A local team's complete guide to Summerlin's villages, market, schools, new construction, and lifestyle, from one of the most-reviewed teams in the valley.
Search Summerlin Homes Find My Home’s Value|
$537,500
Median sold · Jun 2026
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~35
Days on market
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~1,465
Active listings
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150+ mi
Trails · 250+ parks
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The overview
One of the country’s most recognized master-planned communities
If you're looking at Summerlin, you're looking at the address a lot of Las Vegas buyers work their way toward. Built out over decades by the Howard Hughes Corporation along the valley's western edge, Summerlin isn't one neighborhood, it's a network of distinct villages stitched together by parks, trails, and village centers, tucked right against Red Rock Canyon. I'm Mike Roland. My team has helped more than 1,000 families buy and sell across Southern Nevada, and Summerlin is one of the areas we're asked about most. This guide is the honest local version: the villages and what separates them, where prices actually sit, the schools, new construction, amenities, and how to think about a move. |
Summerlin at a glance
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Summerlin spans dozens of villages, each with its own price band, housing style, and feel. Here’s an orientation to the ones buyers ask about most, compared on objective attributes.
| Village | Character | Typical price band | Best known for |
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| The Ridges | Guard-gated, ultra-luxury | ~$2M–$10M+ | Contemporary custom estates |
| Red Rock CC / Summit | Guard-gated, golf | $1M–$10M+ | Private country-club living |
| Reverence | Newest guard-gated | ~$700K–$1.2M | New construction at the foothills |
| Stonebridge | Newer, family-scale | ~$650K–$1.3M | Large single-family new builds |
| The Vistas / Paseos | Established, mid-tier | ~$550K–$1M | Mature villages near the mountains |
| Kestrel | Newer, low-maintenance | ~$450K–$900K | Townhomes & villas |
| Sun City Summerlin | Age-qualified (55+) | ~$400K–$800K | Active-adult golf & recreation |
Price bands are general orientation ranges as of mid-2026 and vary by home. Sun City Summerlin’s 55+ status is a community rule.
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Guard-gatedUltra-luxury
The Ridges
Summerlin’s most exclusive village: architect-driven contemporary estates on elevated lots with valley and Strip-light views, anchored by Bear’s Best golf and the private Club Ridges. ~$2M–$10M+ · Custom / semi-custom
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New constructionGuard-gated
Reverence & Stonebridge
The newest growth against the Red Rock foothills, Reverence guard-gated new construction, neighboring Stonebridge with larger family-scale homes from national builders. ~$650K–$1.3M · New single-family
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EstablishedTrails
The Vistas, Paseos & Trails
Established mid-tier villages with mature landscaping, deep trail access, and a wide resale mix from townhomes to larger single-family homes near the original core. ~$550K–$1M · Resale SFR & townhomes
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55+Golf
Sun City Summerlin
A large age-qualified (55+) community with its own golf, recreation centers, and single-story floor plans, distinct from the all-ages villages. ~$400K–$800K · Single-story
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Most of Summerlin’s current new construction is in Summerlin West. We represent buyers at the design center, so you have your own advocate, at no cost to you in most cases.
| Builder | Active in | Typical price band | Known for |
|---|---|---|---|
| Toll Brothers | Ascension at The Peaks, Glenrock | $1.2M+ | Expansive luxury plans, design studio |
| Pulte | Ascension at The Peaks | $1.5M–$3M+ | Large single-story luxury layouts |
| Lennar | Stonebridge, Kestrel | $500K–$900K | “Everything’s Included” pricing |
| Richmond American | Kestrel, Stonebridge | $500K–$700K | Flexible, multigenerational plans |
| Tri Pointe / Taylor Morrison / Woodside / KB | Summerlin West, Alton, Ashland | Mid-market | Style-forward, energy-efficient value |
Active new-home villages include Kestrel, Stonebridge, Reverence, Ascension at The Peaks, Redpoint / Redpoint Square, and Grand Park. Lineups and pricing change, we confirm current phases and incentives before you tour.
Summerlin is served primarily by the Clark County School District, plus strong magnet, charter, and private options. When schools matter, we point you to published, objective data, GreatSchools ratings and CCSD boundary maps.
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Public (zoned)
Highly regarded Summerlin-area campuses include Palo Verde High School, Sig Rogich Middle School, and elementaries such as Givens, Goolsby, Bonner, Staton, Scherkenbach, and Ober. Zoning varies by village. |
Magnet & charter
West Career & Technical Academy is a nationally ranked CCSD magnet (admission by district lottery, not address). Several well-regarded charters also serve the northwest valley. |
Summerlin and its edges are home to The Meadows School (PK–12), Faith Lutheran (6–12), Bishop Gorman (9–12), and Alexander Dawson (PK–8), among the valley’s most established independents.
Ratings change year to year; check current GreatSchools scores and CCSD zoning for any address. The Roland Team does not rate schools or steer buyers.
