Neighborhood Guide
Summerlin Las Vegas — Luxury Buyer Breakdown (2026)
Summerlin is not a neighborhood — it is a 22,500-acre master-planned community with 30+ distinct villages, 200+ miles of trails, and its own commercial district. For California and Hawaii buyers at the $800K–$1.5M+ level, the question is not whether to buy here, but which community within Summerlin matches your lifestyle.
Verified Reviews
Authority Statement
“Summerlin is where most of our California clients land. We know which communities match which lifestyle, which streets have the best views, and which HOAs are investor-friendly. This is our specialty.”
Summerlin does not feel like Las Vegas. No neon signs, no casinos, no tourist crowds. It feels like a high-end Southern California suburb — but with cleaner streets, newer construction, and mountain views from nearly every vantage point. Red Rock Canyon is 5–15 minutes away.
Table of Contents
Price Tiers
Entry Luxury to Ultra-Luxury
Summerlin spans from $500K entry points to $5M+ custom estates. Understanding the tiers helps narrow your search.
Entry Luxury
Established communities with 2,400–3,200 sq ft homes built 2005–2018. Community pools, well-maintained HOA. The Paseos and Summerlin Centre deliver excellent value.
Core Luxury
The sweet spot for CA/HI relocators. 3,000–4,500 sq ft, modern floor plans, multi-gen suites, chef's kitchens, resort backyards. Guard-gated at upper end.
Ultra-Luxury
The Ridges is Summerlin's crown jewel — 4,500–8,000+ sq ft custom estates with Strip and mountain views. Competes with Montecito at a fraction of the price.
Community 1
The Ridges
Ultra-luxury, privacy, custom builds, Strip/mountain views
$1.5M–$5M+
Home Sizes
4,500–8,000+ sq ft
HOA (Est.)
$250–$500/mo
Investor-Friendly
Limited — primary residence focus
What Sets It Apart
- Guard-gated with 24/7 security
- Custom-build lots with architectural significance
- Summerlin's most exclusive enclave
- Panoramic Strip and Red Rock views
- Competes with Montecito at 1/3 the price
Community 2
Red Rock Country Club
Golf lifestyle, entertaining, prestige address
$900K–$2.5M
Home Sizes
2,800–5,500 sq ft
HOA (Est.)
$350–$600/mo (golf separate)
Investor-Friendly
Limited — golf community restrictions
What Sets It Apart
- Two Arnold Palmer Signature golf courses
- Award-winning clubhouse and dining
- Guard-gated with mountain backdrop
- Active social calendar and events
- Premium resale value in Summerlin
Community 3
Mesa Ridge
Modern luxury, mountain views, young professionals
$1M–$2M
Home Sizes
3,000–5,000 sq ft
HOA (Est.)
$200–$350/mo
Investor-Friendly
Limited — newer guard-gated, primary residence focus
What Sets It Apart
- Newest guard-gated community in Summerlin
- Contemporary architecture and floor plans
- Unobstructed Red Rock Canyon views
- Strong appreciation since opening
- Low-density, large lots
Community 4
Stonebridge
Families, established professionals
$800K–$1.3M
Home Sizes
2,500–4,000 sq ft
HOA (Est.)
$100–$200/mo
Investor-Friendly
Yes — long-term leases allowed in most areas
What Sets It Apart
- Strong school zones within Summerlin
- Community feel with parks and pools
- Well-maintained, established landscaping
- 10–15 min to Downtown Summerlin
- Good balance of value and luxury
Community 5
The Paseos
Young families, first-time luxury buyers
$600K–$950K
Home Sizes
2,000–3,200 sq ft
HOA (Est.)
$80–$180/mo
Investor-Friendly
Yes — most sub-communities allow rentals
What Sets It Apart
- Entry point to Summerlin lifestyle
- Excellent parks and trail access
- Active community with young families
- Newer construction (2008–2018)
- Strong rental demand if needed
Community 6
Regency by Toll Brothers
Semi-retired, active adult, low maintenance
$700K–$1.1M
Home Sizes
1,800–2,800 sq ft
HOA (Est.)
$180–$280/mo
Investor-Friendly
55+ community — limited rental
What Sets It Apart
- 55+ age-restricted community
- Resort-style amenities and pools
- Toll Brothers build quality
- Single-story options available
- Active social programming
Community 7
Summerlin Centre
Investors, value-focused buyers, walkability
$500K–$800K
Home Sizes
1,600–2,600 sq ft
HOA (Est.)
$60–$150/mo
Investor-Friendly
Yes — strong rental demand
What Sets It Apart
- Walking distance to Downtown Summerlin
- Most affordable Summerlin entry point
- Strong rental yields (5–6%)
- Close to shops, dining, entertainment
- Ideal for young professionals
Quick Reference
Summerlin Communities at a Glance
Side-by-side comparison of entry price, HOA, and investor viability across Summerlin's premier communities.
HOA fees are illustrative estimates and vary by sub-community. School ratings are general assessments. Verify current CC&Rs and school assignments before purchase.
Recommendations
Top 3 Communities by Buyer Type
Based on working with hundreds of California and Hawaii relocators, these are the communities that match each buyer profile.
Family Buyer
- Stonebridge: Strong schools, community feel, well-maintained
- The Paseos: Excellent parks and trail access
- Mesa Ridge: Newer construction, guard-gated at upper end
Single Professional
- Summerlin Centre: Walkable to Downtown Summerlin dining
- The Paseos: Active lifestyle, trail access
- Stonebridge: Remote work space and quiet
Semi-Retired Investor
- Regency: 55+ resort amenities, Toll Brothers quality
- Red Rock CC: Golf lifestyle, prestige address
- The Ridges: Privacy, views, long-term appreciation
Frequently Asked Questions
Common questions from California and Hawaii buyers considering Summerlin.
What are the actual HOA fees in Summerlin?
Total HOA (master + sub-community) ranges from ~$100/month in older communities to $600+/month in golf and guard-gated communities. Always request the most recent HOA budget and reserve study before purchasing.
Can I run a short-term rental in Summerlin?
In most communities, no. HOA CC&Rs typically prohibit stays under 30 days, and Clark County requires STR permits with distance restrictions. If STR is your strategy, Summerlin is likely not the right fit.
Which streets in Summerlin have the best views?
Western edge of The Ridges and Mesa Ridge offer unobstructed Red Rock Canyon views. Higher-elevation lots in Stonebridge and Red Rock CC capture Strip views to the east. View lots command 10%–25% premium.
How far is the Strip from Summerlin?
20–30 minutes via 215 Beltway or Summerlin Parkway, depending on traffic and location. Rush hour (4–6 PM) adds 10–15 minutes. Harry Reid Airport is ~25–35 minutes.
Is Summerlin oversaturated with new construction?
Buildable land is running out. The master plan is ~85% built out. New construction is increasingly in western/northern edges, and prices reflect scarcity. This supply constraint supports long-term values.
Find Your Summerlin Community
Book a 15-minute strategy call. Tell us your budget, must-haves, and deal-breakers — we will match you to the 2–3 Summerlin communities that fit and send you current inventory.