For fifteen years the standing rule in Las Vegas real estate was that Summerlin does not negotiate. The August board said the rule had lapsed; the settled July closings confirm it with a complete count: two-thirds of Summerlin-corridor sales closed below list, at a 98.2% median ratio, and in the two most expensive ZIPs more than three-quarters did. The premium is intact; the discount is where the correction lives.
Every active figure below comes from a complete sweep of the GLVAR feed our team ran on September 15, 2026, all 1,699 active listings across the seven Summerlin-area ZIP codes (89134, 89135, 89138, 89144, 89145, 89129 and 89149) examined individually, the same corridor definition the series has used since June. Every closed figure comes from July, the most recent month whose sales have finished posting: 322 closings, each ratioed sale price against final list.
The Summerlin corridor in September 2026: 1,699 active listings across seven ZIP codes counted on September 15, 46.7% of them carrying a price cut at a $25,000 median, the valley's deepest, and a $630,000 median ask. July, the last settled month, closed 322 sales at a $527,500 median, $580,000 for single-family, at 98.2% of list with 66.8% below asking and a 27-day market time. August is about 54% posted, so its $550,000 provisional median is direction only.
- The seven Summerlin-area ZIPs had 1,699 active listings on September 15, 2026; 46.7% had cut price.
- July settled at 322 closings, a $527,500 median and 98.2% of list; 66.8% closed below asking.
- Only 173 August closings had posted by September 15, so August stays provisional at $550,000.
- Summerlin South ZIP 89135 closed July at $1,262,000 with 82% of sales below list.
- Centennial Hills ZIP 89149 still closed at 100% of list in 24 days, the corridor's fast lane.
What Are Summerlin's Key Housing Numbers for September 2026?
| Measure | Figure | Basis |
|---|---|---|
| Active listings | 1,699 | Every residential listing, counted September 15, 2026 |
| Listings with at least one price cut | 794 (46.7%) | Original asking price vs current, per listing |
| Median price cut | $25,000 (4.1%) | Among cut listings; 247 cut $50,000 or more |
| Median asking price | $630,000 | All actives; $749,999 single-family, $369,900 condo and townhome |
| Median asking price per square foot | $307 | All actives |
| Median days on market, actives | 29 | 38.7% listed 14 days or less; 29.9% at 60-plus days |
| July closings (settled) | 322 | All July sales posted to the MLS through September 15, 2026 |
| July median sold price | $527,500 | $580,000 single-family; $340,250 condo and townhome |
| July sale-to-list ratio | 98.2% | 66.8% closed below list, 12.1% above |
| July sold price per square foot | $287 | Median across all July closings |
| July median days on market | 27 | Homes that closed; 43.8% had cut price before selling |
| August closings posted so far | 173 at $550,000 | Provisional: about 54% of a full month has posted; see the next section |
Two things separate Summerlin's table from every other one in the series. The $25,000 median cut is the deepest in Southern Nevada, a reflection of a $630,000 median ask that leaves more room to concede, and the 66.8% below-list share is the widest, because Summerlin sellers still open at the number the corridor commanded in 2022 and then discover the closings. The single-family median ask of $749,999 against a settled single-family closing median of $580,000 is partly mix, the west villages stacking the active board, and partly the distance sellers are still traveling.
How Complete Is the August Data, and Why Does This Report Lead With July?
Closings do not appear in the MLS feed the day a deal records. Measured across Las Vegas REALTORS (GLVAR) on September 15, 2026, a month's sales are only about half posted two weeks after the month ends and about 84% posted at 39 days, because agents, title companies and the board's own processing all add lag. That is why every figure on the closed side of this report is July, the most recent month that has settled, and why August appears only as a provisional line: August closings posted so far: 173 at a $550,000 median ($600,000 single-family), about 54% of July's settled count. Publishing August medians as final today would describe the half of the month that happened to post first, not the market.
The lag is also why the August editions of this series, written on August 23 with July only about 70% posted, have been restated on September 15, 2026. For Summerlin, the July count moved from 240 to 322 once the month settled, while the medians moved less than 1%: the all-types median went from $525,000 to $527,500 and the per-foot bench from $286 to $287. The narrative held; the counts did not, and a report that claims to have counted every closing has to say so when the count changes. Going forward the written editions use the settled month, and the live Summerlin market report page shows the settled month too.
