Summerlin Las Vegas: The Complete Area Guide

I've lived in Las Vegas for over two decades. I've sold homes in every zip code in the valley. And when people ask me where the best place to live in Las Vegas is, I give the same answer every time: Summerlin.

That's not a sales pitch. It's an observation backed by 18+ years of transactions, thousands of client conversations, and over 1,000 drone videos I've personally shot across the community. Summerlin isn't just a neighborhood — it's a 22,500-acre master-planned community spanning the entire western edge of the Las Vegas valley, from the 215 Beltway to the foothills of Red Rock Canyon.

Developed by the Howard Hughes Corporation over the past 30+ years, Summerlin is home to more than 100,000 residents across dozens of distinct villages, each with its own character, price range, and lifestyle. This guide breaks it down village by village so you know exactly where to look — and what to expect — when you're ready to make your move.

"Summerlin is unlike any master-planned community in the country. Thirty years of development, 250 miles of trails, Red Rock Canyon as your backyard, and villages ranging from $400K starter homes to $5M guard-gated estates — all connected by a single community vision."

The Trails Village

Price range: $400,000-$500,000
Zip code: 89134
Character: Established, mature landscaping, community-focused

The Trails is one of Summerlin's original villages, developed in the early-to-mid 1990s. The homes here are older — mostly 25-30 years — but the neighborhood has a maturity that newer communities can't replicate. Towering trees line the streets. Landscaping is fully grown. The parks are shaded and well-maintained.

Homes in The Trails are predominantly single-story and two-story traditional designs, ranging from 1,400 to 2,800 square feet. You'll find 3-4 bedroom floor plans with 2-car garages, many with pools. The lower price point makes this one of the most accessible entry points into Summerlin.

The tradeoff: homes here need updating. Kitchens, bathrooms, and flooring are often original or have been partially renovated. Buyers who are comfortable with a remodel project can get tremendous value — Summerlin location, established neighborhood, lower price, then invest $40-$80K in a modern renovation and could increase the home's market value.

The Paseos

Price range: $500,000-$700,000
Zip code: 89138
Character: Red Rock views, newer construction, active lifestyle

The Paseos sits in the heart of Summerlin's western expansion, and it's one of my favorite areas to show buyers. Built primarily between 2004 and 2012, these homes hit a sweet spot: modern enough to have open floor plans and updated finishes, but established enough to have mature landscaping and a settled community feel.

The defining feature of The Paseos is the views. Many homes along the western perimeter look directly at Red Rock Canyon — sandstone cliffs, desert washes, and protected wilderness just minutes from your back patio. Those view lots command a premium, but they're worth every dollar. I've shot drone footage across The Paseos dozens of times, and the sunset views from the elevated lots are genuinely spectacular.

The Paseos is served by some of the strongest schools in the valley, and the trail system connects directly to the larger Summerlin trail network. Multiple parks, a community center, and proximity to Downtown Summerlin make this a particularly popular choice for families with school-age children.

Tournament Hills

Price range: $800,000-$2,000,000+
Zip code: 89135
Character: Guard-gated luxury, golf course, prestige

Tournament Hills is one of Summerlin's premier guard-gated communities, positioned around TPC Las Vegas — the PGA Tour golf course that hosts the Shriners Children's Open every fall. This is old-money Summerlin. The homes are large (3,000-6,000+ square feet), the lots are generous, and the streets are quiet.

The guard gate provides 24/7 staffed security, and the community maintains a private park, walking paths, and exclusive common areas. Homes here range from custom builds on half-acre lots to semi-custom production homes from the mid-2000s.

Tournament Hills appeals to buyers who value a luxury, low-density neighborhood with real privacy who want a luxury, low-density neighborhood with real privacy. The price of entry is steep, but the value relative to comparable guard-gated communities in California or Arizona is significant — you get 2-3x the home for the same money.

The Mesa and Mesa Ridge

Price range: $1,000,000-$3,500,000+
Zip code: 89135
Character: Ultra-luxury, Toll Brothers, guard-gated, contemporary

Mesa Ridge is Summerlin's newest ultra-luxury enclave, developed by Toll Brothers in partnership with the Howard Hughes Corporation. This guard-gated community features contemporary desert architecture — flat roofs, floor-to-ceiling glass, indoor-outdoor living, and clean geometric lines that contrast sharply with the traditional Mediterranean and Tuscan styles found in older Summerlin villages.

