Summerlin Village 20 · Development commenced 1998
Red Rock Country Club
A guard-gated country club community of production homes and custom estates around Arnold Palmer-designed golf — developed by Sunrise Colony on land purchased from Howard Hughes, and not technically part of the Summerlin master plan.
Development from
1998
Developed by Sunrise Colony
Access
Guard-gated
East and west gate locations
Golf
Two courses
Mountain private, Arroyo public play
Housing
Two tiers
Production homes and custom estates
Master plan
Separate
Outside the Summerlin associations
Overview
Origins
Hughes land, developed as a country club
Red Rock Country Club's development commenced in 1998. Sunrise Colony developed it on land purchased from Howard Hughes, and it is not technically part of the Summerlin master plan.
We include it with the thirty villages because it is central to the wider Summerlin residential and golf market, and because buyers searching Summerlin are shown these homes constantly. The distinction matters at the point of purchase: Red Rock Country Club has its own residential association, and the club is a separate organisation again.
Several properties and communities in the area carry Red Rock in their name. Nearby Red Rock-named properties are not automatically inside the country club.
Verify the actual community for any listing before comparing it with country club product — the gate, the association and the club access are entirely different propositions. We confirm this on every property we show.
Three separate organisations
The association, the club and the master plan
Buying here means dealing with more than one entity, and the costs are not pooled. Keeping them straight from the start makes the budget work.
Your dues
The residential association
Gates, common areas, architectural controls and reserves. Request current dues, assessments and reserve information.
Separate
The country club
Golf, sports and social membership on its own terms. Review club costs separately from association dues.
Not applicable
Summerlin Council
Red Rock Country Club, Siena and Sun City are private village developments outside the four Summerlin master associations.
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. Guard-gated country club product with custom estates trades well above these medians and on much thinner volume, so a master-plan median is the wrong comparison here. Ask us for the country club numbers.
Neighborhoods
How to navigate the inventory
Location and product, not subdivision brands
The useful residential divisions here are the main guard-gated country-club neighborhoods, commonly described through gate location, golf-course orientation, and whether a home is production or custom.
These are location and product distinctions rather than a long standardised list of subdivision brands. Searching by gate, orientation and product type will find you the right homes; searching for an invented subdivision name will not.
| Distinction | What it describes |
|---|---|
| Gate location | East and west gates — the practical determinant of your daily routes |
| Golf-course orientation | Course-facing versus interior lots, and which hole you back onto |
| Production homes | Builder plans from the original development programme |
| Custom estates | Individually designed homes on larger homesites |
Gate position changes the practical driving route to schools, groceries and the freeway far more than straight-line distance suggests. Drive it from the specific gate before you decide.
Compare a production home with a custom estate only after accounting for lot size, renovation quality and the condition of major systems.
Two homes at the same price per foot can represent completely different purchases here. We run these comparisons properly — adjusted for lot, finish and systems rather than headline figures.
Golf & club
Two courses, two access models
Arnold Palmer-designed golf
The country club setting includes Arnold Palmer-designed golf across two courses with different access arrangements.
| Course | Access |
|---|---|
| Mountain course | Associated with the private club |
| Arroyo Golf Club | Offers public play |
Verify current golf, sports and social membership terms with the operator. Terms, availability and waiting arrangements change independently of the housing market.
A house sale does not by itself establish which membership is available, which is transferable, or which is included.
If club access is part of why you are buying here, treat it as its own enquiry with the club before you are in contract. We raise it early with clients precisely because the answer can change the decision.
Course-facing lots
Fairway frontage carries a premium and carries conditions. For a course-facing lot, evaluate:
- Golf-ball exposure — which varies substantially depending on the hole and the shot shape that brings play toward the lot.
- Cart paths — position relative to the property, and the traffic they route past.
- Water features — proximity, and what that means for insects and maintenance.
- Maintenance activity — mowing and blowers start early, every day.
Mountain-edge lots
For a lot on the mountain edge, review grading and drainage carefully and identify the ownership of the adjacent land. What happens to the land behind a home is determined by who owns it, and that is worth knowing before closing rather than after.
