Published March 5, 2026 · Updated July 12, 2026 · By Chris Nevada, Nevada Real Estate Group · NV License S.181401
Living in Summerlin buys you a Red Rock backdrop, more than 200 miles of trails, and manicured streetscapes that do not happen by accident — and the bill for all of it shows up in your HOA line. But "the Summerlin HOA" is not one number. It is a stack of assessments that vary widely depending on which of the master plan's villages you buy in, whether your enclave is guard-gated, and whether an old infrastructure bond is still riding on the property tax bill. Get the stack wrong and a home you thought you could afford quietly costs $300 more a month than the listing implied.
Across the 1,485 active Summerlin listings on the GLVAR MLS as of July 2026, 96% carry a reported HOA fee, and the blended median comes to about $109 a month — but that single figure hides an enormous spread: the 25th percentile sits at $69, the 75th at $232, and the top decile clears $390. In the more than 9,600 transactions Nevada Real Estate Group has closed, I have watched buyers fall in love with a $650,000 Summerlin home and overlook that its guard-gated enclave added $400 a month, and others gladly pay a village premium for gated security they use every day. This guide breaks the whole stack apart — who you pay, how much, and what you actually get.
Shopping the area? Browse live Summerlin homes for sale — every active MLS listing with prices, photos, HOA dues, and instant filters.
Summerlin HOA fees in 2026 stack in layers: a master fee of roughly $69–$76 a month (the $37 Summerlin Council assessment is included), plus a village or sub-association fee from about $50 in standard neighborhoods to $200–$900 in guard-gated enclaves like The Ridges and Red Rock Country Club. Sun City Summerlin runs about $230. Many homes also carry a SID or LID bond on the tax bill. Always verify the full stack per address.
- Summerlin's master fee is $74 (North), $76 (South), or $69 (West) in 2026 — the $37 Council fee is baked in.
- Village dues vary: The Ridges runs a median $520/month, Red Rock Country Club $330, versus $69 in Summerlin West.
- Sun City Summerlin (55+) runs a median $230/month plus a $5,000 NORA fee at closing.
- SIDs and LIDs add $50–$200+/month on your tax bill, not your HOA statement, payable off at resale.
- The blended median Summerlin HOA is $109/month; always verify the per-address stack — call (702) 637-1759.
How Much Are HOA Fees in Summerlin in 2026?
Summerlin HOA fees in 2026 most commonly land between $69 and $232 a month for the middle half of active listings, but the full range runs from a bare master-only fee near $69 to well over $900 a month in the most exclusive guard-gated enclaves. According to Las Vegas REALTORS (LVR) MLS data, the blended median across all active Summerlin listings is about $109 a month — a number that is only useful as a starting point, because the fee you actually pay is driven almost entirely by which village you choose and what amenities and security it funds.
In my experience, the reason there is no single "Summerlin HOA fee" is structural. Summerlin is not a neighborhood; it is a 22,500-acre master-planned community developed by the Howard Hughes Corporation and made up of more than two dozen distinct villages. Per the Clark County Assessor's parcel records, each village sits under the same master umbrella but layers its own dues on top. On the median Summerlin list price of roughly $649,900, the HOA is a meaningful slice of the monthly carrying cost, so getting it right before you write an offer matters as much as the interest rate.
Why Does Summerlin Have a "Layer Cake" of HOA Fees?
Summerlin fees work like a layer cake because the community is built in nested tiers, and each tier funds a different scope of shared responsibility. Understanding the layers is the single most important thing a buyer can do before comparing listings, because two homes with identical prices can carry radically different total dues depending on how many layers apply. Depending on where you buy, you will encounter up to three distinct cost layers.
- Tier 1 — The Master Association. This is the base layer nearly every Summerlin homeowner pays, from a modest condo to a custom estate. It funds the shared trail system, community parks, and the mandatory Summerlin Council assessment. It is administered through one of three geographic master associations: North, South, or West.
- Tier 2 — The Sub-Association (Village). This is the fee for your specific village or gated enclave. It pays for the amenities exclusive to your immediate neighbors — private gates, interior streets, enclave parks, building exteriors on condos, or a manned guardhouse in the luxury villages.
