Starling at Stonebridge Homes For Sale

KEY TAKEAWAYS

What Should You Know About Starling at Stonebridge at a Glance?

Starling at Stonebridge is a new-construction townhome community in the Stonebridge village of Summerlin West, priced $550K–$800K with a 40-day area median DOM per Las Vegas REALTORS; residents share Summerlin's 150-plus miles of trails and Las Vegas city demographics per the U.S. Census. The takeaways below unpack the opportunity.

• The product: attached two- and three-story townhomes with open-concept layouts, two-car garages, and desert-contemporary finishes — built by Howard Hughes Corporation in Stonebridge village.
• The location: five minutes from Downtown Summerlin, ten from Red Rock Canyon, twenty from the Strip — Summerlin West's most accessible townhome address.
• Best for: first-time buyers, downsizers, and professionals who want Summerlin quality, a lock-and-leave lifestyle, and A-rated school zoning at a lower entry point than detached homes.
• School draw: zoned to Sig Rogich Middle School (10/10 per GreatSchools) — among the highest-rated public middle schools in the Las Vegas Valley.
• Do your homework: confirm both master and sub-association HOA dues, FHA/VA project approval for your lender, and current new-construction phasing before you write.

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

PRICE DISTRIBUTION

How Many Stonebridge-Area Homes Sell in Each Price Range?

Across the 89138 ZIP code (Stonebridge village and surrounding Summerlin West), the market spans from entry townhomes to large single-family homes per Las Vegas REALTORS MLS data. Starling townhomes anchor the $550K–$800K band; detached Stonebridge single-family homes run $700K–$1.5M+. The bands below show where competition concentrates.

Counts reflect active MLS listings in the 89138 ZIP corridor · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Starling townhomes concentrate in the $500K–$800K bands.

SAFETY & CRIME

Is Starling at Stonebridge Safe?

• HOAManaged common areas and rules enforcementMaster + sub-association
• LowThrough-traffic (cul-de-sac townhome design)Stonebridge village planning
• LVMPDLas Vegas Metropolitan Police coverageWest-valley patrol area
• 300 daysAnnual sunshine — outdoor lifestyle year-roundLas Vegas climate average

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community character details per NREG closing records and HOA plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Starling at Stonebridge Score?

Starling earns top marks for schools, location, and lifestyle access, with honest trade-offs on shared walls and limited resale inventory for a new community. Below is our category-by-category report card — the same six factors our agents walk through with every buyer considering a Summerlin townhome before a first tour.

• A

  Grade A: Schools

  Sig Rogich Middle School rates 10/10 per GreatSchools — among the best public middle schools in the valley. Palo Verde HS (8/10) and Vanderburg ES (8/10) round out the zoned campuses.

• A

  Grade A: Location

  Five minutes from Downtown Summerlin, ten from Red Rock Canyon, twenty from the Strip — Stonebridge puts the best of Las Vegas within reach without an long daily commute.

• B+

  Grade B+: Cost of Living

  The $550K–$800K entry point undercuts detached Summerlin homes by $100K–$300K+, and $120–$250/mo HOA is modest for a master-planned village of this caliber.

• A-

  Grade A-: Outdoor Access

  150+ miles of Summerlin trails, Fox Hill Park with zip lines and disc golf nearby, and Red Rock Canyon ten minutes west for serious hiking and climbing.

• B+

  Grade B+: Amenities

  Downtown Summerlin's 125-plus shops and restaurants, City National Arena, and Las Vegas Ballpark — all within five minutes — deliver urban convenience without urban density.

• B+

  Grade B+: Safety

  HOA-managed, low-through-traffic Summerlin West village. Not guard-gated, but well-planned community design keeps the environment orderly. LVMPD west-valley coverage.

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

POPULATION & GROWTH

How Fast Is the Stonebridge Area Growing?

Stonebridge is one of Summerlin West's actively developing villages — Howard Hughes Corporation continues to open new phases and neighborhoods as the western edge of Las Vegas grows. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the 215 Beltway corridor where Stonebridge sits remains among the fastest-appreciating in the metro.

