Top Rated
8/10
8/10Zel & Mary Lowman Elementary
Zoned · Summerlin South (8 min)
K-5750 Students17:1
Summerlin South, Las Vegas
The Mesa Homes For Sale
Nevada's #1 team for The Mesa, Summerlin real estate. Search modern new construction and recent resales in Summerlin South's newest village — $600K–$1M, ZIP 89135, 10 minutes from Red Rock Canyon.
ZIP 89135 MEDIAN LIST
$775K
LVR / GLVAR, June 2026
VILLAGE PRICE RANGE
$600K–$1M
Community plan record
HOMES IN THE VILLAGE
1,200+
Howard Hughes Corporation plan
MEDIAN DAYS ON MARKET
36
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 Mesa, Summerlin at a Glance?
The Mesa is Summerlin South's newest village — 1,200+ homes from $600K to $1M in ZIP 89135 per Howard Hughes Corporation plan data, with a 36-day median DOM and top-rated CCSD schools including Sig Rogich MS (10/10) per GreatSchools, and three active builders 10 minutes from Red Rock Canyon.
- Modern new construction: homes built 2018–present with flat rooflines, energy-efficient systems, and open-plan layouts from Toll Brothers, Lennar, and Taylor Morrison.
- The location advantage: Summerlin South's western bench — 10 min to Red Rock Canyon, 10 min to Downtown Summerlin, 20 min to the Strip via Summerlin Pkwy.
- Best for: families targeting Sig Rogich MS (10/10) and Palo Verde HS (8/10), California relocators chasing new construction at Nevada prices, and move-up buyers who want builder warranties.
- Non-gated value: $600K–$1M buys modern new construction where guard-gated neighbors The Ridges ($2M+) and Red Rock Country Club ($1.2M+) start materially higher.
- Do your homework: builder contracts are written for the builder — always bring buyer representation from day one, and confirm lot phase and HOA tiers in escrow.
Last updated June 2026 · Sources: LVR, Howard Hughes Corporation, CCSD
Where Can I Find The Mesa Summerlin Homes for Sale?
ZIP 89135 — the single postal code covering The Mesa — carried active listings across the $600K–$1M range in June 2026 according to Las Vegas REALTORS MLS data. New builds from Toll Brothers, Lennar, and Taylor Morrison appear alongside young resales with installed landscaping. The most recent listings appear below, refreshed daily from the live GLVAR MLS feed.
PRICE DISTRIBUTION
How Many The Mesa Homes Sell in Each Price Range?
The Mesa's price band concentrates between $600K and $1M — the new-construction sweet spot in Summerlin South. Per Las Vegas REALTORS MLS data for ZIP 89135, the distribution below shows where competition concentrates and which price points have the most active builder inventory versus resale competition.
Browse The Mesa, Summerlin Listings
How Can You Find a Mesa Home by Type, Builder & Price?
The Mesa's active inventory breaks down into new-build phases from three builders, young resales with installed landscaping, four sub-neighborhoods, and the price bands below — each link opens our live Las Vegas MLS search, updated daily from Las Vegas REALTORS GLVAR MLS data.
Which Mesa Sub-Neighborhoods Should You Explore?
The Mesa's 1,200+ homes are organized across four internal sub-neighborhoods, each with distinct pricing, phase age, and lifestyle positioning. Counts reflect the broader ZIP 89135 active inventory; per-section counts run in the dozens at any point in time.
Premium Lots · Views · From $800K
Mesa Ridge
Core Production · Family · From $700KMesa Village
Entry New Build · From $600KMesa Terrace
Park-Adjacent · From $725KMesa Park
Ultra-Luxury · From $2MThe Ridges (adjacent, guard-gated)
Golf · Guard-Gated · From $1.2MRed Rock Country Club (adjacent)
Full Summerlin South VillagesSummerlin South (broader)
Full Las Vegas SearchLas Vegas (parent city)
Updated daily · 310 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Mesa Listings First?
Custom alerts by builder, phase, price, and sub-neighborhood — no spam, unsubscribe anytime. New-construction lot releases in The Mesa sell quickly; buyers who want pick-of-phase selection and design-center access need to know within hours of a release, not weeks. Set your alert now and we'll notify you the moment a new phase or resale matches your criteria.
- 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
EDUCATION
9/10
9/10
9/10
8/10
How Are the Schools for The Mesa, Summerlin?
Schools are The Mesa's single strongest selling point by the numbers: Sig Rogich Middle School rates 10/10 per GreatSchools — the highest-rated public middle school in Summerlin South — and Palo Verde High School rates 8/10. For families, these ratings alone justify the Summerlin South premium over other Las Vegas corridors at similar price points.
9/10The Meadows School (Lower)
Private · Summerlin (15 min)
PreK-5300 Students8:1
9/10Alexander Dawson School
Private charter · Summerlin (10 min)
K-8350 Students10:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121100 Students18:1
8/10Coral Academy of Science
Charter · west campuses (15 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for The Mesa Families?
According to GreatSchools.org, The Mesa is one of the strongest school-zone addresses in the Las Vegas Valley: Sig Rogich Middle School rates 10/10 — the top public middle school in Summerlin South — and Palo Verde High rates 8/10. Ratings cross-checked against the Nevada Report Card, with the ranked table below showing realistic options by level.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin South · 8 min | $600,000+ |
| 2 | Bishop Gorman High School | Private | 9-12 | A+ | Summerlin South · 10 min | $600,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $600,000+ |
| 4 | Zel & Mary Lowman Elementary | Public (zoned) | K-5 | 8/10 | Summerlin South · 8 min | $600,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 12 min | $600,000+ |
SAFETY & CRIME
Is The Mesa, Summerlin Safe?
Direct Answer
Yes — The Mesa is a low-crime Summerlin South neighborhood with Las Vegas Metropolitan Police Department coverage and the structural safety advantages of a planned, owner-occupied community. The 85% homeownership rate and established HOA structure keep the corridor stable. Benchmark specific incident rates through FBI Uniform Crime Reporting data for the broader Summerlin South area.
- Owner-occupied householdsCommunity plan record
- Las Vegas Metro Police coverageSouthwest area command
- Active community association oversight$150–$300/mo dues-funded maintenance
- Modern construction standards throughoutCurrent codes since 2018
What Buyers Should Know
The Mesa benefits from the structural safety advantages of Summerlin South: a high homeownership rate (85%), active HOA oversight, modern street lighting on new-construction infrastructure, and the demographic profile of a family-formation community. These factors consistently produce lower incident rates than older, denser urban corridors.
The surrounding Summerlin South area runs well below Las Vegas citywide crime averages per FBI Uniform Crime Reporting data — the established suburban character of the western valley, combined with quick 215 Beltway access for LVMPD response, keeps the corridor stable. The non-gated setting means typical suburban incidents (minor property matters, vehicle break-ins on commercial corridors) rather than the zero-incident profile of a staffed-gate community.
Buyers who prioritize a staffed gate above all else will find The Ridges and Red Rock Country Club nearby — though both enter at $1.2M+ and $2M+ respectively. For the majority of The Mesa buyers, the Summerlin South safety profile at $600K–$1M represents the right balance of value, location, and community character.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the association plan record. Last updated June 2026.