- Tier 3 — SIDs and LIDs. Not technically an HOA fee, but a bonded infrastructure assessment billed on your Clark County property tax bill. It functions like a fee in your budget and is most common in newer villages.
According to the Nevada Revised Statutes (NRS 116), which govern common-interest communities statewide, each association must budget for reserves and disclose its dues and rules to buyers before closing — so every layer above is documented in the resale package you receive. The sections below put real 2026 dollar figures on each tier.
What Are the 2026 Summerlin Master Association Rates?
The Summerlin master association fee rose effective January 1, 2026, and the amount depends on which of the three geographic associations your home falls under. Critically, the figures below already include the $37 Summerlin Council assessment — it is baked in, not an extra charge stacked on top, which is one of the most common budgeting mistakes I see buyers make.
| Master association | 2026 monthly rate | Prior rate | Representative villages |
|---|---|---|---|
| Summerlin North | $74 | $65 | The Pueblo, The Hills, The Trails |
| Summerlin South | $76 | $67 | The Willows, The Gardens, The Ridges |
| Summerlin West | $69 | $60 | Redpoint, Kestrel, Stonebridge, Reverence |
These master figures line up with the live MLS floor: in newer Summerlin West, where many homes carry only the master fee, the median reported HOA on active listings is exactly $69 a month — confirmation that the base layer holds steady across the expansion villages. If you are browsing established properties in the North or newer builds west of the 215 Beltway, these are the baseline numbers to plug into your mortgage calculator before you ever add a village layer. For newer product specifically, our Summerlin new-home developments coverage walks through which builders are active in which villages.
What Does the Summerlin Council Fee Actually Cover?
The Summerlin Council fee — the $37 a month embedded in every master assessment — funds the lifestyle infrastructure that draws most buyers to the community in the first place. According to the Howard Hughes Corporation, the master developer, the Council is the non-profit arm responsible for maintaining the trail network, the community parks, and the resident programming that defines Summerlin's culture.
That $37 maintains more than 200 miles of trails and dozens of parks — including The Arbors, The Vistas, and Cottonwood Canyon parks — plus the resident-only events that anchor the community calendar, from holiday parades to movies in the park. You may pay small usage fees for specific classes, but the community centers, pools, and the trail system itself are maintained through this collective funding. When buyers ask why the master fee exists at all, this is the answer: it is what keeps the amenity network that supports Summerlin home values intact.
How Much Are Summerlin Sub-Association and Village Dues?
I walk every Summerlin buyer through the village layer first, because it is where fees vary the most — it funds amenities exclusive to your enclave rather than the general public. This is the layer that turns a $69 master fee into a $400 total — and it is entirely dependent on your specific neighborhood. Live MLS data shows just how wide the spread runs across villages.
| Village / enclave | Median monthly HOA | Typical range | Median list price |
|---|---|---|---|
| Summerlin West (master-only) | $69 | $27–$361 | $774,000 |
| The Willows | $88 | $19–$153 | $699,000 |
| The Vistas | $140 | $69–$330 | $649,900 |
| The Cliffs | $150 | $25–$309 | $534,900 |
| Sun City Summerlin (55+) | $230 | $45–$256 | $465,000 |
| Red Rock Country Club | $330 | $40–$900 | $2,797,000 |
| The Ridges | $520 | $65–$1,260 | $3,850,000 |
In standard non-gated neighborhoods, expect a sub-HOA fee of roughly $50 to $120 a month for common-area landscaping the master association does not touch. Per LVR listing data, villages like The Willows and standard sections of The Vistas cluster right in that band. The gap between a $69 master-only home in Summerlin West and a $520 home in The Ridges is the single biggest swing in your monthly budget — and it has nothing to do with the list price alone.
What Do Guard-Gated Summerlin Communities Like The Ridges and Red Rock Country Club Cost?
Guard-gated Summerlin communities carry the highest dues in the master plan, because you are paying for 24-hour staffing on top of every other layer. According to the live MLS, The Ridges posts a median HOA of $520 a month — with individual listings ranging from a master-only $65 up to $1,260 for enclaves with the richest amenity packages — while Red Rock Country Club runs a median $330 and reaches $900 on some listings. These figures fund the manned gatehouses, roving security patrol, and private parks or clubhouses reserved strictly for enclave residents.
