Summerlin and Inspirada sit on opposite edges of the Las Vegas valley, and they are the two master plans that buyers shortlisting a park-and-trail community most often put side by side. Summerlin is the 22,500-acre Howard Hughes community on the western rim below Red Rock Canyon. Inspirada is the south Henderson master plan in ZIP 89044 that organizes daily life around a chain of neighborhood parks. Both have pools, trails, newer construction and an association that reviews what you do to the outside of your house. The comparison online usually stops there.
This guide goes further, on numbers you can check. I pulled every closing recorded in both communities for the 12 months ending August 31, 2026 and every listing active on October 5, 2026, read each association's own 2026 assessment, looked up each improvement district on the billing agent's schedule, took the fiscal 2026-27 tax rates from the Clark County Treasurer, ran drive times with an open-source router, and checked builder pages the same day. Every figure carries its date and its source. Where the two communities simply differ by taste, I say so and leave the choice to you.
Summerlin costs more. In the 12 months ending August 31, 2026, its four core ZIP codes closed 2,453 homes at a $650,245 median, against 372 Inspirada closings at $540,500, by our own MLS pull. Inspirada's master dues are $255 a quarter and its improvement district ends in 2035; Summerlin's run $69 to $76 a month, with some districts billing into 2055. Compare the parcel, not the brand.
- Summerlin's four core ZIPs closed 2,453 homes at $650,245; Inspirada closed 372 at $540,500 through August 2026.
- Inspirada's master assessment is $255 a quarter; Summerlin's three published 2026 rates run $69 to $76 monthly.
- Henderson's FY2026-27 rate is 2.9613; City of Las Vegas parcels pay 3.2782 and Summerlin Town 2.9328.
- Inspirada's LID T-18 makes its final payment in 2035; Summerlin's newest City districts run to 2055.
- Before writing an offer, pull the parcel's AMG balance, the resale package and the CCSD zoning result.
How Do Summerlin and Inspirada Compare at a Glance?
The table below is the short version. Every market figure comes from our own pull of Las Vegas MLS data through Repliers on October 5, 2026: closings recorded from September 1, 2025 through August 31, 2026, with August 2026 provisional because late closings are still posting, and listings active on October 5, 2026. None of it is an official Las Vegas REALTORS statistic. The cost rows come from the associations, the Treasurer and the assessment billing agent, each linked in the sections that follow.
| Dimension | Summerlin (ZIPs 89134, 89135, 89138, 89144) | Inspirada (Inspirada and South Edge plats, ZIP 89044) |
|---|---|---|
| Closings, 12 months | 2,453 | 372 |
| Median sold price | $650,245 | $540,500 |
| Average sold price per square foot | $373 | $261 |
| Median days on market, closed sales | 35 | 34 |
| Townhome and condo share of closings | 21% (524) | 30% (112) |
| Closings built 2025 or later | 9% (231 of 2,448 with a year built) | 12% (45) |
| Available listings, October 5, 2026 | 1,021, plus 86 under contract | 136, plus 9 under contract |
| Median asking price, available listings | $708,253 | $549,625 |
| Months of supply at the trailing pace | 5.0 | 4.4 |
| Master association, 2026 | $69 to $76 a month (West, North, South) | $255 a quarter |
| Property tax rate, FY2026-27 | 3.2782 (City of Las Vegas) or 2.9328 (Summerlin Town) | 2.9613 (City of Henderson) |
| Improvement districts still billing | City districts 808/810 and 812 through 819, County 128A and 159; final payments 2030 to 2055 | Henderson LID T-18; final payment June 1, 2035 |
Three things stand out. First, the price gap is real but narrower than the brand gap suggests: $109,745 at the median, about 20 percent, and only $25,000 between the two communities' townhome medians. Second, the two sell at the same speed, a 35-day median in Summerlin against 34 in Inspirada, so neither is a liquidity trap. Third, the costs that sit on top of the price are not simply "higher in Summerlin." Inspirada's quarterly master assessment works out to more per year than any of Summerlin's three published master rates, its tax rate sits between Summerlin's two, and its improvement district retires two decades before Summerlin's newest ones. The rest of this guide takes each row apart.
How Did We Measure Summerlin and Inspirada for This Comparison?
