The Willows Homes For Sale

KEY TAKEAWAYS

What Should You Know About The Willows, Summerlin at a Glance?

The Willows is a 2,500+ home Summerlin North village (ZIP 89134) with a $580,000 median list price and homes ranging $450K–$750K per Las Vegas REALTORS, 32 median days on market, and a family-oriented character rooted in 25+ years of Howard Hughes Corporation master planning per Howard Hughes Corporation.

• The price range: ZIP 89134 median near $580K with the village spanning $450K–$750K — one of Summerlin's most attainable family villages.
• The character: established 1998, with 25+ years of mature trees, neighborhood parks, and a close-knit family community many residents call home for decades.
• Best for: growing families, California relocators seeking Summerlin access at attainable pricing, and buyers prioritizing parks, trails, and CCSD school zoning.
• No guard gate, low HOA: $75–$200/month for master + sub-association fees — Summerlin amenities at one of the master plan's most affordable HOA structures.
• Do your homework: school zoning varies by address, Summerlin HOA resale-package timing matters in escrow, and premium lots command meaningful price spreads within the village.

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

PRICE DISTRIBUTION

How Many The Willows Homes Sell in Each Price Range?

The Willows spans $450,000 to $750,000 across its four sub-neighborhoods per Las Vegas REALTORS MLS data for ZIP 89134. Entry-level attached products and smaller single-family homes open near $450K, while larger updated homes on premium park-adjacent lots command the $650K–$750K upper range. The bands below show where competition concentrates within the village.

Counts reflect active MLS listings in ZIP 89134 (The Willows area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price.

SAFETY & CRIME

Is The Willows, Summerlin Safe?

• 80%Owner-occupied householdsHigh owner-occupancy = stable, safe neighborhood character
• 25+ yrsEstablished community since 1998Long-term residents create natural neighborhood watch
• LVMPDCity of Las Vegas police jurisdictionMetro coverage for the Summerlin North area
• LowIncident rate vs. Las Vegas averageVerify through FBI UCR data for exact figures

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community character details per NREG community records. Last updated June 2026.

LIVABILITY REPORT CARD

How Does The Willows Score?

The Willows earns strong marks for family livability, parks, and school access, with honest trade-offs on home age and the absence of a guard gate for buyers who want staffed security. Below is our category-by-category report card — the same six factors our agents walk through with every relocating family before a first showing.

• B+

  Grade B+: Safety

  Open community within Summerlin North — low crime by Las Vegas standards, City of Las Vegas police coverage, and the peace-of-mind of an established owner-occupant village.

• B+

  Grade B+: Schools

  Palo Verde HS (8/10) is the public zone per GreatSchools; The Meadows School (A+) and Faith Lutheran (A) provide strong private alternatives within reach.

• A-

  Grade A-: Cost of Living

  Some of the best value in Summerlin: $450K–$750K homes, $75–$200/mo HOA, 0.5–0.75% effective property tax, and zero Nevada state income tax.

• A

  Grade A: Amenities

  Willows Park, Gardens Park, Summerlin trail network, and Downtown Summerlin 10 minutes south covering shopping, dining, Las Vegas Ballpark, and community events.

• A

  Grade A: Outdoor Access

  Red Rock Canyon 15 minutes west, Summerlin trail system from the neighborhood, TPC Summerlin nearby, and 300 days of sunshine for year-round outdoor life.

• A-

  Grade A-: Commute

  215 Beltway minutes away for valley-wide access; Downtown Summerlin 10 min south, Strip 20 min east via Summerlin Pkwy, airport 30 min via I-215 South.

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

POPULATION & GROWTH

How Fast Is the The Willows Area Growing?

The Willows itself is built out — 2,500+ homes across 400 acres with growth happening through renovations and upgrades rather than new rooftops. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor remains one of the valley's most in-demand addresses for relocating families.

Sources: U.S. Census Bureau and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate The Willows separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does The Willows Score for Livability?

