Westcott at Stonebridge Homes For Sale

KEY TAKEAWAYS

What Should You Know About Westcott at Stonebridge at a Glance?

Westcott at Stonebridge is a new-construction single-family neighborhood in Summerlin West's Stonebridge village — ZIP 89138 — with homes priced $750K–$1.15M and a corridor median near $860,000 per Las Vegas REALTORS, a 42-day median DOM, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what that means for buyers.

• New construction in Summerlin West: Howard Hughes Corporation controls the Stonebridge village; national builders deliver contemporary desert architecture from $750K.
• The location: five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip — the closest Summerlin village to the canyon.
• Best for: families targeting Sig Rogich Middle School (10/10) and Palo Verde HS, California relocators trading taxes for new-build value.
• No guard gate: Westcott is open-access — buyers who need a staffed gate compare The Ridges ($2M+) or Red Rock Country Club ($1.2M+).
• Do your homework: builder contracts, rate-lock strategy on 6–12 month builds, and HOA tier verification all require early diligence.

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

PRICE DISTRIBUTION

How Many Homes Sell in Each Price Range in the Stonebridge Corridor?

Across ZIP 89138 (Stonebridge, Summerlin West), homes concentrate in the $700K–$1.2M band per Las Vegas REALTORS MLS data, with Westcott's new-construction homes priced $750K–$1.15M. The distribution below shows where buyer competition actually concentrates — the $800K–$1M band holds the most active listings, and the $1M–$1.5M tier is growing as new phases release.

Counts reflect estimated active MLS listings in ZIP 89138 (Stonebridge, Summerlin West) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Westcott new-construction homes concentrate in the $750K–$1.15M bands.

SAFETY & CRIME

Is Westcott at Stonebridge Safe?

• 78%Homeownership rate in Summerlin WestCommunity plan record
• LowCrime index vs Las Vegas citywideSummerlin master-plan corridor
• CCSDSchool zone adds family-stable demographicsClark County School District
• SheriffClark County Sheriff patrol jurisdictionLas Vegas Metro coverage

Sources: FBI Uniform Crime Reporting (latest available data), Clark County. Community safety details per the Summerlin master plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Westcott at Stonebridge Score?

Westcott earns top marks for schools, outdoor access, and new-construction quality, with honest trade-offs on the 42-day median DOM and limited resale inventory as the village builds out. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first model-home tour.

• A

  Grade A: Schools

  Sig Rogich MS (10/10) and Vanderburg ES (8/10) zoned CCSD campuses; Palo Verde HS (8/10); The Meadows School and Bishop Gorman nearby.

• A

  Grade A: Outdoor Access

  150+ mile Summerlin trail network, Fox Hill Park adventure playground, and Red Rock Canyon's 195,000 acres ten minutes west.

• B+

  Grade B+: Location

  Five minutes to Downtown Summerlin, ten to Red Rock, twenty to the Strip — the closest Summerlin village to the canyon.

• B

  Grade B: Commute

  20 min to the Strip via Summerlin Pkwy + I-15; 30 min to Harry Reid Airport. Car-dependent — no meaningful transit.

• B

  Grade B: Cost of Living

  New-construction $750K–$1.15M with $85–$200/mo HOA is fair for Summerlin West; California buyers find significant savings.

• A-

  Grade A-: Safety

  Open-access community within the Summerlin master plan; low-crime Summerlin West corridor backed by Clark County Sheriff coverage.

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 Westcott at Stonebridge Area Growing?

Summerlin West is one of the fastest-building corridors in the Las Vegas Valley — Howard Hughes Corporation continues releasing new village phases as the master plan approaches buildout. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin West foothills remain among the most in-demand corridors for new-construction buyers.

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

LIVABILITY SCORES

How Does Westcott at Stonebridge Score for Livability?

Westcott scores highest on schools and outdoor access: the 10/10-rated Sig Rogich Middle School zone, 150-plus miles of Summerlin trails, and Red Rock Canyon ten minutes west. Honest trade-offs include no guard gate and a 42-day median DOM. Six categories benchmarked to GreatSchools and U.S. Census data below.

