The most common mistake I see relocating buyers make is treating Summerlin as one place. They read that the median Summerlin home is around $730,000, they set a budget, and then they tour The Ridges and discover the entry there is more than twice that. Summerlin is not a neighborhood. It is a city-sized development of more than thirty villages, and the gap between the top and the bottom is wider than the gap between most American suburbs.
So I measured it. Every closed single-family sale inside Summerlin over the twelve months from September 1, 2025 through August 31, 2026, pulled month by month so no result cap could truncate the count, grouped by recorded subdivision and rolled up into the villages people actually name. That is 1,935 transactions. The spread between the first village and the last is close to seven to one. Every figure below is as of August 31, 2026 unless a wider window is stated.
The Ridges is the most expensive village in Summerlin at a $3,462,500 median and $797 per square foot across 36 closings in the twelve months to August 31, 2026. The Summit Club followed at $2,375,000, Country Club Hills at $2,160,000, Red Rock Country Club at $2,010,000 and Reverence at $1,600,000. Across 1,935 Summerlin sales the overall median was $729,750, and 611 of them cleared $1 million.
- The Ridges led at $3,462,500 and $797 per square foot across 36 closings.
- Summerlin's median was $729,750, but village medians ran from $510,000 to $3,462,500.
- 611 of 1,935 Summerlin sales cleared $1 million and 218 cleared $2 million.
- Country Club Hills gave the most space, a 4,649 square foot median at just $451 a foot.
- Red Rock Country Club was the deepest luxury market with 65 closings in twelve months.
How Do Summerlin's Villages Rank by Price?
Here is the full picture, measured rather than asserted. Every village with at least four recorded closings in the period appears, which is why this table runs well past the top five — the bottom of it is as useful as the top if you are working out where your budget actually reaches.
| Rank | Village | Median sale | Price per sq ft | Sales | Median size | Highest sale |
|---|---|---|---|---|---|---|
| 1 | The Ridges | $3,462,500 | $797 | 36 | 4,618 sq ft | $16.0M |
| 2 | The Summit Club | $2,375,000 | $598 | 45 | 3,960 sq ft | $25.0M |
| 3 | Country Club Hills | $2,160,000 | $451 | 11 | 4,649 sq ft | $3.40M |
| 4 | Red Rock Country Club | $2,010,000 | $553 | 65 | 3,489 sq ft | $5.95M |
| 5 | Reverence | $1,600,000 | $513 | 37 | 2,852 sq ft | $3.20M |
| 6 | Kestrel and Redpoint | $1,376,250 | $429 | 52 | 3,254 sq ft | $2.53M |
| 7 | The Paseos | $1,040,000 | $344 | 75 | 2,863 sq ft | $2.06M |
| 8 | Stonebridge | $855,000 | $409 | 78 | 2,371 sq ft | $2.60M |
| 9 | The Trails | $750,000 | $315 | 26 | 2,417 sq ft | $4.25M |
| 10 | The Vistas | $626,000 | $302 | 61 | 2,078 sq ft | $1.50M |
| 11 | Sun City Summerlin | $510,000 | $318 | 373 | 1,653 sq ft | $1.55M |
Two things jump out. The first is the sheer range: $3,462,500 at the top against $510,000 at the bottom, inside one master plan, served by the same trail system and the same developer's standards. A buyer who says "we want Summerlin" has narrowed the search by almost nothing until they name a village.
The second is where the volume sits. Sun City Summerlin alone recorded 373 closings — more than The Ridges, The Summit Club, Country Club Hills and Red Rock Country Club combined. The most expensive villages are also among the thinnest, which shapes how you shop them and runs through the rest of this guide.
Across all 1,935 Summerlin sales in the period, the overall median was $729,750 at $341 per square foot, 611 cleared $1 million and 218 cleared $2 million. So roughly 32 percent of Summerlin homes sold above a million — against about 9 percent across the City of Las Vegas as a whole. According to Las Vegas REALTORS, the metro-wide statistics reported each month cover that whole market, which is why a Summerlin buyer comparing against them is reading the wrong benchmark.
