The Crossing Homes For Sale

KEY TAKEAWAYS

What Should You Know About The Crossing at a Glance?

The Crossing pairs 2,800-plus established family homes priced $400K–$700K across 450 acres in Summerlin North with direct trail access, strong CCSD schools, and low HOA fees per Howard Hughes Corporation, with Las Vegas city demographics per the U.S. Census. Five takeaways to understand the village before your first tour.

• Value entry point: prices start near $400K for an established Summerlin address — among the lowest entry points in the master plan, with $75–$175/mo HOA fees.
• The location: 10 minutes to Downtown Summerlin, 15 minutes to Red Rock Canyon, 20 minutes to the Strip via Summerlin Parkway.
• Best for: families targeting Palo Verde High zoning, first-time buyers wanting a full Summerlin lifestyle, and California relocators maximizing purchasing power.
• Mature character: over 25 years of established landscaping and neighborhood continuity — a warmth newer villages cannot replicate at this price.
• Do your homework: late-1990s construction varies widely in condition; renovation history, sub-association dues, and school-zoning verification all matter before you offer.

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

PRICE DISTRIBUTION

How Many Homes Sell in Each Price Range in The Crossing Area?

Across ZIP code 89134, the active market spans from entry-level Summerlin homes to updated family properties per Las Vegas REALTORS MLS data — The Crossing itself concentrates most activity in the $400K–$700K band, with the strongest volume in the $450K–$600K sweet spot for family-oriented updated homes.

Counts reflect active MLS listings in ZIP 89134 (The Crossing area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. The Crossing proper concentrates in the $400K–$700K range per the community plan record.

SAFETY & CRIME

Is The Crossing Safe?

• 78%Owner-occupied householdsCommunity plan record — stable owner base
• LVMPDCity of Las Vegas police jurisdictionMetro coverage for the Summerlin North area
• 25+ yrsEstablished neighborhood continuityCommunity built out 1997–early 2000s
• Low trafficCurving streets discourage cut-throughVillage design limits non-resident vehicle flow

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community ownership figures per NREG plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does The Crossing Score?

The Crossing earns strong marks for value, schools, outdoor access, and established neighborhood character, with honest trade-offs on late-1990s construction variability and the absence of a staffed gate. Below is our category-by-category report card — the same six factors our agents walk through with every family before a first tour.

• B+

  Grade B+: Safety

  City of Las Vegas police coverage in a well-established, high-owner-occupancy neighborhood; no staffed gate but stable demographics and low through-traffic.

• B+

  Grade B+: Schools

  Palo Verde HS (8/10) zoning per GreatSchools, with Marion B. Earl ES (7/10) and Mannion MS (7/10). The Meadows School (A+) and Faith Lutheran (A) are nearby private options.

• A

  Grade A: Value

  Summerlin address from $400K, the 200-plus-mile trail network, and $75–$175/mo HOA — one of the best value propositions in the master plan.

• B+

  Grade B+: Amenities

  The Crossing Park, Gardens Park, Summerlin Trail Network, and 10-minute access to Downtown Summerlin's 125-plus shops and restaurants.

• A

  Grade A: Outdoor Access

  Direct connection to Summerlin's 200-plus-mile trail system, two in-village parks, and Red Rock Canyon 15 minutes west via W Charleston Blvd.

• A-

  Grade A-: Commute

  10 minutes to Downtown Summerlin, 20 to the Strip, 30 to Harry Reid Airport — strong central positioning in Summerlin North with easy 215 Beltway access.

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

POPULATION & GROWTH

How Fast Is the The Crossing Area Growing?

The Crossing itself is a mature, built-out village — 2,800-plus homes since the plan completed in the early 2000s, with growth driven by resale and remodels 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 North corridors around the village remain among the most family-sought in the valley.

Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does The Crossing Score for Livability?

The Crossing scores highest on value, outdoor access, and school quality: a Summerlin address from $400K with direct trail access, Palo Verde High zoning (8/10), and 10 minutes to Downtown Summerlin. The honest trade-off is late-1990s construction variability — renovation history must be priced carefully. Six categories below, benchmarked against Census and FBI data.

