ZIP 89135 is a City of Las Vegas residential ZIP code covering approximately ~9 square miles with approximately ~25,000 residents. Median single-family resale price in 2026 runs approximately $825,000 per Las Vegas REALTORS MLS data, with median days on market at 28-45 and months of inventory at 3-4. ZIP 89135 is one of the highest-priced submarkets in Las Vegas, containing Summerlin South villages, The Ridges trophy guard-gated community ($2M-$20M+), Red Rock Country Club, and The Mesa. The ZIP feeds into Sig Rogich Middle School and Palo Verde High School — both consistently top 5 CCSD performers. Downtown Summerlin (Howard Hughes mixed-use development with Las Vegas Ballpark, dining, retail) anchors the ZIP's walkable retail core.
Where is ZIP 89135?
ZIP 89135 sits in Las Vegas, Nevada at approximately 36.121°N, 115.328°W. Bounded roughly by Hualapai Way west, Rampart Boulevard east, Sahara Avenue north, and Tropicana Avenue south. The ZIP runs approximately 18-25 min to the Las Vegas Strip and 20-25 min to Harry Reid International Airport. For broader Las Vegas market context across every neighborhood NREG covers, see the Las Vegas city hub.
What communities are inside ZIP 89135?
ZIP 89135 contains Summerlin South villages (Stonebridge, Kestrel, Redpoint, Ridgebrook, Discovery) plus the trophy guard-gated communities The Ridges ($2M-$20M+), Red Rock Country Club ($1.2M-$10M+), and The Mesa ($1.5M-$5M+). Downtown Summerlin (Howard Hughes mixed-use development with Las Vegas Ballpark, 100+ restaurants, retail anchors including Macy's and Dillard's) anchors the ZIP's walkable retail core. The ZIP is one of the highest-priced submarkets in Las Vegas and shows the strongest 5-year appreciation outside Henderson trophy communities.
| Community | Price range |
|---|---|
| Summerlin South villages | $700K-$2.5M |
| The Ridges | $2M-$20M |
| Red Rock Country Club | $1.2M-$10M+ |
| The Mesa | $1.5M-$5M+ |
Which schools serve ZIP 89135?
CCSD schools serving ZIP 89135 include Palo Verde HS (9/10 GreatSchools), Sig Rogich MS (8/10), and elementaries William and Mary Scherkenbach ES (8/10) and Sandy Searles Miller Academy (7/10). The Sig Rogich MS / Palo Verde HS feeder is the single most highly-requested CCSD assignment in the western valley. Faith Lutheran private school (in 89117) is 12-15 minutes east. Bishop Gorman is 18-22 minutes south. Verify specific street-level assignments at ccsd.net before signing any offer. For deeper Summerlin-area school detail, see the Summerlin schools guide.
What does the ZIP 89135 housing market look like in 2026?
ZIP 89135 median resale runs approximately $825K in 2026 per Las Vegas REALTORS MLS data — one of the highest-priced submarkets in Las Vegas. Days on market run 28-45 with inventory at 3-4 months. The Ridges guard-gated trophy inventory ($2M-$20M+) shows longer 60-120 day median DOM. Red Rock Country Club guard-gated golf-frontage inventory ($1.2M-$10M+) shows similar trophy-tier velocity. Mainstream Summerlin South villages turn within 28-42 days. Year-over-year appreciation has run 6%+ annually since 2020. Property tax on trophy-tier 89135 properties scales sharply — a $3M home generates approximately $33,000-$36,000 annually before the 3% owner-occupied cap kicks in. The Las Vegas REALTORS luxury submarket reports show 5-year compound appreciation in the $1M+ tiers running ahead of the broader market by 2-3 percentage points annually. For property-tax math on $1M, $2.5M, and $5M scenarios see the Las Vegas property tax guide and the luxury homes hub for current trophy-tier inventory.
What is nearby in ZIP 89135?
Downtown Summerlin (Howard Hughes mixed-use anchor with Las Vegas Ballpark and 100+ restaurants), Red Rock Canyon National Conservation Area (immediately west), Fox Hill Park, The Paseos Park, Bear's Best Las Vegas golf course inside The Ridges, and TPC Summerlin (adjacent in 89144) all sit inside or near ZIP 89135. Drive times: Las Vegas Strip 18-25 min · Harry Reid International Airport 20-25 min.
What about buying in ZIP 89135?
ZIP 89135 fits trophy and luxury buyers (The Ridges, Red Rock Country Club, The Mesa), move-up family buyers seeking the Palo Verde HS feeder, and Strip-corridor employees prioritizing the Howard Hughes master-plan amenities. The Ridges HOA runs $400-$1,200/month plus Summerlin Community Association fee $65/month plus Bear's Best golf membership (optional). Red Rock Country Club HOA runs $400-$800/month plus separate Arnold Palmer / Red Rock golf membership. Standard Summerlin South village HOAs run $100-$300/month. Trophy-tier ZIP 89135 buyers should plan for cash-versus-financed offer dynamics — approximately 50-65% of 89135 luxury transactions close in cash per Las Vegas REALTORS aggregate data, so financed offers need stronger earnest-money deposits to compete. Schedule architectural-review verification on any guard-gated purchase and confirm FIRPTA withholding if seller is foreign. For trophy-tier inventory across the metro, see the Las Vegas luxury homes hub. Foreign or out-of-state buyers should review the Nevada tax advantages guide for residency planning before close. Start trophy-buyer representation at the buyer hub.