Schools
Clark County School District
Schools serving Red Rock Country Club
CCSD assigns schools by exact street address. Because Red Rock Country Club sits at the western edge of the area with gated access from two directions, we confirm the assignment per property rather than quoting a village-wide zone.
Use CCSD's exact-address lookup at ccsd.net/zoning, or send us the address and we will confirm the current elementary, middle and high school assignment for you.
Distinguish actual driving access from straight-line distance. Gate position can change the practical school route considerably, so drive it from the gate you would actually use.
Inside the master plan
Campuses located in Summerlin
Summerlin contains thirteen public campuses. Several serve homes in the surrounding area, and southern and western addresses are frequently assigned to campuses outside the master plan.
| 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 |
Palo Verde is the only high school campus inside Summerlin and serves much of the community, but addresses toward the southern and western edges are assigned to Spring Valley, Durango or Sierra Vista depending on the boundary. Confirm the specific address.
Choice, charter and private 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 serve the wider area. Each runs its own application, lottery and transportation arrangements.
Private-school options throughout Summerlin require admission through each school's own process. They include Alexander Dawson at Rainbow Mountain, Adelson, Bishop Gorman, Faith Lutheran Middle and High School, Faith Lutheran Academy, The Meadows, St. Elizabeth Ann Seton, Merryhill and Shenker Academy.
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.
Buying here
Documents
Two sets of costs, reviewed separately
The residential association and the country club are different organisations with different obligations. Request each on its own terms.
From the residential association
- Current dues — and what they cover, including gate staffing.
- Assessments — any in place, and anything scheduled.
- Reserves — the reserve study and current funding level.
- Architectural controls — what you may change, and the approval process, which in a custom-estate community is more restrictive than most buyers expect.
From the club
Review club costs separately: golf, sports and social membership terms, initiation, dues, and whether any membership attaches to or transfers with the property. Confirm these with the operator rather than relying on a listing description.
Determine whether major remodels had permits and association approvals. In a community with architectural controls and a long run of individual renovation, undocumented work is both a valuation question and a future resale question.
We read the permit history alongside the association's approval records, and we schedule independent inspections as standard.
Ownership costs
What you will pay beyond the mortgage
A useful budget here separates mortgage principal and interest, property tax, insurance, the residential association dues, club dues if applicable, special-assessment installments, utilities, landscaping, pool service and maintenance reserves.
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.
Balances vary lot to lot and sit outside the normal property-tax bill. Obtain the parcel balance, installment schedule, interest terms and payoff quote from the responsible authority or the closing records, and ask whether the seller has paid theirs off.
What comes next here
As an established community, the future questions in Red Rock Country Club involve individual construction on remaining and redeveloped homesites, club investment, and association improvements — rather than any assumption that original builder sales continue.
Where we come in
Club access and association obligations decide this purchase
Red Rock Country Club is three organisations layered on one address: the residential association, the club, and a master plan it sits outside. Which membership is available, what the architectural controls permit, and whether past work was approved are all answerable — in writing, before you are committed.
We raise the club question early, request both document sets, and read the permit history alongside the association's approvals.
Questions
Red Rock Country Club, answered
Is Red Rock Country Club part of Summerlin?
When was Red Rock Country Club built?
What golf courses are at Red Rock Country Club?
Does buying a home there include club membership?
Is Red Rock Country Club guard-gated?
What subdivisions are in Red Rock Country Club?
Are all Red Rock-named communities inside the country club?
What is the difference between a production home and a custom estate there?
What should I check on a course-facing lot?
What should I check on a mountain-edge lot?
What schools serve Red Rock Country Club?
What are the HOA and club costs?
Sources and currency
Development commencement, developer history and the land purchase: Summerlin developer history. Governance position outside the four master associations and the Council structure: Summerlink village classification. Golf course design, the Mountain course's private association and Arroyo Golf Club's public play: club and course operator materials. School assignment process and Summerlin campus inventory: Clark County School District. Property-tax abatement: Clark County Assessor. Market figures: Q1 2026 Summerlin-wide MLS data.
Membership terms, association obligations and school assignments are property-specific and change over time. Confirm them against the current records for the home you are considering.