too small to be meaningful. ZIP 89144 benchmark: $850K area median, 41 days on market.
Neighborhood Deep Dive
What's Inside the Summerlin Neighborhoods Near San Marino?
Submarket 1
San Marino at The Crossing
Mediterranean single-family homes in The Crossing village with Rogich MS 10/10 zoning, direct trail access, and five-minute proximity to Downtown Summerlin.
Browse San Marino at The Crossing homes →$700K–$1.1MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
West Hills at The Crossing
The Crossing village neighbor to San Marino — similar school zoning at a slightly lower entry price point.
Browse West Hills at The Crossing homes →$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Crossing (village)
The parent village encompassing San Marino, West Hills, and other neighborhoods — broader selection across multiple price points.
Browse The Crossing (village) homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's most exclusive guard-gated community — Bear's Best golf, luxury custom estates, and the premium of the most recognized Summerlin address.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Red Rock Country Club
Guard-gated golf community with two Arnold Palmer courses — for buyers who want the gate plus golf membership within Summerlin.
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 Paseos
Family-friendly Summerlin village known for parks and trail access at an entry-friendly price point.
Browse The Paseos homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Downtown Summerlin — The Community Hub
Downtown Summerlin anchors the entire master plan — 125-plus shops and restaurants, City National Arena (Vegas Golden Knights practice facility), Las Vegas Ballpark, and year-round community events five minutes from San Marino's front door.
Browse Downtown Summerlin — The Community Hub homes →125+Shops & Restaurants
5 minFrom San Marino
2Pro Sports Venues
365Days of Events
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits your needs?
BY ZIP CODE
How Does the San Marino at The Crossing ZIP Code (89144) Break Down?
ZIP code 89144 spans The Crossing village and adjacent Summerlin corridors — the table below breaks out San Marino's position within the ZIP, from entry condos at the bottom to upper-tier single-family resale where San Marino sits. The spread is the story: the same postal code carries sub-$500K condos and $1.1M-plus single-family homes, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89144 | San Marino at The Crossing — Mediterranean single-family resale | $700K–$1.1M (plan range) | n/a* | 41 (area) | n/a* | n/a* |
| 89144 | West Hills and other The Crossing village neighborhoods | From $600K | n/a* | 41 (area) | — | n/a* |
| 89144 | The Crossing — entry-tier townhomes and condos | From $450K | n/a* | 41 (area) | — | n/a* |
| 89144 | Full 89144 area benchmark — The Crossing + adjacent corridors | ~$850,000 median list | — | 41 | — | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Neighborhood-level $/SF and year-over-year change intentionally omitted — samples too small to be meaningful; we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define San Marino at The Crossing Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, Howard Hughes Corporation, and GreatSchools — capture San Marino at The Crossing faster than any brochure: a $850,000 area median, 41 median days on market, a 10/10 middle school, and 150-plus miles of trails at the doorstep.
$850K
Area median list price across ZIP 89144, the Summerlin Crossing corridor, June 2026.
Las Vegas REALTORS
$700K–$1.1M
San Marino's typical price range for Mediterranean single-family resale homes in The Crossing village.
Community plan record
41
Median days from list to accepted offer across the 89144 area over recent sold data.
LVR / GLVAR, June 2026
10/10
Sig Rogich Middle School's GreatSchools rating — the zoned middle school for San Marino, among Nevada's top public schools.
GreatSchools.org
150+
Miles of Summerlin trails accessible directly from The Crossing village, maintained by Howard Hughes Corporation.
Howard Hughes Corporation
5 min
Drive time to Downtown Summerlin's 125-plus shops, restaurants, and City National Arena.
Community plan record drive times
78%
Owner-occupancy rate in the San Marino community — stable, investment-oriented neighborhood character.
NREG community plan record
10 min
Drive to Red Rock Canyon National Conservation Area — 195,000 acres of BLM-managed desert recreation.
Bureau of Land Management
WHY SAN MARINO AT THE CROSSING
Why Does San Marino at The Crossing Stand Apart From Its Peers?
From Rogich's 10/10 rating to the trail network at the doorstep, San Marino holds a niche inside Summerlin that no other neighborhood at its price point fills. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, CCSD ratings, Census figures, and Howard Hughes Corporation plan data — so you can check every claim.
