Capistrano
in The Paseos
Capistrano is a gated Ryland (later CalAtlantic) neighborhood in The Paseos, featuring an unusual all inverted two-story design with rooftop decks, roughly 2,550 to 3,020 square feet, built from 2014 to 2017.
Representative imagery: two-story home style typical of Capistrano's 2014-2017 era; this is stock imagery, not a specific listing
Capistrano Overview
Capistrano entered The Paseos in September 2014 as a Ryland Homes release, carried through the company's 2015 transformation into CalAtlantic Homes, and built out through roughly 2017. It is a gated, single-family neighborhood whose hook is the layout itself: all four plans are inverted two-story designs with the main living spaces upstairs, a deliberate choice that trades conventional layout for views, light and indoor-outdoor connection.
The reviews of the era emphasized the details: front courtyards, optional front-yard pools, accordion-style sliders, generous porches and loggias, and rooftop decks on select plans. Capistrano shares its grand entry with Tevare, so the two neighborhoods read as one gated community from the street while keeping separate identities and sub-associations inside.
Homes & Floor Plans
Four plans, all two-story and all inverted, with living areas on the upper level. The Review-Journal reported the original release at about 2,557 to 3,020 square feet with 3 to 4 bedrooms; options such as rooftop decks and outdoor rooms changed both footprint and value.
Inverted plan
Living areas on the upper floor to capture light and views, with sleeping and flex spaces below, the opposite of a conventional two-story.
Outdoor living
Front courtyards, porches, loggias, accordion-style sliders and rooftop decks on select plans made indoor-outdoor living the neighborhood's signature.
Sizes
About 2,557 to 3,020 sq ft, 3 to 4 bedrooms, built 2014 to 2017 behind the shared entry with Tevare.
Market context, as of late 2025 / early 2026
Capistrano is a newer, gated resale neighborhood with limited inventory, and homes commonly price around or above the Paseos median, which village-level reports put around $825,000 in Q4 2025. The inverted plans and rooftop decks appeal to a specific buyer, which can mean longer or shorter market times depending on the season; conditions change, so ask for current comparable sales for a specific home.
HOA context: Capistrano carries the Summerlin master fee, currently described around $69 per month for the Summerlin West portion of the village, plus village and sub-association dues commonly in the $75 to $150 range for single-family homes in The Paseos. Exact fees depend on the specific home.
Where Is Capistrano?
Capistrano sits in the western portion of The Paseos in the 89138 zip code, sharing its grand gated entry with Tevare. The neighborhood is close to the village parks and trail network, a short drive from the Red Rock Canyon entrance, and convenient to Downtown Summerlin and the I-215 corridor.
- West of the I-215 beltway, near NV-160
- Shared grand gate with Tevare
- Minutes from Paseos Park and village trails
- Red Rock Canyon entrance nearby
- Short drive to Downtown Summerlin and Red Rock Resort
- About 30 minutes to Harry Reid International
Lifestyle & Local Context
Capistrano is a lifestyle purchase, not just a home purchase. The inverted plan means you live upstairs with the light and the views and use the ground level for sleeping, parking and the courtyard, a rhythm that surprises buyers until they experience it, then wins them over. The rooftop decks and shared gate give it a resort-adjacent feel that is rare in the village.
Living here is west-Summerlin living: Paseos Park and the trails out the gate, Red Rock Canyon on weekend mornings, Downtown Summerlin, the ballpark and City National Arena minutes away, and the Charleston corridor for groceries and errands. It is a particularly good fit for design-minded buyers and couples who entertain, and for anyone who wants a newer home with personality rather than another standard two-story.
Schools & Education
The public schools most commonly associated with Capistrano and the surrounding Paseos / 89138 area are Linda Rankin Givens Elementary, Sig Rogich Middle and Palo Verde High, all part of the Clark County School District. School assignments are made by exact home address, boundaries change, and CCSD rezones periodically, so always verify current zoning for a specific property with CCSD's zoning tool.
Linda Rankin Givens Elementary School
The public elementary school most commonly associated with the Paseos and Vistas area (655 Park Vista Drive, Las Vegas 89138).
School websiteSig Rogich Middle School
The public middle school most commonly referenced for this part of Summerlin South (235 N Pavilion Center Drive, 89144).
School websitePalo Verde High School
The public high school most commonly referenced for the far-west Summerlin area (333 S Pavilion Center Drive, 89144).
School websiteVerify a specific address: CCSD zoning and school finder.
