Summerlin vs Southwest Las Vegas: Prices, Costs and Which One Fits You

by Ryan Rose

Thinking about Summerlin or southwest Las Vegas? Summerlin is one large master plan along the western rim of the valley. Southwest Las Vegas is a group of towns and communities south of it, closer to the Strip.

This guide puts them side by side. You will see recent sale prices, home types, who runs each area, drive times, HOA dues, taxes, parks and schools. Then you will see which buyers tend to fit each one.

In this guide:

The quick answer
What counts as southwest Las Vegas
City or county: who runs each area
Home prices side by side
Houses, townhomes and condos
Prices inside the southwest
Mountain's Edge vs Summerlin
Rhodes Ranch vs Summerlin
Spanish Trail vs Summerlin
Drive times
HOA dues and property taxes
Parks, trails and things to do
Schools
Who fits where
Homes for sale in both areas
Questions buyers ask

The quick answer

In recent closed sales, Summerlin cost more than the southwest valley. The Summerlin median was about $115,000 higher than the Enterprise / southwest area. Summerlin also had a higher median price per square foot. Southwest homes sold a little faster.

Topic	Summerlin	Southwest Las Vegas
What it is	One master-planned community on the western rim of the valley	A region, not one place. It takes in the towns of Spring Valley and Enterprise.
Who runs local services	The City of Las Vegas or Clark County, depending on the part	Clark County (Spring Valley and Enterprise are unincorporated towns)
Median sale price	$605,000	$489,970 (Enterprise / southwest area)
Median price per sq ft	$306	$251
Median days on market	33	28
Closed sales	445	397
2026 master HOA fee	$69 to $76 a month, by association	Depends on the community. Ask the HOA.
Big draw	Red Rock Canyon, about 12 to 13 minutes away, and more than 200 miles of trails	The Strip, about 11 to 19 minutes away without traffic

Closed sales, August 19, 2026 through October 19, 2026. Source: Las Vegas MLS closed sales export, pulled 2026-10-19. Areas are grouped by zip code, so they are close to but not the same as master plan or town lines. The southwest numbers are the Enterprise / southwest row, zips 89113, 89141, 89148 and 89178.

Next step: Pick the two or three things that matter most to you. Then read those sections first.

What counts as southwest Las Vegas

"Southwest Las Vegas" is not an official place name. It is a common name for the southwest part of the valley. Most of it falls in two unincorporated towns in Clark County: Spring Valley and Enterprise.

In this guide, southwest Las Vegas takes in these areas:

Spring Valley. An unincorporated town formed in May 1981. It covers about 35.5 square miles and had about 215,600 people in the 2020 Census. Spanish Trail is here.
Enterprise. The unincorporated town to the south. Southern Highlands and Mountain's Edge are here.
Rhodes Ranch. A guard-gated golf community in the Spring Valley area, zip 89148.

Summerlin

Summerlin is a master-planned community along the western rim of the valley. It sits against Red Rock Canyon National Conservation Area. It covers nearly 36 square miles and has more than two dozen villages. Building began in 1990, and the first residents arrived in March 1991. About 2,000 acres are still left to build.

Want to go deeper on one side? Read the Summerlin villages guide or the Spring Valley community guide.

Next step: When you see "southwest Las Vegas" on a listing, ask which town and which community the home is in.

City or county: who runs each area

Summerlin is one master plan, but it is split between two governments:

Most of Summerlin North and Summerlin West is in the City of Las Vegas.
Summerlin South, including Downtown Summerlin, is in unincorporated Clark County.

The southwest valley is simpler. Spring Valley and Enterprise are both unincorporated towns, so Clark County runs local services. Southern Highlands, for example, is served by Las Vegas Metro's Enterprise Area Command.

Why does this matter? City and county areas can have different services and different tax districts. So two homes with the same price can have different tax bills.

Valley wide, power comes from NV Energy, gas from Southwest Gas and water from the Las Vegas Valley Water District.

Next step: For any home you like, check the parcel on the Clark County Assessor website. It shows the tax district.

Home prices side by side

Here are recent closed sales for Summerlin, two southwest areas and the Las Vegas valley as a whole.