- GreatSchools.org
The highest-rated middle school in Summerlin
Sig Rogich Middle School rates 10/10 on GreatSchools — among Nevada's top public middle schools — and it's the zoned school for San Marino. Few $700K–$1.1M neighborhoods in the valley pair that rating with established character.
- Howard Hughes Corporation
Summerlin trail network at the doorstep
San Marino connects directly into Summerlin's 150-plus-mile trail system via The Crossing village paths — Howard Hughes Corporation's infrastructure investment that no single neighborhood could fund independently.
- Community plan record drive times
Five minutes to Downtown Summerlin
Downtown Summerlin's 125-plus shops, restaurants, City National Arena, Las Vegas Ballpark, and seasonal events are a five-minute drive — one of the closest residential addresses to the district.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable — a $25,000+ annual advantage over comparable California addresses.
- Community plan record
Mediterranean character without guard-gated premiums
Mature Mediterranean-styled homes from the 2000s at $700K–$1.1M — established Summerlin architecture without the $1.2M–$2M+ floor of guard-gated enclaves like Red Rock Country Club or The Ridges.
WHY BUY IN SAN MARINO AT THE CROSSING
What Are the Top 10 Reasons to Buy a Home in San Marino at The Crossing?
San Marino's case rests on school quality and lifestyle access: a 10/10 middle school, 150-plus miles of Summerlin trails, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and five minutes to Downtown Summerlin. Ten sourced reasons follow.
Rogich Middle School — 10/10 GreatSchools
Summerlin's highest-rated public middle school, zoned for The Crossing, rare at the $700K–$1.1M price point.
GreatSchools
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California relocators.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute.
NRS 361.471
Summerlin 150-mile trail network
Direct access from San Marino to the valley's finest trail system — hiking, cycling, and community connectivity.
Howard Hughes Corporation
Five minutes to Downtown Summerlin
125-plus shops, restaurants, City National Arena, Las Vegas Ballpark, and seasonal events just down the road.
Community plan record drive times
Mediterranean established character
Mature 2000s-vintage streetscapes with desert-contemporary architecture that newer villages are still growing into.
Community plan record
Affordable-luxury price tier
$700K–$1.1M is Summerlin's established middle — well below guard-gated enclaves while above the entry corridor.
LVR / GLVAR, June 2026
Red Rock Canyon ten minutes away
The Bureau of Land Management's 195,000-acre conservation area — world-class hiking, cycling, and scenic driving.
Bureau of Land Management
Low HOA for the lifestyle delivered
$75–$180 per month for Summerlin master-plan amenities, trail connectivity, and community maintenance.
Community plan record
78% owner-occupied stability
High owner-occupancy means engaged neighbors, maintained properties, and a stable long-term hold.
Community plan record
New Construction
Who Builds New Homes in and Around San Marino at The Crossing?
San Marino itself is a resale market — no production builders are active inside The Crossing village at this time. Buyers who want new construction in Summerlin find active communities in the western villages, 15–25 minutes from San Marino. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest new-build luxury profile to San Marino resale
Family & Mid-Market
Lennar
Broadest new-build selection in current Summerlin openings
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against San Marino resale
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for buyers comparing single-level San Marino homes
Family
Richmond American
Value-oriented new builds outside central Summerlin
Outdoor Recreation
What Outdoor Amenities Does San Marino at The Crossing Offer?
Summerlin's 150-plus-mile trail system, Fox Hill Park's adventure playground, and Red Rock Canyon ten minutes west — San Marino buyers trade raw acreage for polished connectivity. The Howard Hughes Corporation maintains the Summerlin trail and park network, designed for daily use through 300 days of annual sunshine.
IN-COMMUNITY
Summerlin Trail System
150+ milesHiking · Biking · WalkingFree
Summerlin's signature infrastructure — 150-plus miles of connected trails threading through The Crossing village and across the master plan, managed by Howard Hughes Corporation.
5 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golf · Zip linesFree
One of Summerlin's most popular parks: adventure playground with zip lines, disc golf course, hiking trails, and open fields — a five-minute drive from San Marino.
