Top Rated
9/10
9/10John W. Bonner ES
Zoned · Summerlin South (5 min)
K-5850 Students18:1
Summerlin, Las Vegas
Summit Hills at Summerlin Homes For Sale
Nevada's #1 team for Summit Hills real estate. Search established single-family homes on elevated terrain with Red Rock and valley views — 300+ residences priced $550K–$900K in the heart of Summerlin South, ZIP 89135.
COMMUNITY PRICE RANGE
$550K–$900K
Community plan record
ZIP 89135 MEDIAN LIST
$1.0M
LVR / GLVAR, June 2026
HOMES IN COMMUNITY
300+
Community plan record
DAYS ON MARKET (ZIP 89135)
44
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 Summit Hills at Summerlin at a Glance?
Summit Hills delivers 300+ hillside single-family homes priced $550K–$900K in Summerlin South (ZIP 89135), developed by Howard Hughes Corporation around 2010, with a ZIP-area median list near $1,000,000 per Las Vegas REALTORS, 44 median days on market, and 10/10 Sig Rogich Middle School zoning. The takeaways below cover what moves pricing here.
- The view premium: elevated hillside lots with Red Rock Canyon or valley views price at the top of the $550K–$900K band — verify the actual corridor before offering.
- The location: 5 minutes to Downtown Summerlin, 10 to Red Rock Canyon, 20 to the Strip — Summerlin South's best-connected non-gated address.
- Best for: families wanting 10/10 schools without guard-gated dues, California relocators trading equity for Nevada's zero income tax, and long-hold investors in Summerlin's constrained supply.
- Built-out resale: no new construction since 2010 — 300+ homes is the permanent count, and owner-added upgrades create meaningful pricing spread.
- Do your homework: HOA tiers ($90–$250/mo), lot position and view corridor, and school-zoning confirmation for your exact address all deserve early diligence.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Summit Hills Homes for Sale?
Summit Hills sits in ZIP 89135 — a premium Summerlin South corridor where the median list price runs near $1,000,000 according to Las Vegas REALTORS MLS data, though Summit Hills itself prices $550K–$900K. The eight newest ZIP-area listings appear below, refreshed daily, and every active listing is searchable in our live Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Summit Hills–Area Homes Sell in Each Price Range?
Summit Hills prices span $550,000–$900,000, sitting within the broader ZIP 89135 Summerlin South corridor tracked by Las Vegas REALTORS MLS data. The bands below show where competition concentrates across the ZIP area — Summit Hills itself occupies the $550K–$900K middle tier.
Browse Summit Hills Listings
How Can You Find a Summit Hills Home by Type, View & Price?
Summit Hills' 300+ homes span hillside view lots, upgraded homes with pools, and original-condition resale opportunities in the $550K–$900K range — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Summerlin South Villages Should You Compare?
Summit Hills sits alongside several Summerlin South villages that buyers cross-shop. The cards below pair each with its price positioning and a link to the closest matching hub or search.
By Property Type
By Price Range
Updated daily · 300 active listings · MLS data
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Custom alerts by view type, price, beds, and pool — no spam, unsubscribe anytime. With 300+ homes and a 44-day median market, the right Summit Hills property typically appears a handful of times per quarter; alert subscribers see it within hours, not weeks.
- 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
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EDUCATION
9/10
9/10
8/10
8/10
How Are the Schools for Summit Hills Families?
Schools are Summit Hills' strongest card: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools form one of the top public-school sequences in Clark County. Private options include The Meadows School and Bishop Gorman High School, with Doral Academy Red Rock and Pinecrest Academy anchoring the charter tier.
9/10The Meadows School (Lower)
Private · Summerlin area (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock (ES)
Charter · Summerlin (12 min)
K-8900 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin area (10 min)
K-8700 Students18:1
8/10Coral Academy of Science
Charter · west campuses (15 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Summit Hills Families?
According to GreatSchools.org, Summit Hills families benefit from one of Summerlin's strongest public-school sequences — Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) — plus private options in Bishop Gorman and The Meadows School. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich MS | Public (zoned) | 6-8 | 10/10 | Summerlin · 8 min | $550,000+ |
| 2 | John W. Bonner ES | Public (zoned) | K-5 | 9/10 | Summerlin South · 5 min | $550,000+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 12 min | $550,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-8 | 9/10 | Summerlin · 12 min | $550,000+ |
| 5 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $550,000+ |
SAFETY & CRIME
Is Summit Hills at Summerlin Safe?
Direct Answer
Yes — Summit Hills is an open-access established Summerlin neighborhood with 85% owner-occupancy and LVMPD coverage. The community's mature, low-through-traffic streets and Summerlin master plan standards create a safe daily environment. Benchmark the surrounding area through FBI Uniform Crime Reporting data, and note that adjacent guard-gated options exist for buyers who prioritize a staffed entry point.
- Owner-occupied householdsCommunity plan record
- Las Vegas Metro Police coverageCity of Las Vegas jurisdiction
- Summerlin master standards enforcedHoward Hughes Corporation
- Through-traffic by designHillside cul-de-sac layout
What Buyers Should Know
Summit Hills' 65-acre hillside footprint naturally limits through-traffic — the cul-de-sac and loop street layout means most vehicles on community streets belong to residents or their guests. Combined with 85% owner-occupancy and Summerlin master HOA standards, this creates a day-to-day environment that our agents consistently hear described as quiet and neighborly.
The surrounding ZIP 89135 Summerlin South corridor is among the lower-crime areas in the Las Vegas Valley. Property crimes run to occasional package theft and vehicle break-ins along commercial corridors — rates buyers can verify directly through FBI UCR-based tools before writing an offer.
For buyers who want an added layer of staffed-gate security, The Ridges and Red Rock Country Club are both within ten minutes and available for comparison. Our agents walk that trade-off clearly: the gate adds $250,000–$1M+ to the entry price and meaningful monthly dues — Summit Hills delivers the neighborhood character without those carrying costs.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community character notes per the NREG plan record. Last updated June 2026.
Living In
What's It Like Living in Summit Hills at Summerlin?
The Answer
Living in Summit Hills means hillside morning views across the Las Vegas Valley, quick access to Red Rock Canyon, and 300+ miles of Summerlin trails from your doorstep. The community sits within Las Vegas (ZIP 89135) and was developed by the Howard Hughes Corporation around 2010 — fully established, 300+ homes, no new construction, and five minutes from Downtown Summerlin.
What is Summit Hills known for?
