The Summerlin corridor closed at $635,000 in September 2026, $200,000 above the Las Vegas median, yet sellers there gave more ground than the city as a whole: 74.3% of 227 closings landed below list against 59.1% citywide. 89135 (Summerlin South and The Ridges) carried the top ZIP median at $847,000.
Summerlin's median closed price was $635,000 in September 2026, per the Las Vegas REALTORS MLS (GLVAR) via Repliers, 227 closings in five ZIPs. 74.3% closed under list at 97.7%, and 49.1% of 1,146 listings had cut by November 11. Buyers have room here; sellers should start from their own ZIP's closings.
- The five Summerlin ZIPs closed $200,000 above Las Vegas, with 74.3% of sales under list.
- 428 listings ask $850,000 or more, 37.4% of the Summerlin list.
- 227 homes closed in September, against 247 in August; recent counts can still rise.
- Buyers had most room in 89138, where 82.1% of closings landed below list.
- 43.2% of homes that closed in September had cut price at least once first.
What Are Summerlin's Key Housing Numbers for November 2026?
| Measure | Figure |
|---|---|
| Closed above list | 7.1% |
| Median ask | $674,450 |
| September median closed | $635,000 |
| Houses | $695,000 |
| Condos and townhomes | $403,000 |
| Closed below list | 74.3% |
| Listed 60 days or more | 50.2% |
| Sale-to-list | 97.7% |
| Listings with a cut | 49.1% |
| Closed per square foot | $305 |
| Active listings | 1,146 |
| Median days, listing to contract | 29 |
This edition counts five ZIPs: 89134, 89135, 89138, 89144 and 89145. That is a corridor, not the master plan’s boundary, so it includes homes outside Summerlin and misses a few inside it. Inside the corridor, negotiating room is uneven. 82.1% of closings in 89138 (Summerlin West) landed below list against 64.3% in 89144 (The Crossing and The Arbors), so the same offer strategy will not fit both. The median house asks $795,000 and the median attached home $429,900, and 229 of the 1,146 listings ask $1.5 million or more, a large share at the top for a market this size.
All of these figures come from the Las Vegas REALTORS MLS (GLVAR) via Repliers. The Summerlin market page charts the median price, days on market and sales count month by month, grouped by the MLS sold date rather than the closing date used here, so its figures will not match these exactly. For the below-list share, this report is the record.
Are More Summerlin Homes Closing Than in August?
| Month | Closings | Houses |
|---|---|---|
| August | 247 | 193 |
| September | 227 | 163 |
| September 2025 | 233 | 170 |
No. 227 homes closed in September against 247 in August, 20 fewer. The same month last year had 233, so the count is behind 2025 by 6.
Counts in a recent month can still rise a little as late closings post, so a small change is not a trend. What a count does tell you is how much evidence sits behind the median. 227 closings is about 53 a week, enough that recent comparable sales exist for most ordinary homes. For the longer view, the Summerlin housing guide has the context behind these monthly counts. 204 October closings are in the feed so far, a provisional count that may still rise.
Volume is worth reading alongside price, because the two can tell different stories. A falling count with steady prices can mean sellers are holding out, and a rising count with steady prices can mean deals are getting done at the current level. The $635,000 median and the 227 count belong together: read either one alone and you have half the picture. Next month's edition will show whether this count held once late closings posted.
What Is Changing Around the Summerlin Market?
Beyond the MLS, these are the dated local items we have checked for this edition. Each has its source beside it, and anything we cannot document stays out of the report.
- Howard Hughes' October 19, 2026 update describes seven new neighborhoods across Redpoint Square, Kestrel and Kestrel Commons: five townhome neighborhoods and two single-family neighborhoods, with Cordillera priced from the high $500,000s and Vertex from the mid-$500,000s. Source: Summerlin, Seven New Neighborhoods Taking Shape in Three Summerlin Districts.
For the newer month, Las Vegas REALTORS reported a $475,000 median price for existing single-family homes sold across Southern Nevada in October 2026, up 0.1% from October 2025, with 1,895 homes, condos and townhomes sold and nearly a six-month supply of homes, as FOX5 reported on November 6. That is a board-wide figure, not this report's own count.
New neighborhoods matter to resale owners for a simple reason: a builder's model home is a competing listing with a warranty and a sales office. If you are selling within reach of one, price against it as well as against nearby closings. If you are buying, compare the builder's total cost, including any lot premium and upgrades, with the $635,000 median September closing here. Our new homes page lists what is on offer, and the Summerlin hub covers the wider area.
None of this changes this month's closings, but it does shape what a buyer can choose from next year. If you are comparing a resale home with a new one, ask the builder for a written list of what the base price includes and what the likely delivery date is.
