Capistrano at The Paseos: A Guide to the Gated Neighborhood in Summerlin
The first thing you notice about Capistrano is the setting: an elevated, gated pocket of The Paseos with the foothills rising toward Red Rock Canyon behind the rooflines. The second thing is the architecture. When Ryland Homes introduced this neighborhood in the mid-2010s, the headlines were rooftop decks, courtyard pools and accordion-style sliding doors, features you simply did not expect in a standard Summerlin resale. Today it is an established neighborhood, and those details are exactly what make each home worth a second look.
This guide covers where Capistrano sits in The Paseos, what its homes look like, what the courtyard-and-rooftop design means for maintenance and inspection, the HOA picture and how I would approach valuation. If you are comparing the village's foothills-side neighborhoods, this is the honest version of what Capistrano is and is not.
Capistrano at a Glance
- Neighborhood: Capistrano, a gated single-family neighborhood within The Paseos, Summerlin, Las Vegas
- ZIP code: 89138
- Original developer: Ryland Homes, mid-2010s introduction (historical)
- Home type: Gated, primarily two-story single-family homes
- Approximate sizes: Generally around 2,500 sq ft and up, varying by plan
- Reported introduction features: Rooftop decks, courtyard pools, inverted floor plans and large accordion-style sliding doors, as reported when the builder introduced the neighborhood
- Setting: Elevated, near the foothills toward Red Rock Canyon
- Status: Established resale neighborhood
- HOA: Summerlin West master association; 2026 master assessment $69 per month, Summerlin Council share included. Public sources describe Capistrano as an HOA-managed neighborhood with a neighborhood park; exact neighborhood assessment amounts must be verified per property
Where Capistrano Sits Within The Paseos and Summerlin
Capistrano sits in the 89138 ZIP code within The Paseos, Summerlin's western village on the edge of the Las Vegas Valley, in an elevated setting near the foothills toward Red Rock Canyon. Those are reference points for placing Capistrano within the village, not driving-time claims.
The Paseos is one of Summerlin's western villages, part of a developed master-planned community built out over decades with an established parks network and a village trail system. For the continuously maintained profile of this neighborhood, see my permanent Capistrano community page. For how the whole village fits together, the complete guide to living in The Paseos is the place to start, and the Summerlin guide covers how Capistrano and its neighbors connect to the rest of the master plan.
Homes and Floor Plans
Capistrano is a gated neighborhood of primarily two-story single-family homes, with floor plans generally around 2,500 square feet and up depending on the plan. Treat those as approximate ranges by plan rather than a single neighborhood-wide figure.
What makes Capistrano different is the design language the builder introduced with the neighborhood in the mid-2010s: rooftop decks, courtyard pools, inverted floor plans and large accordion-style sliding doors that open living spaces to the outdoors. Those were reported as introduction features, so they are not a guarantee about any specific home today; each property needs to be confirmed on its own.
Capistrano is also an established resale neighborhood rather than current new construction. You are buying a settled street in an elevated setting, and you are buying whatever condition decisions prior owners made, including how they maintained courtyard, rooftop and multi-level elements that need real attention in the desert climate.
Current Resale Snapshot (Mid-2026)
One dated snapshot for context: as of mid-2026, Capistrano is an established resale neighborhood, and every purchase here starts by comparing what similar homes have recently closed for. Listings change constantly, so treat this as a moment in time rather than a prediction.
It is also not an opinion of value for any specific home. The right number depends on the plan, the lot, condition, updates and whatever view a particular property supports, which is why I run a fresh comparable-sale analysis for each home rather than quoting an average.
Parks, Shopping and the Foothills Lifestyle
Capistrano is described in public sources as an HOA-managed neighborhood with a neighborhood park, and the village connects into the parks and trail network of the wider Summerlin community. The official Summerlin parks page is the current source for hours, features and seasonal updates.
For shopping, dining and entertainment, Downtown Summerlin, the open-air retail district in Summerlin, is the area anchor, and Las Vegas Ballpark, home of the Las Vegas Aviators, sits in the same part of town.
On the recreation side, Red Rock Canyon National Conservation Area, managed by the Bureau of Land Management, anchors the western edge of the valley, the direction Capistrano's elevated setting faces. Treat these as proximity rather than measured distances, and check the official pages for current hours, fees and access.
