Top Rated
9/10
9/10Linda Rankin Givens ES
The Trails
K-5720 Students16:1
Summerlin, Las Vegas
Summerlin Villages & Community Guide
Nevada's #1 team for Summerlin real estate. Search homes for sale across 20+ master-planned villages — The Ridges, Red Rock Country Club, The Vistas, Sun City Summerlin, Redpoint & more.
MEDIAN LIST PRICE
$699K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 11, 2026
DAYS ON MARKET
34
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 11, 2026
MASTER-PLANNED ACRES
22,500
Howard Hughes Corporation
PARKS & TRAIL MILES
250+ / 150+
Howard Hughes Corporation
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
September 2026
Reviewed monthly · Next review October 2026
KEY TAKEAWAYS
What Should You Know About Summerlin at a Glance?
Summerlin is Las Vegas' flagship master-planned community — 127,000 residents across 22,500 acres per the Howard Hughes Corporation — with a median list price near $698,750 and homes going under contract in about 34 days per NREG’s MLS analysis. The five takeaways below distill what those numbers mean for anyone considering the west valley.
- Population: about 127,000 residents across 20+ villages on 22,500 master-planned acres beside Red Rock Canyon.
- Median list price: $698,750 (October 2026) — the highest of the valley’s major submarkets, at roughly $306 per square foot across active listings read September 7, 2026.
- Best for: school-driven families, golf and country-club buyers, California relocators, and 55+ buyers (Sun City Summerlin, Siena).
- Top villages: The Ridges and Red Rock Country Club for luxury; The Vistas, The Trails, and Stonebridge for families; Redpoint and Kestrel for new construction.
- Why people move here: planned design, 250+ parks, 150+ trail miles, Downtown Summerlin, and Red Rock Canyon out the back gate.
Last updated September 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
Where Can I Find Summerlin Homes for Sale?
Summerlin listed about 1,111 active homes as of September 7, 2026 according to NREG’s MLS analysis MLS data, spanning $400K condos to $20M+ custom estates in The Ridges. The eight most recently added listings appear below, refreshed throughout the day, and every active Summerlin property is searchable in our live MLS portal.
Homes for sale in ZIPs 89134, 89135, 89138, 89144 and 89145 near Summerlin
- 2641 Youngdale Drive, Las Vegas 89134 — $729,999 · 2 bd · 1.75 ba · 1,703 sq ft · Courtesy of Love Las Vegas Realty
- 10332 Falls Church Avenue, Las Vegas 89144 — $799,000 · 4 bd · 2.5 ba · 3,116 sq ft · Courtesy of Real Broker LLC
- 810 Bolide Street, Las Vegas 89138 — $2,099,000 · 3 bd · 2.5 ba · 2,817 sq ft · Courtesy of Axis Real Estate LLC
- 2829 Billy Casper Drive, Las Vegas 89134 — $869,000 · 3 bd · 2 ba · 2,115 sq ft · Courtesy of Realty ONE Group, Inc
- 109 Agnew Street, Las Vegas 89138 — $849,000 · 4 bd · 2.75 ba · 2,290 sq ft · Courtesy of Real Broker LLC
- 1963 Orchard Mist Court, Las Vegas 89135 — $1,699,999 · 4 bd · 2.5 ba · 4,107 sq ft · Courtesy of Real Broker LLC
- 3101 Wonderview Drive, Las Vegas 89134 — $379,900 · 2 bd · 2 ba · 1,384 sq ft · Courtesy of Century 21 Americana
- 2928 Big Green Lane, Las Vegas 89134 — $509,950 · 2 bd · 2 ba · 1,533 sq ft · Active Under Contract · Courtesy of LIFE Realty District
- 9208 Pitching Wedge Drive, Las Vegas 89134 — $454,000 · 3 bd · 2.75 ba · 2,261 sq ft · Courtesy of John Griffith Realty
- 1301 Pine Leaf Drive, Las Vegas 89144 — $995,000 · 5 bd · 4.5 ba · 3,720 sq ft · Courtesy of Keller Williams Realty Las Veg
- 10446 Calico Pines Avenue, Las Vegas 89135 — $550,000 · 3 bd · 2.5 ba · 2,062 sq ft · Courtesy of Kim's Realty Solutions
- 3655 Hardwick Hall Way, Las Vegas 89135 — $899,999 · 4 bd · 3 ba · 2,349 sq ft · Courtesy of Blue Diamond Realty LLC
- 484 Crown Mesa Avenue, Las Vegas 89138 — $1,399,000 · 4 bd · 3.5 ba · 3,076 sq ft · Courtesy of Realty ONE Group, Inc
- 905 Zola Circle, Las Vegas 89145 — $395,000 · 5 bd · 2.5 ba · 1,892 sq ft · Courtesy of United Realty Group
- 4208 Lapis Ridge Court, Las Vegas 89135 — $3,830,000 · 4 bd · 4.25 ba · 4,618 sq ft · Courtesy of Real Broker LLC
- 10528 Penns Creek Court, Las Vegas 89135 — $440,000 · 3 bd · 1.75 ba · 1,146 sq ft · Courtesy of Realty ONE Group, Inc
- 1501 Little Penguin Street, Las Vegas 89138 — $525,000 · 3 bd · 3.5 ba · 1,562 sq ft · Courtesy of Keller Williams MarketPlace
- 11025 Arbor Pine Avenue, Las Vegas 89144 — $895,338 · 3 bd · 3.5 ba · 3,188 sq ft · Courtesy of Wardley Real Estate
- 11141 Luna Blanca Drive, Las Vegas 89138 — $2,750,000 · 4 bd · 3.5 ba · 3,704 sq ft · Courtesy of Boeckle & Co.
- 8833 Montagna Drive, Las Vegas 89134 — $1,825,000 · 5 bd · 4 ba · 4,148 sq ft · Courtesy of Boeckle & Co.
