Area
Summerlin
Summerlin is the master-planned community on Las Vegas's western edge - Red Rock Canyon vistas, mature trees, and some of the most exclusive private clubs in the American West.
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Courtesy of Boeckle & Co. Joseph Debenedetto Listing Contact: (725) 465-7646My Neighborhood Files
Summerlin, Explained Without the Brochure Gloss
Summerlin is a 22,500-acre master-planned community running along the west edge of the valley against Red Rock Canyon. It is not one neighborhood; it is dozens of villages built across more than three decades, and the differences between them are the whole story. When a buyer tells me they want Summerlin, my first job is figuring out which Summerlin they mean.
This guide is the framework I use to sort that out: how the villages differ by era, what the association structure really costs, and how the geography shapes your daily drive.
Who the community fits
Summerlin fits buyers who want infrastructure that is already mature: hundreds of parks, an extensive trail system, established retail at Downtown Summerlin, and village centers that were planned rather than improvised. It also fits buyers who want western elevation and Red Rock Canyon access, since the conservation area is minutes from the western villages.
It is a weaker fit for buyers optimizing purely on price per square foot, because the master plan premium is real and persistent, or for buyers who want acreage and no association, which Summerlin essentially does not offer.
The housing stock: three eras, three products
The original villages from the late 1980s through the 1990s offer mature trees, larger lots in places, and homes that often need systems updates but sit in fully settled neighborhoods. The 2000s wave added villages like The Willows and The Paseos with a broad single-family range plus gated enclaves. Summerlin West is the current frontier: new construction with modern desert architecture climbing toward the foothills.
Across all eras the stock spans condominiums and townhomes, production single-family homes, and custom and semi-custom estates in guard-gated communities like The Ridges. Almost every price band above the valley median has a Summerlin answer; the question is which era and village fit your priorities.
The HOA reality
Nearly every Summerlin home pays an assessment to the Summerlin master association, which maintains the trail system, community parks, and shared streetscapes. On top of that, many villages and most gated enclaves carry their own sub-association dues, and condominium and townhome communities add dues that cover buildings and insurance. The stack ranges from modest to substantial depending on the product.
Design standards are enforced and they are part of why Summerlin holds value: paint palettes, landscaping, and modifications go through review. Buyers who want full autonomy over a home's exterior should weigh that honestly. I pull the exact assessment stack, reserve health, and any pending special assessments on every Summerlin home my clients pursue.
Commute anchors
The 215 Beltway is Summerlin's spine, running the length of the community. The Strip and the resort corridor run roughly 20 to 25 minutes from most villages, Harry Reid International about 25 to 30, and downtown Las Vegas about 20 to 25 via Summerlin Parkway. Downtown Summerlin itself is a genuine employment and retail anchor, and Summerlin Hospital and City National Arena add daily-life gravity inside the community.
Red Rock Canyon National Conservation Area sits directly west, which is a five-to-fifteen-minute reality for the western villages, not a marketing line.
Drive times are typical off-peak estimates and vary with traffic. Association assessments vary by village, enclave, and product type; I verify the exact stack on every transaction.
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The Next Move Method™ Data Protocol
Summerlin spans parts of ZIP 89138, ZIP 89135, ZIP 89134 and ZIP 89148, among others. Each ZIP's figures cover the whole ZIP, not only Summerlin.
Overview
ZIP 89138 · 2020-2024 estimates
ZIP 89138 has a population of 26,947, a median age of 40.6, 1,481 people per square mile of land, and per capita income of $79,559.
26,947
Total population
40.6
Median age
1,481
People per square mile
$79,559
Per capita income
Overview
ZIP 89135 · 2020-2024 estimates
ZIP 89135 has a population of 32,524, a median age of 47.1, 642 people per square mile of land, and per capita income of $82,400.
32,524
Total population
47.1
Median age
642
People per square mile
$82,400
Per capita income
Overview
ZIP 89134 · 2020-2024 estimates
ZIP 89134 has a population of 24,091, a median age of 64.9, 3,610 people per square mile of land, and per capita income of $66,036.