Homes in Mesa Ridge range from 3,500 to 7,000+ square feet, with base prices starting above $1M and finished homes regularly closing between $1.5M and $3.5M after lot premiums, structural options, and design center upgrades. The lots are large by Las Vegas standards — many exceed 10,000 square feet — and the elevated position provides unobstructed views of the Strip skyline to the east and Red Rock Canyon to the west.

This is where I bring clients who are looking for new-construction luxury with a modern aesthetic. The build quality is excellent, the architecture is distinctive, and the guard-gated privacy is genuine. If you're exploring the luxury segment in Summerlin, Mesa Ridge should be on your list.

Stonebridge

Price range: $600,000-$900,000
Zip code: 89135
Character: Move-up buyers, newer builds, village parks

Stonebridge occupies a compelling middle ground in Summerlin's market. Built primarily from 2014 to 2020, these homes are relatively new, with modern floor plans, energy-efficient systems, and finishes that don't need immediate updating. The village includes several distinct neighborhoods from builders like Lennar, Toll Brothers, and William Lyon Homes.

The price range — $600K to $900K — positions Stonebridge as the natural step up from The Paseos for families who need more space or want a newer home without crossing into the $1M+ luxury tier. Homes here typically offer 2,400-3,800 square feet, 4-5 bedrooms, 3-car garages, and thoughtful outdoor living spaces.

Stonebridge has its own community parks with playgrounds, basketball courts, and picnic areas. The trail system connects to the broader Summerlin network, providing walking and biking access to Summerlin Centre Community Park and downtown.

Reverence

Price range: $700,000-$1,200,000
Zip code: 89138
Character: Guard-gated, Pulte Homes, mountain backdrop, resort amenities

Reverence is a guard-gated community built exclusively by Pulte Homes along the western boundary of Summerlin, directly against the Spring Mountains foothills. The setting is dramatic — desert washes, native vegetation, and Red Rock Canyon views from virtually every lot in the community.

What sets Reverence apart from other guard-gated communities is the amenity package. The community includes a private clubhouse with fitness center, resort-style pool and spa, bocce courts, event lawn, and a network of private hiking trails that connect to the broader Red Rock trail system. These are included in the HOA — no separate club membership required.

Pulte's floor plans in Reverence emphasize single-story living with optional second floors (the "Generation" and "NextGen" layouts that include separate suites for multi-generational families). Prices range from the low $700s for the smaller plans to $1.2M+ for the largest homes with premium view lots.

The guard gate, the amenities, the mountain setting, and the relative affordability compared to The Ridges or Mesa Ridge make Reverence one of my top recommendations for buyers in the $800K-$1M range who want guard-gated Summerlin without the $1.5M+ price tag.

Grand Park Village

Price range: $450,000-$700,000
Zip code: 89166
Character: Newest village, multiple builders, affordable entry point, trail access

Grand Park is Summerlin's newest and most actively developing village, located on the northwestern edge of the community. Howard Hughes Corporation opened this area for development in 2022, and multiple builders — including Lennar, Shea Homes, Taylor Morrison, and Woodside Homes — are actively selling.

The appeal of Grand Park is straightforward: brand-new construction in Summerlin at prices that are $100-$200K below what you'd pay in established Summerlin villages for comparable square footage. Homes range from 1,800 to 3,200 square feet, with 3-5 bedrooms and modern open-concept layouts. Builder incentives are particularly strong here because multiple builders are competing for the same buyer pool.

The village is anchored by a 20-acre community park (currently under construction, expected completion late 2026) with sports fields, playgrounds, splash pads, and a community center. The trail system is already partially built, connecting Grand Park to the existing Summerlin trail network.

The considerations: Grand Park is farther from the 215 Beltway and established retail than older Summerlin villages, so commute times to the east side of the valley are longer. SID/LID assessments are higher in new development areas — expect $150-$200/month on top of regular HOA dues. And the area is still under active construction, which means dust, construction traffic, and incomplete infrastructure for the next 2-3 years.

For buyers who want Summerlin's schools, trails, and community quality at a more accessible price point, Grand Park is the best value in the community right now. I cover these communities regularly in the community profiles.