The Willows scores highest on outdoor access, amenities, and value within Summerlin: direct trail-system access, Palo Verde HS zoning, and $450K–$750K pricing for a master-planned family village. The honest trade-offs are home vintage (1998–2005 resale) and the absence of a staffed guard gate. Six categories below, benchmarked to Census and local data.

• 84B+

  Overall Livability

• 78B+

  Schools (zoned + private)

• 76B+

  Safety (open community)

• 88A-

  Cost of Living

• 90A

  Amenities & Parks

• 86A-

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is The Willows, 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 Willows trades against. ZIP 89134 specific metrics: $580,000 median list, approximately 32 median days on market, and an active supply spanning the $450K–$750K village range.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is The Willows real estate market right now?

The Willows (89134) is a moderately competitive family market. At 32 median days on market per Las Vegas REALTORS, well-priced homes move steadily — park-adjacent streets and updated premium lots see multiple offers within two weeks. Homes needing significant renovation or priced above $700K sit longer, creating buyer leverage at the upper end of the $450K–$750K range.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89134 figures shown; village-level sub-neighborhood medians are too small-sample to be meaningful at this granularity.

Sub-Neighborhood Comparison

How Do The Willows Four Sub-Neighborhoods Compare?

A like-for-like comparison of The Willows four sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 2,500 homes total, per-sub-neighborhood market medians would be small-sample noise, so we publish entry points and lifestyle descriptions instead.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-sub-neighborhood $/SF and DOM are intentionally omitted — samples this small are not meaningful. ZIP 89134 benchmark: 32-day median DOM, $580K median list.

Sub-Neighborhood Deep Dive

What's Inside The Willows Sub-Neighborhoods?

BY ZIP CODE

How Does ZIP Code 89134 (The Willows) Break Down?

The Willows sits entirely within ZIP 89134 — one of Summerlin North's core ZIP codes. The table below breaks the area into its real corridors, from The Willows village to the broader Summerlin North context. The single-ZIP footprint makes searching simple and school-zone research straightforward.

Source: Las Vegas REALTORS MLS plus NREG community analysis. *Sub-neighborhood $/SF and year-over-year change are intentionally omitted: small samples are not statistically meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.

WHY THE WILLOWS

Why Does The Willows Stand Apart From Its Peers?

From its tree-lined streets to its Summerlin trail access, The Willows fills a specific niche: Summerlin's best family value at $450K–$750K with 25+ years of established character. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools, Census figures, and Howard Hughes Corporation plan records.

1. 1

   Best value entry into Summerlin North

   From $450K for established single-family homes in a master-planned village — below the pricing of newer western Summerlin villages while sharing the same trail system, parks, and schools.

   LVR MLS data · June 2026
2. 2

   25+ years of mature landscaping

   Trees, parks, and greenbelts that newer Summerlin communities are still growing into — a neighborhood character that cannot be replicated without decades of time.

   Howard Hughes Corporation plan record
3. 3

   Palo Verde HS zoning (8/10)

   One of Clark County School District's strongest high schools is the zoned public option — a rare combination with attainable pricing.

   GreatSchools.org 2026
4. 4

   Low HOA fees for a Summerlin village

   $75–$200/month for master + sub-association — access to Summerlin amenities at one of the most affordable HOA structures in the master plan.

   Summerlin master association records
5. 5

   Nevada tax advantages locked in at closing

   Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 make every year of ownership cheaper than California comparably.

   Nevada Revised Statutes 361.471

WHY BUY IN THE WILLOWS

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

The Willows case rests on family value and Summerlin access: $450K–$750K for established homes with Palo Verde HS zoning, 150+ miles of trails, and property taxes capped at 3% annually under Nevada Revised Statutes 361.471, with zero Nevada state income tax on top. Ten sourced reasons follow.

1. 1

   Summerlin master plan access from $450K

   Entry into one of the West's best master-planned communities — trails, parks, community centers, and Howard Hughes Corporation governance — at the plan's most attainable price point.

   Howard Hughes Corporation / summerlin.com

2. 2

   Zero state income tax

   Nevada levies no personal income tax — meaningful annual savings versus California, Arizona, or Colorado households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap on primary residences

   Annual property-tax growth is capped by statute, making long-term ownership costs predictable.

