Summerlin is one master plan on the west side of Las Vegas, but its villages are very different places to buy. The Ridges and Sun City Summerlin are separated by more than $2.7 million at the 2026 median, so the first step is matching a village to your budget, HOA total and commute. The Ridges and other guard-gated enclaves sit at one end, and resale homes in the north sit at the other.
By 2026 closings through September 30, Summerlin's main price tiers run from Sun City Summerlin at a $450,000 median through The Vistas at $750,000 and The Paseos at $1,050,000 to Red Rock Country Club at $2.03 million and The Ridges at $3.13 million, in our MLS count. Reverence and Summerlin West add newer homes. Match the village to your budget, HOA total and commute. Call (702) 637-1759.
- Summerlin's four main ZIPs closed 1,883 homes at a $650,000 median through September 2026.
- The Ridges closed at a $3.13 million median and Red Rock Country Club at $2.03 million.
- Master dues are $69 to $76 monthly, and the $37 Council share is already included.
- The Ridges' HOA totals about $804 monthly; Red Rock Country Club's is about $300.
- Check every address with CCSD's zoning search and the parcel's SID record before you offer.
See what's on the market: Summerlin homes for sale shows every active MLS listing with current prices and photos.
What Do Live Summerlin Market Numbers Show by Village in 2026?
Aggregate Summerlin figures hide a wide spread. From January 1 through September 30, 2026, the four main Summerlin ZIP codes (89134, 89135, 89138 and 89144) closed 1,883 homes at a $650,000 median, up 0.1% from $649,500 in the same window of 2025, with a median 32 days on market and $324 a square foot. On October 31, they held 1,116 active listings at a $699,990 median list price. Village names are not a standard MLS field, so the rows below use MLS plat names and association names.
| Area | Active median list | 2026 median sold | Closings | Median days on market |
|---|---|---|---|---|
| The Ridges (gated) | $3,999,500 | $3,134,375 | 30 | 61 days |
| Red Rock Country Club | $2,349,000 | $2,030,000 | 63 | 33 days |
| Reverence | $1,187,500 | $1,450,000 | 33 | 27 days |
| The Paseos | $1,039,950 | $1,050,000 | 56 | 34 days |
| The Vistas | $809,950 | $750,000 | 122 | 41 days |
| Sun City Summerlin | $425,000 | $450,000 | 399 | 32 days |
| ZIP 89135 | $888,000 | $875,000 | 504 | 33 days |
| ZIP 89138 | $825,679 | $791,500 | 572 | 38 days |
| ZIP 89144 | $600,000 | $530,000 | 246 | 27 days |
| ZIP 89134 | $475,000 | $485,000 | 561 | 30 days |
A quick clarification, because out-of-state buyers ask: these are all parts of Summerlin, but they don't all pay the same associations. Summerlink lists four master associations (North, South, West and Centre), and Sun City Summerlin has its own. "Sun City Summerlin" is the Del Webb 55-plus community in northeast Summerlin, distinct from Sun City Anthem in Henderson and Sun City Aliante in North Las Vegas. Getting the geography right is the first step to a good shortlist.
What Are the Best Neighborhoods in Summerlin Las Vegas?
Before comparing villages, you need a mental map. Three main areas, each with its own master association, cover most of the plan.
Summerlin North is where the master plan started in the early 1990s. Villages like The Hills, The Trails and The Arbors have had more than 30 years to mature. Single-family homes in ZIP 89134, which also holds Sun City Summerlin, closed at a $545,000 median through September 2026, and those in 89144 at $627,500.
Summerlin South holds The Ridges, with Red Rock Country Club and Summerlin Centre's Downtown Summerlin, the open-air district beside Las Vegas Ballpark and City National Arena, in the same ZIP. Single-family homes in ZIP 89135 closed at a $987,500 median through September 2026, the highest of the four ZIPs.
Summerlin West is where most new construction is. Villages like Stonebridge, The Cliffs, Redpoint, Kestrel and The Paseos sit toward Red Rock Canyon. Single-family homes in ZIP 89138 closed at an $875,000 median through September 2026.
