R3 Residence blog

The Stack Auto Lofts Henderson: Intro to Owning a Luxury Auto Condo

Rich Rogers, REALTOR® — Thu, 29 Oct 2026 20:41:48 GMT

The Stack Auto Lofts, Henderson, NV.

The Stack Auto Lofts is 29 deeded, gated auto condos in West Henderson's growing industrial corridor. Here is what you would own, who it fits beyond car collectors, how it can fit a 1031 exchange, and what the CC&Rs say, read by a former general contractor turned REALTOR®.

This is an introduction. It stays high level on purpose. I will cover The Stack in more depth in future articles, from the industrial growth around it to the numbers on specific units. If you want more detail now, contact me right away.

I'm Rich Rogers, a REALTOR® with Keller Williams Realty The Marketplace in Summerlin. I'm a former general contractor, former CPA, and a residential developer and homebuilder of luxury homes. I started as a general contractor in 2009 and built my first luxury spec home in the Seattle area in 2011. My family has lived in Summerlin since 2024.

NOTE: I don't represent the developer. I help buyers evaluate and purchase units at The Stack. If you are thinking about buying one, call me at 725-577-0743.

What would you actually own at The Stack?

Short answer: A deeded commercial condo inside a gated site with a clubhouse, functional as delivered.

The clubhouse at The Stack.

Per the developer, units run 1,849 to 3,978 total square feet in three collections: Rooftop, Loft and Core. Every unit has:

A 14 foot tall by 12 foot wide roll-up door
HVAC, insulated construction and three-phase power
A mezzanine and a private half bath

Select units add a private rooftop deck. It is the only luxury fee simple auto condo I found for sale in the Las Vegas Valley as of October 2026. You can store, show and lightly maintain cars there. You cannot live there.

No buildout required. Every unit is functional as delivered. Any buildout is optional and done to each owner's own specs.

An empty unit with its steel mezzanine and stairs. An empty unit, with a glass entry door and the tall roll-up door.

You can lease it out for income. The CC&Rs allow leases and subleases, including shared use for a fee, as long as the lease is in writing and subject to the CC&Rs (Art. I.B.37 and VI.C.13). Tenants may use the common areas during the lease. Details and conditions are in the leasing section below.

Why does the West Henderson location matter?

Short answer: The Stack sits in an industrial corridor that is filling in fast, with a business airport, an NFL headquarters and a 2.4 million square foot factory (with its own F1 team) as neighbors.

Is it an industrial area? Yes. Henderson approved the project as 30 industrial condominium lots at the northwest corner of Via Inspirada and Larson Lane (NVBEX). The CC&Rs describe the standard as "a quality business park."

The Stack at dusk.

The neighbors:

Haas Automation. North America's largest CNC machine tool maker is finishing a factory on Via Inspirada at Larson Lane, just south of the airport. The City of Henderson put it at 2.4 million square feet. A Haas executive told the Review-Journal it is on schedule to open in the first quarter of 2027, with potentially thousands of employees. Haas Automation also owns the Haas F1 Team. The cars inside The Stack will not get faster for it. Their owners may feel faster.
Henderson Executive Airport. Clark County's business aviation airport, with a 24,000 square foot terminal on 760 acres. Collectors who fly in can see their cars before the coffee cools.
Raiders Headquarters and Intermountain Health Performance Center at 1475 Raiders Way: a 135,000 square foot office and a 150,000 square foot field house.
LOCAL @ Raiders Way. A 52,155 square foot small-bay park at the edge of the airport, sold in July 2026 with plans to sell the suites as industrial condos.
LogistiCenter at I-15 South. Dermody Properties' four-building project of just over 1 million square feet on Volunteer Boulevard.

The Stack is centered in a prime location with great accessibility. The airport is 2.0 road miles away (4 minutes), Raiders headquarters 1.7 miles (4 minutes) and the Bellagio 13.4 miles (19 minutes).

How Henderson's industrial land is building out. In general terms: West Henderson had land, new roads and quick access to I-15 and Southern California, so warehouses and factories followed. That wave pushed Henderson vacancy from about 1% in 2022 to more than 11% by 2025, per CBRE, and it is now being absorbed. In the third quarter of 2026, West Henderson posted 293,199 square feet of net absorption, second only to North Las Vegas (Cushman & Wakefield).