5 MIN
The Paseos Linear Park
~12 acresWalking · Desert gardensFree
A linear desert garden park with walking trails and native plantings — a peaceful greenspace connecting Summerlin neighborhoods along the trail corridor.
5 MIN
Downtown Summerlin
Open-air districtShops · Events · DiningFree
125-plus shops and restaurants, City National Arena, Las Vegas Ballpark, and year-round events including farmers markets and holiday programming — Summerlin's community hub.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Cycling · Scenic driveBLM fee
The Bureau of Land Management's flagship Mojave conservation area — the 13-mile scenic loop, over 30 miles of hiking trails, and world-class rock climbing, all within ten minutes.
5 MIN
Summerlin Community Parks
Multiple parksBall fields · Pools · PlaygroundsFree
Multiple CCSD and Howard Hughes-developed community parks within The Crossing village and adjacent Summerlin corridors — sports fields, aquatics, and family amenities.
5 MIN
Las Vegas Ballpark
Professional stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators (AAA baseball) and year-round entertainment events inside Downtown Summerlin — one of the valley's newest venues.
40 MIN
Spring Mountains / Mt. Charleston
National ForestHiking · Snow · EscapeFree
The Humboldt-Toiyabe National Forest's Spring Mountains rise to 11,918 feet above sea level — summer hiking and winter skiing within forty minutes of San Marino.
The San Marino at The Crossing Lifestyle
What Does a Weekend in San Marino at The Crossing Look Like?
Three moods within minutes: a morning loop on Summerlin's trail network, lunch and a ballgame at Downtown Summerlin, and an afternoon scramble through Red Rock Canyon — roughly 195,000 BLM-managed acres per the Bureau of Land Management — ten minutes west when you want big desert.
150+Miles of Summerlin Trails
5 minTo Downtown Summerlin
10 minTo Red Rock Canyon
10/10Rogich MS Rating
THIS WEEKEND'S OPEN HOUSES
Can You Tour San Marino at The Crossing Homes This Weekend?
San Marino open houses surface regularly in the active spring and fall markets — set up instant alerts to get notified the moment a home schedules a showing or open house. Or browse every active listing now and let us arrange a private tour of any home in The Crossing village.
Quick Answer
What does an HOA cost in San Marino at The Crossing?
Budget $75–$180 per month for San Marino HOA fees. The total stacks the Summerlin master association fee (covering trail maintenance, park connectivity, and master-plan standards) on top of a sub-association charge for The Crossing village common areas and landscaping. Always pull the full resale package — current dues for both associations, reserve study, assessment history, and CC&Rs — early in escrow. Compare total monthly carrying cost across candidate neighborhoods, not just list price.
Moving to San Marino at The Crossing
Should I Move to San Marino at The Crossing?
Every month, households from the Bay Area and Southern California discover that the Summerlin lifestyle — established neighborhoods, 150-plus miles of trails, and top-rated schools — is within reach at a fraction of California pricing. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that tax delta funds most relocations.
Why California Buyers Are Choosing San Marino at The Crossing
The tax math is clear: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $25,000 annually in state income taxes alone by moving to Las Vegas. San Marino at The Crossing adds what coastal neighborhoods can't offer: mature Mediterranean-styled single-family homes, Summerlin's trail network, a 10/10-rated middle school, and an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences under NRS 361.471.
At a $1 million budget, buyers in Los Angeles or the Bay Area are looking at a dated ranch on a small lot with high taxes and traffic. That same budget in San Marino secures a Mediterranean-styled single-family home on a mature, tree-lined street five minutes from Downtown Summerlin — with Red Rock Canyon ten minutes west and a 10/10 middle school zoning.
According to Las Vegas REALTORS, the 89144 ZIP area median list price runs around $850,000 in 2026. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The Howard Hughes Corporation continues to invest in Summerlin's trail network, parks, and community amenities — infrastructure that directly supports San Marino's long-run resale values.
San Marino at The Crossing draws a professional demographic: community records show a median age of about 38 and average household income above $110,000, reflecting the mix of families, dual-income professionals, and California relocators who choose The Crossing for school quality and Summerlin lifestyle access. Downtown Summerlin's corporate corridor sits five minutes west, the resort strip twenty minutes east via Summerlin Parkway.
