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How much do homes in Summerlin cost? As of August 24, 2026 there are 875 homes for sale across Summerlin, priced from $264,900 to $29,500,000, with a median list price of $730,854. If you want a detached single-family house specifically, the median is $849,999 across 707 listings. The median home on the market is about 2,260 square feet, which works out to roughly $346 a square foot.
Summerlin has a luxury reputation and the luxury end is real, but it is not the whole story. Of the 875 homes for sale today, 307 are listed under $600,000. That is more than a third of the market. Summerlin is a good deal more attainable than most buyers assume before they look.
Summerlin home prices at a glance, August 2026
- Homes for sale: 875
- Price range: $264,900 to $29,500,000
- Median list price: $730,854
- Median detached single-family house: $849,999
- Average list price: $1,348,020
- Median size: 2,260 square feet, about $346 per square foot
- Half the homes on the market have been listed 48 days or less
A note on why the median and the average are so far apart. The average is pulled upward by a small number of custom estates, including listings above $20 million. The median describes the home in the middle of the market, so it is the better number to plan around.
You can search everything behind these figures on our Summerlin homes for sale page.
What your budget actually buys in Summerlin
| Price range | Homes for sale | Share | What you are generally looking at |
|---|---|---|---|
| Under $600,000 | 307 | 35.1% | The largest group. Townhomes, and smaller single-story houses in the 55+ communities and the older central villages built in the 1990s. |
| $600,000 to $900,000 | 232 | 26.5% | Three and four bedroom houses in established villages, plus newer construction on smaller lots in Summerlin West. |
| $900,000 to $1,500,000 | 138 | 15.8% | Move-up homes with better lots, views, or upgrades. Gated neighborhoods and pool homes open up here. |
| $1,500,000 to $3,000,000 | 135 | 15.4% | Guard-gated villages, golf frontage, and high-elevation lots in Summerlin West. Semi-custom and custom homes with real outdoor living space. |
| $3,000,000 and up | 63 | 7.2% | Custom estates in the most exclusive enclaves, with Strip and Red Rock views and full private-club amenities. |
Put together, 61.6 percent of Summerlin inventory is listed under $900,000. If you have been assuming you need seven figures to buy here, the market says otherwise.
One useful distinction as you set your number. Under $600,000 you are looking at townhomes and the smaller single-story houses in the 55+ villages. Detached houses in Summerlin start at $339,900, and there are 170 of them listed under $600,000 today.
Why prices vary so much from one village to the next
Summerlin is not one market. It is more than 20 villages built across roughly thirty years, and the same floor plan can differ by hundreds of thousands of dollars depending on where it sits. Four things explain almost all of the spread.
Elevation and age
Summerlin was developed from east to west, so the newest homes sit highest, closest to Red Rock, and cost the most per square foot. The central villages built in the 1990s are the value play, with mature landscaping and larger lots for less money.
Guard gates
A staffed gate is one of the clearest price lines in Summerlin. Guard-gated villages carry higher sub-association dues and consistently higher prices than the open villages around them.
Lot and view
A Strip view, a Red Rock view, or a golf fairway behind the wall can add hundreds of thousands of dollars to two otherwise identical homes. In the custom enclaves the lot is often worth more than the house.
Resale versus builder
In the newest Summerlin West villages, pricing is set by the builder rather than the resale market, and lot premiums and upgrades are quoted separately. If you are comparing a builder quote against a resale listing, see our guide to new construction in Las Vegas.
Where the affordable end of Summerlin actually is
If your budget is under the community median, two parts of Summerlin are worth looking at first.
Sun City Summerlin, the valley largest 55+ community, is consistently the most approachable way into the master plan and holds the single largest concentration of listings anywhere in Summerlin. Siena is the guard-gated golf alternative. Both are single-story and low-maintenance by design.
The older central villages are the other route. The Trails, The Willows, and The Arbors were built in the 1990s. You give up the newest finishes and get mature trees, bigger lots, and a shorter drive to Downtown Summerlin.
At the other end, Red Rock Country Club homes for sale, The Ridges, and The Summit are where the top of the market lives, behind guard gates and, in The Summit case, a private club.
