The Peaks Village Homes For Sale

KEY TAKEAWAYS

What Should You Know About The Peaks Village at a Glance?

The Peaks Village is an elevated western-foothills Summerlin village in ZIP 89135, with homes priced $600K-$1.2M, developed under the Howard Hughes Corporation master plan, and zoned to Sig Rogich Middle School (10/10) per GreatSchools. The five takeaways below capture what sets this village apart inside Summerlin.

• Elevated foothills location: western Summerlin in ZIP 89135 with Red Rock Canyon views and Spring Mountains backdrop -- trail access from the street.
• Price band: $600K-$1.2M, with elevated view-lot homes at the top; no guard gate, so HOA stays at $90-$220/mo combined.
• School standout: Sig Rogich Middle School earns 10/10 on GreatSchools -- one of the strongest public middle schools in Nevada.
• Trail lifestyle: direct connections to Summerlin's 150-plus-mile trail network and 10 minutes to Red Rock Canyon National Conservation Area.
• California relocation value: zero Nevada state income tax plus a 3% property-tax cap under NRS 361.471 replace California's 13.3% rate.

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

PRICE DISTRIBUTION

How Many Peaks Village-Area Homes Sell in Each Price Range?

ZIP 89135 concentrates in the $700K-$1.2M band, with elevated view-lot positions at the top of the Peaks Village range. Active listings in 89135 are tracked daily by Las Vegas REALTORS MLS data, and the distribution below reflects where competition concentrates for buyers at each budget level.

Counts reflect active MLS listings in ZIP 89135 (Summerlin western ZIP) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. The Peaks Village proper concentrates in the $600K-$1.2M band.

SAFETY & CRIME

Is The Peaks Village Safe?

• 78%Owner-occupied householdsNREG community records
• LVMPDLas Vegas Metro Police coverageCity of Las Vegas jurisdiction
• Low-trafficResidential street networkNon-through-traffic foothills setting
• HOASummerlin master plan oversightHoward Hughes Corporation standards

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per NREG records and Howard Hughes Corporation Summerlin plan. Last updated June 2026.

LIVABILITY REPORT CARD

How Does The Peaks Village Score?

The Peaks Village earns top marks for schools, outdoor access, and the Summerlin lifestyle infrastructure, with honest trade-offs on carrying costs (two HOA layers) and the 20-minute drive to the Strip. Six categories below -- the same factors our agents walk through with every Summerlin village buyer.

• A+

  Grade A+: Schools

  Sig Rogich MS (10/10) is among Nevada's highest-rated public middle schools; Palo Verde HS (8/10); top private options 10-15 min away.

• A

  Grade A: Outdoor Access

  Direct Summerlin trail connections and Red Rock Canyon 10 minutes west -- among the best outdoor-access positions in the Las Vegas Valley.

• B+

  Grade B+: Safety

  Non-gated but well-established Summerlin master plan setting with low incident rates; LVMPD coverage plus Summerlin community infrastructure.

• B

  Grade B: Cost of Living

  $600K-$1.2M entry with $90-$220/mo HOA is Summerlin-competitive; Nevada's zero income tax and 3% tax cap are meaningful offsets.

• A-

  Grade A-: Amenities

  Downtown Summerlin five minutes east; 150-plus-mile trail network from the street; Fox Hill Park and The Paseos Linear Park within the village.

• B+

  Grade B+: Commute

  Downtown Summerlin five minutes, Strip 20 minutes; Red Rock Canyon 10 minutes west; airport 30 minutes via I-215 -- western position trades Strip proximity for canyon access.

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

POPULATION & GROWTH

How Fast Is the Las Vegas / Summerlin Area Growing?

The Peaks Village benefits from Summerlin's sustained demand without absorbing all of its growth: the Howard Hughes Corporation continues phasing new rooftops in Summerlin West while established western villages like The Peaks Village remain largely built out, keeping neighborhood character stable. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, with the western-corridor ZIP codes among the metro's most in-demand.

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 Peaks Village Score for Livability?

The Peaks Village scores highest on schools and outdoor access: Sig Rogich Middle School's 10/10 GreatSchools rating anchors the public arc, and Red Rock Canyon sits 10 minutes west. The honest trade-offs are two-layer HOA ($90-$220/mo combined) and no guard gate. Six categories below, benchmarked to Census and GreatSchools data.

