Let’s get this out of the way. The Las Vegas market is slow right now.

Buyers are taking their time. Sellers are cutting prices. And builders have finished homes they’d very much like to close before the end of the year.

That’s exactly why I’m telling you not to sleep on La Madre Peaks.

Summerlin West’s newest village is one of the most upscale places to buy new construction in Las Vegas. Eleven communities. Six builders. Prices from the high $600s to more than $7 million for the dirt alone. And right now, in a slow market, you can walk into a finished home there by the end of the year.

I just shot a video on what $900K buys you in Summerlin, and the short version is this: the same budget puts you in a completely different position depending on which village you buy in. La Madre Peaks is where that idea gets really interesting.

La Madre Peaks Pricing at a Glance

One floor, done with stairs

• Esplanade at Red Rock (Taylor Morrison): from the high $600s, up to about $1.6M. Open now, with villa homes from $674,990 and a Classics home at $949,990, all ready by early 2027.
• Cactus Bloom (Richmond American): from the low $1.7Ms. Open now.
• Agave Ridge (Tri Pointe): from around $2M. Slated to open November 2026.
• Riviera Palms (KB Home): pricing not released.

Still fine with stairs, want room for people

• Cloudbreak Ridge (KB Home): from the low $800s. Open now, with a five-bedroom quick move-in at $939,750.
• Reflection Ridge (Toll Brothers): pricing not released.
• Glass Canyon (Pulte): pricing not released.

Building it exactly right

• Astra (Howard Hughes custom homesites): lots from about $2.6M to more than $7.5M.

Too early to call

• Canyon Vista (Tri Pointe), Golden Grove and Juniper Heights (Richmond American): no plans or pricing released.

Most of those are “starting from” numbers, and out here that matters more than almost anywhere in the valley. More on that below.

What $900K Buys You in La Madre Peaks

In some Summerlin villages, $900K is the top of the market. You’re buying the most expensive house on the block, in a village that has nowhere higher to go.

In La Madre Peaks, $900K is the front door.

At that price, you’re in the bottom tier of Summerlin’s luxury market. Your neighbors are $1.7M single-stories, $2M Tri Pointe homes and custom estates on lots that sell for millions before construction even starts.

That’s exactly where you want to be.

When you buy at the top of a village, there’s nowhere for your home to go. When you buy at the entry point of a village whose ceiling hasn’t even been built yet, everything around you is working in your favor.

Want the full village-by-village picture? The Summerlin Primer is my guide to what each Summerlin village actually sells for and where your money goes furthest.

[Download The Summerlin Primer →]

Same Money, Two Very Different Houses

Here’s my favorite thing about La Madre Peaks right now.

For almost exactly the same money, about $10,000 apart, you can buy two completely different homes in this village.

At Esplanade at Red Rock, $949,990 gets you the Sangria: 1,828 square feet, two bedrooms, all on one floor, inside a gated community built around a resort lifestyle.

At Cloudbreak Ridge, $939,750 gets you 2,753 square feet and five bedrooms on two floors.

That’s roughly $520 a square foot at Esplanade versus about $341 at Cloudbreak. Same village, same views, same address.

Neither one is the wrong answer. It’s a question of what you’re paying for. If you’re done with stairs and want the amenities, Esplanade is your home. If you want room for family, guests or a home office that’s actually an office, Cloudbreak gives you nearly a thousand more square feet for the same budget.

Why Summerlin Built La Madre Peaks This Way

This village didn’t come together by accident.

Look at the spread: high $600s to more than $7 million, in one village. Summerlin isn’t building a neighborhood out here. It’s building a full price ladder. Entry at Esplanade and Cloudbreak. Single-story at three tiers. Two-story at Reflection Ridge. And Astra at the top setting the ceiling for everything below it.

I’ve watched Summerlin run this play before, at The Ridges and again at Stonebridge. It works.

When a master plan puts a guard-gated custom enclave at the top of a village, every community underneath gets pulled up over the build-out. That’s the real argument for buying here now, slow market and all. The top of this village is just getting started, and I’ll come back to that at the end.

The Lot Premium Reality

Out here, the whole product is the elevation and the view. La Madre Peaks sits at the highest elevation in the valley, and from the right lots you can see the mountains, the valley and the Strip.

Those lots cost real money on top of the base price. At Cloudbreak Ridge, a home that starts in the low $800s can land past $1M once you add the lot premium. At Cactus Bloom, premiums on the best lots have run into the hundreds of thousands.

So when you hear a “starting from” price, understand that’s the lot nobody’s fighting over. The one you want is a different number, and the sales office usually tells you that after you’ve fallen in love with the model.

That’s one more reason the quick move-ins below are worth a look. The lot premium is already baked into the price you see.

