8/10Zel & Mary Lowman ES
Zoned · Summerlin South (5 min)
K-5750 Students18:1
Summerlin South, Las Vegas
The Gardens Homes For Sale
Nevada's #1 team for The Gardens Summerlin real estate. Search established family homes, park-adjacent streets, and Summerlin South's most livable village — $450K to $750K with 25+ years of mature landscaping.
AREA MEDIAN LIST PRICE (89135/89134)
$585K
LVR / GLVAR, June 2026
VILLAGE PRICE RANGE
$450K–$750K
Community plan record
HOMES IN THE VILLAGE
2,600+
Howard Hughes Corporation
DAYS ON MARKET
32
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 The Gardens Summerlin at a Glance?
The Gardens pairs 2,600+ homes on 420 park-centered acres priced $450K–$750K with one of Summerlin South's strongest school zones — Rogich Middle (10/10) — per GreatSchools, a $585,000 area median list, and 32 median days on market per Las Vegas REALTORS. Five takeaways follow.
- The price band: village homes run $450K–$750K — Summerlin South entry pricing with full Howard Hughes master-plan amenities.
- The schools: Rogich Middle (10/10) is among Nevada's highest-rated; Palo Verde High (8/10) is the public zone; private options are minutes away.
- The park character: Gardens Park anchors the village with 15+ acres of playgrounds, courts, trails, and dog park within walking distance of most homes.
- The lifestyle: 10 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon trailheads, 20 minutes to the Strip.
- The HOA value: $75–$200/month — low for Summerlin South — covers full master-plan access without guard-gate premium.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find The Gardens Summerlin Homes for Sale?
The Gardens spans ZIP codes 89135 and 89134 in Summerlin South, carrying active listings across the $450K–$750K range according to Las Vegas REALTORS MLS data. The eight newest village listings appear below, refreshed daily from the GLVAR, and every active home is searchable in our live MLS portal with filters for price, beds, park proximity, and more.
PRICE DISTRIBUTION
How Many The Gardens-Area Homes Sell in Each Price Range?
Across the two Gardens ZIP codes (89135/89134), active listings range from entry-level attached products to $750K updated homes on premium lots per Las Vegas REALTORS MLS data. The bands below show where Gardens buyers actually compete — most action concentrates in the $450K–$650K corridor.
Browse The Gardens Listings
How Can You Find a The Gardens Home by Type, Lifestyle & Price?
The Gardens' 2,600+ homes break into four sub-neighborhoods, three property types, and the price bands below — each link opens our live Las Vegas MLS search with counts updated daily from Las Vegas REALTORS MLS data.
Which Gardens Sub-Neighborhoods Should You Explore?
The Gardens's four residential pockets each attract a distinct buyer: park-adjacent families, core-village move-up buyers, entry-level Summerlin seekers, and premium-lot upgraders. Cards link to the most relevant hub or live search.
Family · Walk to Gardens Park
Gardens Park-Adjacent
Established · Tree-Lined StreetsGardens Village (Core)
Starter · Summerlin ValueGardens Entry
Updated · Large LotsGardens Premium
Trail-Connected · Adjacent VillageThe Paseos (adjacent)
Entry Summerlin SouthThe Pueblo (adjacent)
Full Master Plan · All VillagesSummerlin South (wider)
Full Market · All Price PointsLas Vegas (citywide)
By Property Type
By Price Range
Updated daily · 2,600 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New The Gardens Listings First?
Custom alerts by sub-neighborhood, price, beds, and park proximity — no spam, unsubscribe anytime. With 2,600+ homes and steady family demand, the right Gardens property can move within days of listing; alert subscribers see it within hours, not after a weekend open house.
- 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
Create your alert
EDUCATION8/10 
9/10
9/10
How Are the Schools for The Gardens Summerlin?
Schools are the signature strength of a Gardens address: Sig Rogich Middle School (10/10 per GreatSchools) is one of Nevada's highest-rated public middle schools, sitting in the village's zoning area. Palo Verde High School (8/10) is the public zone, and The Meadows School (A+), Bishop Gorman (A+), and Doral Academy Red Rock (9/10) are all within easy reach.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · Queensridge area (12 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121100 Students19:1
Top Rated
9/10
9/10Alexander Dawson School
Private · Summerlin (10 min)
K-8400 Students9:1
9/10Faith Lutheran (Lower)
Private · Summerlin South (8 min)
6-121800 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for The Gardens Families?
According to GreatSchools.org, The Gardens has one of the strongest public school zones in all of Summerlin: Sig Rogich Middle School rates 10/10 — a rare perfect score — and Palo Verde High School rates 8/10. Private options like Bishop Gorman (A+) and The Meadows School (A+) are within 10-12 minutes, ratings cross-checked against the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin South · 5 min | $450,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 10 min | $450,000+ |
| 3 | The Meadows School | Private | PreK-12 | A+ | Queensridge · 12 min | $450,000+ |
| 4 | Doral Academy Red Rock | Charter | K-12 | 9/10 | Summerlin · 10 min | $450,000+ |
| 5 | Zel & Mary Lowman ES | Public (zoned) | K-5 | 8/10 | Summerlin South · 5 min | $450,000+ |
SAFETY & CRIME
Is The Gardens Summerlin Safe?
Direct Answer
The Gardens is an established Summerlin South family neighborhood in Las Vegas — no guard gate, but consistent owner-occupancy (82%) and quiet interior streets create an environment where incidents are typically minor suburban property matters. Benchmark the surrounding area through FBI Uniform Crime Reporting data and confirm any address-specific questions with our agents during due diligence.
- Owner-occupied householdsCommunity records — high ownership correlates with lower incident rates
- City of Las Vegas police jurisdictionMetro coverage for the Summerlin South area
- Established neighborhood maturityLong-tenured residents, quiet interior streets, limited through-traffic
- Master-plan standards applyHoward Hughes Corporation community guidelines and maintenance
What Buyers Should Know
Geography and community design do quiet work in The Gardens: the village's internal street network limits through-traffic on most residential blocks, and 82% homeownership means the people on those streets are overwhelmingly neighbors with long-term stakes in maintaining the community's character.
The surrounding Summerlin South corridors are among the most stable residential areas in the Las Vegas Valley — established, owner-heavy, and served by Las Vegas Metropolitan Police Department. Incidents track to suburban property matters: occasional vehicle break-ins along commercial corridors on West Charleston, rarely violent events. Buyers can verify current figures through FBI UCR-based tools before writing an offer.
For family buyers, the practical safety picture — 82% ownership rate, master-plan maintenance standards, quiet cul-de-sac streets, and close proximity to established commercial and community infrastructure — compares favorably to most Las Vegas family neighborhoods in the same price band.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per NREG records and community-data.json. Last updated June 2026.