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 Starling at Stonebridge Score for Livability?

Starling scores highest on schools and outdoor access: a 10/10-rated middle school, five minutes to Downtown Summerlin, and Red Rock Canyon ten minutes west. The honest trade-offs are shared walls and HOA dependency. Six categories benchmarked to Census and GreatSchools data.

• 84B+

  Overall Livability

• 90A-

  Schools (zoned CCSD)

• 78B+

  Safety (HOA-managed)

• 72B

  Cost of Living

• 88A-

  Amenities & Trails

• 86A-

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Stonebridge 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 Stonebridge trades against. The 89138 corridor runs roughly $650,000 median list with a 40-day median DOM; Starling townhomes trade $550K–$800K within that band.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Stonebridge townhome market right now?

The 89138 corridor is an active market — Stonebridge draws first-time buyers, young families, and California relocators consistently. Starling townhomes at $550K–$800K compete in a bracket where multiple buyers circle well-priced listings. Newer phases with Howard Hughes Corporation move faster than resale.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. Area figures span the 89138 ZIP corridor — treat community-level statistics as indicative.

Stonebridge Village Comparison

How Do Starling and Other Stonebridge Neighborhoods Compare?

A side-by-side of Stonebridge neighborhoods — product type, pricing, and lifestyle fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: Stonebridge is an active-construction village; per-subdivision market medians are indicative, not statistically stable during buildout.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-subdivision $/SF and DOM are omitted during active construction phases — samples are too small to be meaningful. Area benchmark: 40-day median DOM, $650K area median list (89138).

Neighborhood Deep Dive

What's Inside the Stonebridge Village?

BY ZIP CODE

How Does the Starling at Stonebridge ZIP Code (89138) Break Down?

Starling sits in ZIP code 89138 — the Stonebridge village and adjacent Summerlin West corridors. The 89138 area spans a range from townhomes entry near $550K to large single-family Summerlin estates above $2M. The table breaks the ZIP into its real product tiers per Las Vegas REALTORS MLS data.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Subdivision-level $/SF and year-over-year change are intentionally omitted: new-construction communities in active phases produce unstable per-period samples. Boundaries per Clark County GIS.

WHY STARLING AT STONEBRIDGE

Why Does Starling at Stonebridge Stand Apart From Its Peers?

Five verifiable advantages set Starling apart from other Las Vegas townhome communities — each tied to a named primary source: the Nevada Revised Statutes for the 3% tax cap, GreatSchools for the 10/10 middle-school rating, the Howard Hughes Corporation master plan for trail mileage and standards, and LVR data for the $550K–$800K price range.

1. 1

   Summerlin master-plan access at a townhome entry price

   $550K–$800K buys into 150-plus miles of trails, Downtown Summerlin, and the valley's most awarded master plan — at $100K–$300K less than detached Stonebridge single-family homes.

   Howard Hughes Corporation · LVR, June 2026
2. 2

   A 10/10-rated middle school

   Sig Rogich Middle School rates 10/10 per GreatSchools — rare at the elementary-price townhome tier and a primary driver for young family buyers choosing Stonebridge over comparable Las Vegas townhome corridors.

   GreatSchools, 2026
3. 3

   Red Rock Canyon ten minutes away

   The Bureau of Land Management's 195,000-acre Red Rock Canyon NCA is a ten-minute drive — world-class hiking, cycling, and the scenic loop road steps from your front door.

   Bureau of Land Management
4. 4

   Zero state income tax and a 3% property-tax cap

   Nevada levies no personal income tax and caps annual primary-residence property-tax increases at 3% under NRS 361.471 — a structural cost advantage over any California or New York comparison.

   Nevada Revised Statutes 361.471
5. 5

   Lock-and-leave convenience with Summerlin quality

   HOA-managed exteriors and landscaping eliminate weekend maintenance, while new-construction finishes and Howard Hughes Corporation infrastructure deliver the full Summerlin ownership experience.