- 10290 Turia Gardens Road, Las Vegas 89135 — $725,000 · 4 bd · 3 ba · 2,550 sq ft · Courtesy of Coldwell Banker Premier
- 1317 Fox Acres Drive, Las Vegas 89134 — $799,900 · 3 bd · 2.5 ba · 2,169 sq ft · Courtesy of Wynn Realty Group
- 10794 Agate Cliffs Avenue, Las Vegas 89135 — $2,490,000 · 4 bd · 3.5 ba · 3,612 sq ft · Active Under Contract · Courtesy of BHHS Nevada Properties
- 11572 Desert Hollow Avenue, Las Vegas 89138 — $375,000 · 3 bd · 2.5 ba · 1,652 sq ft · Courtesy of Realty ONE Group, Inc
Homes for rent in ZIPs 89134, 89135, 89138, 89144 and 89145 near Summerlin
- 9317 Jadecrest Drive, Las Vegas 89134 — $3,879/month · 7 bd · 3.25 ba · 3,432 sq ft · Courtesy of Select Properties Group
- 712 Peachy Canyon Circle, Unit 201, Las Vegas 89144 — $2,150/month · 2 bd · 2 ba · 1,302 sq ft · Courtesy of eXp Realty
- 2421 Ivy Garden Court, Las Vegas 89134 — $2,600/month · 3 bd · 2.5 ba · 1,864 sq ft · Courtesy of Falcon Property Management
- 11255 CORSICA MIST Avenue, Las Vegas 89135 — $3,995/month · 3 bd · 2.5 ba · 3,158 sq ft · Courtesy of Signature Real Estate Group
- 11631 Suburban Road, Las Vegas 89135 — $3,500/month · 4 bd · 3 ba · 3,126 sq ft · Courtesy of Keller Williams MarketPlace
- 647 Spotted Falcon Street, Las Vegas 89138 — $3,450/month · 3 bd · 3 ba · 2,154 sq ft · Courtesy of Brady Realty Group, LLC
- 2241 Juniper Berry Drive, Las Vegas 89134 — $2,350/month · 4 bd · 2.5 ba · 2,198 sq ft · Courtesy of Brady Realty Group, LLC
- 11203 Concord Valley Drive Dr, Las Vegas 89135 — $6,000/month · 3 bd · 2.5 ba · 2,649 sq ft · Courtesy of Nevada Realty Solutions
- 10766 Royal Jasmine Lane, Las Vegas 89135 — $2,500/month · 4 bd · 2.5 ba · 2,313 sq ft · Courtesy of AMaxima Realty and Property Ma
- 11000 Pine Knolls Court, Las Vegas 89144 — $3,400/month · 4 bd · 4 ba · 3,188 sq ft · Courtesy of Lucky Me Realty
- 601 Bachelor Button Street, Unit Ln, Las Vegas 89138 — $2,700/month · 3 bd · 2.5 ba · 2,470 sq ft · Courtesy of JMG Real Estate
- 9009 Signal Terrace Drive, Las Vegas 89134 — $2,250/month · 2 bd · 1.75 ba · 1,105 sq ft · Courtesy of Xtreme Realty
- 2833 Breakers Creek Drive, Las Vegas 89134 — $2,250/month · 2 bd · 2 ba · 1,220 sq ft · Courtesy of Signature Real Estate Group
- 8168 Autumn Star Avenue, Las Vegas 89145 — $2,000/month · 3 bd · 2.5 ba · 1,408 sq ft · Courtesy of Love Las Vegas Realty
- 1823 Passerine Street, Las Vegas 89138 — $2,200/month · 3 bd · 2.5 ba · 1,433 sq ft · Courtesy of Leading Vegas Realty
- 830 Cozette Court, Unit 206, Las Vegas 89144 — $1,900/month · 2 bd · 2 ba · 1,236 sq ft · Courtesy of Elevate Real Estate Group
- 169 Medianoche Street, Las Vegas 89138 — $3,750/month · 4 bd · 2.5 ba · 2,662 sq ft · Courtesy of 2 Cornel Realty
- 10233 King Henry Avenue, Unit 104, Las Vegas 89144 — $1,745/month · 3 bd · 2 ba · 1,265 sq ft · Courtesy of Alternative Real Estate
- 10373 Bressana Drive, Las Vegas 89135 — $8,000/month · 3 bd · 2.25 ba · 2,523 sq ft · Courtesy of Large Vision Property Manageme
- 11193 Concord Valley Drive Dr, Las Vegas 89135 — $6,000/month · 3 bd · 2.5 ba · 2,649 sq ft · Courtesy of Nevada Realty Solutions
- 1969 Evening Glow Drive, Las Vegas 89134 — $2,150/month · 3 bd · 2 ba · 1,619 sq ft · Courtesy of NVWM Realty
- 1130 Prospering Creek Street, Unit 0, Las Vegas 89135 — $2,500/month · 3 bd · 2.75 ba · 1,548 sq ft · Courtesy of Nevada Real Estate Corp
- 11223 Ivybridge Avenue, Las Vegas 89138 — $3,950/month · 5 bd · 2.75 ba · 2,503 sq ft · Courtesy of Vegas Market Source Realty
- 7805 APLIN Avenue, Las Vegas 89145 — $2,140/month · 3 bd · 2 ba · 1,877 sq ft · Courtesy of One Stop Realty
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 11, 2026, 11:28 AM Pacific; availability and prices may change.
PRICE DISTRIBUTION
How Many Summerlin Homes Are For Sale in Each Price Range?
The Summerlin median list price sits at $699K per NREG’s MLS analysis MLS data read September 7, 2026, and inventory splits almost evenly below and above $750K. Each card below shows current active-listing counts by price range, so you can gauge real competition in your budget before you start touring villages.
Browse Summerlin Listings
How Can You Find a Summerlin Home by Type, Lifestyle & Price?
Summerlin’s roughly 1,111 active listings break down into 20+ master-planned villages, three property types, six price bands, and the lifestyle filters below — each link opens our live MLS search pre-filtered to that slice, with counts updated daily from NREG’s MLS analysis data.
Which Summerlin Villages Should You Explore?
Tap a village to see its dedicated page — current listings, price ranges, HOA details, and what daily life looks like inside.
Guard-Gated · Ultra-Luxury · Golf
The Ridges
Guard-Gated · Golf · LuxuryRed Rock Country Club
Guard-Gated · Ultra-LuxuryThe Summit
Family · EstablishedThe Vistas
Family · EstablishedThe Paseos
Family · New ConstructionStonebridge
Gated · Luxury · New ConstructionReverence
New Construction · FamilyRedpoint
New Construction · FamilyKestrel
55+ · Golf · EstablishedSun City Summerlin
55+ · Gated · GolfSiena
Family · EstablishedThe Trails
Family · EstablishedThe Willows
Family · EstablishedThe Arbors
Established · GolfThe Hills
Golf · Luxury · EstablishedThe Canyons
Family · New ConstructionThe Cliffs
Family · EstablishedThe Mesa
Urban · FamilySummerlin Centre
New Construction · FamilySummerlin West
By Property Type
By Price Range
Updated daily · 1,111 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Summerlin Listings First?
Custom alerts by village, price, beds, baths, and home features — no spam, unsubscribe anytime. With Summerlin homes going under contract in a median 33 days per NREG’s analysis of Las Vegas REALTORS MLS data, buyers who see new listings within hours hold a real edge over buyers who check portals weekly.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
9/10
8/10
8/10
8/10
How Are the Schools in Summerlin?
Summerlin fields one of Nevada’s strongest school networks — 26+ public, private, and charter options in the Clark County School District’s west valley, headlined by West Career and Technical Academy (10/10 on GreatSchools). The cards below rank the standouts by level, using GreatSchools ratings, Nevada Report Card data, and parent reviews from 2026.
9/10Billy & Rosemary Vassiliadis ES
Stonebridge
K-5850 Students17:1
9/10John W. Bonner ES
The Willows
K-5740 Students16:1
8/10Ethel W. Staton ES
The Hills
K-5680 Students17:1
8/10Judy & John Goolsby ES
The Vistas
K-5760 Students17:1
8/10Doral Academy Red Rock
Summerlin West (charter)
K-81450 Students20:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Summerlin Schools Are the Best?
According to GreatSchools.org, the top-rated Summerlin schools are West Career and Technical Academy (10/10), Givens Elementary (9/10), and Vassiliadis Elementary (9/10) — all in the Clark County School District. Rankings reflect GreatSchools academic scores as of 2026, cross-checked against the Nevada Report Card, and the full ranked table below adds enrollment and student-teacher ratios.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | West Career & Technical Academy | Public magnet | 9-12 | 10/10 | Summerlin West | $650,000+ |
| 2 | The Meadows School | Private | PreK-12 | 10/10 | The Hills | $727,000+ |
| 3 | Givens Elementary | Public | K-5 | 9/10 | The Trails | $517,000+ |
| 4 | Vassiliadis Elementary | Public | K-5 | 9/10 | Stonebridge | $892,000+ |
| 5 | Faith Lutheran MS & HS | Private | 6-12 | 9/10 | Summerlin | $650,000+ |
SAFETY & CRIME
Is Summerlin Safe?
Direct Answer
Yes. Summerlin posts some of the lowest crime rates in the Las Vegas Valley. According to FBI Uniform Crime Reporting data and LVMPD area statistics, the west-valley command areas covering Summerlin run well below metro and national averages for violent crime, and guard-gated villages like The Ridges and Red Rock Country Club are among the most secure addresses in Nevada.
