Summerlin Villages Guide: The Crossing, Canyons, Vistas, Pueblo, Willows, Arbors and Paseos

Continue Your Summerlin Research

The Ridges, The Cliffs and the West Villages, Summerlin
Living in The Hills and The Hills South, Summerlin
The Pueblo, Summerlin: The Complete Guide

Summerlin is not one neighborhood. It is a group of villages, and each one feels a little different. Some are close to golf. Some are built around big parks. Some sit near Downtown Summerlin, and some sit closer to Red Rock Canyon.

This guide covers seven villages in depth: The Crossing, The Canyons, The Pueblo, The Arbors, The Willows, The Vistas and The Paseos. Each one gets the same short set of facts, so you can compare them side by side. After that, you'll find a quick list of the other villages, recent sale numbers, what HOA dues and property taxes look like, and what to know before you move.

Prices are not typed into the village sections. Recent sale numbers live in one table in section 11, and that table is refreshed from the MLS. For the bigger picture on moving here, see what to know before moving to Summerlin.

Not sure where to start? Call or text Ryan at 702-747-5921 for a no-pressure walk through the villages that fit.

In this guide:

1. Which Summerlin village fits me?
2. How is Summerlin laid out?
3. The Crossing
4. The Canyons
5. The Pueblo
6. The Arbors
7. The Willows
8. The Vistas
9. The Paseos
10. The other Summerlin villages at a glance
11. What do homes in Summerlin sell for?
12. What do HOA dues and property taxes cost in Summerlin?
13. What should I know before moving to Summerlin?
14. What should I check before I buy in Summerlin?
15. Questions buyers ask about Summerlin villages

Which Summerlin village fits me?

Start with what matters most to you. Is it a park you can walk to? A golf course? A short drive to Downtown Summerlin? A certain school nearby? Each village has its own strengths. The table below gives you a quick read before you dig into each section.

A few words you'll see a lot in this guide:

• Village: one of the big sections of Summerlin, like The Crossing or The Vistas.
• Sub-community: a smaller neighborhood inside a village. Some have their own gate and their own HOA.
• Guard-gated: a neighborhood with a staffed gate. A guard checks in visitors.
• Master HOA: the large association that covers a whole part of Summerlin. Your home may also have a smaller neighborhood HOA on top of it.

There is no single "best" village. The right one depends on your daily life. A family with young kids may want a park and an elementary school within a few blocks. A golfer may want to be near TPC Las Vegas. Someone who loves to hike may want to be close to Red Rock.

If you're still deciding on Summerlin as a whole, read what to know before moving to Summerlin first.

Next step: Pick 2 or 3 villages from the table, then read their sections.

How is Summerlin laid out?

Summerlin is a master-planned community along the western rim of the Las Vegas valley. Master-planned means one developer laid out the roads, parks, schools and shops ahead of time. Homes were then built village by village, over many years.

Next to Red Rock Canyon

Summerlin sits against Red Rock Canyon National Conservation Area. A 2002 land exchange added 1,000 acres to the conservation area. For many people, those views and that open land are a big part of the appeal.

Three master associations

Summerlin has three master associations: Summerlin North, Summerlin South and Summerlin West. Most Summerlin homes belong to one of them. Each sets its own monthly fee. See section 12 for the 2026 amounts.

More than two dozen villages

Summerlin has more than two dozen villages. Each village holds smaller neighborhoods inside it, and some of those neighborhoods are gated. For example, Willow Creek is a guard-gated neighborhood in The Willows. The Ridges is a whole village that is guard-gated.

Trails

Summerlin has more than 200 miles of trails. They connect many of the villages, parks and schools. You may see older pages that list a smaller number. The newer count is more than 200 miles.

Downtown Summerlin: the shared hub

Downtown Summerlin opened on October 9, 2014. The developer says it has more than 125 stores and restaurants. It is the main spot for shopping and dining for most of the villages in this guide.

