Las Vegas, Nevada
Summerlin South
The 89135 Zip Code
Buying or selling in Summerlin South?
The conversation starts here.
The 89135 zip code represents the pinnacle of the Summerlin master-planned community. Ten distinct villages spanning nearly three decades of development, from classic established neighborhoods to guard-gated luxury enclaves and actively building new construction, unified by 200+ miles of interconnected trails, 300+ parks, and some of the finest community infrastructure in the American Southwest.
The Willows and The Gardens.
The Summit Club.
Each with its own character and price range.
The Ten Villages of Summerlin South
Each village within Summerlin South has its own distinct character, price point, and architectural identity, from tree-lined neighborhoods established in the 1990s to guard-gated luxury communities and actively building new construction. Every village links directly to our full guide. Eight of these ten villages appear in the Summerlin luxury homes guide, which groups every village by where the top of its market sits.
The Willows
Est. 1997. 731 acres, 23 neighborhoods, guard-gated Willow Creek enclave, resident-only pool and community center, one of the largest and most established villages in the master plan. Priced from $500K to $2.5M+.
Red Rock Country Club
Est. 1998. 730 acres, 1,135 homes, two Arnold Palmer Signature Design championship golf courses, guard-gated entry, 44,000 sq ft clubhouse, Red Arrow Drive custom estates. Priced from $1.1M to $6M+.
The Gardens
Est. 2000. 410 acres, 8 neighborhoods, 18.04-acre Gardens Park, weekly Tuesday Farmers Market, Gardens Plaza with 300,000 sq ft of mixed-use retail and dining, Element Hotel. Priced from $500K to $1.25M+.
The Ridges
Est. 2000. 793 acres, 13 double-gated neighborhoods, Club Ridges residents-only amenity center, Promontory Pointe triple-gated enclave. Priced from $1.5M to $20M+.
Ridgebrook
Est. 2001. 100 acres, 486 homes across 4 neighborhoods, directly adjacent to The Ridges, four championship golf courses within minutes, notably low HOA fees. Priced from $500K to $900K+.
The Mesa
Est. 2004. 497 acres, 7 neighborhoods, Mesa Ridge guard-gated luxury along the Spring Mountain ridgeline, Bishop Gorman High School immediately adjacent, 19-acre Mesa Park. Priced from $600K to $4M+.
The Cliffs
Est. 2015. 450 acres, 10 neighborhoods, 1,700+ homes, dramatic 600-foot ridgeline backdrop, desert contemporary architecture, Regency 55+ community within the village, spans 89135 and 89148 zip codes. Priced from $600K to $2.8M+.
The Summit Club
Est. 2015. 555 acres, Discovery Land Company, Tom Fazio 18-hole private championship golf, the only fully private residential golf community in Las Vegas, 136 custom homesites with panoramic canyon and Strip views. Priced from $10M to $40M+.
South Square
Est. 2003. Two gated communities, Stonegate single-family homes by KB Home and Trilogy 55+ by Shea Homes, 5 minutes to Downtown Summerlin, immediate 215 Beltway access. Priced from $700K to $1M+.
The Peaks
Est. 2024. Home of Ascension, guard-gated new construction by Toll Brothers and Pulte Homes, 20 floor plans across 6 collections, resort-style amenity center, actively building now. Priced from the high $1M's to $2.5M+.
Age-Restricted 55+ Communities
Three of Summerlin's five 55+ communities are in Summerlin South: Regency at Summerlin within The Cliffs village, Siena, and Trilogy in South Square. Whether you are looking for guard-gated golf course living, a Toll Brothers luxury collection, or an award-winning social community, Summerlin South has the right fit.
The Park System
Summerlin South is home to some of the finest community parks in the Las Vegas Valley. Every village provides walkable access to meticulously maintained green spaces, sports courts, and community centers, all part of the 300+ parks woven throughout the broader Summerlin master plan.
The 200+ Mile Trail System
The Summerlin trail network is consistently ranked as residents' favorite community amenity. Spanning over 200 miles and planned to eventually exceed 300 miles, the system connects neighborhoods, parks, schools, and shopping centers through dedicated pathways. Pedestrian bridges and underpasses route residents safely over and under the 215 Beltway and Summerlin Parkway, and the western trails connect directly into Red Rock Canyon National Conservation Area.
Street-Side Trails
Landscaped, brightly lit pathways set back from the road. The backbone of the network, ideal for walking, jogging, and everyday commuting on foot.