Those are also the two most expensive villages by price: The Ridges carries a median list price near $3.85 million and Red Rock Country Club near $2.8 million, so the elevated HOA travels with elevated home values and the buyers who expect that service level. If a guard-gated lifestyle is what you are after, our guard-gated communities and luxury communities guides compare the security-and-amenity tradeoffs across the valley. The key budgeting point: on a guard-gated Summerlin home, model the total HOA at $300 to $600+ a month, not the master $76.
How Much Are HOA Fees for Summerlin Condos and Townhomes?
Condo and townhome HOA fees in Summerlin run higher than single-family dues — typically $250 to $400+ a month — because they bundle "walls-out" insurance coverage, roof maintenance, and exterior building repairs into the assessment. When you buy an attached home, the association is responsible for maintaining and insuring the building envelope, and that shared cost shows up in your monthly dues.
According to LVR listing data, attached-product listings near Downtown Summerlin and in condo enclaves push the top decile of the whole master plan above $390 a month, with some listings reporting reported fees well above $700 when full exterior insurance and amenities are bundled. The tradeoff is real: a condo buyer pays more in dues but transfers exterior maintenance and insurance risk to the association, which many downsizers and lock-and-leave buyers consider worth the premium. If you are weighing attached versus detached in Summerlin, factor the full dues difference — often $150 to $300 a month — into your comparison, not just the sticker price.
What Are HOA Fees at Sun City Summerlin?
Sun City Summerlin operates its own fee structure as an age-qualified (55+) community, and for 2026 the estimated monthly fee runs a median $230 a month across active listings — with the middle of the market tightly clustered between about $230 and $231, which tells you the dues are uniform rather than village-dependent. That fee is higher than a standard single-family master dues bill, but it funds a dramatically broader amenity package: three private golf courses, four clubhouses, and multiple pools reserved exclusively for Sun City residents.
Buyers here also need to budget for the NORA fee (New Owner Reserve Assessment) — a one-time charge due at closing, currently around $5,000 — which keeps the community reserves healthy without spiking monthly dues on existing retirees. At a median list price near $465,000, Sun City Summerlin is one of the more attainable ways into the master plan, and the all-in amenity access makes the $230 dues a strong value for active-adult buyers. Our Sun City Summerlin master-plan guide covers the community in depth for buyers weighing the 55+ move.
What Are SIDs and LIDs, and How Do They Add to Your Cost?
SIDs (Special Improvement Districts) and LIDs (Local Improvement Districts) are the "hidden" cost buyers most often miss, because they are billed on your Clark County property tax bill, not your HOA statement. They are bonds used to finance a community's initial infrastructure — roads, sewer lines, streetlights — and they are most common in Summerlin West and the newest villages, where that infrastructure was recently built.
According to the Clark County Assessor, the cost impact typically adds $50 to $200+ a month to your carrying cost, usually billed semi-annually alongside your Summerlin property taxes. The median Summerlin property tax bill runs about $3,706 a year on active listings — but that figure jumps sharply on newer homes still carrying an unpaid bond. The good news: because a SID/LID is a finite bond, the balance can be paid in full at resale. Buyers can sometimes negotiate for the seller to retire it, or you can pay it off yourself to lower your ongoing monthly carrying cost. In older villages like The Hills and The Pueblo, these bonds have frequently been paid off entirely, which is one reason established Summerlin can pencil out cheaper monthly than a comparable new build.
What One-Time HOA Fees Do You Pay at Closing?