One Floor: Esplanade, Cactus Bloom, Agave Ridge and Riviera Palms

La Madre Peaks is unusually generous to buyers who are done with stairs. Most villages give you one single-story community. This one gives you three real price points.

Esplanade at Red Rock — from the high $600s

Gated, entirely single-story, and the largest community in the village, with just under 400 homes on about 88 acres. Twelve floor plans from roughly 1,500 to 3,400 square feet, two to five bedrooms. Some plans include golf cart garages.

Right now, Taylor Morrison has three homes in the Esplanade Villas collection that will be ready by the end of the year:

• 1973 Harmony Gardens Street, Tiki plan: $674,990. Two bedrooms, 2.5 baths, 1,569 square feet, two-car garage.
• 2021 Harmony Gardens Street, Tiki plan: $699,990. Two bedrooms, 2.5 baths, 1,569 square feet, two-car garage, with an oversized pantry.
• 1985 Harmony Gardens Street, Zinnia plan: $744,053. Two bedrooms, 2.5 baths, 1,763 square feet, two-car garage.

All three are estimated ready November to December 2026.

That’s the lowest price of entry into La Madre Peaks today: under $700,000, on one floor, in a gated community with a resort-style lifestyle built around it.

Step up to the Esplanade Classics collection and the homes get bigger. 1793 Harmony Gardens Street, the Sangria plan, is $949,990. Two bedrooms, 2.5 baths, 1,828 square feet and a two-car garage, close to the community amenities, estimated ready December 2026 to January 2027.

Esplanade is for the buyer who wants the address without the maintenance. I’ve walked every modeled plan here on camera, so if you want to go deeper, those tours are on my YouTube channel.

Cactus Bloom — from the low $1.7Ms

Richmond American’s Aspire collection is the builder’s best-selling single-story product. They’ve built it all over the valley, but it’s been years since it had a Summerlin address. I’d been watching for it for about a year before it was announced, and presales were strong for exactly that reason.

Three single-story plans from about 3,400 to 4,000 square feet, four to five bedrooms, three-car garages. The builder also added details to match the village’s mid-century modern look. Some lots sit high enough to see the Strip.

This is for the buyer who wants one floor and isn’t downsizing by a single square foot.

Agave Ridge — from around $2M

Ninety-nine lots on about 29.5 acres on the north side of Mountain Run Drive, from Tri Pointe. Expect big single-story homes in the vein of Sandalwood.

That comparison matters. There’s a genuine shortage of large single-story homes at this level in Las Vegas. A big one-story eats far more land than a two-story of the same size, so builders are slow to build them, and the ones that get built tend to sell quietly. If this is your fit, get on the interest list now.

Riviera Palms — pricing not released

KB Home, directly across from Esplanade. 151 lots on about 23 acres. Nothing else has been released yet.

Two-Story and Room for People: Cloudbreak Ridge, Reflection Ridge and Glass Canyon

Not everybody wants one floor. If you want room for kids home for a week, grandkids or friends who visit for four days, this is your group.

Cloudbreak Ridge — your best bet for value at this exclusive location

If you want the most house for your money in La Madre Peaks, this is it.

KB Home’s Cloudbreak Ridge is gated, with 104 lots in two collections: 32 single-story Enclave homes and about 72 two-story Reserve homes. Homes run roughly 2,250 to 3,900 square feet, three to five bedrooms, starting in the low $800s.

Right now, KB has a home here you can move into today.

1241 Sunset Surf Place in the Reserves at Cloudbreak Ridge is available now at $939,750. It’s a two-story with 2,753 square feet, five bedrooms, three baths and a two-car garage.

At about $341 a square foot, that’s the most house for the money in this lineup. And at $939,750, you’re buying at the entry point of a village where the ceiling is still rising above you.

A quick move-in also means no waiting a year for a build, no guessing what the finished lot premium will be, and often better incentives, because the builder wants that home closed. In a slow market, ask what’s on the table.

One thing to weigh before you fall for the kitchen: it’s a two-car garage. Out here, where you’re a real drive from everything, a third vehicle or golf cart becomes a real question.

The KB sales office is at 1168 Cloudbreak Cove Drive, open Monday 1 to 6 p.m. and Tuesday through Sunday 10 a.m. to 6 p.m.

Reflection Ridge — pricing not released

Toll Brothers, 148 lots on about 28 acres. Three two-story plans from roughly 3,300 to 3,800 square feet, three-car garages and big upstairs lofts, which is where visiting family actually lives.

Toll routinely sells homes before the models open. If this is on your list, waiting for the grand opening can leave you choosing between the lots nobody else wanted.

Glass Canyon — pricing not released

Pulte, 126 one- and two-story homes from about 2,650 up to 4,700 square feet. That top size is rare out here. This is the one to watch for multigenerational households, like adult kids moving back or a parent moving in.