• 82B+

  Overall Livability

• 78B+

  Schools (zoned + private)

• 72B

  Safety (area)

• 88A-

  Value for Money

• 85B+

  Amenities & Trails

• 84B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the The Crossing 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 Crossing trades against. ZIP 89134 blends The Crossing with The Arbors and Sun City Summerlin, so area statistics reflect the full ZIP; village-level counts by sub-neighborhood are available on request from our agents.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is The Crossing market right now?

The Crossing area is a balanced-to-moderate-seller market per Las Vegas REALTORS data. Well-priced, condition-ready homes in the $400K–$550K range move briskly — often within days of listing. Updated properties with pools and modern finishes at the $600K–$700K tier attract competition from buyers cross-shopping Crossing Estates and Crossing Ridge. Unrenovated entry homes stay on market longer.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89134 figures include The Crossing, The Arbors, and Sun City Summerlin — treat village-level statistics as indicative benchmarks.

Sub-Neighborhood Comparison

How Do The Crossing's Four Sections Compare?

A like-for-like comparison of The Crossing's four main sections — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 2,800-plus homes and wide condition variation, per-section medians are indicative, not definitive — we publish entry points and character notes instead.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-section $/SF and DOM are intentionally omitted — samples within one section are too small for statistical meaning. ZIP-area benchmark: 30-day median DOM, $540K median.

Section Deep Dive

What's Inside The Crossing's Sections?

BY ZIP CODE

How Does ZIP Code 89134 Break Down for The Crossing?

The Crossing sits entirely within ZIP code 89134, which also covers The Arbors and Sun City Summerlin. The table below breaks the ZIP area into its key community segments, so buyers can place The Crossing's $400K–$700K range in context against the broader area.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: village-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.

WHY THE CROSSING

Why Does The Crossing Stand Apart From Its Peers?

The Crossing fills a specific niche no other Summerlin village does at the same price: mature neighborhood character, direct trail access, and Palo Verde High zoning (8/10) from just $400K. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools ratings, Howard Hughes Corporation plan data, and FBI crime statistics.

1. 1

   Best value entry point in Summerlin North

   Prices from $400K with $75–$175/mo HOA — a full Summerlin lifestyle at the master plan's most accessible price, 10 minutes from Downtown Summerlin.

   Community plan record · Howard Hughes Corporation
2. 2

   200-plus-mile trail network — direct access

   The Crossing connects directly to Summerlin's massive trail system, a resource that newer or lower-priced Las Vegas neighborhoods simply cannot replicate.

   Howard Hughes Corporation Summerlin master plan
3. 3

   Palo Verde HS zoning at an accessible price

   An 8/10 GreatSchools-rated public high school at a $400K-entry price point is rare in any major metro — and The Crossing delivers it within a proven master plan.

   GreatSchools.org, CCSD
4. 4

   25 years of established character

   Mature trees, curving streets, and a neighborhood that has been living and aging together since 1997 — an environment newer communities are still working to develop.

   Howard Hughes Corporation community plan
5. 5

   Tax efficiency that lasts

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax mean predictable long-run carrying costs — a structural advantage over California alternatives.

   Nevada Revised Statutes 361.471

WHY BUY IN THE CROSSING

What Are the Top 10 Reasons to Buy a Home in The Crossing?

The Crossing's case rests on value and established character: 2,800-plus homes from $400K with direct trail access, Palo Verde High zoning, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471. Ten sourced reasons follow.

1. 1

   Most accessible Summerlin North price point

   Homes from $400K with the full Summerlin amenity base — trail access, parks, and proximity to Downtown Summerlin — at the lowest entry in the corridor.

   Community plan record

2. 2

   Zero state income tax

   Nevada levies no personal income tax — four-to-five-figure annual savings for most California households relocating here.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

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

   NRS 361.471

4. 4

   Palo Verde High School (8/10) zoning

   One of the best public high schools in Summerlin North, verified by GreatSchools and the Nevada Report Card.

   GreatSchools.org

5. 5

   200-plus-mile Summerlin trail network

   Direct community connection to the master plan's massive trail system — a lifestyle asset unavailable in most price-comparable Las Vegas neighborhoods.