According to Summerlin's own site, it has been one of the nation's best-selling master-planned communities for more than three decades.
Which Summerlin Villages Are Most Luxurious?
The Ridges: Best for Ultra-Luxury and Strip Views
The Ridges is a guard-gated enclave in Summerlin South next to Bear's Best Las Vegas, a Jack Nicklaus-designed golf course. Much of its housing is contemporary custom and semi-custom design, and Club Ridges adds resident amenities.
In our MLS pull, the 30 homes that closed behind The Ridges' gates from January 1 through September 30, 2026 posted a $3,134,375 median, ranging from $927,000 to $14 million. The HOA total on active listings ran a median $804 a month, with the middle half between $758 and $857, across the Ridges charge, the Summerlin South master fee and any pod fee.
Red Rock Country Club: Best for Golf and Privacy
Red Rock Country Club is a guard-gated community built around two 18-hole courses designed with Arnold Palmer, the private Mountain Course and the public Arroyo Course, per the club. On October 31, 2026, it had a $2,349,000 active median list price, and its 63 closings through September posted a $2,030,000 median.
Those 2026 closings ran from $1.1 million to $6.3 million. MLS entries put the HOA at about $300 a month ($900 a quarter), and club membership is a separate cost. Compare the two communities by floor plan and price, not by name.
The Summit Club: Best for Ultra-Private Trophy Estates
For the very top of the Summerlin market, The Summit Club is a private guard-gated golf community. Its eight closings in the 12 months ending September 18, 2026 ran from $6 million to $25 million. Its association does not publish an HOA figure, so ask directly.
Which Summerlin Neighborhoods Sit Closest to Community Centers and Pools?
The Summerlin Council owns and operates four community centers (Trails, Willows, Gardens and Vistas) and three pools (Trails, Willows and Vistas), according to Summerlink. The villages below are older, resale-heavy areas near that network.
The Vistas: Resale Homes in the Middle of the Price Range
The Vistas spans ZIPs 89135 and 89138. Homes in those ZIPs on plats naming The Vistas or Village 16 closed at a $750,000 median through September 2026, with 68 active listings at an $809,950 median list price on October 31. Most fall under Summerlin South, and the median HOA total on active listings was about $144.
The Trails and The Willows: Established Streets
The Trails, in ZIP 89134 under Summerlin North, and The Willows, in 89135, are among the older parts of the master plan, each with a Council community center. Single-family homes in 89134 closed at a $545,000 median through September 2026. Willow Creek is a guard-gated neighborhood within The Willows.
The Arbors: Summerlin North Resale
The Arbors sits in ZIP 89144 under Summerlin North. Single-family homes in that ZIP closed at a $627,500 median through September 2026, and it has a mix of detached homes, townhomes and condos.
Which Summerlin Villages Offer the Best Value?
Sun City Summerlin: Age-Restricted Resale
Sun City Summerlin is Del Webb's 55-plus community in northeast Summerlin, dating to 1989, with 7,781 homes, three 18-hole golf courses and four recreation centers, per the association figures in our Sun City Summerlin guide. Its 399 closings through September 2026 ran a $450,000 median, from $249,000 to $1,550,000. The association's assessment is $2,761.92 a year for July 2026 through June 2027, or about $230 a month, per its May 2026 Link. New owners may also face a one-time reserve assessment, so get the amount in writing.
The Paseos: Summerlin West Resale at About $1 Million
The Paseos sits in ZIP 89138 under Summerlin West. Homes on plats naming The Paseos or Village 23 closed at a $1,050,000 median through September 2026, from $525,000 to about $2.07 million, with a median HOA total of about $143 on active listings.
Which Summerlin Neighborhoods Are Guard-Gated?
No public index measures a guard-gate premium in Summerlin, so compare recent closed sales inside and outside the gate for the plan you want. Our guard-gated communities hub covers 14 Summerlin-area enclaves among the 38 in the valley.