What Makes The Ridges the Most Expensive Village?
Price per square foot, applied to large homes. At $797 a square foot on a 4,618 square foot median, The Ridges is the only Summerlin village where both numbers sit at the top simultaneously. Its 36 closings ran from $1,750,000 to $16,000,000.
As of the twelve months ending August 2026, The Ridges occupies Village 18, a cluster of guard-gated parcels on elevated ground with the Spring Mountains behind and the Strip in view below. The reason the per-foot number holds is that the housing stock at the top is genuinely custom — architect-designed contemporary homes on view lots, not production plans with an upgrade package. That is a different product from anything else in the master plan.
What buyers often miss is that The Ridges is not one neighborhood but several. The recorded subdivisions in the sales data read as Village 18 Ridges Parcel J K Windsong, Village 18 Ridges Parcel M N O and similar, and those parcels price very differently. Falcon Ridge, Windsong, Promontory and the custom lots are distinct products sharing a gate and a name. Our Ridges community page and the Fairway Hills enclave cover that split.
It is also the slowest village in Summerlin to sell. A median 67 days on market is nearly double the master plan's 32, and only 4 of its 36 sales closed at or above asking, with the median sale landing at 95.6 percent of list. That is the signature of a market where buyers are few, deliberate and willing to negotiate — the opposite of the impression a headline median creates.
One community out-medians it on a longer view and deserves naming rather than hiding. Tournament Hills, the gated enclave beside TPC Las Vegas in the older 89134 corridor, posted a $3,850,000 median across nine sales over a 24-month window. It had too few twelve-month closings to rank in the table above, which is the only reason it is not sitting at number one.
How Is The Summit Club Different From Everything Else?
It is a private club community rather than a neighborhood with a gate, and that changes the purchase fundamentally.
According to the Howard Hughes Corporation's announcement of the venture, The Summit was developed jointly with Discovery Land Company — a developer specialising in private club communities worldwide — across roughly 555 acres, built around a private Tom Fazio-designed eighteen-hole course with a clubhouse, fitness facility and spa.
The numbers show what that structure does to pricing. Forty-five closings ran from $1,495,000 to $25,000,000 at a $2,375,000 median and $598 a square foot, in a median 35 days. That $25 million sale was the largest residential transaction in the City of Las Vegas over the twelve months, and widening the window to 24 months, The Summit Club holds the top four sales in the entire city, topping out at $29,250,000.
The gap between a $1.495 million entry and a $29 million ceiling inside one community is unlike anything else in Nevada. It reflects a place where the club's mid-tier product and its trophy estates are effectively different markets that happen to share an address.
Three practical consequences follow for a buyer. Membership is a separate proposition from the real estate, with its own cost and process, so the house price is not the whole price. A meaningful share of the best inventory never reaches public marketing, because at this level sellers frequently prefer discretion. And like The Ridges, it negotiates — a 95.6 percent median sale-to-list ratio with only 8 of 45 sales reaching asking.
Its median sits about $1.1 million below The Ridges despite the far higher ceiling, which is the best illustration in this guide of why median and maximum answer different questions. Our Summit Club page covers the community structure, and the guard-gated communities hub compares access models across the valley.
Which Village Gives You the Most House for the Money?
Country Club Hills, and the margin is not close.
At a $2,160,000 median it is the third most expensive village in Summerlin, which sounds like the opposite of value. But look at the other columns: a 4,649 square foot median home — the largest in the entire master plan, bigger even than The Ridges — at $451 per square foot, the lowest rate of any village in the top eight. Eleven closings ran from $1,300,000 to $3,400,000.
That combination is the signature of an established neighborhood in the older 89134 part of Summerlin near the TPC course, where homes were built generously in an earlier era and the land has appreciated more than the finishes have. You are buying a large, well-located house rather than a new one.
Run the comparison directly and it becomes stark. A buyer with $2.2 million gets roughly 4,650 square feet in Country Club Hills. The same money in Reverence buys about 4,300 square feet at $513 a foot, and in The Ridges it does not clear the entry point at all. If square footage and mature landscaping matter more than newness, this is where Summerlin money goes furthest at the luxury end.