Summit Hills is known for its gently elevated hillside position, view lots that look across the Las Vegas Valley and toward the Spring Mountains, and access to Summerlin's full amenity network — 300+ trail miles, recreation centers, and Downtown Summerlin — without the guard-gated premium.
Who should live in Summit Hills?
Families wanting Bonner Elementary (9/10) and Rogich Middle (10/10) zoning without guard-gated dues, California relocators looking for views and top schools at $550K–$900K, and established-community investors who value Summerlin's constrained supply and long resale track record.
What is daily life like?
Morning walks on Summerlin's trail network starting from your street, errands at Downtown Summerlin five minutes south, afternoon hikes at Red Rock Canyon ten minutes west, and evenings on a hillside patio watching the Las Vegas Valley lights come on across the horizon.
Location
Where Is Summit Hills
Summit Hills occupies 65 acres of gently elevated terrain in the Summerlin South / The Cliffs area of Las Vegas, ZIP 89135. Positioned roughly five minutes from Downtown Summerlin, ten from Red Rock Canyon, and twenty from the Strip via Summerlin Parkway.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Summit Hills at Summerlin
At a Glance$550,000–$900,000
Community Price Range
$1,000,000
ZIP 89135 Median List
44
Days on Market (ZIP 89135)
$90–$250/mo
HOA Fee Range
- Setting
- Elevated hillside within Summerlin South
- Acreage
- 65 acres
- Homes
- 300+
- Established
- 2010
- Developer
- Howard Hughes Corporation
- Gate
- Open access (no guard gate)
- HOA
- $90–$250/mo combined
- Schools
- Bonner ES 9/10 · Rogich MS 10/10 · PV HS 8/10
- Trail Access
- 300+ miles Summerlin network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
- Distance to Red Rock
- ~10 min
LIVABILITY REPORT CARD
How Does Summit Hills Score?
Summit Hills earns top marks for schools, outdoor access, and value-per-square-foot against comparable Summerlin South communities, with honest trade-offs on guard-gated privacy and resale supply. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first tour.
Grade A+: Schools
Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10 per GreatSchools — among Summerlin's strongest public-school trio.
Grade B+: Safety
Open-access Summerlin neighborhood with LVMPD coverage and master HOA standards; no staffed gate, but established and owner-heavy.
Grade B+: Cost of Living
$550K–$900K pricing with $90–$250 monthly HOA is strong value for Summerlin South elevation and school quality.
Grade A: Outdoor Access
Fox Hill Park in-community, Red Rock Canyon ten minutes west, 300+ miles of Summerlin trails from the front door.
Grade A-: Amenities
Full Summerlin amenity access: recreation centers, pools, parks, and Downtown Summerlin five minutes away.
Grade A-: Commute
5 min to Downtown Summerlin, 20 to the Strip, 30 to the airport — Summerlin South's best-connected non-gated village.
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 Summit Hills at Summerlin a good place to live?
Yes — especially for families and California relocators who want Summerlin's top-tier schools, trail access, and hillside views at $550K–$900K without a guard-gated premium. Summit Hills pairs Bonner Elementary (9/10), Rogich Middle (10/10), and Palo Verde High (8/10) with a five-minute drive to Downtown Summerlin and ten minutes to Red Rock Canyon. The trade-offs are real — no staffed gate and a 300-home resale-only market — but for buyers who value schools, views, and Summerlin access, Summit Hills is consistently underrated.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Summit Hills?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Summit Hills — the parent city holds 656,274 residents with a median household income of $66,820. Inside Summit Hills, the profile is notably stronger: community records show 900+ residents across 300+ households, a median age of 42, and average household income above $120,000.
The Census does not tabulate Summit Hills separately from Las Vegas, so citywide figures serve as the statistical backdrop. Within the community, our closing data reflects a mix of growing families targeting the 10/10 Rogich school zone, move-up buyers from lower Summerlin villages seeking elevation and views, and California relocators trading Bay Area equity for Nevada's zero income tax and a hillside Summerlin address at under $900K.
900+
vs Las Vegas 656,274
42
vs Clark Co 38
$120,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
300+
vs Clark Co ~860,000
$550K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Summit Hills is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Summit Hills Area Growing?
Summit Hills itself is fully built — 300+ homes since 2010, with growth happening through upgrades and renovations rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin South corridors around Summit Hills remain among the most in-demand in the west valley.
656,274Las Vegas residents (Census)
300+Summit Hills homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Summit Hills, growth is capped by the 65-acre footprint: 300+ homes built out, no land remaining for new construction. The surrounding ZIP 89135 corridor — Summerlin South's premium tier — remains one of the most sought-after addresses in the valley, with the Howard Hughes Corporation master plan continuing to constrain supply in every adjacent Summerlin village.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Summit Hills Score for Livability?
Summit Hills scores highest on schools and outdoor access: a 10/10 middle school zone, Red Rock Canyon ten minutes west, and 300+ trail miles starting at the front door. The honest trade-offs are no guard gate and a 300-home resale-only market that moves slowly. Six categories below, benchmarked to Census and GreatSchools data.
- 84B+
Overall Livability
- 93A
Schools (public + private)
- 72B
Safety (open access)
- 65B
Cost of Living
- 90A
Outdoor Access
- 86A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Summit Hills Area Real Estate Market Trending?
The charts below show ZIP 89135 (Summerlin South) sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the benchmark Summit Hills trades against. Summit Hills itself is 300+ homes, too small for a monthly series; the cards report the ZIP-area context: $1,000,000 median list, 44 median days on market.
Median List Price
$1,000,000 ZIP 89135 median (Summerlin South), June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
44 median days across ZIP 89135; view-lot premium homes can be faster
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Active Summerlin South market — Summit Hills trades in line with the ZIP
vs May 2025
Source: Las Vegas REALTORS
44
ZIP-AREA DAYS ON MARKET
$1.0M
ZIP 89135 MEDIAN LIST
300+
HOMES IN SUMMIT HILLS
< 1 hr
OUR RESPONSE TIME
ESTABLISHED INVENTORY
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is the Summit Hills market right now?
ZIP 89135 is a measured market — homes took a median of 44 days to sell per Las Vegas REALTORS data, reflecting deliberate buyers at the $550K–$1M+ price tier. Within Summit Hills, elevated view lots with pools move faster than interior original-condition homes; price to the lot position, not just the square footage.
52Measured / Deliberate
- 44 daysZIP 89135 median DOM (sold)
- $1.0MZIP 89135 median list price
- 300+Homes in Summit Hills
- 85%Owner-occupied rate
Is Summit Hills Right for You?