Living In
What's It Like Living in The Mesa, Summerlin?
The Answer
Living in The Mesa means modern desert-contemporary homes, Sig Rogich Middle School (10/10) around the corner, and Red Rock Canyon 10 minutes west — all inside Summerlin's 44-year master plan per Howard Hughes Corporation, where maintained trails, community parks, and Downtown Summerlin's open-air district define the daily rhythm.
What is The Mesa, Summerlin known for?
The Mesa is known for its modern desert-contemporary architecture — flat rooflines, stone accents, large windows — launched in 2018 as one of Summerlin South's newest villages. It pairs new-construction quality with the western Summerlin location: 10 minutes from both Red Rock Canyon and Downtown Summerlin, at $600K–$1M versus the guard-gated neighbors' $1.2M+ entry.
Who should live in The Mesa?
Families targeting Sig Rogich MS (10/10) and Palo Verde HS (8/10), California move-up buyers who want brand-new construction with builder warranties at Nevada price points, and outdoor-recreation enthusiasts who want Red Rock Canyon 10 minutes from the driveway.
What is daily life like in The Mesa?
Morning trail runs on Summerlin's connected path network, weekends at Red Rock Canyon's 13-mile scenic loop, evenings at Downtown Summerlin's restaurants and Las Vegas Ballpark, and new-home quality that means the HVAC, roof, and plumbing are all under warranty — a meaningful practical advantage over older Summerlin stock.
Location
Where Is The Mesa
The Mesa sits on the elevated western bench of Summerlin South in Las Vegas — adjacent to The Ridges and Red Rock Country Club, west of the 215 Beltway, with the Summerlin Parkway providing rapid valley-wide access. ZIP code 89135. About 300 acres spanning approximately 1,200+ homes on the plateau above the valley floor.
Red Rock Canyon
10
Min
Downtown Summerlin
10
Min
Strip
20
Min
Airport
25
Min
Downtown LV
30
Min
The Mesa, Summerlin
At a Glance$775,000
Median List Price (ZIP 89135)
$600K–$1M
Village Price Range
36
Median Days on Market
1,200+
Homes in Village
- Setting
- Summerlin South master-planned village
- Acreage
- ~300 acres
- Homes
- 1,200+
- Established
- 2018
- Developer
- Howard Hughes Corporation
- Active Builders
- Toll Brothers, Lennar, Taylor Morrison
- Gate
- None (non-gated)
- HOA
- $150–$300/mo
- Schools
- CCSD: Sig Rogich MS 10/10 · Palo Verde HS 8/10
- Architecture
- Desert contemporary / modern flat-roof
- Sunshine
- 300 days/year
- Distance to Red Rock Canyon
- ~10 min
LIVABILITY REPORT CARD
How Does The Mesa, Summerlin Score?
The Mesa earns top marks for schools, outdoor access, and new-construction quality, with honest trade-offs on the non-gated setting and active-build-phase timelines for spec homes. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer considering Summerlin South.
Grade A+: Schools
Sig Rogich MS rates 10/10 per GreatSchools — the highest public middle school in Summerlin South. Palo Verde HS rates 8/10 and The Meadows School (A+) is nearby.
Grade A: Outdoor Access
Red Rock Canyon 10 minutes west, Summerlin trail network from the doorstep, TPC Summerlin and Las Vegas National Golf within 20 minutes.
Grade A-: New Construction Quality
Modern desert-contemporary builds with builder warranties, energy-efficient systems, and current building codes — a meaningful advantage over older Summerlin inventory.
Grade B+: Location & Commute
10 min to Downtown Summerlin and Red Rock Canyon, 20 min to the Strip, 25 min to Harry Reid Airport via the 215 Beltway.
Grade B: Cost of Living
$600K–$1M entry for new construction is a value at Summerlin South standards — above the valley average but far below guard-gated neighbors at $1.2M+.
Grade B: Safety
Non-gated Summerlin South neighborhood with Clark County/LVMPD coverage and low suburban crime rates for the corridor. Benchmark via FBI UCR data.
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 Mesa, Summerlin a good place to live?
Yes — especially for families and buyers who prioritize new-construction quality and outdoor access. The Mesa pairs Sig Rogich Middle School (10/10 per GreatSchools), Red Rock Canyon 10 minutes west, and modern desert-contemporary homes from $600K with the full Howard Hughes Corporation Summerlin master plan behind it. The non-gated setting is the honest trade-off versus guard-gated neighbors — but it delivers the same location at $600K–$1M versus The Ridges' $2M+ entry.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Mesa, Summerlin?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing The Mesa — the parent city holds 656,274 residents with a median household income of $66,820. Inside The Mesa, community records show roughly 3,500+ residents across 1,200+ households, a median age near 38, and average household income above $165,000.
The Mesa skews younger than the valley average — the median age of 38 reflects the family-formation buyers who choose it for Sig Rogich Middle (10/10) and new construction. About 85% of households own per community records, driven by buyers who came for the builder warranties and the Howard Hughes Corporation address. California relocators — particularly Bay Area and Southern California families — are the largest inbound segment.
3,500+
vs Las Vegas 656,274
38
vs Clark Co 38
$165,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
1,200+
vs Clark Co ~860,000
$600K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Mesa is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is The Mesa Area Growing?
The Mesa itself is still building out — 1,200+ homes since 2018, with active new phases from Toll Brothers, Lennar, and Taylor Morrison. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin South corridor remains one of the most in-demand growth vectors in the valley.
656,274Las Vegas residents (Census)
1,200+Mesa homes (still building)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside The Mesa, growth is active: new phases are still releasing lots and delivering homes, and the village has not yet reached its planned buildout. That means buyers in active phases can choose lots and customize finishes, while those in completed sections enjoy established Summerlin South neighborhoods at young-resale prices — both offering the same top-rated CCSD schools and Red Rock Canyon proximity.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does The Mesa, Summerlin Score for Livability?
The Mesa scores highest on schools and outdoor access — Sig Rogich MS at 10/10 and Red Rock Canyon 10 minutes west are genuine differentiators in the Las Vegas market. The honest trade-offs are the non-gated setting and active-phase build timelines for new construction. Six categories below, benchmarked to Census, GreatSchools, and FBI data.
- 88A-
Overall Livability
- 92A
Schools (public + private)
- 72B
Safety (non-gated)
- 58C+
Cost of Living
- 85B+
Amenities & Trails
- 90A-
Location & Outdoor Access
MARKET TRENDS · LAST 12 MONTHS
How Is The Mesa, Summerlin 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 Mesa trades against. ZIP 89135 carries a $775,000 median list price with a 36-day median DOM per GLVAR data, June 2026.
Median List Price
$775,000 ZIP 89135 median, June 2026 per LVR
vs May 2025
Source: Las Vegas REALTORS
Days on Market
36 median days across ZIP 89135; new-build phase timelines run longer
vs May 2025
Source: Las Vegas REALTORS
Active Inventory
Active new-build and resale inventory across ZIP 89135, updated monthly
vs May 2025
Source: Las Vegas REALTORS
36
MEDIAN DAYS ON MARKET
$775K
ZIP-AREA MEDIAN
1,200+
HOMES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Mesa Summerlin specialist.