• 83A-

  Overall Livability

• 92A

  Schools (CCSD + private)

• 90A

  Outdoor Access

• 70B

  Cost of Living

• 85A-

  Safety

• 78B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Westcott at Stonebridge 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 Stonebridge corridor trades against. ZIP 89138 median list runs near $860,000 with a 42-day median DOM, reflecting a market where well-priced new-construction moves steadily and overpriced resales take longer.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Westcott at Stonebridge Market Right Now?

The Stonebridge corridor (ZIP 89138) shows a 42-day median DOM — deliberate rather than frenzied. New-construction releases from Howard Hughes Corporation sell in phases, with early-phase homes moving fastest. Resale inventory is thin as the village builds out; well-priced listings generate multiple offers while overpriced ones sit.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89138 figures reflect the broader Stonebridge corridor — treat as indicative benchmarks, not Westcott-only statistics.

Neighborhood Comparison

How Does Westcott Compare to Other Stonebridge Neighborhoods?

A like-for-like comparison of the main Stonebridge village neighborhoods — entry pricing, school zoning, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. With neighborhoods building out in phases, per-neighborhood medians are indicative; we publish entry points and key differentiators instead.

Source: Las Vegas REALTORS MLS data plus the Howard Hughes Corporation plan record and NREG analysis, June 2026.

Neighborhood Deep Dive

What's Inside Stonebridge's Neighborhoods?

BY ZIP CODE

How Does ZIP Code 89138 (Stonebridge, Summerlin West) Break Down?

ZIP code 89138 covers the Stonebridge and nearby Summerlin West villages — the table below breaks the corridor into its real neighborhoods, from new-construction Stonebridge to the broader Summerlin West addresses. The spread is instructive: the same postal code carries Westcott's $750K–$1.15M new builds and resale entry pricing across adjacent villages, per Las Vegas REALTORS MLS data.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Neighborhood-level $/SF and year-over-year change are intentionally omitted: phase-build samples are too small to be meaningful. Boundaries per Clark County GIS.

WHY WESTCOTT AT STONEBRIDGE

Why Does Westcott at Stonebridge Stand Apart From Its Peers?

From the Stonebridge foothills to the Sig Rogich Middle School zone, Westcott occupies a specific niche inside Summerlin West. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools ratings, LVR market data, and the Howard Hughes Corporation master plan — so you can check every claim.

1. 1

   The closest Summerlin village to Red Rock Canyon

   Ten minutes to the 13-mile scenic loop and world-class trails — no other Summerlin village puts you this close to the canyon while keeping Downtown Summerlin five minutes east.

   Howard Hughes Corporation · drive times
2. 2

   10/10-rated Sig Rogich Middle School zoning

   One of the top-rated public middle schools in Nevada anchors the school zone — a rare achievement that draws family buyers from across the valley and from California.

   GreatSchools.org 2026
3. 3

   New construction inside a mature master plan

   Howard Hughes Corporation's Summerlin infrastructure — 150-plus trail miles, parks, retail — is finished; Westcott layers new builds onto that proven foundation.

   Howard Hughes Corporation
4. 4

   Tax-capped, no-income-tax ownership

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run carrying costs predictable — and well below California's new-build equivalents.

   Nevada Revised Statutes 361.471
5. 5

   $85–$200/mo HOA — the lowest in Summerlin West

   The combined master and sub-association dues of $85–$200/mo are among the lowest in Summerlin, covering trail maintenance and community amenities without a guard-gate premium.

   Community plan record

WHY BUY IN WESTCOTT AT STONEBRIDGE

What Are the Top 10 Reasons to Buy a Home in Westcott at Stonebridge?

Westcott's case rests on school quality and canyon proximity: a 10/10-rated middle school zone, ten minutes to Red Rock Canyon, new-construction finishes inside the Summerlin master plan, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471. Ten sourced reasons follow.

1. 1

   Sig Rogich MS — 10/10 on GreatSchools

   One of the top-rated public middle schools in Nevada sits in the zoning for this neighborhood — a school-quality signal that commands a long-term price premium.

   GreatSchools.org

2. 2

   Red Rock Canyon ten minutes west

   The Bureau of Land Management's 195,000-acre conservation area — hiking, climbing, scenic drive — within a ten-minute drive of your front door.

   Bureau of Land Management

3. 3

   Zero state income tax

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

   Nevada Department of Taxation

4. 4

   3% property-tax cap

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

   NRS 361.471

5. 5

   New construction in a proven master plan

   Howard Hughes Corporation's infrastructure — trails, parks, schools, retail — is finished; you're buying new builds into a proven ecosystem.

