Published April 27, 2026 · Last reviewed on April 27, 2026 by Chris Nevada, Broker-Owner, Nevada Real Estate Group.
Summerlin is a 22,500-acre master-planned community west of the Las Vegas Strip with roughly 115,000 residents and 30+ villages across ZIP codes 89135 and 89144. Residents pick it for top-decile Clark County School District attendance, walkable Red Rock Canyon trails, the 215 Beltway, Downtown Summerlin retail, and the Las Vegas Aviators ballpark, per Las Vegas REALTORS Q1 2026 data.
Key takeaways
-
Nevada Real Estate Group tracks roughly 480 active Summerlin single-family listings as of April 2026, up 11% since January as relocating buyers re-enter the market.
-
Summerlin’s 2026 median single-family home price of $612,000 sits roughly 2.4× the Las Vegas metro median of $254 per square foot, but property tax in Clark County stays near 0.66% of assessed value.
-
Two of Nevada’s ten highest-rated public high schools sit inside Summerlin attendance zones; Clark County School District graduation rates inside Summerlin elementary feeders run 92–96%.
-
Red Rock Canyon, the 215 Beltway, and the Las Vegas Strip are each inside a 20-minute drive of every Summerlin village; the comparison table below puts the five anchor sub-villages side-by-side.
-
Summerlin trades higher base prices for stronger appreciation: 5-year price growth ran ahead of the broader Las Vegas metro by approximately 12 percentage points through 2025.
Why is Summerlin the gold standard for master-planned living in Las Vegas?
Summerlin is the largest fully-built master-planned community in the western United States outside of California, and arguably the most amenity-rich. Howard Hughes Holdings has been developing the original 22,500-acre footprint since 1990, and the project is now over 80% built out across 30+ villages stretching from Summerlin South (89135) to Summerlin Centre (89144) and the newer northern villages of Stonebridge and Reverence. What makes the community singular is not any one feature but the way several factors compound: single-family inventory turnover averaged 1.8 months on market in Q1 2026 (a strong sellers’ band), Red Rock Canyon National Conservation Area literally borders the western edge of the community, and the Las Vegas Strip sits a 12-minute drive east on Charleston Boulevard.
For relocators arriving from California, Arizona, or the Pacific Northwest, the calculus that decides Summerlin over Henderson usually comes down to school feeders, lot size at a given price band, and proximity to Red Rock for outdoor recreation. Henderson tends to win on rooftop-level community amenities and lower base prices; Summerlin tends to win on resale liquidity, school-feeder consistency, and the sheer density of parks (more than 250 neighborhood parks and 150+ miles of trails connect the village system).
Buyers consistently underestimate operating costs the first time they shop the community. Most Summerlin villages carry a master-association fee in the $50–$120 range monthly, plus village-level sub-association fees that add another $80–$300 in gated villages such as The Ridges, Red Rock Country Club, or The Cliffs. Add a typical 0.66% Clark County property tax rate against a $750,000 assessed value, and the all-in monthly carry above the mortgage payment sits around $750 in a non-luxury village and $1,400+ in a luxury village.
How does Summerlin’s housing inventory compare to neighboring Las Vegas master-plans?
The comparison table below is the single most-requested artifact our team produces for relocating buyers. It compresses the five anchor sub-communities most newcomers consider into a single view: price band on April 2026 active listings plus the most recent 90 days of closed comps, predominant home style, and the differentiator that decides between two otherwise-comparable homes.
