Corrected November 1, 2026: earlier versions gave a "30 percent" overall premium and a 130–135 cost index with no source, used a $430,000 valley median, understated Sun City Summerlin's dues, and misnamed the hospital owners. Prices, payments and income figures now use dated sources at Freddie Mac's 7.24% rate.
If you're considering a move to the Las Vegas valley, Summerlin has probably come up already. It has more than 200 miles of trails and 300-plus parks, Red Rock Canyon on its west edge, and a Howard Hughes master plan built over more than three decades. It's also expensive by Las Vegas standards, and the cost is more layered than a home price suggests.
I'm Chris Nevada, and my team at Nevada Real Estate Group has closed more than 9,600 homes in this state. This guide walks through each major expense with dated figures, so you can build your own budget instead of relying on a single index number. No public agency publishes a cost-of-living index for Summerlin itself, so the comparisons below use prices, dues and rates you can check.
Summerlin costs more than the rest of the valley mainly on housing: homes in its four main ZIP codes closed at a $650,000 median from January through September 2026, including condos and townhomes, while the valley's September single-family median was $470,000. A $650,000 home with 20% down at 7.24% runs about $4,178 a month with typical dues, which takes about $179,000 of income at a 28% housing ratio.
- Summerlin's four main ZIP codes closed at a $650,000 median from January through September 2026.
- Master dues are $69 to $76 a month, and the median total on active listings is $230.
- A $650,000 home runs about $4,178 a month with 20% down at 7.24%, including dues.
- July electric bills can reach about $383 at 3,000 kWh under NV Energy's October 2026 rate.
- Three-bedroom Summerlin leases closed at a $2,495 median in the third quarter of 2026.
Shopping the area? Browse live Summerlin homes for sale with prices, photos and filters.
How Much Does It Cost to Live in Summerlin, Nevada?
Here's a monthly budget built from public figures. It assumes a $650,000 home, 20% down, Freddie Mac's 7.24% average rate for October 29, 2026, and the MIT Living Wage Calculator's Las Vegas metro budget for two working adults and two children. MIT's lines are a modest baseline, so your own spending may run higher.
| Expense | Monthly | Basis |
|---|---|---|
| Principal and interest | $3,544 | $520,000 loan, 30 years |
| Property tax | $299 | 0.552% effective rate, Summerlin South, ACS |
| Homeowners insurance | $105 | NAIC 2023 Nevada band for $600,000–$699,999 coverage |
| HOA dues | $230 | Median total, active listings, Oct. 31, 2026 |
| Electricity | $261 | 2,000 kWh at NV Energy's Oct. 2026 rate |
| Water | $36 | 10,000 gallons at LVVWD rates, before SNWA charges |
| Food | $1,034 | MIT, two adults and two children |
| Transportation | $1,273 | MIT, two adults and two children |
| Medical | $651 | MIT, two adults and two children |
| Total | $7,433 | Before child care, gas service, internet and discretionary spending |
The housing lines add up to $4,178. If you put 10% down instead, principal and interest rise to $3,987, and mortgage insurance at 0.58% of the loan adds about $283, for $4,904 a month. That insurance rate is a September 2026 Enact quote at 96.5% loan-to-value for a 740–759 credit score, so your own quote will differ.
How Much Is Housing in Summerlin?
Housing is the main driver. According to Las Vegas REALTORS, the valley's September 2026 single-family median was $470,000, and the condo and townhome median was $290,000. In our count of GLVAR MLS closings from January 1 through September 30, 2026, Summerlin's four main ZIP codes (89134, 89135, 89138 and 89144) closed at a $650,000 median across all home types, about $735,000 for detached homes and about $435,000 for condos and townhomes.
Those four ZIP codes aren't alike. Detached medians ran $545,000 in 89134, where the 55+ Sun City Summerlin sits, $627,500 in 89144, $875,000 in 89138 and $987,500 in 89135.
