The Ultimate Guide to Living in Summerlin 89135: Explore Las Vegas’ Most Prestigious Communities

 

Welcome to the heart of western Las Vegas — the 89135 area — where luxury, lifestyle, and location intersect. If you’re seeking upscale homes, scenic vistas, top-tier amenities, and strong real estate value, the communities of 89135 offer some of the Valley’s finest options. This guide walks you through the top neighborhoods, so you can find the best fit for your next home or investment.

 

This part of Las Vegas — ZIP 89135 — is one of the most desirable areas in the entire valley, and for good reason. Nestled against the breathtaking backdrop of the Red Rock Canyon National Conservation Area, residents enjoy sweeping mountain views, sunset vistas, and easy access to some of the best hiking and outdoor recreation in Southern Nevada. The area blends natural beauty with luxury living, offering an unmatched balance of tranquility and sophistication.

 

Within 89135, you’ll find a collection of guard-gated luxury communities, exclusive golf course enclaves, and beautifully planned neighborhoods that cater to every lifestyle — from growing families and professionals to retirees seeking a vibrant 55+ active-adult lifestyle. Architectural styles range from ultra-modern custom estates in The Ridges to contemporary single-story homes in The Cliffs and resort-style living in Siena and Toll Brothers Regency.

 

According to recent data, Summerlin South encompasses the majority of ZIP 89135, meaning residents benefit from the award-winning master-planned design of Summerlin, complete with top-rated schools, community parks, and access to Downtown Summerlin’s shopping, dining, and entertainment. It’s a community where luxury, convenience, and nature all meet — making 89135 one of the most coveted addresses in the Las Vegas Valley. ref

 

The 89135 area of Las Vegas, encompassing much of Summerlin South and bordering parts of Summerlin West (89138), is home to some of the most desirable and well-planned communities in the valley. From ultra-luxury gated neighborhoods with panoramic Red Rock Canyon views to family-friendly enclaves, modern townhomes, and resort-style 55+ active adult communities, every lifestyle is represented here. Whether you’re drawn to the custom estates of The Ridges, the elegant single-story homes in The Cliffs, the golf course living at Red Rock Country Club, or the vibrant energy near Downtown Summerlin, the 89135 area offers a remarkable blend of sophistication, convenience, and natural beauty. Each neighborhood is thoughtfully designed with access to parks, trails, top-rated schools, and high-end shopping and dining, making this pocket of Summerlin one of the most sought-after places to live in Las Vegas real estate.

 

Situated in the heart of Summerlin South’s exclusive 89135 ZIP code, The Ridges stands as one of the most prestigious and architecturally distinctive communities in Las Vegas. This guard-gated, ultra-luxury enclave is nestled against the spectacular backdrop of Red Rock Canyon, offering residents panoramic mountain and city views that are truly unmatched in the valley. The Ridges features custom-built estates and semi-custom homes designed by some of the area’s most renowned architects and builders, showcasing cutting-edge modern design, expansive floor plans, and high-end finishes that cater to the most discerning buyers. At the center of the community is Club Ridges, a private residents-only clubhouse featuring a state-of-the-art fitness center, tennis courts, resort-style pool, and social spaces. Golf enthusiasts are drawn to Bear’s Best Las Vegas, a signature Jack Nicklaus-designed golf course that winds through the community, offering world-class play and breathtaking scenery. With its combination of exclusivity, privacy, natural beauty, and luxury amenities, The Ridges in Summerlin has earned its reputation as one of the most coveted addresses in Las Vegas real estate. ridges.com+2The Las Vegas Luxury Home Pro+2

 