Who Should Buy a Home in Summit Hills?
Summit Hills isn't one-size-fits-all — it's 300+ hillside homes spanning $550K–$900K, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to the community, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Types Fit Summit Hills Best?
Families with School-Age Children
- Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) zoned direct
- Community streets with minimal through-traffic
- Fox Hill Park and Cottonwood Canyon Park nearby
- Active Summerlin HOA standards and maintenance
California Relocators
- $550K–$900K buys a view-lot single-family that costs $2M+ in comparable CA suburbs
- Zero Nevada state income tax vs. California 13.3%
- 0.5–0.75% property tax capped at 3% annually
- Our relocation team handles virtual tours and school-zoning verification
Move-Up Buyers from Lower Summerlin
- Step up to elevated terrain and view lots within the same master plan
- HOA $90–$250/mo vs. $250–$700+ in guard-gated villages
- Same Summerlin amenity network — more home for the money
- Established 2010-era quality with upgrade upside
Long-Hold Investors
- Summerlin's constrained western land supply supports long-term values
- 85% owner-occupancy limits rental competition and supports resale pricing
- Established since 2010 with consistent resale track record
- Upgrade-enhanced homes outperform original-spec on resale
Outdoor-First Buyers
- Red Rock Canyon 10 minutes west — hiking, climbing, scenic drive
- TPC Summerlin golf 10 minutes north
- 300+ miles of Summerlin trails starting at the front door
- Spring Mountains skiing 40 minutes up the mountain
Downsizers from Larger Summerlin Homes
- Single-story floor plans available in the $550K–$700K range
- HOA-maintained common areas reduce exterior upkeep burden
- Same community character as premium Summerlin — at a more manageable scale
- Low through-traffic streets ideal for daily walking routines
Best Fit For
- Families targeting the Rogich MS zone — a 10/10 middle school zoned right from the community, paired with Bonner ES (9/10) and Palo Verde HS (8/10).
- California relocators — hillside views and top schools at $550K–$900K, with zero state income tax and a 3% property-tax cap vs. California's 13.3% top rate.
- Move-up buyers — elevated terrain, view lots, and upgraded homes within the Summerlin master plan at meaningfully lower entry than guard-gated alternatives.
- Long-hold investors — Summerlin's constrained supply, 85% owner-occupancy, and a consistent 2010-vintage resale track record.
- Outdoor-first households — Red Rock Canyon in ten minutes, 300+ Summerlin trail miles from the front door, and TPC Summerlin golf a short drive north.
- Buyers who value view premiums — hillside lot positions that frame Red Rock and valley views — at a fraction of the guard-gated premium charged for the same sight lines next door.
Ready to explore homes in Summit Hills? Our team knows every hillside lot, view corridor, and upgrade-tier inside the community.
Start Your Home SearchPros
- Sig Rogich MS (10/10), Bonner ES (9/10), and Palo Verde HS (8/10) form one of Summerlin's strongest public-school sequences
- Hillside elevation with Red Rock Canyon and valley views from many lots
- Five minutes to Downtown Summerlin's retail, dining, and entertainment complex
- Ten minutes to Red Rock Canyon's 195,000-acre conservation area
- Howard Hughes Corporation master plan: 300+ trail miles, nine rec centers, and multiple aquatic facilities
- Zero Nevada state income tax and a 3% primary-residence property-tax cap under NRS 361.471
- Lower HOA costs ($90–$250/mo) vs. guard-gated Summerlin villages ($250–$700+/mo)
Honest Considerations
- No guard gate — buyers prioritizing 24-hour staffed entry need to look at The Ridges or Red Rock Country Club nearby
- Resale only since 2010 — no new construction, and finish quality varies widely between original-spec and fully upgraded homes
- 300-home market moves slowly — patience required; inventory turns over a handful of times per year
- Summer heat — 105°F+ stretches July through September, like the rest of the valley
- View lot premiums are real but not universal — verify the corridor before offering near the top of the range
- Jumbo financing may apply near the $900K ceiling — confirm loan type with your lender before touring
Village Comparison
How Does Summit Hills Compare to Nearby Summerlin Villages?
A like-for-like comparison of Summit Hills and the Summerlin South villages buyers most often cross-shop — pricing, gate status, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 300 homes, enclave-level medians would be statistical noise, so we publish plan ranges.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Summit Hills | $550K–$900K | n/a* | 44 (ZIP-area) | 300+ homes | Views · Schools · Non-gated value |
| The Ridges | From $2M+ | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated |
| The Cliffs (Summerlin) | From $800K+ | n/a* | n/a* | n/a* | Luxury · Mountain views |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated golf · Privacy |
| The Paseos | From $500K | n/a* | n/a* | n/a* | Mid-range Summerlin · Trails |
| Summerlin Cerrado | From $600K+ | n/a* | n/a* | n/a* | Mid-range Summerlin · Gated |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-village $/SF and DOM are intentionally omitted for small-sample communities — ZIP-area benchmark: 44-day median DOM, $1.0M median list (89135).
Village Deep Dive
What's Inside the Summerlin South Corridor?
Submarket 1
Summit Hills
The hillside Summerlin South value leader: 300+ homes on elevated terrain with Red Rock and valley views, top-tier school zoning, and $90–$250 monthly HOA instead of the guard-gated premium.
Browse Summit Hills homes →$550K–$900KMedian Price
44 (ZIP-area)Days on Market
300+ homesActive Listings
n/a*Price / Sq Ft
Submarket 2
The Ridges
Summerlin's pinnacle guard-gated village with Bear's Best golf — custom estates starting above $2 million, 24-hour staffed entry, and some of the valley's most dramatic Red Rock views.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs (Summerlin)
The elevated Summerlin South luxury tier just above Summit Hills — larger homes and premium view lots, a step up in price from Summit Hills with comparable school zoning.
Browse The Cliffs (Summerlin) homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Red Rock Country Club
Two Arnold Palmer championship courses inside a guard-gated community — buyers who want the staffed gate and golf lifestyle pay $1.2M+ entry versus Summit Hills' $550K floor.
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 5
The Paseos
A popular established Summerlin village with parks, trail connectivity, and contemporary homes starting near $500K — the closest comparable to Summit Hills at a slight price discount.
Browse The Paseos homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Summerlin Cerrado
A smaller Summerlin South village offering partial gating and a similar price point to Summit Hills, for buyers who want added access control without the full guard-gated premium.
