Tier01
Entry / Condos & Townhomes
Under $550K
Typical Areas: The Trails, The Gardens, older village condos
Specs: 2–3 BR attached homes, lock-and-leave lifestyle
View →
Summerlin Homes for Sale
Live MLS listings · Updated July 1, 2026
By Chris Nevada · Nevada Real Estate Group · 16+ years in Nevada real estate · License S.181401 · Veteran-owned (16-year U.S. Navy) · RealTrends Verified #1 in Nevada
Last reviewed: by Chris Nevada
Summerlin currently has active homes for sale. Summerlin is the Las Vegas valley's flagship master plan — 22,500 acres against Red Rock Canyon, consistently one of the top-selling master-planned communities in the country. Homes span sub-$450,000 condos and townhomes to $20M-plus custom estates in The Ridges and Red Rock Country Club, with a village median near $650,000. No state income tax and a roughly 0.5% effective property-tax rate keep ownership costs low.
What Should Summerlin Home Buyers Know First?
- Summerlin's median runs near $650,000 — a premium to the valley, earned with amenities, schools, and Red Rock proximity.
- The villages range widely: Stonebridge and Kestrel for newer family homes, The Cliffs for new construction, The Ridges and Red Rock CC for luxury.
- According to the Clark County Assessor, the effective property-tax rate runs about 0.5%–0.6% with a 3% annual cap on owner-occupied homes.
- Guard-gated luxury (The Ridges, Red Rock CC, The Summit Club) anchors the top of the valley market and holds value through cycles.
- Summerlin West is the active growth frontier — the newest villages and the deepest builder pipeline in the master plan.
No active listings match this search right now. Call (702) 637-1759 and we'll set up an instant alert the moment one hits the market.
Where Should You Look for Homes in Summerlin?
Summerlin is a collection of villages, each with its own price point and character. The most accessible inventory sits in Sun City Summerlin and the established eastern villages; the newest construction is in Summerlin West, Stonebridge, and The Cliffs; guard-gated luxury concentrates in Red Rock Country Club and The Ridges. Here are the villages buyers ask about most, most accessible to most exclusive.
What Price Tiers of Summerlin Homes Are Available?
Tier02
Move-Up / Family
$550K–$1M
Typical Areas: Stonebridge, Kestrel, The Vistas, The Willows
Specs: 3–5 BR detached homes in top school zones
View →Tier03
Luxury / Guard-Gated
$1M+
Typical Areas: The Ridges, Red Rock Country Club, The Summit Club
Specs: Custom estates, golf frontage, Red Rock and Strip views
View →Price bands reflect active GLVAR listings across the Summerlin ZIPs, 2026. The live count and median above update directly from the MLS feed.
Why Buy Homes for Sale in Summerlin?
Summerlin commands a premium because the amenity stack, schools, and Red Rock proximity are unmatched in the valley — and the master plan keeps adding new villages, so demand and resale strength compound.
- Summerlin pairs 150-plus miles of trails, top CCSD schools, Downtown Summerlin, and Red Rock Canyon access — an amenity stack that sustains demand and resale value.
- No state income tax and a roughly 0.5% effective property-tax rate keep true ownership costs below comparable California master plans.
- Every price point is represented — sub-$450,000 attached homes, $600K–$900K move-up product, and guard-gated estates past $2M in The Ridges and Red Rock Country Club.
- Active new construction in The Cliffs, Kestrel, and Stonebridge lets buyers choose builder incentives or established resale within the same master plan.
Why Are People Moving to Summerlin?
The number-one draw is the amenity stack. Summerlin pairs 150-plus miles of trails, Downtown Summerlin's dining and entertainment, the Las Vegas Ballpark and City National Arena, and direct Red Rock Canyon access with the Clark County School District's strongest campuses — an unmatched lifestyle that sustains demand through every cycle.
Taxes seal the value. Nevada levies no state income tax — versus California's 13.3% top rate — and no tax on retirement income, which is why a steady stream of California relocators chooses Summerlin. According to Clark County Assessor records, the effective property-tax rate runs near 0.5%, so a $650,000 Summerlin home carries an annual bill around $3,600, with increases capped at 3% a year on a primary residence.