The boards' own August releases fill the gap at the regional level. According to Las Vegas REALTORS, the association issues its monthly report in the first full week after month-end, and the August report came on September 8. According to Las Vegas REALTORS' August 2026 report, the median existing single-family home in Southern Nevada sold for $475,000 in August, down 1.0% from a year earlier and below the record $490,000 set in May and June; condos and townhomes ran $299,900, up 0.6%; total sales fell 11.9% year over year to 2,252, and single-family listings without offers rose 5.3% to about 7,590. Those are complete counts from the association, not our provisional feed, and they are the right numbers to quote for August until our own count settles around October 10, when the August figures will be restated here in the October edition.
Why Have 46.7% of Summerlin Listings Cut Their Asking Price?
Because Summerlin's sellers were the last in the valley to believe the market had changed, and the corridor has the deepest bench of comparable sales to prove it to them. 794 of 1,699 listings have cut, 247 of them by $50,000 or more, the most of any submarket, and among listings that have sat 60 days, 79.8% have already repriced. A west-Summerlin seller who opens at $850,000 against 89138's $700,000 settled July median is not testing the market; the market has already answered.
The pattern by ZIP is the correction's map. Centennial Hills' 89149 cuts most at 50.0% but still closes at 100% of list, which says its sellers open high and land right; Summerlin South's 89135 cuts least at 40.5% but gives the most at the table, 96.5% of list with 82% of July sales below asking, because its luxury sellers hold the ask and concede in the negotiation instead. Both are corrections; they just happen at different points in the sale.
The counted detail behind that: of 1,699 active listings on September 15, 2026, 794 carry at least one reduction from their original asking price, the median reduction is $25,000 (4.1%) and 247 listings have cut $50,000 or more. Among listings that have sat 60 days or longer, 79.8% have already cut, and those aged-and-cut homes are 23.8% of the whole board. A listing in that group is a listing where the seller has conceded once and is still waiting.
What Did Summerlin Homes Actually Sell For in July?
July is the settled month, so it is the month to price against. Across 322 closings, the median sale was $527,500 at 98.2% of the final list price and $287 per square foot, with a 27-day median from listing to contract. 66.8% of sales closed below asking, 12.1% above it and the rest at list, and 43.8% of the homes that sold had cut their price at least once before they did.
| Type | Closings | Median sold | Sale-to-list | Below list | Above list | $ per sq ft | Median DOM |
|---|---|---|---|---|---|---|---|
| Single Family Residence | 257 | $580,000 | 98.0% | 69.6% | 12.5% | $301 | 27 |
| Condo / Townhouse | 62 | $340,250 | 99.0% | 54.8% | 11.3% | $241 | 28.5 |
July closed 322 sales across the corridor at $527,500, and the shape of the sale matters more than the median. Single-family homes closed at $580,000 and 98.0% of list in 27 days with 69.6% below asking; condos and townhomes at $340,250 and 99.0% with 54.8% below. That 98.0% single-family ratio is the lowest of any Southern Nevada city in the series, and 43.8% of July's sellers had already cut before the sale that produced it.
The restated July count, 322 against the 240 reported on August 23, changed the medians by less than 1%, which is the reassuring half of the restatement story. The other half is the per-ZIP detail that only a settled month can print: 89135's $1,262,000 median on 50 sales at 96.5%, 89138's $700,000 on 55 at 97.1% over a 41.5-day clock, and 89149's $417,500 on 53 at a full 100%. Those are three different markets sharing one name.
What Does the Provisional August Data Show So Far?
With the caveat above stated plainly, here is what the posted portion of August looks like in Summerlin: 173 closings had posted by September 15, 2026, against 322 for settled July, and their median is $550,000 ($600,000 for single-family) at about $293 per square foot. Read the direction, not the decimals: the early-posting half of a month skews toward cleaner transactions, cash deals and homes that were priced right, so a provisional median usually drifts a little as the slower closings post.
What the provisional line can tell you is whether August broke from July, and in Summerlin it did not. A $550,000 provisional median against July's $527,500 is a 4.3% higher provisional median that reflects the larger west-Summerlin homes posting first and not yet a statement about direction. The association's regional August figures say the same thing at the metro level. When our own August count settles in mid-October, the October edition will carry the final numbers and restate this section.
