Neighborhood guide · West Las Vegas Valley
Summerlin, explained.
Master-planned living at the edge of Red Rock Canyon. Here is what Summerlin actually is, where it begins and ends, and what to check before you buy or sell a home here.
Fact-checked against primary sources · September 26, 2026Developer
Howard Hughes
master developer since 1990
Size
22,500 acres
per Howard Hughes
Residents
About 132,000
per Howard Hughes
Jurisdiction
City + County
most villages City of LV; Summerlin South is Clark County
Primary ZIPs
89134 · 89135 · 89138 · 89144
ZIP alone does not mean Summerlin
Jurisdiction
Two governments, one community.
Most of Summerlin — Summerlin North and the newer western villages — is inside the City of Las Vegas, which regulates it through dedicated Summerlin development standards. Summerlin South is an unincorporated town administered by Clark County: roughly 6,129 acres bounded generally by Charleston Boulevard, Hualapai Way, Red Rock Canyon and Russell Road. Downtown Summerlin, The Ridges and Siena are on the County side.
Why it matters: property-tax districts, police service, business licensing and short-term rental rules differ between the two. Short-term rental rules are set by whichever government has jurisdiction over the parcel — the City of Las Vegas, Henderson, North Las Vegas and unincorporated Clark County each run a different program. Our side-by-side comparison is kept current.
Villages
Summerlin’s villages and neighborhoods.
Summerlin is organized into villages, each with its own parks, schools and HOA sub-associations. Named villages include The Hills, Hills South, Pueblo, The Trails, The Crossing, The Canyons, The Arbors, Summerlin Centre, The Willows, The Gardens, The Ridges, The Vistas, Red Rock Country Club, The Paseos, The Mesa, The Cliffs, Ridgebrook, Reverence, Redpoint, Kestrel, Kestrel Commons and Grand Park.
Growth is still active. Summerlin opened 10 new neighborhoods in 2025 and expects 11 more in 2026, with new homes selling across seven villages. The newest areas include Kestrel, Kestrel Commons, Grand Park and the Astra custom-home enclave. In RCLCO’s 2025 national ranking, Summerlin was the #10 best-selling master-planned community in the U.S., with 962 new-home sales.
Lifestyle
Guard-gated, golf and 55+.
The Ridges
Guard-gatedSummerlin SouthCustom and semi-custom estates on the Summerlin South side. Howard Hughes sold its final lot here in March 2023.
Red Rock Country Club
GatedGolfA private country-club community that opened in 2000.
Siena
55+Summerlin SouthAn age-privileged community of 2,001 homes on 667 acres between Flamingo and Tropicana.
Sun City Summerlin
55+Del WebbOne of the valley’s original active-adult communities, built by Del Webb. Confirm current HOA rules with the association.
Our Nevada Makes Sense team also compares Summerlin’s newer 55+ options with live listings.
Landmarks
What is here.
- Red Rock Canyon National Conservation Area borders the community to the west.
- Downtown Summerlin, a 400-acre mixed-use district that opened in October 2014.
- Las Vegas Ballpark (opened 2019), home of the Triple-A Las Vegas Aviators, and City National Arena, the Vegas Golden Knights’ practice facility.
- Red Rock Resort and Summerlin Hospital Medical Center.
- 300+ parks, an extensive trail network, 10 golf courses and 26 public, private and charter schools. Public schools are in the Clark County School District; confirm school assignment by address.
- About 9 miles west of the Las Vegas Strip, according to Howard Hughes. The 215 Beltway and Summerlin Parkway are the main routes in and out.
Before you buy
Three Summerlin-specific checks.
- Special Improvement Districts. Parts of Summerlin carry SID assessments that finance infrastructure over 10–30 years. They are billed separately from property tax, are a lien until paid, and the balance usually transfers to the buyer. Summerlin publishes a SID map; ask for the payoff on any home you are considering.
- Layered HOAs. Most homes pay the Summerlin community association plus a village or neighborhood sub-association, and some gated areas add a third. Get every resale package.
- Confirm the jurisdiction and ZIP. Primary Summerlin ZIPs are 89134, 89135, 89138 and 89144, with some neighborhoods in 89128, 89145, 89148 and 89161 — but many homes in those ZIPs are not in Summerlin at all.
Straight answers
Frequently asked questions
Is Summerlin part of the City of Las Vegas?
Mostly. Summerlin North and the western villages are in the City of Las Vegas. Summerlin South, including Downtown Summerlin and The Ridges, is an unincorporated town administered by Clark County.
Who developed Summerlin?
Howard Hughes. Development began in 1990 with The Hills village, and new neighborhoods are still opening — 2026 is the community’s 36th year.
How big is Summerlin?
About 22,500 acres, with roughly 132,000 residents, according to Howard Hughes.
What ZIP codes are in Summerlin?
The primary ZIP codes are 89134, 89135, 89138 and 89144, with some neighborhoods in 89128, 89145, 89148 and 89161. Summerlin’s boundaries do not follow ZIP lines, so a ZIP alone does not confirm a home is in Summerlin.
Are Queensridge, The Lakes and Canyon Gate part of Summerlin?
No. Queensridge is within the separate Peccole Ranch master plan, The Lakes is its own planned community around Lake Sahara, and Canyon Gate is a separate country-club community.
Does Summerlin have SIDs?
Yes, parts of it do. Special Improvement District assessments are billed separately from property tax and usually transfer to the buyer. Ask for the payoff balance before you remove contingencies.
Summerlin · Buy or sell
Buying or selling in Summerlin?
Tell us the village, the timing and what matters most. We will send an honest read of the market for that part of Summerlin — including SID and HOA details most buyers only find out about in escrow.
Prefer to talk now? Call 702-843-0044 and you will reach a licensed Nevada broker, not a call center.
Where this comes from
We do not publish a figure, a date, or a rule we have not traced to a source. Every fact on this page comes from one of these. Opinions are labelled as ours. Last verified September 26, 2026. See something out of date? Tell us and we will fix it.
- Howard Hughes — Summerlin at a glance (acreage, residents, founded)
- Summerlin — official history and village list
- Summerlin — 2025 year-end release, 36th year of development
- Howard Hughes / RCLCO — 2025 top-selling master-planned communities (Jan. 2026)
- Summerlin — defined by boundaries, not ZIP codes (May 2025)
- City of Las Vegas — Summerlin development standards
- Clark County — Summerlin South unincorporated town
- Siena community association — community facts
- Summerlin — Special Improvement District map (Feb. 2024)
- Clark County Treasurer — Understanding Special Improvement Districts
- City of Las Vegas record — Peccole Ranch master plan (separate from Summerlin)
- The Lakes, Las Vegas (secondary)
- Downtown Summerlin — opening date, size, jurisdiction (secondary)
- Las Vegas Ballpark — opened 2019, Las Vegas Aviators (secondary)
- Summerlin, Nevada — hospital, resort, arena (secondary)
- City of Las Vegas — short-term rental overview
- Clark County — short-term rental FAQ
About this page. You Decide Realty LLC is a licensed Nevada real estate brokerage. This page is general information, not legal, tax, lending or financial advice, and reading it does not create an agency relationship. Rules, programs and figures change — confirm anything you plan to rely on with the governing agency, your lender, a Nevada-licensed attorney or a CPA. Neighborhood descriptions are for general orientation only; confirm a specific property’s jurisdiction, HOA, assessments and school assignment before you buy. We do not steer, and we follow the federal Fair Housing Act in every conversation.