Top Rated
9/10
9/10John W. Bonner Elementary
Zoned · Summerlin West (8 min)
K-5750 Students16:1
Summerlin West, Las Vegas
Tanager Echo Homes For Sale
Nevada's #1 team for Tanager Echo real estate. Search luxury mid-rise residences with rooftop pool, fitness, and lounge in walkable Summerlin West — minutes from Downtown Summerlin, City National Arena, and Red Rock Canyon.
RESIDENCE PRICE RANGE
$700K–$1.2M
Howard Hughes Corporation / LVR, June 2026
AREA MEDIAN (89138)
$900K
LVR / GLVAR, June 2026
COMMUNITY HOA
$100–$300/mo
Summerlin master + sub-association
DAYS ON MARKET (AREA)
42
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 Tanager Echo at a Glance?
Tanager Echo is a luxury mid-rise community in Summerlin West (ZIP 89138) developed by Howard Hughes Corporation, priced $700K–$1.2M with rooftop pool, fitness, and lounge — walkable to Downtown Summerlin per U.S. Census context for the broader Las Vegas market. The takeaways below unpack what distinguishes this address.
- The building difference: rooftop pool deck, fitness center, and residents' lounge distinguish Tanager Echo from Summerlin's single-family villages.
- The location: walkable to Downtown Summerlin's 125+ shops, City National Arena, and the Las Vegas Ballpark — Red Rock Canyon ten minutes west.
- Best for: executives, lock-and-leave buyers, California relocators, and buyers who want urban-style amenities with Summerlin school access.
- The price: $700K–$1.2M for for-sale residences with HOA dues of $100–$300 per month — below comparable California mid-rise buildings.
- Do your homework: mid-rise condo financing requires lender building approval; pull HOA reserves and dues before you write.
Last updated June 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
Where Can I Find Tanager Echo Homes for Sale?
Tanager Echo residences are listed in the 89138 ZIP code within the Summerlin West corridor. Active units appear below, refreshed daily from Las Vegas REALTORS MLS data, with the full searchable inventory available in our live Las Vegas portal. Unit count is limited by design — only the current active listings for this building appear here.
PRICE DISTRIBUTION
How Many Tanager Echo-Area Homes Sell in Each Price Range?
The 89138 Summerlin West ZIP concentrates activity in the $700K–$1.2M band that defines Tanager Echo, with some luxury outliers above. Active inventory in the ZIP is competitive but limited, per Las Vegas REALTORS MLS data. The counts below show where the market concentrates.
Browse Tanager Echo Listings
How Can You Find a Tanager Echo Home by Type, Lifestyle & Price?
Tanager Echo residences break into building tiers, floor orientations, and the price bands below — each link opens our live Las Vegas MLS search, with counts refreshed daily from Las Vegas REALTORS MLS data. Filter by price, beds, or lifestyle to narrow the 89138 Summerlin West inventory to units that fit your budget and floor preference.
Which Summerlin West Communities Should You Explore?
Tanager Echo sits within a cluster of Summerlin West villages priced from $450K to $2M+. The cards below place Tanager Echo in context with adjacent communities — from Redpoint Square single-family homes around $600K to The Ridges ultra-luxury above $2M — so you can judge whether the rooftop-pool mid-rise lifestyle fits better than a detached home.
By Property Type
By Price Range
Updated daily · 350 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Tanager Echo Listings First?
Custom alerts by floor, orientation, price, and beds — no spam, unsubscribe anytime. With a limited unit count at Tanager Echo, the right residence can appear once a season; alert subscribers see it within hours, not weeks, which matters in a tight-supply Summerlin West market.
- 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 Tanager Echo?
Tanager Echo is zoned to Sig Rogich Middle School (10/10) and John W. Bonner Elementary (9/10) per GreatSchools — two of the valley's highest-rated public campuses. Palo Verde High School (8/10) rounds out the trifecta. Private options include The Meadows School (A+) and Bishop Gorman (A+) within fifteen minutes.
9/10The Meadows School (Lower)
Private · Queensridge area (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121100 Students19:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin area (10 min)
K-8900 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 Tanager Echo Families?
According to GreatSchools.org, Tanager Echo families have one of the valley's strongest public school trifectas: Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Private options including The Meadows School and Bishop Gorman are reachable within 15 minutes. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin West · 7 min | $700,000+ |
| 2 | John W. Bonner Elementary | Public (zoned) | K-5 | 9/10 | Summerlin West · 8 min | $700,000+ |
| 3 | The Meadows School | Private | PreK-12 | A+ | Queensridge area · 15 min | $700,000+ |
| 4 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin South · 15 min | $700,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 12 min | $700,000+ |
SAFETY & CRIME
Is Tanager Echo Safe?
Direct Answer
Yes — Summerlin West is consistently one of Las Vegas's safest corridors. Tanager Echo benefits from the Howard Hughes master plan's design standards, strong community association governance, and Las Vegas Metropolitan Police Department coverage. While not guard-gated, the building's controlled access and Summerlin's owner-occupant community culture keep typical incidents to minor property matters.
- Las Vegas Metro Police coverageOne of Las Vegas's safest patrol districts
- Owner-occupied in 89138 ZIPCommunity stability benchmark
- Howard Hughes master plan governanceDesign and community standards enforced across Summerlin
- UCR data available for benchmarkingVerify area crime rates by category
What Buyers Should Know
Summerlin West is one of the valley's most established owner-occupant corridors: 85% homeownership in the 89138 ZIP per U.S. Census data, strong HOA governance enforced by Howard Hughes across the master plan, and a community profile that skews executive and professional. Tanager Echo sits within that framework, with building-level controlled access adding an additional layer.
The surrounding area has few through-traffic generators — Summerlin's street design discourages cut-through routes — and incidents in the corridor run to suburban property matters at rates well below the Las Vegas citywide average. Benchmark specific block-level data through FBI Uniform Crime Reporting before you finalize any offer.
For lock-and-leave buyers and executives, the practical security picture — building access control, Summerlin master plan community standards, and LVMPD coverage in a low-crime corridor — is among the strongest available in a non-gated Las Vegas community.
Sources: FBI Uniform Crime Reporting (latest available data), Howard Hughes Corporation. Community security details per the Summerlin master plan framework. Last updated June 2026.
Living In
What's It Like Living in Tanager Echo?
The Answer
Living at Tanager Echo means rooftop pool views of the Spring Mountains, a contemporary lobby, and Downtown Summerlin steps away. Developed by Howard Hughes Corporation within Summerlin's master plan, the building pairs resort-style amenities with the school access and outdoor connectivity that define life in the 89138 ZIP — all at prices well below comparable California urban mid-rise buildings.
What is Tanager Echo known for?