Prices by neighborhood show the spread better:
| Neighborhood | Median closed price | Median HOA total, active listings | Guard-gated |
|---|---|---|---|
| The Ridges | $3,134,375 | $804 | Yes |
| Red Rock Country Club | $2,030,000 | $300 | Yes |
| Reverence | $1,450,000 | $432 | Most sections |
| The Paseos | $1,050,000 | $143 | Not on our list |
| Stonebridge | $845,000 | Not tracked here | Not on our list |
| The Vistas | $750,000 | $144 | Not on our list |
| The Gardens | $687,500 | Not tracked here | Not on our list |
| The Willows | $657,500 | Not tracked here | Willow Creek section |
| Sun City Summerlin (55+) | $450,000 | $231 | Not on our list |
Neighborhood rows use MLS plat and association names, so they're approximate, and small groups can move a lot. The Gardens row has only 14 closings. The guard-gate column follows our best Summerlin neighborhoods guide, and individual sections inside a village can have their own gates. That guide has counts and ranges for each, and our townhomes page covers attached homes. Summerlin Centre, Red Rock Country Club and Sun City Summerlin each have their own pages too.
What Is Rent in Summerlin in 2026?
Rent runs above the valley benchmark. According to HUD's fiscal 2027 Fair Market Rents, in effect since October 1, 2026, the Clark County one-bedroom benchmark is $1,435 and the two-bedroom is $1,686, 40th-percentile gross rents for the whole metro.
In our MLS count of 567 leases closed in the four ZIP codes from July through September 2026, the overall median was $2,551. Two-bedroom rentals closed at a $2,150 median, three-bedrooms at $2,495, and four-bedrooms at $3,100. Detached homes closed at $2,655, and attached homes at about $2,323. Only four one-bedrooms appear in that count, too few to quote. These are MLS leases, so apartment complexes that rent outside the MLS aren't included. If you're renting first for the Summerlin lifestyle, add utilities and renter's insurance.
What Are Summerlin HOA Fees?
HOA fees are layered, and buyers often count only one layer. Lenders count the full total in your debt-to-income ratio, so get it in writing.
Tier 1, the master association: Summerlin North, South and West each have a community association. According to the Summerlin Council's January–February 2026 newsletter, 2026 dues are $74 in Summerlin North, $76 in South and $69 in West. Those associations have posted 2027 projections of $80, $79 and $78, and that notice raises the Summerlin Council share inside those dues by $3, to $40. For the full breakdown, see our Summerlin HOA fees guide.
Tier 2, neighborhood associations: many neighborhoods add their own dues. The median total on 1,116 active listings in the four ZIP codes on October 31, 2026 was $230 a month, with the middle half between $144 and $346.
Tier 3, guard-gated associations: The Ridges showed a median total of $804 on 46 active listings. Red Rock Country Club showed $300. These vary a lot, so don't assume a gate means a set fee.
Special case, Sun City Summerlin: the 55-plus community has its own association. According to the May 2026 Sun City Link, the proposed assessment for July 2026 through June 2027 is $2,761.92 a year, or about $230 a month. Confirm the adopted figure. It doesn't cover golf, the single most common misunderstanding about this community: Golf Summerlin sells resident memberships separately, from $500 a year at the Silver tier to $4,200 for unlimited Diamond play across all three courses. A one-time New Owner Reserve Assessment is due at closing, so ask for the current written amount.
How Do Utilities and Groceries Compare in Summerlin?
You're on the same utilities as most of the valley, so rates match. Larger homes and bigger yards are what move Summerlin bills.
Electricity (NV Energy): according to NV Energy's rate notice, the single-family rate effective October 1, 2026 is $18 a month plus $0.11514 per kWh. With the small universal energy charge and the 5% local fee, that's about $140 at 1,000 kWh, $261 at 2,000 and $383 at 3,000. NV Energy says a daily demand charge starts January 1, 2027, so bills will change. Ask for 12 months of a home's history before you buy.
Water (LVVWD): at Las Vegas Valley Water District rates, a single-family home on a 5/8-inch meter using 10,000 gallons in a 30-day period pays about $36, and 30,000 gallons costs about $142. Those figures leave out the Southern Nevada Water Authority charges the district bills separately. The rates are tiered, so pools and turf cost more. The Southern Nevada Water Authority pays rebates for replacing lawn.
Gas and internet: Southwest Gas serves the valley, and bills depend on the home and the season. Internet prices vary by address and promotion, so check for the specific home.