   NRS 361.471

4. 4

   Palo Verde High School zoning

   One of CCSD's strongest public high schools (8/10) is the zoned default, with private alternatives including The Meadows, Faith Lutheran, and Bishop Gorman nearby.

   GreatSchools.org

5. 5

   25+ years of mature landscaping

   Tree-lined streets and established parks that newer Summerlin communities physically cannot replicate yet.

   Community plan record

6. 6

   Low HOA fees for Summerlin

   $75–$200/month covers both master and sub-association — full Summerlin amenity access at one of the master plan's most affordable structures.

   Summerlin master association

7. 7

   Willows Park and Gardens Park on your doorstep

   10-acre Willows Park and 15-acre Gardens Park serve the village — playgrounds, basketball, dog park, and walking trails.

   Community plan record

8. 8

   Direct Summerlin trail-system access

   150+ miles of paved multi-use trails connect The Willows to Red Rock Canyon trailheads, parks, and Downtown Summerlin.

   Howard Hughes Corporation

9. 9

   High owner-occupancy (80%)

   Eight in ten Willows households own their home — a stable, invested community of long-term neighbors.

   NREG community records

10. 10

    Ten minutes to Downtown Summerlin

    Shops, restaurants, Las Vegas Ballpark, seasonal farmers markets, and the valley's most vibrant outdoor retail district — a ten-minute drive.

    Drive time data

THIS WEEKEND'S OPEN HOUSES

Can You Tour The Willows Homes This Weekend?

Open houses happen regularly in The Willows — it's an open community with no gate access requirements, making showings straightforward. Well-priced park-adjacent homes can move quickly, so set an alert to know the moment a Willows home schedules an open house, or contact our team to arrange a private showing any day of the week.

RELOCATION TIMELINE

How to relocate to The Willows, Summerlin in 8 steps

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

1. 01

   Pick your sub-neighborhood and set a budget

   Decide between the four Willows sub-neighborhoods: Entry ($450K+), Park-Adjacent ($525K+), Village ($500K+), or Premium ($625K+). Each carries different home sizes, renovation levels, and proximity to parks.

2. 02

   Get pre-approved — know your financing path

   Conventional financing works across the $450K–$750K range. VA loans are available for eligible veterans. FHA is an option at lower price points. Get pre-approved before your first showing — well-priced Willows homes can move in days.

3. 03

   Hire a Willows specialist

   With 2,500+ homes and wide renovation variation, the right block and renovation level matter as much as price. An agent who knows which park-adjacent streets command premiums — and which updated homes are over-priced — is the difference between a great buy and an overpay.

4. 04

   Tour in person or virtually

   The Willows is open — no gate access needed. Walk the sub-neighborhoods at different times of day; check the proximity of each candidate to Willows Park or Gardens Park. Virtual tours work well for out-of-state buyers doing early-stage screening.

5. 05

   Write and negotiate the offer

   Well-priced park-adjacent homes can draw multiple offers — come with a clean pre-approval and realistic terms. Our agents pull active comps and pending sales before you write so your offer is grounded in real data.

6. 06

   Inspection and HOA documents

   Order the Summerlin master association and sub-association resale package early — dues, reserve study, transfer fees, CC&Rs. Standard Nevada inspection period is 15 days; use it fully on 1998–2005 vintage homes.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. HOA document review adds a few business days — requesting early keeps the timeline clean.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Summerlin sub-association for amenity access cards and parking permits, then handle the DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the The Willows Economy?

The Willows runs on a professional and dual-income family economy: educators, healthcare workers, tech professionals, and executives. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is strong, and community records put average household income in The Willows above $115,000 — roughly 55% above the Clark County median.

Top The Willows-Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and growing medical-office campus, roughly 10 minutes from The Willows
• Downtown Summerlin corporate & retail corridorOffices, headquarters, and the Summerlin master plan's commercial employment hub, 10 minutes south
• Clark County School District (Summerlin North)Area campuses including Palo Verde HS, Helen Jydstrup ES, and Jack & Terry Mannion MS zones
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
• The Strip resort corridorThe metro's hospitality and entertainment employment core, about 20 minutes east via Summerlin Pkwy → I-15
• City of Las VegasMunicipal services and administration for the parent city

Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.