• 85A-

  Overall Livability

• 95A+

  Schools (public + private)

• 78B+

  Safety

• 60B-

  Cost of Living

• 90A

  Outdoor & Amenity Access

• 80B+

  Location & Commute

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Peaks Village Area Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data -- the liquid benchmark ZIP 89135 trades against. Summerlin's western ZIP codes consistently carry the metro's strongest demand-to-supply ratios, driven by school quality, trail access, and persistent out-of-state relocation.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is The Peaks Village market right now?

ZIP 89135 is one of Summerlin's most competitive ZIP codes -- strong schools, constrained inventory, and out-of-state demand keep well-priced view-lot homes moving in 30-45 days. Elevated lots with Red Rock sightlines receive multiple offers in active spring and fall markets.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89135 figures represent the broader Summerlin western ZIP; Peaks Village-specific data is not separately tracked at volume.

Village Comparison

How Does The Peaks Village Compare to Other Summerlin Villages?

A like-for-like comparison of The Peaks Village against its nearest Summerlin peers -- by price band, lifestyle fit, school zoning, and key differentiator -- drawn from community records and active-listing data via Las Vegas REALTORS. All figures reflect June 2026 market conditions.

Source: Las Vegas REALTORS MLS data plus NREG community records, June 2026. Per-village $/SF and DOM vary significantly by lot position and view orientation -- ZIP-area benchmarks are the most reliable comparison frame.

Village Deep Dive

What's Inside Summerlin's Key Villages?

BY ZIP CODE

How Does ZIP Code 89135 Break Down for Peaks Village Buyers?

ZIP 89135 covers the western Summerlin foothills and includes The Peaks Village, The Ridges, and active Summerlin West villages. The table below breaks the ZIP into its real price corridors -- from Peaks Village resale at $600K-$1.2M through Ridges trophy estates starting near $2M -- so buyers can see where their budget competes.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Village-level $/SF and YTD figures are intentionally omitted -- enclave-scale samples are too small for reliable medians. Boundaries per Clark County GIS.

WHY THE PEAKS VILLAGE

Why Does The Peaks Village Stand Apart From Its Summerlin Peers?

Five advantages -- each tied to a verifiable source: Nevada Revised Statutes, GreatSchools, the Bureau of Land Management, Clark County Assessor records, and the Howard Hughes Corporation master plan -- make The Peaks Village the Summerlin village that outperforms at the $600K-$1.2M tier.

1. 1

   Sig Rogich Middle School (10/10)

   One of Nevada's highest-rated public middle schools is the zoned campus -- a rare amenity that sustains resale demand even in softer markets.

   GreatSchools.org 2026
2. 2

   Red Rock Canyon 10 minutes west

   Closer to the canyon entrance than almost any other Summerlin village -- morning hikes and the 13-mile scenic loop are genuinely before-work accessible.

   Bureau of Land Management
3. 3

   Summerlin 150-plus-mile trail network

   Direct street-to-trail connections give residents outdoor access that no non-master-planned community in Las Vegas can replicate at this price.

   Howard Hughes Corporation Summerlin plan
4. 4

   Zero state income tax plus 3% tax cap

   Nevada levies no personal income tax, and NRS 361.471 caps annual property-tax increases at 3% on a primary residence -- structural cost advantages California cannot match.

   Nevada Revised Statutes 361.471
5. 5

   View-lot premiums without guard-gate carrying cost

   Red Rock Canyon and Spring Mountains views come without $400-$700/mo gate-community dues -- the Peaks Village delivers the Summerlin mountain lifestyle at a more accessible HOA structure.

   Community plan record

WHY BUY IN THE PEAKS VILLAGE

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

The Peaks Village case rests on school quality, trail access, and tax-efficient ownership: Sig Rogich Middle School (10/10), Red Rock Canyon 10 minutes west, property taxes capped under Nevada Revised Statutes 361.471, and zero state income tax. Ten sourced reasons follow.

1. 1

   Sig Rogich Middle School -- 10/10

   One of Nevada's highest-rated public middle schools is the zoned campus -- a consistent resale-demand driver that outperforms most Summerlin villages.

   GreatSchools.org

2. 2

   Zero state income tax

   Nevada levies no personal income tax -- California relocators at $200,000-$300,000 income save $15,000-$35,000 annually on day one.

   California Franchise Tax Board / Nevada Dept. of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence's assessed value are capped by statute -- long-run predictability that California's Proposition 13 mirrors but rarely delivers on high-value properties.

   NRS 361.471 / Clark County Assessor

4. 4

   Red Rock Canyon 10 minutes west

   BLM-managed 195,000-acre conservation area with world-class hiking, climbing, and the 13-mile scenic loop -- closer than almost any Summerlin village.