Living In
What's It Like Living in The Gardens, Summerlin?
The Answer
Living in The Gardens means tree-lined streets, mature landscaping, and a park minutes from your door — all inside the Howard Hughes Corporation Summerlin master plan per Howard Hughes Corporation, with Rogich Middle School (10/10) in the zoning area and Red Rock Canyon 12 minutes west.
What is The Gardens Summerlin known for?
The Gardens is known for its park-centered design — 15-acre Gardens Park at the village heart — plus lush landscaping, tree-lined residential streets, and Sig Rogich Middle School (10/10) zoning. The 420-acre village has 25+ years of mature character that newer Summerlin villages cannot replicate.
Who should live in The Gardens?
Families who prioritize excellent schools and everyday park access, California relocators trading state income tax savings for established Summerlin South living, and active adults who want community green space and trail connectivity without the premium of a guard-gated village.
What is daily life like in The Gardens?
Morning walks on the Summerlin trail system, kids biking to Gardens Park after school, Saturday errands at the commercial corridors on West Charleston, and Sunday afternoons at Downtown Summerlin — or a 12-minute drive to Red Rock Canyon for a proper hike.
Location
Where Is The Gardens
The Gardens spans 420 acres in Summerlin South, Las Vegas — ZIP codes 89135 and 89134. Bounded roughly by West Charleston Boulevard to the north, the 215 Beltway to the south, and Summerlin Parkway to the west. About 16 miles from the Las Vegas Strip.
Downtown Summerlin
10
Min
Red Rock Canyon
12
Min
Strip
20
Min
Airport
28
Min
Downtown LV
30
Min
The Gardens
At a Glance$585,000
Median List Price (area)
$450K–$750K
Village Price Range
32
Days on Market
2,600+
Homes in Village
- Setting
- Established family village within Summerlin
- Acreage
- 420 acres
- Homes
- 2,600+
- Established
- 1999
- Developer
- Howard Hughes Corporation
- Sub-neighborhoods
- 4 (Park-Adjacent, Village, Entry, Premium)
- Guard Gate
- None (some code-entry sub-neighborhoods)
- HOA
- $75–$200/mo
- Schools
- Lowman ES (8) · Rogich MS (10) · Palo Verde HS (8)
- Anchor Park
- Gardens Park (~15 acres)
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does The Gardens Summerlin Score?
The Gardens earns top marks for schools, parks, and family livability — honest trade-offs are the absence of a guard gate and slightly longer Strip and airport drives compared to more central Las Vegas neighborhoods. Six categories below, benchmarked to the metrics our agents use with every buyer weighing Summerlin South villages.
Grade A+: Schools
Rogich Middle (10/10) is one of Nevada's best; Palo Verde HS (8/10) is the public zone; Bishop Gorman and The Meadows School are minutes away.
Grade A: Parks & Outdoor
15-acre Gardens Park anchoring the village, Summerlin trail system connectivity, and Red Rock Canyon 12 minutes west.
Grade B+: Cost of Living
$450K–$750K buys established Summerlin South character; HOA at $75–$200/mo is among the lowest in the master plan.
Grade B+: Amenities
10 minutes to Downtown Summerlin's 125+ shops and 40+ restaurants; West Charleston Boulevard corridor for everyday needs.
Grade B: Safety
No guard gate — City of Las Vegas police jurisdiction with code-entry on some sub-neighborhoods; benchmarks per FBI UCR data.
Grade B: Commute
10 min to Downtown Summerlin; 20 min to the Strip via Summerlin Parkway; 28 min to the airport — typical Summerlin South timing.
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 The Gardens, Summerlin a good place to live?
Yes — especially for families and value-oriented Summerlin buyers. The Gardens combines Summerlin South's best school zoning (Rogich Middle at 10/10, Palo Verde High at 8/10) with 15-acre Gardens Park, 25+ years of mature landscaping, and $450K–$750K pricing that delivers full Howard Hughes master-plan benefits without guard-gate premiums. The honest trade-off: no staffed gate and a 20-minute Strip commute. For buyers prioritizing schools, parks, and Summerlin South pricing over nightlife proximity or gated security, few village addresses in the master plan compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Gardens, Summerlin?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains The Gardens — the parent city holds 656,274 residents with a median household income of $66,820. Inside the village, community records show roughly 7,000+ residents across 2,600+ households, a median age near 40, and average household income above $120,000.
The Census does not tabulate The Gardens as its own place — Las Vegas citywide figures are the statistical backdrop. Within the village, our closing data shows dual-income professional families, California relocators, and active adult households drawn to the park-centered design, the 10/10 middle school, and Summerlin South's walkable community character at accessible pricing.
7,000+
vs Las Vegas 656,274
~40
vs Clark Co 38
$120,000+
vs Clark Co median $74,007
82%
vs Clark Co 59%
2,600+
vs Clark Co ~860,000
$450K
vs Clark Co value $391K
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (The Gardens is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Summerlin South Area Growing?
The Gardens itself is fully established — 2,600+ homes since the village built out in the mid-2000s, with growth happening through renovations and resale rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, with Summerlin South remaining one of the metro's most in-demand family corridors.
656,274Las Vegas residents (Census)
2,600+The Gardens homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside The Gardens, growth is structurally capped at 2,600+ homes — the village is built out, and the 420-acre footprint is permanent. That scarcity at accessible Summerlin South pricing is the structural argument for ownership: new buyers cannot dilute the supply the way they can in actively-building Summerlin West villages, keeping well-bought Gardens positions supported over long hold periods.
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 Gardens Score for Livability?
The Gardens scores highest on schools and outdoor access — Rogich Middle at 10/10 and 15-acre Gardens Park within walking distance of most streets. The honest gap is the absence of a staffed gate; safety benchmarks to the surrounding city rather than a controlled enclave. Six categories below, tied to Census, GreatSchools, and FBI data.
- 84A-
Overall Livability
- 95A+
Schools (zoned + private)
- 68B
Safety (no gate)
- 72B+
Cost of Living
- 88A-
Parks & Outdoor
- 76B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Summerlin South 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 broader context The Gardens trades within. The Gardens' own $585K area median and 32-day DOM reflect Summerlin South's family-demand premium over the Las Vegas citywide average.
Median Sold Price
$585,000 area median (89135/89134), reflecting Summerlin South family demand
vs May 2025
Source: Las Vegas REALTORS
Days on Market
32 median days — Summerlin South homes priced right still move briskly
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Steady Summerlin South transaction volume with family-move seasonality
vs May 2025
Source: Las Vegas REALTORS
32
DAYS ON MARKET
$585K
AREA MEDIAN LIST
2,600+
HOMES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME
FAMILY FAVORITE
Get matched with a
Summerlin South specialist.
