Summerlin Las Vegas: Complete Neighborhood Guide (2026)

by Ryan Rose

Summerlin is the Las Vegas Valley's premier master-planned community—three decades of development creating 22,500 acres of established neighborhoods, Downtown Summerlin shopping and dining, TPC Las Vegas championship golf, and Red Rock Canyon at your doorstep. With median home prices around $575,000-$625,000, Summerlin commands the valley's highest prices for good reason: proven appreciation, excellent schools, and lifestyle amenities unmatched elsewhere. This guide covers what makes Summerlin exceptional, its distinct villages, and who should consider this northwest Las Vegas destination.

What Is Summerlin

Summerlin is the Las Vegas Valley's largest and most established master-planned community, developed by The Howard Hughes Corporation beginning in 1990.

The community spans approximately 22,500 acres in northwest Las Vegas along the base of the Spring Mountains, offering Red Rock Canyon access that no other valley community can match.

Key characteristics include over 30 years of development creating proven community character, multiple distinct villages each with unique personality, Downtown Summerlin as the valley's premier outdoor shopping and dining destination, TPC Las Vegas championship golf hosting PGA Tour events, proximity to Red Rock Canyon National Conservation Area, schools rating 6-8 out of 10 with Palo Verde High among valley's best, and home prices ranging from $400,000 condos to multi-million dollar estates.

Summerlin represents what decades of thoughtful master-planning creates—mature landscaping, established amenities, proven home values, and community character newer developments cannot match.

Summerlin Home Prices (2026)

Summerlin pricing spans a wide range reflecting community diversity.

Attached homes from $400,000 to $550,000 include condos and townhomes providing Summerlin entry.

Entry single-family from $500,000 to $650,000 includes smaller homes and older Summerlin sections.

Mid-range from $650,000 to $850,000 represents substantial Summerlin inventory with 2,000-3,000 square feet.

Premium from $850,000 to $1,200,000 includes larger homes, golf course properties, and premium villages.

Luxury above $1,200,000 includes custom estates, The Ridges, and Red Rock views.

Median sits around $575,000-$625,000—the valley's highest for large-scale master-planned communities.

Summerlin Villages

Summerlin comprises distinct villages, each with unique character.

The Willows is an established family-oriented village with mature landscaping and proven values.

The Trails offers hillside locations with Red Rock views and premium positioning.

The Mesa is a newer development with contemporary homes and modern amenities.

The Paseos provides family-friendly character with parks and community focus.

Summerlin Centre offers proximity to Downtown Summerlin shopping and dining.

The Ridges represents Summerlin's ultra-luxury enclave with guard-gated estates.

Each village offers different price points, home styles, and community character—research specific villages for your priorities.

Downtown Summerlin

Downtown Summerlin anchors the community as the valley's premier outdoor shopping destination.

Features include over 125 shops and restaurants, major retailers and boutiques, celebrity chef restaurants and casual dining, entertainment venues and events, Las Vegas Ballpark (Aviators AAA baseball), and City National Arena (Vegas Golden Knights practice facility).

Downtown Summerlin provides walkable urban amenities within suburban community—a combination unique to Summerlin.

Summerlin Schools

Summerlin schools rank among the valley's best within Las Vegas city limits.

Elementary schools rate 6-8 out of 10 with several reaching 8.

Middle schools provide solid options with above-average ratings.

Palo Verde High School ranks among the valley's top public high schools with strong academics and athletics.

Comparison shows Summerlin schools competitive with Henderson while exceeding other Las Vegas areas.

For families, Summerlin delivers strong public education without Henderson commute.

Summerlin Safety

Summerlin provides excellent safety within Las Vegas city limits.

Crime rates run significantly below Las Vegas citywide averages.

Contributing factors include established community character, active HOAs, quality demographics, and master-planned design.

Guard-gated villages including The Ridges offer maximum security.

Comparison shows Henderson safer overall citywide, but Summerlin represents one of the safest options within Las Vegas proper.

Red Rock Canyon Access

Summerlin's Red Rock proximity is unmatched in the valley.

Distance to Red Rock Scenic Loop runs 10-20 minutes from most Summerlin locations.

Hiking access to trails is immediate from western Summerlin edges.

Mountain views are visible from many Summerlin homes and throughout the community.

Outdoor lifestyle including hiking, biking, and climbing is integrated into Summerlin living.

For outdoor enthusiasts, Summerlin offers what no other quality community provides—immediate access to world-class outdoor recreation.

Summerlin Location and Commute

Summerlin occupies northwest Las Vegas with specific commute patterns.

Strip commute runs 20-35 minutes via 215 Beltway and I-15.

Downtown Las Vegas runs 20-30 minutes via US-95.

Henderson runs 30-45 minutes cross-valley via 215 Beltway.

Airport runs 25-35 minutes to Harry Reid International.

Red Rock Canyon runs 10-20 minutes—the valley's closest quality community.

Northwest valley employment favors Summerlin. Southeast valley employment favors Henderson.

Summerlin vs Henderson

The valley's two premier communities serve different priorities.

Summerlin advantages include Red Rock proximity for outdoor enthusiasts, Downtown Summerlin shopping and dining, more established community with decades of development, and slightly better Strip access.