If you are pricing a home this week, use July's settled figures and the last 90 days of ZIP-level closings below rather than the August provisional median, and ask your agent for the specific closings on your street since August 1; those individual records are already in the MLS even when the month's aggregate is not.
Which Price Bands Are Moving in Summerlin?
| Band | Active | Share of board | Cut share | Median DOM |
|---|---|---|---|---|
| Under $400K | 311 | 18.3% | 51.1% | 31.5 |
| $400K–$500K | 268 | 15.8% | 49.6% | 25 |
| $500K–$650K | 307 | 18.1% | 46.9% | 27 |
| $650K–$850K | 227 | 13.4% | 46.3% | 22 |
| $850K–$1.5M | 291 | 17.1% | 50.2% | 35 |
| $1.5M+ | 295 | 17.4% | 36.3% | 36 |
The largest band on the Summerlin board is Under $400K, 311 listings or 18.3% of everything for sale, and it is cutting at 51.1% with a 31.5-day median age. The fastest band with meaningful volume is $650K–$850K at 22 days; the most-cut is Under $400K at 51.1%, and the least-cut $1.5M+ at 36.3%. Days on market and cut share move together across the bands because both measure the same thing, the distance between where a band's sellers opened and where its buyers are, and the band where that distance is smallest is the band that clears first.
Summerlin's board is the valley's most evenly spread by price and the only one with real weight at both ends: 18.3% under $400,000, almost all attached product, and 17.4% above $1.5 million. The bands between them cut at 46% to 50% with 22-to-27-day median ages; the $850,000-to-$1.5 million band, where the west villages' larger homes sit, cuts hardest at 50.2% and sits 35 days, and the $1.5 million-plus tier cuts least at 36.3% because its sellers concede at the offer rather than on the listing.
Which Summerlin ZIP Codes Are Selling and Which Are Sitting?
| ZIP | Active | Median ask | Cut share | Median DOM | July closings | July median sold | Sale-to-list |
|---|---|---|---|---|---|---|---|
| 89138 (West Summerlin) | 343 | $817,000 | 46.1% | 31 | 55 | $700,000 | 97.1% |
| 89135 (Summerlin South and The Ridges) | 291 | $899,999 | 40.5% | 29.5 | 50 | $1,262,000 | 96.5% |
| 89129 (Northwest) | 288 | $479,450 | 47.6% | 29 | 43 | $397,750 | 99.5% |
| 89149 (Centennial Hills) | 282 | $654,000 | 50.0% | 27 | 53 | $417,500 | 100.0% |
| 89134 (Sun City and older Summerlin) | 246 | $498,000 | 47.6% | 28 | 71 | $475,000 | 97.8% |
| 89144 (Summerlin Centre) | 128 | $649,500 | 48.4% | 30 | 22 | $615,000 | 98.2% |
| 89145 (East edge) | 121 | $430,000 | 50.4% | 24 | 28 | $392,500 | 99.6% |
Three corridors, three markets. The luxury west, 89135 and 89138, is where the correction is deepest: $1,262,000 and $700,000 settled medians, 82% and 76.4% of July sales below list, 96.5% and 97.1% ratios, and in 89138 a 41.5-day clock against $817,000 median asks. Older Summerlin and Sun City in 89134 behave the same way at a lower price, $475,000 settled against $498,000 asks, with 77.5% below list. The north edge, 89149 and 89129, is the fast lane: 100% and 99.5% of list in 24 and 21 days at $417,500 and $397,750, because those ZIPs sell to the valley's move-up buyer rather than its luxury buyer.
For a buyer that is the whole strategy in one table: negotiate in the west, compete in the north. For a seller in 89135 or 89138, the July ratio is the honest forecast of what your ask will become. Every ZIP in the metro has its own live page on the ZIP code report index, with the current median ask, days on market and recent closings.
How Fast Is Summerlin Moving Right Now?
Speed is two numbers here, and they point different ways. On the active board, the median listing has been on the market 29 days as of September 15, 2026: 38.7% of listings are two weeks old or less, 29.9% have passed 60 days and 19.6% have passed 90. On the sold side, July's closings took a 27-day median to go under contract. The gap between those two is the market's sorting mechanism: well-priced homes leave in the first two weeks, and the rest accumulate into the 60-plus tail that now makes up 29.9% of what is for sale.