Private and charter options
Parks & Trails
Representative imagery: a Summerlin-style trail and park scene
Paseos Park
The village centerpiece, about 12.5 acres at 12122 Desert Moon Road: junior soccer and T-ball fields, a lighted basketball court, sand volleyball, an interactive water-play area, playgrounds and picnic pavilions.
Summerlin Parks & Amenities directoryFox Hill Park
An adventure- and climbing-themed park at 231 Antelope Ridge Drive (roughly 18 acres), with a climbing tower, zip line, embankment slides, custom swings, covered ramadas and an 18-hole disc golf course.
Summerlin official articleSummerlin trail system
The village connects into Summerlin's system-wide trail network, more than 150 miles of paved and natural-surface trails through parks, washes and open space.
Summerlin Trails official pageOutdoor Recreation & Lifestyle
Between the Paseos village parks, the greenbelts and Summerlin's trail network, Capistrano residents start most weekends with a walk, a bike ride or a picnic without leaving the neighborhood. The Red Rock escarpment and Mount Charleston turn the western edge of the valley into a year-round playground.
Red Rock Canyon National Conservation Area
The 13-mile scenic drive, hiking and climbing area managed by the Bureau of Land Management, minutes west of Summerlin.
Official siteMount Charleston
Pine forest, alpine hikes and a cooler summer escape in the Spring Mountains National Recreation Area, about 45 minutes from the valley floor.
Official siteGolf Courses Near Capistrano
Golfers near Capistrano have both public-access and private options within minutes. The most notable is the Arnold Palmer-designed Arroyo course, which sits inside Red Rock Country Club but is open to public play.
The Arroyo Golf Club at Red Rock
An 18-hole Arnold Palmer Signature course on the east side of the Red Rock escarpment. The course is open to public play with bookable tee times, even though it sits within the Red Rock Country Club community.
Official siteRed Rock Country Club
The private member club that surrounds the Arroyo course, with country-club amenities, dining, fitness and social programming. Access requires membership or a member's invitation.
Official siteTPC Summerlin
The resort-style course that hosts the PGA Tour's Shriners Children's Open, about 15 minutes from The Paseos.
Official siteDining Around Capistrano
The Paseos has no commercial core of its own, but the West Charleston corridor, Boca Park, Rampart Commons and Downtown Summerlin put a full range of options within a short drive. Every restaurant below was verified as open at the time this guide was last updated; hours and menus change, so check before heading out.
Fine dining
- Vintner Grill American and Mediterranean bistro on West Charleston.
- Hawthorn Grill at JW Marriott Classic steakhouse in the JW Marriott Las Vegas.
- T-Bones Chophouse at Red Rock High-end steaks and seafood at Red Rock Casino Resort and Spa.
Family-friendly
- Lazy Dog Restaurant & Bar American comfort food that welcomes kids and dogs.
- North Italia Italian classics near the Rampart and Charleston corner of Summerlin.
- Honey Salt Comfort food with a local, farm-friendly menu.
Quick casual
- Café Rio Fresh modern Mexican; the closest store to the Paseos area is at 9002 W Sahara Avenue.
- Panera Bread Soups, sandwiches and salads; nearby stores at 740 S Rampart Blvd and 7175 W Lake Mead Blvd.
- BJ's Restaurant & Brewhouse Pizzas, pastas and craft-style brews on West Charleston.
Community favorites
- Flower Child Healthy bowls and salads near the Boca Park and Rampart area.
- Trattoria Reggiano Italian cuisine at Downtown Summerlin.
- The Bagel Café NYC-style bagels and breakfast at Westcliff House, 301 N Buffalo Drive.
- Mora Iced Creamery Handcrafted ice cream at Downtown Summerlin.
Shopping & Everyday
Representative imagery: a Downtown Summerlin-style retail district
Downtown Summerlin
The outdoor retail, dining and entertainment district at the heart of Summerlin.
Visit siteRed Rock Casino Resort & Spa
Resort, casino, dining and entertainment on West Charleston.
Visit siteREI Summerlin
Outdoor gear and trail services at Boca Park for the Red Rock side of the valley.
Visit siteGroceries within reach include Whole Foods Market at 2475 S Town Center Drive, Albertsons on the far-west Charleston corridor, and the weekly Downtown Summerlin Farmers Market. The West Charleston corridor also covers pharmacies, banks and everyday services.
Entertainment & Events
City National Arena
The Vegas Golden Knights practice and community skating venue at Downtown Summerlin.
Official siteRed Rock Casino Resort & Spa
Live entertainment, bowling, dining and nightlife on the west side.