The primary guard-gated villages and sub-neighborhoods in Summerlin include:
- The Ridges — guard-gated, beside Bear's Best, with Club Ridges amenities
- Red Rock Country Club — guard-gated, with two golf courses
- Reverence — most sections are guard-gated, in Summerlin West (2026 median closing $1.45 million)
- Willow Creek (within The Willows) — guard-gated neighborhood
- Tournament Hills — guard-gated, with HOA entries around $893 to $903 a month
How Much Do Homes Cost in Summerlin by Village?
| Village | 2026 closing range | Type | Master association |
|---|---|---|---|
| The Ridges | $927,000 – $14,000,000 | Guard-gated, custom and semi-custom | South |
| Red Rock Country Club | $1,100,000 – $6,300,000 | Guard-gated, golf | None listed in MLS entries |
| Reverence | $710,000 – $3,200,000 | Mostly guard-gated, newer homes | West |
| The Paseos | $525,000 – $2,065,000 | Resale in the west | West |
| The Vistas | $430,000 – $3,500,000 | Resale, a wide mix | Mostly South |
| Sun City Summerlin | $249,000 – $1,550,000 | Age-restricted (55+), golf | Own association |
| Price Tier | Representative Villages | Typical Home | Est. Monthly PITI* |
|---|---|---|---|
| Entry ($350K – $550K) | Sun City Summerlin, ZIP 89134 attached homes | Smaller homes and townhomes | $2,170 – $3,340 |
| Mid ($550K – $800K) | The Vistas, ZIP 89144 detached homes | Resale detached homes | $3,340 – $4,810 |
| Upper-Mid ($800K – $1.2M) | The Paseos, ZIP 89138 detached homes | Larger resale and new homes | $4,810 – $7,150 |
| Luxury ($1.2M – $3M) | Reverence, Red Rock Country Club | Guard-gated | $7,150 – $17,680 |
| Ultra ($3M+) | The Ridges, The Summit Club | Custom estates | $17,680+ |
Payments use Freddie Mac's October 29, 2026 average and Clark County's 0.478% effective tax rate from the Census Bureau's 2024 survey (taxes $2,155 on a $451,000 median value). The $1,500 insurance figure is our assumption. Larger loans can price differently. They exclude HOA fees and any SID/LID assessment.
Which Summerlin Villages Are Best for New Construction?
Summerlin West is where to focus for new construction. Stonebridge, The Cliffs, Redpoint, Kestrel and Reverence all sit in that part of the master plan. For buyers weighing three of them side by side, the Cliffs / Kestrel / Redpoint comparison is the dedicated deep dive. Grand Park village, west of the 215 Beltway and north of Far Hills Avenue, adds another option; our Richmond American Teton tour at Primrose Park shows what a five-bedroom plan listed from $1,217,950 on September 28, 2026 includes and what it leaves out.
Builders change often, so check current communities before you plan a tour. Our recent guides cover Richmond American at Cactus Bloom, KB Home at Landings at Alton, Lennar at Sandpiper and Pulte at Reverence. Incentives vary by builder and change often. At a 7.24% market rate, ask what a rate buydown costs and when it ends.
Buyers choosing Summerlin West should be aware of two things. First, a Special or Local Improvement District assessment can come with the parcel. It is billed separately from your property tax, so request the parcel's record, current installment and payoff from Assessment Management Group; our Summerlin new-build cost guide has dated examples. Second, parts of Summerlin West are still under construction, so expect construction traffic and noise in active phases.
Before your first model visit, know that your buyer-broker agreement sets your agent's pay and whether a builder or seller will cover it. Confirm that in writing with the builder. Explore active inventory on our new construction hub.
How Do Summerlin HOA Fees Work in 2026?
The Summerlin HOA structure in 2026 stacks up to two layers, plus any separate improvement-district bill:
Layer 1 — Master association ($74 in North, $76 in South, $69 in West): covers streetscapes and common areas. The $37 Summerlin Council share is included in these figures, so don't add it again.
Layer 2 — Neighborhood association: gated neighborhoods, condo complexes and golf communities each carry their own fee.