Schools Serving the Area
Capistrano is served by the Clark County School District (CCSD), which assigns schools by exact address. For the current assignment for a specific property, use the official CCSD school-zone locator or the CCSD zoning and school finder. School boundaries change, so verify the address-specific assignment for any property you are considering rather than relying on a neighborhood name.
Capistrano Questions, Answered
Q: Where is Capistrano within The Paseos?
A: Capistrano is a gated single-family neighborhood inside The Paseos, a village of Summerlin in Las Vegas (zip 89138), in an elevated setting near the foothills toward Red Rock Canyon.
Q: What ZIP code is Capistrano in?
A: Capistrano is in zip code 89138, the ZIP shared by The Paseos area of Summerlin.
Q: Who originally developed Capistrano, and when?
A: Capistrano was originally introduced by Ryland Homes around the mid-2010s, with local news covering the neighborhood's unveiling in 2014 and 2015. Treat that as historical context; today Capistrano is an established resale neighborhood.
Q: What types of homes are in Capistrano?
A: Capistrano is a gated neighborhood of primarily two-story single-family homes. Features reported at introduction included rooftop decks, courtyard pools, inverted floor plans and large accordion-style sliding doors; those were part of how the builder introduced the neighborhood, so confirm what a specific home actually has today.
Q: How large are Capistrano homes?
A: Floor plans are generally around 2,500 square feet and up, varying by plan. Treat these as approximate ranges rather than a single neighborhood-wide figure.
Q: Is Capistrano gated?
A: Yes. Capistrano is a gated single-family neighborhood. The gates are part of the community's physical setup; what common areas they cover is defined in the community's governing documents.
Q: Does Capistrano have a neighborhood park?
A: Yes. Public sources describe Capistrano as an HOA-managed neighborhood with a neighborhood park. Check the official Summerlin parks page for current hours, features and access.
Q: What HOA applies to Capistrano?
A: Capistrano sits within the Summerlin West master association area. The 2026 master assessment is $69 per month, and the Summerlin Council share is included within that master structure rather than billed separately. Public sources describe Capistrano as an HOA-managed neighborhood, but exact assessment amounts for the neighborhood must be verified from the specific property's governing documents. HOA assessments, fees and governing documents can change, and buyers should verify current amounts during due diligence.
Q: What schools currently serve the area?
A: Capistrano is served by the Clark County School District (CCSD), which assigns schools by exact address. Boundaries change, so confirm the current assignment for a specific property with the official CCSD school-zone locator or the CCSD zoning and school finder before relying on it.
Q: What parks, trails and amenities are nearby, including Red Rock Canyon?
A: Capistrano sits in the elevated, foothills-adjacent part of The Paseos, and the village connects into the parks and trail system of the wider Summerlin community. The official Summerlin parks page is the current source for park hours and features, and Red Rock Canyon National Conservation Area, managed by the Bureau of Land Management, anchors the western edge of the valley.
Q: What should buyers inspect in an established Capistrano home?
A: The multi-level and courtyard-and-rooftop design elements add maintenance considerations beyond a typical two-story home. Check the roof, HVAC, water heater, windows, courtyard and rooftop surfaces, and any remodels with their permits, plus overall condition, the garage and the lot.
Q: What factors most affect resale value in Capistrano?
A: Compare Capistrano sales first, then look at the actual floor plan, lot and orientation, view influence where the property supports it, remodeling, condition and the garage. Price per square foot is not the primary way to value these homes.
Next Steps, the Sandy Way
Text or call me at 702-683-3362 when Capistrano is on your list. I can pull current Capistrano availability, run resale comparisons between specific homes, answer condition and value questions, and tour The Paseos with you. The first conversation takes a few minutes, and you will leave it with a clearer picture than any listing page gives you. You can also pick a time directly for a 30-minute call.
About Sandy Margolin
Sandy Margolin, REALTOR® with Real Broker LLC · Certified AI Agent · more than 36 years in real estate · approximately 20 years of prior experience as a licensed residential real estate appraiser · Nevada license S.72707.
- Phone: 702-683-3362
- Email: Realtrchik@gmail.com
- Brokerage: Real Broker LLC, 9580 W Sahara Ave #200, Las Vegas NV 89117