Summerlin Village 23 · Development from 1996
The Arbors
Thirty neighborhoods, from condominiums to large detached homes, with an elementary, a middle and a high school campus all inside the village — plus a tennis park, a paseo and a canyon.
Development from
1996
Large established village
Neighborhoods
30
Condos to large detached homes
Campuses inside
3
Staton, Rogich, Palo Verde
High school
Palo Verde
Campus located in the village
Recreation
4 anchors
Tennis park, paseo, Tree Top, canyon
Overview
Setting
Schools, parks and sports, inside one village
The Arbors began development in 1996 and is a large established village with a notable concentration of schools, parks and sports facilities.
Staton Elementary, Rogich Middle and Palo Verde High are all located within the village boundary — a combination no other Summerlin village has. Add the Arbors Tennis and Play Park, the Arbors Paseo, Tree Top Park, Cottonwood Canyon and the city's Veterans Memorial Leisure Services Center, and it is one of the most heavily serviced parts of the master plan.
Having an elementary, a middle and a high school inside the boundary is genuinely unusual and genuinely valuable. It is not the same as every residence being assigned to them.
The district's sample shows two different elementary contexts within The Arbors. The schools tab sets out both, and we confirm the assignment on any specific address.
Product range
One village label, several markets
A broad village label covers both attached housing and larger detached homes here. A Vineyards home and a small condominium are different market segments even inside the same ZIP code.
Attached
Condominiums and townhomes
Amber Ridge Condos, Silver Pines Condos and Cottonwood Terrace Townhomes.
Detached
Standard detached neighborhoods
The majority of the village's twenty-seven other neighborhoods.
Larger homes
The upper tier
The Vineyards and comparable neighborhoods sit well above the village average.
Compare attached and detached products separately, including exterior maintenance and insurance, and ask for comparable sales at the neighborhood and plan level rather than the village level.
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. With thirty neighborhoods spanning condominiums to large detached homes, The Arbors covers more price tiers than almost any village in the master plan. Ask us for comparables at the neighborhood and plan level.
Neighborhoods
The directory
Thirty neighborhoods
All established resale. The three marked are attached-housing communities, which need a different document review from the detached neighborhoods.
Canyon Crest — one directory places it in The Arbors, another places a Canyon Crest among The Canyons. The actual parcel and association settle it, not the directory.
Sunset Mesa — appears in broad Arbors discussions but is listed primarily under The Crossing.
Similar names do not establish common management. We confirm the recorded subdivision and the governing association on any property where the name is ambiguous.
Schools
Clark County School District
Schools serving The Arbors
Three campuses sit inside the village: Staton Elementary, Rogich Middle and Palo Verde High. The district's sample shows two elementary contexts within the boundary, both feeding Rogich and Palo Verde.
| Reference point | Elementary | Middle | High |
|---|---|---|---|
| Arbors Tennis Park | Staton | Rogich | Palo Verde |
| Cottonwood Canyon | Bonner | Rogich | Palo Verde |
Documented at two reference points within the village; the Tree Top Park context matches Arbors Tennis Park. CCSD assigns by street address, so confirm the specific home at ccsd.net/zoning — or send us the address and we will confirm it.
Staton, Rogich and Palo Verde all have campuses in The Arbors, and Palo Verde is the only high school campus anywhere inside the Summerlin master plan.
Campus location and school assignment answer different questions, though. The elementary assignment varies across the village, so confirm the exact address if a particular school matters.
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 serve the wider area. Each runs its own application, lottery and transportation arrangements.
Private schools in the area 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. Each admits through its own process.
Inside the master plan
Campuses located in Summerlin
| 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 |
Summerlin contains thirteen public campuses, which is unusual for a master plan. A campus inside Summerlin may serve homes across several villages, and a Summerlin address may be assigned to a campus outside it.
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.
Recreation
Outdoor anchors
Four places that define daily life here
Sports
Arbors Tennis and Play Park
The village's main sports facility and a school reference point.
Connections
Arbors Paseo
The pedestrian spine linking neighborhoods through the village.
Park
Tree Top Park
A second park anchor within the village.
Open space
Cottonwood Canyon
The village's natural anchor, and its own school reference point.
This is a City of Las Vegas facility with its own programs, registration and fee structure — separate from the Summerlin Council's community centers.
If a particular class, sport or program is part of why you are looking here, check with the operating body directly, since Council and city facilities run on different systems.
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. Those totals combine very different scales of facility, so for a specific activity check restrooms, shade, accessible paths, surface condition and parking.
Buying here
On an established home
What to prioritise
Homes here date from 1996 onward. On a property of that age, five items account for most of the surprises.
- Roof condition — including underlayment age, not just the visible surface.
- HVAC replacements — with dates, and whether the ductwork was addressed.
- Drainage — how water moves across the lot and away from the structure.
- Pool equipment — age, condition and recent replacements.
- Unpermitted changes — the item most likely to complicate a later sale.
Thirty years of growth is one of the real advantages of buying in The Arbors, and it brings irrigation, tree work and root management with it.
Have the irrigation tested and check what roots are doing to walls, hardscape and sewer lines.
If the home backs to a greenway
A home backing onto a greenway gets the outlook and the access — and it may also have public trail use and maintenance access running behind it. Walk the back edge before deciding how you feel about that; some buyers love it and some do not.
Visit at the right hours
With three campuses in the village, check traffic near the school corridor at arrival, dismissal and evening activities. A street that is calm at midday can behave very differently at 7:45 in the morning.
Ownership costs
What you will pay beyond the mortgage
A useful budget separates mortgage principal and interest, property tax, insurance, master assessment, neighborhood or condominium assessment, special-assessment installments, utilities, landscaping, pool service and maintenance reserves.
Attached housing needs a different document review: the reserve study, insurance, maintenance responsibilities, parking rules and any planned capital work.
Exterior maintenance and insurance are the two items that most often differ from what a buyer assumes, and they are also what makes a monthly assessment comparable or not. We read these before 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.
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.
Where we come in
Thirty neighborhoods, several different markets
The Arbors runs from condominiums to large detached homes under one village label. A village-level comparable lands wide of the mark in either direction, and two neighborhoods with similar names can belong to different villages entirely.
We pull comparables at the neighborhood and plan level, confirm the recorded subdivision, and read the association documents before you are committed.
Questions
The Arbors, answered
Where is The Arbors in Summerlin?
What neighborhoods are in The Arbors?
Are there schools inside The Arbors?
What schools serve The Arbors?
Is Canyon Crest in The Arbors or The Canyons?
Is Sunset Mesa part of The Arbors?
Does The Arbors have condominiums?
Can I compare a condo and a detached home here on price per square foot?
Are there new homes in The Arbors?
What should I inspect on an established home here?
What if the home backs to a greenway?
What is the Veterans Memorial Leisure Services Center?
Sources and currency
Village development date, position and neighborhood directory: Summerlin developer history and neighborhood inventories. Recreation anchors and campus locations: Summerlin village materials and the developer school directory. School assignment context: Clark County School District attendance data sampled at Arbors Tennis Park, Tree Top Park and Cottonwood Canyon, October 8 2026. Recreation and trail totals: the developer's August 2026 release. Veterans Memorial Leisure Services Center: City of Las Vegas. Property-tax abatement: Clark County Assessor. Market figures: Q1 2026 Summerlin-wide MLS data.
Subdivision records, association obligations and school assignments are property-specific. Confirm them against the records for the home you are considering.