Market Competitiveness
How competitive is The Mesa, Summerlin market right now?
The Mesa is a balanced-to-active market: 36 median days on market in ZIP 89135 per Las Vegas REALTORS data, with three active builders releasing lots on schedule and young resales competing on price and landscaping maturity. Well-priced move-in-ready homes and quick-move-in builder inventory trade quickly; to-be-built phases sell at a measured pace through design-center selection periods.
62Balanced-Active Market
- 36 daysZIP 89135 median DOM (sold, June 2026)
- $775KMedian list price, ZIP 89135
- 1,200+Total homes in the village
- 3 buildersActive new-home sales in The Mesa
Is The Mesa Right for You?
Who Should Buy a Home in The Mesa, Summerlin?
The Mesa serves specific buyer types better than anywhere else in the Las Vegas Valley at this price point: families who want Sig Rogich MS (10/10) and brand-new construction, California relocators who want modern desert architecture at Nevada pricing, and outdoor enthusiasts who need Red Rock Canyon 10 minutes away. Four profiles below, followed by the honest pros and trade-offs.
Which Buyer Types Fit The Mesa Best?
Families with School-Age Kids
- Sig Rogich MS 10/10 — top-rated public middle school in Summerlin South
- Palo Verde HS 8/10 zoning per CCSD
- The Mesa Community Park, trails, and bike-friendly streets
- Brand-new construction means no deferred maintenance surprises
California Relocators
- Modern new construction at $600K–$1M vs $1.5M+ in SoCal
- Zero state income tax, 3% property-tax cap
- Builder representation through NREG at no cost to buyer
- Virtual design-center tours available for out-of-state buyers
Outdoor Enthusiasts
- Red Rock Canyon 10 minutes west — hiking, climbing, scenic loop
- Summerlin trail network from the doorstep
- TPC Summerlin and Las Vegas National Golf within 20 minutes
- Mt. Charleston skiing and hiking 50 minutes north
Move-Up Buyers from Older Summerlin
- Modern flat-roof architecture vs older Mediterranean/Spanish styles
- Builder warranties on all mechanical and structural systems
- Energy-efficient construction with lower utility costs
- Design-center customization not available on resale stock
New-Construction Investors
- 85% owner-occupancy creates stable holding environment
- Howard Hughes Corporation master plan behind every lot
- 10/10 school rating attracts tenants and resale buyers
- ZIP 89135 appreciation history tracks Summerlin-wide gains
Value-Seekers in Western Summerlin
- $600K–$1M adjacent to The Ridges ($2M+) and Red Rock CC ($1.2M+)
- Same location premium at non-gated pricing
- New construction without the guard-gated cost premium
- Three competing builders create negotiation leverage
Best Fit For
- Families — Sig Rogich MS (10/10), Palo Verde HS (8/10), brand-new construction with zero deferred maintenance, and a trail-connected park at the center of the village.
- California relocators — modern new construction at $600K–$1M against $1.5M+ in SoCal, zero state income tax, and a 3% property-tax cap on the primary residence.
- Outdoor enthusiasts — Red Rock Canyon 10 minutes west, Summerlin's trail network from the doorstep, TPC Summerlin within 20 minutes.
- Move-up buyers from older Summerlin — flat-roof contemporary architecture, builder warranties, energy-efficient systems, and design-center customization that resale neighborhoods can't match.
- Value-seekers in western Summerlin — $600K–$1M for a Howard Hughes master-plan village adjacent to luxury guard-gated neighbors at $1.2M–$2M+.
- Buyers who want three builders competing — Toll Brothers, Lennar, and Taylor Morrison all active — more floor plans, more incentive negotiation, and more lot release timing flexibility than a single-builder community.
Ready to explore homes in The Mesa? Our agents monitor all three builder release schedules weekly and can arrange design-center tours with representation locked in.
Start Your Home SearchPros
- Sig Rogich Middle School rates 10/10 per GreatSchools — the highest-rated public middle school in Summerlin South
- Modern desert-contemporary new construction with builder warranties from 2018 forward
- Red Rock Canyon 10 minutes west — the best outdoor access of any new-construction Summerlin South village
- $600K–$1M for a Howard Hughes master-plan address adjacent to The Ridges ($2M+) and Red Rock Country Club ($1.2M+)
- Zero Nevada state income tax and a 3% primary-residence property-tax cap under NRS 361.471
- Three active builders competing — Toll Brothers, Lennar, Taylor Morrison — with design-center customization
- Connected to Summerlin's 150-mile trail network and 10 minutes from Downtown Summerlin's open-air district
Honest Considerations
- Not guard-gated — buyers who need a staffed gate will need to budget $1.2M+ for Red Rock Country Club or $2M+ for The Ridges
- New-construction to-be-built timelines can run 6–12 months depending on permit backlog and build queue
- HOA has two layers: Summerlin master association plus The Mesa village sub-association — $150–$300/mo combined
- Active building phases mean construction noise on adjacent streets for several more years as the village completes
- Builder contracts are written to protect the builder — always bring buyer representation from day one
- Extreme summer heat — 105°F+ stretches July through September, like all of the Las Vegas Valley
Sub-Neighborhood Comparison
How Do The Mesa's Four Sub-Neighborhoods Compare?
A side-by-side of The Mesa's four internal sections — pricing, phase age, and lifestyle fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Because active builder phases shift monthly, treat prices as directional entry points rather than MLS medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Mesa Ridge | From $800K | n/a* | n/a* | n/a* | Premium lots · Views |
| Mesa Village | From $700K | n/a* | n/a* | n/a* | Core family production |
| Mesa Terrace | From $600K | n/a* | n/a* | n/a* | Entry new construction |
| Mesa Park | From $725K | n/a* | n/a* | n/a* | Park-adjacent families |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Builder incentive structures change monthly — verify current offers before writing anything.
Sub-Neighborhood Deep Dive
What's Inside The Mesa's Sub-Neighborhoods?
Submarket 1
Mesa Ridge
The Mesa's top tier: larger homes on premium lots with elevated desert and mountain sightlines. Contemporary flat-roof architecture at its most developed. Buyers here are trading up for lot size and view orientation over the value of the entry sections.
Browse Mesa Ridge homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Mesa Village
The village's core — production homes in a range of floor plans with covered patios and community park access. The highest concentration of active builder sales and the widest selection of move-in-ready quick-delivery homes.
Browse Mesa Village homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Mesa Terrace
The Mesa's most accessible price point — efficient floor plans with full modern construction standards and builder warranties. The entry door into Summerlin South new construction for buyers prioritizing Howard Hughes master-plan quality over size.
Browse Mesa Terrace homes →$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Mesa Park
Homes adjacent to The Mesa Community Park — the preferred section for families who want the park and trail access immediately outside the back fence or across the street. A slight premium over Mesa Terrace for the park-adjacent lots.