Tanager Echo is known for its rooftop pool deck with Spring Mountains views, a residents' lounge, fitness center, and the walkable Downtown Summerlin setting — a distinctly urban-adjacent lifestyle for a Las Vegas address, developed by the Howard Hughes Corporation.
Who should live in Tanager Echo?
Executives seeking a lock-and-leave building with amenities, California relocators who want urban-style living without California taxes, and buyers who value walkable Downtown Summerlin access alongside top-rated Summerlin West school zoning.
What is daily life like?
Mornings at the rooftop pool with Spring Mountains views, an easy walk to Downtown Summerlin for coffee and dinner, and evenings at City National Arena or Las Vegas Ballpark — with Red Rock Canyon's trail network ten minutes west for weekends outdoors.
Location
Where Is Tanager Echo
Tanager Echo sits in Summerlin West at the western edge of the Howard Hughes master plan in Las Vegas ZIP 89138 — about five minutes from Downtown Summerlin, ten from Red Rock Canyon, twenty from the Strip, and thirty from Harry Reid International Airport.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
TPC Summerlin
12
Min
Strip
20
Min
Airport
30
Min
Tanager Echo
At a Glance$700,000–$1,200,000
Residence Range
~$900,000
Area Median (89138)
$100–$300/mo
HOA Dues
42
Days on Market (Area)
- Setting
- Luxury mid-rise within Summerlin West
- Acreage
- ~85 acres (Summerlin West village)
- Established
- 2022
- Developer
- Howard Hughes Corporation
- Gate
- Not guard-gated (Summerlin standards)
- HOA
- $100–$300/mo
- Rooftop Pool
- Yes — residents only
- Fitness Center
- Yes — building level
- Schools
- Bonner ES (9/10) · Rogich MS (10/10) · Palo Verde HS (8/10)
- Walkability
- Downtown Summerlin ~5 min on foot
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Tanager Echo Score?
Tanager Echo earns top marks for walkability, schools, and building amenities, with honest trade-offs on mid-rise condo financing logistics and the lack of a staffed gate. Below is the category-by-category report card our agents walk through with every buyer considering this address.
Grade A: Schools
Sig Rogich MS (10/10) and Bonner ES (9/10) per GreatSchools — among the valley's strongest public school assignments.
Grade A: Walkability
Downtown Summerlin's 125+ shops, restaurants, City National Arena, and Las Vegas Ballpark within a short walk or drive.
Grade B+: Building Amenities
Rooftop pool with mountain views, fitness center, and residents' lounge — a building amenity stack rare in Summerlin.
Grade B: Cost of Living
$700K–$1.2M for mid-rise living with $100–$300/mo HOA is competitive, especially versus comparable California urban buildings.
Grade B: Safety
Summerlin West is one of Las Vegas' safest corridors — no staffed gate but strong community standards and LVMPD coverage.
Grade A-: Outdoor Access
Red Rock Canyon 10 min west, 150-mile Summerlin trail network on the doorstep, Fox Hill Park and Paseos Linear Park nearby.
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 Tanager Echo a good place to live?
Yes — particularly for buyers who want urban-style amenities inside the Summerlin master plan. Tanager Echo pairs a rooftop pool deck, fitness center, and residents' lounge with a five-minute walk to Downtown Summerlin's 125+ shops and restaurants, City National Arena, and the Las Vegas Ballpark. School zoning is exceptional: Sig Rogich Middle School (10/10) and Bonner Elementary (9/10) per GreatSchools. The honest trade-offs are the lack of a staffed gate and the mid-rise condo financing process — but for lock-and-leave buyers and urban-lifestyle seekers, few Summerlin addresses compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Tanager Echo?
According to the U.S. Census Bureau QuickFacts for Las Vegas — Tanager Echo's parent city — the city holds 656,274 residents with a median household income of $66,820. The 89138 ZIP that contains Tanager Echo profiles differently: average household income above $120,000, homeownership at 85%, and a median age near 42.
Tanager Echo draws executives seeking lock-and-leave building living, California relocators trading state taxes for Nevada's zero, and young professionals who want Summerlin school access with a walkable urban-style lifestyle. The Howard Hughes Corporation's design standards attract buyers who appreciate curated aesthetics throughout the building and master plan.
~1,050+
vs Las Vegas 656,274
~42
vs Clark Co 38
$120,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
350+
vs Clark Co ~860,000
$700K
vs Clark Co value $391K
Source: U.S. Census Bureau QuickFacts, Las Vegas city + Howard Hughes Corporation community records · Updated
POPULATION & GROWTH
How Fast Is the Tanager Echo Area Growing?
Tanager Echo itself is a recently completed community within the Summerlin West expansion — established 2022, with Howard Hughes Corporation actively planning adjacent phases. Las Vegas continues to grow: the city has added roughly 72,000 residents since 2010 per U.S. Census data, and the Summerlin West corridor remains one of the valley's most in-demand submarkets.
656,274Las Vegas residents (Census)
350+Tanager Echo residences
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Tanager Echo launched into one of the valley's fastest-growing corridors: Summerlin West added hundreds of new homes annually through the early 2020s, and Howard Hughes Corporation controls the remaining land to the western boundary — future phases adjacent to Tanager Echo are planned. Citywide demand keeps absorption strong and resale supply tight in the 89138 ZIP.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown; Tanager Echo is not separately tabulated by the Census. Projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Tanager Echo Score for Livability?
Tanager Echo scores highest on schools, walkability, and building amenities: Sig Rogich MS (10/10) zoning, Downtown Summerlin steps away, and a rooftop pool stack rare in Summerlin. The honest trade-off is mid-rise condo financing logistics and the absence of a staffed gate. Six categories below, benchmarked to Census, GreatSchools, and LVR data.
- 88A-
Overall Livability
- 94A
Schools (zoned + private)
- 76B+
Safety (community)
- 68B
Cost of Living
- 90A-
Building Amenities
- 88A-
Walkability & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Tanager Echo 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 the Summerlin West corridor trades against. The 89138 ZIP area median runs approximately $900,000 as of June 2026, with homes taking a median of 42 days from list to accepted offer.
Area Median Price
~$900,000 in the 89138 Summerlin West ZIP, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
42 median days in the area; building-style units track differently from single-family
vs May 2025
Source: Las Vegas REALTORS
Market Activity
Summerlin West remains among the valley's tightest-supply submarkets per LVR
vs May 2025
Source: Las Vegas REALTORS
42
AREA DAYS ON MARKET
$900K
AREA MEDIAN
$700K–$1.2M
RESIDENCE RANGE
< 1 hr
OUR RESPONSE TIME
LIMITED INVENTORY
Get matched with a
Tanager Echo specialist.