Browse Summerlin Cerrado homes →$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Red Rock Canyon — The Lifestyle Anchor
The Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area is ten minutes west of Summit Hills — the 13-mile scenic loop, 30+ miles of hiking trails, and world-class sandstone climbing define the outdoor lifestyle that makes Summerlin South the valley's most sought-after address.
Browse Red Rock Canyon — The Lifestyle Anchor homes →195KConservation Acres
13 miScenic Loop
10 minFrom Summit Hills
30+Hiking Trail Miles
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits?
BY ZIP CODE
How Does ZIP 89135 (Summerlin South) Break Down?
Summit Hills sits in ZIP 89135 — Summerlin South's premium corridor, which blends communities ranging from $550K non-gated villages to $5M+ guard-gated estates. The table below breaks that ZIP into its real segments so buyers can interpret the $1,000,000 ZIP-area median honestly.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Summit Hills — non-gated hillside village | $550K–$900K (plan range) | n/a* | 44 (ZIP-area) | 300+ homes | n/a* |
| 89135 | The Cliffs / elevated Summerlin South corridor | From $800K+ | n/a* | 44 (ZIP-area) | — | n/a* |
| 89135 | The Ridges (guard-gated ultra-luxury) | From $2M+ | n/a* | varies by estate | — | n/a* |
| 89135 | Red Rock Country Club (guard-gated golf) | From $1.2M | n/a* | varies | — | n/a* |
| 89135 | Full ZIP 89135 benchmark (all corridors) | ~$1,000,000 median list | — | 44 | Active Summerlin South market | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Summit Hills Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the Howard Hughes Corporation plan record — capture Summit Hills faster than any brochure: 300+ homes, a $550K–$900K plan range, a 10/10 middle school, and ten minutes to Red Rock Canyon.
$550K–$900K
Summit Hills' plan price range — hillside view lots anchor the top; interior original-condition homes start the bottom.
Community plan record
$1.0M
Median list price across ZIP 89135 (Summerlin South) — the premium ZIP context Summit Hills trades within.
Las Vegas REALTORS, June 2026
300+
Homes on 65 acres — the permanent count since the community built out around 2010 under Howard Hughes Corporation.
Community plan record
44
Median days from list to accepted offer across ZIP 89135 — a measured, deliberate buyer's market at this price tier.
LVR / GLVAR, June 2026
10/10
Sig Rogich Middle School's GreatSchools rating — Summit Hills' single strongest buyer magnet and the school that most families cite first.
GreatSchools · Nevada Report Card
2010
The year Summit Hills delivered its homes under the Howard Hughes Corporation Summerlin master plan — 15+ years of established character.
Community plan record
$120,000+
Average household income inside the community — roughly 60% above the Clark County median.
NREG community plan record
10 min
Drive to Red Rock Canyon National Conservation Area — the lifestyle anchor that makes Summerlin South the valley's most coveted address.
Community drive time record
WHY SUMMIT HILLS
Why Does Summit Hills Stand Apart From Its Peers?
From hillside views to a 10/10 middle school zone, Summit Hills delivers Summerlin South's strongest non-gated value proposition. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools ratings, Census figures, and the community plan record — so you can check every claim.
- GreatSchools · CCSD
The Summerlin South school sequence
Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) — one of the strongest consecutive public-school trios in Clark County, zoned right from the community.
- Community plan record · LVR
Elevated view lots at non-gated pricing
Red Rock Canyon and valley views from hillside homesites priced $550K–$900K — view corridors that command $1.5M–$3M in comparable guard-gated enclaves nearby.
- Howard Hughes Corporation
Howard Hughes Corporation master plan
300+ miles of connected trails, recreation centers, parks, and Downtown Summerlin's amenities — fully accessible from Summit Hills without an additional membership or gate fee.
- NRS 361.471 · Nevada Dept. of Taxation
Nevada's zero income tax + 3% property-tax cap
No state income tax and a statutory 3% annual cap on primary-residence assessed value keep long-run ownership costs predictable and California-moving-expense math compelling.
- Bureau of Land Management
Red Rock Canyon in ten minutes
The Bureau of Land Management's 195,000-acre Red Rock Canyon conservation area — world-class hiking and climbing, the 13-mile scenic loop — is ten minutes west on W. Charleston Boulevard.
WHY BUY IN SUMMIT HILLS
What Are the Top 10 Reasons to Buy a Home in Summit Hills?
Summit Hills' case rests on school quality, hillside views, and Summerlin South positioning: a 10/10 middle school zone, Red Rock views, and $550K–$900K pricing capped at 3% annual property-tax growth under Nevada Revised Statutes 361.471, with zero Nevada state income tax. Ten sourced reasons follow.
Sig Rogich MS — 10/10 public school
One of Nevada's top-rated public middle schools, zoned directly from Summit Hills per GreatSchools and the Nevada Report Card.
GreatSchools · Nevada Report Card
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California households relocating to Summit Hills.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs for long-hold buyers.
NRS 361.471
Hillside elevation and views
Many lots look across the Las Vegas Valley or toward the Spring Mountains — a natural amenity that appreciates with community scarcity.
Community plan record
Red Rock Canyon in 10 minutes
The BLM's 195,000-acre conservation area — hiking, climbing, and the scenic loop — is the valley's most coveted lifestyle amenity.
Bureau of Land Management
Downtown Summerlin in 5 minutes
Open-air retail, restaurants, events, and Las Vegas Ballpark — the west valley's lifestyle hub at the closest practical commute from any Summerlin South village.
Howard Hughes Corporation
85% owner-occupancy stability
High ownership rate supports community pride, HOA health, and resale pricing — the hallmark of Summerlin's established villages.
Community plan record
Upgrade-driven value upside
Many 2010-vintage homes carry owner-added pools, outdoor kitchens, and renovated interiors that lift value meaningfully above original spec — well-chosen resale beats new construction math.
Community plan record
Summerlin's 300+ trail miles from the door
Howard Hughes Corporation's trail network threads every Summerlin village — Summit Hills residents step onto the system from their street.
Howard Hughes Corporation
Constrained western land supply
Summerlin's master plan approaches its western boundary — future land is finite, which structurally supports existing home values in every built-out village.
Howard Hughes Corporation · community plan record
New Construction
Who Builds New Homes Near Summit Hills?
No production builder operates inside Summit Hills — the community's 300+ homes completed around 2010 and today's market is resale only. Buyers wanting new construction near Summerlin South can shop active villages in The Cliffs and Canyons areas, where Howard Hughes Corporation continues master-plan deliveries. Builder incentives change monthly.
