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. You pay for that in HOA fees and in price per square foot. Whether it is worth it depends on how you will use 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 has been watched more than 100,000 times. Tap any card for the full reel.

The villages, one by one

The Ridges (89135). The highest-priced village in Summerlin by the MLS numbers: on November 10, 2026 its 32 single-family listings had a median asking price of $4,285,000. Guard-gated, custom and semi-custom homes wrapped around Bear's Best golf course, with the Strip and the whole valley below. Eight-figure sales happen here — the top Ridges sale from May 14 through November 10, 2026 closed at $13,500,000. Red Rock Country Club, next door, is the other guard-gated golf village in Summerlin South — older (built 1999–2006), less expensive (median asking $2,349,000), and every one of its 33 listings was over $1 million.

Summerlin West (89138). The newest part of Summerlin and where much 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. In the MLS community Summerlin West, half the homes listed on November 10, 2026 were built in 2021 or later, and 87 of its 187 single-family listings were $1 million or more.

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), The Hills, The Crossing and the villages around Summerlin Hospital. Established trees, Sun City's single-story homes, and the lowest median asking price of the three big Summerlin MLS communities on November 10, 2026: $679,000 in Summerlin North, against $839,450 in Summerlin South and $964,750 in Summerlin West.

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. Inventory is thin: on November 10, 2026 only 3 single-family homes with an 89145 address were listed under the Summerlin community names, all at $599,999 and up.

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 MLS communities named Summerlin, Summerlin Hills, Summerlin North, Summerlin South and Summerlin West — there were 529 single-family homes for sale when I pulled this on November 10, 2026, at a median asking price of $865,000. 214 of them were $1 million or more, and only 13 were under $450,000 — 5 in 89134, 3 in 89144, 2 in 89128, 2 in 89135 and 1 in 89138. 89138 (Summerlin West) had 106 homes at $1M or more; in 89135, Summerlin South had another 47, and The Ridges (32) and Red Rock Country Club (33), which the MLS lists as their own communities, were over $1M across the board. If your budget is $450,000–$650,000, 135 homes were in that range, mostly in 89138 (39), 89135 (36), 89144 (27) and 89134 (25) — and the communities just outside the master plan are worth a look too. From May 14 through November 10, 2026, 718 single-family homes closed in those Summerlin communities at a median sale price of $784,670, with a median of 29 days on market.

Active single-family listings in the MLS communities named Summerlin, Summerlin Hills, Summerlin North, Summerlin South and Summerlin West, grouped by the listing's zip code, pulled November 10, 2026. The Ridges and Red Rock Country Club are their own MLS communities and are shown in their own rows; village figures in the text (Summerlin North, Summerlin South, Summerlin West, The Ridges, Red Rock Country Club) are for the MLS community of that name. Condos, townhomes and land excluded. These move weekly — ask me for today's number on any village. Based on information from the Las Vegas REALTORS® Multiple Listing Service for the period November 10, 2026 through November 10, 2026. Information is believed reliable but not guaranteed. Closed-sale figures are single-family sales in the same MLS communities. Based on information from the Las Vegas REALTORS® Multiple Listing Service for the period May 14, 2026 through November 10, 2026. Information is believed reliable but not guaranteed.

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. Confirm the zoned public schools for any address with the Clark County School District before you write an offer, and I'll help you look it up — 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 a large age-restricted community
• Anyone whose weekends involve Red Rock Canyon or Mt. Charleston

Questions I get about Summerlin