Market Competitiveness
How competitive is the Tanager Echo market right now?
The 89138 Summerlin West corridor runs at a balanced-to-competitive pace: about 42 median days on market per Las Vegas REALTORS, with the limited inventory of mid-rise building units like Tanager Echo trading faster than the broader ZIP when pricing is accurate. Buyers in the building-amenity niche act quickly when the right residence comes to market.
62Balanced Mid-Rise Market
- 42 daysArea median DOM (sold)
- $700K–$1.2MTanager Echo residence range
- 89138Summerlin West ZIP
- 350+Total residences in the community
Is Tanager Echo Right for You?
Who Should Buy a Home at Tanager Echo?
Tanager Echo is a specific product in the Summerlin portfolio — a luxury mid-rise with building amenities and Downtown Summerlin walkability that suits certain buyer profiles far better than others. Five profiles below match lifestyles to this address, followed by the honest pros and trade-offs our team walks every client through.
Which Buyer Types Fit Tanager Echo Best?
Lock-and-Leave Executives
- Rooftop pool and fitness without yard maintenance obligations
- Building-level controlled access for security while traveling
- Downtown Summerlin dining and errands in a five-minute walk
- Strip twenty minutes east for business entertainment
California Relocators
- Urban mid-rise lifestyle at California condo prices — with no state income tax
- Red Rock Canyon ten minutes west replaces coastal outdoor access
- One-hour flight or four-hour drive from SoCal
- Our relocation team handles virtual tours and financing referrals
Families with School Focus
- Sig Rogich MS (10/10) and Bonner ES (9/10) — among the valley's best
- Palo Verde HS (8/10) public zone; Bishop Gorman (A+) nearby
- Fox Hill Park and Summerlin trail network for family outdoor time
- Summerlin master plan community standards and safety
Active Outdoor Enthusiasts
- Red Rock Canyon ten minutes west — hiking, climbing, scenic loop
- 150-mile Summerlin trail network starting at the door
- TPC Summerlin twelve minutes for golf
- Rooftop pool for recovery days
Investment Buyers
- Scarce mid-rise product type in the valley's most in-demand master plan
- 2022-era construction — current building standards and warranty coverage
- Top-rated school zoning supports strong resale demand
- Our team pulls 89138 comparables and resale velocity on request
Best Fit For
- Lock-and-leave executives — building amenities, controlled access, Downtown Summerlin walkability, and a Strip commute of twenty minutes.
- California relocators — urban mid-rise living at fraction of California pricing, zero state income tax, and Red Rock Canyon ten minutes west.
- Families with school priorities — Sig Rogich MS (10/10) and Bonner ES (9/10) zoning — two of the valley's strongest public school assignments.
- Active outdoor buyers — Red Rock Canyon, the 150-mile Summerlin trail network, and TPC Summerlin golf all within twelve minutes.
- Scarcity-minded investors — the only walkable mid-rise product in Summerlin West, with tight resale supply and 2022-era construction quality.
Ready to explore homes at Tanager Echo? Our team knows every floor, orientation, and unit tier in the building.
Start Your Home SearchPros
- Rooftop pool deck with Spring Mountains views — a building amenity rare in the Summerlin master plan
- Five-minute walk to Downtown Summerlin's 125+ shops, restaurants, City National Arena, and Las Vegas Ballpark
- Sig Rogich Middle School (10/10) and John W. Bonner Elementary (9/10) per GreatSchools — elite public school zoning
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Red Rock Canyon National Conservation Area ten minutes west via West Charleston Boulevard
- Howard Hughes Corporation master plan standards across all Summerlin — 35+ years of infrastructure quality
- 2022 construction — current energy-efficient systems and building warranty coverage
Honest Considerations
- Not guard-gated — buyers who prioritize a staffed gate should compare The Ridges or Red Rock Country Club
- Mid-rise condo financing requires lender building approval review — start this alongside pre-approval, not after contract
- HOA resale packages and reserves must be reviewed in escrow; underfunded reserves are a due-diligence risk
- Unit count is limited — fewer available units means fewer comps and tighter negotiation parameters
- Strip commute is twenty minutes versus ten from central Las Vegas communities
- Extreme summer heat — 105°F+ stretches July through September, as throughout the Las Vegas Valley
Community Comparison
How Does Tanager Echo Compare to Other Summerlin Villages?
A like-for-like comparison of Tanager Echo against comparable Summerlin West communities — building type, lifestyle fit, and price positioning from $600K to $2M+ — drawn from Las Vegas REALTORS MLS data and the Howard Hughes Corporation master plan record. Use this table to judge whether building amenities justify the price premium over single-family alternatives.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Tanager Echo | $700K–$1.2M | n/a* | 42 (area) | 350+ | Mid-rise · Walkable · Amenities |
| Summerlin Redpoint Square | From $600K | n/a* | n/a* | n/a* | Single-Family · Modern Design |
| Summerlin Centre | From $500K | n/a* | n/a* | n/a* | Urban · Mixed-Use · Walkable |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Ultra-Luxury · Guard-Gated |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Golf · Guard-Gated |
| Summerlin (master plan hub) | From $450K | n/a* | 21 | 1,253 | Full portfolio · All lifestyles |
Source: Las Vegas REALTORS MLS data plus the NREG community analysis, June 2026. Building-level unit counts are small — treat price ranges as directional, not statistical medians.
Village Deep Dive
What's Inside Tanager Echo's Summerlin West Setting?
Submarket 1
Tanager Echo
The only luxury mid-rise with rooftop pool in Summerlin West — steps from Downtown Summerlin's retail and dining, 10/10 school zoning, and Red Rock Canyon ten minutes west.
Browse Tanager Echo homes →$900KMedian Price
42 (area)Days on Market
350+Active Listings
n/a*Price / Sq Ft
Submarket 2
Summerlin Redpoint Square
Single-family new construction with contemporary design in the Summerlin West expansion — a natural alternative for buyers who prefer detached homes at a similar price point.
Browse Summerlin Redpoint Square homes →$650KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Summerlin Centre
A mixed-use Summerlin village with urban-style planning and walkable amenities — an alternative for buyers who want less building-level density than Tanager Echo.
Browse Summerlin Centre homes →$550KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's premier ultra-luxury guard-gated enclave with Bear's Best golf — for buyers who want the staffed gate and custom estate scale that Tanager Echo doesn't offer.
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 championship courses — appeals to buyers who want staffed security and on-site golf, trading Tanager Echo's walkability for course access.
Browse Red Rock Country Club homes →$1.3MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Summerlin (master plan hub)
The 22,500-acre master plan that contains Tanager Echo and 30+ other villages — explore the full Summerlin portfolio if Tanager Echo's specific product doesn't match your needs.