Luxury & Move-Up
Toll Brothers
The closest luxury production profile to Summit Hills resale
Family & Mid-Market
Lennar
Broadest Summerlin South new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Summit Hills remodels
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers considering Summit Hills patio-style homes
Family
Richmond American
Value-oriented new builds for buyers whose budget sits below Summit Hills entry
Outdoor Recreation
What Outdoor Amenities Does Summit Hills Offer?
Summit Hills residents trade lot acreage for direct access to Summerlin's trail network and a ten-minute drive to one of the country's finest conservation areas. The Howard Hughes Corporation's master plan provides 300+ trail miles, nine recreation centers, and parks throughout the community network — usable across 300 days of Las Vegas sunshine annually.
IN-COMMUNITY (5 min)
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
Summit Hills' closest community park — an adventure playground, disc golf course, desert trail connections, and picnic areas in a spacious desert-landscape setting.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear greenway connecting Summerlin South neighborhoods with walking trails, desert-adapted gardens, and open space that links to the broader Summerlin trail network.
IN-COMMUNITY
Cottonwood Canyon Park
~8 acresPlayground · Sports courts · PathsFree
The neighborhood's closest micro-park: playground equipment, basketball and sports courts, and walking paths connecting to community streets.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class sandstone climbing, and 30+ miles of hiking trails managed by the Bureau of Land Management.
FROM FRONT DOOR
Summerlin Trail Network
300+ milesWalking · Running · CyclingFree
Howard Hughes Corporation's 300+ mile connected trail system starts at Summit Hills' community streets — the valley's most comprehensive walking and cycling network.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's lifestyle hub — outdoor dining, retail, seasonal events, and Las Vegas Ballpark, five minutes south on W. Charleston Boulevard.
10 MIN
TPC Summerlin
18 holesChampionship golfMember/daily-fee
Host of the PGA Tour Shriners Children's Open — a Tom Weiskopf and Jay Morrish design with challenging desert canyon terrain ten minutes north.
40 MIN
Spring Mountains / Mt. Charleston
316,000 acresHiking · Skiing · CampingFree / fee areas
The Spring Mountains National Recreation Area offers skiing in winter and cool-elevation hiking in summer — a genuine altitude escape forty minutes from Summit Hills.
The Summit Hills Lifestyle
What Does a Weekend in Summit Hills Look Like?
Three moods within minutes of home: a morning run on Summerlin's 300+ trail miles, an afternoon at Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management ten minutes west, and dinner at Downtown Summerlin five minutes south — with a hillside sunset view from the back patio to close the day.
300+Trail Miles from the Door
10 minto Red Rock Canyon
5 minto Downtown Summerlin
10/10Middle School Zone
THIS WEEKEND'S OPEN HOUSES
Can You Tour Summit Hills Homes This Weekend?
Summit Hills is an open-access community, so weekend open houses run more freely than in guard-gated villages. Set up instant alerts for the moment a home schedules an open house — or browse active listings now and let us arrange a private tour, including view-lot walk-throughs to compare hillside positions.
Quick Answer
What are HOA fees in Summit Hills at Summerlin?
Budget $90–$250 per month, combining the Summerlin master association fee with Summit Hills sub-association dues. The master fee funds Howard Hughes Corporation's 300+ trail miles, nine recreation centers, and community parks. The sub-association covers common-area maintenance specific to Summit Hills. Request the full resale package — current dues, reserve funding, and any pending assessments — early in escrow. Confirm the reserve study shows a healthy balance, and compare total monthly carrying cost, not just list price, when evaluating candidates.
Moving to Summit Hills
Should I Move to Summit Hills at Summerlin?
California households choose Summit Hills because the tax math is impossible to ignore: California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and Summit Hills adds hillside views, 10/10 schools, and $550K–$900K pricing that buys a fraction of the Bay Area equivalent.
Why California Buyers Are Choosing Summit Hills
The tax math is direct: California's top marginal state income-tax rate is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes alone. Summit Hills adds what coastal view communities can't answer at the price: a 0.5–0.75% effective property-tax rate capped at 3% annual growth for primary residences, an elevated hillside setting with Red Rock and valley views, and Summerlin South school zoning that includes a 10/10 middle school.
At an $800,000 budget, Bay Area buyers are competing for dated condominiums or small lots in aging suburbs. That same budget in Summit Hills secures a hillside single-family home with Red Rock Canyon views, a private pool, and access to 300+ miles of Summerlin trails — five minutes from Downtown Summerlin and twenty from the Strip.
According to Las Vegas REALTORS, the median list price in ZIP 89135 runs near $1,000,000 — Summit Hills itself trades $550K–$900K. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area ten minutes west, and the Howard Hughes Corporation's Summerlin master plan provides 300+ miles of connected trails from Summit Hills' doorstep.
Summit Hills runs on a professional household profile: average income above $120,000 per community records, 85% owner-occupancy, and a median age of 42. The Downtown Summerlin corporate and retail corridor sits five minutes south, Summerlin Hospital Medical Center is roughly ten minutes away, and the Strip's resort employment core is about twenty minutes east — positioning Summit Hills families at the intersection of Summerlin's lifestyle and Las Vegas's economic engine.
Cost of Living Snapshot — Summit Hills vs. the Bay Area
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters here: elevated hillside living with top-rated schools that costs multiple millions in the Bay Area is attainable at $550K–$900K in Summit Hills.
| Metric | Summit Hills, NV | San Francisco Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price | $550K–$900K (Summit Hills) | $1.4M+ (comparable suburbs) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1%+ |
| HOA / Community Fee | $90–$250/mo | $400–$800+/mo (comparable HOA areas) |
| Airport Commute | ~30 min (Harry Reid) | 45–75+ min (SFO/OAK) |
Figures are approximate, for illustration. Contact our team for current market data.
Summit Hills Rental Market — Rent vs. Own
Owner-occupancy runs 85% per community records, which structurally limits the rental supply in Summit Hills. Executive leases in the $550K–$900K tier appear occasionally but move quickly — the same scarcity that supports resale pricing compresses rental inventory. Short-term vacation rentals are regulated by Clark County and the Summerlin master HOA; never underwrite short-term income on a Summit Hills purchase without reading the CC&Rs and current county rules first.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Summit Hills? Our team specializes in out-of-state relocation — virtual tours with view-corridor walk-throughs, school-zoning verification for your exact address, lot-premium analysis, and closing coordination without multiple flights in.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Summit Hills at Summerlin in 8 steps
From first research to keys-in-hand, here's the 8–12 week timeline most Summit Hills 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.