Across the four Summerlin ZIPs on October 31, 2026, the median total fee on active listings was $230, or $192 for single-family homes. HOA fees are disclosed in the resale package required by NRS 116.4109, so review it before you commit. Listing flyers can show only one layer or a prior-year figure.
| Group | Master fee included | Median total | Middle half |
|---|---|---|---|
| Summerlin North first-named | $74 | $75 | $74 – $331 |
| Summerlin West first-named | $69 | $165 | $135 – $210 |
| Summerlin South first-named | $76 | $169 | $76 – $403 |
| The Paseos | $69 | $143 | $127 – $166 |
| The Vistas | $76 or $69 | $144 | $112 – $276 |
| Sun City Summerlin | Own association | $231 | $230 – $452 |
| Red Rock Country Club | None listed | $300 | $300 – $300 |
| Reverence | $69 | $432 | $134 – $432 |
| The Ridges | $76 | $804 | $758 – $857 |
Listing agents enter these fields, so treat them as a starting point. Summerlin West buyers should separately budget for any SID or LID assessment, which rides with the property until paid off and is billed separately from the HOA and from property tax. Get the balance and payment schedule for the parcel. Our Summerlin HOA fee guide has the full breakdown.
How Do You Check a Summerlin School Assignment?
Clark County School District attendance zones do not follow village lines, so a village name does not tell you the assigned school, and boundaries can change. Run the exact address through CCSD's zoning search before an offer, not after. We don't quote school ratings or claim a price premium for a particular zone here.
What Mistakes Do Out-of-State Summerlin Buyers Make?
Four mistakes are easy to avoid.
Mistake 1 — under-budgeting the combined HOA, or double-counting it. Buyers sometimes count one association and forget the other, or add the $37 Council share to a master fee that already includes it. Use the resale package, not the listing.
Mistake 2 — misjudging West buildout. Buyers used to finished master plans elsewhere can be surprised by construction traffic and dust in active phases.
Mistake 3 — buying a name. Prices inside The Ridges ran from $927,000 to $14 million in 2026 closings, so a village name tells you little about a specific lot or plan.
Mistake 4 — skipping the school-boundary check. Attendance zones cross village lines, so verify the specific address. Our first-time buyer resources walk through the full due-diligence checklist.
How Do You Choose the Right Summerlin Village?
A workable framework is four questions, in order:
1. What is your commute destination? Map the route at the hour you would drive it. Henderson and the southeast valley are on the far side of the metro, so the western villages add the most time.
2. Do schools matter to your decision? Run the specific address through CCSD's zoning search before you offer, not after.
3. What is your priority? Red Rock Canyon access points west, toward The Paseos, Stonebridge or The Cliffs. Shops and restaurants point to Downtown Summerlin and Summerlin Centre. Golf points to Red Rock Country Club or Sun City Summerlin, which is age-restricted.
4. What is your 5- to 7-year exit scenario? Check the HOA stack and any SID balance a future buyer would inherit. When it is time to move, our home value estimator and seller resources give you a current read, and the live Summerlin search shows what is on the market today.
For comparison, Henderson closed homes at a $490,000 median over the 12 months to September 30, 2026, against $650,000 in the four Summerlin ZIPs from January through September. North Las Vegas closed at a $415,000 median in the third quarter.
What Are the Pros and Cons of Living in Summerlin?
No community is perfect, so weigh both sides.
The Pros: The amenity network is large: Summerlin's site cites more than 250 parks and over 200 miles of trails, and the Council runs four community centers and three pools. Downtown Summerlin puts shopping, dining and pro sports in one district, and Red Rock Canyon sits to the west. Nevada has no state income tax.
The Cons: You pay for the name: the $650,000 median in the four Summerlin ZIPs compares with about $445,000 across Las Vegas, Henderson, North Las Vegas and Boulder City closings in the third quarter. HOA totals run from $69 to more than $800 a month. The commute to Henderson, Green Valley or the airport corridor crosses the valley. And design guidelines are enforced, which some owners value and others find restrictive.
For buyers still choosing between Summerlin and other Las Vegas area communities, the living in Summerlin guide covers day-to-day lifestyle in more depth, and the cost of living in Summerlin guide breaks down the full financial picture including taxes, HOA, and utility costs.