| Sub-village | ZIP | 2026 price band | Predominant style | Differentiator |
|---|---|---|---|---|
| The Ridges | 89135 | $1.6M – $9.2M | Custom luxury, gated | TPC Summerlin golf, Red Rock views, large lots 0.4–1.0 acre |
| The Mesa | 89135 | $780K – $1.6M | Move-up single-family | Newer 2018–2024 builds, walkable to Downtown Summerlin |
| Summerlin Centre / Vistas | 89144 | $540K – $1.1M | Established single-family | Mature trees, top elementary feeders, Red Rock Country Club option |
| Stonebridge | 89138 | $620K – $1.4M | New construction 2019–present | Fastest-growing village, Faith Lutheran-zoned, parks-first design |
| Reverence | 89135 | $870K – $2.6M | Pulte-built premium | Highest elevation, 215 Beltway adjacency, mountain-view orientation |
One pattern worth flagging: Summerlin’s newer villages (Stonebridge, Reverence, Kestrel) trade at a 6–9% premium per square foot over equivalent square footage in Summerlin Centre or Vistas because of newer construction and tighter HOA design covenants. That premium has historically held up on resale within 3–5 years; relocating buyers planning a 2-year exit should weight that resale data heavily, because tax-treatment differences relative to Summerlin homes for sale across the community can change the breakeven math.
What schools serve Summerlin and how do they rank in the Clark County School District?
Summerlin’s school feeder pattern is the single biggest reason families with children pick the community over Spring Valley (89148) or central Henderson. Inside the Clark County School District, Summerlin attendance zones include Palo Verde High School, Clark County’s Centennial High School (when residing in north Summerlin), and the magnet feeders that route to West Career and Technical Academy. Two private options cut the public-school dependency entirely: Faith Lutheran Middle & High School on Pavilion Center Drive serves grades 6–12 and runs roughly $19,800/year tuition; The Adelson Educational Campus serves K–12 in a similar price band.
For families weighing public versus private, the rule of thumb our buyer agents use is simple: if the home is inside a Palo Verde, Centennial, or West CTA feeder, the public school path is competitive with private nationally. If the home falls outside those feeders (some east-edge Summerlin homes route to non-Summerlin high schools), Faith Lutheran is the most-cited switch. Bishop Gorman, while technically in a different ZIP across the 215 Beltway, is 12–15 minutes from most Summerlin addresses and still pulls a third of its student body from the community.
What lifestyle amenities make Summerlin different from Henderson or Spring Valley?
Three amenity clusters define daily life in Summerlin. First is Downtown Summerlin: a 1.6-million-square-foot open-air retail district at the I-215 and Sahara interchange that anchors the community’s social calendar. The Las Vegas Ballpark, home of the Triple-A Las Vegas Aviators, sits inside Downtown Summerlin; City National Arena (Vegas Golden Knights practice facility) is a 4-minute drive north. Second is the trail and parks system: 150+ miles of paved community trails connect the villages and lead directly into Red Rock Canyon trailheads. Third is the country-club density: TPC Summerlin, Red Rock Country Club, The Cliffs, and four other private courses operate inside the community footprint.
Compared to Spring Valley (89148) or central Henderson, the daily-life difference comes down to two things: trail access and retail density. Spring Valley has comparable home prices but much shorter trail networks; central Henderson has good lifestyle amenities but the trail system is anchored at Lake Las Vegas and feels regional, not community-integrated. Summerlin’s walkability score from any village to a community park sits in the 87–94 range across all 30 sub-villages, which is unique among Las Vegas master-plans.
How does Summerlin’s cost of living compare to comparable California or Phoenix master-plans?
The big-three competitors for relocating buyers tend to be Irvine (CA), Scottsdale (AZ), and Henderson’s MacDonald Highlands. Summerlin wins on tax exposure: Nevada has no state income tax, so a $200K W-2 household saves roughly $14,000–$18,000 annually versus an Irvine or Pasadena equivalent. Property tax in Clark County runs about 0.66% of assessed value, materially lower than California’s 1.0–1.25% or Maricopa County’s 0.6–0.7% (closer to parity but Arizona has state income tax).
The trade-off Summerlin loses on is total inventory diversity at the ultra-luxury tier. Scottsdale’s Silverleaf and Estancia carry deeper concentrations of $5M–$15M custom-build sites; Summerlin’s equivalent inside The Ridges and Reverence is real but smaller. For households below the $4M tier, Summerlin offers more product breadth than either competitor. Outdoor lifestyle parity goes to Scottsdale on hiking-trail acreage but Summerlin on vertical relief: Red Rock Canyon’s sandstone escarpment is a 10-minute drive from any Summerlin address and gains 1,800 feet of elevation, which no Phoenix master-plan can match.