Set your budget and lot priorities
Decide whether you're targeting a view-lot hillside home ($750K–$900K) or an interior-lot original-condition entry ($550K–$700K). Each has different financing paths and upgrade considerations.
Get pre-approved — price-tier aware
Summit Hills prices sit near the conventional conforming limit; your lender should confirm the right loan type before you tour. VA loans are available for eligible veterans at any tier.
Hire a Summit Hills specialist
View corridor identification, upgrade-value assessment, and HOA reserve health are judgment calls, not database lookups. Work with an agent who has recent Summit Hills transaction experience.
Verify school zoning for your exact address
Attendance boundaries within ZIP 89135 can differ street to street. Confirm Bonner ES, Rogich MS, and Palo Verde HS zoning for any specific address before offering — our team runs this check in minutes.
Tour in person or virtually
Summit Hills is open-access — showings don't require gate clearance. For out-of-state buyers, we walk view-lot positions on video so you can compare hillside elevations before flying in.
Write and negotiate the offer
Summit Hills is a 44-day median market — not a sprint, but competitive offers need clean terms. Ask us what the seller actually needs before you write.
Inspection and HOA package
Order the resale package early: combined HOA dues, reserve study, assessment history, and CC&Rs. A 2010-era community should show a funded reserve — our team flags any shortfall.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), set up HOA auto-pay, then handle Nevada DMV — driver's license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Summit Hills Economy?
Summit Hills runs on a professional household profile: executives, educators, healthcare workers, and entrepreneurs rather than a single anchor employer. 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 above $120,000 — roughly 60% above the Clark County median.
$120,000+Avg household income, Summit HillsNREG community plan record
85%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Summit Hills–Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about eight minutes from Summit Hills
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub — five minutes south
- Clark County School District (Summerlin South region)Bonner ES, Rogich MS, Palo Verde HS, and surrounding campuses employ hundreds of education professionals within the ZIP
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the western Summerlin corridor
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Howard Hughes CorporationSummerlin master-plan development and management operations
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Summit Hills Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Summit Hills against the valley's premium addresses, this side-by-side covers the metrics buyers ask about most, June 2026. Summit Hills leads on school quality and Red Rock access; guard-gated enclaves win on privacy; Henderson wins on citywide safety — sources: LVR, U.S. Census, and FBI UCR.
| Metric | Summit Hills | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Median List Price | $550K–$900K (plan) | $728K (Summerlin-wide) | $548K | $476K |
| ZIP-Area Median List | $1.0M (ZIP 89135) | $728K | $548K | $476K |
| Days on Market | 44 (ZIP 89135) | 21 | 21 | 20 |
| Population | 900+ (community) | ~127,000 | 331,857 | 656,274 |
| Middle School Rating | 10/10 Rogich MS | 7–10/10 (varies by village) | 7–9/10 (varies) | 5–9/10 (varies) |
| Guard-Gated | No (open access) | Select villages (The Ridges) | Select enclaves (MacDonald Highlands) | Select enclaves |
| Red Rock Access | 10 min direct | 10–20 min (varies by village) | 30–40 min | 20–30 min |
| New Construction | None — built out 2010 | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Best For | Schools · Views · Value | New Construction · Lifestyle · Outdoors | Families · Retirees · Safety | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Summit Hills income and population figures are community plan-record values; Summerlin figures are master-plan wide per HHC; city demographics are Las Vegas citywide. Last updated June 2026.
Cost of Ownership
What Will Summit Hills Cost You Each Month?
A $700,000 Summit Hills purchase runs about $5,100 monthly with 10% down at 7% per Freddie Mac's rate survey — including the combined HOA dues every Summerlin community carries. The tabs below model your payment, compare renting, and budget the community's $90–$250 monthly HOA range.
Payment Estimator
Estimate Your Summit Hills Payment
$5,160
Estimated Monthly Payment
- Principal & Interest$4,191
- Property Tax$356
- Insurance$150
- HOA$200
- PMI$263
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 Summit Hills right now?
Rental supply is structurally thin — 85% of households own — so executive leases command firm pricing when they appear. For 5+ year holds, Summit Hills' Summerlin South scarcity tilts decisively toward owning.
OWN (10% DOWN, 7%)
$5,110 / mo
- Principal & Interest
- $4,192
- Property Tax (~0.6%)
- $350
- Homeowners Insurance
- $130
- HOA (master + sub-association)
- $175
- PMI (10% down)
- $263
5-year net cost:~$163,000
Equity built:~$212,000
RENT (MODELED EXECUTIVE LEASE)
$3,800 / mo
- Executive-Home 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 a Summit Hills home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — the owner walks away with roughly $212,000 in equity (including the down payment) while the renter walks away with none. Summerlin's constrained supply supports appreciation above the modeled 3%, widening the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $175/mo blended HOA, modeled $3,800 executive lease.
HOA Fees by Community
HOA Fees by Tier
Every Summit Hills home pays into two tiers: the Summerlin master association and the Summit Hills sub-association. The combined total runs $90–$250 per month. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Summerlin Master Association
Included in the combined fee
Summerlin master HOA
Part of $90–$250 combined
Includes:
300+ trail miles, nine recreation centers, multiple pools, parks, and Howard Hughes Corporation community standards
Summit Hills Sub-Association
Combined $90–$250 / mo total
Summit Hills sub-HOA
Varies by sub-association tier
Includes:
Common-area maintenance, landscape upkeep, and community-specific amenities for the 65-acre hillside footprint
Due-diligence tip
Request in escrow
Includes:
Ask for the combined dues statement, reserve study, and any pending assessment history before signing the purchase agreement
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current combined dues, reserve study, assessment history, and CC&Rs
Transfer fees
Varies
Includes:
One-time master + sub-association charges at closing — price them into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Summit Hills?
Summit Hills sits at the intersection of convenience and escape: W. Charleston Boulevard provides direct western access to Red Rock Canyon while Summerlin Parkway links east toward the core. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Summit Hills destinations beat that comfortably.
Drive Times from Summit Hills
- 5 minDowntown Summerlin (dining & shopping)W Charleston Blvd east
- ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
- ~8 minSummerlin Hospital Medical CenterRampart Blvd north
- ~10 minTPC Summerlin (golf)Alta Dr north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 east
- ~25 minDowntown Las VegasSummerlin Pkwy → US-95 east
- ~30 minHarry Reid Intl AirportI-215 South
- ~40 minMt. Charleston (ski/hike)US-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 Summit Hills?