Definitions decide the answer in a comparison like this, so here is exactly what was counted. Summerlin is defined by its four core ZIP codes, 89134, 89135, 89138 and 89144, the same definition our Summerlin North vs Summerlin South guide and our Summerlin vs Lake Las Vegas comparison use. I did not use MLS plat names for Summerlin because the recorded names are inconsistent: in our pull, many Sun City Summerlin closings sit in plats named "Sun City Las Vegas" (264 across the seven-ZIP area in the window) while others are recorded as "Sun City Summerlin" (208), and some newer parcels are recorded only by village number or neighborhood name. I also did not use the seven-ZIP corridor that our monthly market reports track, because it adds Centennial Hills ZIPs 89129 and 89149 and the older 89145, which is mostly outside Summerlin: in our pull, only five of its 384 closings were in plats carrying the Summerlin name. For reference, that seven-ZIP corridor recorded 4,107 closings at a $551,454 median in the same window. A ZIP boundary is not a master-plan boundary, and the four ZIPs leave out one whole village. According to Summerlin's history page, The Pueblo is a 568-acre Summerlin village. In our pull, plats named for The Pueblo closed 28 homes in ZIP 89128 and none in the seven-ZIP area, and the Summerlin Council's park map lists The Pueblo Park at 7663 Lake Mead Blvd., which the Census Bureau's geocoder places in 89128. Homes in The Pueblo are therefore not in our Summerlin figures.
Inspirada is defined by plat names: every closing in ZIP 89044 whose recorded subdivision contains "Inspirada" or "South Edge," the master plan's original name. That was 53 distinct plats with a closing in the window, the same rule our Inspirada buyer's guide uses. One closing recorded under the plat name "Amiata," the name of Toll Brothers' Inspirada townhome collection, falls outside that rule and is not counted.
Closings are counted by the recorded closing date, not the contract date. August 2026 is provisional, because late closings are still posting, and no September 2026 closing is used. The feed also under-reports some closings from late summer 2025, so treat the counts as floors; medians barely move when a thin month fills in. Listings are those active on October 5, 2026, split into available and under contract, with each listing's age measured from its list date rather than the feed's days-on-market field, which stops counting at a listing's last update.
These choices explain why our sister posts show different numbers. The Inspirada guide counted 379 closings at $543,750 for the 12 months ending September 21, 2026, a different window. The North vs South guide counted 2,428 Summerlin closings for this same window but pulled them on September 24, before more August closings posted. None of these figures should be mixed with another post's.
What Do Homes Actually Sell For in Each Master Plan?
The all-types medians, $650,245 in Summerlin and $540,500 in Inspirada, hide the more useful comparison, which is by home type. The table breaks both communities into detached homes, townhomes and condominiums for the same 12 months.
| Home type | Summerlin closings | Summerlin median | Summerlin avg $ per sq ft | Inspirada closings | Inspirada median | Inspirada avg $ per sq ft |
|---|---|---|---|---|---|---|
| Single-family | 1,925 | $732,000 | $387 | 260 | $615,000 | $267 |
| Townhome | 396 | $450,000 | $299 | 112 | $425,000 | $247 |
| Condominium | 128 | $397,500 | $402 | 0 | None | None |
| All types | 2,453 | $650,245 | $373 | 372 | $540,500 | $261 |
Detached homes carry the gap. Summerlin's single-family median of $732,000 sits $117,000 above Inspirada's $615,000, and the average price per foot is $120 higher. Townhomes barely differ: $450,000 against $425,000. Inspirada has no condominium closings at all in the window, while Summerlin recorded 128. The four "other" Summerlin closings are left out of the type rows but counted in the total.
A word on price per square foot. The figure in the table is an average, and Summerlin's average is pulled up by its luxury tail: ZIP 89135, which holds The Ridges and Red Rock Country Club, averaged $468 a foot. For Inspirada, where we downloaded every record, the median is $253 a foot against the $261 average, a much tighter spread because Inspirada's closings ran only from $355,000 to $1,150,000, with nine at $1 million or more.
Summerlin is also four markets, not one. In the same window, 89134 closed 746 homes at a $495,000 median, 89144 closed 301 at $565,000, 89138 closed 741 at $775,000 and 89135 closed 665 at $845,000. ZIP 89134 is anchored by Sun City Summerlin, an age-restricted community with its own occupancy rules, which our North vs South guide counted at 522 of that ZIP's closings. That is why an older Summerlin North resale can cost less than a detached Inspirada home: 89134's median is $120,000 below Inspirada's single-family median. Inspirada's own spread runs by pod; our Inspirada guide measured Town Center at $470,000 and Pod 3 at $725,000 over its window.
What Is For Sale Right Now, and How Long Has It Been Listed?
On October 5, 2026, Summerlin's four ZIP codes had 1,107 active listings: 1,021 available and 86 already under contract. The available listings carried a $708,253 median asking price. Across all active listings, detached homes asked a median of $826,679, townhomes $469,950 and condominiums $395,000. By ZIP, 89138 had the most listings at 369, followed by 89135 at 320, 89134 at 284 and 89144 at 134, with median asks of $819,017, $886,500, $479,450 and $649,000.
Inspirada had 145 active listings on the same day: 136 available and 9 under contract. The available listings asked a median of $549,625, about $256 a foot at the median. Across all 145 active listings, detached homes asked a median of $587,500 and townhomes $450,000, and two condominium-style listings filled out the count. Twelve of the 136 available listings were built in 2025 or later. The nine with a 2026 year built are builder homes by their listing remarks, five Toll Brothers Amiata townhomes, two Lennar homes and two KB Home houses, several of them described as completing around October 2026.