Located along the southern edge of Summerlin South in ZIP 89135, The Cliffs is one of Las Vegas’s most visually stunning and modern master-planned villages. True to its name, the community is set against the rugged ridgelines near Red Rock Canyon, offering residents dramatic mountain and sunset views that define upscale desert living. Designed with a modern, energy-efficient desert aesthetic, The Cliffs showcases sleek architecture that harmonizes with its natural surroundings. The neighborhood includes a collection of gated luxury communities built by premier developers such as Toll Brothers, Lennar, and Pulte Homes, featuring elegant single-story and two-story designs with open floor plans, contemporary finishes, and indoor–outdoor living spaces. Residents enjoy close proximity to Bishop Gorman High School, Oak Leaf Park, and the expansive Summerlin trail system, along with quick access to Downtown Summerlin’s dining, shopping, and entertainment. Blending style, sustainability, and breathtaking scenery, The Cliffs perfectly captures the essence of modern luxury living in Las Vegas, 89135. Las Vegas Real Estate+1 

 

The heart of Summerlin South in ZIP 89135 is home to a collection of established yet luxurious communities that blend elegance, convenience, and family-oriented living. Neighborhoods such as The Mesa, The Gardens, The Willows, and Ridgebrook feature beautifully planned streetscapes, lush parks, and access to top-rated schools, making them ideal for those seeking a balance between comfort and sophistication. Residents enjoy tree-lined walking paths, neighborhood centers, and proximity to Downtown Summerlin, all while remaining minutes from Red Rock Canyon’s outdoor recreation. For those seeking a more elevated lifestyle, The Summit Club offers an ultra-exclusive, private golf community experience with world-class amenities, while Red Rock Country Club and the Red Rock Country Club Enclaves provide guard-gated privacy, two championship Arnold Palmer-designed golf courses, and panoramic views of both the Strip and surrounding mountains. Together, these communities represent the perfect blend of luxury living, community connection, and scenic beauty, making this part of Summerlin 89135 one of the most desirable and well-rounded destinations in Las Vegas real estate. ref | ref2

 

For those seeking a refined, resort-style 55+ lifestyle in the heart of Summerlin South, the communities of Siena and Toll Brothers Regency in ZIP 89135 offer two of the most desirable active-adult living experiences in Las Vegas. Siena, an established, guard-gated community surrounding a lush 18-hole championship golf course, features elegant single-story homes, a stunning lakefront clubhouse, fitness center, indoor and outdoor pools, and a vibrant calendar of social activities that make it feel like a private resort. Just minutes away, Toll Brothers Regency offers a newer, elevated take on 55+ living, with contemporary single-story designs, open-concept floor plans, and breathtaking mountain views. Residents here enjoy exclusive access to a modern clubhouse, resort pool, fitness center, tennis and pickleball courts, and a full slate of social clubs and events. Both Siena and Regency deliver a perfect balance of luxury, community, and convenience, all within minutes of Downtown Summerlin’s shopping, dining, and entertainment — making them top choices for active adults looking to embrace the best of Las Vegas resort living. Siena | Regency

 

For buyers seeking the perfect blend of modern comfort, security, and convenience, the neighborhoods of Traccia, Parkside Townhomes, Madison Place, The Ridgeview, and The Palomar in Las Vegas, 89135 offer exceptional opportunities to enjoy the Summerlin lifestyle without the upkeep of a large estate. These communities are known for their stylish architecture, gated settings, and prime locations just minutes from Downtown Summerlin’s shopping, dining, and entertainment. Traccia, a popular guard-gated Toll Brothers community, features elegant townhomes with access to resort-style amenities including pools, tennis courts, and a clubhouse. Parkside Townhomes, Madison Place, The Ridgeview, and The Palomar each provide well-designed residences with open layouts, attached garages, and easy access to walking paths, parks, and major roadways. These neighborhoods are ideal for young professionals, retirees, and investors who value a low-maintenance lifestyle paired with the prestige, safety, and beauty of the Summerlin South 89135 area. With their unbeatable location and lock-and-leave convenience, they represent some of the best hidden gems in Las Vegas real estate. bradyluxuryhomes.com

 