Most Summit Hills purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 10–14 days. Conventional financing is typical at this price tier; buyers near the $900K ceiling should confirm their lender can handle the loan type. HOA certification adds a few days for standard Summerlin resales — budget the full 45 days, and confirm your lender's timeline before you go under contract.
Quick Answer
What down payment do you need to buy in Summit Hills?
Most Summit Hills buyers put down 10–20%. At a $700,000 price point, that is $70,000 (10%) to $140,000 (20%). Conventional financing works for most of the range; homes near the $900K ceiling may cross the conforming loan limit into jumbo territory, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans. Have your lender pre-approve at the specific tier before touring — in a 44-day median market, you'll want to move quickly when the right view-lot home appears.
Summit Hills at Summerlin FAQ — 18 Answers
What Do Summit Hills at Summerlin Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Summit Hills at Summerlin?
Summit Hills homes trade in the $550,000–$900,000 range per the community plan record; hillside lots with Red Rock views push toward the top. The broader ZIP 89135 median — including premium Summerlin South villages — runs closer to $1,000,000 per Las Vegas REALTORS MLS data. Owner-added pools and renovated interiors move individual prices meaningfully within that band.
Is Summit Hills a guard-gated community?
No — Summit Hills is an open-access established Summerlin neighborhood governed by master HOA standards, not a staffed entry gate. The 300+ homes on its 65 hillside acres benefit from Summerlin's broader security environment and community standards. Buyers prioritizing a 24-hour staffed gate can compare The Ridges and Red Rock Country Club minutes away — our agents show all three in the same day so the price-versus-security trade-off is clear before any offer.
What are HOA fees in Summit Hills?
Budget $90–$250 per month, which combines the Summerlin master association fee with the Summit Hills sub-association dues. That covers common-area maintenance, trail upkeep, and access to Summerlin's 300+ miles of trails and multiple recreation centers per the Howard Hughes Corporation master plan. Request the resale package during escrow and review the reserve study — a community established around 2010 should show a funded reserve, and our team checks that for every client.
What schools serve Summit Hills?
Summit Hills students attend Clark County School District campuses rated among the best in the Summerlin corridor: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School and Bishop Gorman High School; charters include Doral Academy Red Rock (9/10) and Pinecrest Academy (8/10). Confirm zoning for your specific address before writing an offer — our team runs that check quickly.
Who built homes in Summit Hills?
Summit Hills was developed under the Howard Hughes Corporation Summerlin master plan around 2010 with national production builders delivering the 300+ residences. Floor plans run 2,000 to 3,500 square feet. Many homes now carry owner-added pools, outdoor kitchens, and renovated interiors that meaningfully lift value above original spec. Our agents know which plan types and view corridors command the sharpest premiums — worth asking before you shortlist.
What are property taxes like in Summit Hills?
Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $700,000 Summit Hills home that translates to approximately $3,500–$5,250 per year — a fraction of comparable California hillside-view communities, and with zero Nevada state income tax, the annual savings for a California household earning $300,000 easily exceed $25,000.
How does Summit Hills compare to The Ridges and Red Rock Country Club?
Summit Hills wins on affordability and accessibility: $550K–$900K entry versus $2M+ at The Ridges and $1.2M+ at Red Rock Country Club, with no mandatory club or gate dues. The Ridges counters with Bear's Best golf and 24-hour guard service; Red Rock Country Club with two Arnold Palmer courses and privacy. Buyers who want Summerlin views and quality without the guard-gated premium typically land in Summit Hills or The Paseos — we can walk that comparison side-by-side.
What is the Nevada vs. California tax advantage for Summit Hills buyers?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board. Nevada's is zero. A household relocating from the Bay Area or Southern California and earning $400,000 annually saves roughly $39,000 in state income taxes per year — enough to fund a meaningful down-payment supplement or accelerate payoff. Add a 0.5–0.75% property-tax rate capped at 3% annual growth, and the long-run carrying cost advantage over California is structural, not cyclical.
What views are available in Summit Hills?
Summit Hills sits on gently elevated terrain within the Summerlin South / The Cliffs area, and many homesites look out across the Las Vegas Valley floor or toward the Spring Mountains and Red Rock Canyon escarpment. Premium lots with clear Red Rock or valley views price toward the top of the $550K–$900K range; interior lots on quieter streets anchor the lower end. Our agents can identify which current listings carry real view corridors versus marketing language — ask before touring.
Is there new construction in Summit Hills?
No — Summit Hills completed its 300+ homes around 2010 under the Howard Hughes Corporation master plan, and today the market is resale only. Buyers who want new construction with a comparable Summerlin South location can shop active villages in the nearby Cliffs and Canyons areas, where Howard Hughes continues master-plan deliveries. Our team tracks every active Summerlin builder release monthly — a one-call briefing saves weeks of searching on your own.
What amenities does Summit Hills offer?
Summit Hills residents access Summerlin's full amenity network: 300+ miles of trails, nine community recreation centers, multiple aquatic facilities, and dozens of parks including nearby Fox Hill Park and The Paseos Linear Park per the Howard Hughes Corporation master plan. Downtown Summerlin's open-air retail, dining, and entertainment complex is roughly five minutes away, and TPC Summerlin — host of the PGA Tour Shriners Children's Open — is about ten minutes north.
How far is Summit Hills from the Las Vegas Strip?
About 20 minutes via Summerlin Parkway and I-15, and roughly 30 minutes to Harry Reid International Airport on I-215 South. Downtown Summerlin is five minutes away; Red Rock Canyon is ten. The elevated position that defines Summit Hills adds a bonus most commute math misses: many hillside lots look across the valley on the drive home — a view Las Vegas buyers pay a meaningful premium to own.
What is the rental and investment outlook for Summit Hills?
Summit Hills offers an established-community investment profile: fully built since 2010, 300+ homes with consistent resale history, hillside view lots, and Summerlin's constrained western land supply. Nevada's 0.5–0.75% effective property-tax rate and the 3% primary-residence annual cap under NRS 361.471 support long holds. Owner-occupancy runs 85% per community records, which limits rental supply and supports resale pricing. Ask our team for the Summit Hills appreciation track record before you commit.
Can Nevada Real Estate Group help me buy or sell in Summit Hills?
