Summerlin Real Estate: Villages, Homes, and How to Buy or Sell
Quick answer: Summerlin is a master-planned community on the west edge of the Las Vegas Valley, next to Red Rock Canyon. It covers about 22,500 acres and is built by Howard Hughes. It is split into villages. Each village has many smaller neighborhoods, each with its own homes, HOA rules, and prices.
Start by picking the village and home type that fit you. Then check the exact address for city or county services, HOA rules, school zone, and any Special Improvement District (SID) assessment.
About 22,500 acres
1991, in The Hills village
300+ parks and 200+ miles of trails (Summerlin, Nov. 2026)
City of Las Vegas or Clark County, by address
How Summerlin Is Set Up
Summerlin has three levels. Knowing them makes your search easier.
- The master plan. Summerlin as a whole. Howard Hughes plans the villages, parks, and trails.
- Villages. Large areas such as The Arbors or The Ridges. Each has its own parks and feel.
- Neighborhoods. The smaller tracts inside a village. Builders, home styles, gates, and sub-HOA dues are set here.
Different master and neighborhood associations serve Summerlin homes. Which associations apply depends on the address. Read the resale packet to confirm yours. Summerlin posts an HOA map and a SID map on its Maps and Guides page.
City, County, and ZIP Codes
Summerlin is not a city. Much of it is in the City of Las Vegas. Summerlin South is in unincorporated Clark County. Many Summerlin homes use Las Vegas mailing addresses. The mailing name does not set the local government.
ZIP codes can cross village lines. They do not set your city, HOA, or school. For each address, check:
- The Clark County Assessor parcel search for the parcel and tax details.
- The CCSD zoning search for the assigned schools.
- The HOA resale packet for dues and rules.
ZIP guides on this site: 89134 · 89135 · 89138 · 89144 · 89145 · Las Vegas ZIP code map
Summerlin Location Map
Compare Selected Summerlin Villages
These are a few villages with clear differences. Facts come from Summerlin's history timeline and villages page. Acres are village totals, not lot sizes.
| Village | Started | What the developer describes | Our guide |
|---|---|---|---|
| The Hills South | 1991 | 725 acres. Summerlin's first custom-home areas, such as Eagle Hills and Tournament Hills. Home of TPC Summerlin, a private club. | Tournament Hills |
| The Canyons | 1995 | 754 acres. Single- and multi-family homes, custom-home areas, and TPC Las Vegas. | The Canyons |
| The Arbors | 1996 | 1,206 acres. Single- and multi-family homes and four major parks. | The Arbors |
| The Willows | 1997 | 731 acres. Single- and multi-family homes, plus Willow Creek, a guard-gated custom-home area. | The Willows |
| Summerlin Centre | 1997 | 1,004 acres. Single- and multi-family homes near Downtown Summerlin. Still listed as actively selling. | Summerlin Centre |
| Red Rock Country Club | 1998 | 738 acres. A guard-gated village developed by Sunrise Colony Company. | Red Rock Country Club |
| The Ridges | 2000 | 793 acres. Guard-gated custom and semi-custom homes. Ask about current resale homes, lots, and club terms. | The Ridges |
| Redpoint and Redpoint Square | 2020 | Began selling in 2020 on Summerlin's western edge. Redpoint Square offers attached and detached homes. | Redpoint |
Summerlin also lists newer villages, such as Grand Park, Kestrel, Kestrel Commons, La Madre Peaks, and The Peaks, as actively selling. See Summerlin's villages page for the current list. Our new Summerlin communities page covers more.
Choose Your Home Route
| If you want | Where to start | What to check |
|---|---|---|
| A resale single-family home | Older villages such as The Arbors, The Willows, or The Canyons | Roof and system age, HOA packet, and any SID balance |
| A new builder home | Villages Summerlin lists as actively selling | What the base price includes, builder terms, and how the builder handles agent registration |
| A condo or townhome | Villages with multi-family homes. See our Summerlin condo guide | HOA budget, reserves, rental rules, insurance |
| A 55+ home | Age-qualified neighborhoods like Sun City Summerlin and Siena | Current CC&Rs on age, occupancy, and guests |
| A guard-gated or custom home | The Ridges, Red Rock Country Club, Tournament Hills, Willow Creek | Gate rules, design review, sub-HOA dues |
| A golf-course home | Areas near TPC Summerlin, TPC Las Vegas, or Red Rock Country Club | Club membership is separate. Some clubs are private. Views vary by lot. |
For age-qualified options across the valley, see our Las Vegas 55+ communities guide. For golf areas, see Summerlin golf course communities.