Listing age tells you how much negotiating room exists, and the two communities look almost identical. Measured from each listing's list date, 332 of Summerlin's 1,021 available listings, 33 percent, had been listed 30 days or fewer, and 585, or 57 percent, 60 days or fewer. Our counts put the median Summerlin listing between 47 and 53 days old. In Inspirada, 43 of 136, 32 percent, were 30 days old or younger, 78, or 57 percent, were 60 days or younger, and the median listing was 53.5 days old. A relisted home gets a new list date, so true time on the market is longer for some homes in both places.
Supply is a little tighter in Inspirada. At the trailing 12-month closing pace, Summerlin's 1,021 available listings are about 5.0 months of supply and Inspirada's 136 are about 4.4 months. In Inspirada, 66 of the 136 available listings, 49 percent, were priced below their original ask on October 5, 2026. For the wider valley, according to Las Vegas REALTORS' August 2026 report as covered by VEGAS INC, the sales pace equated to just over four and a half months of supply. Sellers in both communities are pricing to a market where buyers can see the comparable closings, which is the point of our seller resources.
How Much Are the Master Association Dues in Each Community?
Both communities layer a master association on top of any neighborhood association, and both publish the master rate. According to the Inspirada Community Association, "All residents in Inspirada pay a base assessment of $255 per quarter," due on the first of January, April, July and October, and residents in gated neighborhoods, service areas or with Toll Brothers Clubhouse access pay an additional quarterly assessment that the page does not list. Summerlin's master rate depends on which of its associations covers the address.
| Association | 2026 assessment | Per year | What sits on top |
|---|---|---|---|
| Inspirada Community Association | $255 per quarter | $1,020 | Extra quarterly charge for gated neighborhoods, service areas, Toll clubhouse |
| Summerlin West Community Association | $69 per month | $828 | Village association where one exists |
| Summerlin North Community Association | $74.00 per month | $888 | Village association where one exists |
| Summerlin South Community Association | $76.00 per month ($37 Council, $39 South) | $912 | Village association where one exists |
| Summerlin Centre Community Association | Not published on the pages we reviewed | Ask for it | Request it in the resale package |
According to the Summerlin South 2026 ratified budget, its $76.00 monthly assessment splits into $37 for the Summerlin Council and $39 for Summerlin South, after a $9 increase for 2026. According to the Summerlin North 2026 budget narrative, each owner pays $74.00 a month, and all four Summerlin associations, South, West, Centre and North, contribute equally per unit to the Council, which funds community centers, parks, events and pools. According to the Summerlin West 2026 budget, owners pay $69 per month per unit or lot.
Note that Inspirada's master assessment costs more per year, $1,020, than any of Summerlin's three published master rates, $828 to $912. The base is rarely the whole bill in either place, though. In our Inspirada pull, the MLS dues field read $255 on 112 closings and $85 on 76, the same assessment typed quarterly and monthly, but also $480 on 45, $160 on 21 and $186 on 9, figures that appear to include neighborhood charges. Tri Pointe's Highview townhomes inside Inspirada list a $191 monthly association fee on the builder's page, as shown October 5, 2026. In Summerlin, gated villages carry their own dues; our Summerlin HOA fees guide covers the village layer.
New construction adds a one-time charge in Summerlin. The West budget narrative describes capital contributions as "a one-time payment to Summerlin West at the time title of a new home transfers from the builder to the first purchaser," and the 2026 budgets project $103,224 of them in West against $1,560 in North, a fair map of where new homes still close.
Which Improvement-District Assessments Sit on Top of the Dues?
Both master plans financed roads, sewers and utilities with improvement-district bonds, and the owners of benefited parcels repay them through assessments. According to the Clark County Treasurer, "Special assessments are different than real property taxes, and are billed separately," typically semi-annually, with a substantial late penalty. Under NRS 271.045, an assessment is levied on a front-foot, zone, area or other equitable basis and may not exceed the tract's estimated special benefit or reasonable market value.
The schedule below comes from the billing agent. According to Assessment Management Group's district schedule, a PDF created September 1, 2026 and read October 5, 2026, the City of Henderson's LID T-18, named "Inspirada," made its first payment on June 1, 2008 and makes its final payment on June 1, 2035, with installments due June 1 and December 1.