Groceries: no public source measures Summerlin grocery prices. MIT's Las Vegas metro budget uses $4,241 a year for one adult, about $353 a month, as a modest baseline. BEA's 2024 Regional Price Parity puts the whole Las Vegas metro at 100.2, almost exactly the national average.
How Does Summerlin Compare to the Las Vegas Average?
The premium is concentrated in housing. Here are direct comparisons, using the closest matching public figures.
| Measure | Summerlin | Valley or county |
|---|---|---|
| Detached median price | About $735,000 (four ZIPs, Jan.–Sept.) | $470,000 (LVR, Sept.) |
| Condo and townhome median | About $435,000 | $290,000 |
| Two-bedroom rent | $2,150 (MLS leases, Q3) | $1,686 (HUD FY2027) |
| Median gross rent, ACS 2020–2024 | $2,509 (Summerlin South) | $1,563 (city of Las Vegas) |
| Median household income, 2020–2024 | $117,035 (Summerlin South) | $76,472 (Clark County) |
| Effective property tax | 0.55% (Summerlin South) | 0.48% (Clark, 2024) |
| State income tax | None | None |
| Electric and water rates | Same schedules | Same schedules |
Rent and income rows use the Census Bureau's ACS 2020–2024 estimates. Summerlin South is a Census-defined area that covers only the south part of the master plan, so it isn't all of Summerlin. The rent rows mix measures, which is why they're labeled. The point stands: you pay a premium to buy or rent here, and much smaller or no premium on daily costs.
How Do Nevada Taxes Affect the Cost of Living in Summerlin?
Nevada's tax structure is the strongest financial argument for a move from a high-tax state, and it applies across the valley, not only in Summerlin.
No state income tax: Nevada's constitution bars a personal income tax. For a household moving from California, the saving depends on filing status. Under the Franchise Tax Board's 2025 schedule, $150,000 of income costs about $9,705 for a single filer and $5,549 for a joint filer, using the standard deduction and credit.
Property tax: Assessed value is 35% of the assessor’s taxable value, not automatically 35% of purchase price. Apply the parcel’s tax-district rate to assessed value, then account for abatements, exemptions and any separate assessments. For an arithmetic illustration, $600,000 in taxable value produces $210,000 assessed value. At an assumed district rate of $3.20 per $100 assessed value, gross tax is $6,720 per year, or $560 per month before adjustments. This is not a tax quote for a home listed at $600,000. The qualifying primary-residence abatement limits annual tax-bill growth to 3%, not assessed-value growth. Other property uses the applicable general cap of no more than 8%; some rentals qualify for the lower cap. New construction and changes in use are exceptions in their first fiscal year. See Clark County assessment rules and tax-abatement guidance.
Actual bills usually land well below that gross figure. The Census ACS 2020–2024 shows a $3,711 median tax on a $672,400 median home in Summerlin South, about 0.55%. Our Summerlin property tax guide covers the district rates in detail.
Sales tax: Clark County's combined rate is 8.375%.
No estate or inheritance tax: Nevada levies neither at the state level, though federal estate tax still applies to the largest estates.
What Income Do You Need to Live in Summerlin?
There's no single answer, but a 28% housing ratio gives a useful planning figure. Lenders can go higher: Fannie Mae's debt-to-income rule runs up to 50% through its automated system. Higher ratios leave less room for everything else.
| Home | Monthly housing cost | Income needed |
|---|---|---|
| $435,000 townhome or condo, $331 dues | $2,981 | About $128,000 |
| $650,000 home, $230 dues | $4,178 | About $179,000 |
| $735,000 detached home, $192 dues | $4,688 | About $201,000 |
Each row includes principal, interest, property tax at 0.552% and NAIC-band insurance. Dues are Oct. 31 medians: $331 for townhomes, $230 for all listings and $192 for detached homes.
Renting takes less. At a 30% rent ratio, the $2,150 two-bedroom median needs about $86,000 of income, and the $2,495 three-bedroom median needs about $100,000. According to the Census Bureau, Clark County's median household income was $76,472 in the 2020–2024 estimates. For the valley-wide view, see how much money you need to live in Las Vegas.
