The Vistas Summerlin
Which pockets still sell under $600K, and the fees that come with them.
The Vistas is a Summerlin village of about 815 acres, developed from 2000 by builders including Toll Brothers, Pulte, KB Home, Richmond American and Woodside. It was the first Summerlin village built west of the 215 and has 27 neighborhoods, some gated. Townhomes have sold around $400,000 and most single-family homes from the mid-$500,000s up. Owners pay a Summerlin master fee of $69 to $74 a month plus a sub-association.
Matt’s view on the famous Summerlin village names: “The Vistas, The Paseos in Summerlin. Those are regular houses, they just have a little extra price on them because of the name.”
He’s also “sold a ton of Summerlin,” in his words. Here’s what the name adds, and where the regular-priced homes are.
About The Vistas
The Vistas went up through the 2000s, mostly finished by about 2008. The name is literal. From a lot of streets you can see Red Rock in one direction and the Strip in the other. Two 48-foot clock towers, north and south, mark the village.
It’s mostly residential. For errands there’s the Vista Commons shopping center, with over 100,000 square feet of stores and restaurants.
There are 27 named neighborhoods. A few you’ll see on listings:
- Gated: Monterosa, Paradiso, Palmilla, Talaverde and Sage Hills.
- Not gated: Bella Vista, Hillstone, Portofino and Somerset.
- Others: Ashton Park, Barrington, Canterra, Capri, Encanto, Estancia, Kingwood, Miraleste, San Marcos, Solano, Summerfield, Talega and Vista Verde, among more.
Home types run from townhomes up to larger estate homes, with most of the village in two-story and single-story production and semi-custom single-family homes. Styles lean Mediterranean and Spanish, with tile roofs and stucco. By now the trees have had more than 20 years to grow in, which is something a new village can’t sell you.
What homes cost in The Vistas
| The Vistas | |
|---|---|
| Townhomes | Around $400,000 (Rose Homes) |
| Most single-family homes | About $550,000 to $1,000,000 (Rose Homes) |
| Largest estate homes | Over $2,500,000 |
| Summerlin single-family median, 2026 to mid-July | About $758,610 (NREG) |
| Typical days on market in the area | About 31 to 35 days (Sept 2026, NREG) |
Village price ranges are published estimates without a firm date. We pull closed sales for any home you tour.
Which pockets sell under $600,000? Based on published listings, three kinds of homes:
- Townhomes and attached homes, which are the clearest path in at around $400,000.
- Smaller single-family plans in the non-gated neighborhoods, where the lower end of the single-family range sits in the mid-$500,000s.
- Homes that need updating. A 2002 kitchen is a 2002 kitchen, and it’s priced that way.
The gated neighborhoods and view lots usually sit above $600,000.
HOA and association fees
The master association. The Vistas pays one of Summerlin’s master assessments: $74 a month in Summerlin North or $69 a month in Summerlin West in 2026, both up $9 from the year before (Las Vegas Review-Journal). About $37 of that goes to the Summerlin Council for parks, pools and events.
The sub-association. Every neighborhood has its own, and gated ones cost more. Nevada Real Estate Group’s 2026 review of Summerlin fees put The Vistas’ median sub-association at about $140 a month, on the high side for a standard village.
The Vistas community center has a residents-only pool with a slide, a children’s lagoon, tennis and basketball courts. It’s for residents.
At closing: a one-time capital contribution to the master association (about $444 in Summerlin North) plus transfer fees.
So a single-family home here might carry somewhere around $140 to $215 a month in combined fees, and more in the gated neighborhoods. Our Las Vegas HOA fees guide shows how that compares across the valley.
Parks in The Vistas
- The Vistas Park: 24 acres at 11311 Alta Drive, with Summerlin’s first lighted football field, lighted softball fields, lighted tennis and basketball courts and a group picnic pavilion.
- North Tower Park: about 7 acres of play areas and picnic space.
- South Tower Park: play areas, a spray basin and restrooms.
- The Vistas community center: the pool and slide, for residents.
Red Rock Canyon is about 12 minutes west, according to one local source. Downtown Summerlin is about 10 minutes away, and the Strip is about 20 to 25 minutes east on the 215 outside rush hour.