What does Summerlin offer for 55+ and active-adult buyers?
Sun City Summerlin sits inside the master-plan footprint and is the largest age-restricted 55+ community in Nevada, with roughly 7,800 homes across three village clusters and three private golf courses (Highland Falls, Eagle Crest, and Palm Valley). Resale prices in 2026 sit in the $340,000–$720,000 band depending on village, build year, and lot orientation, which is materially below the broader Summerlin median because Sun City inventory is dominated by 1990s-2000s single-story floor plans rather than the newer 2-story product common in Stonebridge or The Mesa. HOA dues run $135–$185 monthly and include access to four community centers, 17 tennis and pickleball courts, two indoor pools, and a 110,000-square-foot fitness facility.
For 55+ buyers who want age-restricted living without the Sun City inventory profile, Siena and Solera at Anthem in Henderson are the two most-cited alternatives, but both sit 25–35 minutes from Red Rock Canyon and lack Summerlin’s trail integration. Buyers prioritizing single-story new construction inside Summerlin proper (not age-restricted) typically focus on Stonebridge, where Lennar and Pulte both offer 1,900–2,800-square-foot ranch plans with 8–10-foot ceilings and zero-step entries. Resale data through Q1 2026 shows these single-story plans hold value 4–7 percentage points better than equivalent 2-story product on the same street.
Who is Summerlin best suited for, and who should consider alternatives?
Summerlin makes the most sense for three buyer profiles. The first is the relocating professional household earning $200K+ that values school feeders and resale liquidity over absolute lowest mortgage payment. The second is the active-lifestyle empty-nester who wants Red Rock Canyon, golf density, and Strip access without living on the Strip. The third is the high-net-worth buyer using a Nevada-situs property as part of a state-residency strategy — the no-state-income-tax exposure and Summerlin’s liquid resale market combine to make it more useful than a remote luxury enclave.
Summerlin is a less obvious choice for buyers who want urban density (the Strip high-rise market serves that demand better), buyers chasing the lowest possible price-per-square-foot in Las Vegas (North Las Vegas and parts of the southwest valley remain materially cheaper), and buyers whose primary destination is Lake Las Vegas or boating recreation (Henderson’s east-side communities make more sense). The decision tree we walk relocating clients through is straightforward: start with school zone and commute, then layer trail and amenity preferences, then test the budget against the master-association fee structure of the specific village.
Talk to a 150-agent Las Vegas team about Summerlin
If you’re weighing Summerlin against Henderson, Spring Valley, or another Las Vegas master-plan, talk to a relocation specialist at Nevada Real Estate Group. The 150-agent team has placed buyers in every Summerlin sub-village from The Ridges to Stonebridge and writes weekly updates on inventory shifts and HOA changes across the community.
Phone: (702) 637-1759 · Email: info@nevadagroup.com
Office: 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
Disclaimer: This article is for informational purposes only and is not legal, tax, or financial advice. Consult a licensed Nevada attorney, CPA, or financial advisor before making decisions. Real estate, tax, and STR rules change frequently — verify current rules with Clark County and the City of Las Vegas before acting.
About Chris Nevada
Chris Nevada is the Broker-Owner of Nevada Real Estate Group, a 150-agent brokerage serving Las Vegas, Henderson, Summerlin, North Las Vegas, and Reno. A 16-year US Navy veteran, Chris built the brokerage on a service-first operating model and a market-data discipline that comes from running a high-volume buyer pipeline across every major Southern Nevada submarket.
License: NV Real Estate License #S.181401 — verify at red.nv.gov.
Financial disclosure: Property prices, HOA fee ranges, school feeder boundaries, and tax rates referenced in this article are point-in-time data drawn from Las Vegas REALTORS, Clark County Assessor, and Clark County School District public records. Verify current values with your CPA, lender, and real estate agent before transacting. This article is informational, not legal, financial, or tax advice.