Area	Closed sales	Median sale price	Middle half of sales	Median price per sq ft	Median days on market
Summerlin	445	$605,000	$430,000 to $957,500	$306	33
Enterprise / southwest	397	$489,970	$408,625 to $597,970	$251	28
Spring Valley	386	$465,500	$369,289 to $591,250	$253	28
Las Vegas (valley wide)	4,045	$445,000	$360,000 to $577,000	$250	29

The Summerlin row covers zips 89134, 89135, 89138, 89144 and 89145. The Enterprise / southwest row covers zips 89113, 89141, 89148 and 89178. The Spring Valley row covers zips 89113, 89117, 89147 and 89148. It leaves out some zips that are partly in Spring Valley, so it is not all of Spring Valley.

The two southwest rows share zips 89113 and 89148. So do not add the rows together. Some homes in these zips also sit outside Summerlin or outside the town lines.

How to read these numbers

A median is the middle sale. Half sold for more, half for less. The middle half shows where most sales landed, from the lower quarter to the upper quarter.

Summerlin's middle half runs from $430,000 to $957,500. The Enterprise / southwest middle half runs from $408,625 to $597,970. So the low ends are close. The big gap is at the top, where Summerlin has more high-end sales.

Both southwest rows are closer to the valley-wide median of $445,000 than Summerlin is.

Example: The median price per square foot was $306 in Summerlin and $251 in the Enterprise / southwest row. That is about $55 more per square foot in Summerlin. Lot, view, age and updates all change the price.

Next step: Ask Ryan for recent sales in the one neighborhood you like, not just the area.

Houses, townhomes and condos

The gap between the two areas depends on the type of home. Here are the medians by type, for the same window.

Home type	Summerlin	Enterprise / southwest	Las Vegas (valley wide)
Single family	$692,902 (334 sales)	$512,000 (335 sales)	$480,950 (3,218 sales)
Townhome	$433,000 (67 sales)	$388,750 (44 sales)	$335,000 (441 sales)
Condo	$297,500 (44 sales)	$237,000 (18 sales)	$218,500 (354 sales)

For single family homes, the Summerlin median was about $181,000 higher than the Enterprise / southwest area. The number of single family sales was about even, 334 in Summerlin and 335 in the southwest row. Summerlin had more townhome and condo sales.

Both sides still have new homes being built. In Summerlin, new homes go up in the newer villages and districts, such as Redpoint, Kestrel and Grand Park.

Next step: Decide on house, townhome or condo first. It changes the price gap more than the area does.

Prices inside the southwest

The southwest is big, and prices change from one community to the next. Here are two southwest communities compared with Summerlin.

Area	Closed sales	Median sale price	Median price per sq ft	Median days on market	Single family median
Summerlin	445	$605,000	$306	33	$692,902
Southern Highlands (zip 89141)	106	$525,000	$253	26	$535,000
Mountain's Edge (zips 89178 and 89179)	119	$455,000	$235	28	$481,500

Closed sales, August 19, 2026 through October 19, 2026. Source: Las Vegas MLS closed sales export, pulled 2026-10-19. Areas are grouped by zip code, so they are close to but not the same as master plan or town lines. Southern Highlands (89141) sits inside the Enterprise / southwest numbers above. Only part of Mountain's Edge does: zip 89178 is in that row, but 89179 is not.

Summerlin and southwest prices by zip

Zip	Side	Closed sales	Median sale price	Median price per sq ft	Single family median
89134	Summerlin	106	$440,000	$292	$485,000
89135	Summerlin	103	$783,500	$381	$1,067,500
89138	Summerlin	123	$750,000	$318	$810,000
89144	Summerlin	53	$499,999	$298	$589,000
89145	Summerlin	60	$373,700	$230	$440,000
89113	Southwest	83	$552,410	$250	$565,000
89117	Southwest	108	$509,995	$257	$590,000
89141	Southwest	106	$525,000	$253	$535,000
89147	Southwest	82	$400,000	$249	$440,000
89148	Southwest	113	$449,500	$254	$467,000
89178	Southwest	95	$450,000	$239	$481,500
89179	Southwest	24	$482,000	$230	$482,000

Closed sales, August 19, 2026 through October 19, 2026. Source: Las Vegas MLS closed sales export, pulled 2026-10-19. Areas are grouped by zip code, so they are close to but not the same as master plan or town lines. Zip 89135 has many luxury sales, which pull its median up. Zips 89134 and 89145 take in some homes outside Summerlin's villages.