La Madre Peaks and Astra

Price range: $1,000,000-$3,000,000+
Zip code: 89166
Character: Toll Brothers luxury, mountain proximity, modern architecture

La Madre Peaks and the Astra collection represent Toll Brothers' latest ultra-luxury play in Summerlin West. Situated at the highest elevations of the new development, these communities offer panoramic views of the entire Las Vegas valley — from the Spring Mountains behind you to the Strip skyline 15 miles east.

The architecture follows the same contemporary desert aesthetic as Mesa Ridge: clean lines, expansive glass, flat roofs, and seamless indoor-outdoor transitions. Floor plans range from 3,200 to 6,500+ square feet, with features like 12-foot ceilings, multi-slide glass doors, courtyard entries, and dedicated casita suites.

Base prices start above $1M, but finished homes with lot premiums, structural options, and design center selections typically close between $1.3M and $2.5M. The most premium view lots — those looking directly at Red Rock's sandstone formations — have carried premiums of $60,000-$80,000.

This is brand-new luxury in a brand-new location. The infrastructure is still developing, and the communities surrounding La Madre Peaks won't be fully built out for another 3-5 years. Buyers here are investing in location and long-term value. As Summerlin West fills in, these elevated lots will become increasingly rare, which has historically supported property values.

Downtown Summerlin

Character: Retail, dining, entertainment hub — not residential, but essential context

Downtown Summerlin isn't a village you live in — it's the commercial center that anchors the entire community. Located at the intersection of Sahara Avenue and the 215 Beltway, Downtown Summerlin is a 400-acre, open-air retail and entertainment district featuring over 125 stores, restaurants, and entertainment venues.

Key anchors include Macy's, Dillard's, and Lifetime Fitness. Dining ranges from fast-casual to high-end (Honey Salt, The Capital Grille, California Pizza Kitchen, True Food Kitchen). The Las Vegas Ballpark, home of the Aviators minor league baseball team, is located here, as is an 18-screen Regal cinema complex.

For Summerlin residents, Downtown Summerlin serves as the de facto town center — the place you go for dinner, weekend shopping, farmers markets (every Saturday morning from fall through spring), holiday events, and community gatherings. Its proximity to your home matters more than you might think when choosing a village.

Villages closest to Downtown Summerlin: The Paseos (5 minutes), Stonebridge (7 minutes), Tournament Hills (5 minutes), The Trails (8 minutes). Grand Park and La Madre Peaks are 12-15 minutes away.

Schools: The Real Reason Families Choose Summerlin

School quality is the number one driver of family relocation decisions in Las Vegas, and Summerlin consistently delivers the highest-rated schools in the Clark County School District. A few specifics:

Palo Verde High School (89138, 89166) is the flagship high school for western Summerlin. It consistently ranks among the top 3-5 public high schools in Nevada, with strong AP/IB programs, competitive athletics, and college acceptance rates that rival private schools. Families specifically target homes within the Palo Verde zone, which includes The Paseos, Grand Park Village, Reverence, and portions of Stonebridge.

Bonanza High School (89134, 89135) serves the eastern portions of Summerlin, including The Trails and parts of Tournament Hills. Bonanza has undergone significant improvement in recent years, with expanded magnet programs and a new STEM-focused curriculum. It's a solid school, though Palo Verde carries more prestige in the current market.

Elementary and middle school ratings vary by neighborhood, but the general pattern holds: Summerlin schools rate 7-10 out of 10 on GreatSchools and Niche, while schools on the east side of the valley often rate 3-5. This disparity is the single biggest factor driving the Summerlin price premium.

Several excellent private school options also exist in or near Summerlin:

• The Meadows School — Pre-K through 12th grade, one of Nevada's top private schools
• Bishop Gorman High School — Catholic, nationally recognized athletics, strong academics
• Pinecrest Academy — Public charter with several Summerlin-area campuses
• Doral Academy — Public charter, multiple locations, consistently high ratings

Trails, Parks, and Outdoor Amenities

Summerlin's trail system is one of its most underrated assets. Over 250 miles of interconnected trails weave through the community, linking villages, parks, schools, and commercial areas. You can walk, run, or bike from one end of Summerlin to the other without ever crossing a major intersection. I know because I've done it — and filmed it.