The market appears to agree, and the speed of sale is the evidence. Country Club Hills homes sold in a median five days — the fastest of any village in Summerlin by a wide margin — with 4 of 11 closing at or above asking and a 97.7 percent median sale-to-list ratio. Buyers who know the market are not hesitating there.
The trade-offs are real. The homes are older, so systems, roofs and kitchens are live considerations rather than assumptions. The architecture is of its period. And with eleven closings in twelve months it is the thinnest village on this list, so finding the right home takes patience even if the transaction moves fast once you do.
Further down the ladder, The Paseos plays a similar role at a different level: a $1,040,000 median on a 2,863 square foot home at $344 a foot, the cheapest per-foot rate of any village above a million. For buyers wanting a genuinely large home in the $1 million to $1.5 million band, that is the value pocket in Summerlin.
Why Does Red Rock Country Club Matter More Than Its Rank Suggests?
Because it is the most reliable number in this guide. Sixty-five closings over twelve months makes Red Rock Country Club the deepest luxury market in Summerlin — more sales than The Ridges, The Summit Club and Country Club Hills combined.
Its figures: a $2,010,000 median, $553 per square foot, a 3,489 square foot median home, sales from $1,100,000 to $5,950,000, in a median 34 days. If you want a defensible answer to what a luxury Summerlin home actually costs, this village provides it with the least statistical uncertainty.
The community is built around golf. According to Red Rock Country Club, it holds two Arnold Palmer-designed championship courses — the private members-only Mountain course and the Arroyo course, which is open to public play — and it is the only community in Las Vegas with two Palmer designs. Guard gates, a clubhouse, tennis and fitness amenities sit alongside them.
It is also where a buyer has the most room to negotiate anywhere in the top five. The median sale closed at 94.7 percent of asking, the lowest ratio of any village measured, with only 15 of 65 sales reaching list. On a $2 million home that difference is worth six figures, and it exists precisely because there is enough inventory that buyers are not forced to compete.
Depth matters more than buyers usually appreciate. Liquidity is what lets you exit at a predictable price. In a village recording eleven sales a year, the price you eventually get depends heavily on who happens to be shopping that quarter. At sixty-five sales a year there is a functioning market with observable comparables, which makes both your purchase appraisal and your eventual resale far more orderly.
Is Reverence Worth the Premium for New Construction?
That is the most interesting open question in Summerlin right now, and I will give you the numbers rather than a verdict.
Reverence occupies Village 26 at the far northwest edge of the master plan, developed by Pulte, and was still delivering homes as of August 2026. Thirty-seven closings ran from $710,000 to $3,200,000 at a $1,600,000 median and $513 per square foot on a 2,852 square foot median home.
Set that against Red Rock Country Club directly. Reverence costs $513 a foot against Red Rock's $553 — a modest discount per foot — but its median home is over 600 square feet smaller, which is why its median lands $410,000 lower. You are buying elevation, long valley views and the newest construction in Summerlin rather than space.
Reverence is also the tightest seller's market in the top five. Its median sale closed at 98 percent of asking and 13 of 37 sales reached or beat list — the strongest figures of any luxury village here. A buyer expecting the negotiating room available at Red Rock Country Club will not find it.
The mechanism holding that median up is new-construction pricing. While a builder is actively releasing phases, closings include brand-new homes at current list prices with current options, and that sets a floor a resale-only village does not have. Nobody yet knows how Reverence resales will price once Pulte finishes and the village trades purely on the secondary market. Every new Summerlin village faces that transition; some held their pricing and some softened.
The same question applies one rung down at Kestrel and Redpoint, the Village 25 and 26 parcels that posted a $1,376,250 median at $429 a foot across 52 closings. Those are the newest mainstream-luxury releases in the master plan, and at $429 a foot they are materially cheaper per foot than Reverence while still being new — though they sat longest of any village at a median 45 days. The new construction hub tracks what is currently releasing.
What Do the Cheaper Summerlin Villages Actually Offer?
Most of Summerlin's transactions happen well below the villages above, and dismissing that end of the master plan is a mistake.