Owners are also buying instead of leasing: Colliers reported higher owner-user sales volume this quarter, and Henderson now has industrial condo projects such as LOCAL @ Raiders Way and Black Mountain Commerce Center. I will dig deeper into Henderson's industrial build-out in a future article.

What rents and values are doing. Valley-wide, the third quarter of 2026 looked steady. Vacancy was 8.6% (Colliers), 8.7% (CBRE) and 9.6% (Cushman & Wakefield), each down from the prior quarter. Average asking rents held at $1.02 to $1.11 per square foot per month, triple net, depending on the firm. Rents climbed fast through 2023 (CBRE) and have been roughly flat since. Avison Young expects them to stay flat through 2027. So this is a market working through supply, not a runaway.

Where could Stack values go? No Stack unit has resold and there are no other direct comp auto lofts in the valley. Comparable luxury auto lofts have to be found in another city and state, so a different real estate market entirely.

This cuts both ways, and IMO the fact that units here are already selling proves the market for these unique assets. It’s no surprise to me. Vegas is already a luxury supercar hotspot and with the growth of F1 (now booked through 2037) this should increase.

What I can list are the factors that support value over time:

Scarcity. It is the only luxury fee simple auto condo for sale in the valley that I found. There are 29 units, and that number does not grow.
Land. Most land around Las Vegas is federal. About 30,000 acres remained in the federal disposal boundary in 2025 (Nevada Current). Infill land near an airport and I-15 is not getting more common.
Neighbors & industrial growth. Haas opening, Raiders headquarters, airport traffic and a corridor still filling in.
Ownership demand. Small-bay buyers are showing up across the valley.

This is not a projection or a guarantee. Specialty property can trade above or below the broader market, and a narrow buyer pool cuts both ways. Buy it for the use that benefits you most, and let the build out of the surrounding areas work in the background.

Who can use a Stack unit besides car collectors?

Short answer: Anyone who needs height, a big door and a clean, gated space, as long as the work stays light, inside the unit and outside the midnight to 3 a.m. window.

The developer markets the units for collections, showrooms, recreational vehicles, business and hobbies. Within the CC&R limits, good fits include:

Boat, powersports and motorcycle owners. The CC&Rs allow fuel in the factory tank of a stored vehicle, boat or equipment. A boat on its trailer or a camper van works if it clears the 14 by 12 foot door and fits the bay.
Photographers and video or content studios. Height for lighting, a drive-in door for car shoots, a mezzanine for editing.
Product designers and light fabricators. Prototyping and light assembly. No stone or composite fabrication, no fumes or heavy dust, no large power-hungry machines.
E-commerce and inventory storage. Shelving inside, loading at the door. No outdoor storage.
Contractors and designers. A showroom and office to meet clients. Materials stay inside.
Art and wine collectors. Climate-controlled, secure and private. Ask the board about any wine cooling equipment first, given the power clause.
Brokers, dealers or detailers. A private showroom by appointment, or ceramic coating and film work. No body or major mechanical work.
Golf simulator or home gym. The developer pitches mezzanines for simulators. Classes for paying customers raise city occupancy questions, so check first.
A man cave or entertaining space. Fine for private gatherings. No overnight stays, nothing between midnight and 3 a.m., and no club or entertainment business.

Purchase a unit (or two) and get creative with your use of the space.

Rendering of a possible owner buildout.

Can you lease your unit or run a business from it?

Short answer: Yes to both, with conditions written into the CC&Rs.

Leasing for income (Art. VI.C.13). You may lease or sublease your unit, or share it for a fee. The lease must be in writing and subject to the CC&Rs. I found no minimum term, no cap on leased units and no tenant approval. You notify the association, pay a fee for each new tenancy, and give the tenant the CC&Rs and rules. You stay liable for your tenant. After the developer period ends, the association may move to evict a tenant for material violations. The developer can also lease its own units, so expect some competition. One wording issue to clear in writing before you count on rent: the CC&Rs say only owners receive gate and entry items. There are no rent comps for this product yet, so treat income as a bonus until a lease is signed.

