Trust, Integrity, Honesty. South Summerlin is the market I work every week.
Real Estate Agent In South Summerlin, 89135.
I am John Garcia, a REALTOR® with The Agency Las Vegas, licensed in Nevada under #S.0202423 and working the villages of South Summerlin in ZIP 89135, from Downtown Summerlin out to the Red Rock escarpment.
Before real estate I completed a BA in business administration at California State University, Fullerton, then an MBA at Pepperdine University. I spent 20 years in corporate finance and budgeting, where I produced, reviewed and negotiated over $100 million in contracts for several Fortune 500 companies. That is the negotiation background I bring to your purchase agreement, your repair requests and your closing table.
12 Years Licensed In NevadaREALTOR® · NV #S.0202423 · The Agency Las Vegas
Buying
I match you to the right Summerlin village first, then we tour. You see the trade-offs before you write.
Selling
Full prep, photography and a pricing plan built from closed 89135 comparable sales, not guesswork.
Home Valuation
A written valuation on your address using recent closings in your village and current competing inventory.
Relocation
Video tours, remote notary and school zone verification for buyers moving to Las Vegas from out of state.
Investing
Rent comparables, HOA rules on leasing and hold-cost math before you commit to an investment purchase.
Zillow
Realtor.com
Redfin
Homes.com
Testimonials
Happy clients.
Clients tell me the same three things after closing with John Garcia: they always knew what was happening, they understood every number in front of them, and nothing was sprung on them at the last minute. Every review below is a verified review from my Google Business Profile.
I could not be more pleased to recommend John if you want to sell your home. From the day we interviewed him I was impressed wi...
R
Roger Dunlap
5 months ago
If you are in the market to buy or sell your home, we highly recommend John Garcia. We had an excellent experience with John and he made...
P
Peter Reed
6 months ago
John did an excellent job of presenting our property and I feel he got us the best price possible. He was very professional and personable...
Reviews shown are verified client reviews from John Garcia's Google Business Profile. Review text is truncated as displayed on Google. Ratings and review counts are current as of .
12+Years Experience
John Garcia
REALTOR® · The Agency Las VegasNevada License S.0202423South Summerlin and the western Las Vegas valley
I have been licensed in Nevada for 12 years and I hold license S.0202423 as a REALTOR with The Agency Las Vegas. The Agency is a boutique luxury brokerage founded in Beverly Hills, and I aligned with it because the marketing platform matches the kind of property South Summerlin sells. Your experience during the transaction matters as much to me as the result, so you can count on three things from me: trust, integrity and honesty.
Before earning my Nevada real estate license I completed a BA in business administration with an emphasis on marketing at California State University, Fullerton, then an MBA with a specialization in entrepreneurship and marketing at Pepperdine University in Malibu. After graduate school I spent 20 years in corporate finance and budgeting, and that is where the negotiation skill came from. I moved into real estate because I like watching people reach the point of ownership. Anytime I can help someone achieve the American Dream, it brings a huge smile to my face.
Clients tell me the difference shows up in the details: a marketing strategy built for one specific property rather than a template, pricing drawn from closed comparable sales, and a certified transaction coordinator assigned to every file the moment escrow opens. I work South Summerlin, The Ridges, Red Rock Country Club, The Summit Club, The Vistas, The Willows, The Gardens and the wider Summerlin and Las Vegas valley market.
Background that shapes the negotiation
01
Contract negotiation at scale
Produced, reviewed and negotiated over $100 million in contracts on behalf of several Fortune 500 companies.
02
Two decades in corporate finance
Spent 20 years in corporate finance and budgeting before real estate, which is where the pricing discipline comes from.
03
MBA, Pepperdine University
Graduate specialization in entrepreneurship and marketing, on top of a BA in business administration from CSU Fullerton.
I keep my service list short on purpose. I would rather do four things at a high level inside one ZIP code than spread myself across the whole valley. Everything below is work I personally handle for clients buying and selling in 89135.