Through the twelve months ending August 2026, Sun City Summerlin is the volume story: 373 closings, by far the most of any village, at a $510,000 median and $318 a square foot on a 1,653 square foot median home. It is an age-qualified active-adult community under the federal housing-for-older-persons rules. According to 24 CFR 100.305, at least 80 percent of occupied homes must have one resident aged 55 or older, which is why homes there are smaller and single-story, and why it turns over faster than everything else — life-stage moves drive sales in a way family neighborhoods do not match. At $318 a foot it is not cheap relative to its product; buyers pay for the amenity package and the location. Our Sun City Summerlin page covers the community.
The Vistas at $626,000 and The Trails at $750,000, at $302 to $315 a foot, sit around and below the Summerlin median. These are the family villages: 2,000 to 2,400 square feet, established, walkable to schools and trails, and they represent what most people actually mean when they say they want to live in Summerlin. The Trails is notable for a $4,250,000 top sale against a $750,000 median, which tells you it contains substantial custom property among the standard housing stock, and it sold quickly at a median 15 days.
Stonebridge at $855,000 and $409 a foot is the interesting middle. Newer than The Vistas and The Trails, smaller at 2,371 square feet, and priced a third higher per foot. It is where buyers land who want recent construction on the west side without reaching for Reverence money, and at 78 closings it is one of the more liquid villages in the master plan.
The practical point: the difference between a $730,000 Summerlin home and a $1.6 million one is not access to the master plan's trails, parks or schools, which are shared. It is house size, build year, elevation, views and whether there is a gate. Decide which of those you are actually paying for.
Which Summerlin Villages Actually Negotiate?
This is the question buyers never ask and should, because the answer varies more across Summerlin than price per square foot does.
| Village | Sales | Median days on market | Median sale to list | Closed at or above asking |
|---|---|---|---|---|
| The Ridges | 36 | 67 | 95.6% | 4 of 36 |
| The Summit Club | 45 | 35 | 95.6% | 8 of 45 |
| Country Club Hills | 11 | 5 | 97.7% | 4 of 11 |
| Red Rock Country Club | 65 | 34 | 94.7% | 15 of 65 |
| Reverence | 37 | 36 | 98.0% | 13 of 37 |
| Kestrel and Redpoint | 52 | 45 | 95.9% | 6 of 52 |
| The Paseos | 75 | 31 | 97.5% | 14 of 75 |
| Stonebridge | 78 | 35 | 98.1% | 19 of 78 |
| The Vistas | 61 | 21 | 98.1% | 14 of 61 |
| Sun City Summerlin | 373 | 32 | 97.5% | 76 of 373 |
The pattern is the inverse of what most buyers assume. The more expensive the village, the more it negotiates. Red Rock Country Club at 94.7 percent and The Ridges and The Summit Club at 95.6 percent are the three softest markets in Summerlin, while The Vistas and Stonebridge at 98.1 percent are the firmest. A buyer at $2 million has roughly twice the negotiating room, in percentage terms, of a buyer at $700,000.
Two forces drive that. Luxury inventory sits longer because the buyer pool is small, and time on market creates flexibility. And at the lower price points, competition is genuine — 76 of Sun City Summerlin's 373 sales closed at or above asking.
The exception that proves it is Country Club Hills: expensive, yet it sold in five days at 97.7 percent of list. When a village is both expensive and scarce, the negotiating advantage flips back to the seller.
How Does Village Choice Change What a Budget Buys?
More than any other decision in Summerlin. The same money produces radically different homes depending only on which village you point it at.