New supply keeps arriving. 126 Summerlin listings came on in the seven days before the sweep at a $649,500 median ask, 276 in the last 14 days and 554 in the last 30. Set against roughly 322 closings a month, the corridor is taking in a little more than it closes, which is why the active count has crept up by about 25 listings since August 23.
The corridor is slower than the valley and it is the luxury tail that makes it so. 29.9% of the board has passed 60 days and 19.6% has passed 90; four of five aged listings have already cut. The fresh end still moves, with 38.7% of listings two weeks old or younger and the north-edge ZIPs closing in three weeks, but the median July sale in 89138 took six weeks and the median 89135 listing has been asking $899,999 for a month.
What Does the Median Summerlin Home Cost Per Month at Today's Rates?
According to Freddie Mac's Primary Mortgage Market Survey, the average 30-year fixed rate was 6.76% for the week of September 10, 2026. Applied to July's settled single-family median of $580,000 in Summerlin, the principal-and-interest payment works out as follows; taxes, insurance, any HOA and mortgage insurance are additional, and the figures are illustrations rather than quotes.
| Scenario | Down payment | Loan amount | Monthly principal and interest |
|---|---|---|---|
| 10% down | $58,000 | $522,000 | $3,389 |
| 20% down | $116,000 | $464,000 | $3,013 |
According to HUD, the 2026 FHA floor for a one-unit home is $541,287, which the Summerlin single-family median exceeds, so an FHA buyer here is shopping below the median or relying on a county limit above the floor. According to the Federal Housing Finance Agency, the 2026 baseline conforming limit is $832,750, which keeps every scenario in the table inside conventional pricing. According to the Consumer Financial Protection Bureau, the right way to compare lenders is the Loan Estimate line by line, rate, points, credits and cash to close together, rather than the advertised rate alone.
Two ways to move the payment. A rate buydown funded by a seller or builder credit is worth more at today's rates than a price cut of the same size for a buyer who keeps the loan several years, and our mortgage calculator lets you compare the two on a specific price. According to the Nevada Housing Division's published Home Is Possible limits, effective June 15, 2026, the program offers eligible buyers up to 4% of the loan amount toward down payment and closing costs, with a $566,354 purchase-price cap in Clark County; our down payment assistance guide compares the programs. Taxes are the line most buyers underestimate on a newer home: according to NRS 361, assessed value is 35% of taxable value, and a home with no prior-year bill gets no benefit from the abatement cap in its first year, which the Clark County Assessor explains and our property tax guide works through.
What Should Summerlin Buyers Do This Fall?
Buy west of the 215 and negotiate like the July closings tell you to. In 89135 and 89138 the median seller gave 2.9% to 3.5% at the table in July after cutting first, so an offer 4% to 6% under a listing that has already cut once is where the conversation starts, not where it ends. The Summerlin hub breaks the villages down; the ZIP table above is the offer guide, and every ZIP's live page is one click away.
Price the payment before the premium. At 6.76%, the settled $580,000 single-family median costs about $3,391 a month with 10% down; the same home with the seller funding a one-point buydown, which is a smaller concession for them than the $25,000 median cut, costs about $3,057. Ask for the credit. And if your budget stops at $500,000, do not leave the corridor: 89134's older Summerlin and 89145's east edge closed July at $475,000 and $392,500, and both are on the Summerlin homes for sale search. The longer trend is in the Summerlin housing market guide. Bring the three closest settled July sales to every showing, because a Summerlin listing agent will have them too and the negotiation starts where they are.
What Should Summerlin Sellers Do Before Listing?
Start from the settled record, because it is the only one buyers' agents are pulling: 322 July closings at $527,500 and 98.2% of final list, 66.8% of them below asking and 43.8% repriced at least once before they sold. On the active board, 46.7% of your competitors have already cut by a $25,000 median. Those two facts set the opening price: at or just under the settled median for your ZIP and type, with the concession you would otherwise make in week five built into week one.