Cost of Living Snapshot — San Marino, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that shifts hardest for Summerlin buyers is housing: a Mediterranean single-family home in San Marino at $850,000 would cost $1.5M+ in a comparable Los Angeles suburb with similar schools and parks.
| Metric | San Marino / Summerlin, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (area) | ~$850K | ~$1.2M (comparable suburbs) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1%+ |
| Top Middle School Rating | Rogich MS — 10/10 | Varies widely |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
San Marino Rental Market — Rent vs. Own
Summerlin single-family rentals are scarce by design: 78% of households in the community are owner-occupied, and long-term leases in The Crossing village surface infrequently at $3,500–$5,000 per month for detached homes. Short-term vacation rentals face city-level restrictions and Summerlin CC&R covenants — never underwrite STR income on a San Marino purchase. For a 5-plus-year hold, the scarcity of rental inventory supports ownership strongly over leasing.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to San Marino at The Crossing? Our team specializes in Summerlin relocation — virtual tours, school zoning verification, HOA document review, and closing coordination without multiple cross-country flights.
Start Your Summerlin Relocation SearchRELOCATION TIMELINE
How to Relocate to San Marino at The Crossing in 8 Steps
From first research to keys-in-hand, here's the 8–10 week timeline most San Marino buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Define your budget and school priorities
San Marino's $700K–$1.1M range requires clarity on financing tier early. If Rogich MS zoning is a priority, confirm current CCSD attendance boundaries — they can shift with redistricting.
Get pre-approved — know your jumbo threshold
Conventional loans work at the entry range; above the conforming limit you'll need a jumbo program. Get full pre-approval (not pre-qual) before touring — The Crossing market moves quickly on priced homes.
Hire a Summerlin specialist
The Crossing village has meaningful lot-to-lot and street-to-street variation — mountain views, trail adjacency, and cul-de-sac positions carry real premiums. Work with an agent who knows every block.
Tour in person or virtually
San Marino is an open neighborhood — no gate-access coordination needed. We can arrange in-person or video tours. Walk the trail access points and drive to Downtown Summerlin and Rogich MS from any candidate home.
Write and negotiate the offer
Updated Mediterranean homes in the $700K–$900K range can move in days. Ask us what each seller's timeline looks like before you write — clean terms and pre-approval matter more than aggressive price.
Inspection and dual HOA doc review
Order both the Summerlin master resale package and the sub-association package early. Confirm current dues, reserve funding, and any special-assessment balance for each — two separate HOA documents, not one.
Clear conditions and fund
Nevada closes through escrow; expect 30–45 days from acceptance to keys. Jumbo files can run a few days longer for appraisal and underwriting; set the timeline expectation early with your lender.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), get your Nevada driver's license within 30 days, and register your vehicle within 60. Then get on the trails.
ECONOMY & JOBS
What Drives the San Marino at The Crossing Economy?
San Marino draws a professional household mix: dual-income families, executives commuting to the Downtown Summerlin corridor, and California relocators. 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 in The Crossing area above $110,000 — roughly 1.5x the Clark County median.
$110,000+Avg household income, areaNREG community plan record
78%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo Strip employment coreResort corridor via Summerlin Pkwy / I-15
Top San Marino at The Crossing Area Employers
- Downtown Summerlin corporate & retail corridorThe west valley's largest employment hub for office, retail, and corporate operations — five minutes from San Marino
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, approximately ten minutes north via Rampart
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin boundary
- City National ArenaVegas Golden Knights practice facility in Downtown Summerlin — media, operations, and event staffing
- Clark County School District (west region)Vanderburg ES, Rogich MS, Palo Verde HS, and associated support staff employment
- The Strip resort corridorLas Vegas's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does San Marino at The Crossing Compare to Las Vegas, Summerlin & Henderson?