24,091
Total population
64.9
Median age
3,610
People per square mile
$66,036
Per capita income
Overview
ZIP 89148 · 2020-2024 estimates
ZIP 89148 has a population of 64,426, a median age of 38.2, 6,630 people per square mile of land, and per capita income of $45,399.
64,426
Total population
38.2
Median age
6,630
People per square mile
$45,399
Per capita income
Demographics and Employment
ZIP 89138 · 2020-2024 estimates
In ZIP 89138, the population is 26,947, the median age is 40.6, and 18,821 residents are 25 years and over.
- 26,947
- Total population
- 40.6
- Median age
- $79,559
- Per capita income
- 18,821
- Population 25 years and over
Educational attainment
- Less than 9th grade1.8% (342)
- 9th to 12th grade, no diploma1.7% (326)
- High school graduate (includes equivalency)12.7% (2,392)
- Some college, no degree16.4% (3,080)
- Associate's degree7.8% (1,475)
- Bachelor's degree32.3% (6,087)
- Graduate or professional degree27.2% (5,119)
Share of population 25 years and over.
In ZIP 89138, there are 9,960 households, 82.9% of homes are owner occupied, and median household income is $161,645.
- 9,960
- Households
- 82.9%
- Owner occupied
- 17.1%
- Renter occupied
- $161,645
- Median household income
Housing tenure
- Owner occupied82.9% (8,257)
- Renter occupied17.1% (1,703)
Share of occupied housing units.
In ZIP 89138, the unemployment rate is 4.6%, the mean travel time to work is 23.5 minutes, and 24.5% of workers work from home.
- 13,609
- Civilian employed population 16 years and over
- 4.6%
- Unemployment rate
- 23.5 min
- Mean travel time to work
- 24.5%
- Worked from home
Industry
- Construction3.0% (404)
- Manufacturing3.3% (448)
- Wholesale trade2.3% (309)
- Retail trade9.1% (1,239)
- Transportation and warehousing, and utilities3.9% (534)
- Information2.8% (381)
- Finance and insurance, and real estate, and rental and leasing9.1% (1,241)
- Professional, scientific, and management, and administrative, and waste management services17.1% (2,332)
- Educational services, and health care and social assistance26.7% (3,639)
- Arts, entertainment, and recreation, and accommodation and food services15.7% (2,134)
- Other services, except public administration2.7% (369)
- Public administration3.7% (501)
Share of civilian employed population 16 years and over. Groups with a margin of error over 40 percent of the estimate are not shown.
Occupation
- Management, business, science, and arts occupations65.8% (8,961)
- Service occupations10.3% (1,404)
- Sales and office occupations17.2% (2,337)
- Natural resources, construction, and maintenance occupations2.9% (401)
- Production, transportation, and material moving occupations3.7% (506)
Share of civilian employed population 16 years and over.
Demographics and Employment
ZIP 89135 · 2020-2024 estimates
In ZIP 89135, the population is 32,524, the median age is 47.1, and 24,692 residents are 25 years and over.
- 32,524
- Total population
- 47.1
- Median age
- $82,400
- Per capita income
- 24,692
- Population 25 years and over
Educational attainment
- Less than 9th grade1.4% (355)
- 9th to 12th grade, no diploma2.2% (534)
- High school graduate (includes equivalency)16.0% (3,955)
- Some college, no degree19.3% (4,771)
- Associate's degree8.2% (2,034)
- Bachelor's degree31.0% (7,645)
- Graduate or professional degree21.9% (5,398)
Share of population 25 years and over.
In ZIP 89135, there are 13,814 households, 71.1% of homes are owner occupied, and median household income is $121,515.
- 13,814
- Households
- 71.1%
- Owner occupied
- 28.9%
- Renter occupied
- $121,515
- Median household income
Housing tenure
- Owner occupied71.1% (9,816)
- Renter occupied28.9% (3,998)
Share of occupied housing units.
In ZIP 89135, the unemployment rate is 2.9%, the mean travel time to work is 23.3 minutes, and 21.2% of workers work from home.
