Frequently Asked Questions
What schools serve residents of The Peaks Village?
The Peaks Village is located in the Summerlin North area and is typically zoned for top-rated Clark County schools including Richard H. Bryan Elementary, Sig Rogich Middle School, and Palo Verde High School.
What are the primary amenities near The Peaks Village?
Residents have immediate access to the Summerlin trail system, the Arbors Tennis and Play Park, and the Vistas Community Park. The community is also minutes away from Downtown Summerlin’s premier shopping, dining, and entertainment district.
Are there HOA fees for homes in The Peaks Village?
Yes, property owners in The Peaks Village are subject to the Summerlin North Community Association fees, plus any specific sub-association fees for their individual neighborhood, which cover common area landscaping and community maintenance.
Community Details
| Elementary School: | Ethel W. Staton Elementary School | HOA: | No |
| Middle School: | Sig Rogich Middle School | Guard Gated: | No |
| High School: | Palo Verde High School | Golf Community: | No |
| Jurisdiction: | City of Las Vegas | Luxury: | No |
| Primary ZIP: | 89144 | Equestrian: | No |
| Median Price: | $685,000 | Large Lots: | No |
| Region: | summerlin | Historic: | No |
| Master Plan: | Summerlin | Walk Score: | 38 |
Description
Elevated Living at the Core: A Deep Dive into The Peaks Village of Summerlin
Nestled within the 89144 ZIP code, **The Peaks Village** represents one of the most strategically positioned and meticulously planned residential enclaves in the Summerlin master-planned community. Located within the City of Las Vegas municipal limits, The Peaks serves as a sophisticated bridge between the high-energy urban core of Downtown Summerlin and the serene, elevated topography leading toward the Red Rock Canyon National Conservation Area.
While often overshadowed by its larger neighbors like The Arbors or Summerlin Centre, The Peaks offers an intimate, high-end residential experience that prioritizes proximity to the valley’s best amenities without sacrificing the quiet, suburban “village” feel that Howard Hughes intended for the community.
1. Geography and Master-Planned Location
The Peaks Village occupies a prime rectangular footprint in the heart of Summerlin North. It is roughly bounded by **Far Hills Avenue** to the north, **Charleston Boulevard** to the south, the **CC-215 Beltway** to the west, and **Pavilion Center Drive** to the east.
Its location is a commuter’s dream. Residents can access the CC-215 Beltway in less than three minutes, putting the Harry Reid International Airport and the Las Vegas Strip approximately 20 minutes away. Geographically, the village sits at a higher elevation than the valley floor, providing many homes with sweeping views of the Las Vegas skyline to the east or the towering sandstone cliffs of Red Rock to the west.
2. Developer History and Architectural Profile
Developed primarily between **2001 and 2005**, The Peaks was part of Summerlin’s “Golden Era” of expansion. The Howard Hughes Corporation served as the master developer, ensuring that every subdivision adhered to strict desert-contemporary and Mediterranean-inspired aesthetic guidelines.
The village features a diverse mix of product from some of the nation’s most respected builders, including:
* **William Lyon Homes (now Taylor Morrison):** Known for the *Sterling Ridge* and *Highlands* collections, featuring spacious floor plans and sophisticated elevations.
* **Richmond American Homes:** Focused on family-centric layouts with three-to-five-bedroom configurations.
* **Woodside Homes:** Developed several tracts known for their energy efficiency and “Great Room” concepts.
* **KB Home:** Provided more accessible luxury options in neighborhoods like *Crestone*.
Homes in The Peaks typically range from **1,600 to over 3,800 square feet**. While most are single-family detached residences, the village also offers high-end townhome options. Lot sizes are quintessential Summerlin—ranging from 5,000 to nearly 10,000 square feet—often featuring professional xeriscaping and private pools.
3. Real Estate Market and Investment Value
The 89144 ZIP code is consistently one of the highest-performing real estate markets in Clark County. The Peaks Village maintains high demand due to its “lock-and-leave” potential and its proximity to the Summerlin corporate centers.
Original sales prices in the early 2000s hovered in the $300,000s to $500,000s. Today, entry-level homes in The Peaks typically start in the **high $500,000s**, while larger, upgraded executive homes frequently command prices between **$850,000 and $1.2 million**. The HOA fees are generally tiered, consisting of a Summerlin West/North master association fee (roughly $50–$60 per month) and a specific sub-association fee for gated neighborhoods, which covers common area maintenance and security.
4. Lifestyle, Amenities, and Education
Residents of The Peaks enjoy a lifestyle centered on outdoor activity and “walkable” luxury. The village is home to the **Summerlin Library and Performing Arts Center**, a cultural hub that hosts regional theater and community events.
* **Parks and Recreation:** The village is interlaced with the Summerlin Trail System. Residents are within walking distance of **The Arbors Sports Park**, which features lighted tennis courts, a custom tricycle track for toddlers, and Olympic-sized athletic fields.
* **Education:** The Peaks is zoned for some of the highest-rated schools in the Clark County School District (CCSD). Students typically attend **Linda Givens Elementary**, **Sig Rogich Middle School**, and **Palo Verde High School**—a trio often referred to as the “Summerlin Triple Threat” for their academic and athletic rankings. Private options nearby include **The Meadows School** and **Adelson Educational Campus**.
* **Retail and Dining:** The Peaks is less than five minutes from **Downtown Summerlin**, the valley’s premier outdoor shopping and dining destination. Within a three-mile radius, residents have access to **Whole Foods Market, Costco, and Apple**, as well as fine dining staples like *Vintner Grill* and *Wolfgang Puck Players Locker*.
5. The Distinguishing Feature: The “Urban-Suburban” Balance
What truly separates The Peaks from other Summerlin villages is its **hybrid character**. It managed to capture the quiet, gated privacy of a mountain-foothill community while being situated directly across the street from the **Las Vegas Ballpark** (home of the Aviators) and the **City National Arena** (practice facility for the Vegas Golden Knights).
In The Peaks, you can spend the morning hiking the canyons of Red Rock and the evening walking to a professional baseball game or a world-class dinner at Red Rock Casino. It is the definitive neighborhood for the buyer who wants the prestigious Summerlin address with the most efficient access to the amenities that make the West Side of Las Vegas famous.
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