Summerlin Village 28 · Development from 1991
The Hills South
Summerlin's early custom and golf-oriented neighborhoods around the private TPC Summerlin club — with the Summerlin Library and Performing Arts Center as the master plan's cultural anchor.
Development from
1991
Among Summerlin's first
Neighborhoods
8
Plus The Enclave custom parcels
Golf
TPC Summerlin
A private club
Culture
Library & PAC
1771 Inner Circle Drive
Housing
Three tiers
Custom, production luxury, condos
Overview
Setting
Where Summerlin's luxury market began
The Hills South began development in 1991 and includes the early custom and golf-oriented Summerlin neighborhoods around TPC Summerlin, together with smaller attached products.
This is where the master plan's high end established itself, three decades before The Ridges and The Summit Club. The housing runs from guard-gated custom enclaves through production luxury homes to condominiums, and the three tiers need to be compared on their own terms rather than against one another.
The Hills South is distinct from The Hills, immediately to the north. They are separate villages with separate neighborhood directories.
Listings and search results run them together regularly. Confirm which village a property is actually in before comparing it with anything.
Three tiers
Compare like with like
Top tier
Guard-gated custom enclaves
Individually designed homes behind staffed gates, with their own architectural controls.
Mid tier
Production luxury homes
Builder plans from the original development programme, now established resale.
Attached
Condominiums
Smaller attached products with their own association structures.
A price per square foot that spans all three tells you nothing useful. Ask for comparables within the tier and, where possible, within the neighborhood.
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. Custom estates on TPC Summerlin frontage trade well above these medians and on thin volume, so a master-plan median is the wrong comparison here. Ask us for the figures on the tier you are considering.
Neighborhoods
The directory
Eight neighborhoods, plus the custom parcels
A compact directory by Summerlin standards, which reflects the larger lots and lower density of the village's custom tier.
The Enclave appears in the developer's historical custom-neighborhood material and should be included when researching luxury parcels in this village.
Use the exact address to distinguish it from other Enclave names elsewhere in the valley — the name also occurs among the Summerlin Centre neighborhoods and in discussions of luxury communities further afield. We confirm the recorded parcel on any property using this name.
The Terraces and Terraces on the Green
Two separately named neighborhoods. A listing that says only "The Terraces" has not told you which one, and they may carry different obligations. Confirm the recorded subdivision.
Golf & culture
The club
TPC Summerlin is private
TPC Summerlin is a private club. Residential proximity does not confer private golf membership, and buying a home on the course does not change that.
Request a current written explanation of what is included and what requires application or separate payment.
Promotional language from when a neighborhood was built is not evidence of a current arrangement. If the club is part of why you are buying, treat it as its own enquiry before you are in contract — we raise it early for exactly this reason.
TPC Summerlin is the course here, in The Hills South. TPC Las Vegas is a different course, associated with The Canyons.
The names are close enough that listings and search results confuse them regularly, so confirm which course a property actually faces.
If you are considering golf frontage
- Ball exposure — which varies substantially depending on the hole and the shot shape that brings play toward the lot.
- Cart traffic — position of the paths and what they route past the property.
- Course maintenance — mowing and blowers start before most people are up, every day.
Culture
The master plan's cultural anchor
The Summerlin Library and Performing Arts Center sits at 1771 Inner Circle Drive — a public cultural facility serving the whole master plan, located in this village.
Nevada Ballet Theatre has a nearby campus. Between them, this corner of Summerlin carries more cultural infrastructure than anywhere else in the community, and residents of every village use it.
| Facility | What it is |
|---|---|
| Summerlin Library and Performing Arts Center | Public cultural anchor at 1771 Inner Circle Drive |
| Nevada Ballet Theatre | A nearby campus |
| TPC Summerlin | A private club — membership on its own terms |
The library and performing arts center is a public facility with its own programming and schedule. The club is a separate private organisation.
Schools
Clark County School District
Schools serving The Hills South
School assignment here requires the exact home address. The nearby Lummis and Becker context should be treated as orientation rather than a village-wide promise.
CCSD assigns schools by street address. Use the lookup at ccsd.net/zoning, or send us the address and we will confirm the current elementary, middle and high school assignment for you.
With large custom parcels spread across the village, this is one where the per-property check genuinely matters.
| 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.
Private and early-childhood options
Private and early-childhood options have independent admission and enrollment requirements, separate from any home's school zone. 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.
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.
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
For a custom home
Ask who did the work, not just what it looks like
On a custom property from the early 1990s, the original construction and the later work were often carried out by different parties to different standards.
- Major systems — with replacement dates.
- Additions — what was added, when, and by whom.
- Remodel permits — and the association approvals that went with them.
- The design and build professionals — who designed and who built, for both the original and any later work.
A recently renovated interior does not establish the condition of roofs, waterproofing, mechanical equipment or buried services.
Those four items account for most of the expensive surprises on a custom home of this age, and none of them are visible in a listing photograph. We schedule independent inspections as standard and read the permit history alongside them.
For a condominium
- The maintenance chart — who pays for what.
- Reserves — the reserve study and current funding level.
- Insurance — what the association carries and what the owner must.
- Planned projects — anything scheduled that could generate an assessment.
In any gated neighborhood here
Confirm guest access, service-provider access and association design controls. In a village with guard-gated custom enclaves, how contractors, deliveries and visitors actually get in is a practical question worth answering before you own the home — and the design controls decide what you will be permitted to change.
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, any gate assessment, club costs 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.
Club costs are separate
Where a club membership is involved, review its costs independently of association dues. Initiation, dues and what each category of membership includes are the club's terms, not the association's.
Where we come in
Club language and custom-home paperwork decide this purchase
In The Hills South, two things drive the outcome: what a claimed TPC or club privilege actually includes in writing today, and who built and later altered a thirty-year-old custom home.
We request the club's current written terms, read the permit history alongside an independent inspection, and compare within the tier rather than across the village.
Questions
The Hills South, answered
Where is The Hills South in Summerlin?
Is The Hills South the same as The Hills?
What neighborhoods are in The Hills South?
Is TPC Summerlin public or private?
Is TPC Summerlin the same as TPC Las Vegas?
A listing mentions TPC access or club privileges. What should I do?
What is the Summerlin Library and Performing Arts Center?
What schools serve The Hills South?
What should I check on a custom home here?
Does a renovated interior mean the home is sound?
What should I confirm about a gated neighborhood here?
Are there new homes in The Hills South?
Sources and currency
Village development date, position and neighborhood directory: Summerlin developer history, historical custom-neighborhood material and neighborhood inventories. Club status, library and performing arts center address and Nevada Ballet Theatre: Summerlin village materials and operator information. School assignment process and Summerlin campus inventory: Clark County School District and the developer school directory. Property-tax abatement: Clark County Assessor. Market figures: Q1 2026 Summerlin-wide MLS data.
Club 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.