Daily Life: Parks, Trails, and Downtown Summerlin
- Parks. Summerlin says it has more than 300 parks. Park features include sports fields, courts, pools, and shaded play areas.
- Trails. Summerlin says it has over 200 miles of trails. It plans to grow past 250 miles.
- Downtown Summerlin. The shopping and dining center opened in October 2014. Las Vegas Ballpark opened there in 2019.
- Red Rock Canyon. The national conservation area sits on Summerlin's west side.
Not every amenity is open to every resident. Some pools, clubhouses, and gated areas belong to a single HOA or club. Ask what your HOA dues cover.
Buyer Checklist
- Pick the home type: resale, new build, condo, 55+, custom, or golf.
- Pick the setting: view, lot size, gate, and how close you want to be to Downtown Summerlin or the 215.
- Check the parcel: city or county, property taxes, and any separate SID assessment.
- Read the HOA packet: master and sub-HOA dues, rules, and reserves.
- Check the school zone with the exact address on the CCSD site.
- For new builds, ask how the builder handles agent registration before your first visit.
- Walk the lot at the times you care about. Views and noise vary by lot.
- Compare sold homes in the same neighborhood, not Summerlin as a whole.
Selling a Summerlin Home
Summerlin covers many price points. A Summerlin-wide average will not price your home. Good pricing uses recent sales of similar homes in your village or neighborhood. Lot, view, gate, age, updates, and HOA dues all matter.
Get your HOA documents and SID details ready early. Buyers will ask about them.
Buying in Summerlin?
Call Diana Valento, REALTOR® with RE/MAX Reliance. Diana has 16 years of Las Vegas real estate experience and has sold 500+ homes. She will set up a custom home search for the villages and home type you want.
Selling in Summerlin?
Ask Diana for a price review of your home. She will compare it with recent sales near you and walk you through listing steps.
More Summerlin Guides
- Tournament Hills
- The Ridges
- Red Rock Country Club
- The Hills
- Stonebridge
- Redpoint
- Siena
- Sun City Summerlin
- Summerlin neighborhoods map
- Las Vegas 55+ communities
Summerlin Real Estate FAQs
Is Summerlin a city?
No. Summerlin is a master-planned community, not a city. Parts are in the City of Las Vegas. Summerlin South is in unincorporated Clark County. Check the parcel record for any address.
Does a Las Vegas mailing address mean the home is in the City of Las Vegas?
No. A mailing city and ZIP code are set by the post office. They do not tell you the city, HOA, or school zone. Check the county parcel record and the CCSD zoning search.
Are all Summerlin homes guard-gated or 55+?
No. Most Summerlin villages are not 55+. Some neighborhoods are guard-gated, and some are age-qualified. Check the exact neighborhood.
Do Summerlin homes include golf club membership?
No home should be assumed to include membership. Golf clubs in Summerlin have their own rules, and some are private. Get any membership offer in writing from the club.
What is a SID in Summerlin?
A SID is a Special Improvement District. Some properties have assessments for public improvements. Check the current balance and payment schedule with the city or district that manages the assessment. Summerlin publishes a SID map.
How do I find the school for a Summerlin address?
Use the Clark County School District zoning search with the exact address. School zones can change, so check again before you close.
How should I price a Summerlin home to sell?
Use recent sales of similar homes in the same village or neighborhood. Size, lot, view, gate, age, and HOA dues all affect value. Diana can prepare a property-specific price review.
Sources
Checked November 5, 2026. Details can change.
- Summerlin: Historical Timeline (village start years, acres, Downtown Summerlin, Las Vegas Ballpark)
- Summerlin home page (300+ parks, 200+ miles of trails, Red Rock Canyon)
- Summerlin: Actively Selling Villages
- Summerlin: Trails (plan to expand past 250 miles)
- Summerlin: Custom Homesites (The Ridges homesites sold out)
- Summerlin: Age Qualified Neighborhoods
- Summerlin: Maps and Guides (border, HOA, SID, and ZIP code maps)
- Wikipedia: Summerlin, Nevada (22,500 acres; City of Las Vegas and Clark County; associations)
- Wikipedia: Summerlin South, Nevada (unincorporated Clark County)
- Clark County School District: Zoning
- Clark County Assessor: Parcel Search
Diana Valento, REALTOR®, Nevada license S-0169007, RE/MAX Reliance. Each Office Independently Owned and Operated. This page is general information, not legal or tax advice. HOA, SID, club, school, and age rules come from current official records and documents.