Weighing San Marino against the valley's other addresses? This side-by-side covers the metrics buyers ask about most, updated June 2026. San Marino wins on school ratings and trail access, Summerlin West on new construction, Henderson on overall safety index — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | San Marino / The Crossing | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Typical Price Range | $700K–$1.1M | $476K median | $728K median | $548K median |
| Middle School Rating | Rogich MS 10/10 | Varies by zone | Varies by village | Varies by zone |
| Trail Access | 150+ mi Summerlin trails | Limited | Summerlin master plan | Limited |
| Population | ~38 median age | 656,274 | ~127,000 | 331,857 |
| Median Household Income | $110,000+ avg (area) | $66,820 | $95,200 | $88,654 |
| Guard-Gated | Not full-gated | Select enclaves | The Ridges, Red Rock CC | MacDonald Highlands |
| New Construction | None — resale only | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Schools · Trails · Character | Selection · Urban · Investors | Schools · Luxury · Outdoors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Area income and school figures from community plan records and GreatSchools; city demographics are Las Vegas and Clark County citywide. Last updated June 2026.
Cost of Ownership
What Will San Marino at The Crossing Cost You Each Month?
An $850,000 San Marino purchase runs about $5,900 monthly with 10% down at 7% per Freddie Mac's rate survey — including the stacked HOA dues every Summerlin master-plan home carries. The tabs below model your payment, compare renting, and break out the dual HOA structure.
Payment Estimator
Estimate Your San Marino at The Crossing Payment
$6,190
Estimated Monthly Payment
- Principal & Interest$5,090
- Property Tax$432
- Insurance$150
- HOA$200
- PMI$319
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 San Marino at The Crossing right now?
Single-family rentals in Summerlin are scarce — 78% owner-occupancy means fewer than one in four homes leases at any given time, pushing rents firm when they do appear. For a 5-plus-year hold, ownership math tilts clearly in favor.
OWN (10% DOWN, 7%)
$5,935 / mo
- Principal & Interest
- $5,090
- Property Tax (~0.6%)
- $425
- Homeowners Insurance
- $130
- HOA (master + sub-association)
- $130
- PMI (10% down)
- $160
5-year net cost:~$178,000
Equity built:~$220,000
RENT (MODELED LEASE)
$3,800 / mo
- Single-Family Lease (modeled)
- $3,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$247,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning an $850,000 San Marino home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $220,000 in equity (including down payment) while the renter walks away with none. The school-rating demand driver and Howard Hughes Corporation infrastructure investment support above-baseline appreciation in this corridor.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $130/mo blended HOA, modeled $3,800 single-family lease.
HOA Fees by Community
HOA Fees by Association Tier
Every San Marino home funds two associations: the Summerlin master plan and the sub-association covering The Crossing village common areas. Request both resale packages in escrow — dues, reserve studies, and any special-assessment history.
Summerlin Master Association
Included in $75–$180/mo total
Summerlin Master HOA
Portion of total
Includes:
Trail network maintenance, community parks, master-plan design standards, and Howard Hughes Corporation infrastructure
Sub-Association (The Crossing)
Balance of $75–$180/mo total
The Crossing Sub-Association
Varies by neighborhood
Includes:
Common-area landscaping, neighborhood amenities, and local HOA management within The Crossing village
Due-Diligence Checklist
Request both in escrow
Dual resale packages
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and community rules for BOTH the master and sub-association
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price both into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From San Marino at The Crossing?
Summerlin Parkway, Cheyenne Avenue, and West Charleston Boulevard give San Marino fast access to every quadrant of the valley, with I-215 a short drive away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most San Marino destinations beat that.
Drive Times from San Marino at The Crossing
- 5 minDowntown Summerlin (shopping & dining)W Charleston Blvd west
- ~10 minRed Rock Canyon NCAW Charleston Blvd west
- ~12 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
- ~25 minDowntown Las VegasSummerlin Pkwy → US-95 east
- ~30 minHarry Reid Intl AirportI-215 South
- ~40 minSpring Mountains / Mt. CharlestonUS-95 north → SR-157
- ~35 minHendersonI-215 south → I-515
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 San Marino at The Crossing?
Most San Marino purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 7–14 days. Jumbo files run a few days longer for underwriting; dual HOA document review (master + sub) adds package prep time — request both sets early to avoid delays. Nevada closes through escrow, not attorneys.