- Below metro violent-crime averageLVMPD west-valley command areas
- Safety grade, west valleyAreaVibes composite 2026
- Guard-gated villagesRidges · Red Rock CC · Summit · Siena
- HOA + patrol coverageMaster association standards
What Buyers Should Know
Summerlin’s safety advantage tracks its design: village layouts with limited through-traffic, active sub-HOAs, and consistent lighting and maintenance standards keep most neighborhoods quiet. The guard-gated communities — The Ridges, Red Rock Country Club, The Summit, and Siena — add staffed entries and roving patrols.
The non-gated family villages (The Trails, The Willows, The Vistas, Stonebridge) see mainly property-crime incidents like package theft and vehicle break-ins, at rates below Las Vegas city averages. Standard suburban precautions cover most of it.
Sun City Summerlin runs its own active community-watch programs across its 7,800+ homes, and the newer Summerlin West villages benefit from modern camera-equipped construction and low turnover.
Sources: FBI Uniform Crime Reporting (latest available data), Las Vegas Metropolitan Police Department area statistics. Last updated June 2026.
Living In
What's It Like Living in Summerlin, NV?
The Answer
Summerlin offers planned-community living at its most complete: 20+ villages, 250+ parks, top-rated schools, and Red Rock Canyon as a backyard. Howard Hughes Corporation has guided its design standards since 1990. It’s polished, outdoorsy, and family-first — and Nevada’s zero state income tax sweetens every relocation budget.
What is Summerlin known for?
Summerlin is known for master-planned village design, the valley’s deepest trail and park network, championship golf at TPC Summerlin and Red Rock Country Club, and Downtown Summerlin’s shopping, dining, and sports venues.
Who should live in Summerlin?
Summerlin fits families chasing schools and parks, golfers and country-club buyers, relocating professionals who want newer construction, and 55+ buyers choosing between Sun City Summerlin and Siena.
What is daily life like?
Daily life runs through the villages: school drop-offs and trail loops in the morning, Downtown Summerlin or Red Rock Canyon on weekends, and most errands inside a ten-minute drive.
Location
Where Is Summerlin
Summerlin spans the western rim of the Las Vegas Valley along the 215 Beltway, bordered by Red Rock Canyon National Conservation Area. 22,500 acres. 12 miles from the Strip.
Strip
25
Min
Airport
25
Min
Red Rock
10
Min
Downtown LV
25
Min
Mt Charleston
45
Min
Summerlin
At a Glance$698,750
Median List Price
1,111
Active Listings
$306
Price / Sq Ft
34
Days on Market
- Population
- ~127,000
- Acreage
- 22,500 acres
- Elevation
- 2,500–3,600 ft
- Founded
- 1990 (Howard Hughes Corp.)
- Villages
- 20+
- Golf Courses
- 10 championship
- Sunshine
- 300 days/year
- Schools
- 26+ public, private & charter
- Parks
- 250+
- Miles of Trails
- 150+
- Guard-Gated
- The Ridges, Red Rock CC, The Summit, Siena
- Distance to Strip
- 20–25 min
LIVABILITY REPORT CARD
How Does Summerlin Score?
Summerlin scores at the top of the Las Vegas Valley for overall livability, earning A grades for schools, outdoor access, and amenities against both Clark County and national benchmarks. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour.
Grade A: Safety
West-valley crime rates run well below the metro average per FBI UCR data; guard-gated villages add another layer.
Grade A: Schools
West Career & Technical (10/10), Givens and Vassiliadis (9/10), plus The Meadows and Faith Lutheran private options.
Grade B-: Cost of Living
The valley’s priciest major submarket — $699K median — offset by zero state income tax.
Grade A: Amenities
Downtown Summerlin’s 125+ shops, Las Vegas Ballpark, City National Arena, and ten-plus golf courses.
Grade A: Outdoor Access
Red Rock Canyon next door, 150+ trail miles, 250+ parks — the valley’s best outdoor network.
Grade B+: Commute
About 25 minutes to the Strip and airport via the 215 Beltway; Summerlin Parkway feeds downtown.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Census Housing Data / Summerlin
What Does the Census Show About Housing in Summerlin?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Summerlin and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
129,867
vs Clark Co 2,407,226
$362K–$745K
vs Clark Co $431K
~74%
vs Clark Co 58%
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates for ZIPs 89134, 89135, 89138, 89144 and 89145 (totals and shares computed from the ZIP counts; ranges show each ZIP’s median) and Vintage 2025 population estimates (Clark County) · Updated
POPULATION & GROWTH
How Fast Is Summerlin Growing?
Summerlin has grown from raw desert in 1990 to roughly 127,000 residents per the Howard Hughes Corporation, and Summerlin West’s active villages (Redpoint, Kestrel, Grand Park) are the community’s primary growth engine. The five core Summerlin ZIP codes counted 102,202 residents in the 2010 Census and 121,710 in 2020.
~127,000Residents (2024, HHC)
22,500Master-planned acres
+19.1%5 core ZIPs growth, 2010–2020 (Census)
Five core Summerlin ZIP codes, population 2010–2024 (Census counts and ACS)
Growth now concentrates west of the 215: Redpoint, Redpoint Square, Kestrel, Kestrel Commons, and Grand Park are actively selling, and Howard Hughes Corporation continues releasing new villages toward the Red Rock Canyon edge. Built-out core villages grow mainly through resale turnover, which keeps inventory tight and supports the valley’s highest submarket pricing.
Sources: Howard Hughes Corporation and U.S. Census Bureau ACS 2020–2024 (five ZIPs). Bars sum ZIPs 89134, 89135, 89138, 89144 and 89145: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year estimate. The 127,000-resident figure in the intro is the Howard Hughes Corporation’s. Last updated September 2026.
LIVABILITY SCORES
How Does Summerlin Score for Livability?
Summerlin posts the Las Vegas Valley’s strongest overall livability profile — A-range scores for schools, safety, amenities, and outdoor recreation, tempered only by the valley’s highest housing costs. The rings below break that composite into the six categories buyers ask about most, benchmarked against AreaVibes and Census data.
- 89A
Overall Livability
- 90A
Schools
- 88A-
Safety
- 58C+
Cost of Living
- 92A
Amenities
- 95A+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Summerlin Real Estate Market Trending?
Median sold price, days on market, and monthly closed sales from NREG’s analysis of Las Vegas REALTORS MLS data, updated monthly. Summerlin’s median sold price held roughly flat year-over-year at $620,000 — up 0.5% — while roughly 200 homes close monthly across the five core ZIPs — the three charts below show the past twelve months.
Median Sold Price
+0.5% YoY (90 days to September 2026 vs. the same window in 2025)
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
30 → 33 days YoY
vs October 2025
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales / Month
~200 monthly average, peak 311 in Jan 2026
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in Summerlin rose 123% between 2015 ($287,500) and 2026 ($640,000), across 19,238 recorded closings — Las Vegas REALTORS MLS records via Repliers.
34
MEDIAN DAYS ON MARKET
$699K
MEDIAN LIST PRICE
1,111
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
HOMES GOING FAST
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is Summerlin right now?
Summerlin is somewhat competitive — well-priced homes go under contract in about three weeks per NREG’s analysis of Las Vegas REALTORS MLS data sale-to-list data. The Vistas and Sun City Summerlin move fastest at 17–19 median days, while The Ridges and Red Rock Country Club luxury estates typically take one to three months to find their buyer.
- 33 daysMedian days on market
- 17–29DOM range by village
- $306Median price per sq ft
- 1,111Active listings (September 7, 2026)
Before You Buy
What Should You Compare Before Buying a Home in Summerlin?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Summerlin Villages Fit Your Buyer Type?