Too Early to Call: Canyon Vista, Golden Grove and Juniper Heights

• Canyon Vista (Tri Pointe): 74 lots on about 19.5 acres, south side of Park Drift Trail
• Golden Grove (Richmond American): 91 lots on about 12.75 acres, west side of Park Drift Trail
• Juniper Heights (Richmond American): 38 lots on about 9.5 acres, off Sunset Run Drive

No floor plans, no pricing, no confirmed product. Anyone describing these in detail right now is guessing. I’ll cover them when they release.

What to Know Before You Buy in La Madre Peaks

The look. The whole village leans Palm Springs: mid-century lines, low asymmetrical rooflines, big windows and indoor-outdoor living. It’s a real departure from the Mediterranean tile and stucco Summerlin was built on.

The drive. This is the far western edge of Summerlin. The views are extraordinary, but the drive to the airport, the Strip or the medical corridor is meaningfully longer than from villages to the east. If you commute, drive it at 8 a.m. on a Tuesday before you sign.

The lifestyle. Planned parks and trails, Scouts Point Park, Grand Park down the road, Downtown Summerlin, and Red Rock Canyon practically out the back door. After 20 years in Summerlin, that last one is still the amenity I’d defend hardest.

The Icing on the Cake: Astra

Every village has a top. In La Madre Peaks, it’s Astra.

Astra is the ultra-luxury, guard-gated custom homesite enclave from Howard Hughes, the company behind Summerlin itself. You may remember it by its original name, Amaya.

Here’s what you’re looking at:

• 167 custom homesites on about 170 acres
• Lots from about half an acre to more than an acre and a half
• Roughly 4,125 feet of elevation, at the base of La Madre Mountain and Little Red Rock
• Panoramic views of the La Madre Mountains, Red Rock Canyon and the Las Vegas Strip
• Lot prices from about $2.6 million to more than $7.5 million

That’s the dirt. Before a single wall goes up.

To give you a sense of the range, recent lot sales in the first phase have included a half-acre lot at about $2.6 million and a lot of just under nine-tenths of an acre at about $5.8 million. View and orientation drive those numbers as much as size does.

And the clubhouse is going to be something. Plans call for a three-story, 30,000-plus-square-foot wellness clubhouse with a fitness center, treatment rooms, a sauna, and an infinity pool looking out over the Las Vegas skyline.

It’s a non-golf community, which is part of the appeal. Think The Ridges or Summit Club, minus the golf. There’s no cookie-cutter repetition here either. Owners have the freedom to build modern desert, contemporary or transitional, with conservation guidelines that keep native vegetation and direct desert trail access part of the experience.

This is a true custom build. Your architect, your team, your vision, your timeline, and that timeline is measured in years, not months. It takes a certain kind of buyer to enjoy that process rather than endure it. Somebody building the last house they’ll ever build, who knows exactly how they want to live and has the runway to see it through.

But here’s why Astra matters even if you’ll never buy there.

Astra sets the ceiling for this entire village. Every multimillion-dollar lot on that ridge pulls up the value of everything below it, from the Cactus Bloom single-stories to the villas at Esplanade to that five-bedroom at Cloudbreak Ridge.

That’s the whole point of buying in La Madre Peaks at $900K. You’re not buying at the top. You’re buying underneath it.

And the top of this village is just getting started.

Frequently Asked Questions About La Madre Peaks

What is La Madre Peaks?
La Madre Peaks is the newest village in Summerlin West, the master-planned community on the western edge of Las Vegas. It includes 11 new-construction communities, ranging from single-story homes in the high $600s to custom homesites at Astra priced from about $2.6 million to more than $7.5 million.

Where is La Madre Peaks in Las Vegas?
La Madre Peaks sits at the far western edge of Summerlin, near Red Rock Canyon, off Lake Mead Boulevard and the 215. Homes there carry a Las Vegas 89138 zip code.

How much do homes cost in La Madre Peaks?
New homes start in the high $600s at Esplanade at Red Rock and run to around $2M for Tri Pointe’s Agave Ridge. Custom homesites at Astra range from about $2.6 million to more than $7.5 million for the lot alone. Lot premiums can add significantly to any starting price.

What is the least expensive way to buy in La Madre Peaks?
As of November 2026, the lowest price of entry is the Esplanade Villas collection at Esplanade at Red Rock, with single-story homes from $674,990.

Which La Madre Peaks community offers the best value?
KB Home’s Cloudbreak Ridge offers the most square footage for the money. A five-bedroom, 2,753-square-foot quick move-in home there is priced at $939,750, about $341 per square foot.

Are there quick move-in homes in La Madre Peaks?
Yes. As of November 2026, Taylor Morrison has homes at Esplanade at Red Rock from $674,990 to $949,990, ready by early 2027, and KB Home has a five-bedroom home at Cloudbreak Ridge available now at $939,750.