   Howard Hughes Corporation

6. 6

   Low $75–$175/mo HOA fees

   Among the lowest HOA fees in Summerlin, bundling master-plan access into an affordable carrying cost alongside a modest sub-association fee.

   Community plan record

7. 7

   Established mature landscaping

   Twenty-five-plus years of tree-lined streets and neighborhood continuity that newer master-plan villages physically cannot replicate.

   Community plan record

8. 8

   10-minute access to Downtown Summerlin

   125-plus shops, restaurants, Las Vegas Ballpark, and City National Arena accessible in a short drive on Summerlin Parkway.

   Drive times from community plan record

9. 9

   Strong owner-occupancy stability

   78% of households own — a community profile that maintains property values and neighborhood quality over long holds.

   NREG community plan record

10. 10

    Red Rock Canyon 15 minutes west

    Bureau of Land Management's 195,000-acre National Conservation Area — hiking, climbing, and the scenic loop drive immediately accessible.

    Bureau of Land Management

THIS WEEKEND'S OPEN HOUSES

Can You Tour The Crossing Homes This Weekend?

Open houses in The Crossing are more common than in guard-gated communities — no staffed gate means public access is straightforward. Well-priced updated homes in the $450K–$600K range regularly see weekend open houses, while entry-tier and estate-tier properties tend to show by appointment. Set up alerts to get notified, or browse active listings now.

RELOCATION TIMELINE

How to relocate to The Crossing in 8 steps

From first research to keys-in-hand, here's the 8–12 week timeline most Crossing buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Pick your section and set a budget

   Decide which Crossing you're buying: $400K entry homes in Crossing Village, $450K-plus family homes in Crossing Ridge, $550K-plus pool homes in Crossing Estates, or $500K-plus updated homes in Crossing Terrace. Each section has different sub-association dues and condition profiles.

2. 02

   Get pre-approved — loan program ready

   FHA and VA loans are commonly used at The Crossing's price points ($400K–$700K is well within conforming limits). Conventional with 20% down eliminates PMI. Know your program before you tour — well-priced homes here move quickly.

3. 03

   Hire a Crossing specialist

   Late-1990s construction varies widely in renovation history, condition, and sub-association dues. Work with an agent who has closed in The Crossing and can spot priced-in renovation value versus hidden deferred maintenance.

4. 04

   Tour in person or virtually

   No gate means scheduling is straightforward — we can arrange same-day private tours in most cases. Walk candidate streets at different times to gauge traffic and neighborhood character; virtual tours work well for out-of-state first passes.

5. 05

   Write and negotiate the offer

   Financed buyers compete with strong pre-approvals and clean terms; cash offers are less dominant here than in luxury corridors. Ask us where each seller actually stands before you write.

6. 06

   Inspection and HOA docs

   Order the full inspection — late-1990s homes may show HVAC, plumbing, or roof wear. Request the resale package early: dues, reserve funding, assessment history, and any sub-association CC&R restrictions on pools, landscaping, and short-term rentals.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding for financed offers. FHA and VA files can run toward the longer end due to appraisal and underwriting timelines.

8. 08

   Close, move, and register

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

ECONOMY & JOBS

What Drives the The Crossing Economy?

The Crossing runs on a dual-income professional and family economy: educators, healthcare workers, tech professionals, and small-business owners. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income here above $110,000 — roughly 1.5× the Clark County median.

Top The Crossing-Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, approximately 12 minutes from The Crossing
• Downtown Summerlin corporate corridorOffices, headquarters, and the west side's retail employment hub, 10 minutes south
• Clark County School District (Summerlin North)Area campuses including Marion B. Earl ES, Mannion MS, and Palo Verde HS — employer and zone asset
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, 15 minutes west
• The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes southeast via Summerlin Parkway
• City of Las VegasMunicipal services and administration for the parent city; the west-valley corridor houses many city facilities

Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does The Crossing Compare to Summerlin, Henderson & Las Vegas?

