North Las Vegas vs Summerlin: Complete Comparison (2026)

by Ryan Rose

North Las Vegas and Summerlin represent opposite ends of the Las Vegas Valley housing market—Summerlin is the premium west-side destination with median prices approaching $600,000, while North Las Vegas offers value-oriented living with medians around $380,000. The $200,000-plus price gap makes this comparison essential for buyers weighing location prestige against home value. Summerlin delivers Red Rock Canyon views, top-rated schools, and established luxury reputation. North Las Vegas counters with newer construction, significant savings, and improving infrastructure. This guide compares both communities honestly.

Price Comparison

The price difference is substantial and consistent.

Summerlin median home price runs approximately $575,000-$625,000. North Las Vegas median runs approximately $375,000-$400,000. The gap of $175,000-$250,000 represents 35-45% savings in North Las Vegas.

What the price difference means is significant. A $400,000 North Las Vegas home typically provides 2,000-2,400 square feet with 4 bedrooms, newer construction from 2010s-2020s, and community amenities. A $400,000 Summerlin home typically provides 1,400-1,700 square feet with 3 bedrooms, older construction from 1990s, and basic community features.

For the same money, North Las Vegas delivers significantly more house. Alternatively, buyers can save $200,000-plus and still get comparable square footage.

Safety Comparison

Summerlin holds a clear safety advantage.

Summerlin crime statistics show low crime rates consistent with Henderson levels. The master-planned community design enhances security. LVMPD provides consistent coverage.

North Las Vegas citywide statistics show higher crime rates than Summerlin overall. However, communities like Aliante approach suburban safety norms. Neighborhood selection matters enormously.

For buyers prioritizing safety with minimal research, Summerlin wins. For buyers willing to select neighborhoods carefully, North Las Vegas can achieve reasonable safety at major savings.

Schools Comparison

Summerlin schools significantly outperform North Las Vegas.

Summerlin schools include Palo Verde High School as one of the valley's top-rated, multiple elementary and middle schools rating 7-9 out of 10, and access to The Meadows School and other private options.

North Las Vegas schools average 4-6 ratings with charter alternatives like Pinecrest Academy and some stronger pockets in Aliante area.

The school gap is substantial. Families prioritizing education often justify Summerlin premiums on school quality alone.

Location and Commute Comparison

Location advantages depend on employment and lifestyle.

Summerlin location shows 20-30 minutes to Strip from most areas, 25-35 minutes to Henderson, excellent access to Red Rock Canyon (10-15 minutes), and Summerlin Parkway providing strong east-west connectivity.

North Las Vegas location shows 20-30 minutes to Strip from most areas (comparable), 15-25 minutes to downtown Las Vegas (often shorter), 25-40 minutes to Henderson, and Lake Mead accessible in 30-40 minutes.

For Strip employment, both areas offer similar commutes. For downtown, North Las Vegas has advantage. For northwest valley employment, Summerlin wins. For northeast valley, North Las Vegas wins.

New Construction Comparison

Both markets offer new construction with different value propositions.

Summerlin new construction is available in Summerlin West and Stonebridge with prices starting in the $500,000s from Toll Brothers, Lennar, and other premium builders. The character is luxury-oriented.

North Las Vegas new construction is abundant with Tule Springs, Elkhorn, and surrounding areas offering prices starting in the $350,000s from Lennar, KB Home, Century Communities, and others. The character is value-oriented.

New construction price gap runs $150,000-$200,000 for comparable square footage.

Community Character Comparison

The communities offer distinctly different experiences.

Summerlin character is established and upscale with 30-plus years of development history. Downtown Summerlin provides walkable retail and dining. Red Rock Casino offers entertainment. TPC Summerlin hosts PGA events. The feel is affluent suburban.

North Las Vegas character is emerging with Aliante being the established center with casino and golf. Newer areas are still developing character. Commercial infrastructure is growing but less complete. The feel is value suburban with improving amenities.

Summerlin offers more complete lifestyle infrastructure today. North Las Vegas offers improving amenities at lower cost.

Outdoor Recreation Comparison

Both offer outdoor access with different proximity.

Summerlin outdoor advantages include Red Rock Canyon National Conservation Area 10-15 minutes from most homes. Summerlin Trail provides extensive walking and biking. Immediate mountain backdrop creates dramatic setting.

North Las Vegas outdoor options include Tule Springs Fossil Beds National Monument nearby. Floyd Lamb Park offers local recreation. Lake Mead is accessible in 30-40 minutes. Mount Charleston is 45-60 minutes.

Summerlin has clear advantage for immediate outdoor access. North Las Vegas offers more affordable housing with acceptable outdoor accessibility.

55+ and Retirement Comparison

Both markets serve active adults.

Summerlin 55+ options include Sun City Summerlin as one of Nevada's original Del Webb communities, Regency at Summerlin, and various age-targeted options.

North Las Vegas 55+ options are more limited. Aliante has some age-friendly sections but fewer dedicated 55+ communities.

Retirees prioritizing established 55+ communities often prefer Summerlin or Henderson over North Las Vegas.

Investment Comparison

Investment characteristics differ between markets.

Summerlin investment profile shows stable appreciation with less volatility, premium pricing limiting cash flow, strong resale demand in any market, and lower risk with lower return profile.

North Las Vegas investment profile shows higher volatility historically, better cash flow from lower entry price, appreciation potential as market develops, and higher risk with higher return potential.

Conservative investors favor Summerlin stability. Growth investors may prefer North Las Vegas value.