Which Summerlin Villages Are the Most and Least Expensive?
Summerlin spreads across three association regions, each with its own villages. The neighborhood table above gives the price order. A few patterns stand out:
- Highest: The Ridges and Red Rock Country Club, both guard-gated, at medians above $2 million.
- Lowest detached entry: ZIP 89134, helped by Sun City Summerlin, which is age-restricted, at a $450,000 median.
- Newest: Summerlin West is where most new construction is. According to Summerlin, the master plan has homes from the $400,000s to more than $1 million in about 20 neighborhoods across six villages and districts, as of March 2026.
For side-by-side detail, see our Cliffs, Kestrel and Redpoint comparison and the new homes in Summerlin guide.
What Do Transportation Costs Look Like in Summerlin?
Summerlin is car-dependent, so budget for vehicles as a fixed cost.
Car insurance: we couldn't find a current public Nevada average we could verify, so get quotes for your own vehicles and driving record before you close.
Gasoline: AAA's Las Vegas regular average was about $5.32 a gallon on November 1, 2026. At 800 miles a month and 25 miles per gallon, that's about $170 per vehicle.
Public transit: the Regional Transportation Commission serves parts of Summerlin, but frequency and reach vary by corridor. Check the route for your address and workplace if you plan to use it.
What Are the Lifestyle Costs in Summerlin?
You can spend a lot here, but you don't have to.
Golf: The three Golf Summerlin courses run by the Sun City operation, Highland Falls and Palm Valley, both par-72 championship layouts, plus the par-60 Eagle Crest executive course, all three designed by Billy Casper and Greg Nash, welcome residents and visitors alike and sell annual memberships from approximately $500 to $4,200 depending on residency and access tier. At Red Rock Country Club, the published membership table runs from $1,500 initiation and $245 monthly dues up to $65,000 and $1,225, with a $175 minimum. TPC Summerlin doesn't publish a fee schedule, so ask its membership office. Note too that Red Rock Country Club's second course, the Arroyo, is semi-private and takes public tee times, so you do not need a membership to play it.
Downtown Summerlin: the district covers 400 acres, with shopping and dining from fast-casual to full service. Next door, Las Vegas Aviators single-game tickets for 2026 started at $17 on the berm and $60 for Home Plate Diamond seats, plus fees, and prices can change by game.
Parks and trails: Summerlin's trails and parks are open to use at no separate cost. Our Summerlin parks guide covers the main ones.
Red Rock Canyon: the Bureau of Land Management charges $20 per vehicle, or $50 for an annual pass, and the Scenic Drive needs a timed-entry reservation from October 1 through May 31.
Schools: use the CCSD zoning search for any address before you buy. Attendance zones change, and a neighborhood name doesn't guarantee a school.
How Does Summerlin Compare to Henderson for Cost of Living?
Henderson costs less to buy into. In our GLVAR MLS count of third-quarter 2026 closings, Henderson's single-family median was $535,000 on 1,152 closings, against $678,650 across five Summerlin ZIP codes, a group that adds 89145 to the four above.
Property tax rates also differ by location. According to the Nevada Department of Taxation's FY2026–27 rate table, the combined rate is $3.2782 per $100 of assessed value in the City of Las Vegas, which covers Summerlin North and West, $2.9328 in unincorporated Summerlin South, and $2.9613 in Henderson.
Elevation is one real difference. According to Summerlin, the master plan averages about 3,500 feet, and parts of it can run several degrees cooler than the center of the valley. Henderson sits closer to Harry Reid International Airport and the south end of the Strip, and Summerlin sits closer to Red Rock Canyon. Test your own commute at the time you'd drive it.
For more, see our Las Vegas vs Henderson guide and our cost of living in Las Vegas guide.
What Should Buyers Know About Healthcare Costs in Summerlin?
Rates and plans don't change at the Summerlin line, so your insurance network matters more than your ZIP code. Inside the master plan, Summerlin Hospital Medical Center is at 657 N. Town Center Drive and is part of Valley Health System, which also runs Spring Valley Hospital. MountainView is part of Sunrise Health (HCA).