So the gap is not the same everywhere. Zip 89113, home to Spanish Trail, had a higher median than Summerlin zips 89134, 89144 and 89145.

Next step: If Summerlin feels out of reach, compare it to one southwest community at a time.

Mountain's Edge vs Summerlin

Mountain's Edge is a master-planned community in the town of Enterprise. Clark County lists its project area at about 2,500 acres, approved in September 2002. Mountain's Edge Regional Park is here, and Exploration Peak Park is nearby in Enterprise.

Topic	Summerlin	Mountain's Edge
Median sale price	$605,000	$455,000
Median price per sq ft	$306	$235
Single family median	$692,902	$481,500
Townhome median	$433,000	$350,440
Who runs local services	City of Las Vegas or Clark County, depending on the part	Clark County (Enterprise)
Drive to Bellagio, no traffic	About 23 minutes from Downtown Summerlin	About 19 minutes
Drive to Red Rock Canyon Visitor Center, no traffic	About 12 to 13 minutes	About 30 minutes

Closed sales, August 19, 2026 through October 19, 2026. Source: Las Vegas MLS closed sales export, pulled 2026-10-19. Areas are grouped by zip code, so they are close to but not the same as master plan or town lines. Mountain's Edge covers zips 89178 and 89179, which are bigger than the community.

In short, Mountain's Edge had a lower median price and a shorter drive to the Strip. Summerlin had higher prices and Red Rock Canyon close by. The drive between the two is about 22 minutes without traffic.

Rhodes Ranch vs Summerlin

Rhodes Ranch is a guard-gated, master-planned community built around a golf course. It has about 3,800 homes, with homes and golf from 1997. It has a 35,000 sq ft recreation center and a private water park called the Fun Zone. Southern Hills Hospital is just north.

Rhodes Ranch has no separate price numbers. Most of it sits in zip 89148, and its west part is in 89178. In the same window, zip 89148 had a median of $449,500 and a single family median of $467,000. Summerlin had a median of $605,000. Zip 89148 is bigger than Rhodes Ranch, so use it only as a rough guide.

Summerlin also has guard-gated choices, including The Ridges, Red Rock Country Club, Willow Creek and Ascension. The Summit is gated too.

Read more in the Rhodes Ranch community guide or The Ridges in Summerlin.

Spanish Trail vs Summerlin

Spanish Trail is a guard-gated golf community in Spring Valley, zip 89113. It covers 640 acres with more than 1,200 homes. It has 24/7 Community Safety and a 27-hole private golf course. Most homes there were built from 1984 to the early 2000s.

Spanish Trail has no separate price numbers. It sits inside zip 89113, which had a median of $552,410 in the same window. That zip is much bigger than Spanish Trail.

If you want gated golf on the west side, compare Spanish Trail with Red Rock Country Club in Summerlin. Red Rock Country Club is technically not part of the Summerlin master plan.

Next step: Tour one gated community on each side on the same day. Ask about the gate, the dues and the golf membership at each.

Drive times

Here is about how long each drive takes without traffic. Rush hour will take longer.

From	To Bellagio (the Strip)	To Fremont Street	To Red Rock Canyon Visitor Center
Downtown Summerlin	About 23 minutes (12.2 miles)	About 18 minutes (12.7 miles)	About 13 minutes (6.7 miles)
The Vistas, Summerlin West	About 25 minutes (13.4 miles)	About 19 minutes (13.0 miles)	About 12 minutes (6.3 miles)
Spring Valley (Rainbow Blvd and Flamingo Rd)	About 11 minutes (4.7 miles)	About 15 minutes (9.4 miles)	About 20 to 25 minutes
Mountain's Edge	About 19 minutes (11.2 miles)	About 22 minutes (15.8 miles)	About 30 minutes (19.3 miles)
Southern Highlands	About 16 minutes (9.5 miles)	About 19 minutes (14.1 miles)	About 33 minutes (21.2 miles)

Drive times are route estimates from OpenStreetMap data with no traffic, checked October 22, 2026. Mountain's Edge and Southern Highlands use an approximate point in each community.