   Howard Hughes Corporation

6. 6

   $85–$200/mo HOA — low for Summerlin West

   Among the lowest combined HOA dues in the corridor, covering the 150-plus-mile trail network and community amenities.

   Community plan record

7. 7

   Five minutes to Downtown Summerlin

   The west valley's premier retail and dining destination — 125-plus shops, restaurants, City National Arena — is a five-minute drive east on Charleston.

   Howard Hughes Corporation

8. 8

   Contemporary desert architecture

   New-construction floor plans built to current energy-efficiency standards, with open-concept layouts and desert-contemporary finishes that older Summerlin villages cannot match.

   Community plan record

9. 9

   Family-stable demographics

   78% homeownership, a 10/10 middle school, and low-crime master-plan character create the long-hold demographic stability buyers want.

   Community plan record

10. 10

    The Stonebridge lifestyle radius

    Fox Hill Park adventure playground and disc golf, 150-plus trail miles, TPC Summerlin golf fifteen minutes away, and Red Rock Canyon ten minutes west.

    Community plan record · drive times

THIS WEEKEND'S OPEN HOUSES

Can You Tour Westcott at Stonebridge Homes This Weekend?

Builder model homes in Stonebridge are open most weekends — but the best lots go to buyers whose agents track phase schedules. Resale open houses are sporadic given thin inventory. Set up instant alerts to get notified the moment a Westcott listing opens, or let our team arrange a private builder tour.

RELOCATION TIMELINE

How to Relocate to Westcott at Stonebridge in 8 Steps

From first research to keys-in-hand, here's the 8–14 week timeline most Westcott buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Pick your neighborhood and price band

   Decide between Westcott ($750K–$1.15M new construction), Scots Pine (from $700K), or Stonebridge resale. Each carries different HOA structures and builder phase timing.

2. 02

   Get pre-approved — new-construction aware

   New builds close in 6–12 months; your pre-approval must cover a longer rate-lock window. Compare builder-preferred lenders against outside quotes — incentive packages sometimes offset rate differences.

3. 03

   Hire a Stonebridge specialist

   Builder on-site agents represent the builder. Our agents represent you — reviewing contracts, negotiating upgrades and closing credits, and flagging construction-timeline risks before you sign.

4. 04

   Tour models and lots in person or virtually

   Plan a weekend trip for builder model tours; lot selection matters for views and sun exposure. We coordinate virtual walkthroughs for out-of-state buyers before an in-person decision trip.

5. 05

   Write and negotiate the builder contract

   Builder purchase agreements favor the builder — upgrade pricing, close-out dates, and change-order fees all need scrutiny. Our team has reviewed hundreds of these contracts and knows where to push back.

6. 06

   HOA docs, inspection, and title review

   Order the full resale or new-construction HOA packet: dues, reserve study, CC&Rs. Walk the construction progress at each milestone; understand your inspection rights under the builder warranty.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from final walk-through to funding on a completed new build, or 6–12 months from contract on a new build from ground.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water), register with the HOA, then handle the Nevada DMV — license within 30 days, vehicle registration within 60 days of establishing residency.

ECONOMY & JOBS

What Drives the Westcott at Stonebridge Economy?

Westcott at Stonebridge runs on a professional-family economy: dual-income households, tech and finance professionals from California, and executives commuting to the Downtown Summerlin corridor. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and the Summerlin West corridor produces average household incomes above $110,000 per community records.

Top Westcott at Stonebridge-Area Employers

• Downtown Summerlin corporate & retail corridorThe west side's primary office, retail, and medical employment hub — five minutes east on Charleston
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus serving the Summerlin corridor
• Howard Hughes CorporationMaster developer and ongoing operator of the Summerlin master plan — a significant local employer
• Red Rock Resort (Station Casinos)Resort, gaming, F&B, and corporate operations on the Summerlin border, roughly ten minutes from Westcott
• The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes via Summerlin Pkwy and I-15
• Clark County School District (west region)Area campuses — Vanderburg ES, Sig Rogich MS, Palo Verde HS — and administrative roles for the west-side zone

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

COMMUNITY COMPARISON

How Does Westcott at Stonebridge Compare to Summerlin, Henderson & Las Vegas?