At the center of Las Vegas’s premier master-planned community, Downtown Summerlin and the surrounding Summerlin Centre represent the vibrant, urban core of ZIP 89135. This dynamic mixed-use destination blends luxury living, shopping, dining, and entertainment, creating a true live-work-play environment just minutes from Red Rock Canyon and the Las Vegas Strip. Home to over 125 stores and restaurants, as well as venues like City National Arena (home practice facility of the Vegas Golden Knights) and Las Vegas Ballpark, Downtown Summerlin delivers a lifestyle that’s energetic yet refined. Residents of nearby neighborhoods — from The Ridges and The Cliffs to Traccia and Parkside Townhomes — enjoy walkable access to world-class retail, fitness studios, and events year-round. With new condominiums, luxury apartments, and office spaces continuing to expand the area’s footprint, Downtown Summerlin and Summerlin Centre have become the beating heart of Summerlin real estate, perfectly combining modern urban convenience with the sophistication of Las Vegas’s west side. Downtown Summerlin

 

• Location & Views: One of the defining features of Summerlin’s 89135 communities is their unparalleled location and stunning views. Nestled along the foothills of the Red Rock Canyon National Conservation Area, these neighborhoods are surrounded by dramatic desert landscapes and elevated terrain that provide breathtaking mountain, canyon, and city-skyline vistas. Communities like The Ridges and The Cliffs are especially prized for their premium lot positioning, where homeowners enjoy panoramic sunsets, wide-open skies, and the sense of privacy that comes with hillside living. The natural topography not only enhances the area’s beauty but also contributes to the prestige and long-term value of the homes. Living here means waking up to sweeping desert scenery while being just minutes from the vibrant Downtown Summerlin district — offering a rare balance of tranquil, nature-focused living and modern Las Vegas convenience.
• Gated & Secure Living: For many homebuyers, one of the most appealing aspects of Summerlin’s 89135 communities is the exceptional sense of security, privacy, and exclusivity they provide. Neighborhoods such as The Ridges, The Cliffs, and Red Rock Country Club are guard-gated enclaves designed to offer residents peace of mind along with a true luxury lifestyle. Beyond 24-hour controlled access and on-site security staff, these gated settings foster a tight-knit community feel, where residents enjoy quiet streets, limited through traffic, and an elevated level of discretion. The gates not only enhance safety but also contribute to the prestige and property value of these neighborhoods, signaling an elite standard of living that’s both secure and sophisticated. For many buyers, choosing a gated Summerlin community in 89135 means more than just protecting their home — it’s about investing in a lifestyle defined by comfort, confidence, and class.
• Lifestyle & Amenities: Life in Summerlin’s 89135 communities is all about balance — combining luxury, recreation, and convenience in one of Las Vegas’s most vibrant master-planned areas. Residents enjoy access to an impressive array of world-class amenities, from championship golf courses and private country clubs to beautifully maintained parks, walking trails, and fitness facilities. Neighborhoods like Red Rock Country Club and The Summit Club cater to golf enthusiasts with private memberships, while communities throughout the area connect directly to the Summerlin Trail System, offering miles of scenic walking, jogging, and cycling paths that weave through the foothills. Just minutes away, Downtown Summerlin serves as the area’s lifestyle hub, featuring over 125 shops, restaurants, and entertainment venues, including the Las Vegas Ballpark and City National Arena, home of the Vegas Golden Knights’ practice facility. Whether you’re enjoying a round of golf, dining at an upscale restaurant, or attending a community event, the amenity-rich lifestyle of 89135 is designed to elevate everyday living while keeping everything you love close to home.
• Variety of Price Points & Demographics: One of the greatest strengths of Summerlin’s 89135 ZIP code is its remarkable diversity of housing options and lifestyles, appealing to a wide range of homeowners. From ultra-luxury custom estates in prestigious neighborhoods like The Ridges and The Summit Club, to upscale family homes in The Mesa, The Gardens, and The Willows, to low-maintenance townhomes in Traccia and Parkside, there’s truly something for everyone. Active adults are drawn to Siena and Toll Brothers Regency, two of the area’s most popular 55+ communities, offering resort-style amenities and a vibrant social atmosphere. This blend of housing styles and community types attracts a balanced mix of families, professionals, retirees, and investors, all seeking the same thing — a premium lifestyle in one of Las Vegas’s most desirable master-planned communities. Whether you’re a first-time buyer, moving up into luxury, or downsizing into comfort, 89135 offers an unmatched variety of homes and price points, ensuring long-term value and accessibility without compromising on quality or location.
• Strong Resale Potential: Homes within Summerlin’s 89135 communities are not only beautiful places to live — they’re also smart long-term investments. This area consistently ranks among the most desirable ZIP codes in Las Vegas, driven by strong demand, limited new-home availability, and the enduring reputation of Summerlin as one of the nation’s top master-planned developments. Properties in communities such as The Ridges, The Cliffs, Red Rock Country Club, and Siena tend to hold or even appreciate in value thanks to their prime locations, gated exclusivity, and lifestyle amenities that remain in high demand among buyers. The surrounding Red Rock Canyon views, proximity to Downtown Summerlin, and the area’s award-winning schools all contribute to sustained resale strength. For investors and homeowners alike, purchasing in 89135 offers both luxury and long-term financial confidence, ensuring that homes here remain as valuable in the future as they are desirable today. Zillow / redfin / times