Remote Workers
- Gigabit fiber across the villages
- Downtown Summerlin coffee + coworking
- 25 min to Harry Reid Intl
- Red Rock trailheads for the lunch break
Luxury Buyers
- The Ridges ($2M–$20M) and The Summit ($5M+)
- Red Rock Country Club golf-front estates
- Guard-gated security
- Canyon and Strip-view custom lots
New-Construction Buyers
- Redpoint, Kestrel, Grand Park actively selling
- Eight national builders competing
- Rate buydowns and closing-cost incentives
- Note SID/LID assessments on new phases
Real Estate Investors
- Premium rents: $2,500–$4,500 single-family
- Tight vacancy near Downtown Summerlin
- Strong corporate-relocation tenant pool
- No state income tax on rental income
Best Fit For
- California relocators — double the square footage for the budget, zero state income tax, and Red Rock Canyon instead of freeway traffic.
- Outdoor enthusiasts — 150+ trail miles connecting to Red Rock Canyon’s 26 numbered trails, ten minutes from most villages.
- Golf & country-club buyers — TPC Summerlin, Red Rock Country Club’s two courses, and Sun City’s three — ten-plus courses inside one community.
- Move-up professionals — newer construction, village amenities, and a 25-minute Beltway commute to Strip and airport employers.
Ready to explore homes in Summerlin? Our team knows every village, builder, and opportunity across Summerlin’s 20+ communities.
Start Your Home SearchPros
- The valley’s premier master plan — 30+ years of national best-selling-community rankings per Howard Hughes Corporation
- Zero Nevada state income tax — saves high earners $25K–$250K+ annually vs. California
- 250+ parks, 150+ trail miles, ten-plus championship golf courses
- Red Rock Canyon NCA borders the community — protected views and trailheads ten minutes out
- Downtown Summerlin: 125+ shops, Las Vegas Ballpark, City National Arena
- Resilient values — median sold price held its level year-over-year through a high-rate market
Honest Considerations
- Highest entry prices in the valley — $699K median list vs. the mid-$400Ks metro-wide
- Layered HOAs — master association plus village sub-HOA; guard-gated villages run $400–$1,200+/month
- SID/LID special assessments on newer Summerlin West phases — typically $1,000–$3,500/year until paid down
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
- Wide village price spread — Sun City condos near $300K sit minutes from $20M Ridges estates, so a single median hides tier differences
Village Comparison
How Do Summerlin’s Top 6 Villages Compare?
A like-for-like comparison of Summerlin’s six most-searched villages — median price, dollars per square foot, days on market, inventory, and lifestyle fit — using active-listing data refreshed monthly via NREG’s MLS analysis. Prices span $475K in Sun City Summerlin to $4.0M in The Ridges, an eightfold spread.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Ridges | $3,999,000 | ~$864 | 48 | 35 | Ultra-luxury · Guard-gated |
| Red Rock Country Club | $2,359,750 | ~$587 | 36 | 26 | Golf · Guard-gated |
| Reverence | $1,232,500 | ~$331 | 44 | 20 | New luxury · Gated |
| The Vistas | $737,500 | ~$346 | 16 | 36 | Family · Established |
| Stonebridge | $649,945 | ~$369 | 22 | 12 | Newer family · Views |
| Sun City Summerlin | $475,000 | ~$300 | 30 | 193 | 55+ · Golf |
Source: NREG’s MLS analysis MLS data via Repliers, September 7, 2026. Median prices from active listings; days on market and price per square foot from the 90 days of closed sales ending that date — village samples run 4 to 90 closings, so the thinner ones move between windows. Listing counts updated every 15 minutes via Repliers IDX.
Village Deep Dive
What’s Inside Summerlin’s Top Villages?
Submarket 1
The Ridges
Summerlin’s pinnacle: guard-gated custom and semi-custom estates around Bear’s Best golf course, with Red Rock Canyon backdrops and Strip views from elevated lots. Home to executives, athletes, and the valley’s most expensive resales.
Browse The Ridges homes →$4.00MMedian Price
48Days on Market
35Active Listings
~$864Price / Sq Ft
Submarket 2
Red Rock Country Club
A double-gated golf community wrapped around two Arnold Palmer courses — one private, one resort. Semi-custom and production luxury homes with mature landscaping and a true country-club social calendar.
Browse Red Rock Country Club homes →$2.36MMedian Price
36Days on Market
26Active Listings
~$587Price / Sq Ft
Submarket 3
Reverence
Pulte’s gated luxury village on Summerlin’s northwest shelf — newer construction with canyon-edge views, private parks, and quick access to the 215 and Downtown Summerlin.
Browse Reverence homes →$1.23MMedian Price
44Days on Market
20Active Listings
~$331Price / Sq Ft
Submarket 4
The Vistas
The classic Summerlin family village: tree-lined streets, the 24-acre Vistas Community Park, top elementary zoning, and a mix of production and semi-custom homes that turn over fast.
Browse The Vistas homes →$738KMedian Price
16Days on Market
36Active Listings
~$346Price / Sq Ft
Submarket 5
Stonebridge
One of Summerlin’s newest completed villages, tucked against the Red Rock escarpment with Vassiliadis Elementary (9/10) inside its borders and newer-build inventory from the late 2010s onward.
Browse Stonebridge homes →$650KMedian Price
22Days on Market
12Active Listings
~$369Price / Sq Ft
Submarket 6
Sun City Summerlin
Nevada’s largest 55+ community — 7,800+ homes, three golf courses, four rec centers, and the deepest active-adult inventory in the valley. Entry pricing from the low $300Ks keeps it Summerlin’s most accessible village.
Browse Sun City Summerlin homes →$475KMedian Price
30Days on Market
193Active Listings
~$300Price / Sq Ft
Submarket 7
Summerlin West (Redpoint · Kestrel · Grand Park)
The growth engine: three actively-selling new-construction villages west of the 215, with eight national builders, model rows open daily, and phased releases climbing toward the Red Rock foothills. Expect SID/LID assessments on new phases.
Browse Summerlin West (Redpoint · Kestrel · Grand Park) homes →$500K+New-Build From
8Active Builders
60+Active Listings
2030+Buildout Horizon
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
neighborhood fits?
BY ZIP CODE
What Does the Summerlin Market Look Like by ZIP Code?
Summerlin’s 5 core ZIP codes vary widely by price and inventory — from a $432K median in 89145 to $887K in 89135, per NREG’s analysis of Las Vegas REALTORS MLS data. Use the table below to identify the ZIP that matches your budget and lifestyle, then click through for street-level listings and trends.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | Sun City · The Trails | $499K | ~$301 | 33 | 266 | +0.6% |
| 89135 | The Ridges · Red Rock CC · Downtown | $887K | ~$367 | 38 | 311 | +13.5% |
| 89138 | Stonebridge · Reverence · Redpoint | $800K | ~$329 | 38 | 369 | -5.9% |
| 89144 | The Hills · The Canyons · TPC | $634K | ~$307 | 30 | 144 | +4.4% |
| 89145 | East gateway · Queensridge-adjacent | $432K | ~$243 | 27 | 140 | -3.3% |
Source: NREG’s MLS analysis MLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Summerlin Real Estate?
Eight verifiable numbers — each sourced to the FBI, U.S. Census Bureau, Las Vegas REALTORS, or Howard Hughes Corporation — capture Summerlin’s fundamentals faster than any sales pitch: prices holding year-over-year, 33 median days on market, and 150+ trail miles to enjoy after closing.
$699K
Median list price across the five core Summerlin ZIP codes, active inventory on September 7, 2026.
NREG analysis of Las Vegas REALTORS MLS data
+0.5%
Year-over-year change in median sold price, 90 days to September 2026 against the same window in 2025.