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Red Rock Canyon
The National Conservation Area sits right against Summerlin’s western edge, hiking, climbing, and the 13-mile scenic loop, ~10–15 minutes from most villages. |
Downtown Summerlin
Open-air shopping, dining, and entertainment, plus the Las Vegas Ballpark (Aviators) and City National Arena (Golden Knights’ practice facility). |
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Trails, parks & golf
150+ miles of connected trails, 250+ parks, and courses including TPC Summerlin and Bear’s Best. |
A weekend here
Sunrise hike at Red Rock, farmers market and lunch at Downtown Summerlin, a ballgame at night, ~300 days of sun a year. |
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$537,500
Median sold price · June 2026 | ~35 DOM · ~1,465 active
Summerlin runs above the valley-wide median (about $434,725 for H1 2026) because of its newer inventory, amenities, and higher-end villages. List prices trend higher still, into the $700Ks and well beyond in the luxury villages. Prices vary widely by village, let us pull live numbers for the ones you’re weighing. Market figures as of mid-2026 and subject to change. |
HOA, in plain terms
A master association plus a village or sub-HOA; dues fund parks, trails, and landscaping, with guard-gated villages adding security. Some newer areas carry SID/LID assessments, we confirm exact figures before you write. Getting around
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The biggest financial reason people relocate here is taxes: Nevada has no state income tax, no tax on wages, remote-work income, Social Security, pensions, 401(k) withdrawals, or capital gains at the state level. For California buyers, that’s often the whole conversation. Comparable housing in Summerlin typically costs a fraction of coastal-California pricing, and day-to-day costs run closer to the national average. We run remote-friendly tours and coordinate everything locally. Plan Your Move to Las Vegas |
California → Nevada
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As of June 2026 the median sold price was about $537,500, above the valley median, with list prices trending into the $700Ks and higher. Ranges swing widely by village, from condos to multimillion-dollar estates in The Ridges.
The Ridges, the Summit Club and Red Rock Country Club (luxury/gated), Reverence and Stonebridge (newer), The Vistas, Paseos and Trails (established), Kestrel (low-maintenance), and the 55+ Sun City Summerlin.
Yes, most is in Summerlin West, with Toll Brothers, Pulte, Lennar, Richmond American, Tri Pointe, Taylor Morrison, Woodside, and KB Home active. We represent you at the design center at no cost to you in most cases.
No. Nevada has no personal state income tax, one of the most common reasons buyers relocate here, especially from California.
The Strip and downtown are roughly 20–30 minutes from most of Summerlin, and Harry Reid International Airport is about 25–35 minutes, via the 215 Beltway.
Absolutely, a large share of our clients relocate here. We run remote-friendly tours and coordinate everything locally, even if you can’t fly out until closing.
Rather than describe who lives here, here’s Summerlin in objective terms, the size, scale, and housing mix of the community itself.
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~100,000+
Residents (approx.)
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22,500
Master-planned acres
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20+
Distinct villages
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1990
Community established
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$537,500
Median sold price
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150+ mi
Trails · 250+ parks
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Community figures are approximate and drawn from public planning sources; the median reflects mid-2026 MLS data. We describe communities by objective attributes only, never by demographics.
Summerlin is still being built. After three decades of development it’s home to roughly 100,000+ residents, and the current growth frontier is Summerlin West, where new villages like Kestrel, Stonebridge, Reverence, and Ascension are actively selling. The Howard Hughes Corporation continues to release new neighborhoods on a long-term master plan, so inventory and amenities keep expanding rather than topping out.
Summerlin is regularly ranked among the top-selling master-planned communities in the United States in national year-end industry surveys, one reason resale demand and long-term price resilience here tend to run strong. Growth figures are approximate and change with each builder release.
Summerlin isn’t one-size-fits-all, it spans 20+ villages from Sun City condos to ultra-luxury Summit Club estates. The most useful way to narrow it is by what you want in a home and location, not by buyer “type.” Here’s a starting map.
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You want new construction
Summerlin West, Kestrel, Stonebridge, Reverence, Ascension
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You want guard-gated luxury
The Ridges, Red Rock Country Club, The Summit Club
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You want single-story, low-maintenance living
Sun City Summerlin (55+), Kestrel townhomes & villas
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You want established, mature streets
The Trails, The Vistas, The Paseos, The Hills
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You want maximum trails & Red Rock access
Western foothill villages, Reverence, Stonebridge, The Vistas
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You want lock-and-leave / condo living
Downtown-Summerlin-adjacent condos, Kestrel Commons
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The honest pros
150+ miles of trails and Red Rock at the doorstep · deep amenity base and Downtown Summerlin · strong resale demand and price resilience · a genuine range from condos to estates · active new construction.
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The honest trade-offs
West-side location means a longer drive to the east valley · prices run above the valley median · HOA plus possible SID/LID assessments in newer areas · guard-gated and club villages carry added dues. We walk every client through these before they commit.
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Tell us the village, budget, and must-haves you have in mind, and we’ll build a shortlist worth your time and set up tours around your schedule.
Request a Private TourThe Roland Team · 1,000+ homes sold · hundreds of 5-star reviews · $150M+ sold · 10+ years serving Southern Nevada. Communities are described by objective attributes only. Market figures are as of mid-2026 and subject to change. The Roland Team follows all Fair Housing laws.