Two sports venues sit in Downtown Summerlin:

• Las Vegas Ballpark opened in 2019 at 1650 S. Pavilion Center Drive. It seats 8,196, per the team. It is home to the Las Vegas Aviators, a Triple-A team in the Pacific Coast League. Their major league parent club is the Athletics.
• City National Arena opened in 2017. It is the practice home of the Vegas Golden Knights. The ballpark sits just south of it.

Next step: Decide if you want to be closer to Downtown Summerlin or closer to Red Rock. That narrows your list fast.

The Crossing

The Crossing is a central village with a major hospital, a fire station and a well-known soccer park inside its borders.

Where it is

The Crossing is in zip 89144, near Summerlin Parkway. It is close to Downtown Summerlin. It is a 530-acre village. Building there started in 1994.

Homes

The Crossing has both single-family and multi-family neighborhoods. Some of its neighborhoods are gated. Home styles vary by neighborhood. Ask Ryan for the neighborhoods that match what you want.

Schools

• John W. Bonner Elementary School is in The Crossing, at 765 Crestdale Lane. It serves grades K to 5. It opened in 1997.
• Sig Rogich Middle School (grades 6 to 8) and Palo Verde High School (grades 9 to 12) are in The Arbors, the village next door.

A school being in or near a village does not mean every home there is zoned for it. School zoning is set by address, and it can change. Check the CCSD school locator for the exact home before you make an offer.

Parks and pets

• The Crossing Park is at 1111 Crestdale Lane. Summerlin calls it a popular soccer park, with youth and adult leagues.
• Oxford Park is at 700 Anasazi Drive.

Summerlin's park rules say pets must be on a leash and under control at all times. Owners must pick up after them. The 2025 Summerlin park map does not list a dog park in The Crossing.

Nearby services

• Summerlin Hospital Medical Center is in The Crossing, at 657 N. Town Center Drive. It opened in 1996. Its emergency room is open 24 hours a day.
• City of Las Vegas Fire Station No. 7 is also in The Crossing.

Who it fits

The Crossing fits buyers who want a central spot. It works well if you'd like the hospital close, a busy soccer park nearby and Downtown Summerlin a short drive away.

Next step: Drive past The Crossing Park on a weekday evening to see how the area feels.

The Canyons

The Canyons is the golf village of this group. It is home to TPC Las Vegas and several custom home communities.

Where it is

The Canyons is in zip 89144. It is a 754-acre village. Building there started in 1995.

Homes

The Canyons has custom home communities, along with other neighborhood types. Some of its neighborhoods are gated. Ask Ryan which ones are guard-gated before you tour.

Mira Villa is a collection of 103 mid-rise condos in The Canyons, at 120 Los Cabos Drive. The buildings have elevator access. Summerlin has listed new Mira Villa condos for sale, so The Canyons is not only resale homes.

Home styles vary by neighborhood. Ask Ryan for a full list.

Schools

School zoning in The Canyons varies by address. Ask Ryan, or check the CCSD school locator by address. Zoning is set by address and can change, so confirm it before you make an offer.

Parks and golf

TPC Las Vegas is in The Canyons. It opened in 1996. Cottonwood Canyon Park is in The Arbors, not The Canyons.

Who it fits

The Canyons fits golf lovers and buyers looking for a custom home. Mira Villa is a good fit for buyers who want a condo with an elevator.

Next step: Ask Ryan which gated neighborhoods fit your budget, then tour two of them on the same day.

The Pueblo

The Pueblo, also called The Pueblos, is one of Summerlin's earliest villages. It is known for its Pueblo-style design and for two private schools inside the village.

Where it is

The Pueblo is in zip 89128. It is a 568-acre village. Building there started in 1992. The Hills (1990) and The Hills South (1991) started earlier.

Homes

The Pueblo is a mixed-use residential village with a Pueblo-style design. Neighborhoods, gates and home types vary across the village. Ask Ryan for the details on any street you like.

Schools

• Richard H. Bryan Elementary School is in The Pueblo, at 8050 Cielo Vista Avenue.
• Becker Middle School is in The Hills.
• The Meadows School is in The Pueblo, at 8601 Scholar Lane. It is a private school that serves preschool through grade 12.
• St. Elizabeth Ann Seton Catholic School is in The Pueblo. It serves grades K to 8.