| District | Jurisdiction | Installments due | Final payment |
|---|---|---|---|
| T-18 Inspirada | City of Henderson | June 1 and December 1 | June 1, 2035 |
| 808 and 810 (Summerlin) | City of Las Vegas | April 1 and October 1 | April 1, 2031 |
| 812 (Summerlin) | City of Las Vegas | April 1 and October 1 | October 1, 2035 |
| 813 (Summerlin) | City of Las Vegas | April 1 and October 1 | April 1, 2047 |
| 814 (Villages 21 and 24A) | City of Las Vegas | April 1 and October 1 | April 1, 2049 |
| 815 (Village 25) | City of Las Vegas | April 1 and October 1 | October 1, 2049 |
| 816 (Village 22) | City of Las Vegas | April 1 and October 1 | April 1, 2051 |
| 817 (Summerlin) | City of Las Vegas | April 1 and October 1 | April 1, 2053 |
| 818 (Summerlin) | City of Las Vegas | April 1 and October 1 | October 1, 2054 |
| 819 (Summerlin) | City of Las Vegas | April 1 and October 1 | April 1, 2055 |
| 128A Summerlin Centre | Clark County | June 1 and December 1 | December 1, 2030 |
| 159 Summerlin Village 16A | Clark County | June 1 and December 1 | June 1, 2035 |
According to the City of Las Vegas capital improvement plan, SID 815 covers Summerlin Village 25, SID 816 covers Village 22, and SID 814 covers Villages 21 and 24A. The contrast is the practical point: a parcel in one of Summerlin's newest districts, 817 through 819, which began billing between 2024 and 2026, can carry installments for close to three more decades, while Inspirada's district retires in under nine years. Older Summerlin villages may carry no district at all, and not every parcel in either community sits inside a district. The amount is parcel-specific, so search the parcel on AMG's parcel lookup before you remove your due-diligence contingency, and ask whether the seller will pay off the balance at closing.
How Do Property Tax Rates Differ Between Summerlin and Inspirada?
Inspirada is inside the City of Henderson, which counts its parks among the city's own and bills its improvement district; 371 of its 372 closings in our pull carried Henderson as the city, and the other was typed "Las Vegas." Summerlin is split. Our Lake Las Vegas comparison geocoded 2,428 Summerlin closings for the same window and found 1,772 inside the City of Las Vegas and 656, essentially all of 89135, in unincorporated Clark County, where Summerlin Town is the taxing district.
| Where the home sits | Tax district | FY2026-27 rate | Tax per $100,000 of assessed value |
|---|---|---|---|
| Inspirada, City of Henderson | 500 Henderson City and its variants | 2.9613 | $2,961 |
| Summerlin North and West, City of Las Vegas | 200 Las Vegas City | 3.2782 | $3,278 |
| Summerlin South, unincorporated Clark County | 421 Summerlin Town | 2.9328 | $2,933 |
According to the Clark County Treasurer's tax-rate table, every Henderson City district on the list, including the redevelopment and library-debt variants, carries the same 2.9613 for fiscal 2026-27. The district 421 detail shows why Summerlin South differs from the rest of Summerlin: it carries a 0.2064 Summerlin Town levy and a 0.2197 Clark County Fire Service District levy instead of the City of Las Vegas's 0.6765 city levy and 0.0950 fire-safety levy shown on the district 200 detail. The district 500 detail shows Henderson's 0.6508 city levy plus debt and library lines.
The rate is applied to assessed value, not the price. Under NRS 361.225, property is assessed at 35 percent of taxable value, and under NRS 361.227 taxable value is built from the land's value plus the replacement cost of the improvements less depreciation, not from the sale price. Your bill's growth is capped. Under NRS 361.4723, the owner of a single-family primary residence gets a partial abatement that limits the yearly increase to 3 percent, and other property falls under NRS 361.4722's general cap of no more than 8 percent. A sale does not reset the base, but the new owner must claim the 3 percent primary-residence cap with the Assessor, or the higher cap applies. Both statutes exclude value added by new improvements, so a newly built home's first bills reflect the finished house. Our Las Vegas property tax guide walks through a sample bill.
What Does a Mortgage Payment Look Like at Each Median?
Price gaps become real when they run through a loan. According to Freddie Mac's Primary Mortgage Market Survey, the average 30-year fixed rate was 7.28 percent and the 15-year was 6.60 percent for the week of October 1, 2026. The table applies the 30-year rate to each median with 20 percent down. It shows principal and interest only and leaves out tax, insurance, dues and district assessments on purpose, because those differ by parcel.
| Home | Median price | Down payment | Loan | Principal and interest |
|---|---|---|---|---|
| Summerlin, all types | $650,245 | $130,049 | $520,196 | $3,559 |
| Inspirada, all types | $540,500 | $108,100 | $432,400 | $2,959 |
| Summerlin, single-family | $732,000 | $146,400 | $585,600 | $4,007 |
| Inspirada, single-family | $615,000 | $123,000 | $492,000 | $3,366 |
| Summerlin, townhome | $450,000 | $90,000 | $360,000 | $2,463 |
| Inspirada, townhome | $425,000 | $85,000 | $340,000 | $2,326 |
At the all-types medians, the gap is about $600 a month in principal and interest and $21,949 in down payment. On detached homes it is $641 a month; on townhomes, $137. Those are the differences a household actually feels, and they are smaller than the headline price gap implies for anyone shopping attached homes.