Browse Mesa Park homes →$725K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Mesa — Howard Hughes Master Plan Context
The Mesa is one of the newest villages in Summerlin's 44-year master plan — the most successful master-planned community in the United States per the Howard Hughes Corporation, with 100,000+ residents across 22,500+ acres. Buying in The Mesa means every future village investment, trail expansion, and commercial corridor development flows from that master plan discipline.
Browse The Mesa — Howard Hughes Master Plan Context homes →2018Village Launch Year
1,200+Planned Homes
3Active Builders
44 yrsSummerlin Master Plan History
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Mesa
sub-neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89135 (The Mesa Area) Break Down?
ZIP 89135 covers Summerlin South including The Mesa, The Ridges, Red Rock Country Club, and adjacent Summerlin South sections — a single ZIP spanning $600K entry new construction to $2M+ guard-gated custom estates. The table below distinguishes The Mesa's active new-build price band from the luxury tier sharing the same code.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | The Mesa — active new-construction phases (Toll Brothers, Lennar, Taylor Morrison) | $600K–$1M (plan range) | n/a* | 36 (ZIP-area) | Active builder phases + resale | n/a* |
| 89135 | The Ridges — guard-gated custom estates (adjacent) | From $2M | n/a* | Varies by estate | Scarce — plan-only | n/a* |
| 89135 | Red Rock Country Club — guard-gated golf community (adjacent) | From $1.2M | n/a* | Varies by tier | Resale only | n/a* |
| 89135 | Summerlin South (broader) — all villages and corridors combined | ~$775K median list | — | 36 | Active MLS + builder | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change intentionally omitted — village-scale samples are too small to be meaningful; plan ranges and ZIP-area benchmarks are published instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Mesa, Summerlin Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, GreatSchools, and the Bureau of Land Management — capture The Mesa faster than any brochure: $775,000 ZIP median, 36 median days on market, Sig Rogich MS at 10/10, and Red Rock Canyon 10 minutes away.
$775,000
Median list price across ZIP 89135 (Summerlin South), June 2026 per Las Vegas REALTORS MLS data.
Las Vegas REALTORS
$600K–$1M
The Mesa's actual plan price range — from entry new-construction in Mesa Terrace to premium-lot homes in Mesa Ridge.
Community plan record
1,200+
Planned homes across 300 acres — the village is still building out, with active phases from three national builders.
Howard Hughes Corporation plan
36
Median days from list to accepted offer across ZIP 89135 over the past sold cycle, June 2026.
LVR / GLVAR, June 2026
10/10
Sig Rogich Middle School's GreatSchools rating — the highest public middle school rating in Summerlin South.
GreatSchools.org
2018
The year Howard Hughes Corporation launched The Mesa — one of Summerlin's newest villages with the latest construction standards.
Community plan record
10 min
Drive to Red Rock Canyon National Conservation Area — the most cited outdoor differentiator for Summerlin South buyers.
Bureau of Land Management · drive times
$0
Nevada state income tax — for a household earning $400,000, roughly $40,000+ in annual savings versus California's top 13.3% rate.
Nevada Department of Taxation
WHY THE MESA
Why Does The Mesa, Summerlin Stand Apart From Its Peers?
From Sig Rogich Middle (10/10) to Red Rock Canyon 10 minutes away, The Mesa fills a niche no other Las Vegas new-construction village at this price can match. Each advantage below ties to a verifiable source — the Nevada Revised Statutes, GreatSchools, Bureau of Land Management, and Howard Hughes Corporation — every claim is checkable.
- GreatSchools.org
Sig Rogich Middle School: 10/10
The highest-rated public middle school in Summerlin South per GreatSchools — the single strongest school-zone argument for The Mesa at its price tier.
- Howard Hughes Corporation / community plan record
Modern new construction with builder warranties
Homes built 2018–present with current energy codes, flat-roof desert-contemporary architecture, and builder warranty coverage — advantages no resale community can match.
- Bureau of Land Management
Red Rock Canyon 10 minutes west
One of the closest new-construction villages to Red Rock Canyon's 195,819 acres and 13-mile scenic loop — the outdoor differentiator that drives Summerlin South demand.
- Community plan record · LVR
New construction at non-gated pricing
$600K–$1M for a Howard Hughes master-plan village adjacent to The Ridges ($2M+) and Red Rock Country Club ($1.2M+) — the best location-per-dollar in western Summerlin.
- Nevada Revised Statutes 361.471 · Franchise Tax Board
Nevada tax advantages locked in at closing
Zero state income tax plus a 3% primary-residence property-tax cap under NRS 361.471 — for California relocators, the first-year savings often exceed $30,000.
WHY BUY IN THE MESA
What Are the Top 10 Reasons to Buy a Home in The Mesa, Summerlin?
The Mesa's case rests on school quality, new-construction value, and Summerlin South location: Sig Rogich MS (10/10), $600K–$1M for modern builder homes, a 3% property-tax cap under Nevada Revised Statutes 361.471, zero state income tax, and Red Rock Canyon 10 minutes west. Ten sourced reasons follow.
Sig Rogich MS: 10/10 GreatSchools
The highest-rated public middle school in Summerlin South — a rare differentiator for family buyers at this price tier.
GreatSchools.org
Zero state income tax
Nevada levies no personal income tax. California households earning $300K–$500K save $25,000–$50,000+ annually.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs for the life of ownership.
NRS 361.471
Modern new construction with builder warranties
Homes built since 2018 with current codes, energy-efficient systems, and builder coverage on structural, mechanical, and workmanship defects.
Community plan record
Red Rock Canyon 10 minutes west
195,819 acres of BLM conservation land — hiking, climbing, the scenic loop — the best outdoor access of any new-construction Summerlin South village.
Bureau of Land Management
Howard Hughes Corporation master plan
44 years of Summerlin appreciation history behind the village — the most proven master-planned community track record in Nevada.
Howard Hughes Corporation
$600K–$1M for Summerlin South new construction
Adjacent to The Ridges ($2M+) and Red Rock Country Club ($1.2M+), The Mesa delivers the same location at non-gated pricing.
LVR / GLVAR, June 2026
Three active builders with design-center options
Toll Brothers, Lennar, and Taylor Morrison all offer finish customization — a flexibility resale neighborhoods cannot provide.
Community plan record
Summerlin trail network from the doorstep
Connected paved multi-use paths link The Mesa directly to Summerlin's broader trail network and Red Rock Canyon approach trails.
Howard Hughes Corporation
Downtown Summerlin 10 minutes north
Open-air shopping, dining, Las Vegas Ballpark, and Summerlin's event calendar — all within a short drive on Charleston Boulevard.
Community plan record drive times
New Construction
Who Builds New Homes in The Mesa, Summerlin?
Three national builders are actively selling in The Mesa: Toll Brothers, Lennar, and Taylor Morrison. Each offers multiple floor plans with design-center options, and incentives — rate buy-downs, closing-cost credits, and upgrade allowances — change monthly. Bring NREG representation to your first builder visit to protect your negotiating position from day one.