The high school varies by home. Zoning is set by address and can change. Check the CCSD school locator before you make an offer.

Parks and pets

Pueblo Park is at 7663 Lake Mead Boulevard. Pets in Summerlin parks must be on a leash and under control at all times, and owners must pick up after them.

HOA

Most Summerlin homes belong to one of the three master associations. Check which one covers the home you like. You can find the 2026 master fees in section 12. The Summerlin North association runs its resident pages on summerlink.com. Your neighborhood may add its own fee on top.

Who it fits

The Pueblo fits buyers who want an older, settled village. It is a strong choice if The Meadows School or St. Elizabeth Ann Seton is on your list. For more, see the complete guide to The Pueblo.

Next step: Ask for the HOA papers for the exact neighborhood before you make an offer.

The Arbors

The Arbors is the largest village on Summerlin's history list. It has four major parks and several public schools inside it, including Palo Verde High.

Where it is

The Arbors is in zip 89144. It covers 1,206 acres. Building there started in 1996.

Homes

Home styles and ages in The Arbors vary by neighborhood. For more on the village, see the guide to The Arbors, or ask Ryan.

Schools

Public schools inside The Arbors include:

• Staton Elementary School
• Sig Rogich Middle School, 235 N. Pavilion Center Drive, grades 6 to 8
• Palo Verde High School, 333 S. Pavilion Center Drive, grades 9 to 12. Summerlin lists it as opening in 1997.

Being close to a school does not always mean a home is zoned for it. Check the CCSD school locator by address before you make an offer.

Parks and pets

The Arbors has four major parks:

• Arbors Tennis and Play Park, 610 Sageberry Drive. It is home to the Summerlin Tennis Club, with 5 lighted courts, including a stadium court, and a pro shop.
• Arbors Paseo Park
• Tree Top Park, 1620 Laurel Glen
• Cottonwood Canyon Park, 915 Canyon Bluff Court

Pets in Summerlin parks must be on a leash, and owners must pick up after them.

Who it fits

The Arbors fits tennis players. It also fits families who want a middle school and a high school inside the village, with lots of park space.

Next step: Visit the tennis park, then look at homes within walking distance of it.

The Willows

The Willows is a Summerlin South village with a community center and a guard-gated neighborhood called Willow Creek.

Where it is

The Willows is in Summerlin South, zip 89135. It is a 731-acre village. Building there started in 1997.

Homes

Willow Creek is a guard-gated neighborhood in The Willows. Ask Ryan about the other neighborhoods and their home styles.

Schools

• D'Vorre and Hal Ober Elementary School is in The Willows.
• Faith Community Lutheran Academy is in The Willows. It is a private school for Pre-K to grade 5.

Private schools in nearby villages:

• Faith Lutheran Middle School and High School, grades 6 to 12, is in Summerlin Centre.
• Bishop Gorman High School, grades 9 to 12, is in The Mesa.

Public middle and high school zoning in The Willows varies by address and can change. Check the CCSD school locator for the exact home before you make an offer.

Community center

The Willows Community Center is at 2775 Desert Marigold Lane. The Summerlin South association board meets there.

Who it fits

The Willows fits buyers who want a Summerlin South village with a community center. It also fits buyers who want a guard-gated option in Willow Creek.

Next step: Check the CCSD school map for the exact address before you fall for a house.

The Vistas

The Vistas is a Summerlin West village known for its two clock towers, its pool and its quick drive to Red Rock Canyon.

Where it is

The Vistas is in Summerlin West, zip 89138. It is an 815-acre village. Building there started in 2000. Red Rock Canyon is a short drive west on Charleston Boulevard (State Route 159).

Homes

Two 48-foot clock towers mark the north and south entries to The Vistas. They stand in North Tower Park and South Tower Park. Ask Ryan for a list of the neighborhoods.

Schools

• Linda Givens Elementary School is in The Vistas. It opened in 2004.
• Sig Rogich Middle School and Palo Verde High School are in The Arbors.
• Bishop Gorman High School, a private school, is in The Mesa.

Zoning is set by address and can change. Check the CCSD school locator for the exact home before you make an offer.