Market Competitiveness
How competitive is The Gardens Summerlin market right now?
The Gardens is a moderately competitive market: 32 median days on market across the Summerlin South ZIP codes, driven by consistent family demand and the Rogich Middle School (10/10) zoning pull. Park-adjacent homes on Lowman ES streets move faster; larger-lot premium homes in the $650K–$750K band take slightly longer to find the right buyer.
62Family-Demand Driven
- 32 daysMedian DOM (Summerlin South, sold)
- $450K–$750KVillage price range
- 2,600+Homes in the village
- 10/10Rogich Middle School — demand driver
Is The Gardens Right for You?
Who Should Buy a Home in The Gardens Summerlin?
The Gardens is Summerlin South's best school-zone value — 2,600+ established homes from $450K to $750K, with Gardens Park at the center and Rogich Middle (10/10) in the zoning area. It's not the right fit for every buyer, but for specific profiles it competes with anything in the master plan.
Which Gardens Sub-Neighborhoods Fit Your Buyer Type?
Families with School-Age Kids
- Rogich Middle School (10/10) — rare perfect score in Nevada
- Lowman ES (8/10) and Palo Verde HS (8/10) in the zone
- Gardens Park playground and courts walkable from most streets
- Quiet interior streets with limited through-traffic
California Relocators
- Zero state income tax vs. 13.3% California top rate
- Established Summerlin park-living at $450K–$750K
- Property-tax cap at 3% annual growth under NRS 361.471
- Our relocation team handles virtual tours and school verification
Move-Up Summerlin Buyers
- Upgrade into Rogich Middle zoning from other Summerlin South villages
- $75–$200 HOA — significantly lower than gated alternatives
- Pool homes and updated kitchens in the $575K–$750K band
- Same master-plan amenities, better school zone
Active Adults & Empty-Nesters
- Mature landscaping and park trails for daily walks
- Low-maintenance HOA model — no yard required for attached products
- 10 minutes to Downtown Summerlin shopping and dining
- Right-sizing from larger Summerlin homes into established village
First-Time Summerlin Buyers
- Entry at $450K into Howard Hughes master-plan quality
- FHA and VA financing eligible on most Gardens homes
- $75–$200 monthly HOA among lowest in the master plan
- Established resale market — liquid exit if needs change
Long-Hold Family Investors
- 2,600-home built-out village — supply permanently capped
- Rogich Middle zoning drives reliable rental demand
- 82% homeownership stabilizes neighborhood character
- Access to Summerlin trail system and Red Rock Canyon lifestyle
Best Fit For
- Families with school-age children — Rogich Middle (10/10), Lowman ES (8/10), and Palo Verde HS (8/10) in the zoning area, plus Gardens Park walkable from most streets.
- California relocators — established park-centered living at $450K–$750K, zero state income tax, and a 3% property-tax cap — a fraction of comparable Bay Area costs.
- Move-up Summerlin buyers — Rogich Middle zoning, Gardens Park access, and $75–$200 monthly HOA without sacrificing master-plan amenities.
- Active adults — 25+ years of mature trails, Gardens Park, and 10-minute access to Downtown Summerlin's dining and events.
- First-time buyers entering Summerlin — $450K entry into full Howard Hughes master-plan quality with FHA/VA financing eligibility on most homes.
- Long-hold investors — built-out village with Rogich Middle zoning driving consistent rental demand and 82% owner-occupancy protecting neighborhood character.
Ready to explore homes in The Gardens? Our Summerlin South specialists know every sub-neighborhood, school boundary, and park-adjacent block.
Start Your Home SearchPros
- Rogich Middle School (10/10) — one of Nevada's highest-rated public middle schools in the village zoning area
- 15-acre Gardens Park with playground, courts, dog park, and trails walkable from most streets
- Entry at $450K into the Howard Hughes Corporation Summerlin master plan
- HOA at $75–$200 monthly — among the lowest in Summerlin South
- 25+ years of mature trees and landscaping that give the village its distinctive green character
- Zero state income tax and a 3% property-tax annual cap under NRS 361.471
- 10 minutes to Downtown Summerlin, 12 minutes to Red Rock Canyon trailheads
Honest Considerations
- No staffed guard gate — security relies on the surrounding city and high owner-occupancy, not controlled access
- 20-minute Strip commute — longer than more central Las Vegas neighborhoods at the same price
- Resale market only — no active builder sales inside the village; finishes vary from original 1999 to fully renovated
- HOA dues span $75–$200 depending on sub-neighborhood — confirm your specific assessment in escrow
- Village is built out — 2,600 homes is the permanent cap, limiting selection at any given time
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Sub-Neighborhood Comparison
How Do The Gardens' Four Sub-Neighborhoods Compare?
A like-for-like comparison of the four Gardens sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Sub-neighborhood medians are illustrative due to small sample sizes; price ranges are the reliable signal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Gardens Park-Adjacent | From $525K | n/a* | n/a* | n/a* | Families · Park walkability |
| Gardens Village (Core) | From $500K | n/a* | n/a* | n/a* | Established · Tree-lined |
| Gardens Entry | From $450K | n/a* | n/a* | n/a* | First-time Summerlin · Value |
| Gardens Premium | From $625K | n/a* | n/a* | n/a* | Updated · Large lots |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-block medians omitted due to small sample sizes — village-wide $450K–$750K range is the reliable benchmark.
Sub-Neighborhood Deep Dive
What's Inside The Gardens' Four Sub-Neighborhoods?
Submarket 1
Gardens Park-Adjacent
Streets within easy walking distance of 15-acre Gardens Park — playgrounds, courts, and dog park steps from the front door. The most consistently demanded addresses within the village, particularly for families with younger children.
Browse Gardens Park-Adjacent homes →$525K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Gardens Village (Core)
The core residential area with 25+ years of mature trees, wide lots, and classic Summerlin Mediterranean character. The village's most representative addresses — quiet interior streets with the green, established feel that gives The Gardens its name.
Browse Gardens Village (Core) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Gardens Entry
Smaller homes and attached products at the village's most accessible price points — the gateway into the Howard Hughes Summerlin master plan for buyers entering from starter neighborhoods or relocating from out of state.
Browse Gardens Entry homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Gardens Premium
Larger homes on premium lots, many with renovated kitchens, new pools, and contemporary finishes. The village's highest-value properties attract move-up buyers who want Summerlin South character with modern interior standards.
Browse Gardens Premium homes →$625K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Gardens Park — The Village Heart
The 15-acre anchor park that makes The Gardens one of Summerlin's most livable villages: playground, basketball courts, walking trails, picnic areas, open fields, and a dog park at 10401 Garden Park Drive. Homes within walking distance consistently command the strongest buyer interest in the village.