NREG analysis of Las Vegas REALTORS MLS data
33
Median days from list to accepted offer across the community.
NREG analysis of Las Vegas REALTORS MLS data via Repliers, September 7, 2026
$306
Median price per square foot among active Summerlin listings.
Repliers, 409 closings in the 90 days to September 7, 2026
~127,000
Residents across 20+ villages on 22,500 master-planned acres.
Howard Hughes Corporation
$160,586
Average household income across the five core Summerlin ZIP codes — about 54% above the Clark County average of $104,278.
U.S. Census Bureau ACS 2020–2024
250+
Parks connected by 150+ miles of community trails.
Howard Hughes Corporation
10/10
GreatSchools rating at West Career and Technical Academy, the community’s flagship public campus.
GreatSchools 2026
WHY SUMMERLIN
Why Does Summerlin Outperform Its Peers?
From schools to trails to design standards, Summerlin sets the bar master-planned communities in the West are measured against. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, U.S. Census figures, and Howard Hughes Corporation planning documents — not marketing copy, so you can check every claim yourself.
- Howard Hughes Corporation
A 30-year design standard
Howard Hughes Corporation has governed architecture, landscaping, and village planning since 1990 — the consistency shows in resale values and street-by-street upkeep.
- GreatSchools 2026
The valley’s school anchor
West Career and Technical Academy (10/10), two 9/10 elementaries, and the state’s flagship privates — The Meadows and Faith Lutheran — cluster here.
- Bureau of Land Management
Red Rock Canyon access
195,000+ acres of national conservation area border the community — trailheads sit minutes from most villages.
- Nevada Revised Statutes 361.4723
Tax-capped carrying costs
Nevada’s 3% primary-residence cap under NRS 361.4723 plus zero state income tax keep long-run ownership costs predictable.
- NREG analysis of Las Vegas REALTORS MLS data, September 2026
Values that hold
Summerlin’s median sold price held at $620,000 year-over-year — up 0.5% — through a high-rate market.
WHY BUY IN SUMMERLIN
What Are the Top 10 Reasons to Buy a Home in Summerlin?
Summerlin’s case rests on numbers, not adjectives: a median sold price that held its ground year-over-year per NREG’s MLS analysis year-over-year data, property taxes capped at 3% annual growth under Nevada law, zero state income tax, and the valley’s strongest school cluster. The ten reasons below pair each claim with its named source.
Median sold price held at $620,000
Up 0.5% across the five core Summerlin ZIPs, 90 days to September 2026 against the same window in 2025.
NREG analysis of Las Vegas REALTORS MLS data, September 2026
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute.
NRS 361.4723
Top-rated school cluster
West Career & Technical (10/10), Givens and Vassiliadis (9/10), The Meadows, Faith Lutheran.
GreatSchools 2026
Red Rock Canyon next door
195,000+ protected acres — the views can’t be built out.
Bureau of Land Management
250+ parks, 150+ trail miles
The valley’s deepest park and trail network, maintained to master-association standards.
Howard Hughes Corporation
Active new-construction pipeline
Redpoint, Kestrel, and Grand Park keep new inventory flowing without oversupply.
Howard Hughes Corporation
Downtown Summerlin amenity core
125+ shops and restaurants, Las Vegas Ballpark, City National Arena — resale demand follows amenities.
Howard Hughes Corporation
Tight resale inventory in core villages
Built-out villages turn over slowly — a 33-day median market time across 409 closings keeps sellers in control.
Las Vegas REALTORS via Repliers, 90 days to September 7, 2026
Proven luxury ceiling
The Ridges and The Summit support $5M–$60M closings, pulling the whole community’s value ladder upward.
Las Vegas REALTORS MLS
New Construction
Who Are the Top Builders in Summerlin?
Summerlin West is one of the most active new-home corridors in the country. The 8 builders below account for the bulk of new homes selling across Redpoint, Redpoint Square, Kestrel, Kestrel Commons, and Grand Park. Most run rate-buydown or closing-cost incentives that change monthly — verify current offers before you write, because the spread between builders can exceed $25K on the same floor plan.
Luxury & Semi-Custom
Toll Brothers
Luxury production + semi-custom
Family & Mid-Market
Lennar
Everything’s Included pricing
Family & 55+
Pulte / Del Webb
Life-tested floor plans
Mid-Luxury
Tri Pointe Homes
Designer-driven new construction
Family
Woodside Homes
Energy-efficient family builds
Family & Move-Up
Taylor Morrison
Build-to-order flexibility
First-Time & Family
KB Home
Customizable Personal Plans
Family
Richmond American
M.D.C. Holdings new construction
Outdoor Recreation
What Outdoor Amenities Does Summerlin Offer?
Canyon, trail, and village green space — Summerlin is built for year-round outdoor living. The Howard Hughes Corporation maintains 250+ parks and 150+ miles of connected trails, with Red Rock Canyon’s 195,000 protected acres on the western border — all usable through 300 days of annual sunshine.
10 MIN
Red Rock Canyon NCA
195,819 acresHiking · ClimbingFee
A national conservation area with the 13-mile Scenic Drive, world-class climbing, and 26 numbered trails on Summerlin’s border.
IN-COMMUNITY
Summerlin Trail System
150+ milesCycling · WalkingFree
A connected network of street-adjacent and open-space trails linking nearly every village to parks and schools.
CENTRAL
Downtown Summerlin
400 acresShopping · EventsFree
125+ shops and restaurants, seasonal festivals, and the year-round farmers market at the community’s core.
CENTRAL
Las Vegas Ballpark
10,000 capacityTriple-A baseballTicketed
Home of the Las Vegas Aviators — summer evenings at one of minor-league baseball’s best parks.
CENTRAL
City National Arena
2 NHL rinksHockey · SkatingFree entry
The Vegas Golden Knights’ practice facility — open practices, public skating, and youth hockey.
THE CANYONS
TPC Summerlin
18 holesChampionship golfPrivate
A PGA Tour host course threading the community’s canyon washes.
THE PASEOS
Fox Hill Park
12 acresPlaygrounds · ViewsFree
Summerlin’s signature destination playground, set against the Red Rock escarpment.
THE VISTAS
The Vistas Community Park
24 acresSports · Splash padFree
Lighted ballfields, tennis, a splash pad, and pavilions at the heart of the family villages.
The Summerlin Lifestyle
What Does a Weekend in Summerlin Look Like?
Three west-valley moods within fifteen minutes of each other: a sunrise hike in Red Rock Canyon’s 195,000 protected acres per the Bureau of Land Management, an Aviators game at the Las Vegas Ballpark, and dinner in Downtown Summerlin — one Saturday, zero freeway stress.
300Days of Sun
150+Miles of Trails
250+Parks
10 minTo Red Rock Canyon
THIS WEEKEND'S OPEN HOUSES
Can You Tour Summerlin Homes This Weekend?
Most Summerlin sellers schedule weekend open houses Thursday through Saturday, so the freshest list lands late-week. Builder model rows in Redpoint, Kestrel, and Grand Park are open daily. Set up instant alerts to get notified the moment a home in your price range lists an open house — or browse every active Summerlin listing now.
Quick Answer
What does an HOA cost in Summerlin?
Plan for two layers: the Summerlin master association (about $65–$85/month) plus your village sub-HOA. Standard villages land around $100–$250/month combined; guard-gated communities like Red Rock Country Club and The Ridges run $400–$1,200+ with staffed gates and patrols. Newer Summerlin West phases also carry SID/LID special assessments — typically $1,000–$3,500 a year — so always pull the full payoff picture before writing an offer.
Moving to Summerlin
Should I Move to Summerlin?
