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Zip 89135 Homes for Sale
291 active listings
From $299,999 to $29,500,000
Stand in Downtown Summerlin on a Saturday morning and you are seeing what 89135 was designed to be. An open-air shopping district with a Triple-A baseball stadium across the street. A hockey practice arena where the Vegas Golden Knights skate two minutes away. A casino resort in the same view. Two hundred miles of trails leading west into Red Rock Canyon. This is Summerlin South, anchored by The Ridges, Red Rock Country Club, The Cliffs, and the kind of walkable density that almost nowhere else in the Las Vegas Valley delivers.
Living in 89135
Summerlin started in 1990 on land Howard Hughes acquired in the 1950s. Thirty-five years of master-planned development later, the 89135 ZIP covers Summerlin South and the western residential edge, anchored by Downtown Summerlin proper. Roughly 400 acres of mixed-use development with 125-plus shops and restaurants, a Class A office tower complex, the Red Rock Resort & Casino on the western edge, City National Arena (the Vegas Golden Knights' practice facility, frequently open to the public), and Las Vegas Ballpark (the 10,000-capacity Triple-A stadium where the Las Vegas Aviators play 75 home games a year from April through September). All of it is inside 89135.
The thing that makes 89135 different from the other Summerlin ZIPs is the combination. You can walk from a $2M home in The Ridges to a Saturday farmers market, then drive ten minutes west and be at the Calico Basin trailhead in Red Rock Canyon. You can take a meeting at one of the Class A office towers in the morning, watch the Aviators that afternoon, and have dinner at Jing or Vintner Grill before the Golden Knights' evening practice opens at City National. Whole Foods, Trader Joe's, Regal Cinemas, the seasonal holiday lights maze at the Ballpark, the year-round arts events on the lawn. Most of it is inside the same 400 acres.
The trail system is genuinely remarkable. Summerlin's master plan calls for over 200 miles of paved interconnected trails. The 89135 villages are some of the best-connected to the broader trail network, with direct access points into the Red Rock conservation area for hikers and mountain bikers. Calico Basin, Cottonwood Valley, the 13-mile scenic loop. All within 15 minutes.
For everyday infrastructure, Harry Reid International Airport is about 25 minutes via the 215 Beltway. Summerlin Hospital Medical Center is inside Summerlin proper. The Meadows School (one of the most established private K-12 schools in the valley) is in 89135.
The communities inside 89135
Summerlin is organized by village rather than by subdivision. In alphabetical order:
The Cliffs. A newer Summerlin village along the western edge with several new-construction neighborhoods (Jade Ridge by William Lyon Homes, Nova Ridge by Pardee Homes, Onyx Point by Richmond American Homes). The Cliffs technically extends into 89148 in some sections.
The Gardens. Established Summerlin South village built in the late 1990s and 2000s. Mature landscaping, a mix of single-family homes, townhomes, and condominiums. One of the more accessible 89135 entry points.
The Mesa. Established residential village with mature landscaping, mostly built in the 2000s. Single-family homes on standard Summerlin lot sizes.
Red Rock Country Club. Guard-gated village built around two private Arnold Palmer Signature courses (Mountain and Arroyo). Active prices typically start around $1M and run past $5M for the larger custom homes.
The Ridges. Summerlin's flagship guard-gated village, anchored by the former Bear's Best golf course (the original Jack Nicklaus design that recreated 18 of his favorite holes from courses around the world). New ownership is now rebranding it as Amara, with rumored $250K initiation fees expected to sell out from inside The Ridges alone. Includes The Summit Club, a separate private community inside The Ridges with its own clubhouse and a national-record condominium sale at $21M. Custom and semi-custom homes typically start around $2M and run past $20M for the larger Summit Club estates.
Ridgebrook. Established Summerlin South village with single-family homes. One of the older 89135 villages, with prices that reflect the more accessible end of the Summerlin market.
Siena. A 55-and-up guard-gated village built around a Schmidt-Curley-designed golf course. About 2,300 single-story homes. One of the more accessible Summerlin entry points if you qualify for the age requirement.
The Willows. Established Summerlin South village with single-family homes, townhomes, and condominiums. Established Summerlin pricing.
