Centennial Hills vs Summerlin: Which Is Right for You? (2026)

by Ryan Rose

Centennial Hills and Summerlin both occupy northwest Las Vegas, offering families master-planned communities with strong schools and suburban character—but the $100,000-$150,000 price gap makes this comparison essential. Summerlin delivers 30-plus years of established development, Downtown Summerlin shopping, and Red Rock Casino entertainment. Centennial Hills counters with newer construction, modern floor plans, and emerging community character at significantly lower cost. This guide compares both communities honestly, helping you decide whether Summerlin's premium is worth it—or whether Centennial Hills delivers equivalent quality at better value.

Price Comparison

The price difference is substantial and consistent.

Summerlin median home price runs approximately $575,000-$625,000. Centennial Hills median runs approximately $475,000-$525,000. The gap of $100,000-$150,000 represents 15-25% savings in Centennial Hills.

What the price difference buys is significant. A $500,000 Centennial Hills home typically offers 2,200-2,600 square feet, 4 bedrooms, newer construction from 2010s, and modern floor plans. A $500,000 Summerlin home typically offers 1,800-2,200 square feet, 3-4 bedrooms, older construction from 1990s-2000s, and established community character.

For the same money, Centennial Hills delivers more house with newer construction. Summerlin delivers established community and proven value.

Community Character Comparison

The communities offer different experiences at different stages.

Summerlin character reflects 30-plus years of development with Downtown Summerlin as a premier shopping and dining destination, Red Rock Casino as a resort entertainment complex, TPC Summerlin as a championship golf venue, extensive established parks and trails, mature landscaping throughout, and proven home values with decades of appreciation.

Centennial Hills character reflects newer development with Skye Canyon and Providence as emerging community centers, Centennial Hills Park as the main recreation anchor, developing commercial along Centennial Center Boulevard, newer landscaping and community features, and appreciation history still being established.

The trade-off positions Summerlin as offering proven community with established amenities while Centennial Hills offers newer homes with developing character.

Schools Comparison

Both communities offer strong schools, with nuances.

Summerlin schools include Palo Verde High School as one of the valley's top-rated, multiple strong elementary and middle options, and established ratings and track records.

Centennial Hills schools include Centennial High School as above-average for Las Vegas, strong elementary options in newer areas, and developing track records as schools mature.

Both exceed Las Vegas citywide averages. Summerlin has slight edge in established top schools. Centennial Hills schools are strong and improving.

For families prioritizing schools, both work—Summerlin offers marginally better proven options.

Safety Comparison

Both communities offer strong safety for Las Vegas.

Summerlin safety is excellent within Las Vegas city limits with established community character and active HOAs.

Centennial Hills safety is strong with newer development characteristics contributing to low crime.

Neither matches Henderson's nationally-recognized rankings, but both exceed Las Vegas averages significantly.

For practical purposes, safety is comparable between Summerlin and Centennial Hills—this factor shouldn't drive the decision.

Construction Age Comparison

Construction age represents a key differentiator.

Summerlin construction spans from 1990s through present with bulk of inventory from 1995-2010. Established homes with proven systems but older floor plans.

Centennial Hills construction spans from 2005-present with bulk of inventory from 2010-present. Newer systems, modern floor plans, better energy efficiency.

For buyers wanting newer construction without new-build process, Centennial Hills offers more inventory of 2010s-2020s homes than Summerlin.

Amenities Comparison

Amenities favor Summerlin's established development.

Summerlin amenities include Downtown Summerlin with 125-plus shops and restaurants, Red Rock Casino Resort with gaming, dining, shows, and spa, TPC Summerlin with championship golf, Summerlin Centre with additional retail, and extensive trail system connecting communities.

Centennial Hills amenities include Centennial Hills Park with 30 acres, Skye Canyon Park with fitness and events, developing commercial along Centennial Center Boulevard, and trail systems within communities.

Summerlin offers more complete, established amenities today. Centennial Hills amenities are developing but less comprehensive.

Location and Commute Comparison

Both occupy northwest Las Vegas with similar positioning.

Strip commute is comparable at 25-35 minutes from both areas.

Downtown Las Vegas commute is comparable at 20-30 minutes from both areas.

Red Rock Canyon access favors Centennial Hills slightly due to more northern position.

Henderson commute runs 30-45 minutes from both—cross-valley drive.

Airport access runs 25-35 minutes from both areas.

Location differences are minimal between the communities—this factor shouldn't drive the decision for most buyers.

New Construction Options

New construction availability differs.

Summerlin new construction is available in Summerlin West with prices starting in the $500,000s from premium builders.

Centennial Hills new construction is available in Skye Canyon and surrounding areas with prices starting in the $450,000s from various builders.

Both offer new construction. Centennial Hills offers more affordable entry points for new homes.

Investment and Appreciation Comparison

Both communities have strong appreciation history.

Summerlin appreciation has been steady over decades with consistent demand and proven value.

Centennial Hills appreciation has been strong as the community develops with growing demand.

Risk profile differs. Summerlin offers more stability with decades of track record. Centennial Hills offers potentially more upside as development continues but shorter track record.

For conservative investors, Summerlin provides stability. For those comfortable with newer markets, Centennial Hills offers value.

Who Should Choose Summerlin

Summerlin is better for buyers prioritizing established community character, those wanting comprehensive amenities now (Downtown Summerlin, Red Rock Casino), families wanting proven school track records, conservative investors prioritizing stability, and buyers willing to pay premium for established value.