Parks, pool and pets

• Vistas Park, 11322 Parkside Way
• North Tower Park, 45 Park Vista Drive. It opened in 2002.
• South Tower Park, 1022 Park Vista Drive

The Vistas Pool sits at The Vistas Community Center, 11312 Parkside Way, which opened in 2016. The pool is run by The Summerlin Council and is for residents only. You need a Summerlin ID. It has a 5,500 square foot main pool with a slide, plus a children's lagoon with frog fountains. The Summerlin West association board also meets at the community center.

If you hike with your dog at Red Rock Canyon, the BLM says pets must be on a leash no longer than 6 feet. Pets are not allowed in the visitor center.

Who it fits

The Vistas fits buyers who want a pool, parks and Red Rock close by. It also fits families who want an elementary school inside the village.

Next step: Spend a Saturday morning at Vistas Park, then drive out to Red Rock and time it.

The Paseos

The Paseos is a newer village, about a mile from Downtown Summerlin. It is a good fit if you want shops, dining and the ballpark close.

Where it is

The Paseos is in zip 89138, west of the 215. Summerlin says it is "just a mile or so" from Downtown Summerlin. It is a 768-acre village. Building there started in 2003. Las Vegas Ballpark is in Downtown Summerlin.

Homes

Home styles and ages in The Paseos vary by neighborhood. For more, see the guide to The Paseos, or ask Ryan.

Schools

• Vassiliadis Elementary School is in The Paseos. It opened in 2017.
• Givens Elementary is in The Vistas, and Staton Elementary is in The Arbors.
• Sig Rogich Middle School and Palo Verde High School (333 S. Pavilion Center Drive) are in The Arbors.

Private schools in other Summerlin villages:

• Faith Lutheran Middle School and High School (6 to 12): Summerlin Centre
• Bishop Gorman High School (9 to 12): The Mesa
• Adelson Educational Campus (Pre-K to 12): The Hills
• The Alexander Dawson School (early childhood to 8): The Gardens
• The Meadows School (preschool to 12): The Pueblo

Zoning is set by address and can change. Check the CCSD school locator for the exact home before you make an offer.

Parks

The Paseos Park covers 12.5 acres.

Who it fits

The Paseos fits buyers who want Downtown Summerlin close. It also fits families who want an elementary school inside the village.

Next step: Walk from the nearest Paseos street to Downtown Summerlin and time it.

The other Summerlin villages at a glance

Summerlin has many more villages than the seven above. Here is a short list, with one fact each. Where a deeper guide exists, it's linked.

Where Summerlin started

• The Hills: Summerlin's first village. Building started in 1990.
• The Hills South: Building started in 1991. Tournament Hills is inside it. See The Hills and The Hills South guide.
• The Trails: Building started in 1993. The Trails Community Center opened in 1995 and was Summerlin's first community center. It has a residents-only pool.

Other established villages

• The Gardens: Home to The Alexander Dawson School.
• The Ridges: A guard-gated village. See the guide to The Ridges, The Cliffs and the west villages.
• The Mesa: Home to Bishop Gorman High School.
• The Cliffs: Summerlin's southernmost village.
• Ridgebrook: Home to Goolsby Elementary. See the Ridgebrook guide.
• Summerlin Centre: Home to Faith Lutheran Middle School and High School.
• The Peaks: Ascension, a guard-gated neighborhood, is inside it.

Newer villages and districts

• Villages: Stonebridge, Grand Park and La Madre Peaks.
• Reverence: Reverence opened in 2017 on about 300 acres west of the 215 Beltway, next to Red Rock Canyon. Part of Reverence sits inside a guard gate. Reverence Park is 8 acres, with an amphitheater, a walking track and volleyball, basketball and tennis courts.
• Districts: Redpoint and Kestrel. Summerlin calls these districts, not villages.

The Ridges and west villages guide goes deeper on these.

Golf and club communities

• Red Rock Country Club: A 738-acre guard-gated village. It is not technically part of the Summerlin master plan. See the Red Rock Country Club guide.
• The Summit: A private, luxury gated golf community on 555 acres.