From Spring Valley at Rainbow Blvd and Flamingo Rd, Downtown Summerlin is about 12 minutes away. From Southern Highlands, it is about 24 minutes. So a southwest home can still be a short drive to Summerlin shops and parks.

Next step: Drive from each area to your work at rush hour before you tour homes.

HOA dues and property taxes

The price of the home is only part of the cost. Plan for HOA dues, property taxes and insurance too.

HOA dues

Topic	Summerlin	Southwest Las Vegas
Master association	Three: Summerlin North, Summerlin South and Summerlin West	Depends on the community
2026 master fee	North $74, South $76, West $69 a month	Ask the HOA
What else	Each master fee includes a $37 share for The Summerlin Council. A neighborhood fee may be added on top.	A neighborhood HOA fee may apply. In Southern Highlands, the private golf club is separate from HOA dues, and the master HOA has no pools.

Property taxes

Both areas are in Nevada, so the same state rules apply:

Nevada has no state personal income tax.
Assessed value is 35% of taxable value.
The yearly increase in the tax bill is capped at 3% on a primary home and up to 8% on other property. The cap limits the bill, not the value.

Tax rates differ by tax district. In many City of Las Vegas districts, the rate is about $3.28 per $100 of assessed value. Unincorporated county areas have their own rates. Check the parcel on the Clark County Assessor website for any home you like.

Parts of Summerlin are in Special Improvement Districts. Any unpaid balance passes to the buyer at sale, so ask about it early.

Next step: Ask for the HOA resale packet and the last tax bill before your inspection period ends.

Parks, trails and things to do

Topic	Summerlin	Southwest Las Vegas
Nearby public land	Red Rock Canyon National Conservation Area, about 12 to 13 minutes away	Red Rock Canyon, about 20 to 33 minutes away, depending on the area
Trails and parks	More than 200 miles of trails	Desert Breeze Park in Spring Valley (119 developed acres, the second-largest Clark County park), Mountain's Edge Regional Park and Exploration Peak Park
Community amenities	Ask about the parks in the village you like	Southern Highlands has seven community parks and two dog parks. Rhodes Ranch has a 35,000 sq ft recreation center and the Fun Zone water park.
Sports and shopping	Downtown Summerlin, which opened in 2014, Las Vegas Ballpark (home of the Las Vegas Aviators) and City National Arena (Golden Knights practice facility)	A short drive to the Strip

Exploration Peak Park in Enterprise climbs to a 2,846-foot peak. Las Vegas Ballpark, home of the Triple-A Aviators, opened in 2019 and seats 8,196.

Next step: Spend one Saturday in each area. Walk a park, grab lunch and see which one feels like home.

Schools

Public schools on both sides are part of the Clark County School District (CCSD). School zones are set by address, and they can change. Check each address with CCSD before you write an offer.

Magnet school seats are by application. The School Choice window for the 2027-28 school year runs from October 5, 2026 to January 12, 2027, at 3:00 p.m.

Next step: Run every address on your short list through CCSD before you tour.

Who fits where

There is no single winner. It comes down to how you want to live.

If you want...	Look first at
Red Rock Canyon and trails close by	Summerlin
A shorter drive to the Strip	Southwest Las Vegas
A lower median price for a single family home	Southwest Las Vegas
A lower-priced townhome or condo	Southwest Las Vegas
One master plan with set master fees	Summerlin
Guard-gated golf living	Both: Spanish Trail and Rhodes Ranch in the southwest, The Ridges and Red Rock Country Club in Summerlin
High-end homes on the west side	Summerlin

Also comparing other parts of the southwest? Read the guide to Southern Highlands, or see east side vs west side Las Vegas. Looking closer at Summerlin? Read the guide to Ridgebrook, a Summerlin village.

Weighing one area at a time? Read Spring Valley vs Summerlin or Summerlin vs Southern Highlands.

Next step: Tour one home in Summerlin and one in the southwest on the same day. The right fit is often clear by the end.