Quick Answer
What down payment do you need to buy in San Marino at The Crossing?
Most San Marino buyers put down 10–20%. Conventional financing covers much of the $700K–$1.1M range — plan $70,000–$170,000 for a 10–20% down payment on an $850,000 home. Loans above the conforming limit go jumbo, where lenders typically want 15–20% plus reserves. VA loans allow 0% for eligible veterans. Verify current conforming limits and get full pre-approval before your first tour — well-priced San Marino listings attract multiple inquiries quickly.
San Marino at The Crossing FAQ — 18 Answers
What Do San Marino at The Crossing Buyers Most Frequently Ask?
Most AskedWhat is the median home price in San Marino at The Crossing?
San Marino at The Crossing is in ZIP 89144, where the median list price runs around $850,000 per Las Vegas REALTORS MLS data — a figure that blends several Summerlin neighborhoods. San Marino itself trades from $700,000 to $1.1 million for resale single-family homes, reflecting Mediterranean-styled architecture, mature landscaping, and a central Summerlin location.
Is San Marino at The Crossing part of Summerlin?
Yes — San Marino is a single-family neighborhood inside The Crossing village of Summerlin, the Howard Hughes Corporation master-planned community on the western edge of Las Vegas. The Crossing village built out in the 2000s and plugs directly into Summerlin's 150-plus miles of trails, Downtown Summerlin shopping roughly five minutes west, and the Red Rock Canyon trail gateway about ten minutes away.
What ZIP code is San Marino at The Crossing in?
San Marino at The Crossing is in ZIP code 89144, covering the central Summerlin corridor near Summerlin Parkway and the Trails neighborhood boundary. From 89144 you are about five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip via Summerlin Parkway and I-15, and thirty to Harry Reid International Airport via I-215 South. Because the ZIP spans multiple neighborhoods, ask us to filter searches specifically to San Marino.
What are HOA fees in San Marino at The Crossing?
Budget $75–$180 per month for San Marino HOA fees, which stack the Summerlin master association charge on top of any sub-association assessment covering landscaping, trail connectivity, and shared amenities inside The Crossing village. Exact dues vary by sub-association — request the resale package in escrow before you write. Pair the HOA cost with Nevada's roughly 0.5–0.7% effective property-tax rate when comparing monthly ownership costs across Summerlin neighborhoods.
What schools serve San Marino at The Crossing?
Clark County School District serves San Marino: John C. Vanderburg Elementary (8/10 GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) are the zoned campuses per CCSD boundaries. Private options include The Meadows School and Bishop Gorman; Doral Academy Red Rock and Pinecrest Academy of Nevada add charter choices. Verify current attendance boundaries with CCSD before writing — lines can shift with enrollment changes.
Is San Marino at The Crossing guard-gated?
San Marino is not a full guard-gated community, though some streets have controlled-access features. It is an open, single-family neighborhood inside The Crossing village of Summerlin, protected by the area's established character, owner-heavy demographics (78% owner-occupied), and Summerlin's planned-community covenant structure. Buyers wanting 24-hour staffed gates in Summerlin typically look at The Ridges or Red Rock Country Club, which start considerably higher.
What are property taxes like in San Marino at The Crossing?
Nevada property taxes are low by national standards. The Clark County Assessor applies an effective rate of roughly 0.5–0.7% of assessed value, and state law caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On an $850,000 San Marino home that runs approximately $4,250–$5,950 per year — a meaningful contrast to California's higher effective rates and its 13.3% top state income-tax rate per the Franchise Tax Board.
How far is San Marino at The Crossing from the Las Vegas Strip?
About 20 minutes from San Marino to the Strip via Summerlin Parkway and I-15, depending on time of day. The same central Summerlin position delivers Downtown Summerlin in about five minutes, Red Rock Canyon in ten, and Harry Reid International Airport in roughly thirty minutes via I-215 South. For Strip commuters and frequent fliers, that combination of access and residential quiet is a primary draw of The Crossing village.
What is the Howard Hughes Corporation's role in San Marino?