Village Trails
Quiet paths carved into natural arroyos and man-made open spaces, completely separated from street noise. Perfect for long-distance runs and peaceful morning walks.
Multi-Modal Trails
Extra-wide 10-foot paths with separated lanes for cyclists and pedestrians. Ideal for cycling, commuting, and high-traffic recreational corridors throughout the community.
Regional and Natural Trails
Dirt and paved paths on the western edge connecting directly to Red Rock Canyon National Conservation Area for world-class hiking, climbing, cycling, and mountain biking.
Dining, Lifestyle, and Healthy Living
While Downtown Summerlin serves as the community's retail and dining hub, Summerlin South's greatest lifestyle advantage is the density of high-quality options woven directly into the residential areas. Lifestyle centers lining the 215 Beltway and major thoroughfares put world-class dining and everyday essentials within five to ten minutes of virtually any front door in the 89135 zip code.
Modern Mediterranean and Greek
Upscale bistros and casual tavernas offering fresh, coastal-inspired cuisine.
Italian and French
Family-owned pasta houses, pizzerias, refined French bistros, and artisan bakeries.
Asian Fusion and Traditional
High-energy sushi destinations, modern Thai, and authentic Chinese dining.
Elevated American and Steakhouses
Professional-grade steakhouses and contemporary American grills for business lunches and special occasions.
Healthy and Seasonal
A growing collection of farm-to-table concepts focused on organic, nutrient-dense ingredients, alongside Whole Foods and Trader Joe's nearby.
Convenience and Lifestyle Retail
High-end grocery anchors, boutique fitness studios, medical services, wellness spas, and specialty retail, all neighborhood-centric throughout the 89135 zip code.
For residents focused on a healthy lifestyle, Summerlin South offers exceptional access to Whole Foods, Trader Joe's, Life Time Fitness, and numerous boutique fitness studios, all within minutes. Current market conditions are covered on our dedicated market info page.
The Summerlin South Advantage
What makes Summerlin South genuinely distinctive is the combination of assets that no single development can replicate: established villages with decades of mature infrastructure alongside actively building luxury communities, all sharing the same master-planned trail network, park system, and world-class amenities.
Summerlin South in Context
Summerlin South is one of four community associations that make up the full Summerlin master plan. Buyers comparing options across the master plan should review each association to find the right fit.
Summerlin North
Summerlin's original villages established from 1991. Home to The Hills, The Trails, The Arbors, The Canyons, and TPC Summerlin. Excellent freeway access. Priced from $500K to $4M+.
Summerlin West
The most active new construction corridor in the master plan. Home to The Paseos, Stonebridge, Reverence, Kestrel, Grand Park, and La Madre Peaks. Priced from $500K to $3M+.
Summerlin Centre
The geographic heart of the master plan, steps from Downtown Summerlin. Established neighborhoods and the new Toll Brothers Loughton condominiums. Priced from $400K to $1.5M+.
Full Summerlin Overview
22,500 acres. 25 villages. More than 130,000 residents. Four associations. The complete picture of what makes this community the standard for master-planned living in Nevada.
Summerlin Market Report
Closed resale sales and builder closings across zip codes 89138, 89135, 89134 and 89144, updated quarterly.
Tom and Serena Heuser have lived in Summerlin for over 22 years. They have represented buyers and sellers across all ten villages of Summerlin South, from entry-level resales in Ridgebrook to custom estates in The Ridges, and from new construction at The Peaks to guard-gated luxury throughout the 89135 zip code. You can review their full Summerlin sales history to see that record firsthand.
Summerlin South is not a single market. It is ten distinct markets that happen to share a zip code. Knowing which neighborhoods within The Willows command premiums, which streets within Mesa Ridge deliver the best views, and how to position a Cliffs resale against active new construction competition is the kind of local knowledge that makes a material difference in what you walk away with.
For Buyers
Whether you are relocating from across the country or moving across town, Tom and Serena will help you understand the meaningful differences between villages, identify the strongest long-term value for your specific goals, and negotiate with the same fierce advocacy they bring to every transaction.
For Sellers
Pricing correctly in Summerlin South requires knowing which village comparables apply to your home, which buyer audiences to target, and how to present an established home against newer inventory. That precision is what consistently delivers results very close to the original asking price.
The Full Record
Review their full Summerlin sales history, village by village, to see that record firsthand.
Luxury in Summerlin is a price point, not an adjective. Tom and Serena have closed 40+ sales above $1 million, $64M in total volume.
Buying or selling in Summerlin South? The conversation starts here.
Talk to agents who have closed across all ten villages of the 89135 zip code.