10428 Sky Hawk Ave is a 2015 four-bedroom SFH in Summerlin's The Ridges-adjacent Paseos village (ZIP 89135), listed at $564K. Summerlin is the Howard Hughes Corporation master-planned community — the most-likely CCSD assignment is Eldorado Elementary 7/10, Sig Rogich Middle 7/10, and Palo Verde High 8/10 (verify with the district). Nevada has no state income tax (real $7K-$11K/yr savings vs CA/AZ at $145K). The structural costs are real: Summerlin Master HOA $58/mo + Paseos sub-HOA $94/mo + Howard Hughes 0.5% transfer assessment at resale (capped $5K). Southern Nevada Water Authority (SNWA) declared Stage 2 conservation in 2023 — turf removal mandatory in front yards by 2027 for HOAs. NV homeowners insurance market thinned in 2024.
Recommendation
Worth Investigating — for a buyer who values Summerlin's school polygon + master-planned community amenities and accepts the layered HOA + transfer-assessment cost structure. The NV tax advantage is real. Water trajectory is manageable but trends are clear: budget for xeriscape conversion ($8K-$15K) and rising water bills.
Key strengths
NV no state income tax — saves $7K-$11K/yr vs CA/AZ at $145K income.
Summerlin is #1-ranked MPC by RCLCO 2024 — durable master-planned community premium.
CCSD most-likely assignment: Palo Verde High 8/10 + Sig Rogich Middle 7/10 + Eldorado Elementary 7/10 (verify with the district).
2015 construction — minimal deferred maintenance, 10-year structural warranty just expired.
Warning. Layered HOA + Howard Hughes 0.5% transfer assessment — review CC&Rs carefully for restrictions.
Note. Summerlin Master HOA prohibits STR entirely — wrong purchase if rental income is the plan.
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