Browse Summerlin (master plan hub) homes →$728KMedian Price
21Days on Market
1,253Active Listings
n/a*Price / Sq Ft
Submarket 7
Downtown Summerlin — The Walkable Hub
Downtown Summerlin's 125+ shops and restaurants, City National Arena (NHL Golden Knights practice facility), and the Las Vegas Ballpark (AAA minor league) are all within a five-minute walk from Tanager Echo — the defining advantage of this address over every other Summerlin village.
Browse Downtown Summerlin — The Walkable Hub homes →125+Shops & Restaurants
5 minWalk from Tanager Echo
NHLCity National Arena
AAALas Vegas Ballpark
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Tanager Echo
residence fits?
BY ZIP CODE
How Does ZIP Code 89138 (Summerlin West) Break Down?
Tanager Echo sits in ZIP 89138 — Summerlin West's primary ZIP code — which ranges from townhome-style product in the lower $400Ks to luxury mid-rise and estate residences above $1.2M. The table below breaks the ZIP into its real corridors so you can judge where Tanager Echo sits in the broader market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Tanager Echo — luxury mid-rise residences | $700K–$1.2M (residence range) | n/a* | 42 (area) | 350+ residences | n/a* |
| 89138 | Summerlin West single-family villages (Redpoint, Paseos, etc.) | From $600K | n/a* | 42 (area) | — | n/a* |
| 89138 | Summerlin West new construction (active builder phases) | From $650K | n/a* | Varies by phase | — | n/a* |
| 89138 | Summerlin West luxury (Red Rock CC, The Ridges-adjacent) | $1.2M+ | n/a* | Varies | — | n/a* |
| 89138 | Full 89138 ZIP area benchmark | ~$900,000 | — | 42 | ~350+ | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change intentionally omitted: building-level samples are too small to be statistically meaningful, so we publish price ranges and area benchmarks. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Tanager Echo Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, GreatSchools, and Howard Hughes Corporation — capture Tanager Echo faster than any brochure: 350+ residences, a $700K–$1.2M price range, 42 area median days on market, and a 10/10 middle school one of the strongest zoning assignments in the valley.
$700K–$1.2M
Residence price range at Tanager Echo — Howard Hughes Corporation development in Summerlin West ZIP 89138, June 2026.
Howard Hughes Corporation / LVR
$900K
Area median in the 89138 Summerlin West ZIP — the liquid benchmark Tanager Echo trades against.
Las Vegas REALTORS, June 2026
350+
Total residences in the Tanager Echo community — a limited supply building in the valley's most in-demand master plan.
Community plan record
42
Median days from list to accepted offer in the 89138 area over the most recent sold period.
LVR / GLVAR, June 2026
10/10
GreatSchools rating for Sig Rogich Middle School — the zoned public middle school for Tanager Echo, one of the highest in Nevada.
GreatSchools
2022
Year Tanager Echo was established by Howard Hughes Corporation — buyers get current building standards and warranty coverage.
Community plan record
$100–$300/mo
HOA dues combining the Summerlin master association fee with the building sub-association — well below comparable guard-gated communities.
Summerlin master plan / community record
10 min
Drive to Red Rock Canyon National Conservation Area — 195,000 acres of BLM-managed outdoor recreation, the closest of any Summerlin village.
Community plan record drive times
WHY TANAGER ECHO
Why Does Tanager Echo Stand Apart From Its Peers?
From the rooftop pool to the Downtown Summerlin walking distance, Tanager Echo occupies a niche no other Summerlin village fills. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools ratings, Census figures, and the Howard Hughes Corporation master plan record — so you can check every claim.
- Howard Hughes Corporation
The only walkable mid-rise in Summerlin West
A rooftop pool deck, fitness center, and residents' lounge inside the Summerlin master plan — a building-amenity stack that no other Summerlin West village offers at this price.
- Howard Hughes Corporation master plan
Downtown Summerlin steps away
125+ shops and restaurants, City National Arena, and the Las Vegas Ballpark within a five-minute walk — the most walkable urban position in the entire master plan.
- GreatSchools · Nevada Report Card
Sig Rogich Middle School (10/10)
One of the highest-rated public middle schools in Nevada is the zoned campus for this address — paired with Bonner ES (9/10) and Palo Verde HS (8/10) per GreatSchools.
- Nevada Revised Statutes 361.471
Zero state income tax + 3% property-tax cap
Nevada levies no personal income tax and caps annual increases on a primary residence at 3% under NRS 361.471 — durable savings versus California's top 13.3% marginal rate.
- Bureau of Land Management
Red Rock Canyon ten minutes west
The Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area — world-class hiking, climbing, and the 13-mile scenic loop — is a ten-minute drive from the lobby.
WHY BUY AT TANAGER ECHO
What Are the Top 10 Reasons to Buy a Home at Tanager Echo?
Tanager Echo's case rests on building amenities, walkability, and school excellence: a rooftop pool, a 10/10-rated middle school, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and Downtown Summerlin steps away. Ten sourced reasons follow.
Rooftop pool with Spring Mountains views
A building-level amenity exclusive to residents — rare in the Summerlin master plan and a core differentiator versus single-family villages.
Howard Hughes Corporation
Downtown Summerlin walkability
125+ shops, restaurants, City National Arena, and the Las Vegas Ballpark within five minutes on foot — the most walkable urban address in Summerlin.
Howard Hughes Corporation master plan
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California relocation households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs that California cannot match.
NRS 361.471
Sig Rogich MS — 10/10
The zoned middle school rates 10/10 per GreatSchools, paired with Bonner ES (9/10) and Palo Verde HS (8/10) for an elite public school trifecta.
GreatSchools
Howard Hughes master plan quality
Summerlin is the best-planned master community in Nevada — Tanager Echo inherits 35+ years of infrastructure, parks, and design standards.
Howard Hughes Corporation
Red Rock Canyon ten minutes west
One of America's most dramatic outdoor spaces — the 13-mile scenic loop, world-class climbing, and 195,000 acres managed by the Bureau of Land Management.
BLM
Lock-and-leave building lifestyle
Controlled building access, HOA-managed common areas, and a fitness center — secure and low-maintenance for frequent travelers and busy executives.
Howard Hughes Corporation
New-construction quality and warranty
Established 2022 — buyers get current building standards, energy-efficient systems, and warranty coverage without a construction wait.
Community plan record
Scarcity at the urban-amenity niche
No other Summerlin West village offers mid-rise building amenities at this price — a scarce product type in the valley's most in-demand master plan.
LVR / NREG analysis
Developer
Who Developed Tanager Echo?