Official siteDowntown Summerlin events
Outdoor concerts, markets and family events throughout the year.
Official siteThe neighborhood calendar is anchored by Downtown Summerlin's outdoor concerts and seasonal events, Aviators baseball at Las Vegas Ballpark through the summer, and Golden Knights practice views plus public skating at City National Arena most of the year.
Health Care Nearby
Summerlin Hospital Medical Center
The nearest full-service hospital, at 657 N Town Center Drive, Las Vegas 89144.
Facility websiteCentennial Hills Hospital Medical Center
Full-service hospital at 6900 N Durango Drive in northwest Las Vegas.
Facility websiteMountainView Hospital
Full-service hospital at 3100 N Tenaya Way in the northwest valley.
Facility websiteFor routine care, neighborhood medical and dental offices line the Charleston and Town Center corridors. For emergencies and serious care, Summerlin Hospital Medical Center is the closest full-service hospital, with Centennial Hills and MountainView as the other west-side options.
Local Economy & Work
Capistrano sits close to some of the valley's largest west-side employers. Downtown Summerlin and Summerlin Centre hold offices, retail and entertainment jobs; Red Rock Resort anchors hospitality employment on West Charleston; and the I-215 corridor carries commuters south. For work or business travel, the Las Vegas Strip is a cross-valley drive and Harry Reid International Airport (LAS) is roughly 30 minutes away.
Downtown Summerlin
Retail, dining and offices at the west side's commercial heart.
Red Rock Resort
Resort and casino employment plus nightlife on West Charleston.
I-215 corridor
Office and industrial jobs link west Las Vegas, the airport and Henderson.
Relocation appeal
The village's schools, trails and gates make it a top pick for out-of-state buyers.
Explore More in The Paseos
All 29 neighborhood guides in The Paseos are live, each with its own profile on homes, schools, parks, dining and dated market context. Compare Capistrano with its neighbors below, or jump back to the full village directory.
Want the long-form version? Read my full guide to Capistrano in The Paseos on the blog.
Capistrano FAQ
Who built Capistrano in The Paseos?
Ryland Homes introduced Capistrano in September 2014, and the company became CalAtlantic Homes after Ryland's 2015 merger with Standard Pacific, so the neighborhood is also known as Capistrano by CalAtlantic. Homes were built from roughly 2014 through 2017.
Are Capistrano homes one-story or two-story?
All four Capistrano floor plans are two-story, and unusually, they are inverted plans with the main living areas upstairs. There are no single-story plans in the neighborhood.
What makes Capistrano's floor plans distinctive?
The inverted design puts living spaces on the upper level to capture views and light, several plans include rooftop decks, and the neighborhood is known for indoor-outdoor details like front courtyards, accordion-style sliders, porches and loggias.
What are the sizes, beds and baths in Capistrano?
The four plans run about 2,557 to 3,020 square feet with 3 to 4 bedrooms, per the Review-Journal's reporting on the original release. Confirm the specific plan against the home and its options.
Does Capistrano share a gate with Tevare?
Yes. Capistrano shares its grand gated entry with the adjoining Tevare neighborhood, the village's paired-gate pattern. Each neighborhood keeps its own character behind the shared entry.
What schools serve Capistrano?
The schools most commonly referenced for the Paseos and 89138 area are Linda Rankin Givens Elementary, Sig Rogich Middle and Palo Verde High. CCSD assigns by exact address and boundaries change, so always verify current zoning for a specific home.
What is the price range in Capistrano?
Capistrano is a newer, gated resale neighborhood, and pricing lands around or above the Paseos median, which village-level reports put around $825,000 in Q4 2025. Value depends on plan, rooftop-deck option, lot and updates, and conditions change, so ask for current comparable sales.
Capistrano questions, answered with the evidence
Sandy Margolin, REALTOR and Certified AI Agent, with 36+ years in real estate and approximately 20 years of prior experience as a licensed residential real estate appraiser. Nevada real estate license S.72707.
Capistrano is one of those neighborhoods where the appraisal is more interesting than the listing: rooftop decks, inverted plans and courtyard options make each home genuinely different, and standard price-per-square-foot math breaks down here. I know which Capistrano options resell, what the rooftop-deck premium really is, and how the neighborhood compares to Tevare next door, so you are not overpaying for personality.
Nevada Sales Person License S.72707 · Real Broker LLC · Equal Housing Opportunity
Next Steps
Whether you are selling a Capistrano home, buying in, or comparing The Paseos neighborhoods, the first step is a conversation with someone who reads the evidence.