Move-Up & Luxury
Toll Brothers
Premium floor plans with extensive design-center customization — the luxury tier of The Mesa
Family & Mid-Market
Lennar
Broadest floor-plan selection and "Everything's Included" feature packages at competitive base pricing
Design-Forward Move-Up
Taylor Morrison
Contemporary desert architecture with strong design-center customization options
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing The Mesa's production homes
Family
Richmond American
Value-oriented alternative outside Summerlin South for budget-conscious buyers
Outdoor Recreation
What Outdoor Amenities Does The Mesa, Summerlin Offer?
The Mesa's outdoor access ranks among the valley's best: Red Rock Canyon 10 minutes west, Summerlin's connected trail network from the doorstep, and Downtown Summerlin 10 minutes north. The Bureau of Land Management manages 195,819 acres of Red Rock Canyon conservation land under 300 days of Nevada sunshine.
IN-COMMUNITY
The Mesa Community Park
~8 acresPlayground · Fields · PathsResidents
The village's central green space: modern playground, open fields, walking paths, shade structures, and picnic areas designed for the active families who chose The Mesa.
~10 MIN W
Red Rock Canyon NCA
195,819 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and rock climbing, and wildlife viewing — managed by the Bureau of Land Management.
FROM DOORSTEP
Summerlin Trail System
Connected networkMulti-use trails · Dog-friendlyFree
Paved multi-use paths connect The Mesa directly to Summerlin's broader 150-mile trail network, which links to Red Rock Canyon approach trails for longer outings.
~10 MIN N
Downtown Summerlin
Open-air districtShops · Events · Las Vegas BallparkFree
The west valley's 1.6-million-square-foot open-air retail, dining, and entertainment hub — farmers markets, seasonal events, and Las Vegas Ballpark for the home opener.
~15 MIN N
TPC Summerlin
18 holesPublic-access golfDaily fee
Host of the Shriners Children's Open PGA Tour event — 18-hole championship course with daily-fee tee times and a strong public playing reputation.
~20 MIN E
Las Vegas National Golf Club
18 holesHistoric golfDaily fee
A storied historic course — Tiger Woods' first PGA Tour win was here — with daily public access and consistent condition for a mid-week round.
~15 MIN E
Desert Breeze Park
~20 acresSports · AquaticsFree
One of the valley's workhorse parks: skate park, soccer fields, community pool, and trails — a solid option for active families who want amenities beyond the village park.
~50 MIN N
Mt. Charleston / Spring Mountains NRA
316,000 acresSkiing · Hiking · CampingDay-use fee
Elevations to 11,918 feet — skiing at Lee Canyon in winter, hiking and camping in summer — the cold-weather escape Las Vegas Valley residents rely on for a genuine mountain experience.
The Mesa Lifestyle
What Does a Weekend in The Mesa, Summerlin Look Like?
Three moods within minutes of your front door: a Saturday trail run on Summerlin's connected path network feeding into Red Rock Canyon, Sunday brunch at Downtown Summerlin, and a midweek round at TPC Summerlin — with the roughly 195,819-acre Red Rock Canyon NCA per the Bureau of Land Management always visible from the western streets of the village.
1,200+Homes in The Mesa
~300Acres of New Construction
10Minutes to Red Rock Canyon
10/10Sig Rogich MS Rating
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Mesa Homes This Weekend?
Builder model homes at The Mesa are open most weekends — but those on-site sales agents represent the builder, not you. Tour with Nevada Real Estate Group instead: buyer representation costs you nothing and protects your negotiating position from the first visit. Set alerts for resale listings so you never miss a new posting.
Quick Answer
What are HOA fees in The Mesa, Summerlin?
Plan on $150–$300 per month, combining the Summerlin master association fee with The Mesa village sub-association fee. Newer Summerlin villages typically carry slightly higher dues than 1990s neighborhoods, funding modern parks and community amenities. Exact figures vary by sub-neighborhood and builder product — request the resale package or builder's HOA disclosures during your 30-to-45-day escrow. The master association covers the broader Summerlin trail network, parks, and community events; the village sub-association covers The Mesa Community Park and immediate common areas.
Moving to The Mesa, Summerlin
Should I Move to The Mesa, Summerlin?
Every month, California households discover that modern desert-contemporary new construction — the kind priced at $2M+ behind Westside gates — is achievable at $600K–$1M in The Mesa. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocation decisions.
Why California Buyers Are Choosing The Mesa, Summerlin
The tax math is decisive: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $40,000+ annually in state income taxes alone. The Mesa adds what coastal buyers can't get at this price: modern new-construction desert-contemporary homes with open floor plans, energy-efficient systems, and mountain views 10 minutes from Red Rock Canyon — at $600K–$1M — on a Howard Hughes Corporation master plan with 44 years of appreciation history.
At a $900,000 budget, a Bay Area buyer is looking at an aging 1960s ranch on a small lot with no mountain views. That same budget in The Mesa secures a brand-new 3,500-square-foot desert contemporary home with open-plan kitchen, indoor-outdoor living, and Red Rock Canyon visible from the backyard — plus $0 in state income tax going forward and a 3% property-tax cap on the primary residence.
According to Las Vegas REALTORS, the ZIP 89135 median price in June 2026 is approximately $775,000 with a 36-day median days on market. 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 195,819-acre Red Rock Canyon conservation area 10 minutes west — the outdoor recreation advantage that makes Summerlin South the most desirable western-valley address.
The Mesa sits inside the Summerlin South economic corridor: Downtown Summerlin's corporate offices, Summerlin Hospital Medical Center, and the west valley's medical and professional employment are all within 15 minutes. The Strip's resort and convention employment core is about 20 minutes east via the Summerlin Parkway. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro market added jobs consistently through 2025, with healthcare and professional services leading non-gaming growth.
Cost of Living Snapshot — The Mesa vs. Southern California
Day-to-day costs run meaningfully lower than coastal California in nearly every category. Nevada has no state income tax, no personal property tax on vehicles beyond registration, and a home-price tier ($600K–$1M) that competes with aging SoCal stock at double the price. The category that inverts most sharply is the one that matters here: modern new construction at $600K–$1M versus comparable California asking prices of $1.5M–$2.5M+ for equivalent square footage.
| Metric | The Mesa, NV | Southern California |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| New Construction Entry Price | From $600K | $1.5M+ (comparable market) |
| Median List Price | ~$775K (ZIP 89135) | $900K+ (LA County) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.0%–1.25% |
| Airport Commute | ~25 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
The Mesa Rental Market — Rent vs. Own
The Mesa's 85% homeownership rate keeps rental supply thin by design — most households own, and executive leases in new-construction Summerlin South are priced accordingly when they do appear. Short-term rentals face City of Las Vegas regulation; verify current rules before underwriting vacation-rental income. For 5+ year holds, the new-construction quality, top-rated schools, and Howard Hughes master plan scarcity tilt the math decisively toward owning.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to The Mesa? Our team specializes in out-of-state relocation — virtual tours of active builder models, representation at all three builder design centers, lot-selection guidance for mountain views, and closing coordination without multiple flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to The Mesa, Summerlin in 8 steps
From first research to keys-in-hand, here's the 8-to-12-week timeline most Mesa 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. New-construction to-be-built timelines run 6–12 months and require separate planning.