My services include
01
Buyer representation
I start by narrowing the search to the villages that actually fit your budget, lot preference and drive times, because 89135 spans everything from attached homes to guard gated custom lots. Then we tour in batches so you can compare properly instead of forgetting what you saw last week. When you find the one, I write the offer with the terms that matter, not just the price. I explain every contingency, which is the contract language that lets you exit without losing your deposit.
I price your home from closed comparable sales in your own village, which agents call comps, and I show you the math instead of asking you to trust a number. Before we go live I walk the property with you and list what to fix, what to leave and what will not return its cost. Photography, floor plan and syndication go out together. Once we are on market, you get a weekly report on showings, feedback and competing inventory.
A valuation is not a website estimate. I pull every closed sale in your village for the last six months, adjust for square footage, lot, view corridor, upgrades and condition, then hand you a written range with the reasoning attached. If you are not selling for two years, that is fine, you should still know where you stand. I also flag which improvements tend to return their cost in 89135 and which ones do not.
If you are moving in from out of state, I run live video tours, order the inspections, verify the school assignment through the district locator and coordinate remote notarization with escrow. For investment buyers I pull rent comparables, read the HOA leasing rules before you commit, and build the hold cost math with taxes, insurance and assessments included. You get the numbers before the emotion, which is the order that protects you.
I spent 20 years in corporate marketing and finance before real estate, so I treat a listing like a product launch. Your home gets a written marketing plan tied to the buyer most likely to purchase it, whether that is a Californian relocating for the tax structure or a move-up buyer already inside Summerlin.
That plan covers professional photography, floor plans, paid social targeting, email to my buyer list and syndication to Zillow, Realtor.com, Redfin and Homes.com. You see the reporting every week, including how many people opened the listing and how many booked showings.
South Summerlin homes sell on light and views, and neither survives a phone camera. Every listing I take gets a professional photographer, twilight exterior frames where the view corridor deserves it, and a measured floor plan buyers can read before they drive across the valley.
Where the property justifies it, I add aerial frames showing the Red Rock escarpment and the Strip skyline, plus video for the listing page and social. The images are yours to use, and they go out the same day the listing goes live.
South Summerlin sits on the western rim of the Las Vegas valley, inside the 22,500 acre Summerlin master plan developed by Howard Hughes. ZIP 89135 covers the southern villages between Sahara Avenue and Charleston Boulevard, wrapped around Downtown Summerlin and pushed up against the Red Rock Canyon escarpment. Elevation, view corridors and village boundaries drive value here more than square footage alone, and these are the six questions I answer most.
01
How fast are homes selling here?
Homes in Summerlin South sell after a median of 57 days on market, compared with 45 days a year earlier, and the best priced homes still go pending in about 30 days. That gap is the single biggest thing I explain to sellers, because the first three weeks of exposure carry the offer.
There were 185 homes sold in Summerlin South in June 2026, up from 180 in June 2025. Volume rose while homes took longer to go under contract, which is why I price from closed sales rather than from what neighbors are asking.
Summerlin spans 22,500 acres along the western rim of the valley, with roughly 6,000 gross acres still available for future development including open space and common areas. Nearly one third of the total acreage is designated open space.
It is the walkable core at 1980 Festival Plaza Drive, Las Vegas, NV 89135, a 106 acre open air center with about 1.6 million square feet of space, anchored by Dillard's and Macy's, that opened on October 9, 2014. Las Vegas Ballpark and City National Arena sit on its eastern edge.
Because 89135 contains several distinct communities. Published estimates put general Summerlin South villages around $700,000 to $2.5 million, The Ridges from about $2 million upward, and Red Rock Country Club starting near $1.2 million. Village, elevation and gate status move the number more than finishes do.
Most of what happens in 89135 happens outdoors or at Downtown Summerlin. Here is what is actually within reach, with the sources so you can check any of it yourself.
01
Culture and performance
The Donald W. Reynolds Cultural Center, home of Nevada Ballet Theatre, sits next to the Summerlin Library on land donated by Howard Hughes. The Summerlin Library and Performing Arts Center at 1771 Inner Circle Drive runs a full performance calendar.