   Bureau of Land Management

5. 5

   Summerlin 150-plus-mile trail network

   Street-to-trail connections from your driveway -- the master plan infrastructure that no non-master-planned community in the Las Vegas Valley can replicate.

   Howard Hughes Corporation

6. 6

   Downtown Summerlin 5 minutes east

   125-plus shops, restaurants, Las Vegas Ballpark, and seasonal events -- the west valley's primary commercial and entertainment hub.

   Howard Hughes Corporation Summerlin plan

7. 7

   Palo Verde High School (8/10)

   The public high school zone adds a second strong campus to the Peaks Village school arc -- rare to have both a 10/10 middle and an 8/10 high within the same address.

   GreatSchools.org

8. 8

   Foothills views without guard-gate dues

   Red Rock Canyon and Spring Mountains views on elevated lots come with $90-$220/mo HOA -- not the $400-$700+/mo of guard-gated Summerlin enclaves.

   Community plan record

9. 9

   Howard Hughes Corporation master plan quality

   Consistent design standards, maintained trails, and the financial backing of a public company that has invested in Summerlin for 35 years.

   Howard Hughes Corporation

10. 10

    78% owner-occupied neighborhood stability

    A high ownership rate in the foothills village means neighbors are invested, turnover is low, and the community fabric is stable.

    NREG community records

THIS WEEKEND'S OPEN HOUSES

Can You Tour Peaks Village Homes This Weekend?

The Peaks Village is non-gated, so open houses are more accessible here than in Summerlin's guard-gated villages -- no gate clearance required. Set up instant alerts to get notified the moment a Peaks Village home schedules an open house, or browse every active listing now and let us arrange private showings at your convenience.

RELOCATION TIMELINE

How to Relocate to The Peaks Village in 8 Steps

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

1. 01

   Define your priorities in the village

   Decide which Peaks Village matters most: view-lot elevation, proximity to Sig Rogich Middle School, trail-head adjacency, or price band ($600K-$1.2M). Each steers you to different streets.

2. 02

   Get pre-approved -- know your tier

   Most of the $600K-$1.2M range finances conventionally; homes at the top may require a jumbo loan with 20%-25% down. Get approval before touring -- sellers in 89135 expect clean, verified offers.

3. 03

   Hire a Summerlin village specialist

   View premiums vary $50K-$150K on comparable square footage depending on lot elevation and canyon sightlines. Work with an agent who tracks which streets have the views worth paying for.

4. 04

   Tour in person or virtually

   The Peaks Village is non-gated, so touring is straightforward. Drive target streets at different hours to assess trail access, street feel, and morning mountain-light. Virtual tours work well for out-of-state buyers.

5. 05

   Write and negotiate the offer

   View-lot homes with Sig Rogich zoning receive multiple offers in active markets. Come with pre-approval in hand, clean contingency timing, and ask our team where the seller actually stands before writing.

6. 06

   Inspection and HOA document review

   Order both HOA resale packages (master Summerlin + village sub-association) on day one of escrow. Nevada statute gives you a rescission window after receipt -- use it to read the reserve study and any pending special assessments.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Cash buyers can close in 10-14. Budget extra appraisal time for view-lot homes where comps are limited.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), confirm HOA transponder and amenity access, then handle the Nevada DMV -- license within 30 days of residency, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Peaks Village Economy?

The Peaks Village draws a professional and executive household base with average income of $110,000+ per NREG community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with major employment clusters at Downtown Summerlin (5 min), Summerlin Hospital Medical Center (10 min), and the Strip corridor (20 min).

Top Peaks Village-Area Employers

• Downtown Summerlin corporate and retail corridorOffices, medical practices, and west valley retail employment 5 minutes east
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 10 minutes north on Rampart Boulevard
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about 10 minutes
• Howard Hughes CorporationMaster plan management and ongoing Summerlin West development employment
• Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes via Summerlin Parkway
• Clark County School District (west region)Area campuses including the Sig Rogich Middle and Palo Verde High zones

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

COMMUNITY COMPARISON

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

If you are weighing The Peaks Village against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Peaks Village wins on school rating and canyon proximity; Summerlin on new construction breadth; Henderson on citywide safety. Sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools.org. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From The Peaks Village?

West Charleston Boulevard, Sahara Avenue, and the Summerlin Parkway give Peaks Village residents fast connections in every direction, with the 215 Beltway minutes away. Las Vegas mean commutes run about 25 minutes per U.S. Census ACS data -- most Peaks Village destinations beat that comfortably, with the notable exception of the airport at 30 minutes.