Open at the settled ZIP median, because Summerlin buyers arrive with the comps. In 89138, that is $700,000 for July's sales, not the $817,000 the active board asks; in 89135, it is a market where 82% of sellers conceded, so the price you defend should be the one you can defend with the three closest closings. A listing that opens where those closings are goes under contract inside a month; one that opens at the aspirational ask becomes one of the 404 that have sat 60 days and cut.
Use the concession that costs least. Summerlin buyers at 6.76% want the payment lowered, and a rate-buydown credit does more for them per dollar than a cut does; the corridor's $25,000 median cut is a poor trade when a $12,000 credit would have closed the same buyer. The August edition, now restated, shows how little the medians moved once July settled; our sellers page explains the seven-day listing agreement. For a pricing review on your street, call or text (702) 637-1759.
How Does Summerlin Compare With Its Neighbors This Month?
| Market | Active | Cut share | Median ask | July closings | July median sold | Sale-to-list | July DOM |
|---|---|---|---|---|---|---|---|
| Summerlin | 1,699 | 46.7% | $630,000 | 322 | $527,500 | 98.2% | 27 |
| Las Vegas | 8,330 | 43.3% | $469,000 | 1,400 | $430,000 | 98.9% | 28 |
| Henderson | 2,367 | 44.0% | $535,000 | 476 | $490,000 | 98.8% | 38 |
| North Las Vegas | 1,037 | 42.9% | $425,000 | 249 | $415,000 | 100.0% | 19 |
| Boulder City | 142 | 33.1% | $442,500 | 16 | $442,500 | 98.2% | 25 |
Las Vegas closed July at $430,000, $97,500 below Summerlin, on a 28-day clock, 1 days longer, with 43.3% of its board cut; Henderson closed July at $490,000, $37,500 below Summerlin, on a 38-day clock, 11 days longer, with 44.0% of its board cut; North Las Vegas closed July at $415,000, $112,500 below Summerlin, on a 19-day clock, 8 days shorter, with 42.9% of its board cut; Boulder City closed July at $442,500, $85,000 below Summerlin, on a 25-day clock, 2 days shorter, with 33.1% of its board cut. The live pages linked in the table carry each market's settled 12-month trend.
The corridor is the valley's outlier on concession: the highest cut share, the deepest median cut, the lowest sale-to-list ratio and the widest below-list share of the five markets, while carrying the highest median ask. Its 27-day July clock is the surprise, faster than Henderson's 38 and level with Las Vegas, because the north-edge ZIPs move quickly enough to offset the luxury tail. Summerlin is not a slow market; it is a market where the price finds its level at the table rather than on the listing.
How Has Summerlin Shifted Since the August Report?
The August edition of this report was swept on August 23, 2026. Between that count and September 15, 2026, the active board moved from 1,673 to 1,699 listings, the share with a price cut from 47.5% to 46.7%, and the median cut from $25,000 to $25,000. The board grew by 26 listings and the cut share eased eight-tenths of a point, while the median cut held at a round $25,000, the valley's deepest for the third straight count. Fresh inventory arrived at 554 listings in 30 days against a 322-closing July, which is why the corridor keeps growing a little each month while the rest of the valley holds flat.
Supply is the other side of the shift. 554 Summerlin listings came on in the 30 days before the sweep, 126 of them in the final week at a $649,500 median ask, against a settled July pace of 322 closings; 38.7% of the board is now two weeks old or younger and 19.6% has passed 90 days. Fresh inventory arriving at roughly the closing pace is why the board's size moved by tens of listings rather than hundreds.
The restatement matters for that comparison too. The July closing figures in the August edition were counted at about 70% posted; the settled July numbers here (322 closings, $527,500 median, 98.2% of list) are the ones to carry forward, and the August edition now says so at the top.
Frequently Asked Questions
What is the median home price in Summerlin right now?
July 2026, the most recent settled month, closed at a $527,500 median across 322 sales, $580,000 for single-family homes. The median asking price on September 15, 2026 was $630,000. Closings, not asks, describe what buyers actually paid.
Is Summerlin a buyer's market in September 2026?
The evidence points to negotiable rather than distressed: 46.7% of active listings have cut price, July's median sale closed at 98.2% of list, and 66.8% of July sales settled below asking. Well-priced homes still go under contract inside two weeks, so leverage is concentrated in aged and repeatedly cut inventory.