Browse Gardens Park — The Village Heart homes →15Acres of Park
25+Years Established
$450KVillage Entry
10/10Rogich Middle Score
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Gardens
neighborhood fits?
BY ZIP CODE
How Do the The Gardens ZIP Codes (89135/89134) Break Down?
The Gardens spans two Summerlin South ZIP codes — 89135 and 89134 — and the table below breaks the ZIP area into its real corridors, from Gardens village homes to wider Summerlin South sub-plans. The spread tells the story: the same two ZIP codes carry $450K entry homes and $2M+ Summerlin luxury properties, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | The Gardens village — established family homes ($450K–$750K) | $525K–$750K (premium blocks) | n/a* | 32 (area) | Gardens share of 89135 listings | n/a* |
| 89134 | The Gardens entry / Gardens Park-adjacent blocks | $450K–$600K | n/a* | 32 (area) | Gardens share of 89134 listings | n/a* |
| 89135 | Wider Summerlin South (The Paseos, The Pueblo, adjacent villages) | $450K–$900K+ (varies by village) | n/a* | 28–35 | Broader 89135 corridor | n/a* |
| 89134 | Wider Summerlin South (Summerlin Centre and adjacent corridors) | $450K–$800K+ (varies) | n/a* | 28–35 | Broader 89134 corridor | n/a* |
| Both | Combined Summerlin South area benchmark — 89135 + 89134 combined | ~$585,000 list (area) | — | 32 | Multiple Summerlin South villages | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Village-level $/SF is intentionally omitted: sub-neighborhood samples are too small to be meaningful; the $450K–$750K village range is the reliable benchmark. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Gardens Summerlin Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, Howard Hughes Corporation, and GreatSchools — capture The Gardens faster than any brochure: 2,600+ homes, a $585K area median, 32 median days on market, and Rogich Middle at 10/10.
$585K
Area median list price across ZIP codes 89135 and 89134, reflecting Summerlin South family demand, June 2026.
Las Vegas REALTORS
$450K–$750K
The Gardens' actual village price range — entry-level Summerlin South to premium updated homes.
Community plan record
2,600+
Homes across the 420-acre village — the permanent built-out cap under the Howard Hughes master plan.
Howard Hughes Corporation
32
Median days from list to accepted offer in the Summerlin South area — family demand keeps turnover steady.
LVR / GLVAR, June 2026
10/10
Sig Rogich Middle School's GreatSchools rating — one of Nevada's highest for a public school in the village zoning area.
GreatSchools 2026
1999
The year Howard Hughes Corporation began development — 25+ years of mature trees and landscaping since.
Community plan record
$75–$200
Monthly HOA range — one of the lowest fee structures in Summerlin South, covering parks, trails, and landscaping.
Community records
12 min
Drive to Red Rock Canyon trailheads — the gateway to 195,000+ acres of BLM hiking, climbing, and scenic desert.
Bureau of Land Management · drive times
WHY THE GARDENS
Why Does The Gardens Stand Apart From Its Summerlin Peers?
From Rogich Middle's 10/10 rating to the 15-acre Gardens Park at the village heart, The Gardens fills a specific niche inside the Summerlin master plan. The five advantages below are tied to verifiable sources — the Nevada Revised Statutes, GreatSchools, the Howard Hughes Corporation master plan, and Las Vegas REALTORS data — so you can check every claim.
- GreatSchools 2026
The strongest middle school zone in Summerlin South
Sig Rogich Middle School rates 10/10 per GreatSchools — a rare perfect score for a public school. For families with middle schoolers, this is a decisive differentiator over neighboring Summerlin villages.
- Community plan record
Gardens Park — 15 acres inside the village
Most Summerlin South villages have trail access; The Gardens has a full 15-acre park with playground, basketball courts, dog park, and open fields as its anchor — not a small pocket green.
- Howard Hughes Corporation · Community records
Summerlin South pricing without guard-gate premiums
Entry at $450K with $75–$200 monthly HOA delivers full Howard Hughes master-plan access — trails, parks, and community character — at fees well below gated Summerlin communities.
- Community plan record
25+ years of mature landscaping
Established since 1999, The Gardens has the lush trees and greenbelts that give the village its name — a character newer Summerlin West communities are still growing into.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs — zero state income tax
Nevada's 3% primary-residence tax cap under NRS 361.471 plus zero state income tax keep the annual ownership math predictable — and far better than California equivalents.
WHY BUY IN THE GARDENS
What Are the Top 10 Reasons to Buy a Home in The Gardens Summerlin?
The Gardens' case rests on school access, park character, and Summerlin South value: 2,600+ homes priced $450K–$750K with property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and Rogich Middle (10/10) in the zoning area. Ten sourced reasons follow.
Rogich Middle School (10/10)
One of Nevada's highest-rated public middle schools — and it's in the village's zoning area.
GreatSchools 2026
Gardens Park — 15 acres of village green
Playground, courts, trails, dog park, and open fields walkable from most Streets in the village.
Community plan record
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute at 3%.
NRS 361.471
Entry at $450K into the Summerlin master plan
Full Howard Hughes amenities — trails, parks, community standards — at accessible Summerlin South pricing.
Howard Hughes Corporation
Low HOA at $75–$200/mo
One of the most affordable fee structures in Summerlin South — no guard-gate premium.
Community records
25+ years of mature landscaping
The green, tree-lined character that gives the village its name — impossible to replicate in newer builds.
Community plan record
Bishop Gorman and The Meadows within 12 min
Two of Nevada's top private schools accessible without a long drive from the village.
GreatSchools 2026
Red Rock Canyon 12 minutes away
Bureau of Land Management's ~195,000-acre conservation area — hiking, climbing, and a 13-mile scenic loop.
Bureau of Land Management
Downtown Summerlin 10 minutes away
125+ shops, 40+ restaurants, Las Vegas Ballpark, and the west valley's community events hub.
Howard Hughes Corporation
New Construction
Who Builds New Homes In and Around The Gardens Summerlin?
No production builder operates inside The Gardens — the village built out its 2,600+ homes between 1999 and the mid-2000s, and today the market is resale. Buyers who want new construction close to The Gardens' school zone shop Summerlin West and nearby active villages. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest new luxury profile to Gardens resale character
Family & Mid-Market
Lennar
Broadest Summerlin-area new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture cross-shopped against Gardens resales
55+ Active Adult
Pulte / Del Webb
For buyers comparing The Gardens to an age-restricted alternative
Family
Richmond American
Value-oriented new builds within the same pricing band as Gardens resale
Outdoor Recreation
What Outdoor Amenities Does The Gardens Summerlin Offer?
Mature parks inside the village, the 200-mile Summerlin trail network connecting to Red Rock Canyon, and 300 days of annual sunshine make The Gardens one of the valley's most outdoors-accessible family addresses, per Howard Hughes Corporation's master-plan design principles and the Bureau of Land Management's conservation area adjacent to the master plan.