Now add the layers the table leaves out. The master dues run $85 a month on a quarterly-equivalent basis in Inspirada against $69 to $76 in Summerlin's three published associations. A City of Las Vegas parcel pays a higher rate than a Henderson parcel of the same assessed value, about $317 more a year per $100,000 assessed, while a Summerlin South parcel pays slightly less than Henderson. And a district installment can range from nothing on an older parcel to a meaningful line on a new one, which is why the parcel lookup matters more than any average. The PMMS rate is a national average for well-qualified borrowers; your own quote will differ, and our first-time buyer page explains the down-payment programs worth asking about.
How Far Is Each Community From the Strip, the Airport and a Hospital?
Location is the clearest trade between the two. Summerlin is on the west rim, close to Red Rock Canyon; Inspirada is on the south edge, closer to the airport. We routed both with OSRM, the open-source router built on OpenStreetMap data, on October 5, 2026, from Downtown Summerlin's Festival Plaza Drive and from Solista Park, Inspirada's community-center park. Times are free-flowing traffic; rush hour adds more.
| Destination | From Downtown Summerlin | From Solista Park, Inspirada |
|---|---|---|
| Caesars Palace, center of the Strip | 11.9 miles, 22 minutes | 15.0 miles, 23 minutes |
| Terminal 1, Harry Reid International Airport | 18.2 miles, 26 minutes | 12.8 miles, 23 minutes |
| Nearest hospital we routed | Summerlin Hospital Medical Center, 3.2 miles, 8 minutes | St. Rose Dominican, Siena Campus, 5.5 miles, 11 minutes |
| The other community | 24.1 miles, 34 minutes | 24.4 miles, 34 minutes |
The Strip is roughly a wash: one minute apart in free-flowing traffic, though Inspirada's route is three miles longer. The airport is not; Inspirada is about five miles and three minutes closer, which matters for anyone who flies weekly. For healthcare, Summerlin Hospital Medical Center sits at 657 N. Town Center Drive, inside the master plan, and the St. Rose Dominican Siena Campus is at 3001 St. Rose Parkway in Henderson. The two communities are 34 minutes apart by road, so a household with one commute on each side of the valley should test both drives at the hours it will actually make them.
Howard Hughes describes Summerlin as nine miles west of the Strip; our road route from Downtown Summerlin to Caesars Palace is 11.9 miles. Distances vary by village too. Summerlin stretches from 1990s villages near the 215 Beltway to new parcels at the base of the La Madre mountains. From Kestrel Commons in Summerlin West, the same router gave 16.1 miles and 26 minutes to Caesars Palace and 22.5 miles and 31 minutes to Terminal 1. Inspirada is more compact: Montagna Park sits about 2.0 miles from Solista Park in a straight line, and from the park the same router gave 16.3 miles and 25 minutes to Caesars Palace and 14.6 miles and 25 minutes to Terminal 1.
What Parks, Trails and Town Centers Does Each Master Plan Offer?
Here the two differ in scale, not in kind. According to Howard Hughes, Summerlin covers 22,500 acres with more than 300 parks, and its Downtown Summerlin is a 400-acre walkable urban core with more than 800,000 square feet of retail. According to Summerlin's trails page, the trail network runs to more than 200 miles. Summerlin's history page describes Downtown Summerlin itself as a 106-acre fashion, dining and entertainment destination. A September 14, 2026 Summerlin release lists 10 golf courses, Las Vegas Ballpark, home of the Las Vegas Aviators, and City National Arena, the Vegas Golden Knights' practice facility.
Inspirada's program is smaller and more concentrated. According to the Inspirada Community Association's facilities page, the community has seven parks: Attesa, Aventura, Capriola, Montagna, Potenza, Sentiero and Solista. Aventura covers more than 20 acres, Montagna 26 acres and Sentiero 4.8 acres; the page calls Montagna Henderson's 73rd park and the only park in Inspirada with pickleball courts, and Sentiero Henderson's 75th city park and Inspirada's seventh and final park. Solista holds the resident community center, two resident pools, bocce courts, an amphitheater and an Italian deli and cafe, and Potenza has a teen skate area. According to News 3 Las Vegas, Montagna also includes two professional-sized baseball fields. One facility is not shared: the association says the Toll Brothers Clubhouse is available to residents of the Toll Brothers neighborhood who pay an additional assessment.
The open land next door differs too. According to the Bureau of Land Management, Red Rock Canyon is 17 miles west of the Strip with a 13-mile scenic drive, and timed-entry reservations are required for the drive from October 1 to May 31 between 8 a.m. and 5 p.m. South of Inspirada, BLM's Sloan Canyon page describes a 48,438-acre conservation area with more than 300 rock-art panels; Nawghaw Poa Road and its parking area are closed through November 11, 2026 for a visitor station, with trail parking moved to Democracy Drive.