Downtown Summerlin runs a year round event calendar including weekly Fitness on The Lawn and seasonal celebrations, alongside a five screen Regal theater and Dave & Buster's. Parking is free across roughly 6,400 spaces.
The Summerlin Trail System runs more than 150 completed miles and connects to Red Rock Canyon National Conservation Area through the Clark County Red Rock Legacy Trails project, including a 5.5 mile section linking Sky Vista Drive to the Red Rock Visitor Center.
City National Arena at 1550 S Pavilion Center Drive is the Vegas Golden Knights practice facility and opened in 2017. Las Vegas Ballpark at 1650 S Pavilion Center Drive followed in 2019. Both sit on the eastern edge of Downtown Summerlin.
Summer heat pushes activity to early mornings and evenings, and winter is when the trail system and golf calendar fill up. Summerlin includes ten golf courses, and the TPC Summerlin course hosts PGA Tour play each fall.
Summerlin lists more than 250 parks, 26 public, private and charter schools, a public library and performing arts center, Summerlin Hospital Medical Center, houses of worship representing a dozen faiths, and resident community centers and pools.
Every address in ZIP 89135 sits inside the Clark County School District, the fifth largest school district in the United States, headquartered at 5100 W Sahara Avenue, Las Vegas, NV 89146, and enrolling roughly 300,000 students. Summerlin as a whole contains 26 public, private and charter schools. Most of 89135 feeds Palo Verde High School and Sig Rogich Middle School, and CCSD assigns schools by exact street address, so I verify the assignment for the specific property before you write an offer.
Prices up, pace slowerAs of · Summerlin South, 89135
Median sale price$820,000Redfin, three months ending Up 6.6% year over year
Median days on market57 daysRedfin, as of Up from 45 days
Homes sold in the month185Redfin, Up from 180
Hot homes go pending in30 daysRedfin, as of Somewhat competitive
Prices climbed while the pace slowed
That combination is the whole story of Summerlin South right now. Sales volume actually rose year over year while homes took longer to go under contract, so buyers have more time to think and sellers who price against closed sales still transact. The bar below shows the working range I use with clients: general Summerlin South villages at the low end, the current median in the middle, and the guard gated custom market above it.
Median $820,000
Village entry, about $700,000Guard gated custom, $2,500,000 and up
A 57 day median means you can usually negotiate on a listing that has been sitting, and you can ask for repairs without losing the house. Get fully underwritten before you tour, because the best priced homes still go pending in about 30 days and your offer should not be the weakest one on the table.
If you are selling
Your first three weeks now carry the offer. Prepare the home before it goes live, price to the closed comparable sales rather than to the neighbor's asking price, and expect to hold your position rather than chase the market down with reductions.
2025 vs 2026
Summerlin South · June and July
South Summerlin 89135 market metrics, March 2025 compared with March 2026
Metric
2025
2026
Change
Homes sold in June
180
→
185
Up 5
Median days on market
45 days
→
57 days
Up 12 days
Median sale price
About $769,000
→
$820,000
Up 6.6%
Source: Redfin Summerlin South Housing Market, page as of . Median sale price covers the three months ending ; sales counts compare June 2026 with June 2025. The 2025 median shown is derived from the reported 6.6 percent year over year change. Figures move monthly, so confirm before making a decision.
Last updated:
Amenities & services
Everyday amenities and services nearby.
Almost everything routine in 89135 sits within a few minutes of Sahara Avenue, Charleston Boulevard or the 215 Beltway. These are the specific places, with links so you can check hours yourself.
01
Parks, preserves and outdoors
Red Rock Canyon National Conservation Area is the anchor, reached from West Charleston Boulevard. Inside the community you have The Vistas Park at 24 acres, Gardens Park at 18 acres with the Gardens Community Center, and the Summerlin Trail System at more than 150 completed miles.
