Summerlin Village 3 · Selling since late 2023
The Peaks
The village that contains Ascension, on the Spring Mountains foothills between The Summit Club and The Mesa. Six collections from Toll Brothers and Pulte, a private amenity package, and homes approaching 5,000 square feet.
First sales
Late 2023
Ascension, per Council reporting
Collections
6
Toll Brothers and Pulte Homes
Crestline homes
4,783–4,998
Square feet, two-story designs
Published from
$1.85M
Crestline, October 2026
Position
Town Center
Near Town Center Drive and Tropicana
Overview
Setting
A village of one community
Most Summerlin villages hold a dozen separately branded neighborhoods. The Peaks holds one: Ascension, developed jointly by Toll Brothers and Pulte Homes across six collections, near Town Center Drive and Tropicana Avenue.
It sits on the Spring Mountains foothills between The Summit Club and The Mesa, with Mesa Park nearby. That single-community structure is the thing that shapes everything else here — one amenity package, one association structure, one set of design standards across the whole village, rather than the patchwork a multi-builder village produces.
This comes up constantly, including on property portals, so it is worth fixing early:
- The Peaks — this village, containing Ascension, near Town Center Drive and Tropicana Avenue.
- La Madre Peaks — a different and newer village to the northwest, below the La Madre mountains.
- The Peak — a collection at Mesa Ridge, not a village at all.
A listing that says "Peaks" is not necessarily in this village. We check the recorded subdivision before anyone makes a comparison on price.
Chronology
How The Peaks has developed
- Late 2023 Ascension records its first sales, per Summerlin Council reporting.
- 2023–2026 Six collections release in sequence across Toll Brothers and Pulte, with different launch and sellout dates. Ridgeline and Incline are earlier collections.
- October 26, 2026 The developer release reports Toll Brothers with two remaining collections, and describes Crestline at 4,783–4,998 square feet from approximately $1.85 million.
Four of the six collections have moved through their build-out. A portal continuing to show a collection page does not mean build-to-order homes are still available there — it often means the page simply stayed up.
That is not bad news. A completed earlier collection is where the resale opportunity in this village sits, often with landscaping, window coverings and a pool already in. We price both paths for clients.
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. The Peaks sits well above this median — Crestline alone starts around $1.85 million. For what a specific collection and homesite is worth today, ask us for the village-level pull.
Collections and prices
The directory
Six collections, two builders
Ascension's published community map identifies six collection names. They launched at different times and have sold out at different times, which is why a single village can show both new-build and resale opportunities at once.
| Collection | Builder | Status | Notes |
|---|---|---|---|
| Crestline | Toll Brothers | Selling | Promoted in the October 2026 developer release |
| Highrock | Toll Brothers | Selling | Named Ascension collection |
| Ridgeline | Toll Brothers | Earlier release | Remaining builder inventory worth confirming |
| Caprock | Pulte Homes | Selling | Named Ascension collection |
| Incline | Pulte Homes | Earlier release | Availability worth confirming |
| The Pointe at Ascension | Pulte Homes | Selling | Distinct from The Pointe in The Ridges |
The October 26, 2026 developer release reports Toll Brothers with two remaining collections. Availability moves faster than any published directory — ask us for today's position before you plan a visit around a specific collection.
Published plan sizes and pricing
| Collection | Square feet | Published pricing |
|---|---|---|
| Crestline — Toll Brothers | 4,783–4,998 | $1.85M–$2M+published October 2026 |
Two-story designs. This is the builder's advertised range on that date, before lot premium, structural options and design selections.
Lot premiums, structural options, design-centre selections, landscaping, window coverings, appliances and closing costs. At this price level those can add a six-figure sum.
Ask for a written all-in estimate on the exact homesite — that is the number worth comparing, and getting it is part of what we do for new-build clients.
New build or resale
Two ways into this village
With four collections past their build-out and two still selling, The Peaks offers something most new villages cannot: a genuine choice between a builder contract and a finished home.
Builder contract
A current collection
Choice of homesite, plan and finishes, a warranty from new, and the builder's incentives in play. The trade is a build timeline and a dirt yard at handover.
Resale
A completed earlier collection
Landscaping, window coverings and often a pool already in, a settled street, and a move-in date you can plan around. The trade is taking the finishes as they are.
Account for landscaping, pool, window coverings, warranty terms and timing on both sides before you compare the headline numbers.
One figure to keep separate: a reported increase in builder base prices is a different statistic from realized resale appreciation. The two move at different speeds in the same village, and only the second tells you what a home here has actually done. We run both when clients ask about appreciation.
