Price per square foot is the most quoted number in Las Vegas real estate and the most misused. In most of the valley it works as rough shorthand. In Summerlin's luxury tier it does not — because the number changes by 154% depending on which price band you are standing in, inside the same zip code.
Over the trailing twelve months, ZIP 89135 — Summerlin South, the zip that contains The Ridges — closed 656 homes at a median of $835,000 and an average of $469 per square foot. Narrow to sales above $1 million and the average becomes $688. Above $2 million, $864. Above $3 million, $1,192.
Same zip. Same master plan. Same schools. Two and a half times the price per square foot.
Summerlin ZIP 89135 averaged $469 per square foot across 656 closings in the last twelve months, but the figure rises sharply by price band: $688 above $1 million, $864 above $2 million, and $1,192 above $3 million. That 154% spread is why a single per-square-foot average cannot price a luxury home. Compare within your band and your village, not against the zip. For a valuation on your specific home, call (702) 637-1759.
- 89135 closed 266 homes above $1 million in twelve months at a $2,100,000 median.
- Price per square foot climbs $469 → $688 → $864 → $1,192 as the band rises.
- 89135's $1M-plus median runs $800,000 above neighbouring 89138 Summerlin West.
- Luxury is 40.5% of 89135 closings versus 7.8% valley-wide — a genuinely different market.
- 155 active listings above $1 million against 22 monthly sales is about 7 months of supply.
What Is the Real Price Per Square Foot in Summerlin's Luxury Tier?
There is no single answer, and that is the point of this guide.
Across all 656 closings in 89135 over the trailing twelve months, the average was $469 per square foot at a median sale price of $835,000 and 32 days on market. That figure is accurate and almost useless for anyone buying or selling above a million dollars, because it blends a $600,000 townhome with a $4 million custom estate.
Filter to the 266 closings above $1 million and the picture changes: median $2,100,000, 39 days on market, $688 per square foot. Filter again to the 150 sales above $2 million and it is $2,800,000 at $864. The 69 sales above $3 million averaged $1,192 per square foot at a $4,000,000 median and 44 days.
According to the Las Vegas REALTORS monthly reporting, the valley-wide picture is far flatter than this — which is precisely why a Summerlin luxury seller who prices off a valley average, or even a zip average, leaves money on the table or sits.
| Metric | All sales | $1M and above | $2M and above | $3M and above |
|---|---|---|---|---|
| Closed sales | 656 | 266 | 150 | 69 |
| Median sold price | $835,000 | $2,100,000 | $2,800,000 | $4,000,000 |
| Average price per sq ft | $469 | $688 | $864 | $1,192 |
| Median days on market | 32 | 39 | 40 | 44 |
Why Does Price Per Square Foot Rise So Sharply With Price?
Because above a certain point you stop buying space and start buying things that do not have a square footage.
A $700,000 Summerlin home and a $4 million Summerlin home may sit a mile apart, but the second one is priced on lot position, elevation, view corridor, custom versus production construction, and finish level. None of those scale with floor area. A view lot with an unobstructed Red Rock outlook commands a premium that is identical whether the house on it is 4,000 or 7,000 square feet — so the smaller house shows a far higher figure per square foot.
That is why the $3 million-plus band shows $1,192 while the zip as a whole shows $469. It is not that ultra-luxury buyers pay more for the same thing. They are buying a different thing, and the per-square-foot number is absorbing the difference.
According to the Federal Housing Finance Agency, repeat-sales indexing exists because simple averages distort badly when properties are not comparable. Summerlin's luxury tier is a textbook case.
How Does 89135 Compare With the Other Summerlin Zips?
This is where the number becomes genuinely useful — comparing like with like across the master plan.
Above $1 million, 89135 is the most expensive Summerlin zip by a wide margin: a $2,100,000 median against $1,300,000 in 89138 Summerlin West, $1,332,500 in 89134 Sun City Summerlin, $1,330,000 in 89145, and $1,250,000 in 89144. That is an $800,000 gap between 89135 and its nearest neighbour, on the same filter.