Every month, households from Los Angeles, San Diego, Orange County, and the Bay Area choose Summerlin for its schools, trails, and Red Rock backdrop. Here's why — and what your money buys. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why California Buyers Are Choosing Summerlin
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone; a $2,000,000 earner saves over $250,000 annually. Summerlin's effective property tax of roughly 0.5–0.7%, with a 3% annual cap for primary residences, adds long-term protection.
At a $1,200,000 budget, buyers in Los Angeles or San Francisco typically get a 1,200–1,500 sq ft older property. That same budget in Summerlin secures a 3,000–3,800 sq ft home in a master-planned village — often newer construction, frequently gated, with Red Rock Canyon minutes from the driveway.
According to NREG’s MLS analysis, the median Summerlin home price is about $699,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of market value. FBI Uniform Crime Reporting data shows west-valley crime rates well below the metro average, and Walk Score reflects a car-oriented, trail-connected master plan.
Summerlin's employment base reaches beyond gaming: Howard Hughes Corporation's headquarters campus, the Las Vegas Ballpark and City National Arena operations, Summerlin Hospital Medical Center, and the Downtown Summerlin retail district anchor local jobs, while the 215 Beltway puts Strip, airport, and downtown employers about 25 minutes away.
Cost of Living Snapshot — Summerlin vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. Utilities run 10–15% less than comparable California metros.
| Metric | Summerlin, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | ~$699K | ~$1.0M–$1.2M |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| Avg. Home Size at $1.2M | 3,000–3,800 sq ft | 1,200–1,500 sq ft |
| Airport Commute | 25 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Summerlin Rental Market — Rent vs. Own
Single-family rentals typically run $2,500–$4,500/month, with condos and townhomes in the $1,700–$2,600 band and guard-gated or golf-course homes well above $5,000. For buyers planning a 5+ year hold, purchasing builds equity that Summerlin’s premium rents otherwise hand to a landlord — and Nevada adds no state income tax on top.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Summerlin? Our team specializes in out-of-state relocation — virtual tours, village comparisons, off-market access, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Summerlin in 8 steps
From first research to keys-in-hand, here’s the 8-12 week timeline most Summerlin buyers follow. Two deadlines are statutory: Nevada requires a driver’s license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Research villages & set a budget
Compare the 20+ villages by price tier, school zones, and HOA structure — Sun City’s $300Ks to The Ridges’ $2M+ — and decide resale versus new construction in Summerlin West.
Get pre-approved
A loan above $832,750 (the 2026 conforming limit for Clark County) is jumbo, which covers many Summerlin purchases with less than 20% down — line up financing early; sellers here expect a strong pre-approval letter with the offer.
Hire a Summerlin specialist
Village tiers, sub-HOA rules, and SID/LID balances move real money. Work with an agent who tracks all of it weekly.
Tour in person or virtually
Walk your shortlist villages morning and evening — traffic patterns on Summerlin Parkway and the 215 differ by village gate.
Write and negotiate the offer
Pair list-price strategy with seller credits or rate buydowns; builder incentives in Redpoint and Kestrel change monthly.
Inspection & appraisal
Inspect even newer homes — stucco, HVAC sizing, and drainage matter in the desert. Appraisals run 5-10 days.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, LVVWD), then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives Summerlin’s Economy?
Summerlin’s job base spans healthcare, sports and entertainment operations, retail, and professional services. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro’s unemployment was 5.4% in July 2026 (BLS, preliminary), and west-valley household incomes lead the county. Major employers — Summerlin Hospital, Howard Hughes Corporation, and the Downtown Summerlin district — anchor a job base that no longer depends on the Strip.
$160,586Average household income (5 Summerlin ZIPs)U.S. Census Bureau ACS 2020–2024
~54%Above Clark County average income$160,586 vs $104,278, ACS 2020–2024
125+Downtown Summerlin businessesHoward Hughes Corporation
25 minTo Strip & airport job centersVia the 215 Beltway
Top Summerlin Employers
- Summerlin Hospital Medical CenterValley Health System — 485-bed campus
- Howard Hughes CorporationMaster developer, HQ at Summerlin Centre
- Downtown Summerlin district125+ retailers, restaurants, and offices
- Las Vegas Aviators / LV BallparkTriple-A baseball operations
- Vegas Golden Knights (City National Arena)NHL practice facility and corporate offices
- Clark County School District (west region)Campuses across the villages
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
CITY COMPARISON
How Does Summerlin Compare to Henderson, Las Vegas & North Las Vegas?
If you’re deciding between Las Vegas Valley submarkets, this side-by-side covers the 10 metrics that matter most to buyers. Price, days on market and price per square foot come from Repliers MLS data read September 7, 2026 — list medians and Summerlin’s price per square foot from active inventory, days on market from the preceding 90 days of closed sales. Summerlin leads on schools and trail access, Henderson on safety rankings, North Las Vegas on entry price — the table sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Summerlin | Henderson | Las Vegas | North Las Vegas |
|---|---|---|---|---|
| Median List Price | $699K | $540K | $465K | $425K |
| Price / Sq Ft | $306 | $258 | $252 | $231 |
| Days on Market | 33 | 35 | 28 | 20 |
| Population | ~127,000 (HHC) | 353,289 | 679,817 | 296,653 |
| Median Household Income | $75K–$162K (by ZIP) | $90,138 | $73,877 | $79,542 |
| Crime Index (lower=safer) | 58 | 62 | 100 | 82 |
| Top School Rating | 10/10 (West Tech) | 10/10 (Vanderburg) | 9/10 (Coronado) | 8/10 (Aldeane Comito Ries) |
| Walk Score | 32 | 36 | 42 | 30 |
| New Construction Activity | Very High | Very High | Moderate | Very High |
| Best For | Schools · Luxury · Outdoors | Families · Retirees · Luxury | Investors · Urban | First-time buyers · Value |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census ACS. Price, days on market and price per square foot read September 7, 2026; demographics and school data June 2026.
Cost of Ownership
What Will Summerlin Cost You Each Month?
A median $699K Summerlin purchase runs about $5,150 monthly with 10% down at 7% over 30 years, taxes, insurance and HOA included, per Freddie Mac’s rate survey — principal, interest, taxes, insurance, HOA, and PMI included — versus roughly $3,300 to rent the equivalent home. The three tabs below let you model your own payment, compare renting, and budget HOA tiers.
Payment Estimator
Estimate Your Summerlin Payment
$5,153
Estimated Monthly Payment
- Principal & Interest$4,185
- Property Tax$355
- Insurance$150
- HOA$200
- PMI$262
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Summerlin right now?
At current rates the monthly gap narrows once equity and tax effects are counted — and Summerlin’s premium rents shift the math toward owning for 5+ year holds. This scenario uses the same $699,000 home, 10% down and 7% as the calculator above; the calculator’s own insurance and HOA inputs differ slightly.
OWN (10% DOWN, 7%)
$5,170 / mo
- Principal & Interest
- $4,185
- Property Tax (~0.6%)
- $350
- Homeowners Insurance
- $140
- HOA (master + village)
- $180
- PMI (10% down)
- $315
5-year net cost:~$211,000
Equity built:~$100,000
RENT (MEDIAN SFR)
$3,300 / mo
- Median SFR Rent
- $3,300
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$216,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Summerlin home for five years costs about the same as renting once principal paydown and appreciation are counted — but the owner walks away with roughly $100,000 in equity after selling costs while the renter walks away with none. Appreciation above the modeled 3% widens the gap further.
Model assumptions: $699,000 purchase, 10% down, 7.0% 30-yr fixed (Freddie Mac PMMS), 0.6% effective property tax, $140 insurance, $180 HOA, PMI at 0.6% of the loan; 3% annual appreciation, 4% annual rent growth; equity = principal repaid plus appreciation, net of a 6% selling cost at year five.