How Deep Is Summerlin's Market Above $850,000?
| Band | Listings | Cut share | Median days listed |
|---|---|---|---|
| $650K–$850K | 166 | 49.4% | 62 |
| $850K–$1.5M | 199 | 45.7% | 49 |
| $1.5M+ | 229 | 41.9% | 63 |
428 listings, or 37.4% of the list, ask $850,000 or more: 199 between $850,000 and $1.5 million and 229 above that. The homes above $1.5 million have been listed a median 63 days, and 41.9% of them have cut.
The top of the market rarely decides the headline median, which sat at $635,000 in September. Pricing up here runs on individual comparable sales, and a month can pass with few of them. If you are selling at this level, expect a smaller pool of buyers and read the list as competition: 428 sellers are asking the same small group to choose them. If you are buying, a long list in your band is leverage, and the days-listed column tells you where to start the conversation.
Above this level, an appraisal can also become the sticking point, because there may be few recent sales to support a figure. A buyer financing a higher-priced home should ask early how the lender will treat that, and whether the loan is over the conforming limit. A seller should gather the evidence for the price before the listing goes live and not after a low appraisal comes back.
In Which Summerlin ZIP Codes Do Buyers Have the Most Room?
| ZIP | Below list | Sale-to-list | Closings |
|---|---|---|---|
| 89138 (Summerlin West) | 82.1% | 97.6% | 68 |
| 89145 (Queensridge) | 73.3% | 97.5% | 30 |
| 89135 (Summerlin South and The Ridges) | 72.9% | 97.6% | 48 |
| 89134 (Sun City and older Summerlin) | 71.7% | 97.9% | 53 |
| 89144 (The Crossing and The Arbors) | 64.3% | 98.6% | 28 |
82.1% of September closings in 89138 (Summerlin West) landed below list, the most in this table, at a 97.6% median sale-to-list. At the other end, 89144 (The Crossing and The Arbors) saw 64.3% below list at 98.6%.
That is the difference between opening under asking and paying close to it. It is a ZIP-level average and not a rule for one house: a well-priced home in 89138 can still draw full price, and an overpriced one in 89144 can still sit. Use these rows to set your expectations before you write an offer, then pull the sales on the street itself. Sellers can read the same table the other way, since it shows where a buyer is likely to ask for something. Every ZIP has a page on the ZIP report index.
The busiest ZIPs in September, one line each:
- 89138 (Summerlin West): 68 closings at $744,000, 97.6% of list, 308 listed with 55.2% cut.
- 89134 (Sun City and older Summerlin): 53 closings at $439,888, 97.9% of list, 262 listed with 51.5% cut.
- 89135 (Summerlin South and The Ridges): 48 closings at $847,000, 97.6% of list, 313 listed with 40.9% cut.
- 89145 (Queensridge): 30 closings at $377,200, 97.5% of list, 130 listed with 47.7% cut.
- 89144 (The Crossing and The Arbors): 28 closings at $492,500, 98.6% of list, 133 listed with 51.1% cut.
How Many Summerlin Homes Cut Their Price Before They Sold?
| Group | Share with a cut |
|---|---|
| Homes that closed in September | 43.2% |
| Homes still listed on November 11 | 49.1% |
43.2% of September's closings had been reduced at least once before going under contract, the third-highest of the eight shares in this series. So in Summerlin, a cut is not unusual, but not the usual path either on the way to a sale.
For sellers, that makes the opening price a decision with a cost attached. The homes in that group spent time at a price the market would not pay, and the listing clock kept running. For buyers, it means a reduced home is not a damaged one: the cut tells you the first price was wrong, and nothing else.
On the list today, 49.1% of homes carry a reduction, and the median one is $27,000. A seller deciding between a higher opening price and a likely reduction later can weigh that figure against the extra weeks on the market.
Compare the two rows above and you can see how the list differs from the sales. When the active share runs ahead of the closed share, the homes still waiting are the ones that opened furthest from the market, and buyers can expect more of them to come down. When the two sit close together, cuts are simply part of how deals get done in Summerlin.
Is a Price Cut or a Lower Rate Worth More in Summerlin?
| Option | Price | Rate | Monthly |
|---|---|---|---|
| As listed | $695,000 | 7.18% | $4,237 |
| Quarter point off the rate | $695,000 | 6.93% | $4,132 |
| Same saving from price | $677,737 | 7.18% | $4,132 |
Freddie Mac's survey put the average 30-year fixed rate at 7.18% for the week of 2026-11-05. On $695,000 with 10% down, a quarter-point lower rate saves $105 a month. Getting the same saving from price alone takes a reduction of about $17,263. The median cut on the Summerlin list today is $27,000.
That is the trade to run before you ask a seller for anything. A credit that buys down the rate lowers the payment; a price cut lowers the payment and the loan. Which is better depends on how long you plan to keep the loan and what the buydown actually costs, so run both in the mortgage calculator and have your lender quote each one on a Loan Estimate.
Run this before you negotiate, and remember that a credit has limits set by your loan program and your lender. A seller weighing the same choice can often see that a credit costs less on the net sheet than a price cut that gives the buyer the same payment, so both sides may find room here. Have the numbers on paper before the counteroffer.