Howard Hughes Corporation developed the entire Summerlin master plan, including The Crossing village where San Marino sits. Their oversight covers the trail network, community standards, park development, and the design covenants that define Summerlin's streetscapes. The 150-plus-mile trail system, Downtown Summerlin's shopping district, and the community park network are all Howard Hughes-developed infrastructure that San Marino homeowners benefit from directly.
How competitive is the San Marino at The Crossing real estate market?
Homes in the 89144 ZIP code sold with a median of about 41 days from list to accepted offer in recent months per Las Vegas REALTORS data. San Marino's resale single-family homes in the $700K–$1.1M range attract relocation buyers from California, move-up families, and empty-nesters who value the Summerlin lifestyle without the premium of guard-gated communities. Well-priced, updated homes in this range typically receive multiple inquiries quickly in spring and fall.
What is there to do near San Marino at The Crossing?
San Marino sits minutes from Downtown Summerlin's 125-plus shops, restaurants, City National Arena, Las Vegas Ballpark, and seasonal events. Red Rock Canyon National Conservation Area — roughly 195,000 acres of hiking, cycling, and scenic drives managed by the Bureau of Land Management — is about ten minutes west. Summerlin's trail network starts at the neighborhood edge, with Fox Hill Park, The Paseos, and multiple community parks nearby.
How does San Marino at The Crossing compare to other Summerlin neighborhoods?
San Marino occupies Summerlin's affordable-luxury middle: priced below guard-gated enclaves like The Ridges (from $2M) or Red Rock Country Club (from $1.2M), but above the entry tier of The Paseos or Summerlin Centre. The Mediterranean-styled architecture, mature trees, and proximity to The Trails and Summerlin Parkway distinguish it from newer western villages. Buyers who value established character over brand-new construction consistently shortlist it.
Is San Marino at The Crossing a good investment?
San Marino benefits from three structural supports: the permanence of Summerlin's master plan, Howard Hughes Corporation's continued investment in community amenities, and Nevada's tax environment — zero state income tax and a 3% annual property-tax cap for primary residences. Resale liquidity is solid at the $700K–$1.1M price point, and the ZIP-wide trail, park, and school infrastructure doesn't depreciate. Our team can pull the relevant comps before you write.
Will Nevada vs California taxes save me money if I move to San Marino?
Yes — significantly. California's top marginal state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. A household earning $300,000 saves roughly $25,000 or more annually in state income taxes alone. Add the Clark County Assessor's roughly 0.5–0.7% effective property-tax rate (versus California's 1.0–1.2% base plus Mello-Roos in many areas) and a 3% annual cap on primary-residence reassessments, and the case for relocating from the Bay Area or Southern California is frequently compelling.
What should I know before buying in San Marino at The Crossing?
Four things to nail down early. First, confirm the dual HOA structure: Summerlin master fee plus any sub-association charge stack to $75–$180 monthly — request both the master and sub resale packages. Second, get pre-approved at the $700K–$1.1M range, where conventional jumbo options apply. Third, verify school zoning directly with CCSD. Fourth, call (702) 637-1759 and our team will pull every recent San Marino comp before you write so you understand current market velocity.
What down payment do you need to buy in San Marino at The Crossing?
Most San Marino buyers put down 10–20%. Conventional financing works at $700K–$1.1M — plan roughly $70,000–$140,000 for a 10–20% down payment on an $850,000 home. Loans above the conforming limit go jumbo, where lenders typically want 15–20% plus reserves. VA loans allow 0% for eligible veterans. Get pre-approved before your first tour; The Crossing resale market moves quickly on well-priced listings.
What does an HOA cost in San Marino at The Crossing?
Budget $75–$180 per month, which stacks the Summerlin master association fee with any sub-association charge for common-area maintenance and trail connectivity inside The Crossing village. Exact figures vary by sub-association — always pull the full resale package (dues, reserve study, assessment history, CC&Rs) early in escrow, and compare total monthly carrying cost across Summerlin neighborhoods, not just list price.
How long does it take to close on a home in San Marino at The Crossing?
Most San Marino purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 7–14 days. Financed buyers should allow extra days for HOA document review and jumbo-file underwriting if the loan exceeds the conforming limit. Nevada closes through escrow, not attorneys, so the process is efficient once the title and HOA packages are in.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About San Marino at The Crossing?