- 15,484
- Civilian employed population 16 years and over
- 2.9%
- Unemployment rate
- 23.3 min
- Mean travel time to work
- 21.2%
- Worked from home
Industry
- Construction7.2% (1,112)
- Manufacturing2.5% (388)
- Wholesale trade2.0% (308)
- Retail trade8.0% (1,246)
- Transportation and warehousing, and utilities4.3% (667)
- Information2.2% (343)
- Finance and insurance, and real estate, and rental and leasing10.0% (1,545)
- Professional, scientific, and management, and administrative, and waste management services16.5% (2,559)
- Educational services, and health care and social assistance19.1% (2,958)
- Arts, entertainment, and recreation, and accommodation and food services21.1% (3,266)
- Other services, except public administration3.7% (580)
- Public administration3.0% (467)
Share of civilian employed population 16 years and over. Groups with a margin of error over 40 percent of the estimate are not shown.
Occupation
- Management, business, science, and arts occupations55.5% (8,586)
- Service occupations15.9% (2,466)
- Sales and office occupations18.3% (2,838)
- Natural resources, construction, and maintenance occupations3.7% (574)
- Production, transportation, and material moving occupations6.6% (1,020)
Share of civilian employed population 16 years and over.
Demographics and Employment
ZIP 89134 · 2020-2024 estimates
In ZIP 89134, the population is 24,091, the median age is 64.9, and 20,662 residents are 25 years and over.
- 24,091
- Total population
- 64.9
- Median age
- $66,036
- Per capita income
- 20,662
- Population 25 years and over
Educational attainment
- Less than 9th grade0.9% (183)
- 9th to 12th grade, no diploma3.5% (722)
- High school graduate (includes equivalency)18.7% (3,854)
- Some college, no degree23.4% (4,838)
- Associate's degree8.3% (1,705)
- Bachelor's degree25.8% (5,323)
- Graduate or professional degree19.5% (4,037)
Share of population 25 years and over.
In ZIP 89134, there are 11,943 households, 82.5% of homes are owner occupied, and median household income is $83,688.
- 11,943
- Households
- 82.5%
- Owner occupied
- 17.5%
- Renter occupied
- $83,688
- Median household income
Housing tenure
- Owner occupied82.5% (9,855)
- Renter occupied17.5% (2,088)
Share of occupied housing units.
In ZIP 89134, the unemployment rate is 5.3%, the mean travel time to work is 23.4 minutes, and 22.6% of workers work from home.
- 7,899
- Civilian employed population 16 years and over
- 5.3%
- Unemployment rate
- 23.4 min
- Mean travel time to work
- 22.6%
- Worked from home
Industry
- Construction4.2% (328)
- Manufacturing4.6% (365)
- Wholesale trade2.9% (226)
- Retail trade7.5% (592)
- Transportation and warehousing, and utilities4.8% (378)
- Information2.3% (184)
- Finance and insurance, and real estate, and rental and leasing9.2% (726)
- Professional, scientific, and management, and administrative, and waste management services15.3% (1,208)
- Educational services, and health care and social assistance23.9% (1,887)
- Arts, entertainment, and recreation, and accommodation and food services15.8% (1,245)
- Other services, except public administration5.1% (406)
- Public administration4.3% (343)
Share of civilian employed population 16 years and over. Groups with a margin of error over 40 percent of the estimate are not shown.
Occupation
- Management, business, science, and arts occupations56.6% (4,471)
- Service occupations15.3% (1,209)
- Sales and office occupations17.9% (1,417)
- Natural resources, construction, and maintenance occupations2.8% (221)
- Production, transportation, and material moving occupations7.4% (581)
Share of civilian employed population 16 years and over.
Demographics and Employment
ZIP 89148 · 2020-2024 estimates
In ZIP 89148, the population is 64,426, the median age is 38.2, and 46,450 residents are 25 years and over.
- 64,426
- Total population
- 38.2
- Median age
- $45,399
- Per capita income
- 46,450
- Population 25 years and over
Educational attainment
- Less than 9th grade3.1% (1,417)
- 9th to 12th grade, no diploma3.1% (1,435)
- High school graduate (includes equivalency)22.3% (10,359)
- Some college, no degree21.6% (10,031)
- Associate's degree11.0% (5,096)
- Bachelor's degree26.7% (12,394)
- Graduate or professional degree12.3% (5,718)
Share of population 25 years and over.
