Summerlin Cost of Living: Complete Breakdown (2026)

by Ryan Rose

Summerlin commands the Las Vegas Valley's premium cost of living—with median home prices around $600,000 and overall living costs indexing approximately 115-120 versus the national baseline of 100. This premium buys genuine advantages: Downtown Summerlin, Red Rock access, strong schools, and established community character. Households need approximately $95,000-$125,000 annually for comfortable Summerlin living. For families who value Summerlin's complete lifestyle package, the premium costs deliver proportionate value. This guide breaks down every major expense category.

Summerlin Cost of Living Index

Summerlin sits at the valley's premium tier.

Overall index runs approximately 115-120, meaning costs are 15-20% above the national baseline of 100.

Category breakdown shows housing costs indexing at approximately 135-145, significantly above national average. Utilities index at approximately 95-98 running below national average. Groceries index at approximately 102-105 slightly above national average. Transportation indexes at approximately 105-110 due to car-dependent layout. Healthcare indexes at approximately 95-100 near national average.

Comparison shows Los Angeles at 166, Summerlin at approximately 115-120, Henderson at 110.6, Centennial Hills at approximately 108-112, and national average at 100.

Housing Costs in Summerlin

Housing represents the largest budget item and drives Summerlin's premium positioning.

Rental costs show one-bedroom apartments averaging $1,400 to $1,800 monthly, two-bedroom apartments averaging $1,700 to $2,200 monthly, three-bedroom homes for rent averaging $2,400 to $3,200 monthly, and premium rentals running $3,500-plus monthly.

Home purchase costs with Summerlin's median home price of approximately $600,000 translate to specific monthly payments. On a $600,000 home with 20% down payment and current mortgage rates around 6.5%, expect approximately $3,034 for principal and interest, plus $295 for property taxes, plus $200 for insurance, plus $100-$250 for HOA fees, totaling $3,629 to $3,779 monthly.

Comparison shows Mountains Edge running approximately $700-$1,000 less monthly. Henderson runs comparably at similar quality levels.

Property Tax Advantage

Nevada's property tax rate benefits Summerlin residents despite premium home values.

Effective rate runs 0.59% of assessed value—ninth lowest nationally.

On a $600,000 home, expect approximately $3,540 annually or $295 monthly.

This compares favorably to California where the same home would generate $4,500-$6,600 in annual property taxes.

Utility Costs

Summerlin utilities average $175-$210 monthly for a typical home.

Electricity from NV Energy runs $135-$190 in summer with AC and $80-$125 in winter. Larger Summerlin homes may run higher.

Water and sewer costs $50-$85 monthly. Larger lots with more landscaping increase water costs.

Natural gas from Southwest Gas averages $20-$45 monthly.

Internet service runs $50-$90 monthly for high-speed options.

Trash collection is typically $25-$40 monthly or included in HOA.

Summer electric bills spike significantly. Budget $190-$280 monthly during June through August for larger Summerlin homes.

Transportation Costs

Summerlin requires a car for most households.

Gas prices typically run $3.50-$4.50 per gallon. Average monthly gas expense for typical commuter is $150-$250 depending on commute distance.

Auto insurance averages $150-$240 monthly.

Vehicle registration costs $33 base plus supplemental fees based on vehicle value. Higher-value vehicles common in Summerlin increase registration costs.

Commute considerations show Summerlin to Strip running 20-35 minutes, Summerlin to downtown running 20-30 minutes, and Summerlin to Henderson running 30-45 minutes cross-valley.

Groceries and Dining

Grocery costs in Summerlin run slightly above national averages with premium options available.

Typical monthly grocery budget runs $450-$625 for a family of four.

Major grocery stores include Smith's (Kroger), Albertsons, Whole Foods, and Trader Joe's.

Restaurant pricing reflects Summerlin's premium positioning. Casual dining averages $16-$28 per person. Mid-range restaurants average $28-$50 per person. Downtown Summerlin dining ranges widely from casual to upscale.

Healthcare Costs

Healthcare costs run near national average with quality access.

Summerlin healthcare access includes multiple urgent care facilities, Summerlin Hospital Medical Center, extensive specialty practices, and medical office buildings throughout.

Health insurance costs vary by coverage and employer with marketplace plans running similar to national averages.

Childcare and Education

Childcare costs align with valley averages at premium facilities.

Daycare costs run $800-$1,350 monthly for full-time infant care. Preschool costs $600-$1,100 monthly. After-school programs average $200-$425 monthly.

Public schools are free with strong options including Palo Verde High School.

Private school options include The Meadows School at $20,000-$30,000 annually and other options.

No State Income Tax Advantage

Nevada's zero state income tax creates substantial savings for Summerlin residents.

Annual savings for a $150,000 household income relocating from California amount to $10,000 to $15,000 annually.

For $200,000 household income from California, savings reach $14,000 to $20,000 annually.

These savings help offset Summerlin's premium housing costs for California relocators.

