Summerlin, Las Vegas

Summerlin is a city inside the city

Summerlin is the largest master-planned community in Las Vegas — about 22,500 acres along the western edge of the valley, backed up against Red Rock Canyon and the Spring Mountains. It has been building since 1990 and is still building, which is why a 1992 home in The Pueblo, a 2005 guard-gated custom in The Ridges and a 2024 Toll Brothers build in Redpoint can all be called "Summerlin" and have nothing in common but the parkways.

What the whole thing shares: one master association, more than 250 parks, roughly 150 miles of trails, Downtown Summerlin, the Las Vegas Ballpark and City National Arena, and the best-known school zones on the west side. You pay for that in HOA fees and in price per square foot. Most people who buy here decide it is worth it; the job is picking the right village for the money.

The homes, on video

I film the homes I show. The first two are Canyon Fairways — a guard-gated golf village in The Canyons — including the backyard tour that reached over a hundred thousand people. Tap any card for the full reel.

The villages, one by one

The Ridges (89135). Summerlin's top address: guard-gated, custom and semi-custom homes wrapped around Bear's Best golf course, with the Strip and the whole valley below. This is where the eight-figure sales happen. Red Rock Country Club, next door, is the other guard-gated golf village in Summerlin South — slightly older, slightly less expensive, still firmly over $1 million.

Summerlin West (89138). The newest part of Summerlin and where most of the new construction is: The Paseos, The Vistas, Reverence (guard-gated), Redpoint, Redpoint Square, Stonebridge and the villages still coming out of the ground toward the mountains. Newer floor plans, modern finishes, higher elevation and views — and, right now, more homes over $1 million than any other zip in Summerlin.

The Canyons (89144). Canyon Fairways, TPC Las Vegas and Tournament Hills — the golf-course villages along Summerlin Parkway. Mostly late-1990s and 2000s homes, big lots, mature landscaping and a lot of guard gates. The two Canyon Fairways homes in the videos above are here.

Summerlin North (89134). The original Summerlin from the early 1990s — Sun City Summerlin (55+, three golf courses, one of the largest active-adult communities in the country), The Hills, The Crossing and the villages around Summerlin Hospital. Single-story homes, established trees, and the most attainable prices inside the master plan.

The Pueblo and The Trails (89145). Summerlin's first villages, on the east edge nearest the 215 and US-95. Smaller lots and 1990s construction, but you are still inside the master plan with the parks, trails and schools — at the lowest entry point Summerlin offers.

Just outside the line (89117, 89128). Canyon Gate, Peccole Ranch and Queensridge are guard-gated golf communities that sit against Summerlin but are not part of it; Desert Shores, with its man-made lakes, is the same to the north. Buyers often shop them together with Summerlin because the drive times and the schools overlap — and the HOA structure is lighter.

What Summerlin costs right now

Inside Summerlin proper — the five zip codes the master plan actually covers — there were 906 single-family homes for sale when I pulled this. 367 of them were over $1 million, and 20 were under $400,000 — and every one of those 20 sits in the older villages of 89134 and 89145. 89138 (Summerlin West) and 89135 (The Ridges, Red Rock Country Club) are where the million-dollar inventory lives; 89138 alone had 137 homes over $1M. If your budget is $400,000–$600,000, you are shopping Summerlin North, The Pueblo and The Trails, and the two adjacent zips just outside the master plan.

Active single-family listings in the MLS, pulled September 10, 2026. Condos, townhomes and land excluded. These move weekly — ask me for today's number on any village.

Drive times, honestly

• Summerlin → the Strip: about 20–25 minutes via Summerlin Parkway and US-95, or the 215, outside of rush hour
• Summerlin → Harry Reid International Airport: about 25–30 minutes
• Summerlin West → Red Rock Canyon: 10–15 minutes — the scenic loop is the neighborhood's backyard
• Anywhere in Summerlin → Downtown Summerlin: 5–15 minutes
• Summerlin → Mt. Charleston: about 45 minutes — snow in winter, 20 degrees cooler in summer

HOAs — what to expect

Every Summerlin home pays into the master association, and almost every village adds a second HOA on top; guard-gated golf villages carry a third layer in club dues. The fee spread between a 1990s home in The Pueblo and a guard-gated custom in The Ridges is enormous, so I do not quote a Summerlin-wide number. On any home you are serious about I pull the exact monthly fees from the listing and read the resale package — budget, reserves, litigation, rental rules — before your due-diligence window closes, because Nevada gives you five days from receipt to walk if you do not like what is in it.

Schools

Summerlin is in the Clark County School District, which zones by street address. Palo Verde High serves much of central and south Summerlin; West Career and Technical Academy is a magnet high school inside Summerlin. Private schools in and around the community include The Meadows School, Faith Lutheran and Bishop Gorman. I confirm the exact public zoning for any address before you write an offer — two homes in the same village can feed different schools.

Who Summerlin is right for

• Buyers relocating from California who want a planned, walkable community with trails, parks and a real town center
• Golf and view buyers — The Ridges, Red Rock CC, Canyon Fairways and TPC are where the guard-gated golf homes are
• New-construction buyers — Summerlin West is still building, and incentives change monthly
• 55+ buyers — Sun City Summerlin is one of the largest and best-run active-adult communities anywhere
• Anyone whose weekends involve Red Rock Canyon or Mt. Charleston

Questions I get about Summerlin