Per square foot, the spread is just as clear: $688 in 89135 against $456 in 89138 — a 51% premium for the same price filter one zip away.
Volume matters too. 89135 and 89138 close a similar number of luxury sales (266 and 232), while 89134, 89144 and 89145 each close well under a hundred. If you are selling above $1 million in the eastern Summerlin zips, you are in a genuinely thin market and should price accordingly.
| Metric | 89135 South | 89138 West | 89134 Sun City | 89145 East | 89144 |
|---|---|---|---|---|---|
| Closed above $1M | 266 | 232 | 76 | 52 | 65 |
| Median sold price | $2,100,000 | $1,300,000 | $1,332,500 | $1,330,000 | $1,250,000 |
| Average price per sq ft | $688 | $456 | $460 | $480 | $474 |
| Median days on market | 39 | 38 | 22 | 52 | 37 |
Which Summerlin Zip Sells Fastest Above a Million Dollars?
Not the most expensive one, which surprises most sellers.
89134 Sun City Summerlin moves fastest above $1 million at a 22-day median — well under half the pace of 89145 East Summerlin at 52 days. 89135, 89138 and 89144 cluster between 37 and 39 days.
The likely explanation is buyer pool rather than desirability. Sun City is an age-qualified community with a national audience of buyers who have already decided on the format, so a well-priced listing meets a queue. 89145's slower pace reflects a small, mixed-inventory market where each home is genuinely distinctive and takes longer to find its buyer.
For sellers this is the practical read: days on market is a property of the submarket, not a verdict on your home. Sitting 45 days in 89145 is normal. Sitting 45 days in Sun City means something is wrong with the price or the presentation.
How Much of Summerlin's 89135 Market Is Actually Luxury?
A striking share, and it is the strongest argument that 89135 should not be benchmarked against the valley.
Of the 656 closings in 89135, 266 cleared $1 million — 40.5%. Valley-wide, the luxury share is closer to 7.8%. Roughly two in five sales in this zip are luxury transactions, against fewer than one in twelve across Las Vegas.
That has a direct consequence for anyone hiring an agent here. Elsewhere in the valley, a million-dollar sale is an occasional event for most agents. In 89135 it is the ordinary case, and the agents who work this zip regularly have seen far more of these transactions than their overall production suggests. If you are interviewing, ask specifically about 89135 rather than about Las Vegas generally — our guide to the best luxury real estate agent in Las Vegas sets out the questions worth asking.
What Does the Current Inventory Say About Leverage?
It says buyers have more room than the headline prices suggest.
There are 155 active listings above $1 million in 89135 right now, at a $2,499,000 median list price, and 101 above $2 million at a $3,250,000 median. Against a run rate of roughly 22 luxury closings per month, that is about 7 months of supply above $1 million and roughly 8 months above $2 million.
Six months is the conventional balance point. Both bands sit above it, which is a buyer's market — moderately so at a million, more clearly so above two.
Note also the gap between the $2,499,000 median asking price and the $2,100,000 median sold price in the same band. Some of that is mix rather than negotiation, but it is a reminder that list prices in this zip are aspirational and the closing data is the honest record.
How Should a Summerlin Seller Use These Numbers?
Not as a calculator. As a starting range that gets narrowed by the things per-square-foot cannot see.
Start in your band, not the zip. If your home will list at $2.4 million, the relevant benchmark is the $864 average above $2 million, not the $469 zip-wide figure — using the latter would price your home at roughly half its market value.
Then adjust for what the number cannot capture: lot position and elevation, whether the view is protected or could be built out, custom versus production construction, the age of the finish level, and single-storey versus two-storey, which trades at a persistent premium in this market for buyers planning to age in place.