What Do Buyers Most Often Ask About Summerlin Villages?
Which Summerlin villages have staffed gates?
The Ridges, Red Rock Country Club and The Summit Club are guard-gated, as are most sections of Reverence, plus neighborhoods such as Willow Creek and Tournament Hills. Non-gated villages have no staffed perimeter. We don't rank neighborhoods for safety. Clark County and Las Vegas police publish crime data if that's part of your decision.
How much do HOA fees cost in Summerlin in 2026?
The 2026 master assessments are $74 a month in North, $76 in South and $69 in West, and each already includes the $37 Summerlin Council share. Neighborhood fees then add to that: on October 31, 2026, active Summerlin West listings showed a $165 median total, and The Ridges about $804. Sun City Summerlin has its own association at about $230 a month. New construction buyers should also verify any SID or LID balance.
What is the difference between Summerlin North and Summerlin South?
Summerlin North is the older section, with most homes built in the 1990s and 2000s. Single-family homes in its ZIPs closed at medians of $545,000 (89134) and $627,500 (89144) through September 2026, and its 2026 master fee is $74. Summerlin South contains The Ridges, and ZIP 89135 also takes in Red Rock Country Club and Downtown Summerlin. That ZIP's single-family median was $987,500, and South's master fee is $76.
Are there new homes available in Summerlin in 2026?
Yes, mostly in Summerlin West. Recent NREG guides cover Richmond American, KB Home, Lennar and Pulte communities there. Builders and prices change often, so confirm what is selling now. Verify any outstanding SID or LID balance on a lot before committing.
Which Summerlin neighborhood is best for first-time buyers?
Summerlin's lowest prices are in attached homes. On October 31, 2026, active condos in the four main ZIPs had a $428,888 median list price and townhomes about $470,000, and ZIP 89134's median sale was $483,625 through September, though that ZIP includes age-restricted Sun City Summerlin. Check the best neighborhoods in Las Vegas guide to compare options across the wider metro.
What builders are active in Summerlin in 2026?
Recent NREG tours and guides cover Richmond American, KB Home, Lennar and Pulte in Summerlin West, and our Cliffs guide covers others. Rosters and incentives change, so confirm with the builder; call (702) 637-1759.
How do Summerlin home prices compare to Henderson in 2026?
Henderson closed homes at a $490,000 median over the 12 months to September 30, 2026. The four main Summerlin ZIPs closed at $650,000 from January through September. Scope matters: Henderson is a whole city and those ZIPs include both Sun City Summerlin and The Ridges, so compare specific communities. Henderson's Anthem Country Club closed at a $1.7 million median over those 12 months, for example, against $2.03 million at Red Rock Country Club in 2026.
Ready to Find Your Summerlin Village?
Nevada Real Estate Group is the #1 real estate team in Nevada, with $4.85 billion-plus in total sales volume and 9,097-plus verified five-star reviews across Google, Zillow and FastExpert.
Call (702) 637-1759 or browse Summerlin homes to schedule a village tour. We will show you the neighborhoods that fit your budget and commute. Before we tour, we put our compensation in a written buyer agreement and confirm whether the seller or builder will pay it (see how buyer-broker agreements work in Nevada).
Which Sources Inform This Summerlin Neighborhood Guide?
Market figures are our count of GLVAR MLS records through Repliers, pulled October 31, 2026, by closing date. Closings post late, so recent counts can rise, and days on market stop at the contract date. Community rows use MLS plat and association names, so they are approximate. The Ridges excludes production plats outside the gates.
- 2026 budgets for Summerlin North, South and West
- Summerlink's Council page, residents page and Summerlin's About page
- Sun City Summerlin May 2026 Link
- Freddie Mac PMMS: 7.24%, October 29, 2026
- Census Bureau 2024 ACS, table B25103 and table B25077
- Assessment Management Group FAQ
- CCSD zoning search
- Nevada Revised Statutes Chapter 116
Individual listing prices vary. Contact Nevada Real Estate Group at (702) 637-1759 for current village-specific inventory.