Henderson advantages include nationally-ranked safety (number two large cities), slightly better school averages, and more diverse community options from affordable to luxury.

Price comparison shows Summerlin median slightly higher than Henderson but both occupy premium tier.

The choice often comes down to northwest versus southeast geography and Red Rock versus Lake Mead outdoor preferences.

Who Should Buy in Summerlin

Summerlin suits outdoor enthusiasts prioritizing Red Rock access, buyers wanting established community with proven values, families seeking strong schools within Las Vegas, those valuing Downtown Summerlin amenities, northwest valley employment, and golfers wanting TPC Las Vegas access.

Summerlin may not suit buyers prioritizing maximum safety rankings (Henderson wins), those needing southeast valley location, budget-focused buyers seeking value pricing, and families wanting Henderson's school edge.

The Bottom Line

Summerlin represents the Las Vegas Valley's most complete master-planned community—30 years of development creating what newer communities aspire to become. Downtown Summerlin provides urban amenities. Red Rock provides outdoor lifestyle. Strong schools serve families. Proven values provide investment confidence. The premium pricing reflects genuine advantages no other community matches. For buyers who can afford Summerlin and prioritize northwest location, no other option compares.

I help families discover Summerlin's villages and find the right fit. Reach out for tours and honest comparison to Henderson alternatives.

Ready to explore Summerlin? Call or text Ryan Rose at 702-747-5921 for personalized guidance.

Frequently Asked Questions About Summerlin Las Vegas

Q1: What is the average home price in Summerlin in 2026?

The median home price in Summerlin ranges from $575,000 to $625,000, making it the Las Vegas Valley's highest-priced large-scale master-planned community. Prices range from $400,000 for condos and townhomes to multi-million dollar estates in areas like The Ridges, with most single-family homes falling between $500,000 and $1,200,000.

Q2: How far is Summerlin from Red Rock Canyon?

Summerlin is just 10-20 minutes from the Red Rock Canyon Scenic Loop, with immediate hiking trail access from western Summerlin edges. This proximity is unmatched among quality Las Vegas Valley communities, making Summerlin ideal for outdoor enthusiasts who prioritize hiking, biking, and climbing.

Q3: Are Summerlin schools good?

Yes, Summerlin schools rank among the best within Las Vegas city limits. Elementary schools rate 6-8 out of 10, with several reaching 8. Palo Verde High School ranks among the valley's top public high schools with strong academics and athletics. While competitive with Henderson schools, Summerlin offers strong public education without the Henderson commute.

Q4: What villages make up Summerlin?

Summerlin comprises several distinct villages including The Willows (established family-oriented), The Trails (hillside with Red Rock views), The Mesa (newer contemporary homes), The Paseos (family-friendly with parks), Summerlin Centre (near Downtown Summerlin), and The Ridges (ultra-luxury guard-gated estates). Each village offers different price points, home styles, and community character.

Q5: How long is the commute from Summerlin to the Las Vegas Strip?

The commute from Summerlin to the Las Vegas Strip takes 20-35 minutes via the 215 Beltway and I-15. Downtown Las Vegas is 20-30 minutes via US-95, while Henderson is 30-45 minutes cross-valley. Harry Reid International Airport is approximately 25-35 minutes away.

Q6: Is Summerlin safe?

Yes, Summerlin provides excellent safety within Las Vegas city limits, with crime rates running significantly below Las Vegas citywide averages. Contributing factors include established community character, active HOAs, quality demographics, and master-planned design. While Henderson rates safer overall citywide, Summerlin represents one of the safest options within Las Vegas proper.

Q7: What is Downtown Summerlin?

Downtown Summerlin is the valley's premier outdoor shopping and dining destination featuring over 125 shops and restaurants, major retailers and boutiques, celebrity chef restaurants, entertainment venues, Las Vegas Ballpark (home to the Aviators AAA baseball team), and City National Arena (Vegas Golden Knights practice facility). It provides walkable urban amenities within a suburban community setting.

Q8: Should I choose Summerlin or Henderson?

The choice depends on your priorities. Choose Summerlin for Red Rock proximity, Downtown Summerlin amenities, northwest valley employment, and established community character. Choose Henderson for nationally-ranked safety (number two among large U.S. cities), slightly better school averages, and southeast valley location. Both communities offer premium living with similar median prices, so geography and lifestyle preferences typically determine the best fit.

Q9: How large is Summerlin?

Summerlin spans approximately 22,500 acres in northwest Las Vegas along the base of the Spring Mountains. As the Las Vegas Valley's largest master-planned community, it has been continuously developed by The Howard Hughes Corporation since 1990, representing over 30 years of thoughtful planning and proven community development.

Q10: What amenities does Summerlin offer?

Summerlin offers extensive amenities including TPC Las Vegas championship golf (hosting PGA Tour events), Downtown Summerlin shopping and dining, numerous parks and trails, recreation centers, Las Vegas Ballpark, City National Arena, immediate Red Rock Canyon access, mature landscaping throughout, and village-specific community centers and pools. The 30+ years of development has created amenities that newer communities cannot match.