Other guides

There is also a separate guide to The Palisades.

Guard-gated quick list

These are guard-gated: The Ridges, Red Rock Country Club, Willow Creek (in The Willows) and Ascension (in The Peaks). The Summit is gated. Other gated neighborhoods exist across Summerlin. Ask Ryan for a current list in the villages you like.

Age-restricted communities

Sun City Summerlin has a 55-and-older age restriction, and Regency in The Cliffs is age-qualified. They are outside the focus of this guide.

Next step: If one of these fits you better, open its linked guide.

What do homes in Summerlin sell for?

Here are recent closed sales for Summerlin, with the valley as a whole for comparison. These numbers are refreshed from the MLS.

Closed sales, August 19, 2026 through October 19, 2026. Source: Las Vegas MLS closed sales export, pulled 2026-10-19. Areas are grouped by zip code, so they are close to but not the same as master plan lines.

Valley wide by type, same window: single family $480,950 (3,218 sales), townhome $335,000 (441 sales), condo $218,500 (354 sales).

Village-level numbers are not in this table. The Summerlin row covers zips 89134, 89135, 89138, 89144 and 89145. It does not count The Pueblo (89128). There is no separate Summerlin West row. Prices also move a lot from one neighborhood to the next, even inside one village. Ask Ryan for recent sales on your street.

Selling a Summerlin home instead? See the Las Vegas seller guide. If your Summerlin home sat on the market, see why a Las Vegas home isn't selling.

Next step: Find your row, then ask for sales in the exact neighborhood you want.

What do HOA dues and property taxes cost in Summerlin?

Most Summerlin homes pay a master HOA fee. Every home pays property taxes. Many also pay a neighborhood fee, and some pay a special assessment. Here's how each one works.

Master HOA fees

These are the 2026 master association fees:

• Summerlin North: $74 a month from Jan. 1, 2026. Check by address.
• Summerlin South: $76 a month from Jan. 1, 2026. Example village: The Willows.
• Summerlin West: $69 a month from Jan. 1, 2026. Example village: The Vistas.

Each fee includes a $37 share for The Summerlin Council. That share is part of the fee, not added on top.

Your neighborhood may have its own HOA, called a sub-association. That fee is separate from the master fee. It changes from one neighborhood to the next, so ask for the exact amount on any home you like.

Summerlin North residents use summerlink.com to pay dues online. The same site has design review forms, design guidelines and the CC&Rs, which are the community rules.

Property taxes in Clark County

• Assessed value: Nevada sets assessed value at 35% of taxable value (NRS 361.225).
• Tax rate: The rate depends on your tax district. Many City of Las Vegas districts are about $3.28 per $100 of assessed value (fiscal year 2026 to 2027).
• Yearly cap: Nevada caps how much your tax bill can rise each year. The cap is 3% on a primary home and 8% on other property. The cap limits the bill, not the value.
• No state income tax: Nevada has no state personal income tax.

Example (made-up numbers to show the math): Say a home has a taxable value of $500,000. The assessed value is 35% of that, or $175,000. At $3.28 per $100, the yearly tax is about $5,740, or about $478 a month. Your real bill may be lower because of the yearly cap. Always check the actual tax bill for the home.

Special assessments

Parts of Summerlin are in Special Improvement Districts, or SIDs. The City of Las Vegas or Clark County bills them twice a year. If a balance is still owed when a home sells, it passes to the buyer. Check the title report and ask about any SID before you make an offer.

Next step: Ask for the HOA resale package and the tax bill for the exact home.

What should I know before moving to Summerlin?

New to the area? Here are the big-picture basics.

How big is Summerlin?

Summerlin covers about 22,500 acres on the west edge of the Las Vegas Valley. Most homes belong to one of the three master associations covered in How is Summerlin laid out?

What is the weather like?

• Summer: In June, July and August, normal daily highs in Las Vegas run about 99 to 105 F.
• Winter: In December, January and February, normal nightly lows in Las Vegas run about 40 to 44 F.
• Elevation: Parts of Summerlin sit at higher elevation and run about 4 to 7 degrees cooler than the center of the valley.