What builders are in La Madre Peaks?
Taylor Morrison, Richmond American, Tri Pointe, KB Home, Toll Brothers and Pulte, plus custom homesites at Astra by Howard Hughes.

What are the communities in La Madre Peaks?
Esplanade at Red Rock, Cactus Bloom, Agave Ridge, Riviera Palms, Cloudbreak Ridge, Reflection Ridge, Glass Canyon, Astra, Canyon Vista, Golden Grove and Juniper Heights.

Is La Madre Peaks considered luxury?
Yes. With homes ranging into the millions and a guard-gated custom enclave at the top, La Madre Peaks is one of Summerlin’s most upscale villages. A buyer at $900K here enters at the bottom tier of that luxury market.

What can $900K buy in Summerlin?
It depends on the village. In higher-density villages, $900K can be the top of the market. In La Madre Peaks, it can buy a 1,828-square-foot single-story at Esplanade or a 2,753-square-foot, five-bedroom home at Cloudbreak Ridge, surrounded by homes and homesites selling well into the millions.

Which La Madre Peaks communities are single-story?
Esplanade at Red Rock and Cactus Bloom are entirely single-story, and Agave Ridge is expected to be. Cloudbreak Ridge and Glass Canyon also offer some single-story plans.

Is Esplanade at Red Rock a 55+ community?
No. Unlike many Esplanade communities, Esplanade at Red Rock is not age-restricted, though its single-story homes and resort-style lifestyle appeal strongly to buyers 50 and up.

Are La Madre Peaks communities gated?
Several are. Esplanade at Red Rock and Cloudbreak Ridge are gated, and Astra is guard-gated. Gating for communities that haven’t released details yet has not been announced.

When does Agave Ridge open?
Tri Pointe’s Agave Ridge was slated to open in November 2026, with large single-story homes priced from around $2 million.

What is Astra at La Madre Peaks?
Astra is an ultra-luxury, guard-gated custom homesite community by Howard Hughes in La Madre Peaks, Summerlin West. It includes 167 custom homesites on about 170 acres, with lots from half an acre to more than an acre and a half.

How much are lots at Astra Summerlin?
Astra lots range from about $2.6 million to more than $7.5 million, depending on size, view and orientation.

Is Astra the same as Amaya Summerlin?
Yes. Astra at La Madre Peaks was formerly known as Amaya Summerlin.

Does Astra have a clubhouse?
Yes. A three-story, 30,000-plus-square-foot wellness clubhouse is planned, with a fitness center, treatment rooms, a sauna and an infinity pool overlooking the Las Vegas skyline.

Is Astra a golf community?
No. Astra is a non-golf custom home community focused on views, privacy, architectural freedom and desert trail access.

What is the architectural style in La Madre Peaks?
The village leans Palm Springs mid-century modern: low, asymmetrical rooflines, big windows, indoor-outdoor living and desert landscaping. It’s a departure from the Mediterranean style of older Summerlin villages.

What are lot premiums in La Madre Peaks?
Lot premiums are added to a home’s base price for better views or positions. In La Madre Peaks, where elevation and views are the main draw, they can be significant. At Cloudbreak Ridge, premiums can push a home starting in the low $800s past $1M.

How far is La Madre Peaks from the Las Vegas Strip?
Because it sits at Summerlin’s western edge, the drive to the Strip, the airport and the medical corridor is longer than from villages farther east. Buyers who commute should test the drive at rush hour before buying.

Is it a good time to buy new construction in Summerlin?
The Las Vegas market is slower right now, which means more choice and more room to negotiate, especially with builders who want finished homes closed. The right timing depends on your situation, but slower markets are often better for buyers.

What’s the difference between Esplanade at Red Rock and Cloudbreak Ridge?
Esplanade is entirely single-story, gated and built around a resort lifestyle, with homes from the high $600s. Cloudbreak Ridge offers both one- and two-story homes from the low $800s, with more square footage for the price. At similar budgets, Esplanade buys amenities and one-floor living; Cloudbreak buys space.

What is the newest village in Summerlin?
La Madre Peaks is the newest village in Summerlin West, with multiple communities open and several more coming.

Find the Community That Fits You

The market is slow. The best homes in La Madre Peaks won’t be.

Grab The Summerlin Primer to see how La Madre Peaks stacks up against every other Summerlin village, and take my five-minute Community Match Quiz at vegasconfidentialquiz.com to find the community that fits how you want to live.

[Download The Summerlin Primer →]

And when you’re ready to walk these homes, bring someone who sits on your side of the table. The sales team is lovely and professional, and they work for the builder.

I don’t.

Jennifer Graff | The New Home Experts Las Vegas at Simply Vegas