   Howard Hughes Corporation community plan

WHY BUY IN STARLING AT STONEBRIDGE

What Are the Top 10 Reasons to Buy a Home in Starling at Stonebridge?

Starling's case rests on school quality and Summerlin access: a 10/10-rated middle school, 150-plus miles of trails, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and five minutes to Downtown Summerlin at a $550K–$800K entry point. Ten sourced reasons follow.

1. 1

   10/10-rated middle school

   Sig Rogich Middle School is among the highest-rated in the Las Vegas Valley — a rare public-school win at the townhome price tier.

   GreatSchools, 2026

2. 2

   Summerlin master-plan access

   150-plus miles of trails, community parks, and Downtown Summerlin's amenity stack included with every address in the master plan.

   Howard Hughes Corporation

3. 3

   Zero state income tax

   Nevada levies no personal income tax — multi-thousand-dollar annual savings for most relocating California households.

   Nevada Department of Taxation

4. 4

   3% property-tax cap

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

   NRS 361.471

5. 5

   Five minutes to Downtown Summerlin

   125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark are five minutes from your door.

   Howard Hughes Corporation drive times

6. 6

   Red Rock Canyon ten minutes west

   World-class hiking, the 13-mile scenic loop, and 195,000 acres of conservation land managed by the BLM.

   Bureau of Land Management

7. 7

   New-construction quality

   Howard Hughes Corporation delivers premium finishes, energy-efficient systems, and open-concept townhome floor plans throughout Stonebridge.

   Community plan record

8. 8

   Lock-and-leave lifestyle

   HOA-managed exterior, landscaping, and common areas — travel freely without the maintenance burden.

   Community plan record

9. 9

   Lower entry than detached Summerlin homes

   Starling's $550K–$800K range undercuts Stonebridge detached single-family by $100K–$300K for the same ZIP code and school zoning.

   LVR, June 2026

10. 10

    FHA and VA financing available

    Qualified buyers can enter with as little as 3.5% (FHA) or 0% (VA) — confirm lender project approval on specific buildings early.

    FHA / VA financing guidelines

THIS WEEKEND'S OPEN HOUSES

Can You Tour Starling at Stonebridge Homes This Weekend?

Open houses in active Stonebridge phases are more common than in built-out luxury communities — Howard Hughes Corporation's sales centers hold weekend events regularly. For resale townhomes, most sellers show by appointment on short notice. Set up instant alerts to get notified when a Starling home opens — or browse every active listing below.

RELOCATION TIMELINE

How to relocate to Starling at Stonebridge in 8 steps

From first research to keys-in-hand, here's the 8-12 week timeline most Stonebridge 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.

1. 01

   Choose your floor plan and price range

   Starling townhomes run $550K–$800K depending on floor plan, finish level, and phase. Decide whether you want a new-construction phase or a resale unit — both have trade-offs on price, timing, and HOA state.

2. 02

   Get pre-approved — confirm project approval

   FHA and VA loans require lender HOA project approval on specific buildings — get this confirmed before you fall in love with a floor plan. Conventional at 5–20% down is the smoothest path if you qualify.

3. 03

   Hire a Stonebridge specialist

   With active construction phasing, understanding current absorption rates, new-phase pricing, and resale comparables requires an agent who tracks the village weekly. Our team does.

4. 04

   Tour in person or virtually

   We offer virtual tours for out-of-state buyers — floor plans, walk-throughs, and neighborhood context without a flight. In-person showings are same-day in most cases.

5. 05

   Write and negotiate the offer

   New construction and resale negotiate differently: builders use incentive packages (closing credits, upgrades), while resale sellers want clean financing terms and quick timelines. Ask us where each opportunity actually stands.

6. 06

   Inspection and HOA document review

   Order the resale disclosure package: current dues, reserve study, assessment history, CC&Rs. For new construction, review the builder purchase agreement carefully — builder contracts have limited contingency windows.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. For FHA/VA, confirm building warrantability is cleared before the appraisal is ordered — otherwise you may need to switch loan programs.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Summerlin master association and the Starling sub-association, then handle the Nevada DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Stonebridge Economy?