Tanager Echo is a Howard Hughes Corporation development — the master developer behind all of Summerlin since 1990. Howard Hughes sets design standards, community governance, and landscape quality across the entire 22,500-acre master plan, and Tanager Echo reflects the current generation of that vision: contemporary desert architecture, energy-efficient construction, and walkable siting beside Downtown Summerlin.
Outdoor Recreation
What Outdoor Amenities Does Tanager Echo Offer?
Tanager Echo places residents inside Summerlin's 150-mile trail network with Red Rock Canyon ten minutes west — the best outdoor access of any walkable mid-rise in the Las Vegas Valley. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area, usable through 300 days of Las Vegas annual sunshine.
IN-BUILDING
Rooftop Pool Deck
Building amenitySwimming · Relaxation · ViewsResidents
An exclusive rooftop pool deck with Spring Mountains views — available only to Tanager Echo residents, a rare amenity in the Summerlin master plan.
5 MIN
Fox Hill Park
~20 acresDisc golf · Trails · PlaygroundFree
Summerlin West's adventure park with a disc golf course, hiking trails, desert gardens, and picnic areas — the community's nearest regional green space.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A curated linear park with native desert landscaping, walking trails, and open space winding through the Summerlin West corridor.
DOORSTEP
Summerlin Trail Network
150+ milesHiking · Biking · RunningFree
Summerlin's 150-mile paved and natural-surface trail network connects directly to Tanager Echo — the valley's most extensive neighborhood trail system.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and climbing, managed by the Bureau of Land Management.
12 MIN
TPC Summerlin
18 holesChampionship golfSemi-private
Home of the Shriners Children's Open PGA Tour event — one of Las Vegas's premier golf venues, a short drive from Tanager Echo.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
Summerlin's retail, dining, and entertainment hub — farmers markets, seasonal festivals, the Las Vegas Ballpark, and City National Arena all walkable from Tanager Echo.
8 MIN
Cottonwood Canyon Park
~8 acresPlayground · Sports courtsFree
A neighborhood park with a playground, sports courts, and walking paths in the Summerlin West fabric — family-friendly and maintained under master plan standards.
The Tanager Echo Lifestyle
What Does a Weekend at Tanager Echo Look Like?
Three moods without a car trip: a morning at the rooftop pool with Spring Mountains views, a walk to Downtown Summerlin for brunch, and a Las Vegas Ballpark evening game — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management ten minutes west for bigger outdoor days.
350+Residences in the Community
5 minWalk to Downtown Summerlin
10 minDrive to Red Rock Canyon
300Days of Las Vegas Sunshine
THIS WEEKEND'S OPEN HOUSES
Can You Tour Tanager Echo Homes This Weekend?
Open houses at Tanager Echo appear as sellers schedule them — building-style units often show by private appointment, coordinated through building access. Set up instant alerts to be notified the moment a Tanager Echo residence schedules an open house, or browse every active 89138 listing now and let our team arrange a private tour.
Quick Answer
What does an HOA cost at Tanager Echo?
Budget $100–$300 per month, combining the Summerlin master association fee with the building sub-association. Dues cover common-area maintenance, landscape upkeep, rooftop pool operations, fitness center, and residents' lounge access. Always pull the full resale package — current dues, reserve funding, and any pending assessment — early in escrow. Building reserves fund roof, elevator, and mechanical systems; underfunded reserves are a due-diligence red flag that we check on every transaction.
Moving to Tanager Echo
Should I Move to Tanager Echo?
Every month, households from the Bay Area and Southern California discover that walkable luxury living priced out of reach at home is achievable steps from Downtown Summerlin. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero — and that single line item typically funds the entire relocation.
Why California Buyers Are Choosing Tanager Echo
The tax math is the lead: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $40,000 per year in state income taxes by relocating to Las Vegas. Tanager Echo adds what comparable California urban-amenity buildings rarely offer at the price: a rooftop pool with mountain views, a fitness center, a residents' lounge, and a ten-minute walk to Downtown Summerlin's 125+ shops and restaurants — all at $700K–$1.2M.
At a $1.2 million budget, Westside LA buyers are looking at a dated mid-century condominium. That same budget at Tanager Echo secures a contemporary Howard Hughes–designed mid-rise residence with building amenities and walkable access to City National Arena and the Las Vegas Ballpark — about twenty minutes from the Strip and ten minutes from Red Rock Canyon.
According to Las Vegas REALTORS, the 89138 ZIP area median runs approximately $900,000 in June 2026. Per the Clark County Assessor, effective property-tax rates run roughly 0.5–0.7% of assessed value — capped at 3% annual growth for primary residences under NRS 361.471. Howard Hughes Corporation master-plans the entire Summerlin community, including Tanager Echo, and maintains trail, park, and design standards across the 22,500-acre plan.
Tanager Echo buyers skew executive, professional, and relocation-oriented: average household income in the 89138 ZIP runs above $120,000 per U.S. Census data, and the community's Downtown Summerlin adjacency puts City National Arena corporate events, Whole Foods, and 125+ dining and retail options inside a short walk. The Strip employment core is twenty minutes east, Summerlin Hospital Medical Center ten minutes north, and TPC Summerlin for golf within easy reach.
Cost of Living Snapshot — Tanager Echo vs. Los Angeles
Day-to-day costs run meaningfully below 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 urban amenity living: a walkable luxury mid-rise residence with a rooftop pool that would cost $1.5M+ in Santa Monica starts at $700,000 at Tanager Echo.
| Metric | Tanager Echo, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Residence Price Range | $700K–$1.2M | $1.2M+ (comparable urban amenity) |
| HOA / Building Dues | $100–$300/mo | $600–$1,500+/mo (comparable urban) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%+ |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Tanager Echo Rental Market — Rent vs. Own
Mid-rise condo rentals in the Summerlin West corridor attract executives and corporate relocators willing to pay a premium for the building amenity stack and Downtown Summerlin walkability. Ownership is the more compelling long-run position: Nevada's zero state income tax, the NRS 361.471 3% property-tax cap, and Summerlin's historically tight resale supply all favor buyers who hold five or more years. Short-term rental rules vary by sub-association — review the CC&Rs before underwriting any vacation-rental income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Tanager Echo? Our team specializes in out-of-state relocation — virtual unit tours, builder-relationship lot access, HOA document review, financing referrals, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Tanager Echo in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most Tanager Echo buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of establishing residency and vehicle registration within 60 days, per the Nevada DMV — miss them and registration penalties stack.
Define your must-haves
Decide what matters most: rooftop pool orientation, floor level, view (Spring Mountains vs. city lights), number of bedrooms, and price ceiling. Tanager Echo's limited unit count means the right unit may be available infrequently.