Whole Foods Market and Trader Joe's both operate inside Downtown Summerlin at 1980 Festival Plaza Drive, Las Vegas, NV 89135. Smith's, Vons and Albertsons stores sit along West Charleston Boulevard and Rampart Boulevard, with CVS and Walgreens pharmacies on the same corridors.
Summerlin Hospital Medical Center at 657 Town Center Drive, Las Vegas, NV 89144 is the community hospital, and Summerlin lists it among its core amenities. Urgent care and physician offices cluster along Town Center Drive and West Charleston Boulevard.
The Summerlin Library and Performing Arts Center at 1771 Inner Circle Drive is the community library and theater, part of the Las Vegas Clark County Library District. The Donald W. Reynolds Cultural Center next door is home to Nevada Ballet Theatre.
Downtown Summerlin lists 38 dining tenants, including Trattoria Reggiano, True Food Kitchen and Lazy Dog Restaurant and Bar. Red Rock Casino Resort and Spa at 11011 W Charleston Boulevard adds a second cluster of restaurants and bars.
The Red Rock Canyon Visitor Center on Scenic Loop Drive covers the geology and ecology of the escarpment. Closer to town, the Springs Preserve at 333 S Valley View Boulevard holds botanical gardens, trails and the Nevada State Museum, Las Vegas.
Most buyers assume Summerlin was built in the 2000s. The land deal behind it is 70 years old, and the boundary of Red Rock Canyon exists partly because of a trade that created the villages inside 89135.
01 / 06
1952
Howard Hughes buys the western rim
Howard Hughes Jr. acquired roughly 25,000 to 30,000 acres along the western edge of the Las Vegas valley for about $3 an acre, as a possible relocation site for his California businesses. The area was first known as Husite.
Summa Corporation announced plans for a master planned community and named it for the paternal grandmother of Howard Hughes, Jean Amelia Summerlin. The industrial sounding name Husite was retired.
Summa Corporation executed a land exchange with the Bureau of Land Management, facilitated by The Nature Conservancy, giving up 5,000 acres of environmentally sensitive land next to Red Rock Canyon for 3,000 acres to the south. That southern land is what is now called Summerlin South.
The Howard Hughes Corporation funded Summerlin Parkway, a six lane highway costing $22 million, running from Rainbow Boulevard to Town Center Drive and connecting the new community to US 95. The first residents moved into The Hills village in 1991.
The open air center opened on October 9, 2014 with 85 of its 125 stores ready, on 106 acres at 1980 Festival Plaza Drive. It had been planned since the late 1990s under earlier names including The Shops at Summerlin Centre.
City National Arena, the practice facility of the Vegas Golden Knights, opened in Downtown Summerlin in 2017, the same season the expansion team reached the Stanley Cup Finals. Las Vegas Ballpark followed in 2019.
Three routes carry almost all traffic out of 89135. The 215 Beltway runs along the southern and eastern edge of Downtown Summerlin and is the fastest way to the airport and the southwest valley. Summerlin Parkway connects to US 95 for downtown and the north valley. West Charleston Boulevard and Sahara Avenue are the surface arteries east toward the Strip and west toward Red Rock Canyon.
Approximate off peak driving distances and times from South Summerlin, 89135
Distances and drive times are approximate off peak estimates measured from the Downtown Summerlin area, 1980 Festival Plaza Drive, Las Vegas, NV 89135, using Google Maps. Actual times vary with construction, events and time of day.
Open space
South Summerlin parks, paths and desert arroyos.
Open space is not an afterthought here, it is written into the master plan. Every Summerlin village is built around a park or an open space corridor, and the arroyos that drain the escarpment double as trail routes between villages.
22,500Acres in the Summerlin master plan, with nearly one third designated open space
At 24 acres, this is the largest park in the immediate area and it carries Summerlin's first lighted football field. It also holds lighted softball fields with a concession building, lighted tennis and basketball courts, a group picnic pavilion and children's play areas. A community center and pool are planned future amenities at the site.