Who Is Still Building New Homes in Summerlin and Inspirada?
This is the sharpest difference between the two communities in 2026. Inspirada is selling its last new homes; Summerlin is still opening neighborhoods. I checked each Inspirada builder's own page on October 5, 2026.
| Community and builder | Status as published | Price as published |
|---|---|---|
| Inspirada: KB Home, Landings at Inspirada | Final Opportunity To Own; one move-in ready home; sales office hours shown as closed; the MLS listing at $549,750 gives completion around October 2026 | From $549,750 |
| Inspirada: KB Home, Gardens at Inspirada | Last Chance; one move-in ready home; the MLS listing at $489,750 gives completion around October/November 2026 | From $489,750 |
| Inspirada: Lennar, Lucere Place and Lucere Square | Actively selling; six homes available | $578,990 to $727,827 |
| Inspirada: Toll Brothers, Amiata Collection townhomes | Eight quick move-in homes | From $520,000; up to $840,000 |
| Inspirada: Tri Pointe Homes, Highview townhomes | Sold Out | Sold Out; the page still shows "Priced from $400s" with no homes listed (October 5, 2026) |
| Summerlin: ten builders named in Summerlin's August 24 roundup | More than 120 floorplans in over 20 neighborhoods; ten neighborhoods near final inventory | From the $400,000s to more than $1 million |
According to KB Home, Landings at Inspirada is a final opportunity from $549,750, and its Gardens at Inspirada page shows "Last Chance" from $489,750, each with one home labeled move-in ready. The MLS listings at those prices in our October 5, 2026 pull give completion around October 2026 for the Landings home and October/November 2026 for the Gardens home. According to Lennar, Lucere Place starts at $578,990 for 2,590 to 2,770 square feet, and Lucere Square, which Lennar labels NextGen Single Family, from $656,990 for 3,000 to 3,335 square feet; its one Next Gen plan starts at $719,990. According to Toll Brothers, the Amiata Collection townhomes start at $520,000 with eight quick move-in homes; our Amiata guide covers the plans. Tri Pointe's Highview page now reads "Sold Out."
Summerlin is a different picture. According to Summerlin's August 24, 2026 new-home roundup, the community offers more than 120 floorplans in over 20 neighborhoods across seven villages and districts, priced from the $400,000s to more than $1 million, and its move-in-ready list names ten builders: Edwards Homes, Toll Brothers, Pulte, Lennar, KB Home, Taylor Morrison, Woodside, Tri Pointe, Richmond American and SHAWOOD, whose Arcadia neighborhood is in Grand Park. A September 14, 2026 Summerlin release lists ten neighborhoods with fewer than 20 homes left, from Caldwell Park townhomes priced from the high $300,000s to Ascension in The Peaks from just under $2 million. Our Summerlin new construction page tracks them.
Which Schools Are Summerlin and Inspirada Zoned For?
School assignment is set by address, not by master plan, and the Clark County School District publishes it on its zoning search. I ran the district's 2026-27 zoning layer, the data behind that search, at reference points in both communities on October 5, 2026. This is zoning only; I do not rate or rank schools, and assignments can change.
| Reference point | Elementary | Middle | High |
|---|---|---|---|
| Solista Park, Inspirada | Robert and Sandy Ellis | Del E. Webb | Liberty |
| Montagna Park, Inspirada | Shirley and Bill Wallin | Del E. Webb | Liberty |
| Downtown Summerlin | Judy and John L. Goolsby | Sig Rogich | Palo Verde |
| Mesa Park, Summerlin | Linda Rankin Givens | Sig Rogich | Palo Verde |
| Paseos Park, Summerlin | Billy and Rosemary Vassiliadis | Sig Rogich | Palo Verde |
| Summerlin Centre Community Park | D'vorre and Hal Ober | Sig Rogich | Palo Verde |
| Red Rock Country Club, Summerlin | Judy and John L. Goolsby | Victoria Fertitta | Palo Verde |
| The Trails Community Center, Summerlin | William Lummis | Ernest A. Becker, Sr. | Palo Verde |
| Kestrel Commons, Summerlin West | William Lummis | Ernest A. Becker, Sr. | Palo Verde |
The pattern is simple. Both Inspirada points share Del E. Webb Middle School and Liberty High School and split at the elementary level between Ellis and Wallin, which matches what our Inspirada guide found in listing data. All seven Summerlin points we checked were zoned to Palo Verde High School, with five different elementary schools and three middle schools across them. Summerlin covers far more ground than seven points, so other addresses can fall in other zones.
Two practical notes. First, a listing's school field is typed by the listing agent and can be out of date, so rely on the district's search, not the listing. Second, charter and magnet seats are assigned by application rather than address, and they are outside the scope of this comparison. If schools are part of your decision, check the exact address before you write an offer, and keep the result with your due-diligence file. That is also why this guide reports zoning and nothing else.