How far is it to the Strip and Red Rock?

Summerlin is about 9 miles west of the Strip. Red Rock Canyon National Conservation Area borders the west edge of Summerlin. The BLM says the 13-mile Scenic Drive needs a timed entry reservation from October 1 to May 31, 8 a.m. to 5 p.m. Test the drive at the time of day you'd make it.

Parks

Summerlin has more than 300 parks.

Working from home in Summerlin

Summerlin has coworking offices for people who work from home. Gigabit internet is offered in much of Summerlin, but it varies by address. Check the FCC National Broadband Map for the home.

Next step: Visit in July or August before you commit, so you know what summer feels like.

What should I check before I buy in Summerlin?

Use this short list before you write an offer.

Pools: what they cost to own

Get two or three quotes for pool service. Ask your inspector to check the pool surface, pump and heater.

Quick checklist

• Check the master association, sub-association fee, HOA resale package and any SID balance. See section 12.
• Check school zoning by address on the CCSD school locator.
• Look at recent sales on the street. See section 11.

Next step: Ask for the pool's age and service records with the seller disclosures.

Questions buyers ask about Summerlin villages

What are the villages in Summerlin?

Summerlin has more than two dozen villages. They include The Hills, The Hills South, The Pueblo, The Trails, The Crossing, The Canyons, The Arbors, The Willows, The Vistas, The Paseos, The Ridges, The Mesa, The Cliffs, The Gardens, Ridgebrook, Summerlin Centre, The Peaks, Stonebridge, Reverence, Grand Park and La Madre Peaks.

Which Summerlin village is best for families?

It depends on what your family needs. The Arbors has a middle school, a high school and four major parks inside it. The Vistas and The Paseos each have an elementary school, and The Vistas has a resident pool.

Which Summerlin villages are guard-gated?

The Ridges and Red Rock Country Club are guard-gated villages. Willow Creek in The Willows and Ascension in The Peaks are guard-gated neighborhoods. The Summit is gated.

What is the Summerlin North HOA fee?

The Summerlin North master fee is $74 a month from January 1, 2026. That includes a $37 share for The Summerlin Council. Your neighborhood may add its own fee.

What schools are in The Crossing and The Vistas?

Bonner Elementary is in The Crossing. Givens Elementary is in The Vistas. Rogich Middle and Palo Verde High are in The Arbors. Zoning is set by address, so check the CCSD school locator before you make an offer.

Can I find a condo with an elevator in Summerlin?

Yes. Mira Villa in The Canyons is a collection of 103 mid-rise condos with elevator access. Ask Ryan what is for sale there now.

How far is Downtown Summerlin from the villages?

Summerlin says The Paseos is about a mile from Downtown Summerlin. Las Vegas Ballpark and City National Arena are both in Downtown Summerlin. Drive times from other villages depend on the street, so test the drive at the time of day you'd make it.

Are Summerlin villages dog friendly?

Dogs are welcome in Summerlin parks on a leash. Owners must keep them under control and pick up after them. At Red Rock Canyon, the BLM says to keep pets on a leash no longer than 6 feet.

What should I know before moving to Summerlin?

Summerlin covers about 22,500 acres on the west edge of the Las Vegas Valley. In June, July and August, normal daily highs in Las Vegas run about 99 to 105 F. Most Summerlin homes pay a master HOA fee, and Nevada has no state personal income tax.

How much does it cost to keep up a pool in Summerlin?

Weekly pool service in Las Vegas often starts around $160 a month. Running a concrete pool costs about $2,750 a year, and it needs resurfacing about every 15 years. Ask your inspector to check the pool before you buy.

Local Insight

Ryan Rose is a Las Vegas real estate specialist with a focus on Summerlin and the southwest. Each Summerlin village has its own feel. The parks, the schools, the drive to Downtown Summerlin and the view of Red Rock all change from one village to the next. The best way to choose is to see two or three villages on the same day, at the time of day you'd really be there.

If you'd like, call or text Ryan at 702-747-5921 and walk through the villages that fit you. No pressure.

Ryan Rose | Real Broker, LLC | 702-747-5921

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