Finally, weigh the 39-day median honestly. With seven months of supply, the first thirty days are not a verdict. Showing traffic without offers is the signal worth acting on — that is a price or condition problem, not a patience problem. Our sellers page sets out how we approach the listing side, and we publish the terms of our 7-day listing agreement so there is no twelve-month lock-in to argue about later.
What Should a Summerlin Buyer Take From This?
That the per-square-foot figure quoted at you is probably the wrong one, and usually in the seller's favour.
If a listing agent justifies a $2.6 million asking price by citing "$688 per square foot, right in line with the zip," check which filter produced that number. Above $2 million the average is $864, so $688 would be a comparatively low figure — the comparison is being drawn from a cheaper band to make the price look reasonable.
The reverse also happens. A well-priced $1.3 million home in 89135 can look expensive against the $469 zip-wide average when it is entirely normal for its band.
Ask for the closed comparables in your price band, in your village, over the last six months. Any agent can produce that report in minutes, and it is the only per-square-foot number that means anything for the home in front of you. According to the Consumer Financial Protection Bureau, buyers should expect written evidence for the numbers used to justify a price — the same principle applies before you write the offer, not just at closing.
Why Do View Lots Break the Per-Square-Foot Math Entirely?
Because a view is priced as an asset in its own right, and it does not divide by floor area.
Summerlin's western edge climbs toward Red Rock Canyon, and elevation there buys two things: an unobstructed outlook and protection from future construction below. Both are finite. A builder can add square footage to a house; nobody can add elevation to a lot.
When a 4,200-square-foot home on a protected view lot and a 6,500-square-foot home on an interior lot sell for the same $3.4 million, the first shows $810 per square foot and the second $523. Neither number describes a market. They describe two different assets that happened to trade at the same price.
This is the single most common source of luxury mispricing in Summerlin, in both directions — and it is why the Clark County Assessor parcel record, which shows lot size and position, is worth pulling before you form a view on any comparable.
How Do Summerlin Luxury Homes Compare With Henderson?
Henderson's hillside tier is the closest competitor for the same buyer, and it prices higher at the top.
Henderson's 89012 — which contains MacDonald Highlands — closed 144 homes above $1 million at a $2,925,000 median, 35 days on market, and $715 per square foot. Against 89135's $2,100,000 median and $688, Henderson's hillside zip runs both more expensive and marginally faster.
The trade is character rather than quality. Summerlin offers master-planned density: trails, village retail, parks, and a golf inventory inside a walkable structure. Henderson's hillside communities offer elevation, larger custom lots, and views across the whole valley, with less immediately at hand. Buyers who tour both usually discover a clear preference within a weekend. Our Henderson guide covers that side in detail.
How Does 89135 Compare With the Las Vegas Luxury Market Overall?
It is a different market that happens to share a metro area.
Across all of Las Vegas, the 1,476 closings above $1 million in the trailing twelve months carried a $1,352,975 median at $482 per square foot and 40 days on market. In 89135 alone, the 266 luxury closings carried a $2,100,000 median at $688 — a median 55% higher and a per-square-foot figure 43% higher than the metro as a whole, on the same filter.
Henderson's hillside zip sits higher again: 89012 closed 144 above $1 million at $2,925,000 and $715 per square foot, in a faster 35 days. Our companion guide to what actually sold above $2 million in Las Vegas breaks the wider Las Vegas ultra-luxury market down band by band.
The practical consequence is that valley-wide statistics — the ones quoted in most market reports and in most listing presentations — systematically understate what a Summerlin luxury home is worth. A seller who anchors on "the Las Vegas luxury median is $1.35 million" is anchoring on a number that includes every million-dollar sale from Centennial Hills to the southwest valley.
| Metric | Summerlin 89135 | Las Vegas, all | Henderson 89012 |
|---|---|---|---|
| Closed above $1M | 266 | 1,476 | 144 |
| Median sold price | $2,100,000 | $1,352,975 | $2,925,000 |
| Average price per sq ft | $688 | $482 | $715 |
| Median days on market | 39 | 40 | 35 |
What Do We See in Practice on Summerlin Luxury Listings?