Beyond monthly dues, Summerlin closings carry several one-time HOA charges that buyers should budget for up front, because you are not just assuming the monthly payment — you are buying into the association's reserve funds. These are separate from your down payment and are documented in the resale package Nevada law requires the seller to provide.
| One-time charge | Typical 2026 amount | Who pays / notes |
|---|---|---|
| Capital contribution — Summerlin North | $444 | Buyer, at closing; funds reserves |
| Capital contribution — Summerlin South | $456 | Buyer, at closing; funds reserves |
| Transfer / setup fees | $150–$400 | Administrative record update |
| Resale package | Seller-provided | Required by NRS 116; cost in closing |
| Sun City Summerlin NORA | about $5,000 | Buyer, 55+ community reserve fee |
According to the Nevada Real Estate Division, which oversees common-interest community compliance, buyers have a statutory review period on the resale package — use it. The capital contribution and NORA are non-refundable buy-ins to the association's reserves, so factor them into your cash-to-close, not your monthly budget. On a guard-gated or Sun City purchase, these one-time charges can add several thousand dollars to closing that a first-time Summerlin buyer rarely anticipates.
How Do Summerlin HOA Fees Compare Across Villages?
The clearest way to see the full stack is to compare the tiers side by side — because the difference between a standard village home and a guard-gated one is not incremental, it is a different budget entirely. The table below lines up the four main Summerlin buyer profiles against every cost dimension.
| Cost dimension | Standard village | Guard-gated | Condo / townhome | Sun City (55+) |
|---|---|---|---|---|
| Master association dues | $69–$76 | $69–$76 | $69–$76 | Included in fee |
| Village / sub dues | $50–$140 | $200–$900 | $250–$400+ | ~ $230 all-in |
| One-time at closing | $444–$856 | $444–$856+ | $444–$856 | about $5,000 NORA |
| Typical SID/LID | $0–$150/mo | $0–$200/mo | $0–$100/mo | Often paid off |
| Median list price | $535K–$775K | $2.8M–$3.85M | $400K–$650K | $465,000 |
The takeaway from this comparison is that the master fee is nearly constant — it is the village layer and the SID/LID that make or break your budget. A standard Summerlin West home can run under $100 a month all-in, while a Ridges estate can clear $600. Matching the tier to how you will actually live, and to what you can carry monthly, is the entire game.
How Do Summerlin HOA Fees Compare to Henderson and Las Vegas?
Summerlin HOA fees generally run slightly higher than comparable master-planned communities in Henderson — like Green Valley — and noticeably higher than older, non-master parts of Las Vegas, largely because of the sheer scale of Summerlin's amenity network. According to LVR data, the trail density and park system Summerlin maintains is among the most extensive in the valley, and that upkeep is funded through the collective master dues.
That said, the comparison is village-specific. A standard Summerlin West home at a $69 master fee is competitive with mid-tier Henderson dues, while a guard-gated Summerlin estate at $520 sits in the same range as Henderson's luxury communities. The right way to compare is tier-to-tier, not city-to-city. Our Henderson HOA coverage and the broader Las Vegas fee picture round out the comparison for buyers deciding between the two submarkets — and if you are weighing a move, our buyer team can model the full monthly cost side by side.
Are The Ridges and Sun City Part of the Summerlin Master Plan?
Yes — both The Ridges and Sun City Summerlin sit inside the Summerlin master plan, but they operate their own layered assessments, which is exactly why their total dues look so different from a standard village. This is the geographic nuance that trips buyers up most, so it is worth stating plainly.
The Ridges is a village within Summerlin South, so its homeowners pay the $76 Summerlin South master fee plus the guard-gated Ridges sub-association dues — which is how a home there reaches a median $520 a month. Sun City Summerlin is also within the Summerlin master plan's boundaries, but as an age-qualified association it consolidates its amenities into a single all-in fee near $230 rather than the master-plus-village split. According to the Clark County Assessor's parcel data, every one of these enclaves shares the Summerlin master umbrella — so when a listing quotes only a low master figure, always ask whether a village layer applies. Verifying which layers attach to a specific address is the difference between an accurate budget and a $400 surprise.
How Can You Verify a Summerlin Home's Exact HOA Cost Before You Buy?
The only way to know a Summerlin home's true HOA cost is to verify the full stack per address, because no listing figure captures every layer reliably. Listing sheets frequently show the master fee and omit the village dues, or quote one and forget the SID/LID entirely. Here is the checklist I run for every Summerlin buyer I represent:
- Pull the resale package. Nevada law (NRS 116) requires it — it lists every association, its dues, reserves, and rules.