Schools
Clark County School District
Schools serving The Peaks
The Peaks sits in southern Summerlin, between The Mesa and The Summit Club. That position matters for schools: Palo Verde is the only public high school campus inside the master plan, and addresses in this southern band are commonly assigned to campuses beyond it.
| Level | Nearest documented assignment | Campus location |
|---|---|---|
| Elementary | Batterman Elementary School | Serves the adjoining Mesa Park area |
| Middle | Fertitta Middle School | Inside Summerlin |
| High | Durango High School | Outside the master plan |
This is the documented assignment at Mesa Park, immediately adjoining The Peaks. CCSD assigns by street address, so confirm the specific home at ccsd.net/zoning — or ask us and we will confirm it for you.
Choice, charter and private options
Bishop Gorman is close to this part of Summerlin and is one of the better-known private options in the valley. Admission is an application process rather than anything tied to an address, so proximity is convenience rather than entitlement.
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 northwest. Each runs its own application, lottery and transportation arrangements, which are worth starting early.
Other private schools in the area include Adelson, Alexander Dawson, 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 — Durango, Spring Valley 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.
Amenities
Private recreation
An amenity package of its own
Ascension's advertised package includes a resident clubhouse and community facilities, pools, pickleball, fitness and bicycle facilities. That is a substantially larger offering than a village served only by public streets and a regional park.
Social
Clubhouse
Resident clubhouse and community facilities.
Water
Pools
Resident pool facilities within the community.
Sport
Pickleball & fitness
Courts alongside a resident fitness facility.
Outdoors
Bicycle facilities
Part of the advertised resident package.
Published descriptions between September and October 2026 differ on whether some of these are operating or still to come, which is normal in a community still building out.
The association and the builder both hold a current operating-status list. Ask us and we will get it for you before you tour, so you know what you are actually walking into.
Ascension's facilities sit separately from the Summerlin Council system, which operates community centers at Trails, Willows, Gardens and Vistas with Council pools at three of them.
For a home near private recreation, the practical questions are walking access, guest privileges, parking, event rules and opening hours — and whether a tenant receives the same privileges as an owner.
The cost side of amenities
What more HOA Documents mean for the monthly cost
A village with a private clubhouse, pools, courts and a fitness facility carries a different recurring cost structure from one with public streets and a regional park. That is the trade, and it is worth seeing in writing before you fall for a floor plan.
- The master community assessment, which every Summerlin home pays.
- The neighborhood or community assessment funding Ascension's own facilities.
- Any separate cost center for gates, private roads or specific amenities.
- Reserve funding for the clubhouse, pools and courts — these are the items that generate special assessments later if they are underfunded now.
Request the current assessment statement, annual budget, reserve study, governing documents, rules, insurance summary and any pending capital projects. For a builder contract, read the public offering statement and budget projections, and ask directly whether costs can change as the community completes.
Buying new 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 Ascension? 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 a view homesite, and particularly late in a collection.
- 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, which are frequently excluded from the base price.
- Remaining inventory in a collection nearing completion, where the incentive to close is highest.
Foothill lots and view homes
What to establish on a specific homesite
View premiums are a real part of pricing in this village. They are worth paying when the view is protected, and worth negotiating hard when it is not.
- Request the grading plan and the adjacent building envelopes. Those two documents tell you what can be built in front of you and how high.
- Visit in windy conditions — the foothills catch weather the valley floor does not.
- Evaluate slope, afternoon shade and west-facing glass at the hour you would actually be using the home.
- On an unfinished property, identify which exterior improvements must be completed after closing and at whose cost.
- Establish where construction access runs while the remaining collections build out.
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
At Ascension's price level the difference between a well-negotiated contract and an accepted one runs into real money — in design-centre allowances, in lot premium, and in which improvements land on your side of closing.
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
The Peaks, answered
Where is The Peaks in Summerlin?
Is The Peaks the same as La Madre Peaks?
What is Ascension?
Which collections are still selling?
How much do homes cost in The Peaks?
What schools serve The Peaks?
Is Bishop Gorman the assigned high school?
What amenities does Ascension have?
Do Ascension residents get Summerlin Council access too?
What are the HOA costs here?
Should I buy new or look at a resale here?
Are view homes worth the premium in The Peaks?
Sources and currency
Village structure, Ascension first sales and collection directory: Summerlin Council reporting and Ascension's published community map. Crestline plan sizes, pricing and remaining collections: the October 26, 2026 developer release. Amenity package: September and October 2026 developer coverage. School context: Clark County School District attendance data sampled at Mesa Park. Council community centers and pools: Summerlin Council. Property-tax abatement: Clark County Assessor. Market figures: Q1 2026 Summerlin-wide MLS data.
Published prices and plans describe the moment they were recorded and change with release, lot premium, incentive and inventory.