HOA Fees by Community
HOA Fees by Village Tier
Every Summerlin home pays the master association plus its village sub-HOA. Newer Summerlin West phases may add SID/LID assessments.
Standard Villages
$100–$250 / mo combined
The Trails · The Willows · The Arbors
$100–$180
Includes:
Master association, village parks, trail maintenance
Stonebridge · The Cliffs · Redpoint
$150–$250
Includes:
Master + sub-HOA; newer phases may add SID/LID
Gated & Club Villages
$250–$700 / mo
Reverence · Siena
$250–$450
Includes:
Gated entry, private parks or clubhouse access
Sun City Summerlin (55+)
$200–$320
Includes:
Four rec centers, three golf courses, social calendar
Guard-Gated Luxury
$400–$1,200+ / mo
Red Rock Country Club
$400–$800
Includes:
24-hr staffed gates; club membership separate
The Ridges · The Summit
$700–$1,200+
Includes:
Staffed gates, patrols, private streets and parks
COMMUTE & TRANSPORTATION
How Easy Is Getting Around Summerlin?
Summerlin Parkway and the 215 Beltway carry most of the community’s traffic, putting the Strip and airport about 25 minutes out. Most households drive — Summerlin is master-planned and car-oriented, with mean commutes near 27 minutes per U.S. Census ACS data — shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Summerlin
- 20-30 minLas Vegas StripSummerlin Pkwy → US-95 or 215 → I-15
- 25-30 minHarry Reid Intl Airport215 Beltway south
- 20-25 minDowntown Las VegasSummerlin Pkwy → US-95
- 10-15 minRed Rock CanyonSR-159 / Charleston Blvd west
- 30-40 minHenderson215 Beltway south/east
- 45-55 minMt. CharlestonUS-95 north → SR-157
- 5-15 minDowntown SummerlinInternal village streets
- 35-45 minSpeedway / Nellis215 north → I-15 north
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home in Summerlin?
Most Summerlin purchases close in 30 to 45 days — cash offers can close in 7-14 days, while financed purchases (conventional, jumbo, FHA, VA) typically run 30-45 days from accepted offer to keys-in-hand. New construction in Redpoint, Kestrel, and Grand Park ranges from 60 days for completed spec homes to 8-12 months for build-to-order. The biggest delays are appraisal turnaround (5-10 days) and underwriting conditions.
Quick Answer
What credit score do you need to buy a home in Summerlin?
Conventional loans generally want 620+, FHA allows 580+ with 3.5% down on the limited under-limit inventory, and VA has no formal floor though most lenders look for 620. Jumbo loans — any loan amount above $832,750, the 2026 conforming limit for Clark County, which covers much of Summerlin — typically require 700+ with stronger reserves. Higher scores cut your rate: the spread between 640 and 760 can exceed $400/month on a median Summerlin purchase.
Summerlin FAQ — 16 Answers
What Do Summerlin Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Summerlin?
The median asking price for a Summerlin home is about $698,750 according to NREG’s analysis of Las Vegas REALTORS MLS data, at roughly $306 per square foot. Family villages like The Trails, The Willows, and Stonebridge anchor the $500K–$900K core, while The Ridges and Red Rock Country Club begin around $1.5M and climb past $20M for custom estates.
What are the best villages in Summerlin?
Summerlin’s standout villages span every lifestyle. For ultra-luxury custom estates: The Ridges and The Summit. For golf and country-club living: Red Rock Country Club and TPC Summerlin frontage in The Canyons. For families: The Trails, The Willows, The Vistas, and Stonebridge. For new construction: Redpoint, Kestrel, and Grand Park in Summerlin West. For 55+ resort living: Sun City Summerlin and Siena.
How is Summerlin different from Las Vegas?
Summerlin is the master-planned western edge of Las Vegas — held to Howard Hughes Corporation design standards that the broader city doesn’t enforce. It offers newer housing stock, top-rated schools, 250+ parks, and trail connectivity, at a meaningful price premium (median near $698,750 versus the mid-$400Ks across greater Las Vegas). You trade entry price for planning, schools, and Red Rock Canyon access.
What is the average days on market in Summerlin?
Summerlin homes take a median of about 34 days on market from list to accepted offer, per NREG’s analysis of Las Vegas REALTORS MLS data. Move-in-ready homes in The Vistas and Sun City Summerlin often go pending inside three weeks, while luxury and custom estates above $2M typically take one to three months as the qualified buyer pool narrows.
What are property taxes like in Summerlin?
Property taxes in Summerlin are low by national standards. Nevada’s effective rate runs roughly 0.5–0.7% of a home’s value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). Note that newer Summerlin West villages also carry SID/LID special assessments — typically $1,000–$3,500 a year — that older villages have paid off.
Are there HOA communities in Summerlin?
Yes — virtually all of Summerlin sits under the Summerlin master association ($65–$85/month) plus village sub-associations. Standard villages run about $100–$250/month combined; guard-gated communities like Red Rock Country Club and The Ridges run $400–$1,200+ with 24-hour security. Always review CC&Rs and any SID/LID balance before writing an offer.
What is the cost of living in Summerlin?
Summerlin’s cost of living runs above the Las Vegas average, driven mainly by housing — the median near $698,750 is the valley’s highest among major submarkets. Day-to-day costs like groceries, fuel, and utilities track the rest of Clark County, and Nevada’s zero state income tax offsets much of the premium for relocating California households.
What are the top schools in Summerlin?
Summerlin fields some of Nevada’s strongest schools: West Career and Technical Academy (10/10 on GreatSchools), Givens and Vassiliadis elementaries (9/10), and Palo Verde High School. Private options are headlined by The Meadows School and Faith Lutheran, with Bishop Gorman minutes south. Many families pick their village specifically for its zoned campuses.
What is the rental market like in Summerlin?
Summerlin’s rental market is tight and premium-priced. Single-family rents typically run about $2,500–$4,500/month per NREG’s analysis of Las Vegas REALTORS MLS data rental tracking, with guard-gated and golf-course homes commanding well above that. Low vacancy, strong schools, and corporate relocations keep demand steady, making Summerlin popular with buy-and-hold investors despite higher entry prices.
Are there new construction homes in Summerlin?
Yes — Summerlin West is one of the most active new-construction corridors in the country. Villages like Redpoint, Redpoint Square, Kestrel, Kestrel Commons, and Grand Park offer new homes from Toll Brothers, Lennar, Pulte, Tri Pointe, Woodside, Taylor Morrison, KB Home, and Richmond American, from the $500Ks to well past $2M.
What amenities does Summerlin offer?
Summerlin is built around amenities: 250+ parks and 150+ miles of trails per the Howard Hughes Corporation, ten-plus golf courses including TPC Summerlin and Red Rock Country Club, and Downtown Summerlin’s 125+ shops and restaurants. Red Rock Canyon National Conservation Area borders the community, and the Las Vegas Ballpark and City National Arena anchor its sports scene.
How is the commute from Summerlin?
Summerlin commutes are manageable: the 215 Beltway wraps the community’s eastern edge, putting the Strip and Harry Reid International Airport about 25 minutes away and downtown Las Vegas around 25–30 minutes. Within Summerlin, the village street grid and Summerlin Parkway keep school, shopping, and golf trips to minutes.
What should I know before buying in Summerlin?
Before buying in Summerlin, get pre-approved, then weigh village fit carefully — each village has its own sub-HOA, design standards, school zones, and in newer phases an SID/LID assessment that affects true monthly cost. Budget roughly 2–3% in closing costs; Nevada closes through escrow companies in 30–45 days. An agent who knows the village tiers matters most.
What's the minimum down payment to buy a home in Summerlin?