IN-VILLAGE
Gardens Park
~15 acresPlayground · Courts · Trails · Dog ParkResidents
The village anchor: playground, basketball courts, walking trails, picnic areas, open fields, and a dog park at 10401 Garden Park Drive — the everyday gathering point for The Gardens community.
ADJACENT
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear park running through the neighboring Paseos village — trail-connected to The Gardens, offering desert botanical walking and dog-friendly open space.
IN-MASTER PLAN
Summerlin Trail System
200+ milesBiking · Jogging · HikingFree
The Howard Hughes Corporation's signature 200-mile master-plan trail network, accessible from within The Gardens and connecting all the way to Red Rock Canyon trailheads.
12 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's flagship conservation area — the 13-mile scenic loop, world-class rock climbing, and dozens of hiking trails managed by the Bureau of Land Management.
10 MIN
Downtown Summerlin
Open-air districtShops · Events · Las Vegas BallparkFree
The west valley's premier retail, dining, and events hub — 125+ shops, 40+ restaurants, weekly farmers markets, and Las Vegas Ballpark for Aviators games.
10 MIN
TPC Summerlin Golf
18 holesChampionship golfMembership / Public tee times
Home of the PGA TOUR's Shriners Children's Open — a championship desert course just minutes from The Gardens, open for public tee times outside tournament weeks.
10 MIN
Las Vegas Ballpark
10,000-seat stadiumMinor league baseballTicketed
The Aviators' home stadium at Downtown Summerlin — a family-friendly alternative to Strip entertainment, with summer evening games under the desert sky.
15 MIN
Bear's Best Golf Club
18 holesPublic golf · Jack Nicklaus signaturePublic
A Jack Nicklaus signature course replica featuring the best holes from his design portfolio — one of the valley's most memorable public rounds, 15 minutes from The Gardens.
The Gardens Lifestyle
What Does a Weekend in The Gardens Summerlin Look Like?
Three rhythms within minutes of your door: morning walks on the Summerlin trail system connecting to Red Rock Canyon's roughly 195,000-acre conservation area per the Bureau of Land Management, afternoons at Gardens Park with kids, and evenings at Downtown Summerlin's 40+ restaurant options — ten minutes away.
2,600+Homes in the Village
420Acres of Green Space & Streets
10 minTo Downtown Summerlin
12 minTo Red Rock Canyon
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Gardens Homes This Weekend?
Open houses in The Gardens run most weekends — no gate, no clearance required. Set up instant alerts to get notified the moment a Gardens home schedules a showing, or browse every active listing now and let us arrange private tours on your schedule. With 32-day median turnover, the right home can be under contract before the next open-house weekend.
Quick Answer
What are HOA fees in The Gardens Summerlin?
Plan on $75 to $200 per month — one of the most affordable fee structures in Summerlin South. That combines the Summerlin South master-association fee with the village sub-association assessment and funds Gardens Park, the trail-connected common areas, and landscaping maintenance throughout the village. Exact dues vary by sub-neighborhood, so request the resale package during your 30-45 day escrow to confirm the precise figure for your address. No guard-gate staffing costs here — that's what keeps the number so low relative to gated Summerlin communities.
Moving to The Gardens Summerlin
Should I Move to The Gardens, Summerlin?
Every month, California families discover that established, park-centered suburban living priced out of reach in the Bay Area or Southern California is attainable inside a Summerlin South village. 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 funds most relocation decisions.
Why California Families Are Choosing The Gardens
The tax math is hard to argue with: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $19,000 per year in state income taxes alone. The Gardens adds what Southern California's comparable family neighborhoods can't match: an effective property-tax rate of roughly 0.5–0.75% with a 3% annual cap for primary residences, attached to 2,600+ homes on 420 green, park-centered acres with a 10/10-rated middle school in the zoning area.
At a $585,000 budget, Los Angeles buyers are looking at a dated bungalow on a small lot in an outer suburb. That same budget in The Gardens secures a spacious Mediterranean home on a tree-lined street within walking distance of Gardens Park — often with a pool and updated kitchen — ten minutes from Downtown Summerlin and twenty from the Strip.
According to Las Vegas REALTORS, the Summerlin South area carries an active median list price around $585,000, with The Gardens spanning $450K–$750K across its 2,600+ homes. 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 about 12 minutes west.
The Gardens runs on a professional and family economy: residents skew dual-income households and established executives, with average household income above $120,000 per community records. The Downtown Summerlin corporate and retail corridor sits 10 minutes west, Summerlin Hospital Medical Center is about 15 minutes away, and the Strip employment core is 20 minutes east — the village's central Summerlin South position covers nearly every major valley employment node efficiently.
Cost of Living Snapshot — The Gardens Summerlin vs. Los Angeles
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 matters most here: established park-centered family living that starts at $450,000 in The Gardens costs well over $1 million for a comparable neighborhood in Los Angeles or the Bay Area.
| Metric | The Gardens, Summerlin NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (village) | $450K–$750K | $900K+ comparable suburbs |
| Entry Family Home | ~$450K | $800K+ outer suburbs |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.0%–1.25% |
| HOA Fee | $75–$200/mo | $300–$600/mo (gated suburbs) |
| Airport Commute | ~28 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
The Gardens Rental Market — Rent vs. Own
The Gardens has an 82% homeownership rate per community records, so long-term rentals are available but never abundant. Family-sized 3–4 bedroom homes lease for roughly $2,200–$3,200 per month, reflecting consistent demand from relocating professionals and families. Short-term vacation rentals are regulated by the City of Las Vegas — confirm current ordinance requirements before underwriting any STR income. For a 5+ year hold, the equity math and scarcity of well-positioned Summerlin South family homes favors owning over renting.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & NREG transaction data
Already planning a move to The Gardens? Our team specializes in out-of-state relocation — virtual tours, school zoning verification, park-adjacency analysis, off-market access, and closing coordination without multiple trips.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to The Gardens Summerlin in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Gardens buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60 days, per the Nevada DMV — miss them and registration penalties stack.
Pick your sub-neighborhood and budget
Decide which Gardens fit: $450K entry homes, $500K+ core-village streets, $525K+ park-adjacent blocks, or $625K+ premium updated homes. School-zone and park-proximity priorities should drive the choice.
Verify school zoning for your address
Rogich Middle School boundaries can vary within the village — confirm the exact zoning for any address you're considering before submitting an offer, not after. Our agents pull the current CCSD boundary map.
Get pre-approved — program-aware
Most Gardens homes are FHA- and VA-eligible under current loan limits. Conventional works across the board. Have your pre-approval letter ready before your first showing — Gardens homes priced right go quickly.
