House Hack and Separate Living CMA Analysis
10794 Agate Cliffs Avenue, Las Vegas, Nevada 89135
Contact me10794 Agate Cliffs Avenue, Las Vegas, Nevada 89135
Private heated saltwater pool and spa, true separate multigenerational living area with private exterior access, 3 car garage, newer Toll Brothers construction, luxury interior upgrades, and upgraded outdoor living.
At the upper end of the range
Coming Soon at $2,490,000.
How the value range was built
Market window: 2026 market activity with the greatest weight placed on August through October 2026 sales, contracts, and current competition.
Search scope: Ascension in Summerlin, with strongest emphasis on Summerlin Village 17A Parcel A, same street competition, Toll Brothers product, similar living area, lot size, garage count, private pool and spa, multigenerational living, finish level, and recent closed market evidence.
Market Read
10794 Agate Cliffs sits above the no pool homes in its immediate competitive set because it combines three features that matter together at this price point: a private pool and spa, a 3 car garage, and a true separate living configuration. The $2,490,000 asking price is near the upper end of the support, but the newest evidence makes it substantially more defensible than a simple price per square foot comparison would suggest.
Pricing Rationale
The subject deserves a meaningful premium over the nearby no pool homes because of its pool and spa, separate living configuration, 3 car garage, newer Toll Brothers construction, and overall upgrade package. The strongest same street competition is already under contract near $2.5 million, while the recent $2.6 million Desert Heights sale supports the value of a multi-generational luxury configuration even without a pool. At the same time, the lower same product sales show that the subject’s premium is supported by its features rather than location and square footage alone.
Buyer Advantages
The subject combines features that are difficult to duplicate in one property. It offers a private pool and spa, true separate living space, a 3 car garage, single story living, and a newer luxury community. For a buyer specifically looking for household separation, guest space, extended family flexibility, or a house hack style arrangement, the layout has more functional value than a conventional fourth or fifth bedroom.
Tradeoffs
The $2,490,000 asking price already captures much of the premium for the subject's pool, separate living space, and upgrades. Several nearby homes without those features are priced materially lower. The closest pool comparison is under contract but the final contract price is not public, so it cannot yet confirm that buyers will pay the full $2.5 million level. The highest closed comparison is also a larger home, while the Verde Bloom sale was a furnished professionally decorated model and should not be treated as a normal resale benchmark.
The Sales That Matter Most
These are the closed sales I am leaning on most because they give us the clearest read on what buyers have actually paid for homes most comparable to the subject.
11050 Desert Heights Avenue, Las Vegas, Nevada 89135
11050 Desert Heights sold for $2,600,000 on September 21, 2026. It offers 3,954 square feet, a 3 car garage, luxury finishes, and a private attached casita with its own living area, making it one of the strongest closed comparisons for the subject's separate living concept. It is 342 square feet larger than the subject but has no private pool or spa. The sale supports a substantial premium for a well executed multigenerational luxury configuration while also establishing an upper reference point because of its greater living area.
The property is larger and has an attached casita and three-car garage, but it does not have a private pool or spa. Its closed sale provides strong upper support without requiring a mechanical adjustment. No standalone dollar adjustment is applied.
10877 Vista Altura Avenue, Las Vegas, Nevada 89135
10877 Vista Altura sold for $2,150,000 on February 25, 2026. It is a Toll Brothers home in the same Parcel A section of Ascension with 3,440 square feet, a .21 acre lot, 3 car garage, 4 ensuite bedrooms, strong designer finishes, Wolf and Sub Zero appliances, and extensive interior upgrades. It has no private pool and no true multigenerational suite. This sale is an important lower value anchor because it shows what high quality same product construction commanded before adding the subject's pool, spa, separate living arrangement, and additional square footage.
This property is exceptionally close in lot size, garage, Toll Brothers product and living area, making it a clean lower sold reference. The meaningful difference is that it lacks the subject’s private pool, spa and true separate multi-generational living. No standalone dollar adjustment is applied.
Competition and buyer alternatives
The strongest current comparison is 10824 Agate Cliffs, which is under contract after being offered at $2,499,888. It is on the same street, has a nearly identical .21 acre lot, 3 car garage, private heated saltwater pool and spa, mountain view, and extensive Toll Brothers upgrades. It is slightly smaller at 3,449 square feet and does not offer the same true separate multi-generational living arrangement. Other nearby active and under contract homes without private pools are positioned from approximately $2,000,000 to $2,249,999.
Current Competition
These homes show what buyers can choose right now and where sellers are trying to position themselves. They are useful for negotiation leverage and for seeing how the subject competes in today's market.
10824 Agate Cliffs Avenue, Las Vegas, Nevada 89135
10824 Agate Cliffs is the strongest current market benchmark. It is on the same street, on the same .21 acre lot size, with a 3 car garage, private heated saltwater pool and spa, mountain view, storefront window package, pocket sliding doors, custom cabinetry and counters, and substantial owner upgrades. At 3,449 square feet it is 163 square feet smaller than the subject. Its fifth bedroom is being used as an office and lacks a closet, so it does not provide the same true separate living configuration. It went under contract after being offered at $2,499,888, making it the clearest evidence that the subject's asking range is possible, although the final contract price is not yet known.