Homes for sale in both areas

Want to see what is for sale right now? Ask Ryan for a search set to your price, home type and the area you like. Learn more about working with Ryan as a Summerlin real estate agent.

Questions buyers ask

Is Summerlin or southwest Las Vegas more expensive?

In closed sales from August 19, 2026 through October 19, 2026, Summerlin had a median sale price of $605,000. The Enterprise / southwest area had a median of $489,970. That is about $115,000 less. Summerlin also had a higher median price per square foot, $306 vs $251. Both areas are grouped by zip code.

What areas count as southwest Las Vegas?

Southwest Las Vegas is not an official place name. It is a common name for the part of the valley that takes in Spring Valley and Enterprise. Both are unincorporated towns in Clark County. Communities there include Southern Highlands, Mountain's Edge, Rhodes Ranch and Spanish Trail.

Is Summerlin in the City of Las Vegas or Clark County?

Both, depending on the street. Most of Summerlin North and Summerlin West is in the City of Las Vegas. Summerlin South, including Downtown Summerlin, is in unincorporated Clark County. Spring Valley and Enterprise, the two towns that make up most of southwest Las Vegas, are unincorporated Clark County.

How does Mountain's Edge compare to Summerlin?

Mountain's Edge is a master-planned community in Enterprise, in the southwest valley. In closed sales from August 19, 2026 through October 19, 2026, the Mountain's Edge area (zips 89178 and 89179) had a median of $455,000. Summerlin had a median of $605,000. Summerlin sits against Red Rock Canyon. Mountain's Edge is closer to the Strip.

How does Rhodes Ranch compare to Summerlin?

Rhodes Ranch is a guard-gated, master-planned community built around a golf course, with about 3,800 homes. It sits mostly in zip 89148. It has no separate price numbers. In closed sales from August 19, 2026 through October 19, 2026, zip 89148 had a median of $449,500, and Summerlin had a median of $605,000.

Which is closer to the Strip, Summerlin or southwest Las Vegas?

Most of the southwest valley is closer. Without traffic, the drive to Bellagio is about 11 minutes from Rainbow Blvd and Flamingo Rd in Spring Valley and about 19 minutes from Mountain's Edge. From Downtown Summerlin it is about 23 minutes. Summerlin is closer to Red Rock Canyon.

How do HOA dues compare, Summerlin vs southwest Las Vegas?

Summerlin has three master associations. Their 2026 master fees are $74 a month for Summerlin North, $76 for Summerlin South and $69 for Summerlin West. In the southwest valley, dues depend on the community and the home. In both areas, a neighborhood HOA fee may be added. Ask the HOA for current dues before you write an offer.

Can Ryan show homes in both Summerlin and southwest Las Vegas?

Yes. Ryan Rose focuses on Summerlin and the southwest valley. Call or text Ryan at 702-747-5921 to tour homes in both areas on the same day.

Local Insight

Summerlin and the southwest valley can both be a great place to live. The fees, the tax district, the school zone and the price can all change from one street to the next. Ryan focuses on Summerlin and the southwest valley, and he'd be glad to help you compare homes on both sides.

Tell Ryan how you want to live, and he'll help you narrow it down. No pressure. Call or text Ryan at 702-747-5921 or email ryan@rosehomeslv.com.

Ryan Rose | Real Broker, LLC | 702-747-5921

Source: The Summerlin Council, December 2025 newsletter (2026 master fees), accessed October 22, 2026

Source: Clark County GIS, Political Boundaries, accessed October 22, 2026

Source: Clark County, Mountain's Edge, accessed October 22, 2026

Source: Clark County Parks, Desert Breeze Park, accessed October 22, 2026

Source: OpenStreetMap routing (OSRM), drive times with no traffic, accessed October 22, 2026

Source: Bureau of Land Management, Red Rock Canyon, Planning Your Visit, accessed October 22, 2026

Source: Las Vegas Aviators, Las Vegas Ballpark, accessed October 22, 2026

Source: Nevada Revised Statutes, Chapter 361, accessed October 22, 2026

Source: Nevada Legislature, Property Tax Rates (Redbook) FY 2026-27, accessed October 22, 2026

Source: Nevada Department of Taxation, Income Tax in Nevada, accessed October 22, 2026