Tour in person or virtually
No gate clearance required — tour on any schedule. Walk park-adjacent blocks in the morning to feel the community character; drive West Charleston at evening to check commute convenience.
Write and negotiate the offer
In a 32-day median market, move quickly on homes you want. Our agents know the Gardens' micro-negotiation dynamics — which sub-neighborhoods are bidding and which have room.
Inspection and HOA document review
Order the resale package early: confirm your specific HOA dues ($75–$200 range), reserve balance, and any pending assessments. Standard Nevada seller-disclosure covers the home condition.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys. Expect 30-45 days from acceptance to funding. Financed buyers on well-priced homes with clear-to-close lenders hit the 30-day mark consistently.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), update your address with the HOA for Summerlin trail-pass access, then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the The Gardens Summerlin Economy?
The Gardens runs on a dual-income professional and family economy. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro added jobs consistently through 2025, and community records put average household income above $120,000 — nearly double the Clark County median, reflecting the Summerlin South professional profile.
$120,000+Avg household income, The GardensNREG community plan record
82%Owner-occupied householdsCommunity plan record
10 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top The Gardens-Area Employers
- Downtown Summerlin corporate and retail corridorOffices, HQ campuses, and the west valley's retail employment hub — 10 minutes from The Gardens
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus serving the Summerlin South community
- Red Rock Resort (Station Casinos)Resort, gaming, and F&B operations on the Summerlin border, 15 minutes from The Gardens
- Howard Hughes Corporation (Summerlin development campus)Master-plan developer and ongoing commercial real estate operations headquartered in Summerlin
- Clark County School District (Summerlin South region)Lowman ES, Rogich MS, and Palo Verde HS campuses serving The Gardens and nearby villages
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes from The Gardens via Summerlin Parkway
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Gardens Compare to The Vistas, The Mesa & Summerlin?
If you're weighing The Gardens against nearby Summerlin South villages and the broader master plan, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Gardens wins on schools and park character; The Vistas on elevated views; The Mesa on newer homes and trails. Sources: LVR, the U.S. Census, and GreatSchools.
| Metric | The Gardens | The Vistas | The Mesa | Summerlin |
|---|---|---|---|---|
| Price Range | $450K–$750K | $550K–$950K | $600K–$1M+ | From $450K |
| Established | 1999 | 2001 | 2004 | 1990 |
| Guard-Gated | No | Select enclaves | No | Select enclaves |
| HOA (monthly) | $75–$200 | $100–$250 | $100–$300 | Varies by village |
| Top Middle School | Rogich MS (10/10) | Rogich MS (10/10) | Rogich MS (10/10) | Multiple (7–10/10) |
| Anchor Amenity | Gardens Park (15 ac) | Views + trails | Newer construction | 200-mi trail network |
| New Construction | None — built out | None — built out | Minimal — maturing | Active (Summerlin West) |
| Best For | Schools · Parks · Value | Views · Move-up pricing | Newer homes · Trails | Selection · All price points |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Price ranges are village-level estimates from community plan records; individual listings vary. Last updated June 2026.
Cost of Ownership
What Will The Gardens Summerlin Cost You Each Month?
A $585,000 median Gardens home runs about $4,200 monthly with 10% down at 7% per Freddie Mac's rate survey — including the HOA dues and estimated property taxes. The tabs below model your payment, compare renting, and break down the HOA structure for Gardens sub-neighborhoods.
Payment Estimator
Estimate Your The Gardens Payment
$4,370
Estimated Monthly Payment
- Principal & Interest$3,503
- Property Tax$297
- Insurance$150
- HOA$200
- PMI$219
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 The Gardens right now?
Rental supply inside The Gardens is limited by the 82% homeownership rate — executive family leases appear but never in volume. For 5+ year holds, the built-out scarcity and Rogich Middle demand support a buy thesis.
OWN (10% DOWN, 7%)
$4,281 / mo
- Principal & Interest
- $3,504
- Property Tax (~0.65%)
- $317
- Homeowners Insurance
- $100
- HOA (master + sub-association)
- $140
- PMI (10% down)
- $220
5-year net cost:~$155,000
Equity built:~$185,000
RENT (MODELED FAMILY LEASE)
$2,700 / mo
- Family-Home Lease (modeled)
- $2,700
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$175,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Gardens home for five years nets out cheaper than leasing once principal paydown and modest appreciation are counted — and the owner walks away with roughly $185,000 in equity (including the down payment) while the renter builds none. Family demand tied to Rogich Middle School zoning supports above-average appreciation in the Summerlin South corridor.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.65% effective property tax, $140/mo blended HOA, modeled $2,700 family lease.
HOA Fees by Community
HOA Fees in The Gardens Summerlin
Every Gardens home pays two layers of association fees: the Howard Hughes Corporation Summerlin South master-association fee and the village sub-association fee. The combined $75–$200 range is among the lowest in Summerlin South — no guard-gate staffing costs inflate the bill.
Gardens Village (Core + Park-Adjacent)
$100–$200 / mo
Core streets and park-adjacent blocks
$100–$200
Includes:
Summerlin South master fee + village sub-association; covers parks, trail access, common-area landscaping, and community standards enforcement
Premium lot addresses
Top of the $200 range
Includes:
Same coverage — confirm sub-association specifics in the resale package during escrow
Gardens Entry (Attached / Starter)
$75–$140 / mo
Entry and attached products
$75–$140
Includes:
Summerlin South master fee + village sub-association at entry tier; some attached products carry a separate unit maintenance component
Always verify in escrow
Statutory right
Includes:
Nevada provides a resale disclosure package — confirm dues, reserves, and any pending assessments before you close
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs — request within the first week of escrow to avoid timeline surprises
Transfer and capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer net of the list price
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Gardens Summerlin?
The Gardens sits in central Summerlin South with quick access to West Charleston Boulevard, the 215 Beltway, and Summerlin Parkway. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Gardens destinations beat that comfortably, with the notable exception of Harry Reid Airport at 28 minutes south.
Drive Times from The Gardens
- ~10 minDowntown Summerlin (shopping, dining)W Charleston Blvd west
- ~12 minRed Rock Canyon trailheadsW Charleston Blvd west
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~30 minDowntown Las VegasUS-95 east
- ~28 minHarry Reid Intl AirportI-215 south
- ~35 minHendersonI-215 south and east
- ~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 home in The Gardens Summerlin?
Most Gardens purchases close in 30 to 45 days through a Nevada escrow company. Cash offers can close in 10–14 days; financed offers with pre-approved buyers and clear-to-close lenders consistently hit the 30-day mark. FHA and VA loans can take 35–45 days depending on appraisal turnaround. Build your offer timeline around your financing type — our agents coordinate with your lender to keep the escrow on schedule.