| Dimension | Country Club Hills | Red Rock CC | Reverence | The Paseos | The Vistas |
|---|---|---|---|---|---|
| Median sale price | $2,160,000 | $2,010,000 | $1,600,000 | $1,040,000 | $626,000 |
| Price per square foot | $451 | $553 | $513 | $344 | $302 |
| Median home size | 4,649 sq ft | 3,489 sq ft | 2,852 sq ft | 2,863 sq ft | 2,078 sq ft |
| Floor area $2M buys at that rate | About 4,400 sq ft | About 3,600 sq ft | About 3,900 sq ft | About 5,800 sq ft | About 6,600 sq ft |
| Sales in the period | 11 | 65 | 37 | 75 | 61 |
| Era | Established | 2000s golf | New build | 2010s | Established family |
| Guard gated | Partly | Yes | Partly | Partly | Mostly no |
The floor-area row needs a caveat: it is a straight arithmetic extension of each village's median price per square foot, so it describes the rate rather than a home you can necessarily walk into. The Vistas and The Paseos do not contain many 6,000 square foot houses. What the row really shows is how much more expensive each foot gets as you climb — the same $2 million commands roughly 80 percent more floor area in The Paseos than in Red Rock Country Club.
That is the core decision in Summerlin. The master plan's amenities, schools and trails are largely shared across villages. What the premium buys is newness, elevation, views, gates and golf. If none of those five is your priority, the money goes considerably further one or two rungs down the ladder.
What Should You Check Before Buying in a Summerlin Village?
Six things, and the first two catch nearly everyone.
Identify the parcel, not just the village. In The Ridges especially, sub-parcels price very differently and share only a gate and a name. According to the Clark County Assessor, parcel records and lot dimensions are public and searchable, and the parcel record tells you which product you are actually buying.
Ask whether the village is still selling. In Reverence, Kestrel and Redpoint you are competing with a builder who can offer incentives, current finishes and a warranty. That materially weakens a resale's negotiating position and is the single biggest reason resales in active villages sit longer — Kestrel and Redpoint's 45-day median is the longest in the master plan.
Price the club separately. At Red Rock Country Club and The Summit Club, golf or club membership carries its own initiation and dues and may require its own approval. Confirm whether it transfers with the sale.
Read the resale package properly. According to NRS 116.4109, the seller must deliver the declaration, bylaws, rules, current budget and reserve-study summary, and you may cancel within five calendar days of receiving it. Many Summerlin homes carry both a village association and the Summerlin master association — confirm the combined monthly figure for the specific address.
Expect appraisal friction in thin villages. With eleven closings a year in Country Club Hills, appraisers reach further for comparables, and at the top of a village's range there may be no true comparable at all. Plan for it rather than being surprised.
Check the architectural review rules before planning a renovation. Custom parcels carry design guidelines that can constrain what you change, sometimes substantially.
If you want the current picture for specific villages — what is listed, what closed in the last ninety days and what is quietly available — call Nevada Real Estate Group at (702) 637-1759 and we will pull it for your shortlist.
Frequently Asked Questions
What is the most expensive village in Summerlin?
The Ridges, on both measures. Over the twelve months to August 31, 2026 its 36 closings produced a $3,462,500 median at $797 per square foot on a 4,618 square foot median home, with sales from $1,750,000 to $16,000,000. It leads the master plan on median price and on price per square foot, and it is also the most expensive neighborhood in the City of Las Vegas by the same measures. It sits in Village 18 on elevated guard-gated parcels below the Spring Mountains.
What is the average home price in Summerlin in 2026?
Across all 1,935 single-family closings inside Summerlin between September 1, 2025 and August 31, 2026, the median sale price was $729,750 at roughly $341 per square foot, selling in a median 32 days. That single number conceals an enormous range: village medians ran from $510,000 in Sun City Summerlin to $3,462,500 in The Ridges. Of those 1,935 sales, 611 closed at $1 million or more and 218 above $2 million, so roughly a third of Summerlin homes sold above a million.
Which Summerlin village gives the most house for the money?
Country Club Hills at the luxury end, and The Paseos in the million-dollar band. Country Club Hills posted the largest median home in the master plan at 4,649 square feet while charging just $451 per square foot, the lowest rate of any village in the top eight. The Paseos ran a 2,863 square foot median at $344 a foot, the cheapest per-foot rate of any village above $1 million. Both trade newness for space — the homes are older than Reverence or Stonebridge.
Is The Summit Club or The Ridges more exclusive?