In ZIP 89148, there are 24,080 households, 58.8% of homes are owner occupied, and median household income is $96,696.
- 24,080
- Households
- 58.8%
- Owner occupied
- 41.2%
- Renter occupied
- $96,696
- Median household income
Housing tenure
- Owner occupied58.8% (14,168)
- Renter occupied41.2% (9,912)
Share of occupied housing units.
In ZIP 89148, the unemployment rate is 7.2%, the mean travel time to work is 23.2 minutes, and 15.7% of workers work from home.
- 35,091
- Civilian employed population 16 years and over
- 7.2%
- Unemployment rate
- 23.2 min
- Mean travel time to work
- 15.7%
- Worked from home
Industry
- Construction3.8% (1,317)
- Manufacturing3.0% (1,065)
- Wholesale trade0.9% (323)
- Retail trade12.5% (4,389)
- Transportation and warehousing, and utilities6.8% (2,387)
- Information1.8% (620)
- Finance and insurance, and real estate, and rental and leasing8.1% (2,825)
- Professional, scientific, and management, and administrative, and waste management services14.1% (4,958)
- Educational services, and health care and social assistance18.3% (6,437)
- Arts, entertainment, and recreation, and accommodation and food services24.3% (8,530)
- Other services, except public administration4.1% (1,426)
- Public administration2.0% (691)
Share of civilian employed population 16 years and over. Groups with a margin of error over 40 percent of the estimate are not shown.
Occupation
- Management, business, science, and arts occupations41.0% (14,378)
- Service occupations21.7% (7,603)
- Sales and office occupations23.9% (8,400)
- Natural resources, construction, and maintenance occupations3.4% (1,210)
- Production, transportation, and material moving occupations10.0% (3,500)
Share of civilian employed population 16 years and over.
These figures are published statistics for the area named, shown the same way on every community page. They do not describe any person or household and are not a suggestion about where anyone should live. I am committed to fair housing for everyone.
FAQ
Common Questions About Summerlin
What are the HOA fees like in Summerlin?
Almost every home pays the Summerlin master association assessment, and many villages add sub-association dues on top, especially gated enclaves and condominium or townhome communities. The total stack varies widely by product, from modest for a standard single-family home to substantial for guard-gated or high-amenity communities. I pull the exact assessments, the reserve study, and any pending special assessments for every home my buyers consider.
Which part of Summerlin should I look in first?
It depends on what you are optimizing for. Established villages from the 1990s trade newer systems for mature trees and settled streets. The 2000s villages like The Willows balance age and location near Downtown Summerlin. Summerlin West is new construction against the foothills. Guard-gated communities like The Ridges are their own market. A short strategy call where I map your budget and priorities to specific villages saves weeks of scattershot touring.
How far is Summerlin from the Strip and the airport?
From most villages, the Strip runs about 20 to 25 minutes and Harry Reid International about 25 to 30, primarily via the 215 Beltway and Summerlin Parkway. Downtown Las Vegas is roughly 20 to 25 minutes. The western villages sit minutes from Red Rock Canyon National Conservation Area.
Does Summerlin hold its value?
Summerlin has historically carried a persistent price premium over the valley at large, supported by enforced design standards, funded amenities, and the constraint that the master plan cannot be replicated against Red Rock Canyon. Past performance never guarantees anything, and individual villages behave differently, so I run village-level resale data for your specific targets rather than quoting a community-wide average.
Are there age-qualified communities in Summerlin?
Yes. Summerlin contains several established age-qualified 55-plus communities, including Sun City Summerlin, Siena, Regency, Trilogy, and Heritage at Stonebridge, each with its own amenity package and dues structure. If an age-qualified community is what you are shopping, I can walk you through how the restrictions work in a transaction and how the options compare.
How do I start a Summerlin home search the smart way?
Start with a 30-minute strategy call. I will narrow 30-plus years of villages down to the three or four that actually fit your budget, commute, and priorities, then build the search around those. The live inventory on this page is the raw material; the village-level judgment is what I add.
Local Knowledge
Want the Inside View on Summerlin?
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