Which Rules Should You Read Before Choosing Between Them?
The rules you sign up for come from two places: the governing documents of each association that covers the address, and the city or county that governs the parcel. Nevada gives you time to read the first set. Under NRS 116.4109, the seller furnishes a resale package with the declaration, bylaws, rules and the association's statement of assessments, and the buyer may cancel by written notice until midnight of the fifth calendar day after receiving it. In both communities you may receive two packages, one for the master association and one for a neighborhood association. Our guide to selling a home with an HOA explains the timing from the other side.
Several rules differ in ways that matter. Inspirada's Toll Brothers Clubhouse is open only to Toll residents who pay its extra assessment, and some Inspirada neighborhoods are gated with their own charge. Summerlin's associations run design review for exterior changes, and its gated villages add their own documents. Short-term rentals depend on jurisdiction: Henderson's code bars them in any common-interest community whose documents do not expressly authorize transient lodging, as our Henderson short-term rental guide explains, while Summerlin's rules depend on whether the parcel is in the City of Las Vegas or unincorporated Clark County.
The parcel rules matter as much as the association rules. The tax cap must be claimed by the new owner. District installments are a separate bill with their own due dates, and AMG's schedule asks that a closing within 15 days before a billing date pay the installment through escrow. Sun City Summerlin, in 89134, is an age-restricted community with its own age and occupancy rules, which belong on the reading list before a tour. And Red Rock Canyon's timed-entry season starts October 1. None of these is a reason to pick one community over the other; each is something to read before the contingency period ends.
Frequently Asked Questions
Is Summerlin more expensive than Inspirada?
Yes, at the median. Our own pull of Las Vegas MLS data through Repliers on October 5, 2026 shows 2,453 closings in Summerlin's four core ZIP codes at a $650,245 median for the 12 months ending August 31, 2026, against 372 Inspirada closings at $540,500, with August provisional. The gap is mostly in detached homes: $732,000 against $615,000. Townhomes differ by only $25,000, at $450,000 and $425,000, and Summerlin's ZIP 89134 closed at a $495,000 median, below Inspirada's detached median.
How do the HOA dues compare between Summerlin and Inspirada?
Inspirada's master association charges $255 a quarter in 2026, or $1,020 a year, plus an unpublished extra quarterly charge for gated neighborhoods, service areas and Toll Brothers Clubhouse access. Summerlin's master rate depends on the association: $69 a month in West, $74.00 in North and $76.00 in South, or $828 to $912 a year, and each includes an equal per-unit share for the Summerlin Council. Summerlin Centre's rate was not published on the pages we reviewed. Neighborhood associations in both communities add their own dues.
Does Inspirada have SID or LID assessments, and when do they end?
Yes. Assessment Management Group's district schedule, a PDF created September 1, 2026 and read October 5, 2026, lists the City of Henderson's LID T-18, named Inspirada, with installments due June 1 and December 1 and a final payment on June 1, 2035. Summerlin's City of Las Vegas districts 812 through 819 run to final payments between 2035 and 2055, and Clark County districts 128A and 159 end in 2030 and 2035. Amounts are parcel-specific and billed separately from property tax, so look up the exact parcel before you buy.
Which community has lower property taxes, Summerlin or Inspirada?
It depends on where in Summerlin. For fiscal 2026-27, the Clark County Treasurer lists Henderson City at 2.9613 per $100 of assessed value, which covers Inspirada; the City of Las Vegas at 3.2782, which covers Summerlin North and West; and Summerlin Town at 2.9328, which covers most of Summerlin South. Assessed value is 35 percent of taxable value under NRS 361.225, and a primary residence's yearly increase is capped at 3 percent once the owner claims it under NRS 361.4723.
How far are Summerlin and Inspirada from the Strip and the airport?
By our OSRM routes on October 5, 2026 in free-flowing traffic, Downtown Summerlin is 11.9 miles and 22 minutes from Caesars Palace and 18.2 miles and 26 minutes from Terminal 1 at Harry Reid International Airport. Solista Park in Inspirada is 15.0 miles and 23 minutes from Caesars Palace and 12.8 miles and 23 minutes from Terminal 1. The Strip is roughly a tie; the airport favors Inspirada by about five miles. Rush-hour traffic adds time to both.
Can I still buy a brand-new home in Inspirada?
A few, mostly standing inventory. On builder pages read October 5, 2026, KB Home listed Landings at Inspirada as a final opportunity from $549,750 and Gardens at Inspirada as last chance from $489,750, each with one move-in ready home, whose MLS listings give completion around October and October/November 2026; Lennar showed six available homes from $578,990 to $727,827; Toll Brothers listed eight quick move-in Amiata townhomes from $520,000; and Tri Pointe's Highview read sold out. Summerlin, by contrast, still lists more than 20 neighborhoods from ten builders.