The trail system connects directly to the Red Rock Canyon National Conservation Area, giving Summerlin residents access to world-class hiking, rock climbing, and desert exploration literally from their back door. The 13-mile Scenic Loop Drive, Calico Hills, Ice Box Canyon, and dozens of other trails are 10-20 minutes from most Summerlin homes.

Community parks are everywhere. Each village has its own neighborhood parks, and several larger community parks serve the broader area:

• Summerlin Centre Community Park: 20 acres, sports fields, playground, community garden, walking loops
• The Vistas Park: Amphitheater, splash pad, extensive playground, event lawn
• Fox Hill Park: 6 acres, baseball diamonds, basketball courts, covered picnic areas
• Arbors Tennis and Play Park: 6 lighted tennis courts, playground, multi-use fields
• Willows Community Center: Indoor fitness facilities, pool, event spaces, classes

TPC Las Vegas deserves its own mention. This PGA Tour golf course cuts through the heart of Summerlin, offering public play alongside its annual PGA Tour event. Residents of Tournament Hills and surrounding areas have easy access to one of the best-maintained courses in the valley. Several other courses — Bear's Best, Red Rock Country Club, Siena Golf Club — sit within a short drive.

The Numbers: 22,500 Acres, 30+ Years, One Vision

Summerlin isn't a subdivision. It's a city-within-a-city, and the scale is staggering:

• 22,500 total acres — roughly the size of Manhattan
• 100,000+ residents across 30+ villages
• 250+ miles of trails connecting every village
• 30+ years of continuous development by the Howard Hughes Corporation
• 9 golf courses within or adjacent to the community
• 26 public and private schools serving Summerlin students
• 10+ community and recreation centers

The Howard Hughes Corporation maintains a long-term development plan for Summerlin that controls density, architectural standards, commercial placement, and open space preservation. This centralized planning is why Summerlin doesn't feel like a random collection of subdivisions — every village was designed to connect into a coherent community. That consistency is rare in Las Vegas, where much of the valley's growth has been developer-by-developer with minimal coordination.

Who Summerlin Is For — and Who It Isn't

Summerlin is ideal for buyers who prioritize school quality, professionals who want a short commute to the west side's business corridors (Summerlin to the Strip is 20-25 minutes), outdoor enthusiasts who use the trails and Red Rock Canyon regularly, those seeking walkable neighborhoods with convenient access to medical facilities (Summerlin Hospital is a top-rated facility), and California transplants who want a similar lifestyle at 40-60% of the cost.

Summerlin may not be the right fit if you work on the east side of the valley (Henderson, Lake Mead, Boulder City) — the commute from western Summerlin can stretch to 40-50 minutes in traffic. It's also a poor match if you want a large lot with no HOA. Every village in Summerlin has at least one HOA, and most have two or three. Monthly HOA costs of $200-$600 are standard.

If you're looking at Summerlin pricing and want to understand how specific villages compare to other parts of the valley, the Real Estate page has current listings filtered by community, and I'm always happy to run a detailed market analysis for any village that interests you.

My Recommendation

After thousands of transactions and 18+ years in this market, here's how I guide buyers through the Summerlin decision:

Under $500K: Start in The Trails. You'll get the Summerlin location, schools, and trail access at the lowest price point. Plan on a renovation budget of $40-$80K to modernize the home.

$500K-$700K: The Paseos or Grand Park Village. The Paseos gives you established neighborhood character and Red Rock views. Grand Park gives you brand-new construction with builder incentives. Different tradeoffs, both excellent.

$700K-$1.2M: Reverence or Stonebridge. Reverence if you want guard-gated privacy and resort amenities. Stonebridge if you want a newer home without the gate and slightly lower HOA costs.

$1.2M+: Mesa Ridge, La Madre Peaks, Tournament Hills, or The Ridges. Your choice depends on architecture preference (contemporary vs. traditional), view orientation (Strip vs. Red Rock), and whether you want new construction or an established estate.

Every one of these villages has listings I can walk you through this week. I know the floor plans, the builders, the HOA structures, the school zones, and the view corridors because I've been selling here for nearly two decades and I've flown my drone over every one of them.