- Check the Clark County tax bill for an active SID/LID bond and its payoff balance.
- Confirm the village sub-association separately from the master; ask the listing agent to itemize both.
- Budget one-time charges (capital contribution, transfer, NORA) into cash-to-close.
- Compare tier-to-tier, not price-to-price, when weighing two homes.
When you are ready to run the numbers on a specific home, contact our team or call (702) 637-1759 — we itemize the complete HOA stack before you write an offer. Sellers preparing to list can also lean on our seller resources to make sure dues and assessments are disclosed cleanly, and design-minded buyers should review the Summerlin HOA design and remodel approval guide so architectural rules do not surprise them after closing.
Frequently Asked Questions
Do HOA fees in Summerlin increase every year?
Not necessarily every single year, but you should plan for it. As we saw with the shift to the 2026 rates — where the master fees rose $9 to $10 a month — dues are adjusted periodically to keep up with inflation, rising utility costs for common areas, and reserve-fund requirements. According to NRS 116, associations must fund reserves adequately, which is one reason periodic increases occur.
Are Summerlin HOA fees included in my mortgage payment?
Usually no. While your property taxes and insurance are often escrowed into your mortgage, HOA dues are typically billed directly to you by the association. You will need to set up separate payments for your Summerlin master association and any village sub-association, and budget them alongside your principal, interest, taxes, and insurance.
Can I opt out of the Summerlin Council fee?
No. The Summerlin Council fee — the $37 embedded in your master assessment — is a mandatory assessment tied to the deed of the property, not a membership you can cancel. Failure to pay it can result in a lien on the property, the same as any other HOA debt under Nevada law.
How much are HOA fees in The Ridges specifically?
Based on live MLS data, The Ridges posts a median HOA of about $520 a month, with listings ranging from a master-only $65 up to $1,260 depending on the enclave and its amenities. That figure combines the $76 Summerlin South master fee with the guard-gated Ridges sub-association dues that fund the manned gates and private amenities.
What is the cheapest way to live in Summerlin with low HOA fees?
The lowest all-in HOA cost is typically a master-only home in Summerlin West, where the median reported fee is about $69 a month — though you will want to check for a SID/LID bond on the tax bill, since the newer villages are where those bonds are most common. Established villages like The Hills, where infrastructure bonds are often paid off, can also pencil out cheaply monthly.
Do Summerlin condos have higher HOA fees than houses?
Yes. Summerlin condos and townhomes typically run $250 to $400+ a month — higher than most single-family homes — because the dues bundle walls-out insurance, roof maintenance, and exterior building repairs that a detached homeowner handles individually. The tradeoff is that the association assumes exterior maintenance and insurance risk.
How do Summerlin HOA fees compare to Henderson?
Summerlin fees are generally slightly higher than comparable master plans in Henderson, such as Green Valley, largely because of Summerlin's extensive trail and park network. The right comparison is tier-to-tier: a standard Summerlin West home competes with mid-tier Henderson dues, while guard-gated Summerlin sits alongside Henderson's luxury communities.
Which Sources Inform This Summerlin HOA Guide?
The figures in this guide combine live GLVAR MLS data (1,485 active Summerlin listings as of July 2026), Nevada Real Estate Group's transaction experience across more than 9,600 closings, and the authoritative sources below. HOA amounts vary by address and change over time — always confirm the full stack in the resale package before you buy.
- Las Vegas REALTORS (LVR) — Southern Nevada MLS market data and monthly reports
- Clark County Assessor — parcel records, property tax, SID/LID bonds
- Nevada Revised Statutes (NRS 116) — common-interest community law
- Nevada Real Estate Division — common-interest community oversight and compliance
- Howard Hughes Corporation — Summerlin — master developer and Summerlin Council amenities
- Clark County — Special Improvement Districts — SID/LID bond administration
- U.S. Census Bureau — Las Vegas metro housing and demographic data
- Nevada Department of Taxation — property tax administration
- U.S. Bureau of Labor Statistics — Las Vegas cost-of-living context
- Consumer Financial Protection Bureau — HOA and closing-cost buyer guidance