Stonebridge residents plug into the western Las Vegas professional corridor: Downtown Summerlin five minutes away, Summerlin Hospital fifteen minutes north, and the Strip twenty minutes east. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, and the 89138 corridor puts average household income above $110,000.

Top Stonebridge-Area Employers

• Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west side's largest retail employment hub — five minutes from Starling
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, roughly fifteen minutes north on Rampart
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border — fifteen minutes south
• Howard Hughes CorporationMaster developer with ongoing construction management and community management operations in all Summerlin villages
• Clark County School District (west region)Area campuses including Sig Rogich MS, Vanderburg ES, and Palo Verde HS
• The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Pkwy and I-15

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

COMMUNITY COMPARISON

How Does Starling at Stonebridge Compare to Summerlin, Henderson, and Las Vegas?

If you're weighing Starling against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Stonebridge wins on school quality and Red Rock access, Summerlin (broader) on selection and new construction, Henderson on citywide safety — sources are LVR, the U.S. Census, and GreatSchools.

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

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Starling at Stonebridge?

Stonebridge sits at the intersection of the 215 Beltway and West Charleston Boulevard — the west valley's two most important commute arteries. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Stonebridge destinations beat that comfortably.

Drive Times from Starling at Stonebridge

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

Transportation Options

• Driving

  The clear default: Stonebridge's 215 Beltway access and Charleston corridor connectivity put Downtown Summerlin, the Strip, and Harry Reid Airport all within 5–30 minutes with minimal traffic friction versus the eastern valley.

• RTC Transit

  Routes serve the Charleston and Sahara corridors adjacent to Stonebridge, but residents should not plan a car-free lifestyle — Summerlin is built around driving, and car ownership is the norm.

• Cycling & Trails

  Summerlin's 150-plus miles of trails connect directly to Stonebridge — residents bike to Downtown Summerlin, neighboring villages, and into Red Rock Canyon National Conservation Area without using a road.

• Rideshare

  Fast and affordable this close to the west-valley core — airport runs cost roughly $25–$40 from Stonebridge, and in-community pickups are straightforward without a gate or visitor-access complication.

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

Quick Answer

What down payment do you need to buy in Starling at Stonebridge?

Most Starling buyers put down 3.5% to 20%. FHA allows 3.5% down — on a $650,000 townhome, roughly $22,750 — and is a common path for first-time buyers in Stonebridge. Conventional financing works smoothly at 5–20% down for buyers who qualify. VA loans allow 0% for eligible veterans. The key early step: have your lender confirm HOA project approval on the specific building before you write an offer, especially for FHA and VA programs, as not all townhome complexes qualify.

PEOPLE ALSO ASK

What Else Do People Ask About Starling at Stonebridge?

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

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships in Summerlin West, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across every Summerlin village including Stonebridge — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Starling at Stonebridge?

Compare Starling with neighboring Summerlin villages and nearby cities across the west valley. Each card pairs the commute time with price positioning, so you can judge whether trading the townhome format for a different lifestyle actually buys you more home for the money.

A–Z INDEX

Which Stonebridge Neighborhoods Can You Explore A–Z?

Stonebridge village spans townhomes and single-family neighborhoods in Summerlin West — from Starling and Sandalwood townhomes at $550K–$800K to detached single-family homes priced from $700K. The entries below are indexed alphabetically; dedicated neighborhood detail pages are rolling out as the village builds out with new Howard Hughes Corporation phases.

Sources & Methodology

Where Does This Starling at Stonebridge Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Stonebridge is an active-construction village, we present 89138 ZIP-area statistics as area benchmarks — not subdivision-only claims — and omit subdivision-level medians that small samples cannot support. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for the 89138 ZIP corridor. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan data: trail mileage, village descriptions, community infrastructure, and development phasing. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Stonebridge is not separately tabulated). census.gov/quickfacts
4. Clark County School District — School zoning, enrollment, and campus information for CCSD schools serving Stonebridge. ccsd.net
5. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Stonebridge-area campuses. greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89138 corridor. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
8. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
9. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
10. 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