What Salary Do You Need in Summerlin

Budget requirements reflect premium positioning.

Single adult with comfortable lifestyle needs $70,000-$85,000. Couple without children for comfortable lifestyle needs $110,000-$135,000. Family of four for comfortable lifestyle needs $125,000-$160,000.

These figures run $20,000-$40,000 above Mountains Edge equivalents, reflecting Summerlin's premium positioning.

Cost Comparison to Other Areas

Summerlin vs Henderson shows similar costs at comparable quality levels with slight variations by specific community.

Summerlin vs Centennial Hills shows Summerlin costing 8-12% more overall with housing 15-25% more expensive.

Summerlin vs Mountains Edge shows Summerlin costing 10-15% more overall with housing 25-35% more expensive.

The Bottom Line

Summerlin commands premium cost of living justified by genuine advantages. Housing costs drive the premium positioning. Downtown Summerlin, Red Rock access, and established character provide tangible value. For families earning $125,000-plus annually, Summerlin delivers complete lifestyle at costs that remain reasonable compared to California coastal markets. Nevada's tax advantages help offset premium housing. The question isn't whether Summerlin costs more—it does—but whether the complete lifestyle package justifies the premium for your priorities.

I help families understand the true cost of living in Summerlin. Reach out for a personalized budget analysis.

Want to understand Summerlin costs? Call or text Ryan Rose at 702-747-5921 for personalized guidance.

Frequently Asked Questions About Summerlin Cost of Living

Q1: What is the overall cost of living index in Summerlin?

Summerlin's overall cost of living index runs approximately 115-120, meaning living costs are 15-20% above the national baseline of 100. Housing drives this premium with an index of 135-145, while utilities actually run below national average at 95-98.

Q2: What salary do you need to live comfortably in Summerlin?

A single adult needs $70,000-$85,000 annually for comfortable living. Couples without children should budget $110,000-$135,000, while families of four need $125,000-$160,000 to live comfortably in Summerlin.

Q3: How much does it cost to rent in Summerlin?

Rental costs vary by size: one-bedroom apartments average $1,400-$1,800 monthly, two-bedroom apartments run $1,700-$2,200 monthly, and three-bedroom homes average $2,400-$3,200 monthly. Premium rentals exceed $3,500 monthly.

Q4: What is the median home price in Summerlin in 2026?

The median home price in Summerlin is approximately $600,000. With 20% down and a 6.5% mortgage rate, expect total monthly payments of $3,629-$3,779 including principal, interest, taxes, insurance, and HOA fees.

Q5: Are property taxes high in Summerlin?

No, Nevada's effective property tax rate of 0.59% is the ninth lowest nationally. On a $600,000 home, expect approximately $3,540 annually ($295 monthly)—significantly less than comparable California properties that would generate $4,500-$6,600 annually.

Q6: How much are monthly utility costs in Summerlin?

Typical Summerlin homes average $175-$210 monthly for utilities. Electricity runs $135-$190 in summer and $80-$125 in winter. Water/sewer costs $50-$85, natural gas averages $20-$45, and internet runs $50-$90 monthly. Summer bills can spike to $190-$280 for larger homes.

Q7: Does Nevada have state income tax?

No, Nevada has zero state income tax. This creates substantial savings—households earning $150,000 relocating from California save $10,000-$15,000 annually, while $200,000 earners save $14,000-$20,000 annually, helping offset Summerlin's premium housing costs.

Q8: How much does childcare cost in Summerlin?

Full-time infant daycare runs $800-$1,350 monthly, preschool costs $600-$1,100 monthly, and after-school programs average $200-$425 monthly. Private schools like The Meadows School cost $20,000-$30,000 annually, while public schools are free with strong options available.

Q9: How much should I budget for groceries in Summerlin?

A family of four should budget $450-$625 monthly for groceries. Summerlin offers premium options including Smith's, Albertsons, Whole Foods, and Trader Joe's. Restaurant dining averages $16-$28 per person for casual dining and $28-$50 for mid-range options.

Q10: Is Summerlin more expensive than Henderson or Centennial Hills?

Summerlin costs similarly to Henderson at comparable quality levels. Compared to Centennial Hills, Summerlin costs 8-12% more overall with housing 15-25% more expensive. Compared to Mountains Edge, Summerlin costs 10-15% more overall with housing 25-35% more expensive.

Q11: Do you need a car to live in Summerlin?

Yes, Summerlin requires a car for most households. Budget $150-$250 monthly for gas (at $3.50-$4.50 per gallon), $150-$240 monthly for auto insurance, plus vehicle registration fees. Commutes to the Strip take 20-35 minutes and to Henderson 30-45 minutes.

Q12: What makes Summerlin worth the premium cost of living?

Summerlin's premium delivers Downtown Summerlin amenities, Red Rock Canyon access, strong schools like Palo Verde High School, established community character, and quality healthcare access. For families earning $125,000+ annually, these advantages justify the premium over other Las Vegas Valley communities.