Summerlin Village 4 · Selling since July 2022
Kestrel
A Summerlin West district on elevated terrain west of the beltway, with six neighborhoods from five builders, an arroyo trail and a village park that opened in 2026.
Began selling
July 2022
Initial Summerlin West selling era
Neighborhoods
6
Five builders
Mockingbird plans
3,000–3,335
Square feet, two-story, October 2026
Village park
Bluebird
Opened April 2026
Position
West of 215
Elevated Summerlin West terrain
Overview
Setting
Summerlin West, on the high ground
Kestrel opened its initial selling era in July 2022, occupying elevated terrain west of the 215 Beltway. Six neighborhoods have released across five builders since, from detached homes to alley-loaded townhomes.
The elevation is the defining feature. It shapes the views, the grading across individual lots, and the way wind and afternoon sun reach a home — all of which vary street to street in a way a floor plan cannot tell you.
They sit next to each other, Commons to the south, and listing sites routinely merge their names and inventories into one search result.
They are not the same place. Kestrel runs to larger detached homes on elevated lots. Kestrel Commons is compact contemporary housing built around pedestrian connections, including three-story townhomes with rooftop terraces. The price per square foot, the lot sizes and the daily experience are all different.
If you are comparing homes across the two, check the recorded subdivision rather than the listing headline. Our Kestrel Commons guide covers that village separately.
Chronology
How Kestrel has filled in
- July 2022 Kestrel's initial selling era begins, with Crested Canyon and Falcon Crest in the opening group.
- 2022–2025 Osprey Ridge joins in the following development period. Blacktail establishes as an earlier detached-home neighborhood.
- July 2025 Kestrel Creek Arroyo opens, adding the village's trail spine.
- April 2026 Bluebird Park opens as the village's main outdoor anchor.
- October 2026 Lennar's Mockingbird is the current two-story detached offering, and Woodside's Dove Rock combines detached and townhome collections.
Summerlin market snapshot
Master-plan wide · Q1 2026
$825,000
Median sale price
$343.94
Per square foot
33
Median days on market
782
Homes listed
361
Homes sold
Summerlin-wide resale figures across all thirty villages. Kestrel spans detached homes and alley-loaded townhomes, so a village median would flatten two quite different markets. For what a specific neighborhood is trading at, ask us for the current pull.
Builders and homes
The directory
Six neighborhoods, five builders
Kestrel's neighborhoods released across four years, which means the village now offers both current builder inventory and resale in established streets.
| Neighborhood | Builder | Status | Housing |
|---|---|---|---|
| Mockingbird | Lennar | Selling | Current two-story detached offering, October 2026 |
| Dove Rock | Woodside Homes | Selling | Detached and townhome collections, rear alley garages |
| Osprey Ridge | Richmond American Homes | Earlier release | Added during the period following the 2022 opening |
| Crested Canyon | Taylor Morrison | Earlier release | Part of the 2022 opening group |
| Falcon Crest | Woodside Homes | Earlier release | Part of the 2022 opening group |
| Blacktail | Pulte Homes | Earlier release | Established detached-home neighborhood |
Earlier releases are where the resale opportunity sits — finished landscaping, settled streets and a seller rather than a sales office. Ask us for current availability on either path.
Published plan sizes
| Neighborhood | Square feet | Detail |
|---|---|---|
| Mockingbird — Lennar | 3,000–3,335 | Three two-story plans; the largest includes a Next Gen suite |
| Dove Rock — Woodside | Varies by collection | Detached and townhome, rear alley garages |
Published in the October 19, 2026 developer update. Ask us for today's availability and pricing on a specific plan.
Alley-loaded streets
What a rear garage changes
Dove Rock's rear alley garages are a deliberate design choice, and they produce a genuinely different street than a front-garage neighborhood. The front elevation faces the sidewalk rather than a driveway, which is why these streets photograph so well.
Worth establishing before you commit:
- Guest parking — where visitors actually park, and how many spaces exist.
- Delivery arrangements, since the front door and the vehicle access are on opposite sides.
- Trash storage and collection point.
- Garage depth, and whether a vehicle can legally park behind the garage in the alley.
None of these are drawbacks — they are simply questions a front-garage home never raises, and they are easy to answer before an offer rather than after one.
Read the exterior-maintenance and insurance provisions before treating a townhome as low maintenance. Establish who pays for roofs, stucco, exterior painting and water damage involving another unit, and whether a large deductible or special assessment could reach the owner.
We pull and read these documents for clients before an offer goes in.
Schools
Clark County School District
Schools serving Kestrel
Kestrel sits in the Palo Verde High School feeder area. The nearest documented assignment is at The Hub, in adjoining Kestrel Commons.
| Level | Nearest documented assignment | Campus location |
|---|---|---|
| Elementary | Lummis Elementary School | Inside Summerlin |
| Middle | Becker Middle School | Inside Summerlin |
| High | Palo Verde High School | Inside Summerlin |
CCSD assigns schools by street address, so confirm the specific home at ccsd.net/zoning — or ask us and we will confirm it for you.
A campus farther east often serves a newer western home. Summerlin West has grown faster than its school capacity, so assignment here follows boundaries rather than the nearest building — and a nearby campus, including a charter, does not establish eligibility.
Worth confirming all three levels separately for any Kestrel address.
Choice and charter options
West Career and Technical Academy is a program-based CCSD magnet drawing from across the valley, and Doral Academy Red Rock and the Discovery charter campus both serve the northwest. Each runs its own application, lottery and transportation arrangements, which are worth starting early.
Private schools in the area include Adelson, Alexander Dawson, Bishop Gorman, Faith Lutheran Middle and High School, Faith Lutheran Academy, The Meadows, St. Elizabeth Ann Seton, Merryhill and Shenker Academy.