They are exclusive in different ways. The Ridges has the higher median at $3,462,500 against $2,375,000 and a higher rate per square foot, $797 against $598. The Summit Club has the higher ceiling — it produced the $25 million sale that was the largest in the city over twelve months, and across 24 months it holds the top four sales in Las Vegas, reaching $29,250,000. It is a private club community developed with Discovery Land Company, where membership is separate from the real estate and much inventory never reaches public marketing. The Ridges is a guard-gated neighborhood you can buy into openly.
How many Summerlin homes sell for over $1 million?
611 of the 1,935 single-family homes that closed in Summerlin between September 1, 2025 and August 31, 2026, or about 32 percent, with 218 of those clearing $2 million. For comparison, across the City of Las Vegas as a whole only 1,260 of 13,752 single-family sales — about 9 percent — reached $1 million. Summerlin is where the valley's luxury market is concentrated, containing roughly half of the city's million-dollar transactions despite being one master plan.
Which Summerlin village has the most negotiating room?
Red Rock Country Club, which is counterintuitive given it is the fourth most expensive. Its median sale closed at 94.7 percent of asking with only 15 of 65 sales reaching list — the softest ratio in the master plan. The Ridges and The Summit Club follow at 95.6 percent. The firmest markets are Stonebridge and The Vistas at 98.1 percent and Reverence at 98 percent. The general pattern is that expensive villages negotiate more because inventory sits longer, with Country Club Hills the exception at 97.7 percent and a five-day median.
Is Reverence a good investment compared to older Summerlin villages?
The data does not answer that yet, and I would be wary of anyone who says it does. Reverence posted a $1,600,000 median at $513 per square foot while Pulte was still selling, and new-construction pricing supports a village's median while a builder is active. How its resales price once the builder finishes is genuinely unknown. What is measurable today is that you pay a comparable rate per foot to Red Rock Country Club for a home about 600 square feet smaller, buying elevation and views rather than space, in the tightest seller's market of the top five.
Do all Summerlin villages share the same amenities?
Largely yes, and that is the key insight for budget-conscious buyers. The master plan's trail network, parks, schools and Downtown Summerlin are shared across villages regardless of price. What the premium villages add is specific to them: guard gates, golf club access, elevation and long views, newer construction, and larger lots. If none of those five is your priority, the shared amenities are available one or two rungs down the price ladder at a considerably lower cost per square foot.
Which Sources Inform This Summerlin Village Ranking?
Every price, count and ratio above was measured directly from the GLVAR-fed listing data covering all closed single-family sales inside Summerlin between September 1, 2025 and August 31, 2026 — 1,935 transactions at a $729,750 median, of which 611 closed at $1,000,000 or more and 218 above $2,000,000. Sales were pulled month by month and deduplicated, because a single twelve-month query is truncated by a server-side result cap that understates every count. Homes were assigned to villages by their recorded subdivision and verified against the underlying subdivision strings, with ZIP constraints applied so that similarly named subdivisions elsewhere in the valley could not contaminate a village's figures. Only villages with at least four closings were ranked, which is why Tournament Hills — the highest 24-month median in the valley at $3,850,000 across nine sales — is named in the text but absent from the table.
Median price per square foot is calculated per transaction and then taken as the median of those values, rather than dividing one median by another. The Summerlin pool was defined as sales in the master plan's core ZIP codes, 89135, 89138, 89134 and 89144, together with any sale whose recorded subdivision names a Summerlin village. Live inventory changes daily; the Summerlin and luxury communities pages carry current listings.
Community background comes from the developers and clubs themselves. According to the Howard Hughes Corporation, Summerlin spans 22,500 acres and has been building since 1990 with roughly 6,000 acres remaining. The Summit Club's structure, acreage and Tom Fazio course come from the joint-venture announcement with Discovery Land Company, and the two Arnold Palmer courses from Red Rock Country Club. Statutory points on the resale package and the five-day cancellation right come from NRS 116.4109, and parcel records from the Clark County Assessor. Market context from Las Vegas REALTORS.
For the citywide view, including the expensive enclaves outside this master plan, see our companion ranking of the most expensive neighborhoods in Las Vegas. Buyers working at the Summerlin median rather than the top will find what $700,000 buys village by village more directly useful than this guide.