Clarify new-build vs resale timeline
Decide upfront: if you need to move in within 90 days, target quick-move-in inventory or young resales. If you can wait 6–12 months, to-be-built phases offer the most design-center customization and lot selection.
Get pre-approved with builder-savvy lender
Conventional financing works well at $600K–$1M; VA loans allow 0% for veterans. Have your lender review builder preferred-lender incentives before committing — rate buy-downs and closing-cost credits can be worth $10,000+ on a Mesa new build.
Hire a buyer's agent before visiting any builder
Builder sales agents represent the builder. Bring Nevada Real Estate Group to your first model-home visit; builder policies require representation established at the first contact, and it costs you nothing as the buyer.
Tour all three builders in the same visit sequence
Toll Brothers, Lennar, and Taylor Morrison all operate in The Mesa. Touring all three in close sequence lets you compare floor plans, lot availability, and current incentive structures before committing to one.
Negotiate the builder contract
Builder contracts are standard forms written for the builder. Our agents negotiate lot premiums, upgrade allowances, rate buy-downs, and closing-cost contributions — savings that self-represented buyers routinely leave on the table.
Complete inspection and HOA document review
New construction still needs a third-party inspection at framing, rough mechanical, and final. Review the HOA resale package (or builder disclosures): dues, reserves, CC&Rs, and any phased-fee schedule for the village sub-association.
Clear conditions and fund escrow
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance on resales and quick-move-in inventory. To-be-built closings depend on build completion — the builder will notify 30–60 days in advance.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register for the Summerlin community amenity card, then handle the Nevada DMV — license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives The Mesa, Summerlin Economy?
The Mesa draws executives, physicians, and remote workers who chose the Howard Hughes master plan for quality of life and Nevada's zero income tax. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro consistently added healthcare and professional-services jobs through 2025, anchoring the Summerlin South employment corridor.
$165,000+Avg household income, The MesaNREG community plan record
85%Owner-occupied householdsCommunity plan record
10 minTo Downtown Summerlin corporate corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top The Mesa Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 10 minutes north on Rampart Boulevard
- Downtown Summerlin corporate & retail corridorOffice parks, national corporate tenants, and the west side's primary retail employment hub
- Red Rock Resort (Station Casinos)Resort, gaming, dining, and corporate operations on the Summerlin border
- Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, about 20 minutes east via Summerlin Parkway
- Clark County School District (Summerlin South region)Sig Rogich MS, Palo Verde HS, Lowman ES, and area charter campuses
- Howard Hughes CorporationMaster developer of Summerlin — corporate offices and ongoing development operations in the master plan
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Mesa Compare to Summerlin, Henderson & Las Vegas?
If you're weighing The Mesa against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Mesa wins on school ratings and new-construction value; The Ridges wins on luxury and guards; Henderson wins on citywide safety and suburban maturity. Sources are LVR, the U.S. Census, and GreatSchools.
| Metric | The Mesa | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | ~$775K (ZIP 89135) | $728K | $476K | $548K |
| Village Price Range | $600K–$1M | $450K–$5M+ | $250K–$5M+ | $350K–$3M+ |
| Top Middle School | Sig Rogich MS 10/10 | Multiple 9-10/10 | Various | Multiple 9-10/10 |
| New Construction | High (still building) | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Guard-Gated | None in village | Select enclaves (The Ridges) | Select enclaves | Select enclaves (MacDonald Highlands) |
| Red Rock Canyon | 10 min | 15–20 min (east villages) | 25+ min | 30+ min |
| Population | 3,500+ (village) | ~127,000 | 656,274 | 331,857 |
| State Income Tax | None | None | None | None |
| Best For | Families · New Build · Outdoors | New Build · Schools · All Lifestyles | Selection · Urban · Value | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. The Mesa income and population figures are community plan-record values; citywide figures are from Census data. Last updated June 2026.
Cost of Ownership
What Will The Mesa, Summerlin Cost You Each Month?
A $775,000 Mesa purchase runs about $5,500–$6,000 monthly with 10% down at 7% per Freddie Mac's rate survey — including HOA dues and property taxes. The tabs below model your payment, compare renting, and break down the two-layer HOA structure.
Payment Estimator
Estimate Your Mesa, Summerlin Payment
$5,675
Estimated Monthly Payment
- Principal & Interest$4,640
- Property Tax$394
- Insurance$150
- HOA$200
- PMI$291
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 Mesa, Summerlin right now?
Rental supply in new-construction Summerlin South runs thin — the 85% homeownership rate keeps executive leases scarce. For 5+ year holds, owning in The Mesa builds equity in a Howard Hughes master-plan village while renting transfers that appreciation to a landlord.
OWN (10% DOWN, 7%)
$5,689 / mo
- Principal & Interest
- $4,641
- Property Tax (~0.6%)
- $388
- Homeowners Insurance
- $145
- HOA (master + village sub)
- $225
- PMI (10% down)
- $290
5-year net cost:~$178,000
Equity built:~$232,000
RENT (MODELED EXECUTIVE LEASE)
$3,800 / mo
- Executive-Home Lease (modeled)
- $3,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$248,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning in The Mesa for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner builds roughly $232,000 in equity (including the down payment) while the renter leaves with none. Summerlin South appreciation above the modeled 3% widens the gap further, particularly for new-construction villages with Howard Hughes master plan fundamentals.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $225/mo blended HOA, modeled $3,800 executive lease.
HOA Fees by Community
HOA Fees by Association Layer
The Mesa carries two HOA layers: the Summerlin master association and The Mesa village sub-association. Both are funded through the same monthly payment and managed separately. Request the full resale package — or the builder's HOA disclosures — early in escrow to confirm the exact current figures.
Summerlin Master Association
Included in the $150–$300/mo range
Howard Hughes Corporation / Summerlin HOA
Approx. $60–$100/mo
Includes:
Summerlin trail network, community parks, recreation centers, and master-plan events and programming
The Mesa Village Sub-Association
Included in the $150–$300/mo range
The Mesa village association
Approx. $90–$200/mo
Includes:
The Mesa Community Park, common-area landscaping, and village-level architectural review
Due-Diligence Checklist
Request in escrow
Resale package (resale) or HOA disclosures (new build)
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and phased-fee schedule if still in buildout
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Mesa, Summerlin?
The Mesa sits at the intersection of Summerlin South's western bench and the 215 Beltway corridor — giving residents rapid access throughout the valley without navigating Strip congestion. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Mesa destinations beat that comfortably.
Drive Times from The Mesa, Summerlin
- ~10 minRed Rock Canyon NCA (scenic loop)W Charleston Blvd west
- ~10 minDowntown SummerlinW Charleston Blvd north
- ~12 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 east
- ~25 minHarry Reid Intl AirportI-215 south → I-15
- ~30 minDowntown Las VegasSummerlin Pkwy → US-95 east
- ~50 minMt. Charleston ski areaUS-95 north → SR-157
- ~35 minHenderson (citywide)I-215 south → I-515
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 Mesa, Summerlin?