What Does a Summerlin Budget Buy This Fall?
Work out the monthly number first, then the price. The median house here closed at $695,000 and the median attached home at $403,000, so the choice between them is usually the biggest decision in the budget. $1.5M+ holds the most listings, 229, so that is where you will have the most to compare.
The mortgage calculator turns a price into a payment, and Nevada's down payment assistance programs are worth checking before you settle on a cash figure. Get pre-approved at the price you would actually pay, not the top of what a lender allows.
The corridor leans your way, most of all in 89138 (Summerlin West), where 82.1% of closings landed below list. Compare any village's asks with its own recent sales. Then shop homes for sale in Summerlin a little under that number, which leaves room for the 7.1% of sales that close over list. Keep cash back for the first year: repairs, moving and any gap between the appraisal and the price all come out of the same account.
Taxes, insurance and dues can differ a lot between two homes at the same price, so get the actual figures for each one before you compare them. A home with a lower price and a bigger association bill may not be the cheaper home to own.
How Should Summerlin Sellers Set the First Price?
Open where the closings are. The median September sale closed at $635,000, while the list asks $674,450 at the median. In 89138 (Summerlin West), closings ran $744,000. Any buyer's agent can pull those same sales.
The cost of guessing high is visible in the data: 43.2% of the homes that closed had to cut first, and 49.1% of current competitors already have. The median sale took 29 days from listing to contract, and a price that has not drawn an offer by then is telling you something.
89144 (The Crossing and The Arbors) held up best in September, with 64.3% of closings below list, so a seller there has a stronger hand than the corridor median suggests. A good opening price also has to work on the appraisal, because a buyer's lender will test it against the same closed sales. For a read on your street, call or text (702) 637-1759. Our sellers page explains how we list.
It also helps to think about the buyers who will not see the home at all. Search filters work in round numbers, so a price just over one of them can hide your listing from a whole group. Check where the likely buyers for your home set their limit, then price with that in mind and test it against the closed sales in that range.
Is the Summerlin Discount Getting Wider?
74.3% of corridor closings landed below list in September, against 75.3% in August and 74.7% a year earlier. The Las Vegas figure was 59.1%. That spread is the one to watch, because it says whether Summerlin sellers are still opening higher than their buyers will pay.
If the share rises while the $635,000 median holds, sellers are setting asks too high and the market is correcting it at the closing table. If it falls, asks are coming into line. New supply is part of this too: a resale seller here competes with builders in the newer districts, and those homes have their own pricing and incentives. For ZIP detail, use our ZIP code reports, and for what is being built, our new homes page. A buyer can take a rising share as a sign that patience is being rewarded, while a seller should take it as a reason to open closer to the last closings than to the highest ask on the street. A falling share would mean the gap between asks and closings is finally narrowing, and that would be worth a second look from anyone waiting to sell.
Frequently Asked Questions
What is a home worth in Summerlin right now?
No single figure answers that, but September sales give the range: $403,000 for attached homes and $695,000 for houses, at $305 a square foot.
Do Summerlin homes sell for less than asking?
74.3% did in September, and the median sale reached 97.7% of final list. 7.1% closed over list. Those figures come after any price cuts.
How many new listings came on in Summerlin this month?
286 of the homes active on November 11, 2026 were listed in the prior 30 days, 74 of them in the final week.
Are Summerlin homes selling fast?
Homes that sold in September took 29 days at the median, but 50.2% of the current list has been up 60 days or more. Price decides which group a home joins.
What about Summerlin's October sales?
October is still posting. 204 closings had reached the feed by November 11, 2026 at a $622,500 median, a provisional figure.
What is the monthly payment on a median Summerlin home?
On $695,000 at 7.18%, principal and interest is about $4,237 with 10% down and $3,767 with 20% down, before taxes, insurance and dues.
Which Sources Inform This Summerlin Report?
- Las Vegas REALTORS MLS (GLVAR) via Repliers: counted November 11, 2026.
- Freddie Mac PMMS: week of 2026-11-05.
- Summerlin, Seven New Neighborhoods Taking Shape in Three Summerlin Districts: checked November 11, 2026.
- Las Vegas REALTORS October 2026 figures, reported by FOX5: the board's October 2026 figures.
- Our September 2026 report.
- More on Summerlin: area guide, homes for sale, new homes, housing guide, market page, ZIP reports, buying, payments, down payment help, selling.
Listings are counted one by one on the sweep date, residential only. Closings are counted by MLS closing date, and a month counts as settled once its last day is 40 days old; a younger month appears only as provisional. Listing age runs from the list date. This is market analysis, not a valuation of any specific property.
The latest citable figures, with method, sample size and a downloadable chart, are on our Las Vegas market data page. Based on information from the Greater Las Vegas Association of REALTORS® Multiple Listing Service for the period September 1, 2025 through November 11, 2026.
Thinking of selling in Summerlin? See how November’s numbers apply to your home