Drive Times from The Peaks Village

• ~5 minDowntown Summerlin (shopping, dining)W Charleston Blvd east
• ~10 minRed Rock Canyon entranceW Charleston Blvd west
• ~10 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy east -> I-15
• ~25 minDowntown Las VegasUS-95 east
• ~30 minHarry Reid Intl AirportI-215 south -> I-15
• ~45 minMount CharlestonUS-95 north -> SR-157
• ~50 minLake Mead / Hoover DamUS-95 south -> NV-564

Transportation Options

• Driving

  The primary mode -- West Charleston Boulevard connects Peaks Village residents directly to Downtown Summerlin east and the Red Rock Canyon gateway west, and the Summerlin Parkway provides fast I-15 access for Strip and airport runs.

• Cycling & Trails

  Summerlin's 150-plus-mile trail network connects from village streets to parks, open space, and canyon-adjacent paths -- strong for recreational cycling and morning trail runs.

• RTC Transit

  Bus routes serve the Charleston and Sahara corridors near the village, but the Peaks Village is designed around driving -- plan accordingly if transit access is a priority.

• Rideshare

  Reliable across the valley; airport runs cost roughly $35-$50 from this western Summerlin location, and pickups require no gate coordination since the village is non-gated.

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

Quick Answer

What down payment do you need to buy in The Peaks Village?

Most Peaks Village buyers put down 10%-20%. On a $750,000 home, that is $75,000 (10%) to $150,000 (20%). Conventional loans work across most of the $600K-$1.1M range; homes at $1.1M-$1.2M may require a jumbo product with 20%-25% down and cash reserves. VA loans allow 0% for eligible veterans -- an option our team regularly helps military buyers use in Summerlin. Get pre-approval before your first tour; sellers in the competitive 89135 market expect verified financing in hand.

PEOPLE ALSO ASK

What Else Do People Ask About The Peaks Village?

These are the Peaks Village questions buyers most commonly search before their first tour -- each answered with verifiable specifics. School ratings from Las Vegas REALTORS, tax law from Nevada Revised Statutes 361.471, HOA details from the community plan record, and canyon-proximity facts from the Bureau of Land Management.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout Summerlin's villages -- including The Peaks Village, where view-lot analysis, school-zoning verification, and dual-HOA document review are the moves that matter.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of The Peaks Village?

Compare The Peaks Village with its nearest Summerlin villages and the broader Las Vegas Valley. Each card shows the drive time, median price, and key lifestyle trade-off so you can judge whether leaving the foothills school-and-trail combination -- Sig Rogich 10/10 and Red Rock Canyon 10 minutes -- is worth the price difference.

A-Z INDEX

Which Summerlin Villages and Resources Can You Explore A-Z?

The Peaks Village is one of 20-plus named villages inside the Howard Hughes Corporation Summerlin master plan. The index below links the most relevant neighboring villages and area resources alphabetically -- useful for buyers comparing the foothills western tier ($600K-$1.2M) against other Summerlin price bands before committing to a tour.

Sources & Methodology

Where Does This Peaks Village Data Come From?

Every statistic on this page is sourced from a primary or government dataset and refreshed regularly. Village-level data is drawn from the Howard Hughes Corporation Summerlin plan record and NREG closing files; market statistics reflect Las Vegas REALTORS ZIP 89135 data; school ratings are from GreatSchools and the Nevada Report Card. Follow any link below to verify a figure directly.

1. Las Vegas REALTORS (LVR) — Market statistics for ZIP 89135 -- median prices, days on market, active listings, and closed counts. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan record -- village boundaries, HOA structure, trail network, developer history. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the village is not separately tabulated). census.gov/quickfacts
4. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Vanderburg ES, Sig Rogich MS, and Palo Verde HS. greatschools.org
5. Clark County School District (CCSD) — School attendance boundaries and enrollment data for Las Vegas west-valley campuses. ccsd.net
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
8. Bureau of Land Management — Red Rock Canyon National Conservation Area -- acreage, access, recreation data, and conservation area management. blm.gov
9. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates for context on the 89135 ZIP corridor. fbi.gov/ucr
10. U.S. Bureau of Labor Statistics — Metro employment and wage data for the Las Vegas MSA. bls.gov
11. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator model. freddiemac.com/pmms
12. California Franchise Tax Board — California's top marginal state income-tax rate (13.3%) cited in the 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