If you're weighing Westcott at Stonebridge against the valley's other new-construction corridors, this side-by-side covers the metrics buyers ask about most, updated June 2026. Westcott wins on school quality, canyon proximity, and new-construction HOA value; Summerlin broadly on master-plan depth; Henderson on citywide safety statistics — sources are LVR, the U.S. Census, and GreatSchools.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools.org. Corridor-level income and population are community plan-record values. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Westcott at Stonebridge?

Westcott's location in Summerlin West puts Downtown Summerlin five minutes east and the Las Vegas Strip twenty minutes via Summerlin Parkway and I-15. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Westcott daily destinations beat that comfortably.

Drive Times from Westcott at Stonebridge

• ~5 minDowntown Summerlin (shopping & dining)E on W Charleston Blvd
• ~10 minRed Rock Canyon NCA (trailheads)W on W Charleston Blvd
• ~12 minSummerlin Hospital Medical CenterE on W Charleston Blvd → Rampart Blvd N
• ~15 minTPC SummerlinE on Summerlin Pkwy → N Rampart
• ~20 minLas Vegas StripSummerlin Pkwy E → I-15 S
• 25–30 minDowntown Las VegasUS-95 E via Summerlin Pkwy
• ~30 minHarry Reid Intl AirportI-215 S from Summerlin Pkwy
• ~45 minSpring Mountains / Lee Canyon SkiUS-95 N → SR-156

Transportation Options

• Driving

  The default and the practical choice: Westcott sits at the western end of the Summerlin arterial grid — Charleston, Sahara, and Summerlin Parkway all connect quickly to I-215 and US-95 for valley-wide reach.

• RTC Transit

  Bus routes run the Charleston corridor to the east, but Westcott is not designed for car-free living — residents should plan around driving for all daily errands and commutes.

• Cycling & Trails

  The Summerlin trail network connects Westcott directly to Downtown Summerlin and to Red Rock Canyon-area cycling routes — one of the best road-cycling corridors in the Southwest begins within a few miles.

• Rideshare

  Fast and reliable this close to the Summerlin corridor; airport runs cost roughly $35–$50, and strip trips run $25–$40 depending on surge. No gate-access friction — standard pickup from the front door.

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 Westcott at Stonebridge?

Most Westcott buyers put down 5–20%. Conventional loans work for the $750K–$1.15M range — on an $860,000 home, plan $43,000 (5%) to $172,000 (20%). VA loans allow 0% for eligible veterans; the entire Summerlin corridor skews favorably toward VA. New-construction lenders sometimes offer rate-buy-down incentives — compare builder-preferred lenders against outside quotes before committing, and factor in upgrade financing that builders often bundle into the mortgage.

PEOPLE ALSO ASK

What Else Do People Ask About Westcott at Stonebridge?

These are the queries Westcott buyers actually type into search engines 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 master-plan facts from Howard Hughes Corporation.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships across every active Summerlin West release, 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 guided buyers through new-construction contracts, rate-lock decisions, and builder negotiations throughout the Stonebridge corridor — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Westcott at Stonebridge?

Compare Westcott with neighboring Stonebridge neighborhoods and broader Summerlin villages — from Scots Pine two minutes away (from $700K) to Henderson 35 minutes out ($548K median). Each card pairs commute time with price positioning so you can judge whether a different address offers a meaningful lifestyle or value upgrade.

A–Z INDEX

Which Stonebridge Neighborhoods Can You Explore A–Z?

Stonebridge village is made up of several neighborhoods inside Summerlin West — each at a different price point and build stage. The entries below are indexed for orientation; our team can pull current listings, active builder phase schedules, and HOA documents for any of them at no cost to you.

Sources & Methodology

Where Does This Westcott at Stonebridge Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. ZIP 89138 corridor figures are presented as area benchmarks — not neighborhood-only claims — because phase-build samples are too small for reliable neighborhood-level medians. 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 89138 (Stonebridge, Summerlin West). lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan amenity data, village structure, and trail mileage. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the neighborhood is not separately tabulated). census.gov/quickfacts
4. Clark County School District — School zoning, enrollment, and campus locations for Vanderburg ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
5. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for zoned and nearby campuses. greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for Summerlin West (Clark County). 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, and recreation data. blm.gov
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. 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