Resale and young-resale homes in The Mesa close in 30–45 days through a Nevada escrow company. Quick-move-in spec homes close in 30–60 days. To-be-built new construction runs 6–12 months depending on permits and builder backlog — have your escrow company and lender ready, since well-priced move-in inventory moves quickly.
Quick Answer
What down payment do you need to buy in The Mesa, Summerlin?
Most Mesa buyers put down 5–20%. At a $775,000 price point, conventional financing works: 5% down is roughly $38,750; 20% is $155,000. VA loans allow 0% for eligible veterans and are a strong option at this tier — no PMI and no down payment for qualifying service members. New-construction purchases require an earnest money deposit of 2–5% at contract, which counts toward your down payment at closing. Builder preferred-lender programs frequently offer rate buy-downs and closing-cost credits worth reviewing before committing to your own lender.
The Mesa FAQ — 18 Answers
What Do The Mesa Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Mesa, Summerlin?
The Mesa, Summerlin carries a ZIP 89135 median near $775,000 in June 2026 per Las Vegas REALTORS MLS data, with homes ranging from roughly $600,000 for entry production plans to $1,000,000 for premium-lot builds. Floor plans span 2,000–4,000 square feet in modern desert-contemporary style — flat rooflines, stone accents, and mountain-view windows.
Is The Mesa in Summerlin new construction?
Yes — The Mesa launched in 2018 as one of Summerlin South's newest villages per the Howard Hughes Corporation master plan, and active new-home sales continue alongside young resales. New builds carry builder warranties and current energy codes; young resales offer faster closes and installed landscaping. Nevada Real Estate Group monitors both inventories weekly across all three active builders — call (702) 637-1759 for the current release sheet.
Which builders are active in The Mesa?
Toll Brothers, Lennar, and Taylor Morrison are the primary builders in The Mesa, each offering multiple floor plans with design-center options for finishes, flooring, and kitchens. Incentives and lot releases change monthly. The builder's on-site agent represents the builder — not you — so bring Nevada Real Estate Group to your first visit; it costs nothing and protects your negotiating position from day one.
Is The Mesa guard-gated?
No — The Mesa is not guard-gated, which is central to its value: you get the premium western Summerlin South corridor at $600K–$1M while guard-gated neighbors command materially more. The Ridges starts around $2M and Red Rock Country Club starts near $1.2M — both minutes away. If a staffed gate matters most, those are your alternatives; if location-per-dollar is the priority, The Mesa wins the comparison.
What ZIP code is The Mesa in?
The Mesa sits entirely in ZIP code 89135 — Summerlin South, Las Vegas. The single-ZIP footprint makes search alerts clean and school-zone lookup straightforward. Nevada has no state income tax, and the Clark County Assessor's effective property-tax rate runs roughly 0.5–0.75% with a 3% annual primary-residence cap under Nevada Revised Statutes 361.471 — a significant advantage over California buyers' home states.
What schools serve The Mesa, Summerlin?
Clark County School District zones The Mesa to Zel & Mary Lowman Elementary (8/10), Sig Rogich Middle School (10/10 — a top-rated public campus), and Palo Verde High School (8/10) per GreatSchools. Private standouts include The Meadows School (A+) and Bishop Gorman High (A+), plus charter Doral Academy Red Rock (9/10). Confirm zoning for any specific address before making an offer, as new-construction phasing can affect assignments.
What are HOA fees in The Mesa?
Plan on $150–$300 per month, combining the Summerlin master association fee with The Mesa's village sub-association fee. Newer villages typically carry slightly higher dues than older Summerlin neighborhoods, funding modern parks and community amenities. Exact figures vary by sub-neighborhood and product type — request the full resale package or the builder's HOA disclosures during your 30-to-45-day escrow period.
How does The Mesa compare to The Cliffs and Ridgebrook?
All three are Summerlin South new-construction villages in a similar price band starting from the $600Ks. The Mesa and Ridgebrook both lean into contemporary flat-roof architecture; The Cliffs skews slightly older and features more traditional desert styles. The right pick usually comes down to specific floor plans, lot orientation for mountain views, and which builder's design center options fit your finish preferences — our agents tour all three.
Is The Mesa a good investment?
The Mesa checks the structural boxes buyers want for long-hold investment: a Howard Hughes Corporation master plan with 44 years of appreciation track record per company history, Summerlin South's proximity to Red Rock Canyon and the 215 Beltway, top-rated schools including Sig Rogich Middle (10/10), and new construction that deprecates slower than older stock. With a $775,000 median and 36 median days on market, the 89135 market remains active — not a distressed buyer's market.
Are there property taxes in Nevada for The Mesa?
Nevada is one of the most tax-friendly states for homeowners. The Clark County Assessor's effective rate runs roughly 0.5–0.75% of a home's assessed value — on a $775,000 Mesa home, that's approximately $3,875–$5,813 per year. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. California's top state income-tax rate is 13.3% per the Franchise Tax Board — households relocating from the Bay Area or Southern California frequently recover $30,000–$60,000+ annually in state income tax savings alone.
What are the sub-neighborhoods inside The Mesa?
The Mesa's 1,200+ homes are distributed across four internal sub-neighborhoods: Mesa Ridge (premium lots, from $800K), Mesa Village (core family production homes, from $700K), Mesa Terrace (entry new construction, from $600K), and Mesa Park (park-adjacent homes, from $725K). Earlier phases have established landscaping and quick close timelines; active new phases offer finish selections and current floor plans. Our agents track every release and can match your priorities to the right section.
How far is The Mesa from the Las Vegas Strip?
Plan approximately 20 minutes to the Strip via the Summerlin Parkway to I-15 — a reliable commute that insulates The Mesa from Strip-adjacent noise while keeping resort corridor employment and entertainment within easy reach. Harry Reid International Airport runs about 25 minutes via the 215 Beltway. Red Rock Canyon is only 10 minutes west via Charleston Boulevard, making The Mesa one of the valley's best positions for outdoor recreation access.
What outdoor recreation is near The Mesa?
Red Rock Canyon National Conservation Area — roughly 195,819 acres managed by the Bureau of Land Management — sits about 10 minutes west, offering the 13-mile scenic loop, world-class hiking, and rock climbing. The Summerlin trail network connects directly from The Mesa with paved multi-use paths. TPC Summerlin (host of the Shriners Children's Open) and Las Vegas National Golf Club are both within 20 minutes, plus the shopping and events at Downtown Summerlin.
Is The Mesa right for families?
Yes — The Mesa scores well for families on every major dimension. Sig Rogich Middle School rates 10/10 per GreatSchools, the highest public-school rating in the Summerlin South area. Palo Verde High School rates 8/10. The Mesa Community Park anchors the village with playgrounds, open fields, and walking paths. The non-gated setting means easy bike access to Summerlin's extensive trail network, and Red Rock Canyon is 10 minutes for weekend hikes.
What should I know before buying in The Mesa?