This is a highly relevant same-street comparison with a nearly identical lot, three-car garage, private heated saltwater pool and spa, and extensive upgrades. The final contract price is unknown, and the property does not provide the subject’s true separate multi-generational living setup. No standalone dollar adjustment is applied.
10865 Agate Cliffs Avenue, Las Vegas, Nevada 89135
10865 Agate Cliffs is one of the best comparisons for the separate living component. It is on the same street with a .21 acre lot, 3 car garage, and a full multigenerational suite with separate entrance, bedroom, bathroom, kitchenette, and laundry. It is slightly smaller at 3,449 square feet and has no private pool or spa. Its current $2,000,000 asking price provides a useful lower benchmark and demonstrates how much of the subject's premium must be supported by the pool, spa, outdoor improvements, finish level, and overall presentation.
No standalone dollar adjustment is applied because this is active competition, not a closed sale. Its value is in showing the current market price of a same-street, similarly sized property with a true multi-generational suite but no pool.
10907 Agate Cliffs Avenue, Las Vegas, Nevada 89135
10907 Agate Cliffs is same street competition at $2,249,999. It has 3,418 square feet, the same .21 acre lot size, a 3 car finished garage, strong Toll Brothers finishes, mountain views, and a private lot with no home directly behind. It does not have a private pool or spa and does not offer the subject's dedicated separate living configuration. It helps establish the premium buyers are being asked to pay for the subject's additional features.
No standalone dollar adjustment is applied because this is active competition. It is a close same-street comparison for size, lot, three-car garage, privacy and high-end Toll Brothers presentation, but it has no pool and no separate multi-generational suite.
5064 High Hill Street, Las Vegas, Nevada 89135
5064 High Hill is nearly identical in living area at 3,631 square feet and sits in the same Parcel A section on a similar .22 acre lot. It is under contract after being offered at $2,150,000. Its feature package is materially weaker for this buyer because it has only a 2 car garage, no private pool or spa, and no true multigenerational living arrangement. It is useful as a lower current market benchmark rather than as an equal feature comparison.
No standalone dollar adjustment is applied because the property remains under contract and the final sale price is unknown. It is close in living area and lot size, but the two-car garage, lack of pool and lack of documented separate multi-generational living make it materially inferior to the subject in several important features.
Market Context and Failed Pricing
These are not the properties I would use to set the subject's value directly. They help define the edges of the market, show where pricing failed, or explain where materially different homes sit around the subject.
4842 Verde Bloom Street, Las Vegas, Nevada 89135
4842 Verde Bloom sold for $3,250,000 on September 30, 2026. It provides the strongest feature match in the set with a private heated pool, multigenerational suite, 3 car garage, luxury finishes, and 3,954 square feet. However, it was the Toll Brothers Sky Edge model home and was sold fully furnished and professionally decorated. Its $822 per square foot sale price reflects model home presentation, furnishings, and an unusually complete upgrade package, so it is used only as an upper boundary and not as a direct value anchor.
No standalone dollar adjustment is applied. Although this sale combines a private pool, multi-generational living and three-car garage, it is larger and was sold as a fully furnished, professionally decorated Toll Brothers model. Those model-home and furnishing effects prevent it from serving as a direct value anchor.
Offer and negotiation approach
An opening position around the lower portion of the supported range leaves room to negotiate while recognizing that the subject has a stronger feature package than the nearby no pool competition. Movement toward the mid $2.4 million range is supportable if the property shows at the expected condition and the separate living buildout, pool, outdoor improvements, and overall finish level hold up in person. I would be more cautious about moving all the way to asking price without additional competition or confirmation of the contract price on 10824 Agate Cliffs.
Items to Confirm
10824 Agate Cliffs and 5064 High Hill are under contract, so their final sale prices are not yet available. 4842 Verde Bloom was a fully furnished professionally decorated Toll Brothers model and is used only as an upper boundary. The analysis considers how each property compares to the subject based on location, condition, upgrades, lot, pool, garage, multi-generational living, and overall market relevance, with price per square foot used only as supporting context.
Next Steps
Tour the property and confirm the quality and functionality of the separate living area, pool and spa, outdoor improvements, privacy, and interior upgrades. Verify any permits or approvals associated with the separate living configuration and confirm HOA rules relevant to the buyer's intended use. Recheck the pending Agate Cliffs and High Hill transactions when they close and adjust the offer range if the new sale data changes the value picture.
The $2,490,000 asking price is defensible, but it is near the top of the current supported range. The subject’s premium is supported by its features, especially the true separate multi-generational living setup, private heated saltwater pool and spa, three-car garage, extensive upgrades, and nearly new 2025 presentation. The strongest value zone is approximately $2,400,000 to $2,470,000, with an offer discussion range of approximately $2,350,000 to $2,450,000.