The costs that come after the purchase price
Two line items surprise out-of-state buyers, and both are small compared with what most of them are leaving behind.
Every Summerlin home pays a master association assessment. For 2026 that is $74 a month in Summerlin North, $76 a month in Summerlin South, and $69 a month in Summerlin West, and the $37 Summerlin Council share that funds the parks, pools, trails, and community events is already included in those figures. Most villages then add a sub-association fee on top, and guard-gated and townhome communities carry higher dues because they cover gate staffing, exterior maintenance, or roofs.
Property taxes are the pleasant surprise. Nevada assesses your home at 35 percent of its taxable value, and the combined Clark County rate generally lands between $3.20 and $3.50 per $100 of assessed value depending on the tax district. On a home near the current median that works out to roughly $8,200 to $9,000 a year. Nevada also caps how fast the bill can climb, at 3 percent a year for a primary residence and up to 8 percent otherwise. Any recorded ownership document, including a purchase, a refinance with a new deed, or a transfer into a trust, drops that 3 percent cap until you sign and return the postcard the Clark County Assessor mails out. It is a small piece of paper that saves real money, and we remind every client to send it back.
If you are moving to Las Vegas from California, the combination of no state income tax and a capped property tax bill is usually what makes the payment work at a price that looked out of reach at first.
Summerlin Home Price FAQs
What is the median home price in Summerlin?
The median list price across Summerlin is $730,854 as of August 2026, based on all 875 homes for sale in the community. For a detached single-family house specifically, the median is $849,999 across 707 listings. The median home is about 2,260 square feet, or roughly $346 per square foot. The average list price is much higher, at $1,348,020, because a handful of custom estates above $20 million pull it upward, so use the median when you are setting a budget.
Can you buy a home in Summerlin for under $600,000?
Yes, and more easily than most buyers expect. There are 307 homes listed under $600,000 in Summerlin right now, which is more than a third of everything on the market. At that price you are generally looking at townhomes and the smaller single-story houses in the 55+ communities such as Sun City Summerlin and Siena, and in the established central villages built in the 1990s. Detached houses start at $339,900, with 170 of them listed under $600,000. Tell us your number and we will show you where it works.
Why are Summerlin homes more expensive than the rest of Las Vegas?
Summerlin is a master-planned community, and you are buying the plan as much as the house. The master association funds more than 300 parks, 200 miles of trails, and the community events calendar, and the land plan reserved school sites, medical campuses, and Downtown Summerlin inside the community rather than leaving them to chance. Add ten golf courses, Red Rock Canyon at the back door, and some of the highest-rated schools in Clark County, and the result is a premium over comparable homes elsewhere in the valley. That premium is also why Summerlin has held value well through every cycle since it opened.
Which part of Summerlin is the most affordable?
Sun City Summerlin, the valley largest 55+ community, which holds the biggest concentration of active listings in the master plan and offers single-story, low-maintenance homes. After that, the older central villages such as The Trails, The Willows, and The Arbors, where 1990s construction means lower prices, larger lots, and mature landscaping.
What should I budget beyond the purchase price of a Summerlin home?
Plan on the Summerlin master association assessment of $69 to $76 a month depending on which part of the community you are in, your village sub-association dues on top of that, Nevada property taxes of roughly $8,200 to $9,000 a year on a home near the community median, and standard homeowners insurance. Guard-gated villages and townhome communities carry the highest association dues, since those budgets cover gate staffing and exterior maintenance. Before you write an offer we pull the exact dues and the current tax bill for that specific address, so the monthly number you sign up for is the real one.
Ready to find your Summerlin home?
Summerlin prices move month to month and village to village, so a number that was right in the spring may not be right today. If you want a current read on the specific villages you are considering, tell us your budget and what your day looks like and we will come back with the villages and the homes that actually fit. You can browse everything on the market on our Summerlin homes for sale page, grab our free Summerlin buyers checklist, or if you need to sell before you buy, start with a current home valuation.
The Arbeli Team, Amy and Tzahi Arbeli, has helped families buy and sell across Summerlin for nearly twenty years, with 305 homes sold and more than $163 million in sales. Call or text (702) 210-8725.
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