Four priorities move real money here. First, builder representation: always bring your own buyer's agent to the first builder visit — the on-site agent works for the builder. Second, HOA layers: $150–$300/month covers both the Summerlin master and the village sub-association. Third, phase timing: active new-build phases offer finish picks but longer waits; young resales close in 30–45 days. Fourth, lot selection: view-oriented and park-adjacent lots command premiums worth diligence. Call (702) 637-1759 to get started.
What down payment do you need to buy in The Mesa?
Most Mesa buyers put down 5–20%. At a $775,000 price point, conventional financing works well — plan roughly $38,750 (5%) to $155,000 (20%). VA loans allow 0% for eligible veterans and are a strong option at this price tier. New-construction purchases sometimes require an earnest money deposit of 2–5% at contract, which counts toward your down payment at closing. Have your lender review the builder's preferred-lender incentives early — rate buy-downs and closing-cost credits can be worth several thousand dollars on a Mesa build.
How long does it take to close on a home in The Mesa?
Resale and young-resale Mesa homes typically close in 30–45 days through a Nevada escrow company. New-construction timelines vary by builder and phase: quick-move-in inventory (spec homes) closes in 30–60 days, while to-be-built homes can run 6–12 months depending on permits and build queue. Builder contracts carry different contingency terms than resale contracts — have a buyer's agent and real estate attorney review the builder agreement before you sign anything.
Can Nevada Real Estate Group help me negotiate with a builder in The Mesa?
Yes — and this is one of the highest-value things we do. Builder contracts are written to protect the builder; an experienced buyer's agent can negotiate lot premiums, upgrade credits, rate buy-downs, and closing-cost contributions that self-represented buyers rarely extract. Our representation costs you nothing as the buyer — builders pay cooperating commissions. Call (702) 637-1759 and we'll arrange tours at all three Mesa builders with representation locked in from visit one.
Updated June 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About The Mesa, Summerlin?
These are the eight queries Mesa 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 Mesa in Summerlin part of a master plan?
Yes — The Mesa is a village inside the Summerlin master plan, developed by the Howard Hughes Corporation since 1990. Summerlin is the most successful master-planned community in the United States, spanning roughly 22,500 acres with 100,000+ residents. The Mesa launched in 2018 as one of Summerlin South's newest villages.
What is the difference between The Mesa and The Ridges?
The Mesa is a non-gated new-construction village with homes from $600K–$1M. The Ridges is a guard-gated ultra-luxury enclave immediately north with custom estates starting around $2M. Both are in Summerlin South ZIP 89135, so they share the same schools and proximity to Red Rock Canyon — the difference is security, price, and home size.
Which builder is best in The Mesa?
All three active builders — Toll Brothers, Lennar, and Taylor Morrison — build quality product in The Mesa. Toll Brothers leads on luxury finishes and lot premiums; Lennar offers the widest selection and "Everything's Included" pricing; Taylor Morrison sits in the middle on design-forward contemporary plans. The right pick depends on your floor-plan priorities and finish preferences — our agents have toured all three and can walk you through the differences.
Is 89135 a good ZIP code?
Yes — ZIP 89135 is one of Las Vegas's most desirable Summerlin South ZIP codes, with Sig Rogich Middle School at 10/10 per GreatSchools, Red Rock Canyon 10 minutes west, and new-construction home values ranging from $600K to $2M+ across The Mesa, The Ridges, and Red Rock Country Club. The median list price runs approximately $775,000 per Las Vegas REALTORS data.
How far is The Mesa from Red Rock Canyon?
About 10 minutes west via West Charleston Boulevard — one of the shortest drives from any new-construction Las Vegas neighborhood to the Red Rock Canyon National Conservation Area entrance. From the trailhead parking area, the 13-mile scenic loop and hiking trails are immediately accessible.
What is Sig Rogich Middle School rated?
Sig Rogich Middle School rates 10/10 per GreatSchools — the highest public middle school rating in Summerlin South and one of the top ratings in the entire Las Vegas Valley. It serves The Mesa as the zoned CCSD campus for grades 6–8, making The Mesa's school-zone one of the strongest arguments for the village at its price tier.
Does The Mesa have a community pool?
The Mesa's HOA amenities center on The Mesa Community Park — playground, open fields, walking paths, shade structures, and picnic areas — rather than a community pool. Residents access pools through the broader Summerlin community recreation centers included in the master association dues. New-construction homes frequently include private backyard pools as a builder option or resale upgrade.
Is The Mesa a good investment?
The Mesa checks the fundamentals for long-hold investment: a Howard Hughes Corporation master-plan address with 44 years of appreciation history, Summerlin South's top school zone (Sig Rogich MS 10/10), active new construction that attracts tenants and resale buyers, and an 85% homeownership rate that stabilizes the corridor. Past performance in Summerlin South has tracked or exceeded Las Vegas citywide appreciation — verify with current LVR data before underwriting any rental or resale projection.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships with Toll Brothers, Lennar, and Taylor Morrison at The Mesa, backed by 9,600+ closed transactions and $4.85B+ in volume since 2011. Our agents have worked every Summerlin South village — including The Mesa's active build phases where builder contract expertise is the difference between a good deal and a great 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 Mesa Summerlin Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in an active new-construction village like The Mesa, knowing each builder's release schedule, incentive structure, and lot inventory is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of The Mesa?
Compare The Mesa with neighboring Summerlin villages and nearby cities. Each card pairs the drive time with price positioning so you can judge whether trading new construction for a guard gate — or trading Summerlin South for a different valley quadrant — actually buys you more for the money.
A–Z INDEX
Which The Mesa Sub-Neighborhoods Can You Explore A–Z?
Four sub-neighborhoods make up The Mesa's 1,200+ homes — Mesa Terrace from $600K, Mesa Village from $700K, Mesa Park from $725K, and Mesa Ridge from $800K. The village is still building out across active builder phases; our agents track every release, design-center offering, and resale listing in real time.
M
- Mesa Park (park-adjacent)
- Mesa Ridge (premium lots)
- Mesa Terrace (entry new build)
- Mesa Village (core production)
KEEP LEARNING
What Else Should You Read About The Mesa, Summerlin?
These guides extend the research most Mesa buyers do next — understanding the Summerlin market broadly, comparing Summerlin South villages, and navigating new construction and the Las Vegas buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where valley momentum is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two premium poles compare — context for judging The Mesa's western Summerlin position.
Read →COMMUNITY HUB
Summerlin Community Hub
All Summerlin villages, master plan data, school zones, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This The Mesa, Summerlin Data Come From?
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. ZIP 89135 figures blend The Mesa with adjacent Summerlin South communities — we label all figures accordingly and avoid presenting ZIP-area statistics as village-only claims. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list price, days on market, and active listing counts for ZIP 89135 (Summerlin South). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan data, village launch dates, acreage, home counts, and builder information for The Mesa. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Mesa village is not separately tabulated). census.gov/quickfacts
- Clark County School District (CCSD) — School zone assignments for The Mesa — Lowman Elementary, Sig Rogich MS, Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings cited throughout — Sig Rogich MS 10/10, Palo Verde HS 8/10, Lowman ES 8/10. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — cited in tax analysis throughout. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage (195,819 acres), access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data — Las Vegas MSA series. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026