301 N Royal Ascot in The Palisades, Summerlin: A 10/10 Snow Score | Snow Thoughts

Antonio Snow

4 days ago

3 min read

Updated: 12 hours ago

ANTONIO SNOW • SNOW GROUP • SUMMERLIN

We just toured 301 N Royal Ascot in The Palisades, a guard-gated neighborhood in Summerlin, and I'm going to tell you this: it's by far the most outstanding home I've toured. Let's take a tour.

Black-framed 6-foot by 10-foot glass pivot front door at 301 N Royal Ascot — The entry: a 6' x 10' glass pivot front door.

At a glance

Listed at $4,495,000 • 5 bedrooms • 5.5 baths • 5,252 sq. ft. • 0.29-acre lot • two stories • 3-car garage • pool and spa • built in 1999

Location: The Palisades, a guard-gated neighborhood in Summerlin, Las Vegas, NV 89144.

HOA: about $326 a month in total, per the listing.

Listed by: Nathalie Valian, Luxury Estates International.

The Snow Score: 10 out of 10

Hands down, 10 out of 10. For $4 million, this home gives you every single thing you can ask for, besides views.

Snow Thoughts: everything but the view

First, the competition. This home will compete with the likes of Blue Heron, and those price ranges go up to $15 million.

Great room with curved white sofas and walls of black-framed sliding glass — The great room: walls of glass that slide open to the backyard.

So why $4 million and not $15 million? It's really going to depend on the exterior. At the top of that range, the exterior is heavily upgraded and built with things like steel and higher-end configurations, and that plays a huge role in the price point.

Then there are the views. Elevated mountain views can tack on another $3 to $4 million.

The trade-off: privacy over views. If a view is what you're looking for, this one gives you privacy instead.

Kitchen island with a quartzite top over a black stone counter, dark wood cabinetry and lit toe kicks — The kitchen: quartzite over black stone, with panel-ready Miele appliances.

Scullery with square tile walls, a second sink and floating wood shelves — Behind the kitchen: a scullery with a second sink and floating shelves.

What this home gives you

• A steam shower, plus zero-threshold showers

• Water vapor fireplaces

• Miele appliances

• Multiple living spaces, and two bedrooms downstairs

• Level 5 finishes

• A home that completely opens up

Living room with a water vapor fireplace in black stone and sliding doors to the pool — A water vapor fireplace set in black stone.

Bedroom with glass French doors opening to the yard — A downstairs bedroom with French doors out to the yard.

Snow's take: What are you asking for when you're in one of the most dynamic neighborhoods in Summerlin? This home is hands down 10 out of 10.

Wood staircase with an LED-lit handrail and black vertical slats — The staircase: a lit handrail and a black slat screen.

Shout out to Omar. Omar has the record for the entire area, and he's going to push it. I'm going to tell you this: he did an amazing job.

Round dining table with white chairs beside a wood slat wall and sliding doors to the pool — The dining nook: a wood slat wall and sliders out to the pool.

What the listing highlights

• A 6' x 10' pivot front door and a courtyard

• Multi-slide pocket doors that open the home to the backyard

• Panel-ready Miele appliances

• A steam shower and water vapor (humidifier) fireplaces

• Brand-new aluminum windows and engineered hardwood

• A heated pool and spa, a built-in BBQ and mature privacy trees

Open sliding wall framing the pool, spa and a row of mature privacy trees — Out back: the heated pool and spa, framed by mature privacy trees.

Your Snow Thoughts

You tell me: is 301 N Royal Ascot a 10 out of 10 for you, or would you pay millions more for the view? Leave your Snow Thoughts below and join the discussion.

Tour with Antonio

Text Antonio about 301 N Royal Ascot | 702-913-8442

Ask Antonio about Summerlin • 702-913-8442

Watch the tour

My full Snow Tour of 301 N Royal Ascot is live on YouTube. Watch it below, and let me know your Snow Thoughts in the comments.

Watch the 301 N Royal Ascot tour on YouTube

Short on time? Watch the quick version on TikTok or Instagram.

There's no tour like a Snow Tour, and I'll see you next time.

Price and property details from the public listing (MLS #2822478), checked October 21, 2026 (Las Vegas time), and subject to change. Listing courtesy of Nathalie Valian, Luxury Estates International. Price comparisons, and features not named in the listing, are Antonio's observations from his own tour. Snow Thoughts are Antonio Snow's opinions from his own tour. Information deemed reliable but not guaranteed.

Antonio Snow • Coldwell Banker Premier Realty • Nevada license S.0187906