An 18 acre multi sport facility at the center of The Gardens, a 410 acre village of single family and multi family neighborhoods. The park carries lighted basketball courts, two lighted tennis courts, a sand volleyball court, lighted bocce, horseshoe and shuffleboard courts, a children's play area, a large open festival lawn and picnic pavilions. The Gardens Community Center on site runs resident classes and programs.
About 12.7 acres, with four oversized storybook sculptures from Aesop's Fables lining the walkways, including The Lion and The Mouse and The Tortoise and The Hare. The park holds a resident only swimming pool with a beach style entrance, two water slides and a fountain, plus The Willows Community Center for classes and programs.
The Summerlin Trail System is built from six trail types, from landscaped and lighted street side paths to village trails inside natural arroyos and dedicated bike lanes on arterial roads. It is the amenity residents rank first in community surveys. The Clark County Red Rock Legacy Trails project adds a 5.5 mile connection from Sky Vista Drive in Stonebridge to the Red Rock Visitor Center. For off leash space, Summerlin Centre Community Park at 1910 Town Center Drive includes a dog area, and Barkin Basin Park at 6800 W Washington Avenue is the closest large city of Las Vegas dog park. Regional open space within a short drive includes Red Rock Canyon National Conservation Area to the west and Spring Mountain Ranch State Park beyond it on State Route 159.
Nevada taxes property differently from most states, and ZIP 89135 straddles both the City of Las Vegas and unincorporated Clark County, which changes who bills you for sewer. Rates and schedules change, so confirm current figures with the office listed on each card before you budget.
01
Property tax
Clark County
Nevada assesses property at 35 percent of taxable value under NRS 361.225, then applies your district's consolidated rate. Clark County consolidated rates generally run about $3.20 to $3.50 per $100 of assessed value depending on jurisdiction. Look up your exact parcel with the Clark County Assessor or the Clark County Treasurer, 500 S Grand Central Parkway, Las Vegas, NV 89106.
02
Relief programs
State of Nevada
Under NRS 361.4723, a filed primary residence claim caps the annual increase in your tax bill at 3 percent, with an 8 percent cap on most other property. The claim is filed with the Assessor, and the county notes you generally have until the following June 30 to correct a tax cap for the current fiscal year. Veterans and qualifying seniors may have additional exemptions through the Clark County Assessor.
03
Billing schedule
Fiscal year
Nevada property tax runs on a July 1 to June 30 fiscal year and can be paid in four installments or in full. The first installment is due the third Monday in August and the third installment falls on the first Monday in January. Most owners pay through a mortgage escrow account. Confirm your dates with the Clark County Treasurer.
04
Electric & gas
Investor owned
Electric service comes from NV Energy, 702-402-5555, with a customer office at 6226 W Sahara Avenue, Las Vegas, NV 89146. Natural gas comes from Southwest Gas, 877-860-6020. Set up both before your closing date so the meters are never off.
Residential collection across the valley is handled by Republic Services, 702-735-5151, with a Las Vegas office at 770 E Sahara Avenue. Recycling is single stream and collected on a set weekday by route, so confirm your pickup day with Republic when you transfer service.
Provider details verified against published utility and county contact listings. Rates, caps and schedules change, so confirm directly with each office before you rely on a number.
Eat & shop
Where South Summerlin dines and shops.
Most of it happens in one place. Downtown Summerlin at 1980 Festival Plaza Drive carries 38 dining tenants and 84 shopping tenants inside 106 acres, which is why so many 89135 buyers ask me how far a home sits from Festival Plaza Drive.
Dining
Trattoria Reggiano
Italian
Italian · $$
A sit down Italian room inside Downtown Summerlin, with pasta and pizza, and one of the district's most consistently busy patios on event nights.
Downtown Summerlin, 1980 Festival Plaza Dr, Las Vegas, NV 89135
Seasonal menu built around vegetables, grain bowls and lighter plates, with a large patio facing the district lawn. Useful when half your group wants salad and the other half wants pizza.
Downtown Summerlin, 1980 Festival Plaza Dr, Las Vegas, NV 89135
A broad American menu with a dog friendly patio, which matters in a community built around trails. Reliable for large groups and late kitchens after a Las Vegas Ballpark game.