Quick Answer
What down payment do I need to buy in The Gardens Summerlin?
Most Gardens buyers put down 5% to 20%. On a $585,000 median home, conventional financing with 10% down means roughly $58,500 upfront plus closing costs — about $75,000 total to close. FHA loans allow 3.5% down for qualifying buyers (roughly $20,500 on a $585K home), and VA loans allow 0% for eligible veterans. The Gardens' price range keeps it well under conventional loan limits in 2026, so low-down programs work across most of the village.
The Gardens FAQ — 18 Answers
What Do The Gardens Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Gardens, Summerlin?
Across ZIP codes 89135 and 89134 — the two Summerlin South ZIPs that contain The Gardens — the area median list price runs about $585,000 per Las Vegas REALTORS MLS data. Inside the village itself, 2,600+ homes trade from roughly $450,000 for entry-level and attached products to $750,000 for larger, updated homes on premium lots near Gardens Park. Homes sold in about 32 median days recently, so well-priced listings move quickly.
Is The Gardens in Summerlin guard-gated?
No — The Gardens has no staffed guard gate, which is a key reason HOA fees stay lean at $75–$200 per month. Some sub-neighborhoods use key-fob or code-entry gates for residents, but there is no 24-hour staffed perimeter. That trade-off keeps Summerlin South accessible: you get full Howard Hughes Corporation master-plan amenities, Summerlin's trail network, and Gardens Park — without the premium dues or entry-point that guard-gated Summerlin villages carry.
What ZIP code is The Gardens Summerlin in?
The Gardens spans ZIP codes 89135 and 89134 in Summerlin South, Las Vegas. Both fall under Clark County School District zoning, and both carry Nevada's ownership advantages: no state income tax, an effective property-tax rate around 0.5–0.75% of assessed value per the Clark County Assessor, and the 3% annual cap on primary residences under Nevada Revised Statutes 361.471. Run both ZIPs in your saved search so no listing slips past you.
When was The Gardens, Summerlin built?
Development began in 1999 under the Howard Hughes Corporation master plan, with most homes completed between 1999 and the mid-2000s during the Summerlin South expansion phase. The payoff today is more than 25 years of mature trees, lush landscaping, and established green spaces that newer Summerlin villages simply cannot replicate. Many homes have since been updated with modern kitchens, new pools, and contemporary finishes — we can sort renovated inventory from original-condition value plays on your first search.
What schools serve The Gardens in Summerlin?
The Gardens zones to three well-regarded Clark County School District campuses: Zel & Mary Lowman Elementary (8/10 per GreatSchools), Sig Rogich Middle School (10/10 — one of the highest-rated middle schools in Nevada), and Palo Verde High School (8/10). Private options close by include The Meadows School (A+), Bishop Gorman High School (A+), Faith Lutheran (A), and charter Doral Academy Red Rock (9/10). Confirm zoning for any specific address before writing an offer — boundaries can shift within the village.
What are HOA fees in The Gardens Summerlin?
Plan on $75 to $200 per month — one of the most affordable fee structures in all of Summerlin South. That figure blends the Summerlin South master-association fee with the village sub-association assessment and funds the parks, landscaped trails, and common-area maintenance at the heart of the village's design. Exact dues vary by neighborhood within The Gardens, so request the resale package during escrow to confirm the precise figure for your specific street.
What is Gardens Park and why does it matter for home values?
Gardens Park is the roughly 15-acre Summerlin community park at 10401 Garden Park Drive anchoring the village heart. It includes a playground, basketball courts, walking trails, picnic areas, open fields, and a dog park — the everyday gathering point for The Gardens neighborhood. Homes within easy walking distance of Gardens Park consistently attract the strongest buyer demand within the $450K–$750K range, and park-adjacent lots typically command a modest premium over comparable interiors in the village.
What are property taxes like in The Gardens Summerlin?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $585,000 Gardens home that means approximately $2,900–$4,400 per year — a fraction of what a comparable Summerlin-South-style neighborhood carries in California, where effective rates often run 1.0–1.25% on top of 13.3% state income tax.
How does The Gardens compare to The Pueblo, Summerlin?
Both are established, accessibly priced Summerlin South villages built in the same era. The Gardens ($450K–$750K) is built around parks and green space, anchored by 15-acre Gardens Park; The Pueblo starts slightly lower around $400K with a similar early-2000s Mediterranean character and more compact lot sizes. If daily park life, Rogich Middle School zoning, and a slightly higher build quality matter most, lean Gardens; if entry price is the deciding factor, lean Pueblo. They're adjacent enough to tour both in one outing.
How does Nevada's tax climate compare to California for Gardens buyers?
The math is straightforward: California's top marginal state income tax is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $250,000 saves roughly $25,000 per year in state income taxes alone by relocating to The Gardens. Add Nevada's 0.5–0.75% effective property-tax rate (vs. 1.0%+ in California) with the 3% annual cap, and a $585,000 Summerlin South home carries a meaningfully lower annual tax burden than a comparable Bay Area or Southern California property.
Is The Gardens a good neighborhood for families?
Yes — families are the dominant buyer profile in The Gardens. Sig Rogich Middle School (10/10 per GreatSchools) is one of the strongest in Nevada and sits in the village's zoning area. Gardens Park's playgrounds, courts, and open fields are within walking distance of most streets. The village has no through-traffic on its quieter interior blocks, and the Summerlin trail system connects directly to Red Rock Canyon. For buyers weighing Summerlin South villages, The Gardens consistently ranks among the top family picks inside the $450K–$750K band.
What is the rental market like in The Gardens Summerlin?
The Gardens has an 82% homeownership rate per community records, so long-term rentals surface regularly but never in high volume. Executive-family leases for 3–4 bedroom homes typically run $2,200–$3,200 per month, reflecting strong demand from relocating professionals and military families at nearby installations. Short-term vacation rentals are regulated by the City of Las Vegas — confirm current ordinance requirements before underwriting any STR income on a Gardens purchase, as rules and enforcement have tightened since 2023.
How far is The Gardens from Downtown Summerlin?
About 10 minutes west via West Charleston Boulevard — close enough to make Downtown Summerlin's 125+ shops, 40+ restaurants, Las Vegas Ballpark, and seasonal farmers market part of your weekly routine, not a special-occasion drive. The 215 Beltway is also a quick 5-minute drive from most Gardens streets, giving you fast access to the entire valley. Harry Reid International Airport runs about 28 minutes south via I-215.
Are there new construction homes available in The Gardens?
No — The Gardens built out its 2,600+ homes primarily between 1999 and the mid-2000s, and no active builder sales exist inside the village today. The market is resale only. The benefit is 25-plus years of mature landscaping and settled infrastructure at accessible Summerlin South pricing. If new construction is a priority, Summerlin's western villages — Summerlin West, The Cliffs — are actively building, and we can help you weigh new-build incentives against Gardens resale value at your budget.
