Frequently Asked Questions
What neighborhoods are located within Summerlin South?
Summerlin South is home to some of the most prestigious villages in the Las Vegas Valley, including The Ridges, Red Rock Country Club, Siena (a 55+ community), The Willows, The Gardens, and Traccia. These neighborhoods offer a mix of custom luxury estates, golf course homes, and modern townhomes.
What amenities and recreation options are available?
Residents have access to numerous parks like The Gardens Park and Willows Park, miles of interconnected walking trails, and several private and public golf courses. The community is also adjacent to Downtown Summerlin, which offers premier shopping, dining, and entertainment, including the Las Vegas Ballpark and City National Arena.
Which schools serve the Summerlin South area?
Summerlin South is served by highly-rated Clark County School District institutions, including Judy & John L. Goolsby Elementary and Palo Verde High School. Additionally, the area is home to several top-tier private schools, such as Bishop Gorman High School and Alexander Dawson School.
Community Details
| Elementary School: | Linda Rankin Givens Elementary School | HOA: | Yes |
| Middle School: | Sig Rogich Middle School | Guard Gated: | No |
| High School: | West Career & Technical Academy | Golf Community: | No |
| Jurisdiction: | Clark County | Luxury: | No |
| Primary ZIP: | 89135 | Equestrian: | No |
| Median Price: | $825,000 | Large Lots: | No |
| Region: | summerlin | Historic: | No |
| Master Plan: | Summerlin | Walk Score: | 22 |
Description
The Apex of Elevated Living: A Definitive Guide to Summerlin South (89135)
In the hierarchy of Southern Nevada real estate, the 89135 ZIP code—better known as Summerlin South—stands as the undisputed benchmark for luxury, topography, and master-planned precision. Nestled against the dramatic crimson backdrop of the Red Rock Canyon National Conservation Area, Summerlin South represents the most prestigious southern extension of the Howard Hughes Corporation’s 22,500-acre vision. Unlike the more established northern villages, 89135 is characterized by higher elevations, a cooler desert microclimate, and some of the most expensive residential real estate in the Intermountain West.
Geography and the Unincorporated Advantage
Summerlin South is situated in unincorporated Clark County, south of West Charleston Boulevard and west of South Hualapai Way. It is bisected by the CC-215 Beltway, providing residents with a seamless 20-minute commute to the Las Vegas Strip or Harry Reid International Airport. The geography here is a primary selling point; the land rises significantly as it moves west toward the Spring Mountains, offering many custom homesites unobstructed “strip-to-mountain” views. This area serves as the gateway to the Red Rock scenic loop, with the Moenkopi Loop and other world-class hiking trails effectively serving as the residents’ extended backyard.
The Villages: From The Ridges to The Mesa
The development of Summerlin South began in earnest in the late 1990s and early 2000s, evolving into a collection of distinct “villages,” each with a specific architectural identity.
* **The Ridges:** This is the crown jewel of 89135. A guard-gated enclave of custom estates, it features contemporary desert architecture and is home to **Bear’s Best Las Vegas**, a Jack Nicklaus-designed golf course. Custom builders like **Blue Heron** and **Christopher Homes** have redefined the skyline here with glass-heavy, indoor-outdoor modernism.
* **The Mesa:** One of the newer villages located at the southernmost tip, The Mesa is known for its “desert contemporary” aesthetic. Builders like **Toll Brothers**, **Pulte**, and **Woodside Homes** have populated this area with sleek, multi-generational floor plans ranging from 2,500 to over 5,000 square feet.
* **Sienna:** This is a premier 667-acre guard-gated active adult (55+) community. It features its own 18-hole championship golf course, a 39,000-square-foot community center, and a Tuscan-inspired architectural theme.
* **The Gardens and Ridgebrook:** These villages offer a more traditional “Summerlin” feel with lush parks, mid-to-large single-family homes by **KB Home** and **William Lyon**, and a family-centric atmosphere.
Market Dynamics and Architectural Pedigree
The real estate market in 89135 is characterized by high demand and significant price appreciation. Entry-level options—typically modern townhomes in developments like **Affinity** by Taylor Morrison—start in the high $500,000s. However, the heart of the market lies in the $1.5 million to $5 million range. In **The Ridges** and the ultra-exclusive **Summit Club** (a joint venture between Howard Hughes and Discovery Land Company), prices can soar well past $20 million, setting record-breaking benchmarks for the entire state. Buyers are drawn here not just for the brand name, but for the strict architectural guidelines that prevent “mansionization” and ensure every home complements the natural desert palette.
Lifestyle, Education, and Amenities
Life in Summerlin South revolves around the outdoors and high-end convenience. The **Mesa Park**, a 19-acre oasis, features lighted tennis courts and play fields, while **The Gardens Park** hosts a popular weekly farmers market. For fitness enthusiasts, **Club Ridges** offers a resort-style swimming pool and a premier athletic club.
The educational landscape is a major draw for affluent families. Summerlin South is home to **Bishop Gorman High School**, the state’s most prominent private Catholic prep school, located on a sprawling campus on South Hualapai Way. Public schools like **Judy & John L. Goolsby Elementary** and **Victoria Fertitta Middle School** are consistently among the highest-rated in the Clark County School District.
Retail and dining options are anchored by **Downtown Summerlin**, located just north across the 89135 border but serving as the primary hub for the ZIP code. Within five minutes, residents can access the **Red Rock Casino Resort & Spa**, the **City National Arena** (practice home of the Vegas Golden Knights), and **Las Vegas Ballpark**. For daily needs, the **Shops at Summerlin South** provides upscale grocery options like Sprouts Farmers Market and high-end fitness studios.
The Summerlin South Distinction
What separates Summerlin South from the rest of the valley is its “finished” feel and its proximity to nature. While other areas of Las Vegas are characterized by flat terrain, 89135 embraces the rugged topography of the foothills. It is a community where high-net-worth professionals, professional athletes, and families coexist in a landscape defined by desert xeriscaping, dark-sky lighting ordinances, and a sophisticated, quiet luxury that is miles away from the neon glare of the Strip—yet close enough to enjoy it at a moment’s notice.
© Copyright 2026 Michael Pollastro & MyLasVegas. All rights reserved on all content contained herein.