Inside the master plan
Campuses located in Summerlin
Summerlin contains thirteen public campuses, which is unusual for a master plan and part of why the community draws the buyers it does.
| Level | Campuses in Summerlin |
|---|---|
| Elementary | Lummis, Bryan, Bonner, Staton, Ober, Givens, Goolsby, Vassiliadis, Berkley |
| Middle | Becker, Rogich, Faiss |
| High | Palo Verde |
| Magnet | West Career and Technical Academy |
A campus inside Summerlin may serve homes across several villages, and some Summerlin addresses are assigned to campuses outside the master plan.
If a student needs a specific program — special education, language support, advanced coursework, arts, athletics, counselling, before or after-school care, or transportation — ask the school about that program directly. That conversation tells you far more than any summary figure, and we are happy to point you to the right contact.
Parks and trails
Outdoor anchors
An arroyo and a park, both recently opened
Kestrel's two outdoor anchors arrived within a year of each other, which is unusual — most villages wait considerably longer for their recreation to catch up with their rooftops.
| Facility | What it is | Status |
|---|---|---|
| Kestrel Creek Arroyo | The village's trail spine, following the natural drainage | Open July 2025 |
| Bluebird Park | The village's main park and gathering space | Open April 2026 |
Both complement the recreation in neighboring Kestrel Commons, including The Hub, rather than forming one shared private amenity package. Access rights differ between a public village park and a private neighborhood facility.
A linear arroyo trail and a programmed park serve different purposes. Walk the actual route from a specific home to each before you decide what the proximity is worth — grade, shade, crossings and construction gaps all change what a quarter mile feels like on this terrain.
The wider Summerlin network
Summerlin's August 2026 developer release reports more than 300 parks and more than 200 miles of trails across the master plan, along with four Summerlin Council community centers at Trails, Willows, Gardens and Vistas, with Council pools at three of them.
Those totals combine very different scales of facility. For organised sports, ask about reservations and league registration. For a casual outing, check restrooms, shade, accessible paths, surface condition and parking. A splash pad can be seasonal, and a trail connection drawn on a plan may not be open while construction continues.
Buying here
Representation
Walk into the sales office with someone on your side
The person at the desk in the model home works for the builder. They are good at their job. Their job is not representing you.
Builders require a buyer's agent to be present or registered at your first visit for representation to apply to that purchase. Touring first and bringing an agent afterwards generally forfeits it.
Planning to see Mockingbird or Dove Rock? Talk to us first. It costs you nothing and it keeps the option open.
What actually gets negotiated
- Design-centre allowances, and which upgrades are included rather than charged.
- Lot premium, particularly on an elevated or view homesite late in a release.
- Closing-cost contributions, often tied to using the builder's lender.
- Rate buydowns, and whether the buydown is worth the terms attached to it.
- Landscaping, window coverings and appliances, frequently excluded from the base price.
- Remaining inventory in a neighborhood nearing completion, where incentive to close is highest.
Elevated lots
What to establish on a specific homesite
Kestrel's terrain varies more between streets than most Summerlin villages. That is where the view premiums come from, and it is also what makes lot selection worth doing carefully.
- Evaluate grade changes across the lot and the driveway slope.
- Inspect retaining walls — on elevated terrain these can be a substantial cost item.
- Check afternoon sun and wind exposure at the hour you would actually be using the home.
- Ask where future construction will occur and whether access routes will change.
- Establish what can be built on adjacent parcels, and at what approval stage.
Expect the Summerlin master community assessment plus a neighborhood assessment, with a separate cost center where gates, private roads or shared buildings are involved. Separate SID or LID assessments can apply per parcel, with balances varying lot to lot inside the same neighborhood.
Request the current assessment statement, annual budget, reserve study, governing documents, rules and insurance summary. We pull these before clients write an offer.
Clark County applies a partial abatement that caps annual growth of a qualifying owner-occupied tax bill at 3 percent. That is a cap on increases, not a 3 percent tax rate.
Recorded ownership documents can reset owner-occupied status pending requalification, so a seller's current bill is not automatically the buyer's future bill. We confirm the status on the specific parcel.
New construction gets inspected differently from a resale rather than less. Ask about independent inspections at permitted stages, the punch process, warranty reporting and the documents supplied at closing.
We schedule independent inspections for new-build clients as standard.
Where we come in
New-home representation costs you nothing extra
Kestrel rewards getting the lot right. Grade, slope, retaining walls and what gets built next door vary street to street here, and those are the things that decide whether a premium was worth paying.
The builder has already accounted for buyer representation in its pricing. Walking in alone does not get you a better deal; it gets you the same deal with nobody reading the paperwork on your behalf.
Questions
Kestrel, answered
Where is Kestrel in Summerlin?
Is Kestrel the same as Kestrel Commons?
What neighborhoods are in Kestrel?
Which builders are still selling in Kestrel?
What size are the homes in Mockingbird?
What schools serve Kestrel?
What parks does Kestrel have?
What is an alley-loaded home?
Are there townhomes in Kestrel?
What should I check on an elevated lot here?
What are the HOA costs in Kestrel?
Should I buy new or look at a resale in Kestrel?
Sources and currency
Village position, selling era and neighborhood directory: Summerlin developer history and 2026 releases. Mockingbird and Dove Rock detail: the October 19, 2026 developer update. Park and arroyo opening dates: the Summerlin developer timeline. School context: Clark County School District attendance data sampled at The Hub. Council community centers and pools: Summerlin Council. Recreation and trail totals: the developer's August 2026 release. Property-tax abatement: Clark County Assessor. Market figures: Q1 2026 Summerlin-wide MLS data.
Published plans and availability describe the moment they were recorded and change with each release.