Three patterns show up repeatedly, and none of them are visible in a per-square-foot table.
The first thirty days are not a referendum. With roughly seven months of supply above $1 million, a Summerlin luxury listing that has not sold in a month is behaving normally. In our experience the sellers who panic-reduce at day 30 do worse than those who hold and adjust at day 60 with evidence, because an early cut signals flexibility and invites a lower opening offer.
Showing traffic without offers is the real signal. Across the closings we have represented in this market, that combination almost always points at condition or presentation rather than price — dated finishes, a difficult layout, or photography that oversold the home relative to what buyers found. No amount of price reduction fixes a home that shows badly; it just sells it cheaply.
Single-storey commands a persistent premium. Buyers planning to age in place will pay meaningfully more for a single-level floor plan of the same size, and Summerlin's luxury inventory skews two-storey. If your home is single-storey, the zip-wide per-square-foot average understates it, and that is worth arguing with evidence rather than conceding.
According to the U.S. Census Bureau, the Las Vegas metro's over-65 population has grown steadily as a share of residents, which is the demographic pressure behind that single-storey premium — and it is unlikely to reverse.
Which Summerlin Villages Sit at the Top of the Market?
Within 89135, the highest-priced inventory concentrates in the guard-gated villages.
The Ridges is the best-known, built around Bear's Best golf with custom and semi-custom homes on elevated lots. The Summit Club sits above it as a private club community where entry pricing starts in the several millions. Both sit inside 89135, which is why this zip's ladder climbs so far above the rest of Summerlin.
Below them, villages such as The Paseos, Redpoint and Redpoint Square deliver newer construction at more accessible entry points, and the western villages continue to add inventory as Howard Hughes Holdings develops the remaining Summerlin land. Our luxury communities and guard-gated communities pages break down each by price band and HOA structure.
A caution on village-level data: MLS neighbourhood fields in Southern Nevada are inconsistently populated, so village-by-village closing counts are unreliable and this guide deliberately does not publish them. Zip-level figures are trustworthy; village-level ones are not, and we would rather say so than print numbers we cannot stand behind.
Does New Construction Change the Per-Square-Foot Picture?
Materially, and in a direction that catches resale sellers out.
Summerlin's western villages are still being delivered, so a luxury buyer in 89135 is frequently choosing between a resale home and a new build a few minutes away. Builder pricing tends to look higher per square foot on the base product, because the quoted figure usually excludes the lot premium, the landscaping, and the options that turn a base house into the home shown in the model.
The comparison that matters is total delivered cost against a finished resale, not base price against final price. A resale with mature landscaping, window coverings, and a finished backyard can represent six figures of work already done and paid for — none of which appears in a per-square-foot comparison against a base builder quote.
In our experience the resale sellers who lose to new construction are the ones who never make that argument. The buyer walks a model, sees a lower headline number, and never learns that the model's finish level is an upgrade package. Our new construction guide covers how builder pricing is actually structured, and buyers weighing both should read it before touring a sales office.
According to the Clark County Department of Building and Fire Prevention, permit activity in the western valley has stayed consistent enough that this competition is a durable feature of the Summerlin luxury market rather than a passing condition. Buyers starting their search should compare across both channels — our Las Vegas and buyers pages are the place to begin if you are new to the market.
How Reliable Is Price Per Square Foot as a Valuation Tool?
Useful for orientation, unreliable as an answer — and the gap widens as price rises.
Below about $800,000 in Summerlin, homes within a subdivision were built by the same builders to similar specifications, so the comparison largely holds. Above $2 million, almost every home is distinctive in ways the metric cannot see.
Treat it as one input among several: recent closed comparables in your band and village, the lot itself, condition and finish age, and current competing inventory. According to the National Association of REALTORS research programme, pricing accuracy in the first two weeks is the strongest predictor of final sale price relative to list — which makes getting this right at the outset worth more than any adjustment made later.