And the master plan keeps growing. According to the Howard Hughes Corporation, Summerlin spans 22,500 acres with Summerlin West still expanding — new villages like Stonebridge, Kestrel, The Cliffs, and Reverence add fresh construction every year, which is the demand tailwind that protects long-term value across the established villages too.
How Do You Buy a Home in Summerlin?
Step one is financing: get a lender pre-approval before you tour, so your offer is taken seriously and you know your true budget at current rates. Step two is choosing your village — weigh schools, amenities, and price across Stonebridge, Summerlin West, The Cliffs, and the guard-gated luxury of The Ridges.
Step three is the search and offer: in the active new-construction villages, ask about builder rate buydowns and closing-cost incentives — often a better monthly payment than resale. In guard-gated communities, factor HOA and club dues into your budget. Step four is escrow — Nevada uses a roughly 30-to-45-day close with a title/escrow company, inspection, appraisal, and final walkthrough (new builds run longer if still under construction). Step five is closing and keys. We represent buyers in every Summerlin village — call (702) 637-1759 to start.
How Do Summerlin Villages Compare on Price?
Median prices vary widely across Summerlin's villages — from accessible active-adult and eastern tracts to guard-gated luxury against Red Rock. Here is how the major villages stack up.
| Village | Approx. median | Best for | Browse |
|---|---|---|---|
| Sun City Summerlin | $515,000 | 55+ active adults, single-story, golf | Sun City homes |
| Stonebridge / Kestrel | $660,000 | Newer family homes near Red Rock | Stonebridge homes |
| Summerlin West | $700,000 | Newest construction, highest elevation | Summerlin West homes |
| The Cliffs | $810,000 | New construction, Strip + Red Rock views | The Cliffs homes |
| Red Rock CC / The Ridges | $1.2M+ | Guard-gated golf, custom luxury estates | The Ridges homes |
Approximate medians per Las Vegas REALTORS (lasvegasrealtor.com), 2026; live figures across the Summerlin ZIPs shown in the stats above.
What Are the Best School Zones for Buying a Home in Summerlin?
Every Summerlin address falls inside a Clark County School District (CCSD) attendance zone, and Summerlin holds several of the valley's top-rated campuses. These are the high schools buyers research most.
| High school | Key areas served | Browse homes |
|---|---|---|
| Palo Verde HS | The Ridges, Summerlin South, central Summerlin | The Ridges homes |
| West CTA (magnet) | Valley-wide career & technical magnet | Summerlin West homes |
| Durango HS | Southern Summerlin and Spring Valley edge | The Cliffs homes |
| Centennial HS | Northern Summerlin / Sun City corridor | Sun City homes |
Always verify the exact attendance zone and current GreatSchools rating for a specific address at ccsd.net and greatschools.org before relying on it.
How Big Is the Summerlin Master Plan?
Summerlin is one of the largest and top-selling master-planned communities in the United States, developed by the Howard Hughes Corporation since 1990.
| Metric | Figure |
|---|---|
| Total acreage | ≈ 22,500 acres |
| Residents | ≈ 100,000+ |
| Villages | 20+ distinct villages |
| Trails | 150+ miles of trails |
| Status | Roughly two-thirds built out; Summerlin West still expanding |
Master-plan figures per the Howard Hughes Corporation (Summerlin developer); population estimates per the U.S. Census Bureau.
How Do Summerlin ZIP Codes Compare on Price and Sales Volume?
| ZIP | Neighborhood | Median Sold (90d) | Active Listings | Median DOM | Browse |
|---|---|---|---|---|---|
| 89134 | Sun City Summerlin / The Vistas | — | — | — | View → |
| 89135 | The Ridges / Summerlin South | — | — | — | View → |
| 89138 | Summerlin West / The Cliffs | — | — | — | View → |
| 89144 | The Hills / The Willows | — | — | — | View → |
| 89145 | East Summerlin | — | — | — | View → |
Per Greater Las Vegas Association of REALTORS (GLVAR) MLS data, last 90 days. Information deemed reliable but not guaranteed.
What Summerlin Homes Just Listed in the Last 7 Days?
These are the newest Summerlin listings to hit the GLVAR MLS in the last seven days, pulled live across the core Summerlin ZIP codes. The valley's flagship master plan moves fast, so the freshest listings are where prepared buyers win. See all just-listed Summerlin homes or call (702) 637-1759 for instant alerts.
