Summerlin West vs. Summerlin North Which Side of the Master Plan Wins for Your Budget?

Summerlin West median $726,375. Summerlin North median $481,250 to $533,000. Same master plan, same trails, same TPC Summerlin. Very different price points.

Most buyers who come to Summerlin treat it as a single market. It is not. The master plan spans roughly 22,500 acres and more than 25 villages across three geographically distinct sections that operate at meaningfully different price points, carry different architectural characters, and deliver different daily living experiences. The most practical comparison for budget-conscious buyers in 2026 is Summerlin West against Summerlin North, where a median price gap of nearly $245,000 separates two sides of the same master plan that share every trail, park, and HOA governance structure.

Summerlin North: The Value Case Inside the Master Plan
Summerlin North covers zip code 89134 and sits closest to US-95, bounded by Cheyenne Avenue to the south and the master plan's northern edge. The median sale price runs $481,250 to $533,000 depending on the data source and timeframe, making it the most affordable section of Summerlin proper outside Sun City Summerlin's age-restricted inventory. The price per square foot runs approximately $308, which is the key metric that reframes the whole comparison. At $308 per square foot against Summerlin West's $309, you are paying essentially the same price for physical space; you are simply buying less of it on average in the north, where median home sizes run around 1,703 square feet against Summerlin West's larger typical floor plans. The established villages of The Arbors and The Crossing anchor Summerlin North with mature shade trees, landscaping that took two decades to grow in, and a neighborhood identity that no amount of new construction can manufacture quickly. Buyers who want Summerlin's master plan lifestyle at the lowest possible price per home and are comfortable with older builds and smaller square footage consistently land here. Annual property taxes run $3,500 to $4,200, and the master HOA fee applies across both sections identically.

Summerlin West: New Construction, Elevation, and Red Rock Proximity
Summerlin West covers zip code 89138 and represents the newest and most actively developing section of the master plan. The November 2025 median sat at $726,375, down 4.1 percent year over year, the one soft data point that creates genuine opportunity for buyers who have been watching this section from the sideline. New construction from Toll Brothers, Richmond American, Woodside, and Pulte starts in the low to mid $500,000s for townhomes through Redpoint Square and reaches $1.5 million and above in Stonebridge's premium single-family sections. The villages sit on Summerlin's highest natural terrain with proximity to Red Rock Canyon trailheads that North's flatter geography and older location cannot match. The 21-acre Grand Park opened in late 2025 and anchors the western section's outdoor amenity infrastructure. The honest trade-off relative to North is maturity. Landscaping in villages established post-2018 is still establishing itself, streetscapes lack the canopy that North's 1990s and 2000s stock developed over time, and some commercial and retail amenities serving the western corridor are still under development. Buyers choosing between the two sections in 2026 are fundamentally choosing between established neighborhood character at a lower price and newer construction at a higher price in a section still filling in its identity. The price per square foot data shows those two positions are closer in value than the median gap suggests.

Deciding Between Summerlin North and West?
Let's Tour Both Sections and Find the Right Fit for Your Budget
I will show you what your specific number buys on each side of the master plan so you can make the right call before the inventory you want is gone.

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📞 Kyle Simmons, S.0172790 949.933.5833
📞 Vicky Kalashian, S.0197275  949.394.2326

LPT Realty  Las Vegas, Nevada
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