Summerlin Homes For Sale

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 $728,000 and homes going under contract in about 21 days per Las Vegas REALTORS. 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: $728,000 (June 2026) — the highest of the valley’s major submarkets, at roughly $342 per square foot.
• 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 June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation

PRICE DISTRIBUTION

How Many Summerlin Homes Sell in Each Price Range?

The Summerlin median list price sits at $728K per Las Vegas REALTORS June 2026 MLS data, 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.

Counts reflect active MLS listings across ZIPs 89134, 89135, 89138, 89144, 89145 · June 2026 · Updated daily.

SAFETY & CRIME

Is Summerlin Safe?

• ~40%Below metro violent-crime averageLVMPD west-valley command areas
• ASafety grade, west valleyAreaVibes composite 2026
• 4Guard-gated villagesRidges · Red Rock CC · Summit · Siena
• 24/7HOA + patrol coverageMaster association standards

Sources: FBI Uniform Crime Reporting (latest available data), Las Vegas Metropolitan Police Department area statistics. Last updated June 2026.

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.

• A

  Grade A: Safety

  West-valley crime rates run well below the metro average per FBI UCR data; guard-gated villages add another layer.

• A

  Grade A: Schools

  West Career & Technical (10/10), Givens and Vassiliadis (9/10), plus The Meadows and Faith Lutheran private options.

• B-

  Grade B-: Cost of Living

  The valley’s priciest major submarket — $728K median — offset by zero state income tax.

• A

  Grade A: Amenities

  Downtown Summerlin’s 125+ shops, Las Vegas Ballpark, City National Arena, and ten-plus golf courses.

• A

  Grade A: Outdoor Access

  Red Rock Canyon next door, 150+ trail miles, 250+ parks — the valley’s best outdoor network.

• B+

  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.

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 through 2030, with buildout projected near 140,000 residents.

Sources: Howard Hughes Corporation and U.S. Census Bureau ACS. Historical figures are ZIP-level approximations; projection reflects HHC buildout planning. Last updated June 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

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Summerlin Real Estate Market Trending?

Median sold price, days on market, and monthly closed sales from Las Vegas REALTORS MLS data, updated monthly. Summerlin’s median sold price climbed 8.9% year-over-year to $613K while roughly 230 homes close monthly across the five core ZIPs — the three charts below show the past twelve months.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is Summerlin right now?

Summerlin is somewhat competitive — well-priced homes go under contract in about three weeks per Las Vegas REALTORS 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.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026.

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 Las Vegas REALTORS. Prices span $475K in Sun City Summerlin to $3.85M in The Ridges, an eightfold spread.

Source: Las Vegas REALTORS MLS data, June 2026. Median prices based on active listings; days on market from closed sales. Listing counts updated every 15 minutes via Repliers IDX.

Village Deep Dive

What’s Inside Summerlin’s Top Villages?

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 $420K medians in 89145 to $1.12M in 89135, per 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.

Source: Las Vegas REALTORS 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.

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.

1. 1

   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.

   Howard Hughes Corporation
2. 2

   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.

   GreatSchools 2026
3. 3

   Red Rock Canyon access

   195,000+ acres of national conservation area border the community — trailheads sit minutes from most villages.

   Bureau of Land Management
4. 4

   Tax-capped carrying costs

   Nevada’s 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable.

   Nevada Revised Statutes 361.471
5. 5

   Premium that holds

   Summerlin’s median sold price rose 8.9% year-over-year to $613K — the valley’s most resilient submarket through rate cycles.

   Las Vegas REALTORS, May 2026

WHY BUY IN SUMMERLIN

What Are the Top 10 Reasons to Buy a Home in Summerlin?

Summerlin’s case rests on numbers, not adjectives: 8.9% median sold-price growth per Las Vegas REALTORS 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.

1. 1

   8.9% median sold-price growth YoY

   May 2025 to May 2026 across the five core Summerlin ZIPs.

   Las Vegas REALTORS, May 2026

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most relocating California households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute.