These are the queries San Marino buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, and community facts from the Howard Hughes Corporation plan record.
Is San Marino at The Crossing in Summerlin?
Yes — San Marino is a single-family neighborhood inside The Crossing village of Summerlin, the Howard Hughes Corporation master plan in the City of Las Vegas (ZIP 89144). It shares Summerlin's trail network, school zoning, and community standards.
What is the Crossing village in Summerlin?
The Crossing is one of Summerlin's central villages, built out in the 2000s and encompassing several neighborhoods including San Marino, West Hills, and others. It sits near Summerlin Parkway and connects into both the eastern trail network toward The Trails and the western village corridors.
Is Rogich Middle School really rated 10/10?
Yes — Sig Rogich Middle School rates 10/10 on GreatSchools as of 2026, making it one of the highest-rated public middle schools in Nevada. It is the zoned middle school for San Marino and the surrounding Crossing village in Summerlin. Verify current attendance boundaries with CCSD before writing an offer.
How far is San Marino at The Crossing from Red Rock Canyon?
About ten minutes — West Charleston Boulevard runs directly from The Crossing village to the Red Rock Canyon National Conservation Area entrance, making it one of the most convenient Summerlin neighborhoods for daily hiking and cycling access.
Can you see mountains from San Marino at The Crossing?
Yes — the Spring Mountains and Red Rock Canyon escarpment are visible from many streets and upper-floor windows in San Marino's Mediterranean-styled homes. Lots with west-facing orientation or elevation offer the clearest views; ask your agent to filter by lot position when touring.
How does San Marino compare to The Paseos in Summerlin?
Both are established Summerlin single-family villages at similar price points, but San Marino's The Crossing location gives it the edge on Rogich MS (10/10) zoning, while The Paseos is known for its park-centric layout. Cross-shop both before committing to a village.
Are there condos in San Marino at The Crossing?
No — San Marino is a single-family detached neighborhood. Buyers seeking attached homes or condos in The Crossing village should look at Sunset Mesa Townhomes or other multi-family options within the 89144 ZIP code.
What is Howard Hughes Corporation's role in Summerlin?
Howard Hughes Corporation is the master developer of Summerlin, responsible for the trail network, park infrastructure, design standards, and village planning across the entire master plan — including The Crossing village where San Marino sits. Their continued investment directly supports long-run property values.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout Summerlin's villages — including The Crossing corridor where San Marino sits — delivering the depth behind the team's #1 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
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ready to help you move.
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Want to Talk to a San Marino at The Crossing Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas and Summerlin transactions since 2011 — in a neighborhood defined by school zoning and trail access, knowing every street in The Crossing village is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of San Marino at The Crossing?
Compare San Marino with neighboring Summerlin villages and nearby cities. Each card pairs the commute time with price positioning so you can judge whether a guard gate, new construction, or a different school zone actually buys you more for the money.
A–Z INDEX
Which Neighborhoods Near San Marino at The Crossing Can You Explore A–Z?
The Crossing village in Summerlin includes several neighborhoods and connects to the broader master plan. The entries below are indexed for orientation, with links to hub pages where available. Use this index to explore nearby options — from the village-level hub to Summerlin's master plan, guard-gated enclaves, and the citywide Las Vegas search.
KEEP LEARNING
What Else Should You Read About San Marino at The Crossing?
These guides extend the research most San Marino buyers do next — understanding the citywide Las Vegas market, comparing Summerlin's villages, and mapping the buying process — each written from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging The Crossing's mid-tier position.
Read →COMMUNITY HUB
Summerlin Community Hub
All Summerlin villages, market data, and side-by-side school and price comparisons in one place.
Read →Sources & Methodology
Where Does This San Marino at The Crossing Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers regularly. Because San Marino is a neighborhood within The Crossing village, we present ZIP-area statistics (89144) as area benchmarks — never plan-only claims — and omit neighborhood-level medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89144. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (San Marino is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master-plan development, trail network, park infrastructure, and village planning. summerlin.com
- Clark County School District (CCSD) — School attendance boundaries, enrollment data, and district performance reports. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Vanderburg ES, Rogich MS, and Palo Verde HS. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- 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