In every way, Summerlin’s 89135 communities embody the perfect blend of location, lifestyle, and long-term value. From breathtaking Red Rock Canyon views and secure, gated living to world-class amenities and a diverse range of home options, this area offers something for every type of buyer. Whether you’re seeking an ultra-luxury estate, a low-maintenance townhome, or a vibrant 55+ community, living in 89135 means investing in more than a home — it’s a lifestyle built on prestige, convenience, and enduring value in the heart of Las Vegas.

If you’re ready to experience the luxury, lifestyle, and beauty of Summerlin’s 89135 communities, now is the perfect time to explore your options. Whether you’re interested in the custom estates of The Ridges, the modern elegance of The Cliffs, or the resort-style comfort of Siena and Regency, our local expertise can help you find the perfect fit. As a trusted Las Vegas real estate professional, [your client’s name] specializes in the Summerlin South and 89135 market, offering insider knowledge, exclusive listings, and personalized guidance from start to finish. Contact Leza Heed today to schedule a private tour or receive a customized market report — and take the first step toward owning your dream home in one of Las Vegas’s most desirable communities.

 

Frequently Asked Questions about Summerlin 89135

What makes Summerlin 89135 one of the top places to live in Las Vegas?

 

Summerlin 89135 offers luxury living, mountain views, and access to the Red Rock Canyon National Conservation Area. The area features master-planned, gated communities, parks, trails, and proximity to Downtown Summerlin’s shopping, dining, and entertainment options.

 

 

Summerlin 89135 features luxury estates in The Ridges and The Summit Club, modern homes in The Cliffs, and 55+ active adult living in Siena and Toll Brothers Regency. It also offers upscale townhomes and family-friendly communities with top-rated schools and amenities.

 

 

Yes. Summerlin 89135 is known for its excellent schools, safe neighborhoods, and access to parks, sports facilities, and youth programs. Families enjoy a balanced lifestyle combining outdoor recreation and modern convenience.

 

 

Summerlin 89135 is about 15 to 20 minutes from the Las Vegas Strip and less than 10 minutes from Red Rock Canyon. Residents also enjoy Downtown Summerlin, Las Vegas Ballpark, and City National Arena, home of the Vegas Golden Knights.

 

 

Yes. The Ridges, The Summit Club, and Red Rock Country Club offer world-class golf experiences with scenic desert and city views. Residents enjoy private memberships, luxury clubhouses, and resort-style amenities.

 

 

Yes. Summerlin 89135 consistently ranks among Las Vegas’s strongest real estate markets. With limited new-home supply, high demand, and premium locations, homes in this area retain strong resale and long-term value.