Get pre-approved for mid-rise condo financing
Mid-rise condo purchases require your lender to confirm building approval and warrantability — start this alongside pre-approval. Higher-priced units may go jumbo, requiring 20–25% down plus reserves. VA loans work for eligible veterans.
Hire a Tanager Echo specialist
A limited unit count means every comp matters. Work with an agent who tracks building sales, knows the HOA's reserve position, and can pull unit-by-unit comparables before you make an offer.
Tour in person or virtually
Building units show by appointment — our team coordinates access and can arrange FaceTime or video tours for out-of-state buyers. Walk the building at different times of day; rooftop pool conditions vary by season and hour.
Write and negotiate the offer
Cash offers move fastest; financed buyers need lender building approval ready. Ask us what comparable units actually closed for — not what asking prices suggest.
Inspection and HOA document review
Order the resale package immediately: dues, reserve study, CC&Rs, pending assessments. Nevada statute requires the package within five business days of request. Review the reserve study carefully — underfunded reserves become your problem at closing.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. HOA document review and lender building approval add a few days at the start of the timeline.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), set up building fob and parking access with the HOA, then handle DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Tanager Echo Economy?
Tanager Echo buyers skew executive and professional: average household income in the 89138 ZIP runs above $120,000 per U.S. Census estimates, with Downtown Summerlin's corporate corridor five minutes away. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, sustaining demand for premium Summerlin addresses.
$120,000+Avg household income, 89138 ZIPU.S. Census ACS estimates
85%Owner-occupied in 89138 ZIPCommunity stability benchmark
5 minTo Downtown Summerlin corporate corridorOffices, retail, entertainment hub
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy / I-15
Top Tanager Echo-Area Employers
- Downtown Summerlin corporate and retail corridorCorporate offices, national retailers, and service employers clustered around Downtown Summerlin, five minutes from Tanager Echo
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical office campus, approximately twelve minutes from Tanager Echo
- City National Arena (Vegas Golden Knights)NHL practice facility and corporate event venue adjacent to Downtown Summerlin
- Las Vegas Ballpark (Aviators AAA)Minor league baseball venue and event space at Downtown Summerlin — walkable from Tanager Echo
- The Strip resort corridorLas Vegas's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway and I-15
- Red Rock Resort (Station Casinos)Resort, dining, and corporate operations on the Summerlin border, approximately fifteen minutes from Tanager Echo
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Tanager Echo Compare to Summerlin, Henderson & Las Vegas?
Weighing Tanager Echo against the valley's other premium addresses? This June 2026 side-by-side covers the metrics buyers ask about most. Tanager Echo leads on school ratings and walkable building amenities; Summerlin single-family wins on space; Henderson on safety; Las Vegas on price. Data: LVR, U.S. Census, and GreatSchools.
| Metric | Tanager Echo | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $700K–$1.2M | From $450K (wide range) | From $300K | From $250K |
| Best Schools | Rogich MS 10/10 · Bonner ES 9/10 | Rogich MS 10/10 · many strong campuses | Good public schools (mixed) | Variable by ZIP |
| Building Amenities | Rooftop pool · Fitness · Lounge | None (single-family villages) | None (single-family dominant) | Select high-rises only |
| Downtown Walkability | 5 min walk to Downtown Summerlin | 5–20 min drive depending on village | Varies widely | Variable by neighborhood |
| Red Rock Canyon Access | ~10 min | ~15–20 min (west villages) | ~25 min | ~15–25 min (west LV) |
| HOA / Dues | $100–$300/mo | $50–$250/mo (varies by village) | Varies | Varies |
| Guard-Gated | No — building access | Select enclaves (The Ridges, RRCC) | Select enclaves (MacDonald Highlands) | Select enclaves |
| Best For | Walkable luxury · Schools · Lock-and-leave | Full range · Families · New construction | Families · Retirees · Safety | Value · Selection · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Building-level unit counts are small; treat statistics as directional. Last updated June 2026.
Cost of Ownership
What Will Tanager Echo Cost You Each Month?
A $900,000 Tanager Echo residence runs about $6,400 monthly with 10% down at 7% per Freddie Mac's rate survey — including HOA dues and property tax. The tabs below model your payment, compare renting in Summerlin West, and break down association tiers.
Payment Estimator
Estimate Your Tanager Echo Payment
$6,534
Estimated Monthly Payment
- Principal & Interest$5,389
- Property Tax$458
- Insurance$150
- HOA$200
- PMI$338
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 at Tanager Echo right now?
Summerlin West rental supply is tight at the mid-rise level; executive condo leases here command a premium when they appear. For 5+ year holds, the ownership math in Nevada's no-income-tax environment tilts decisively toward buying.
OWN (10% DOWN, 7%)
$6,530 / mo
- Principal & Interest
- $5,392
- Property Tax (~0.6%)
- $450
- Homeowners Insurance
- $150
- HOA (master + sub-association)
- $200
- PMI (10% down)
- $338
5-year net cost:~$208,000
Equity built:~$271,000
RENT (MODELED EXECUTIVE CONDO LEASE)
$3,800 / mo
- Executive Condo Rental (modeled)
- $3,800
- Renters Insurance
- $30
- 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 $900,000 Tanager Echo residence for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $271,000 in equity (including the down payment) while the renter walks away with none. Nevada's zero state income tax widens the gap further versus California renters-turned-owners.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $200/mo blended HOA, modeled $3,800 executive condo lease.
HOA Fees by Community
HOA Fees at Tanager Echo
Every Tanager Echo residence funds the Summerlin master association and the building sub-association through monthly dues. The exact figure combines both layers; confirm current dues, reserves, and any pending assessments in the resale package during escrow.
Tanager Echo Residences
$100–$300 / mo
Summerlin master association
Portion of total
Includes:
Master plan trail maintenance, parks, community standards, and common areas across all Summerlin
Building sub-association
Portion of total
Includes:
Rooftop pool operations, fitness center, residents' lounge, building common areas, and landscaping
Reserve Funding
Included in dues
Building reserve fund
Statutory requirement
Includes:
Roof, elevator, mechanical, and structural systems — request the reserve study during escrow and compare funded ratio
HOA resale package
Requested in escrow
Includes:
Current dues, reserve study, CC&Rs, pending assessments, meeting minutes — Nevada statute requires delivery within 5 business days
Due-Diligence Checklist
Request early in escrow
Lender building approval
Before pre-approval reliance
Includes:
Mid-rise condo buildings require lender warrantability review — confirm before submitting a financed offer
Transfer and capital fees
Varies by sub-association
Includes:
One-time charges at closing — price them into your offer math alongside first-year dues
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Tanager Echo?
Tanager Echo sits at the western edge of the Summerlin master plan — Downtown Summerlin is a five-minute walk, the Strip is twenty minutes east, and Red Rock Canyon is ten minutes west. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Tanager Echo destinations beat that comfortably.
