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We spent this week going through every home that sold, or didn’t, in zip codes 89138 and 89135 over the last 90 days. Those two zips cover most of western Summerlin, from Stonebridge and The Paseos down through The Ridges and Red Rock Country Club.
387 homes closed. The median one sold in 32 days for $810,000.
But here’s the number nobody posts about: in that same 90 days, 246 sellers took their homes off the market without selling. For every three families that closed and handed over keys, two others quietly gave up.
What actually sold in 89138 and 89135
Same neighborhoods. Same spring. Same buyers driving the same streets. So what separated the homes that sold from the ones that didn’t?
Mostly one thing: the asking price on day one.
The homes that sold closed at a median of $349 per square foot. The homes sitting unsold right now are asking $371, about 6% more. The homes that got withdrawn? They were asking a median of $949,000, roughly 17% above what was actually closing around them. The Summerlin housing market didn’t reject those houses. It rejected those numbers.
The 70-day price cut mistake
Here’s the part that doesn’t show up in listing photos. Almost half of the homes for sale in these two zip codes right now have already reduced their price. The typical cut comes after 70 days on market, and it’s a trim of about 2.4%. On an $888,000 listing, that’s shaving $21,000 after sitting through ten weekends of showings, while the homes that sold were gone in half that time. By day 70, buyers have scrolled past the listing forty times. A 2% nudge doesn’t bring them back.
Meanwhile, the well-priced homes are genuinely moving. Half of everything that closed went in 30 days or less. In 89135 it’s even faster, a median of 28 days. One home near Red Rock closed at $8.95 million after two days on market. Priced-right doesn’t sit, at any price point.
What this means if you’re selling in Summerlin
The honest takeaway is that the market gives you its verdict in the first month. Price to what’s closing, not to what your neighbor is asking (your neighbor might be one of the 246).
What this means if you’re buying in Summerlin
There are really two markets here. The fresh, well-priced listing will have company at the showing, under $750K especially, where supply is tightest. But 147 homes in these zip codes have been sitting more than 90 days. Their sellers have watched the spring pass them by. That’s where conversations get interesting.
Want the numbers for your street?
We pulled all of this from the closing data ourselves, and we’re happy to share what the numbers look like for your specific neighborhood or price range, no listing appointment required. Sometimes the most useful thing we do is tell someone what their street is actually saying.
, Tzahi & Amy
The Arbeli Team · Signature Real Estate Group
(702) 210-8725 · thearbeliteam.com
Data: Las Vegas REALTORS residential closings and listing activity, 89138 + 89135, March 12, June 10, 2026.
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