Frequently Asked Questions
What is the average price per square foot in Summerlin 89135?
$469 across all 656 closings in the trailing twelve months. But the figure varies enormously by price band: $688 above $1 million, $864 above $2 million, and $1,192 above $3 million. Use the band that matches your home, not the zip-wide average.
Which Summerlin zip code is the most expensive?
89135, Summerlin South, by a clear margin. Its $1 million-plus median of $2,100,000 runs about $800,000 above 89138 Summerlin West, the next highest, and its $688 per square foot is a 51% premium over 89138's $456.
How many luxury homes sell in Summerlin 89135 each year?
266 closed above $1 million over the trailing twelve months, of which 150 cleared $2 million and 69 cleared $3 million. That is 40.5% of all closings in the zip, against roughly 7.8% valley-wide.
How long do Summerlin luxury homes take to sell?
A 39-day median above $1 million in 89135, rising to 40 days above $2 million and 44 above $3 million. Across Summerlin, 89134 Sun City is fastest at 22 days and 89145 slowest at 52.
Is Summerlin luxury a buyer's or seller's market right now?
It favours buyers on the supply measure. 89135 holds 155 active listings above $1 million against roughly 22 closings a month — about 7 months of supply, versus the six months generally considered balanced. Above $2 million it is looser still at roughly 8 months.
Does The Ridges have its own price-per-square-foot figure?
Not one we will publish. The Ridges sits inside 89135, but MLS neighbourhood fields in Southern Nevada are inconsistently populated, so village-level counts are unreliable. The zip-level figures in this guide are trustworthy; a village-level number would not be, and printing it would be worse than leaving it out.
How does Summerlin compare with Henderson for luxury homes?
Henderson's 89012, containing MacDonald Highlands, closed 144 homes above $1 million at a $2,925,000 median, 35 days, and $715 per square foot — higher and marginally faster than 89135's $2,100,000, 39 days and $688. The choice is usually master-planned amenity density versus hillside elevation and views.
Should I price my Summerlin home using price per square foot?
As a starting range, not an answer. Start from your price band's average, then adjust for lot position, view protection, custom versus production construction, finish age, and single versus two storey — none of which the metric can see. Ask for closed comparables in your band and village over the last six months.
Which Sources Inform This Summerlin Price Guide?
Closed-sale figures — counts, median sold prices, days on market, average price per square foot, and active inventory — were retrieved from GLVAR MLS data via Repliers on 2026-08-01, covering the trailing 365 days for zip codes 89135, 89138, 89144, 89134, 89145 and Henderson's 89012. Months-of-supply figures divide active listings by the average monthly closing rate over that period.
Village-level figures were deliberately excluded. The MLS neighbourhood field is inconsistently populated in Southern Nevada, returning implausible counts for named communities, and publishing numbers we could not stand behind would undermine the point of a data guide.
- Las Vegas REALTORS — monthly market statistics for the valley
- Clark County Assessor — parcel records, lot size and position
- U.S. Census Bureau — population and housing characteristics
- Federal Housing Finance Agency — house price index methodology
- National Association of REALTORS — pricing and buyer research
- Howard Hughes Holdings — Summerlin master-plan development
- Consumer Financial Protection Bureau — buyer guidance
- Nevada Real Estate Division — licence lookup and disciplinary records
- Bureau of Labor Statistics — Las Vegas metro employment
- Nevada Department of Taxation — real property transfer tax
- Clark County Department of Building and Fire Prevention — permit records
- Nevada Revised Statutes Chapter 645 — real estate licensing law
Ready to Price Your Summerlin Home on Real Comparables?
If you want the closed comparables for your specific band and village — not the zip-wide average — we will pull the report and send it whether or not you list with us.
Call (702) 637-1759 or reach us through the contact page.
Chris Nevada · Nevada Real Estate Group · LPT Realty · Nevada licence S.181401 · 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