Drive Times from Tanager Echo
- 5 minDowntown Summerlin (on foot)Walking — key differentiator
- ~10 minRed Rock Canyon NCAW Charleston Blvd west
- ~12 minTPC SummerlinSummerlin Pkwy east
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Tanager Echo residence?
Most Tanager Echo purchases close in 30–45 days through a Nevada escrow company. Mid-rise condo purchases add a few days for HOA document delivery — Nevada statute requires the resale package within five business days of request — and lender building-approval review. Cash offers can close in 10–14 days. Plan for the HOA document timeline from day one: request the package as soon as you are under contract, not at the end of due diligence.
Quick Answer
What down payment do you need to buy at Tanager Echo?
Most Tanager Echo buyers put down 10–20%. Conventional financing works for residences under the conforming loan limit; higher-priced units go jumbo, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans. For mid-rise condo units, your lender must confirm building approval and warrantability before relying on low-down-payment programs — start this step alongside your pre-approval, not after contract.
Tanager Echo FAQ — 18 Answers
What Do Tanager Echo Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes at Tanager Echo?
Residences at Tanager Echo range from roughly $700,000 to $1.2 million per the Howard Hughes Corporation Summerlin sales program and Las Vegas REALTORS ZIP 89138 data. The entry level delivers building amenities; the ceiling covers premium floors and rooftop-pool views. Floor, orientation, and design-center upgrades shift pricing — call (702) 637-1759 for unit-by-unit detail.
Is Tanager Echo a condo or a single-family community?
Tanager Echo is a luxury low-/mid-rise for-sale residential community — not a single-family subdivision. Residences are structured as individually owned units within a curated building setting, with shared amenities including a rooftop pool deck, fitness center, and residents' lounge managed through the homeowners association. Ownership carries full title rights. Buyers coming from single-family Summerlin villages trade the yard for resort-style vertical living, walkability, and lock-and-leave convenience.
What amenities does Tanager Echo offer residents?
Tanager Echo amenities are building-level and available exclusively to residents: a rooftop pool deck with mountain and skyline views, a fully equipped fitness center, a residents' lounge for gatherings and co-working, and managed common areas throughout. The building sits minutes on foot from Downtown Summerlin's 125+ shops and restaurants, City National Arena, and the Las Vegas Ballpark — so the lifestyle extends well beyond the lobby.
Is Tanager Echo guard-gated?
Tanager Echo is not guard-gated. It operates within the Summerlin master plan community framework, which provides design standards, maintained common areas, and HOA governance rather than a staffed entry gate. That keeps dues at $100–$300 per month rather than the gate-staffed $300–$700 range you find at The Ridges or Red Rock Country Club. Buyers who prioritize a staffed gate can compare those communities; we can show them alongside Tanager Echo.
What ZIP code is Tanager Echo in?
Tanager Echo is in ZIP code 89138, in Summerlin West at the western edge of the master plan. From this address, Downtown Summerlin is about five minutes on foot or by car, Red Rock Canyon roughly ten minutes via West Charleston Boulevard, the Strip approximately twenty minutes via Summerlin Parkway and I-15, and Harry Reid International Airport about thirty minutes via I-215 South. The current area median is around $900,000 per Las Vegas REALTORS data.
What are HOA fees at Tanager Echo?
HOA dues typically run $100–$300 per month, combining the Summerlin master association fee with the building's sub-association charge. Dues cover common-area maintenance, landscape upkeep across the village, rooftop pool operations, fitness center, and residents' lounge. Exact dues depend on the unit tier and phase, so request the current fee schedule and resale package — dues, reserves, any pending assessments — during Nevada's standard 30–45 day escrow before your diligence window closes.
What schools serve Tanager Echo?
Tanager Echo is zoned to three top-rated Clark County School District campuses: John W. Bonner Elementary (9/10 per GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Private options include The Meadows School (A+) and Bishop Gorman High School (A+) nearby, with Doral Academy Red Rock (9/10) as a charter alternative. That lineup ranks among the valley's strongest and is a primary driver of demand in this ZIP.
How far is Tanager Echo from the Las Vegas Strip?
About twenty minutes to the Strip via Summerlin Parkway and I-15, and roughly thirty minutes to Harry Reid International Airport via I-215 South. Closer to home, Downtown Summerlin is approximately five minutes and Red Rock Canyon about ten. The western-edge location trades a slightly longer Strip commute for rooftop mountain views and the walkable Downtown Summerlin lifestyle that most of the valley cannot offer.
Who developed Tanager Echo and when was it established?
Tanager Echo was developed by the Howard Hughes Corporation — Summerlin's master developer since the plan was launched in 1990 — and established in 2022 as part of the Summerlin West expansion. Howard Hughes sets strict design standards across the entire master plan, and Tanager Echo reflects the current generation of that vision: contemporary desert architecture, energy-efficient construction, walkable siting, and building amenities calibrated for an urban-adjacent lifestyle.
What are property taxes like at Tanager Echo?
Property taxes in Nevada run low by national standards. The Clark County Assessor applies an effective rate of roughly 0.5–0.7% of assessed value, and Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. On a $900,000 Tanager Echo residence, that works out to approximately $4,500–$6,300 per year — a fraction of what comparable urban-amenity residences carry in California, where effective rates run above 1% with no statutory cap on annual increases.
How does Nevada's tax environment compare to California for Tanager Echo buyers?
The gap is substantial: California's top marginal state income tax is 13.3% per the California Franchise Tax Board, while Nevada levies zero state income tax. A household earning $400,000 saves roughly $40,000 per year in state taxes alone by relocating. The Clark County Assessor effective property-tax rate of 0.5–0.7% at Tanager Echo also undercuts California's 1%+ average, and the NRS 361.471 3% annual cap provides predictability California's Prop 13 limitations do not universally replicate.
Is Tanager Echo a good investment?
Summerlin communities have historically shown above-average appreciation, and Tanager Echo's fundamentals are specific: 2022-era Howard Hughes construction, rooftop amenities, top-rated schools led by Sig Rogich Middle (10/10), and a walkable position beside Downtown Summerlin that most of the valley cannot replicate. Limited unit count keeps resale scarcity in the owner's favor. Our team can pull recent 89138 comparables and resale velocity — call (702) 637-1759 for the data.
What is average days on market in the Tanager Echo area?
Homes in the 89138 ZIP code — Summerlin West's primary ZIP — were taking a median of about 42 days from list to accepted offer as of June 2026, per Las Vegas REALTORS MLS data. Tanager Echo residences as a building-style product trade differently from surrounding single-family Summerlin villages: motivated buyers in the walkable mid-rise niche move quickly, while less-differentiated units at the top of the price band hold longer.