Schools that serve The Vistas
Clark County School District zones by address, and sources we checked disagree on which schools serve The Vistas, which is normal for a village this size. Names that come up:
- Elementary: Linda Givens Elementary, which opened in 2004. John W. Bonner Elementary for some addresses.
- Middle: Sig Rogich Middle School.
- High: Palo Verde High School.
Check any address on CCSD’s zoning search and look up each school’s star rating on the Nevada Report Card. We’ll run both for any home you’re considering.
Getting around from The Vistas
| From The Vistas to | Roughly (off-peak) |
|---|---|
| Downtown Summerlin | About 10 minutes |
| Red Rock Canyon | About 12 minutes |
| The Strip | 20 to 25 minutes via the 215 |
| Vista Commons | In the village |
Downtown Summerlin opened in October 2014 between Charleston and Sahara, with Red Rock Resort, the Las Vegas Ballpark and City National Arena next to it. It’s where most Vistas errands that aren’t at Vista Commons end up.
Before you buy in The Vistas
- Gated or not. At least five of the neighborhoods are gated. The gate raises the sub-association fee. Decide if it’s worth it to you before you fall for the house.
- The age of the big systems. Most Vistas homes are 18 to 26 years old. Ask when the AC, water heater and roof underlayment were last replaced.
- The view you’re paying for. A Strip view or a Red Rock view adds to the price. Make sure a future build can’t block it, and that you’ll be home to see it.
- Solar, owned or leased. Ask for the paperwork.
- Which way the backyard faces. West-facing yards get the full July afternoon sun.
- The street at 10 o’clock at night. Matt’s advice for every neighborhood in the valley.
Is The Vistas worth the Summerlin price?
That depends on what you’ll use. If you’ll be at the park on weekends, hiking Red Rock and shopping at Downtown Summerlin, the extra money buys you something real. If you mostly want a solid three or four bedroom house and a short drive to work on the east side, the same money goes further in Mountain’s Edge or Henderson.
We’ll show you both. That’s the point of having two agents with opinions.
Nearby villages to compare
- The Paseos: the village next door, started in 2003, with townhomes in the mid-$400,000s and Fox Hill Park.
- Sun City Summerlin: the 55+ community, with the lowest median of any Summerlin village in 2026.
- Summerlin under $600K: the whole master plan, with fees, prices and when Henderson fits better.
Frequently asked questions about The Vistas
Where is The Vistas in Summerlin?
The Vistas is on the west side of Summerlin, and it was the first Summerlin village built west of the 215. The Vistas Park is at 11311 Alta Drive, ZIP code 89138. The Paseos is next door, Red Rock Canyon is about 12 minutes west, and the Strip is about 20 to 25 minutes east.
How much are homes in The Vistas?
Townhomes have sold around $400,000, and most single-family homes run about $550,000 to $1,000,000, according to Rose Homes. Estate homes can top $2.5 million. Gated neighborhoods and view lots sit at the higher end, so homes under $600,000 are mostly townhomes and smaller plans.
What are the HOA fees in The Vistas?
Owners pay a Summerlin master assessment of $69 to $74 a month in 2026, plus a neighborhood sub-association. Nevada Real Estate Group put The Vistas’ median sub-association fee at about $140 a month. Gated neighborhoods pay more, and there’s a one-time capital contribution at closing.
Are there gated neighborhoods in The Vistas?
Yes. Monterosa, Paradiso, Palmilla, Talaverde and Sage Hills are gated, while neighborhoods like Bella Vista, Hillstone, Portofino and Somerset are not. Gated neighborhoods carry a higher sub-association fee for the gates and private streets.
When was The Vistas built?
Development started in 2000 and ran through about 2008, with builders including Toll Brothers, Pulte, KB Home, Richmond American and Woodside. That makes most homes about 18 to 26 years old, with mature trees and landscaping.
Looking at The Vistas?
Tell us your budget and whether you want a gate. We’ll send you what’s for sale in The Vistas, what recently sold on the same streets, and every fee on each home. If the money works harder in another village, we’ll say so.
Matt: 702-324-8685 · Christina: 702-827-6146 · Send us a note
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