MIT's Las Vegas metro budget uses $2,715 a year in medical costs for one adult and $7,817 for two adults and two children, as a baseline. If you buy your own coverage, compare plans during Nevada Health Link's open enrollment, which runs November 1, 2026 to January 15, 2027. Nevada has a shortage of physicians overall, so book a new-patient visit early.
Frequently Asked Questions About the Cost of Living in Summerlin
Is Summerlin one of the most expensive places to live in Las Vegas?
It's one of the priciest large areas for housing. Its four main ZIP codes closed at a $650,000 median through September 2026, and the valley's September single-family median was $470,000. Daily costs such as electricity and water use the same rates as the rest of the valley.
How much does a house cost in Summerlin in 2026?
Detached homes in the four main ZIP codes closed at about a $735,000 median from January through September 2026, and condos and townhomes at about $435,000. Neighborhoods ranged from a $450,000 median in age-restricted Sun City Summerlin to $3,134,375 in The Ridges.
What are total monthly HOA fees in Summerlin?
Master dues in 2026 are $69 to $76 a month. On 1,116 active listings on October 31, 2026, the median total was $230, with the middle half between $144 and $346. The Ridges' median total was $804. Confirm the full stack in the resale package.
What is the property tax rate in Summerlin, NV?
The combined rate for FY2026–27 is $3.2782 per $100 of assessed value in the City of Las Vegas and $2.9328 in unincorporated Summerlin South. Assessed value is 35% of taxable value. In practice, the Census shows a $3,711 median tax on a $672,400 median home in Summerlin South for 2020–2024, about 0.55%.
How much do utilities cost in Summerlin per month?
At NV Energy's October 2026 rate, electricity costs about $140 at 1,000 kWh, $261 at 2,000 and $383 at 3,000, with a daily demand charge coming January 1, 2027. LVVWD water costs about $36 at 10,000 gallons and $142 at 30,000, before SNWA charges. Gas and internet vary by home and address.
Is Summerlin worth the cost premium over other Las Vegas neighborhoods?
That's a personal call. You're paying for trails, parks, Red Rock access and a planned community, and the master dues help fund them. In our count, Summerlin's median was $650,000 through September 2026, up 0.1% from $649,500 in the same window of 2025. Compare it with Henderson and the northwest valley at your budget.
What salary do you need to buy a home in Summerlin?
At 7.24% with 20% down, a $650,000 home with $230 in dues runs about $4,178 a month, which takes about $179,000 of income at a 28% housing ratio. A $435,000 townhome with $331 in dues takes about $128,000. Lenders may allow higher ratios.
How do Summerlin costs compare to living in California?
BEA's 2024 price levels put Los Angeles about 13% above Las Vegas. On $180,000 of income, the 2025 California tax is about $8,250 for joint filers and $12,495 for single filers. The 2024 Census median home value was $866,500 in Los Angeles County, against Summerlin's $650,000 closed median in 2026.
Which Sources Inform This Summerlin Cost of Living Guide?
Home prices, tax rules, HOA fees and market conditions change, so confirm specifics with the relevant authority and a qualified professional before acting. This is general information, not tax, legal, or financial advice.
- Las Vegas REALTORS September 2026 report, via Fox 5
- Freddie Mac PMMS
- Census ACS 2020–2024, table B25103 and table B25064
- HUD fiscal 2027 Fair Market Rents
- MIT Living Wage Calculator, Las Vegas metro
- NAIC homeowners insurance report
- NV Energy October 2026 rate notice
- LVVWD water rates
- Nevada Department of Taxation FY2026–27 rates
- Summerlin fact sheet, May 2026
- Summerlin Council newsletter
- Golf Summerlin resident memberships and golf in Summerlin
Summerlin market figures are our count of GLVAR MLS records through Repliers, by closing date. Neighborhood medians for The Ridges, Red Rock Country Club, Reverence, The Paseos, The Vistas and Sun City Summerlin, and HOA totals, were pulled October 31, 2026. Stonebridge, Gardens, Willows, ZIP group and lease figures were pulled November 1, 2026.
Ready to build your Summerlin budget? Call Nevada Real Estate Group at (702) 637-1759 or browse current Summerlin listings.