A few things worth knowing before you tour
Active inventory across 89135 typically runs from the high $300,000s for some Siena (55+) and condominium floor plans up past $30M in The Summit Club. The non-Summit-Club portion of The Ridges typically runs from $2M to $10M. Red Rock Country Club typically runs from $1M to $5M. The established villages (The Mesa, The Willows, The Gardens, Ridgebrook) typically run from the high $600,000s to the high $900,000s. The Cliffs new construction starts in the mid $700,000s and goes up depending on builder and lot.
The trade-off most buyers want to understand: lot sizes here run smaller than in older Summerlin neighborhoods or in Henderson, because the Summerlin South master plan prioritized density and shared amenities over individual yard space. If a half-acre lot is non-negotiable, look at The Ridges (where larger lots exist on the perimeter) or at the newer Cliffs construction. If you value walkability to Downtown Summerlin and trail access over yard size, that trade is exactly what 89135 was designed for.
School zoning depends on the address. The schools most often associated with 89135 include Bryan Elementary, Becker Middle School, Cimarron-Memorial High School, and Palo Verde High School (which serves portions of the area). Private school options include The Meadows School. Clark County School District boundaries have shifted before. We pull current zoning per address.
Frequently Asked Questions
What is actually in Downtown Summerlin?
Downtown Summerlin is a 400-acre mixed-use development at the heart of the 89135 ZIP. It includes 125-plus shops and restaurants in an open-air format, several Class A office towers, the Red Rock Resort & Casino, City National Arena (the Vegas Golden Knights' practice facility, frequently open to the public), and Las Vegas Ballpark (the 10,000-seat Triple-A baseball stadium where the Las Vegas Aviators play). Whole Foods, Trader Joe's, Regal Cinemas, the year-round Saturday farmers market, holiday events, and arts festivals are all part of the year-round programming. Most of Downtown Summerlin is within walking distance of itself, which is unusual for the Las Vegas Valley.
How close is 89135 to Red Rock Canyon?
About 15 minutes west of most 89135 villages depending on which trailhead you are heading to. Red Rock Canyon National Conservation Area covers 197,000 acres of federal land managed by the Bureau of Land Management. The 13-mile scenic loop is the most popular access point. Calico Basin and Cottonwood Valley are also within easy reach. The Summerlin trail system, with over 200 completed miles of paved interconnected trails, extends from the residential villages out to several Red Rock connection points. A buyer who specifically wants Red Rock access without driving should look at the western 89135 villages (The Ridges, The Cliffs) where the trail connections are most direct.
Is this ZIP just newer construction or are there established neighborhoods too?
Both. Summerlin South began development in the 1990s, so the older 89135 villages (The Mesa, The Willows, The Gardens, Ridgebrook, parts of Red Rock Country Club) have homes from the 1990s and early 2000s with mature landscaping. The Ridges started in the early 2000s and continues to add custom homes. Siena (55+) opened in 2000. The Cliffs and the newer Summit Club construction are the most recent additions. A buyer who wants newer construction has options. A buyer who wants established Summerlin with grown-in trees also has options.
Is The Meadows School in this ZIP?
Yes. The Meadows School is in 89135. It is a private, non-sectarian K-12 school founded in 1984 with around 850 students across the three divisions (lower, middle, upper). It is one of the most established private schools in the Las Vegas Valley. Tuition and admissions vary by grade level and are best researched directly with the school. Several other private and charter school options exist in or near 89135 as well.
What is happening with Bear's Best at The Ridges?
Bear's Best opened in 2001 as a Jack Nicklaus design that recreated 18 of his favorite holes from courses he had designed around the world. It was a public course inside The Ridges, accessible to non-residents through tee times. New ownership is now reimagining the course and rebranding it as Amara, with substantial work being done on the layout. Rumor has it that the initiation fee will be around $250,000 for the first 30 members and that they expect to sell out from inside The Ridges alone before pricing goes up from there. We are tracking the transition closely because it materially affects the lifestyle and resale value picture inside The Ridges. If you are considering a home in The Ridges and the golf experience matters to your decision, we would walk you through the most current information at the time of your tour.