Downtown Summerlin, 1980 Festival Plaza Dr, Las Vegas, NV 89135
Mexican kitchen and lounge in the district, with a bar program that runs later than most of the shopping tenants around it. Confirm current hours before a late visit.
Downtown Summerlin, 1980 Festival Plaza Dr, Las Vegas, NV 89135
The district's upscale steakhouse option, positioned near the ballpark end of Festival Plaza Drive. Reservations are the safer plan on weekends and event nights.
Downtown Summerlin, 1980 Festival Plaza Dr, Las Vegas, NV 89135
Full service grocery inside the district, and the reason many 89135 buyers never drive east for a weekly shop. Prepared foods counter runs through the evening.
Downtown Summerlin, 1980 Festival Plaza Dr, Las Vegas, NV 89135
The district's second grocer, useful for a fast basket run rather than a full weekly shop. Parking is free across the district garages and surface lots.
Downtown Summerlin, 1980 Festival Plaza Dr, Las Vegas, NV 89135
Apple's Summerlin store sits in the district's retail core, with Genius Bar appointments booked online. Convenient for anyone working remotely from a home office in 89135.
Downtown Summerlin, 1980 Festival Plaza Dr, Las Vegas, NV 89135
Tenant lists change. Businesses shown were listed in the Downtown Summerlin directory as of . Confirm hours and current operation with each business before you go. Listing a business here is not an endorsement or a paid placement.
Architecture
The styles you will see inside South Summerlin.
Summerlin's design guidelines produced a narrower architectural range than most valley communities, which is why the villages read as one place. Inside 89135 you move from Mediterranean production homes in the older villages to desert contemporary custom work along the escarpment.
MediterraneanStucco walls, barrel tile roofs and arched entries. The dominant look in the villages built through the 1990s and early 2000s.Desert contemporaryFlat rooflines, deep overhangs and glass walls oriented to the Red Rock escarpment.Spanish Colonial RevivalCourtyard entries, wrought iron and heavy shade, borrowed from the older Southwest vocabulary.Modern customThe guard gated custom market, where lots are sold individually and homes are designed around view corridors rather than street frontage.Single story ranchLow profile plans on wider lots. The most requested and least available floor plan type in 89135.TransitionalNewer production homes mixing stone, stucco and cleaner trim, common in the villages built after 2010.Santa BarbaraSmooth white stucco, shallow pitches and shaded loggias, favored on golf frontage lots.Open plan interiorsAcross every style, the resale market in 89135 rewards ceiling height, natural light and a usable indoor to outdoor transition.
These are reference photographs illustrating architectural styles, not current listings, and they do not represent specific properties for sale.
ZIP 89135 is not one market. It contains guard gated custom enclaves, golf frontage, and standard production villages, and the price gap between them is larger than the gap between most valley ZIP codes. Ranges below are published estimates, always verify current pricing before you plan around a number.
Christopher Homes and custom builders01
The Ridges
About $2,000,000 and up
Guard gatedCustom lotsEscarpment views
The elevated custom enclave on the western edge of 89135, with individually designed homes and the community's strongest view corridors toward Red Rock Canyon. Lot orientation drives value here more than square footage.
A guard gated golf community wrapped around two courses, with a mix of custom homes and semi custom product. Homes on fairway frontage and homes on interior streets trade at meaningfully different prices.
A private club community developed with Discovery Land Company, where purchase is tied to club membership. This is the ceiling of the ZIP code and it trades quietly, often without broad public marketing.
Built around the 24 acre Vistas Park with its lighted football field and softball fields. Product ranges from standard production homes to larger gated subdivisions inside the village boundary.
An established village organized around the 12.7 acre Willows Park, its resident only pool and The Willows Community Center. This is where buyers most often find single story floor plans inside 89135.
A 410 acre village of single family and multi family neighborhoods arrayed around the 18 acre Gardens Park and the Gardens Community Center. Attached product here gives lower maintenance ownership without leaving the master plan.