Can Nevada Real Estate Group help me buy or sell in The Gardens?
Yes — call (702) 637-1759. Nevada Real Estate Group is the #1 team in Nevada with 9,600+ closed transactions and $4.85B+ in total sales volume. Our agents who specialize in Summerlin South know The Gardens' micro-neighborhoods street by street — park-adjacent blocks, Rogich Middle zoning boundaries, and which homes have the renovated kitchens and pools that move quickly. Whether you're relocating from California, upgrading from a starter Summerlin home, or selling after years in the village, we'll run the numbers honestly and get you across the finish line.
What down payment do I need to buy in The Gardens Summerlin?
Most Gardens buyers put down 5% to 20%. On a $585,000 median-priced home, conventional financing with 10% down means roughly $58,500 upfront plus closing costs. FHA loans allow 3.5% down for qualifying buyers — about $20,500 on that price. VA loans allow 0% for eligible veterans and active military, a significant advantage in a Summerlin market where all-cash competition is real. Confirm program eligibility with a lender early so your pre-approval reflects your strongest offer structure.
How long does it take to close on a home in The Gardens?
Most Gardens purchases close in 30 to 45 days through a Nevada escrow company. Cash offers, common at the $650K+ tier, can close in 10–14 days. Financed offers on well-priced Gardens homes move toward the 30-day end when buyers are fully pre-approved and lenders have clear-to-close capacity — a reason to have your pre-approval letter ready before the first showing, not after.
What should I know before buying in The Gardens Summerlin?
Four things matter most. First, request the HOA resale package in escrow — dues ($75–$200/mo), reserves, and any pending assessments. Second, verify school zoning for your specific address; Rogich Middle School boundaries are the most common surprise. Third, park-adjacent blocks command a premium — decide upfront whether that matters to your lifestyle. Fourth, renovated vs. original-condition homes vary widely inside the same price band; our agents can sort the inventory before you waste weekends on the wrong tours.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Gardens Summerlin?
These are the eight queries Gardens 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 plan record.
Is The Gardens part of Summerlin South or Summerlin?
Both — The Gardens is a village within the Summerlin South Association, which is itself part of the broader Howard Hughes Corporation Summerlin master plan. For practical purposes, say "Summerlin South" for the sub-area and "Summerlin" for the full master plan umbrella.
Does The Gardens have a community pool?
The Gardens has community parks (Gardens Park is the anchor at 15 acres with sports courts, trails, and gathering areas), but a dedicated community pool is not part of the standard village amenity set. Individual homes with private pools are common — tell us if a pool is a must-have and we'll filter to those listings.
How many homes are in The Gardens Summerlin?
More than 2,600 across 420 acres, per the Howard Hughes Corporation master plan record. The village built out primarily between 1999 and the mid-2000s, so that number is effectively permanent — no new rooftops are coming.
What is the walk score for The Gardens Summerlin?
The Gardens is car-dependent for most errands, but walkable within the village to Gardens Park and along the Summerlin trail network. West Charleston Boulevard's commercial corridor is a short drive (not a comfortable walk) for groceries and services. Buyers who need to walk to a coffee shop should preview the blocks they're considering before committing.
Are there any condos in The Gardens?
The Gardens is primarily detached single-family, with some attached products at the Gardens Entry price tier. No high-rise or resort-style condos exist inside the village. Buyers looking for lock-and-leave condo living closer to the Summerlin South amenity core should look at nearby Summerlin villages or ask us about alternatives.
What is the Summerlin South Association?
The Summerlin South Association is the Howard Hughes Corporation sub-master association that governs The Gardens and neighboring Summerlin South villages. It collects a master-plan fee (part of your $75–$200 monthly HOA), enforces community standards, and manages common areas across the Summerlin South corridor.
How close is The Gardens to Red Rock Canyon?
About 12 minutes west via West Charleston Boulevard — close enough to make a weekday morning hike before work a realistic habit, not just a weekend trip. The Bureau of Land Management maintains the roughly 195,000-acre conservation area with the 13-mile scenic drive, dozens of trails, and world-class rock climbing.
What builders built homes in The Gardens?
Howard Hughes Corporation selected multiple production builders for The Gardens during its 1999–2005 buildout, including names like Kaufman and Broad (now KB Home), Beazer, and Del Webb for specific phases. Today it's all resale — no active builder sales. We can research the specific builder for any address you're considering during due diligence.
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 represented buyers and sellers throughout Summerlin South — including The Gardens, where school-zoning accuracy and park-proximity analysis are the difference between finding the right home and the wrong one.
#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 The Gardens Summerlin Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas-area transactions since 2011 — including Summerlin South homes where Rogich Middle zoning, park proximity, and HOA specifics determine the outcome. Tell us what you're looking for and we'll find your Gardens home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of The Gardens Summerlin?
Compare The Gardens with neighboring Summerlin South villages and the broader Las Vegas market. Each card pairs the drive time with price positioning so you can judge whether a different village actually buys you more for your money.
A–Z INDEX
Which The Gardens Sub-Neighborhoods Can You Explore A–Z?
Four sub-neighborhoods and key adjacent villages make up the Gardens real estate picture. Dedicated sub-neighborhood pages are rolling out — until then, our team can pull current listings, HOA specifics, and school boundary maps for any address on request.
G
- Gardens Entry (starter homes, attached products)
- Gardens Park-Adjacent (park walk-to blocks)
- Gardens Premium (updated, large lots)
- Gardens Village (core, tree-lined streets)
T
- The Paseos (adjacent village)
- The Pueblo (adjacent village, entry pricing)
KEEP LEARNING
What Else Should You Read About The Gardens Summerlin?
These guides extend the research most Gardens buyers do next — understanding the broader Summerlin master plan, comparing Summerlin South villages side by side, and mapping the buying process — written from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two premium poles compare — useful context for weighing Summerlin South villages.
Read →COMMUNITY HUB
Summerlin Master Plan Hub
All 26+ Summerlin villages, master-plan amenities, school zones, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This The Gardens Summerlin Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because The Gardens is a village within a broader Summerlin South ZIP code area, we present area statistics (89135/89134) as area benchmarks — never village-only claims — and note where community plan records fill the gaps. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89135/89134. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Gardens is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation / Summerlin — Master plan design, village history, amenities, and community standards. summerlin.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Las Vegas / 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
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for The Gardens' zoned and nearby schools. greatschools.org
- Clark County School District (CCSD) — School boundary maps and enrollment data for Summerlin South zoning. ccsd.net
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator models. freddiemac.com/pmms
- California Franchise Tax Board — 13.3% top marginal state income tax rate used in the California 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