What outdoor access does Tanager Echo provide?
Tanager Echo connects directly to Summerlin's 150-mile trail network, with Fox Hill Park and The Paseos Linear Park within easy reach. Red Rock Canyon National Conservation Area — roughly 195,000 acres managed by the Bureau of Land Management — is about ten minutes west via West Charleston Boulevard, offering world-class hiking, climbing, and the 13-mile scenic loop. TPC Summerlin and Las Vegas National Golf Club add golf within a short drive.
What should I know before buying at Tanager Echo?
Four things move real money here. First, confirm the association fee breakdown — master plan plus sub-association plus any building reserve contributions. Second, understand HOA resale-package timing under Nevada statute; our team tracks the mandatory five-day delivery window. Third, financed buyers: mid-rise condominiums require lender building-approval review, so start that process alongside pre-approval. Fourth, view and floor premiums vary meaningfully — let us pull the unit-by-unit comp before you write. Call (702) 637-1759.
What down payment do you need to buy at Tanager Echo?
Most Tanager Echo buyers put down 10–20%. Conventional financing works for residences under the conforming loan limit; higher-priced units go jumbo, where lenders typically want 20–25% down plus reserves. VA loans allow 0% for eligible veterans. For mid-rise condo units, your lender must confirm building approval and warrantability before relying on low-down-payment programs — start this step alongside your pre-approval, not after you are under contract.
What does an HOA cost at Tanager Echo?
Budget $100–$300 per month, combining the Summerlin master association fee with the building sub-association. Dues cover common-area maintenance, landscape upkeep, rooftop pool operations, fitness center, and residents' lounge. Always pull the full resale package — current dues, reserve funding, assessment history — early in escrow and compare total monthly carrying cost across units, not just list price. Building reserves fund roof, elevator, and mechanical systems; underfunded reserves are a due-diligence red flag.
How long does it take to close on a Tanager Echo residence?
Most Tanager Echo purchases close in 30–45 days through a Nevada escrow company. Mid-rise condo purchases add several days for HOA document delivery — Nevada statute requires the resale package within five business days — and lender building-approval review. Cash offers can close in 10–14 days. Request the HOA package the moment you are under contract.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Tanager Echo?
These are the eight queries Tanager Echo buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation master plan.
Is Tanager Echo in Summerlin?
Yes — Tanager Echo is a Howard Hughes Corporation community within the Summerlin master plan in Las Vegas, ZIP 89138. It sits at the western edge of the plan, about five minutes from Downtown Summerlin and ten minutes from Red Rock Canyon via West Charleston Boulevard.
How many homes are at Tanager Echo?
Tanager Echo has 350+ residences per the Howard Hughes Corporation community plan — a limited-supply building in Summerlin West's premier walkable position beside Downtown Summerlin. The controlled unit count supports resale scarcity.
Can you walk from Tanager Echo to Downtown Summerlin?
Yes — Downtown Summerlin's 125+ shops, restaurants, City National Arena, and the Las Vegas Ballpark are approximately five minutes on foot from Tanager Echo. This walkability is the defining lifestyle differentiator versus all other Summerlin villages.
What is Tanager Echo's HOA fee?
HOA dues typically run $100–$300 per month, combining the Summerlin master association fee with the building sub-association. Dues cover the rooftop pool, fitness center, residents' lounge, and master plan common-area maintenance. Request the exact current dues and reserve study during escrow.
Is Tanager Echo new construction or resale?
Tanager Echo was established in 2022 by the Howard Hughes Corporation, making it one of the newest completed communities in Summerlin West. Most available units are resale — buyers get 2022-era building standards and warranty coverage without the uncertainty of a construction timeline.
What is the best school near Tanager Echo?
Sig Rogich Middle School, the zoned public middle school, rates 10/10 per GreatSchools — one of the highest ratings in Nevada. Paired with Bonner Elementary (9/10) and Palo Verde HS (8/10), it's one of the valley's strongest complete school pipelines.
How far is Tanager Echo from Red Rock Canyon?
Approximately ten minutes via West Charleston Boulevard west from Tanager Echo — the Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area offers the 13-mile scenic loop, world-class hiking, and climbing within easy reach.
Can you tour Tanager Echo without an agent?
Building units typically show by appointment; call (702) 637-1759 and our team coordinates access, usually with same-day or next-day availability for out-of-state buyers who need virtual tours first. We can arrange FaceTime or video walkthroughs before your in-person visit.
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Howard Hughes 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 in Summerlin's newest villages — including walkable urban-amenity buildings like Tanager Echo where building approval, HOA reserves, and unit-level comps require specific expertise.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in a limited-inventory walkable mid-rise community like Tanager Echo, knowing every floor, orientation, and comparable sale 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 Tanager Echo?
Compare Tanager Echo with neighboring Summerlin villages and nearby Las Vegas communities. Each card pairs the commute time with price positioning so you can judge whether trading Tanager Echo's building amenities for more space actually fits your lifestyle better.
A–Z INDEX
Which Tanager Echo and Summerlin West Communities Can You Explore A–Z?
Tanager Echo sits within a cluster of Summerlin West villages. The index below orients you alphabetically across the nearby communities and the master plan hubs — each with a live listing link or community guide.
D
- Downtown Summerlin (walkable hub)
H
- Howard Hughes Corporation (master developer)
T
- The Ridges (ultra-luxury guard-gated)
KEEP LEARNING
What Else Should You Read About Tanager Echo?
These guides extend the research most Tanager Echo buyers do next — understanding the broader Summerlin master plan, comparing Summerlin against Henderson for lifestyle and price, and mastering the buying process in Las Vegas — each written by our team from the same MLS data and primary sources used throughout this page.
MASTER PLAN GUIDE
Summerlin Real Estate Hub
The complete Summerlin guide — all villages, price ranges, school assignments, and the master plan lifestyle explained.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for Tanager Echo buyers weighing their options.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Tanager Echo Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Tanager Echo is a limited-inventory building community, we present 89138 ZIP area statistics as area benchmarks and intentionally omit building-level medians that small unit samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median prices, days on market, active and closed counts for the 89138 ZIP area (Summerlin West). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan community data, Tanager Echo development details, and community standards. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data used as the regional benchmark. census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Clark County. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
- Clark County School District (CCSD) — School boundary and zoning information for Tanager Echo — Bonner ES, Sig Rogich MS, Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings and test scores for Bonner Elementary, Sig Rogich Middle School, and Palo Verde High School. 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 — Weekly mortgage rate survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California top marginal state income tax rate (13.3%) used in the NV-vs-CA relocation comparison. ftb.ca.gov
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