If a house is wrong for you, I will say so before you write the offer. My reputation is worth more than one commission.
Promise · 01
Preparation
Twenty years of contract and budget work means I bring the numbers to every conversation. You never have to take my word for a price.
Promise · 02
Follow through
A certified transaction coordinator joins your file the day escrow opens, so deadlines get tracked by a system, not by memory.
Promise · 03
Client experience
What working with me actually feels like.
The transaction is the part most people dread, so I run it the way I ran corporate contracts for twenty years. You get the numbers before the decision, the risks named out loud, and a written plan you can hold me to. I explain terms like escrow, which is the neutral third party holding funds until conditions are met, and contingency, which is your legal exit if something checks out badly.
What I care about most is your experience during the transaction, not the plaque on my wall. That is why every client is assigned a certified transaction coordinator when escrow opens, and why I would rather talk you out of the wrong house than sell you one you regret. Anytime I can help someone reach home ownership, it brings a huge smile to my face, and that is not marketing copy, it is the reason I left finance.
Four steps, no surprises. Most South Summerlin clients go from first call to closing table on a schedule we set together at the start.
1
Reach out
Call, email or send the form. We spend twenty minutes on what you want and what your timeline actually is, with no pressure to commit to me.
2
Build the plan
I put the numbers in writing. Buyers get a village comparison and a lender introduction, sellers get a pricing analysis and a prep list with costs attached.
3
Tour or list
We tour in batches so you can compare properly, or your home goes live with photography, floor plan and syndication ready on day one.
4
Close with confidence
I negotiate the contract and the repair requests, and your transaction coordinator tracks every deadline until the keys change hands.
These are the questions buyers and sellers actually ask me on the phone, answered the way I answer them in person.
Start with a lender pre-approval letter, then we set your search criteria by village, price and lot type before we tour anything. Pre-approval tells you the exact number a lender will fund, and in 89135 it decides which of the Summerlin villages are realistic for you. From there I set up an MLS feed and we tour in batches.
Homes in Summerlin South sold after a median of 57 days on market as of July 2026, compared with 45 days the year before, according to Redfin. That is a slower pace than 2025, so pricing at the first offer window matters more than it did last year. I build the pricing plan from closed comparable sales, not from asking prices.
Nevada commissions are negotiable and always have been, and buyer agent compensation is now agreed in writing before showings. Buyers usually budget roughly 2 to 3 percent of the purchase price for lender fees, title, escrow, appraisal and prepaid items. Sellers usually see title, escrow, transfer tax and any negotiated concessions. I give every client a line by line net sheet before we sign anything.
South Summerlin addresses are inside the Clark County School District, and ZIP 89135 most often feeds Palo Verde High School and Sig Rogich Middle School, with several Summerlin elementary schools by village. CCSD assigns schools by exact street address, so I verify the assignment for the specific property through the CCSD school zone locator before you write an offer.
Yes. I run live video tours, send unedited walkthrough footage, order local inspections and coordinate remote notarization with escrow so out of state buyers close without flying in. Relocation buyers from California and the Pacific Northwest make up a steady share of Summerlin purchases. I also record a drive of the surrounding streets so you see the context, not just the listing photos.
Conventional loans with 3 to 5 percent down, FHA loans, VA loans for eligible veterans, and Nevada Housing Division down payment assistance programs are the four routes most first-time buyers use here. Which one wins depends on your credit profile, debt ratio and how long you plan to hold. I introduce you to two or three lenders and let you compare written estimates side by side.
Nevada assesses property at 35 percent of taxable value under NRS 361.225, then applies the consolidated district rate, and Clark County rates generally run around 3.20 to 3.50 dollars per 100 dollars of assessed value. A filed primary residence claim caps the annual bill increase at 3 percent under NRS 361.4723. Always confirm the exact parcel rate with the Clark County Treasurer.
Plan on roughly 15 miles and about 22 to 28 minutes off peak from The Ridges to the Fremont Street area downtown, using Charleston Boulevard to Summerlin Parkway and then US 95 east. Rush hour on Summerlin Parkway adds time in the morning eastbound direction. Drive times are estimates from Google Maps and change with construction and time of day.