Yes — call (702) 637-1759 or use the form on this page. Our team has closed thousands of Summerlin transactions and knows Summit Hills' hillside lot premiums, the view-corridor pricing differences, and which floor plans hold value best on resale. We offer in-person and virtual tours for out-of-state buyers, and can arrange same-week showings in most cases. As Nevada's #1 real estate team, we bring deep local knowledge to every Summit Hills transaction.
What should I know before buying in Summit Hills?
Four things move real money here. First, lot position: elevated hillside lots with Red Rock or valley views command meaningful premiums — verify the view corridor before offering. Second, upgrade value: pools and outdoor kitchens are common but not universal — compare finished and original-condition homes separately. Third, HOA tiers: confirm combined master + sub-association dues and reserve health in escrow. Fourth, financing: Summit Hills prices sit near the conventional conforming limit — have your lender confirm the right loan type. Call (702) 637-1759 and we pull the right comps before you write.
What down payment do you need to buy in Summit Hills?
Most Summit Hills buyers put down 10–20%. At a $700,000 price point, that is $70,000 (10%) to $140,000 (20%) — conventional financing works for most of the range. Jumbo loans apply to purchases above the conforming limit; lenders typically want 20% down and healthy reserves. VA loans allow 0% for eligible veterans, and FHA is available on lower-tier listings. Have your lender pre-approve at the specific price tier before touring so you are ready to move quickly in this 44-day-median market.
What does an HOA cost in Summit Hills at Summerlin?
Budget $90–$250 per month, combining the Summerlin master association fee with Summit Hills sub-association dues. The master-plan fee funds 300+ miles of trails, recreation centers, and parks per the Howard Hughes Corporation community standards. The sub-association covers common-area maintenance specific to Summit Hills. Request the full resale package — current dues, reserve funding, and any pending assessments — early in escrow. An established 2010-era community should show a funded reserve; our team reviews that document for every buyer.
How long does it take to close on a home in Summit Hills?
Most Summit Hills purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 10–14 days. Conventional loans are fastest; VA and FHA appraisals may add a few days. Budget 45 days if your file requires an HOA certification, and confirm your lender's timeline before going under contract.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Summit Hills at Summerlin?
These are the eight queries Summit Hills buyers actually type into Google and AI assistants — answered specifically with numbers you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is Summit Hills in Summerlin?
Yes — Summit Hills is a single-family village within the Summerlin master-planned community in Las Vegas (ZIP 89135), developed by Howard Hughes Corporation around 2010. It sits in the Summerlin South corridor about five minutes from Downtown Summerlin and ten minutes from Red Rock Canyon.
What is the difference between Summit Hills and The Ridges?
Entry price and gating. Summit Hills prices $550K–$900K with no guard gate and $90–$250 monthly HOA; The Ridges starts above $2 million with a 24-hour staffed gate and higher dues. Both sit in Summerlin South with Red Rock views — the difference is how much premium you pay for the gate and the prestige tier.
Is Summit Hills a new construction community?
No — Summit Hills built out around 2010 under the Howard Hughes Corporation Summerlin master plan, and today the market is resale only. Buyers wanting new Summerlin South construction should look at active villages in The Cliffs and Canyons areas, where builders are still delivering homes.
What is Sig Rogich Middle School's rating?
Sig Rogich Middle School rates 10/10 per GreatSchools — one of Nevada's highest-rated public middle schools, zoned directly from Summit Hills. Verify zoning for your exact address before offering; boundaries within ZIP 89135 can differ street to street.
How far is Summit Hills from Red Rock Canyon?
About ten minutes west via W. Charleston Boulevard. The Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area — the 13-mile scenic loop, world-class hiking, and sandstone climbing — is Summit Hills' closest and most distinctive lifestyle amenity.
Can you see the Strip from Summit Hills?
From elevated hillside lots — yes, many Summit Hills homes have partial Las Vegas Valley floor views that include the Resort Corridor skyline in the distance, particularly from upper-floor windows or back patios facing east. View corridors vary significantly by lot; ask for a verified view-lot shortlist before you tour.
What is the HOA in Summit Hills?
Budget $90–$250 per month, combining the Summerlin master association fee with Summit Hills sub-association dues. The master fee funds 300+ trail miles, recreation centers, and parks; the sub-association covers common-area maintenance. Request the resale package in escrow to confirm exact dues and reserve health.
Why is the ZIP 89135 median so much higher than Summit Hills prices?
Because ZIP 89135 blends Summit Hills ($550K–$900K) with The Ridges (from $2M+), Red Rock Country Club (from $1.2M), and other Summerlin South luxury villages. The ZIP-area median of $1,000,000 per Las Vegas REALTORS data reflects that premium blend — Summit Hills itself is the most accessible entry point in the corridor.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, 9,600+ closed transactions, and $4.85B+ in total volume since 2011. Our agents have represented buyers and sellers across Summerlin's established villages and luxury corridors — the depth behind the team's verified #1 ranking in Nevada, and the reason Summit Hills buyers trust us with their most important move.
#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 Summit Hills Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Summerlin transactions since 2011 — in a 300-home hillside village like Summit Hills, knowing every view corridor, floor plan, and upgrade tier 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 Summit Hills?
Compare Summit Hills with neighboring Summerlin villages and nearby Las Vegas communities. Each card pairs the commute time with price positioning, so you can judge whether trading view-lot access for a different lifestyle actually buys you more home for the money.
A–Z INDEX
Which Summit Hills Resources Can You Explore A–Z?
Summit Hills is a single 65-acre community, but Summerlin South offers a range of comparable and nearby villages for cross-shopping. The entries below index the key resources alphabetically, and our team can pull current listings for any of them on request.
R
- Red Rock Country Club
T
- The Ridges
- The Paseos
KEEP LEARNING
What Else Should You Read About Summit Hills?
These guides extend the research most Summit Hills buyers do next — understanding the broader Summerlin market, comparing Summerlin South luxury villages, and mapping the Summerlin vs. Henderson decision — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for evaluating Summit Hills against Henderson alternatives.
Read →MASTER PLAN HUB
Summerlin Community Hub
Every Summerlin village, master-plan data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Summit Hills Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. Because Summit Hills is 300+ homes, we present ZIP 89135 figures as area benchmarks — never plan-only claims — and use the community plan record for internal metrics that small MLS samples cannot support. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active counts for ZIP code 89135 (Summerlin South). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan community standards, trail network, recreation centers, and Summit Hills development record. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Summit Hills is not separately tabulated). census.gov/quickfacts
- 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
- Clark County School District — School attendance boundaries, enrollment data, and Summerlin South campus information. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Bonner ES, Rogich MS, and Palo Verde HS. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026