If you're weighing The Crossing against the valley's other family-oriented addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Crossing wins on value and trail access, Summerlin on new construction and total village selection, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Crossing income and population figures are community plan-record values; city demographics are Las Vegas citywide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From The Crossing?

Central Summerlin North positioning puts arterials and freeways close: Summerlin Parkway, N Hualapai Way, and the 215 Beltway are all within minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Crossing commutes to the major employment corridors beat that easily.

Drive Times from The Crossing

• ~10 minDowntown Summerlin (shopping & dining)Summerlin Pkwy south
• ~12 minSummerlin Hospital Medical CenterN Rampart Blvd north
• ~15 minRed Rock Canyon NCAW Charleston Blvd west
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~5 min215 Beltway On-RampN Hualapai Way to 215
• ~25 minDowntown Las VegasUS-95 east
• ~30 minHarry Reid Intl AirportI-215 south → I-15
• ~50 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The primary mode, and unusually convenient: The Crossing sits at the center of Summerlin North's arterial grid — Hualapai Way, Cheyenne Ave, and the 215 Beltway are all within a few minutes of every sub-neighborhood.

• RTC Transit

  Routes run the Cheyenne and Summerlin Pkwy corridors nearby, but residents should not plan a car-free lifestyle — this is a suburban family neighborhood designed around driving and trail access.

• Cycling & Trails

  The 200-plus-mile Summerlin trail system is directly accessible from the village, with routes threading to Red Rock Canyon trailheads, Downtown Summerlin, and neighboring villages without getting on roads.

• Rideshare

  Reliable and reasonably priced from central Summerlin; airport runs cost roughly $25–$40, and standard pickups work without any gate coordination needed.

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

Quick Answer

What down payment do you need to buy in The Crossing?

Most Crossing buyers put down 3.5% to 20%. FHA loans allow 3.5% down — on a $480,000 entry home, that's roughly $16,800 — while conventional loans with 20% down eliminate PMI entirely. VA loans allow 0% for eligible veterans. At the $540,000 area median, plan $54,000 (10%) to $108,000 (20%) for conventional financing. All common loan programs apply here; the price range keeps buyers well within conforming loan limits for 2026.

PEOPLE ALSO ASK

What Else Do People Ask About The Crossing?

These are the eight queries The Crossing buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct community knowledge, 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 helped families buy and sell across Summerlin's established villages — including The Crossing — with the local insight that matters when condition variation is wide and sub-association details are dealmakers.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of The Crossing?

Compare The Crossing with neighboring Summerlin villages and broader city hubs. Each card pairs the drive time with price positioning, so you can judge whether trading established character for newer construction or a different master plan actually buys you more home for the money.

A–Z INDEX

Which Areas Near The Crossing Can You Explore A–Z?

The Crossing's four sections plus the neighboring Summerlin North villages. Dedicated sub-neighborhood pages are rolling out — entries below are indexed for orientation, and our team can pull current listings, sub-association dues, and school zoning for any section on request.

Sources & Methodology

Where Does This The Crossing Data Come From?

Every statistic on this page comes from a primary or government dataset, refreshed monthly. ZIP code 89134 blends The Crossing with The Arbors and Sun City Summerlin, so we present area figures honestly as ZIP-area benchmarks — never village-only claims — and flag community plan-record values where used. Follow any link to verify.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89134. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan data — village acreage, home counts, trail miles, and developer history. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Crossing is not separately tabulated). census.gov/quickfacts
4. City of Las Vegas — City services, police coverage, short-term rental rules, and city planning data. lasvegasnevada.gov
5. Clark County School District (CCSD) — School zoning, student enrollment, and campus data for The Crossing area schools. ccsd.net
6. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Marion B. Earl ES, Mannion MS, and Palo Verde HS. greatschools.org
7. Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
8. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
9. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
10. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
11. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
12. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
13. California Franchise Tax Board — California state income tax rates used in the NV-vs-CA comparison. ftb.ca.gov
14. Nevada Department of Taxation — Nevada's zero personal income tax confirmation and state tax policy. tax.nv.gov
15. Nevada DMV — Residency deadlines: 30-day driver's license and 60-day vehicle registration requirements. dmv.nv.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