COMMUNITY COMPARISON

How Does The Willows Compare to Summerlin, The Arbors & Henderson?

If you're weighing The Willows against the valley's other family addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Willows wins on value within Summerlin, The Arbors on landscaping maturity, newer Summerlin villages on architecture, Henderson on family-city safety — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Willows income and population figures are community plan-record values; city-level demographics are Las Vegas citywide — the Census does not tabulate the village separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From The Willows?

Summerlin North location is The Willows commute advantage: the 215 Beltway is minutes away for valley-wide access, Downtown Summerlin is 10 minutes south, and the Strip is 20 minutes east. Mean Las Vegas commutes run about 25 minutes per U.S. Census Bureau ACS data — and most Willows destinations beat that comfortably.

Drive Times from The Willows

• ~10 minDowntown Summerlin (shopping & dining)Summerlin Pkwy south
• ~10 minSummerlin Hospital Medical CenterRampart Blvd south
• ~10 minTPC SummerlinW Charleston / Summerlin area
• ~15 minRed Rock CanyonW Charleston Blvd west
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~25 minDowntown Las VegasUS-95 east
• ~30 minHarry Reid Intl AirportI-215 South → I-15
• ~45 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default — Summerlin North's arterial grid (Charleston, Summerlin Pkwy, Sahara, Rampart) connects efficiently to the 215 Beltway for valley-wide travel. Most Willows residents are 10–20 minutes from their major destinations.

• RTC Transit

  Routes run the Charleston and Sahara corridors near the community, but residents should not plan a car-free life — The Willows is a family neighborhood built around driving.

• Summerlin Trail System

  Unique advantage of The Willows: direct trail-system access means residents can walk or cycle to Downtown Summerlin, parks, and community centers without touching a car — a genuine alternative for fit-weather commutes.

• Rideshare

  Fast and reliable in Summerlin North; airport runs cost roughly $35–$55 via the 215 South → I-15, and no gate-access coordination is needed since The Willows is an open community.

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 Willows?

Most Willows buyers put down 5–20%. Conventional financing works across the full $450K–$750K range — on a $580,000 home, plan roughly $29,000 (5%) to $116,000 (20%) depending on program. VA loans allow 0% down for eligible veterans, and FHA financing is available for qualified buyers at lower price points. Clark County has no additional transfer taxes beyond the standard Nevada rate. Get fully pre-approved before your first showing — well-priced park-adjacent Willows homes can draw multiple offers within days of listing.

PEOPLE ALSO ASK

What Else Do People Ask About The Willows, Summerlin?

These are the eight queries Willows 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.

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 across every Summerlin village. That depth is the foundation of the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of The Willows?

Compare The Willows with neighboring Summerlin villages and nearby cities. Each card pairs the commute time with price positioning so you can judge whether trading village character for a newer community or a different lifestyle actually buys you more home for the money.

A–Z INDEX

Which The Willows Sub-Neighborhoods Can You Explore A–Z?

Four sub-neighborhoods make up The Willows — Willows Entry (from $450K), Willows Village ($500K+), Willows Park ($525K+), and Willows Premium ($625K+) — ranging from value entry homes to updated premium lots. Each is indexed below; our agents can pull current listings and HOA documents for any sub-neighborhood on request.

Sources & Methodology

Where Does This The Willows Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because The Willows is a 2,500-home village within the larger 89134 ZIP code, we present ZIP-area statistics as area benchmarks — never village-only claims — and omit sub-neighborhood-level medians that small samples cannot support. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89134. lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Willows is not separately tabulated). census.gov/quickfacts
3. Howard Hughes Corporation — Summerlin master plan records, trail network, parks, community centers, and village developer documentation. summerlin.com
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89134 area. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. Clark County School District — School zone assignments and CCSD campus information for 89134. ccsd.net
7. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Willows-area campuses. greatschools.org
8. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
9. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator assumptions. 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