New Summerlin listings are loading from the live MLS — check back shortly or browse all current listings below.
What Are the Best-Rated Schools in Summerlin?
Summerlin holds some of the Clark County School District's highest-rated campuses, anchored by Palo Verde High and the Sig Rogich feeder, plus the West Career & Technical Academy magnet. The strongest clusters run through The Ridges and Summerlin West. Tap any school for attendance details, then browse nearby homes.
- High School · 9–12 · Downtown Las Vegas (magnet)
Districtwide arts + IB magnet — among the highest-rated high schools in Nevada. Audition / lottery admission.
- High School · 9–12 · Central Las Vegas (magnet)
STEM + computer-science magnet; districtwide application-based admission.
- High School · 9–12 · Northwest Las Vegas (career & tech magnet)
Career & technical education magnet — programs in nursing, engineering, broadcasting, and culinary arts.
- High School · 9–12 · Summerlin South (career & tech magnet)
CTE magnet on the Summerlin South campus — strongest CTE programs in west LV.
- High School · 9–12 · Summerlin
Top-rated zoned high school serving central Summerlin and parts of Northwest Las Vegas.
- Middle · 6–8 · Summerlin
Highly-rated middle school in central Summerlin; primary feeder to Palo Verde.
- Elementary · K–5 · Summerlin
Highly-rated K-5 elementary in central Summerlin; feeds Rogich → Palo Verde.
- High School · 9–12 · Henderson
Top-rated zoned high school for Anthem, MacDonald Highlands, and the southern Henderson master plans.
- Middle · 6–8 · Summerlin South
Newer Summerlin South middle school feeding into West Career & Technical Academy.
- Elementary · K–5 · Summerlin
Established Summerlin elementary serving older villages.
- Elementary · K–5 · Summerlin South
Summerlin South elementary built for the newer master-plan villages.
- High School · 9–12 · Centennial Hills
Zoned high school for Centennial Hills, Skye Canyon, and surrounding northwest LV neighborhoods.
- High School · 9–12 · Northwest Las Vegas
Strong-rated comprehensive high school in northwest LV; serves parts of Centennial Hills and Lone Mountain.
- High School · 9–12 · Henderson
Long-established Henderson high school; serves Green Valley and central Henderson villages.
- High School · 9–12 · Henderson
Henderson high school zoned for parts of Anthem and east Henderson.
- High School · 9–12 · Henderson
Strong Henderson comprehensive high school with feeder elementaries across Anthem and MacDonald Ranch.
- Middle · 6–8 · Henderson
Performing-arts magnet middle school in Green Valley Henderson.
- High School · 9–12 · Centennial Hills
Sports-strong comprehensive high school on the north edge of Centennial Hills.
- High School · 9–12 · North Las Vegas
Zoned high school for Aliante, Sun City Aliante, and parts of central North Las Vegas.
- Middle · 6–8 · Mountains Edge / Southwest LV
Middle school for Mountains Edge and southwest LV.
- High School · 9–12 · Southwest Las Vegas
Comprehensive high school serving Mountains Edge, Rhodes Ranch, and southwest LV.
- High School · 9–12 · Southwest Las Vegas
Zoned high school for Spring Valley and southwest residential areas.
- High School · 9–12 · North Las Vegas
Smaller comprehensive high school serving northwest North Las Vegas.
Ratings reflect publicly reported GreatSchools scores (1–10) and are shown for context only. School attendance-zone boundaries change — verify enrollment directly with the Clark County School District before relying on it.
What Do Summerlin Clients Say About Nevada Real Estate Group?
5.0 ★ · 1,090 Google reviews
Across more than 1,000 verified Google reviews, Nevada Real Estate Group clients consistently praise the team's responsiveness, professionalism, and fierce advocacy at the negotiating table — describing smooth, low-stress transactions and agents who stay genuinely communicative from the first showing through closing.