Who Should Choose Summerlin

Summerlin is better for families prioritizing top public schools, buyers wanting established luxury community character, those who value Red Rock Canyon proximity, buyers preferring complete retail and dining infrastructure, 55+ buyers wanting Sun City Summerlin, and conservative investors prioritizing stability.

Who Should Choose North Las Vegas

North Las Vegas is better for value-maximizers saving $200,000-plus versus Summerlin, new construction buyers wanting modern homes at accessible prices, those willing to research neighborhoods carefully for safety, commuters to downtown or northeast valley employment, investors seeking yield and appreciation potential, and buyers who prioritize home quality over location prestige.

The Bottom Line

Summerlin and North Las Vegas serve fundamentally different priorities. Summerlin delivers prestige, schools, safety, and Red Rock access at premium pricing. North Las Vegas delivers value, newer construction, and opportunity for those who research carefully. The $200,000-plus gap means most buyers qualify for one or the other—rarely both. Your decision depends on whether schools and prestige justify the premium or whether home value and savings take priority.

I help buyers evaluate this comparison based on their specific priorities and budget. Reach out for honest guidance on which community fits your needs.

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

Frequently Asked Questions: North Las Vegas vs Summerlin Comparison

Q1: What is the typical price difference between North Las Vegas and Summerlin homes?

The price gap is substantial—Summerlin median home prices run $575,000-$625,000 while North Las Vegas medians are $375,000-$400,000. This represents a $175,000-$250,000 difference, or 35-45% savings in North Las Vegas. For the same $400,000 budget, you'll get significantly more square footage and newer construction in North Las Vegas compared to Summerlin.

Q2: Which area is safer—North Las Vegas or Summerlin?

Summerlin holds a clear safety advantage with low crime rates consistent with Henderson levels. North Las Vegas citywide statistics show higher crime rates overall, though specific neighborhoods like Aliante approach suburban safety norms. For buyers prioritizing safety with minimal research, Summerlin is the better choice. However, careful neighborhood selection in North Las Vegas can achieve reasonable safety at major savings.

Q3: How do schools compare between North Las Vegas and Summerlin?

Summerlin schools significantly outperform North Las Vegas. Summerlin includes top-rated schools like Palo Verde High School and multiple elementary and middle schools rating 7-9 out of 10. North Las Vegas schools average 4-6 ratings, though charter alternatives like Pinecrest Academy are available. Families prioritizing education often justify Summerlin's premium pricing on school quality alone.

Q4: Which location offers a better commute to the Las Vegas Strip?

Both North Las Vegas and Summerlin offer comparable commutes to the Strip at 20-30 minutes from most areas. However, North Las Vegas has an advantage for downtown Las Vegas commutes (15-25 minutes versus Summerlin's longer drive). Summerlin is better positioned for northwest valley employment, while North Las Vegas wins for northeast valley jobs.

Q5: How much more house can I get in North Las Vegas for the same money?

For $400,000, North Las Vegas typically provides 2,000-2,400 square feet with 4 bedrooms and newer construction from the 2010s-2020s. The same $400,000 in Summerlin typically gets you 1,400-1,700 square feet with 3 bedrooms and older construction from the 1990s. That's 600-700+ more square feet in North Las Vegas for the same investment.

Q6: Is new construction available in both areas?

Yes, both markets offer new construction with different value propositions. Summerlin new construction in areas like Summerlin West starts in the $500,000s from premium builders like Toll Brothers. North Las Vegas offers abundant new construction in Tule Springs and Elkhorn starting in the $350,000s from builders like Lennar and KB Home. The new construction price gap runs $150,000-$200,000 for comparable square footage.

Q7: Which area is better for outdoor recreation access?

Summerlin has a clear advantage for immediate outdoor access. Red Rock Canyon National Conservation Area is just 10-15 minutes from most Summerlin homes, and the Summerlin Trail provides extensive walking and biking. North Las Vegas offers Tule Springs Fossil Beds National Monument nearby and Lake Mead within 30-40 minutes, providing acceptable outdoor accessibility at more affordable housing prices.

Q8: Which area is better for 55+ retirees?

Summerlin is generally better for active adults, offering Sun City Summerlin (one of Nevada's original Del Webb communities), Regency at Summerlin, and various age-targeted options. North Las Vegas has more limited 55+ communities, with some age-friendly sections in Aliante but fewer dedicated active adult developments.

Q9: Which area offers better investment potential?

Investment characteristics differ significantly. Summerlin offers stable appreciation with less volatility, strong resale demand, and a lower risk/lower return profile—ideal for conservative investors. North Las Vegas historically shows higher volatility but offers better cash flow from lower entry prices, appreciation potential as the market develops, and a higher risk/higher return profile that may appeal to growth investors.

Q10: Who should choose North Las Vegas over Summerlin?

North Las Vegas is better for value-maximizers saving $200,000+ versus Summerlin, new construction buyers wanting modern homes at accessible prices, those willing to research neighborhoods carefully, commuters to downtown or northeast valley employment, investors seeking yield and appreciation potential, and buyers who prioritize home quality over location prestige.

Q11: Who should choose Summerlin over North Las Vegas?

Q12: What community amenities differ between the two areas?

Summerlin offers established, upscale amenities including Downtown Summerlin for walkable retail and dining, Red Rock Casino for entertainment, and TPC Summerlin which hosts PGA events. North Las Vegas has emerging amenities with Aliante as the established center featuring a casino and golf, but newer areas are still developing their character. Summerlin offers more complete lifestyle infrastructure today, while North Las Vegas provides improving amenities at lower cost.