Most Summerlin buyers put down 10% to 20% — conventional loans start at 3% for qualified first-time buyers, FHA allows 3.5% on the limited inventory under the loan limits, and VA loans require 0% down for eligible veterans. On a $699K median-priced Summerlin home, plan for roughly $69,900 (10%) to $139,800 (20%). A loan amount above $832,750 — the 2026 conforming limit for Clark County per FHFA — is jumbo and typically wants 20% down; it is the loan, not the purchase price, that crosses the line.
Is Summerlin better than Henderson for luxury buyers?
They split the valley’s luxury market: Summerlin offers The Ridges, The Summit, and Red Rock Country Club with Red Rock Canyon views and TPC golf, while Henderson counters with MacDonald Highlands, Ascaya, and Lake Las Vegas. Summerlin skews newer-custom and golf-front; Henderson skews view-lot and waterfront. Most $2M+ buyers tour both before choosing a side of the valley.
How long does it take to close on a home in Summerlin?
Most Summerlin purchases close in 30 to 45 days — cash offers can close in 7–14 days, while financed purchases (conventional, jumbo, FHA, VA) typically run 30–45 days from accepted offer to keys. New construction in Redpoint, Kestrel, and Grand Park ranges from 60 days for spec homes to 8–12 months for build-to-order contracts.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Summerlin?
Beyond the core questions above, these are the eight queries Summerlin buyers actually type into Google and AI assistants — answered in two to three sentences each, with specifics you can verify: populations from the U.S. Census, prices from NREG’s analysis of Las Vegas REALTORS MLS data, and community facts from Howard Hughes Corporation planning documents.
Is Summerlin part of Las Vegas?
Mostly yes — Summerlin spans the City of Las Vegas and unincorporated Clark County, all under the Howard Hughes Corporation master plan. Addresses read "Las Vegas, NV" with ZIPs 89134-89145 area; there is no separate "Summerlin, NV" municipality.
Why is Summerlin so expensive?
Design standards, schools, and supply discipline. The master plan restricts what gets built and where, the school cluster is the valley’s strongest, and Red Rock Canyon blocks westward sprawl — so demand consistently outruns the 1,111-home active inventory.
What is the richest part of Summerlin?
The Ridges and The Summit. The Ridges’ median active listing runs about $4.0M, and The Summit — an invitation-tier golf enclave — has closed sales between $5M and $60M, the valley’s highest.
Is Sun City Summerlin only for seniors?
It’s age-qualified 55+: at least one resident must be 55 or older, and no permanent residents under 19. With 7,800+ homes from the low $300Ks, it’s Summerlin’s most affordable entry point.
Does Summerlin have its own downtown?
Yes — Downtown Summerlin is a 400-acre district with 125+ shops and restaurants, the Las Vegas Ballpark (Triple-A Aviators), and City National Arena, the Golden Knights’ practice facility.
What are SID/LID assessments in Summerlin?
Special Improvement District / Local Improvement District bonds that financed infrastructure in newer phases, repaid through semi-annual assessments — typically $1,000–$3,500 a year in Summerlin West. Older villages have generally paid theirs off; always check the balance in escrow.
How far is Summerlin from the Strip?
About 12 miles — 20 to 30 minutes via Summerlin Parkway and US-95 or the 215 Beltway, depending on village and time of day.
Is Summerlin a good place to buy an investment property?
It is a yield-light, appreciation-led market — the opposite of North Las Vegas. A median-priced $698,750 Summerlin home renting in the middle of the $2,500–$4,540 single-family band pencils to roughly 4.4% to 5.7% gross before costs, and Summerlin carries two drags most valley submarkets do not: village HOA dues on top of sub-association fees, and SID/LID assessments on the newer Summerlin West phases. What investors buy here instead is tenant quality and exit liquidity — a corporate-relocation tenant pool, and 33-day median market time when it is time to sell. Nevada charges no state income tax on the rental income either way.
Is Summerlin good for remote and hybrid workers?
It is one of the better-suited submarkets in the valley: gigabit fiber reaches the villages (verify your exact address on the FCC National Broadband Map), Downtown Summerlin supplies the coffee-shop and coworking layer, Harry Reid International is about 25 minutes out for anyone flying to a quarterly on-site, and the Red Rock trailheads sit close enough to use on a lunch break. The honest trade-off: you pay the Summerlin premium for schools, trails, and master-plan amenities. A fully remote buyer with no Strip or office commute to protect will get materially more square footage per dollar in Centennial Hills or the southwest valley.
Which Summerlin village is best for families?
The Vistas, The Trails, The Willows, and Stonebridge are the classic picks — 9/10-rated elementaries, village parks, and trail connectivity. Median prices run $750K–$915K, with Stonebridge offering the newest housing stock of the four.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers or sellers in every Summerlin village — that depth is why the team ranks #1 in Nevada.
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Las Vegas, Henderson, Summerlin, North Las Vegas
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Founded by Chris Nevada · License S.181401
#1
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9,600+
HOMES SOLD SINCE 2011
9,061+
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas, Summerlin, and Henderson transactions since 2011 — we know every village, price tier, and builder release in Summerlin firsthand. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Summerlin?
Compare Summerlin with neighboring cities and master-planned communities across the Las Vegas Valley. Each card pairs the commute time to Summerlin with the community’s price positioning, so you can judge whether crossing the valley actually buys you more home for the money.
A–Z INDEX
Which Summerlin Villages Can You Explore A–Z?
20+ villages and enclaves within and around Summerlin. Every linked entry opens a dedicated page with current listings, price ranges, and HOA details — if you’ve heard a Summerlin village name, it’s indexed here alphabetically, from The Arbors to The Willows.
S
KEEP LEARNING
What Else Should You Read About Summerlin?
These guides extend the research most Summerlin buyers do next — comparing Henderson, pricing The Ridges, and mapping new-construction options in Summerlin West — each written by our team from the same MLS data and primary sources used throughout this page, before they tour a single home.
LIVING HERE
Living in Summerlin
What day-to-day life actually costs and feels like — schools, commutes, HOAs, and the trade-offs by village.
Read →RELOCATING
Moving to Summerlin
The relocation sequence for an out-of-state buyer: timing, budget, village fit, and what to see first.
Read →COMPARISON
Summerlin vs Henderson: Luxury Homes
How the valley’s two premium submarkets split the $1M+ market — villages, golf, schools, and value.
Read →GUIDE
The Ridges Luxury Guide
Inside Summerlin’s pinnacle village — custom lots, Bear’s Best golf, and what $4M actually buys.
Read →NEW CONSTRUCTION
Summerlin West Communities
Every actively-selling village in Summerlin West — Kestrel, Redpoint, Stonebridge, Reverence — with builders and price bands.
Read →MARKET REPORT
Las Vegas Market Hub
Valley-wide market data, city comparisons, and every community page in one place.
Read →MARKET GUIDE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, rates, and where the market is heading this year.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Summerlin Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to Las Vegas REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics. NREG market report
- U.S. Census Bureau — Population, demographics, household income, age distribution, education attainment (ZIP-level ACS). data.census.gov
- Howard Hughes Corporation — Community population, acreage, village planning, parks and trail inventory. howardhughes.com/summerlin
- FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, metro comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro unemployment rate, employment by sector, wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data. nevadareportcard.nv.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, SID/LID records. clarkcountynv.gov/assessor
- Bureau of Land Management — Red Rock Canyon NCA acreage, trail inventory, visitation. blm.gov/red-rock-canyon
- Walk Score — Walkability, bikeability, transit scores. walkscore.com
- Freddie Mac PMMS — Mortgage rate weekly survey used in payment calculator. freddiemac.com/pmms
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: October 15