Yes. Summerlin Centre Community Park at 1910 Town Center Drive includes an off leash dog area, and the wider Summerlin community includes dedicated dog parks among its 300 plus parks. Barkin Basin Park at 6800 W Washington Avenue is the closest large city of Las Vegas dog park outside the community. Check current hours with Clark County or the city before you go.
Whole Foods Market and Trader Joe's both operate inside the Downtown Summerlin district at 1980 Festival Plaza Drive, Las Vegas, NV 89135. Smith's, Vons and Albertsons stores sit along West Charleston Boulevard and Rampart Boulevard within a short drive of most 89135 villages. Costco and Sam's Club are both reachable from the 215 Beltway.
The Summerlin Trail System runs more than 150 completed miles and connects village parks, schools and Downtown Summerlin, per Howard Hughes. Inside 89135 you have The Vistas Park at 24 acres, Gardens Park at 18 acres, The Willows Park at about 12.7 acres, and Village Green Park at 1901 Sandstone Bluffs Drive. Red Rock Canyon National Conservation Area is a short drive west.
Downtown Summerlin lists 38 dining tenants at 1980 Festival Plaza Drive, including Trattoria Reggiano, True Food Kitchen, Lazy Dog Restaurant and Bar, La Neta Cocina y Lounge, Maggiano's Little Italy and Harlo Steakhouse and Bar. Hours vary by tenant, so confirm with the restaurant. Red Rock Casino Resort and Spa on West Charleston Boulevard adds another cluster of dining rooms.
Take the 215 Beltway south and east from Sahara Avenue, which puts Harry Reid International Airport about 15 to 18 miles away and roughly 22 to 30 minutes off peak. The Beltway route avoids the Strip corridor entirely. Add time for Terminal 3 traffic on holiday weekends. Drive times are Google Maps estimates and vary by conditions.
Most 89135 homes carry a Summerlin community association assessment plus a sub association fee for the specific village, and guard gated communities such as The Ridges and Red Rock Country Club carry higher assessments for staffed gates and private amenities. Coverage varies by village, so I pull the actual resale package, budget and reserve study during your due diligence period.
Contact
Let's talk about South Summerlin.
Call me directly, or send the form and tell me what you are trying to do. I answer my own phone, and I will tell you honestly whether I am the right agent for your situation.
BrokerageThe Agency Las Vegas 630 S 4th St Las Vegas, NV 89101
Office hoursBy appointment
2026 Edition36 pagesYour South Summerlin Home Buyer GuideJohn Garcia, REALTOR The Agency Las Vegas Nevada License S.0202423
Download the 89135 buyer guide.
36 pages across 33 sections: village by village pricing context, school assignment steps, HOA and resale package questions, the buying process step by step, and current market numbers with sources.
Village comparison for The Ridges, The Vistas, The Willows and The Gardens
Current 89135 price, days on market and price per square foot
How Nevada property tax and the 3 percent cap actually work
School assignment verification steps through CCSD
Utility setup checklist, a plain language glossary and a showing checklist
2026 Edition36 pagesYour South Summerlin Home Buyer GuideJohn Garcia, REALTOR The Agency Las Vegas 630 S 4th St Las Vegas, NV 89101
Written for buyers comparing villages inside ZIP 89135, with the market numbers sourced and dated so you can check them.
Free download
Buying in South Summerlin? Start here.
36 pages across 33 sections covering The Ridges, Red Rock Country Club, The Summit Club, The Vistas, The Willows and The Gardens, with pricing context, the buying process step by step and the questions to ask before you write an offer.
Village by village pricing context
Current market numbers with sources and dates
HOA and resale package questions to ask
Property tax, utility and school setup steps
South Summerlin concierge
Hi, I am John Garcia's neighborhood concierge for South Summerlin, 89135. Ask me about prices, schools, taxes, parks or commute times, or ask for the free 36 page buyer guide and I will open the download for you.