   NRS 361.471

4. 4

   Top-rated school cluster

   West Career & Technical (10/10), Givens and Vassiliadis (9/10), The Meadows, Faith Lutheran.

   GreatSchools 2026

5. 5

   Red Rock Canyon next door

   195,000+ protected acres — the views can’t be built out.

   Bureau of Land Management

6. 6

   250+ parks, 150+ trail miles

   The valley’s deepest park and trail network, maintained to master-association standards.

   Howard Hughes Corporation

7. 7

   Active new-construction pipeline

   Redpoint, Kestrel, and Grand Park keep new inventory flowing without oversupply.

   Howard Hughes Corporation

8. 8

   Downtown Summerlin amenity core

   125+ shops and restaurants, Las Vegas Ballpark, City National Arena — resale demand follows amenities.

   Howard Hughes Corporation

9. 9

   Tight resale inventory in core villages

   Built-out villages turn over slowly — about 21 median days on market keeps sellers in control.

   Las Vegas REALTORS, June 2026

10. 10

    Proven luxury ceiling

    The Ridges and The Summit support $5M–$60M closings, pulling the whole community’s value ladder upward.

    Las Vegas REALTORS MLS

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.

RELOCATION 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.

1. 01

   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.

2. 02

   Get pre-approved

   Above $766K most Summerlin purchases go jumbo — line up financing early; sellers here expect a strong pre-approval letter with the offer.

3. 03

   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.

4. 04

   Tour in person or virtually

   Walk your shortlist villages morning and evening — traffic patterns on Summerlin Parkway and the 215 differ by village gate.

5. 05

   Write and negotiate the offer

   Pair list-price strategy with seller credits or rate buydowns; builder incentives in Redpoint and Kestrel change monthly.

6. 06

   Inspection & appraisal

   Inspect even newer homes — stucco, HVAC sizing, and drainage matter in the desert. Appraisals run 5-10 days.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding.

8. 08

   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 runs near historic lows, 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.

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, all updated June 2026. Summerlin leads on schools and trail access, Henderson on safety rankings, North Las Vegas on entry price — the table sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census ACS. Last updated June 2026.

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

• Driving

  The default. Summerlin Parkway is the community’s spine; the 215 Beltway rings its eastern edge with interchanges at Charleston, Sahara, and Far Hills.

• RTC Transit

  Routes serve Downtown Summerlin, Sahara, and Charleston corridors; coverage thins inside the residential villages.

• Cycling & Trails

  150+ miles of community trails connect villages to parks and schools; road cyclists loop Red Rock’s Scenic Drive at sunrise.

• Rideshare

  Strong coverage community-wide; airport runs cost roughly $35–$55 depending on village and time of day.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

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 — common above $766K, 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.

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 Las Vegas REALTORS MLS data, and community facts from Howard Hughes Corporation planning documents.

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.

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.

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.

1. Las Vegas REALTORS (LVR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics. lasvegasrealtors.com
2. U.S. Census Bureau — Population, demographics, household income, age distribution, education attainment (ZIP-level ACS). data.census.gov
3. Howard Hughes Corporation — Community population, acreage, village planning, parks and trail inventory. howardhughes.com/summerlin
4. FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, metro comparisons. fbi.gov/ucr
5. U.S. Bureau of Labor Statistics — Metro unemployment rate, employment by sector, wage data. bls.gov
6. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
7. Nevada Report Card — Official Nevada DOE school performance data. nevadareportcard.nv.gov
8. Clark County Assessor — Property tax rates, assessed values, parcel data, SID/LID records. clarkcountynv.gov/assessor
9. Bureau of Land Management — Red Rock Canyon NCA acreage, trail inventory, visitation. blm.gov/red-rock-canyon
10. Walk Score — Walkability, bikeability, transit scores. walkscore.com
11. Freddie Mac PMMS — Mortgage rate weekly survey used in payment calculator. freddiemac.com/pmms

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026