★★★★★
“Mia is energetic, positive, and a true joy to work with, but also a fierce advocate when it counts. She’s been attentive, responsive, and truly invested in helping us reach our goal of homeownership. From resources and connections to guidance through every challenge, she consistently went above and beyond! What stands out most is how much she genuinely cares. Her enthusiasm, support, and dedication made the entire process feel exciting and achievable. We always felt like she was in our corner, fighting for us! We are so grateful for Mia and highly recommend her to anyone! She deserves more than a 5 star review! ⭐️⭐️⭐️⭐️⭐️⭐️”
★★★★★
“I don't typically leave a lot of reviews, only when one is warranted. This one definitely is! If you are searching for a real estate agent that is honest, that will go the extra mile for you, that will keep you smiling, keep you laughing, exhibits top level professionalism, AND makes you feel like family, then you might want to request Mia Green with Nevada Real Estate Group! My wife and I were relocating from California to Nevada and we reached out to Nevada Real Estate Group before our trek up to Nevada. Mia Green was the agent that we connected with and began scheduling home viewing with. Everything from our arrival and initial meeting at her office was so pleasant and welcoming! We immediately felt a level of comfortability with Mia Green, and loved the vibe that she gave off. Although we did not initially find the home that we were looking for on our first trip out for 4 days, a time was had!!! Viewing homes with Mrs. Green was an absolute experience! She kept us laughing, always had a positive attitude, and continued to support & uplift us when obstacles got in our way. That support and encouragement motivated us to return to back to Nevada a few weeks later with a whole new outlook and approach, which ultimately secured us a place in the area that we wanted, at a price point that we are comfortable with, and with some pearls of wisdom that we plan to apply over the next year to get in our forever home!!! And you best believe we will be right back at Nevada Real Estate Group, requesting our Favorite Real Estate Agent - Mia Green!!! Thank you for everything!!! Might put your picture on our wall in the house! lol!”
★★★★★
“We had a great experience working with Ryan Williams. The transaction was anything but smooth. The sellers and their agent were very difficult but Ryan handled every challenge with professionalism and confidence. He stayed calm under pressure, communicated clearly, and consistently advocated for us throughout the process. When things got complicated, he navigated the situation strategically and kept the deal on track. We truly felt like he had our backs from start to finish. We’re grateful for his hard work and would highly recommend him to anyone buying or selling a home.”
★★★★★
“I can’t recommend Ashlee Matson with Nevada Real Estate Group highly enough! I’ve known Ashlee for over 10 years, and she is truly one of the most trustworthy, dependable, and genuine people I know. She is incredibly responsive, reliable, and always goes above and beyond in everything she does. Her attention to detail, professionalism, and strong work ethic consistently stand out, and she follows through on every commitment she makes. She’s also someone who genuinely cares about people, which is exactly what you want when making important decisions. Ashlee has all the qualities you’d look for in a real estate agent—excellent communication, integrity, dedication, and a true passion for helping her clients succeed. If you’re looking for someone who will treat you like family, advocate for you, and make the entire process feel seamless, Ashlee Matson with Nevada Real Estate Group is the one to call. Do yourself a favor and reach out to her—you’ll be glad you did!”
How Much Will a Summerlin Home Cost You?
Run the numbers before you tour. Estimate your monthly payment (principal, interest, ~0.6% Clark County tax, and insurance), find the price you can afford on your income, and budget your move — all updated live as you adjust the sliders. These are planning estimates, not a loan offer; your lender confirms real terms.
Loan Details
Home Price$650,000
$100K$2M
Down Payment20% ($130,000)
3%50%
Interest Rate6.5%
3.0%12.0%
Loan Term
Monthly Breakdown
30-year fixed at 6.5% APR · Summerlin (Clark County)
Principal & Interest$3,287/mo
Est. Property Tax (~0.6%/yr)$325/mo
Est. Insurance (~0.5%/yr)$271/mo
Total Est. Monthly (PITI)$3,883/mo
Loan Amount$520,000
Total Interest (30 yr)$663,231
Calculators provide estimates for planning only and are not a loan offer, pre-approval, or guarantee of terms. Property tax (~0.6%) and insurance (~0.5%) are estimates; verify rates with your lender and the Clark County Assessor.
How Do You Reach a Local Summerlin Specialist?
Call (702) 637-1759 or email info@nevadagroup.com. Nevada Real Estate Group · 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148 · Nevada license S.181401.