Why does this September report use July closings?
Because August has not finished posting. A month's closings are about half posted two weeks after it ends and about 84% posted after 39 days. On September 15, 2026, 173 Summerlin August closings had posted against 322 for settled July, so August is shown as provisional and July as the settled month.
How many homes are for sale in Summerlin?
1,699 residential listings were active on September 15, 2026: 1,275 single-family homes at a $749,999 median ask and 391 condos and townhomes at $369,900. 554 of them came on in the previous 30 days.
How long does it take to sell a home in Summerlin?
July's closings took a 27-day median from listing to contract. On the active board, 38.7% of listings are two weeks old or less while 29.9% have passed 60 days; the median active listing has been on the market 29 days.
What does the median Summerlin home cost per month?
At Freddie Mac's 6.76% average for the week of September 10, 2026, July's $580,000 single-family median carries about $3,389 a month in principal and interest with 10% down and $3,013 with 20% down, before taxes, insurance and any HOA.
Where does this data come from?
Every active listing in Summerlin was counted individually from the Las Vegas REALTORS (GLVAR) feed via Repliers on September 15, 2026, and every July closing posted through that date was ratioed sale price against final list. Regional August figures come from the association's own published release. Nothing is sampled, modeled or syndicated.
How Was This Summerlin Report Built?
Counted, not sampled. All 1,699 active Summerlin listings were swept on September 15, 2026 through Nevada Real Estate Group's analytical access to the Las Vegas REALTORS (GLVAR) via Repliers, and each listing's original asking price was compared with its current price; that is where the 46.7% cut share and the $25,000 median cut come from. Every July closing posted through the sweep date, 322 in all, was ratioed sale price against final list price; that is where 98.2% and the 66.8%-below-list figure come from.
Two rules changed this month and are now locked for the series. First, the closed side of every written edition uses the settled month, the newest month whose last day is at least 40 days in the past, because a younger month is materially under-posted; the live Summerlin market report page applies the same rule. Second, a month younger than that appears only as a provisional line with its posted count printed next to it. The August edition of this report was restated on September 15, 2026 under the first rule. Months of supply is still deliberately not published, because our active-to-closings ratio and the association's seasonally adjusted single-family method produce different figures and printing one next to the other invites the wrong comparison.
The ZIP table pairs active listings on the sweep date with settled July closings for the same ZIP and includes every property type; ZIPs with fewer than 60 actives or 15 July closings are omitted rather than printed on a handful of sales. For a home-specific analysis, Nevada Real Estate Group runs the same records for your street; call or text (702) 637-1759 or write to info@nevadagroup.com.
Which Sources Inform This Summerlin Market Report?
- Nevada Real Estate Group sweep of the Las Vegas REALTORS (GLVAR) via Repliers, September 15, 2026: every active Summerlin listing and every July 2026 closing posted through that date; August 2026 closings posted through that date (provisional).
- Las Vegas REALTORS August 2026 report, via Vegas Inc: the association's complete August figures for Southern Nevada, quoted where this report discusses August.
- Clark County Assessor, partial abatement: the tax-cap mechanics referenced in the payment section.
- Howard Hughes Holdings, Summerlin: the master developer's village and amenity information referenced for the corridor.
- Freddie Mac Primary Mortgage Market Survey: the 6.76% average 30-year fixed rate for the week of September 10, 2026.
- HUD, 2026 FHA loan limits and FHFA, 2026 conforming loan limits: the $541,287 FHA floor and the $832,750 conforming baseline used in the payment section.
- Nevada Housing Division, Home Is Possible limits: down payment assistance amount and limits effective June 15, 2026.
- Consumer Financial Protection Bureau, comparing Loan Estimates: the lender comparison framework.
- Nevada Legislature, NRS 116: the common-interest community statute behind the HOA disclosures referenced for attached and master-planned homes.
- Nevada Legislature, NRS 361: assessed value at 35% of taxable value and the partial abatement rules that shape a first-year tax bill.
- Nevada Legislature, NRS 645: the licensing statute under which Nevada Real Estate Group, license S.181401, publishes this analysis.
Prices, inventory and rates change daily; the figures above are as of the dates stated and will be restated in the October edition once August settles. This report is market analysis, not a valuation of any specific property.