Which schools are Summerlin and Inspirada zoned for?
On CCSD's 2026-27 zoning data, queried October 5, 2026, Solista Park in Inspirada is zoned to Robert and Sandy Ellis Elementary, Del E. Webb Middle and Liberty High, and Montagna Park to Shirley and Bill Wallin Elementary with the same middle and high schools. Seven Summerlin reference points were all zoned to Palo Verde High, with five different elementary schools and three middle schools, Sig Rogich, Victoria Fertitta and Ernest A. Becker, varying by location. Assignments are by address and can change, so confirm on CCSD's zoning search.
Are Summerlin and Inspirada in the same city?
No. Inspirada is inside the City of Henderson; 371 of its 372 closings in our pull carried Henderson as the city. Summerlin is split between the City of Las Vegas, which covers most of Summerlin North and West, and unincorporated Clark County, which covers most of Summerlin South through the Summerlin Town taxing district. That split changes the tax rate, the improvement districts that can apply and the short-term rental rules, so check the parcel's jurisdiction on the Assessor's record.
How Can We Help You Compare Summerlin and Inspirada in Person?
A comparison like this one narrows the choice; it does not make it. The numbers above say Summerlin costs about $110,000 more at the median for the 12 months ending August 31, 2026, and less than that on attached homes, that Inspirada's master dues are higher but its improvement district ends sooner, and that the Strip is a tie while the airport favors Inspirada. What they cannot tell you is how a specific street feels at 7 a.m., how much yard you will actually use, or which parcel on your shortlist carries a district balance into the 2050s.
That is where we come in. We can pull the closings for the exact villages or pods you are considering, look up each parcel's district balance and tax district, request both resale packages early, and run the CCSD zoning search on every address before you write. We can also drive both commutes with you at the hours you will make them. A master-plan brochure describes the community; the parcel record describes the house you are buying, which is why we start with the parcel.
Nevada Real Estate Group is the #1 real estate team in Nevada, with 150+ agents and 9,061+ five-star reviews, brokered by LPT Realty, license S.181401, at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148. Call or text Chris Nevada at (702) 637-1759, or email info@nevadagroup.com, for a side-by-side tour of both communities. You can also browse live inventory on our Summerlin page, our Inspirada page or across Henderson, and see how Inspirada compares with its other Henderson rival on our Cadence page. For other west-valley matchups, read our Summerlin vs Skye Canyon comparison, and for the latest corridor numbers, our September 2026 Summerlin market report.
Which Sources Inform This Summerlin vs Inspirada Guide?
Market figures are our own pull of Las Vegas MLS data through Repliers on October 5, 2026: closings recorded September 1, 2025 through August 31, 2026 (August provisional) and listings active on October 5, 2026, for Summerlin ZIP codes 89134, 89135, 89138 and 89144 and for Inspirada and South Edge plats in ZIP 89044. They are not official Las Vegas REALTORS statistics; the valley-wide supply figure is from Las Vegas REALTORS' August 2026 report as covered by VEGAS INC. Drive times are our OSRM routes on October 5, 2026. Other sources:
- Inspirada Community Association, assessments and facilities: the $255 quarterly base assessment and the seven parks
- Summerlin West 2026 budget, Summerlin South 2026 budget and Summerlin North 2026 budget narrative: master assessments, Council share and capital contributions
- Assessment Management Group district schedule, PDF created September 1, 2026, read October 5, 2026, and AMG parcel lookup: district names, due dates and final payments
- City of Las Vegas 2024-2028 capital improvement plan: villages behind SIDs 814, 815 and 816
- Clark County Treasurer, understanding SIDs and tax rate by district: separate billing and fiscal 2026-27 rates
- NRS Chapter 361, NRS Chapter 271 and NRS Chapter 116: assessment ratio, abatement caps, improvement-district assessments and resale packages
- Freddie Mac Primary Mortgage Market Survey: 7.28 percent and 6.60 percent for the week of October 1, 2026
- Howard Hughes, Nevada region, Summerlin history (including The Pueblo's 568 acres), Summerlin trails, Summerlin's August 24, 2026 roundup and September 14, 2026 release: acreage, parks, trails, Downtown Summerlin and builders
- KB Home Landings and Gardens, Lennar Inspirada, Toll Brothers at Inspirada and Tri Pointe Highview: builder status and prices read October 5, 2026
- Bureau of Land Management, Red Rock Canyon and Sloan Canyon: distances, timed entry and the road closure
- News 3 Las Vegas on Montagna Park: Montagna's baseball fields
- Clark County School District zoning search: 2026-27 zoned schools
- Summerlin Council December 2025 newsletter and park map and the Census Bureau geocoder result for 7663 W Lake Mead Blvd.: The Pueblo Park's address and ZIP 89128
- Summerlin Hospital Medical Center and St. Rose Dominican Siena Campus: hospital addresses