Where Else Can You Browse Summerlin Listings?
Summerlin homes for sale are organized below by village, price, and area — pick the path that matches how you shop, or open the full GLVAR MLS map search to draw your own area and set instant alerts.
By neighborhood, price tier, and cabin style
Browse by village
Browse by city & area
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Summerlin FAQ — 11 Answers
What Do Summerlin Buyers Most Frequently Ask?
Most AskedHow many homes are for sale in Summerlin right now?
Live Summerlin inventory is shown above, pulled from the GLVAR MLS feed for the core Summerlin ZIP codes. Supply has rebalanced from the 2021–2022 lows. Set a saved search and we will alert you the moment a home matching your criteria lists in your target village.
What is the median home price in Summerlin?
The Summerlin median runs near $650,000 in 2026 — a premium over the broader valley, reflecting amenities, schools, and Red Rock proximity. Prices range from sub-$450,000 condos to $20M-plus custom estates in The Ridges. The live median above reflects today's active inventory across the Summerlin ZIPs.
Which Summerlin village is best?
It depends on priorities. Stonebridge and Kestrel offer the newest family homes near Red Rock; The Cliffs leads in new construction; Summerlin West is the growth frontier; The Ridges and Red Rock Country Club anchor guard-gated luxury; Sun City Summerlin serves the 55+ market. Schools, budget, and amenity access drive the choice.
Are Summerlin property taxes low?
Yes. The effective rate runs about 0.5%–0.6% of value, so a $650,000 home carries an annual bill near $3,600. Nevada caps annual increases on owner-occupied homes at 3% and has no state income tax — keeping the true cost of ownership well below California.
Is Summerlin a good place to buy in 2026?
For buyers who value amenities, schools, and resale strength, Summerlin is the valley's flagship master plan. Inventory has rebalanced toward buyers, builders offer incentives in the active villages, and the tax structure keeps carrying costs low. The trade-off is the price premium — offset by durable long-term value.
What are the best schools in Summerlin?
Summerlin holds several of the Clark County School District's top campuses, led by Palo Verde High School and its Sig Rogich feeder, plus the West Career & Technical Academy magnet. Always confirm a specific address's attendance zone at ccsd.net and the current rating at greatschools.org.
Is there new construction in Summerlin?
Yes — Summerlin West is the active growth frontier, with builders selling in Stonebridge, Kestrel, The Cliffs, Reverence, and Redpoint. Incentives like rate buydowns and closing-cost credits are common. The Ridges and Red Rock Country Club also carry new custom and semi-custom product at the luxury end. We track standing inventory across every Summerlin builder.
What is the most luxurious area of Summerlin?
The Ridges (with Bear's Best golf and The Summit Club) and Red Rock Country Club are Summerlin's premier guard-gated luxury enclaves, where custom estates frequently trade from the $2M range past $20M. Both combine golf, privacy, and Strip or Red Rock views at the top of the valley market.
How much do you need to buy a home in Summerlin?
On the $650,000 village median, 3% conventional down is about $19,500, FHA's 3.5% is about $22,750, and VA loans can require $0 down. A 20% down payment (about $130,000) avoids mortgage insurance but is not required. Entry condos under $450,000 lower the bar further for first-time buyers wanting a Summerlin address.
How long does it take to close on a Summerlin home?
A typical financed purchase closes in about 30 to 45 days from accepted offer — covering inspection, appraisal, loan underwriting, title, and a final walkthrough — while cash purchases can close in as little as two weeks. New construction runs longer if the home is still being built. We manage every deadline so nothing slips.
Do I need a Realtor to buy a home in Summerlin?
You are not legally required to, but it is strongly advisable — buyer representation is typically paid by the seller, so it usually costs the buyer nothing while giving you a licensed advocate on price, inspections, and contract terms. On new construction, an agent protects your interests against the builder's sales team. Nevada Real Estate Group is the #1 team in Nevada; call (702) 637-1759.
Updated July 1, 2026
How Do You Get New Homes for Sale Emailed Daily?
Set your alert in 30 seconds and we'll send matching Summerlin listings the moment they hit the MLS — or call (702) 637-1759 to talk with a local specialist.
Or call (702) 637-1759 to talk with a local Summerlin specialist.