Summerlin Village 18 · Development from 2000
The Gardens
An established southern village built around Gardens Park and its community center, with eight neighborhoods spanning detached homes and condominiums, plus a private school and neighborhood services inside the boundary.
Development from
2000
Established southern Summerlin
Neighborhoods
8
Detached and attached housing
Recreation
Gardens Park
Plus a Council community center
High school
Spring Valley
Not Palo Verde
Services
Gardens Plaza
Neighborhood commercial nearby
Overview
Setting
Organised around a park
The Gardens began development in 2000 in the southern established portion of Summerlin, built around Gardens Park and nearby neighborhood commercial uses.
It combines detached and attached housing across eight neighborhoods, which means it should not be treated as a single architectural or price category. A Garden Terrace condominium and a detached home on Wisteria Hills share a village and very little else.
A reference to an original builder describes the history of a neighborhood rather than implying an active sales office. The questions here involve reinvestment, renovation, association projects and nearby development rather than a new village-wide release.
That makes condition and documentation the variables that matter, which is where we focus.
What sits inside the boundary
A park, a centre, services and a school
Recreation
Gardens Park
The village's recreation focus and its school reference point.
Recreation
Gardens Community Center
One of four Summerlin Council community centers in the master plan.
Everyday
Gardens Plaza
Nearby services for the errands you do without planning them.
Education
Alexander Dawson School
At Rainbow Mountain — a private school located in the village.
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 condominiums and detached homes in the same village, a Gardens-wide average describes neither well. Ask us for the figures on the product type you are considering.
Neighborhoods
The directory
Eight neighborhoods
Seven detached neighborhoods and one condominium community, all now trading as resale.
| Neighborhood | Housing | Status |
|---|---|---|
| Chelsea Gardens | Detached | Resale |
| Country Gardens | Detached | Resale |
| Garden Glen | Detached | Resale |
| Garden Terrace Condos | Attached — condominium | Resale |
| Glenleigh Gardens | Detached | Resale |
| Ivy Glen | Detached | Resale |
| Rosemont | Detached | Resale |
| Wisteria Hills | Detached | Resale |
Garden Terrace's attached product should be compared with similar legal and maintenance structures rather than with a detached property simply because both sit in The Gardens.
For Garden Terrace, obtain the association's reserve study, insurance, maintenance responsibilities, parking rules and any planned capital work.
A monthly figure on its own tells you nothing — the question is what it pays for and what it does not. We read these documents for clients before an offer.
Schools
Clark County School District
Schools serving The Gardens
The Gardens is one of the clearest examples in Summerlin that a master-plan address does not mean Palo Verde. Here the high school is Spring Valley.
| Level | School | Campus location |
|---|---|---|
| Elementary | Goolsby Elementary School | Inside Summerlin |
| Middle | Fertitta Middle School | Outside the master plan |
| High | Spring Valley High School | Outside the master plan |
Documented at the Gardens Park reference point. 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.
Palo Verde serves much of Summerlin and is widely assumed to cover all of it. The Gardens shows otherwise — southern Summerlin addresses run to Spring Valley, Durango and Sierra Vista depending on the boundary.
Worth confirming every property separately if a particular high school matters.
Alexander Dawson School
Alexander Dawson School at Rainbow Mountain is a private educational option located in the village. Admission is independent of a home's school zone and runs through the school's own process, with its own criteria and timelines.
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.
Other private schools in the area include Adelson, 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 southern Summerlin addresses are frequently assigned to campuses outside the master plan — Spring Valley, Durango and Sierra Vista all serve parts of the community.
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
The village focus
Gardens Park and the Community Center
Gardens Park and the Gardens Community Center provide the local recreation focus, with Gardens Plaza supplying nearby services. The community center is one of four Summerlin Council centers in the master plan.
| Facility | What it is |
|---|---|
| Gardens Community Center | Summerlin Council facility — one of four, alongside Trails, Willows and Vistas |
| Gardens Park | The village's recreation focus and school reference point |
| Gardens Plaza | Nearby neighborhood services |
The Council's four community centers have pools at three of them — Trails, Willows and Vistas. Classes, camps, facility rentals and resident programs run under published eligibility and registration rules.
A residence within a short map distance of the park or plaza can have quite a different walking route depending on walls, gates and crossings.
Visit the commercial edges, nearby office areas and the park when they are active rather than on a quiet weekend morning. And confirm whether the household will actually use the local centre, the sports facilities or the private school, and what fees apply.
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
By product type
What to check, depending on what you are buying
Detached homes
- Landscape drainage — how water moves across the lot, and where it goes.
- Patio structures — condition, and whether they were permitted and approved.
- Aging major systems — on a 2000-era home, HVAC, roof underlayment, water heater and windows are the items that matter.
Garden Terrace condominiums
- Reserve study — the single most informative document in a condominium purchase.
- Insurance — what the association carries and what the owner must.
- Maintenance responsibilities — the chart showing who pays for what.
- Parking rules — assigned spaces, guest parking and any restrictions.
- Planned capital work — anything scheduled that could generate an assessment.
Homes here date from 2000, so the major systems have either been replaced or are due. Documented work is worth considerably more than undocumented work, and unpermitted structural changes can complicate a sale later.
We schedule independent inspections for clients as standard and read the permit history alongside them.
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.
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.
Association documents to request
The current assessment statement, annual budget, reserve study, governing documents, rules, insurance summary, meeting information and any pending capital projects. For a resale, reconcile all of it against the official resale package.
Where we come in
Condominium and detached are different purchases
The Gardens holds both, and the documents that decide a good condominium purchase — reserve study, insurance, maintenance chart — have no equivalent on a detached home. Comparing the two on monthly dues alone will tell you nothing useful.
We read the association documents before you are committed and compare like with like.
Questions
The Gardens, answered
Where is The Gardens in Summerlin?
What neighborhoods are in The Gardens?
What schools serve The Gardens?
Is the high school Palo Verde?
What is Alexander Dawson School?
Does The Gardens have a community center?
What should I ask about a Garden Terrace condominium?
Can I compare a condominium with a detached home on monthly dues?
Can you still buy new in The Gardens?
How old are the homes?
Is everything within walking distance?
What are the HOA costs in The Gardens?
Sources and currency
Village development date, position and neighborhood directory: Summerlin developer history and neighborhood inventories. Recreation and services: Summerlin village and Council materials. Alexander Dawson School: the Summerlin school directory. School assignment context: Clark County School District attendance data sampled at Gardens Park. 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.
Association obligations are property-specific. Confirm them against the records for the home you are considering.