Summerlin
The 22,500-acre Howard Hughes master-plan on the western edge of the valley.
Summerlin is the master-planned community that defines West Las Vegas. Developed by The Howard Hughes Corporation beginning in 1990 on land originally purchased by Howard Hughes, the community spans 22,500 acres along the eastern slope of the Spring Mountains and runs from West Charleston Boulevard north to Lone Mountain Road. More than thirty distinct villages now sit inside that footprint, each with its own builder lineup, price band, school assignment, and personality.
What buyers usually mean by “Summerlin” depends on which village they are in. The Ridges is the highest price tier — custom homes on lots that back to Red Rock Canyon, with a private Jack Nicklaus signature golf course. The Summit Club is the ultra-private membership-only enclave (Tom Fazio golf, Discovery Land Company). Red Rock Country Club is the established luxury option with two Arnold Palmer-designed courses. Tournament Hills, Tournament Players Club, and The Paseos sit at high-end-but-attainable price points. Reverence, the newest village, is Pulte-built and targets move-up buyers in the $800K-$1.5M range. Regency at Summerlin is the 55+ Toll Brothers community. Older villages like The Trails, The Hills, Sun City Summerlin, and The Vistas offer more attainable price points and established trees.
The Summerlin master-plan was designed around Howard Hughes’ original vision: a city-within-a-city with parks, schools, shopping, and trails baked into the plan rather than added afterward. The result is a community where you can walk to a grocery store, drop kids at a school three blocks away, and still hike Red Rock from a trailhead inside the master-plan. Downtown Summerlin (the open-air shopping district at the geographic center) added retail, restaurants, and the Las Vegas Ballpark (Aviators baseball, 10,000 seats) and the Lifeguard Arena. Summerlin Hospital Medical Center anchors the medical side. The Las Vegas LDS Temple sits on a prominent ridge.
Schools and family life
Summerlin is served by Clark County School District, with a deliberate concentration of high-performing public schools (Palo Verde High School consistently ranks among the state’s top public high schools per niche.com; GreatSchools ratings available at greatschools.org). Private options include Faith Lutheran, The Meadows School, and Bishop Gorman High School (just east of Summerlin proper). Family-oriented buyers tend to target villages with newer elementary schools and parks within walking distance.
Lifestyle
Red Rock Canyon National Conservation Area is the defining geographic feature — over 200,000 acres of protected desert and red sandstone immediately to the west. Trails like Calico Basin, Lost Creek, and Ice Box Canyon are 10-20 minutes from most Summerlin homes. The community itself has more than 250 miles of trails and 150+ parks. Summer evenings on the ridge villages offer something Henderson does not: a 10-15 degree temperature differential vs. the basin floor.
Price ranges
As of the most recent market cycle, single-family resale in Summerlin spans roughly $450K (older Sun City Summerlin condos and townhomes) to $5M+ (custom Ridges and Summit estates). The Summerlin master-plan median sat at approximately $686,000 in Q1 2026 across multi-source aggregator data, with sub-area variation: Summerlin South ran around $815K, Summerlin West around $805K (-2.5% YoY), and older sub-villages like Sun City Summerlin running closer to $500K. Median for typical move-up family homes. New construction at Reverence and Stonebridge ranges $700K-$1.4M base, before lot premiums and upgrades. For active and accurate listings, the Q1 2026 reference data above is directional; the most current live listings are at Ian’s eXp profile.