Who Should Choose Centennial Hills

Centennial Hills is better for buyers prioritizing newer construction and modern floor plans, value-focused families wanting strong schools at lower cost, those comfortable with developing community infrastructure, buyers wanting more house for their budget, and those who see potential in emerging communities.

The Bottom Line

Summerlin and Centennial Hills both deliver quality northwest Las Vegas living—the question is whether Summerlin's established character justifies $100,000-$150,000 premium. For buyers who value proven amenities, established schools, and community track record, Summerlin delivers. For buyers who prioritize newer construction, modern floor plans, and value, Centennial Hills offers Henderson-alternative quality at accessible pricing. Both are excellent choices—the right pick depends on your priorities.

I help families compare Summerlin and Centennial Hills based on their specific needs. Reach out for tours of both communities and honest assessment of which fits your priorities.

Need help choosing between Centennial Hills and Summerlin? Call or text Ryan Rose at 702-747-5921 for personalized guidance.

Frequently Asked Questions: Centennial Hills vs Summerlin Comparison

Q1: What is the typical price difference between Centennial Hills and Summerlin homes?

Summerlin homes typically range from $575,000-$625,000 median price, while Centennial Hills homes range from $475,000-$525,000. This represents a $100,000-$150,000 difference (15-25% savings in Centennial Hills). For the same budget, Centennial Hills generally offers larger, newer homes while Summerlin provides established community character and proven value.

Q2: Which community has better schools - Centennial Hills or Summerlin?

Both communities offer strong schools that exceed Las Vegas citywide averages. Summerlin has a slight edge with established top-rated schools like Palo Verde High School and proven track records. Centennial Hills features Centennial High School and strong elementary options with developing track records. For families prioritizing schools, both work well, though Summerlin offers marginally better proven options.

Q3: Are homes in Centennial Hills newer than Summerlin?

Yes, Centennial Hills homes are generally newer. Summerlin construction spans from the 1990s through present, with bulk of inventory from 1995-2010. Centennial Hills construction ranges from 2005-present, with most homes built from 2010-present. This means Centennial Hills offers more inventory of modern floor plans, newer systems, and better energy efficiency without going through the new-build process.

Q4: Which community is safer - Centennial Hills or Summerlin?

Both communities offer strong safety for Las Vegas with comparable crime rates. Summerlin provides excellent safety with established community character and active HOAs, while Centennial Hills offers strong safety with newer development characteristics. Both significantly exceed Las Vegas averages. Safety is essentially comparable between the two, so this factor shouldn't be the primary decision driver.

Q5: What amenities does each community offer?

Summerlin offers more comprehensive, established amenities including Downtown Summerlin (125+ shops/restaurants), Red Rock Casino Resort, TPC Summerlin championship golf, and extensive trail systems. Centennial Hills features Centennial Hills Park (30 acres), Skye Canyon Park, developing commercial areas along Centennial Center Boulevard, and community trail systems. Summerlin clearly leads in amenities today, while Centennial Hills amenities are still developing.

Q6: How do commute times compare between Centennial Hills and Summerlin?

Commute times are very similar since both occupy northwest Las Vegas. Strip commutes run 25-35 minutes from both areas, downtown Las Vegas is 20-30 minutes, and airport access is 25-35 minutes. Henderson commutes run 30-45 minutes from both (cross-valley). Centennial Hills has slightly better access to Red Rock Canyon due to its more northern position. Location differences are minimal and shouldn't drive your decision.

Q7: Can I buy new construction in both communities?

Yes, both offer new construction options. Summerlin has new builds available in Summerlin West with prices starting in the $500,000s from premium builders. Centennial Hills offers new construction in Skye Canyon and surrounding areas with prices starting in the $450,000s from various builders. Centennial Hills provides more affordable entry points for new homes.

Q8: Which community is better for investment and appreciation?

Both have strong appreciation histories but different risk profiles. Summerlin offers proven stability with decades of consistent appreciation and track record. Centennial Hills shows strong appreciation as the community develops, potentially offering more upside but with a shorter track record. Conservative investors may prefer Summerlin's stability, while those comfortable with newer markets may see value in Centennial Hills' growth potential.

Q9: Who should choose Summerlin over Centennial Hills?

Summerlin is ideal for buyers prioritizing established community character, those wanting comprehensive amenities immediately available (Downtown Summerlin, Red Rock Casino), families seeking proven school track records, conservative investors prioritizing stability over potential upside, and buyers willing to pay a premium for established value and community reputation.

Q10: Who should choose Centennial Hills over Summerlin?

Centennial Hills is better for buyers prioritizing newer construction and modern floor plans, value-focused families wanting strong schools at lower cost, those comfortable with developing community infrastructure, buyers wanting more square footage and house for their budget, and those who see potential in emerging communities and don't need established amenities immediately.

Q11: What does the $100,000-$150,000 price difference actually buy?

For $500,000, Centennial Hills typically offers 2,200-2,600 square feet, 4 bedrooms, newer construction from the 2010s, and modern floor plans. The same $500,000 in Summerlin typically gets 1,800-2,200 square feet, 3-4 bedrooms, older construction from 1990s-2000s, but with established community character. Essentially, you're choosing between more/newer house (Centennial Hills) versus established community and proven value (Summerlin).

Q12: Is Summerlin worth the extra $100,000-$150,000 premium?

It depends on your priorities. The premium buys you proven community character, comprehensive established amenities, top-rated schools with decades of track records, and investment stability. If these factors are critical to you and you can afford the premium, Summerlin delivers value. If you prioritize newer construction, modern features, and more space for your money, Centennial Hills offers better value. Both are excellent choices—the "worth it" question is personal to your specific needs and budget.