Running a business (Art. VI.B and VI.C). Business use is allowed if it happens inside the unit. Only loading, unloading, parking and temporary vehicle repair may happen outside. The CC&Rs:

Ban activity between midnight and 3 a.m.
Ban entertainment businesses and clubs, stone and composite fabrication, hazardous waste, nuisance noise, dust or fumes, and anything that raises other owners' insurance.
Ban flyers and handbills, and require board approval for any exterior sign.
Let you, your tenants and visitors park in front of your unit and in designated spaces.
Set no cap on customer visits, but the board can adopt rules and can bar uses that do not fit "a quality business park."

Your use must also meet Henderson zoning and building codes, and you will need a Henderson business license.

The gated courtyard at The Stack.

Can a Stack unit work in a 1031 exchange or a move to Nevada?

Short answer: Possibly, if you hold the unit for business or investment, such as leasing it out. A unit used only to store your own cars likely does not qualify.

1031 exchange. Section 1031 lets you defer gain when you exchange real property held for business or investment for like-kind real property. Personal-use property does not qualify. Real properties are generally like-kind to each other, so a rental home can generally be exchanged into a commercial condo. You must identify the replacement within 45 days and receive it within 180 days (or by your tax return due date, if earlier). A qualified intermediary holds the sale proceeds. Because the CC&Rs allow leasing, a leased Stack unit is the cleaner fit.

Moving wealth from Out-of-State (i.e. California or Washington). Nevada has no state income tax on individuals. Owning a Stack unit does not by itself make you a Nevada resident.

California: If you exchange California property for property outside the state, California can still tax the deferred California gain when it is later recognized, and you must file Form FTB 3840 every year until then.
Washington: Washington's capital gains tax exempts real estate, but its real estate excise tax applies to most sales of Washington property, usually paid by the seller. Washington also has a new 9.9% income tax on adjusted gross income over $1 million starting Jan. 1, 2028.

I will detail the hold scenario further in a later article. What I’ll say now is that, as a former CPA, the depreciation and ownership of these units can benefit a business owner. (Confirm with your own CPA.)

This isn't tax or legal advice. Talk with your CPA and a qualified intermediary.

How does renting car storage compare with owning?

Short answer: Renting is cheaper per car. Owning buys space, access and a deed with the potential of value appreciation.

The valley has good car storage rentals:

24/7 Auto Vault (southwest Las Vegas): $250 a month for cars under $100,000, rising by value to $750 at $1.25 million to $1.5 million. Motorcycles are $185. Pickup takes 48 hours' notice.
The Reserve (Henderson): from $295 a month. Its $650 plan adds two details a month, battery and tire care and a VIP lounge.
LIFTED (southwest Las Vegas): plans at $350, $500 and $750 a month, with 24/7 owner access.
Ultimate Vault (Henderson, near the airport): 110 rack spaces and 20 floor spots. Pricing by phone. It asks 72 hours' notice for your car.
REVCity Auto Storage (Las Vegas, near Henderson): by appointment, quote only.

Four cars in the $500,000 to $1 million tier at 24/7 Auto Vault run $2,000 a month. Rent gets you a parking spot with service. Owning gets you 1,849 to 3,978 square feet, a mezzanine, your own door and a deed. Renting vs owning is less about the cheapest stall and more about what you want to do with the space.

A finished unit, owner buildout.

What should you know before you buy?

Short answer: Seven things in the recorded CC&Rs. None is a deal killer. All belong in your budget and your attorney's inbox.

The recorded declaration (Clark County Recorder Inst. 20261016-0000462, recorded Oct 16, 2026) runs 82 pages. Know these before you buy:

You own your roof. Each owner inspects, repairs and replaces its own roof, and the association holds no roof reserve. The master policy deductible for a roof or deck loss, currently $10,000, is charged to that unit, fault or not.
No fire sprinklers. Quote insurance for your contents and your cars early.
No living there, and a quiet window. No overnight lodging. No activity from midnight to 3 a.m.
Light work only. Routine maintenance and minor repairs are fine. Body work and major mechanical work are not.
Plan lifts and chargers before you buy. Anchors into the slab need written board approval, and structural work needs a Nevada architect or engineer and city permits. The CC&Rs also bar "large energy consumption machines," so get the board's written view on lifts and EV chargers. All work must use licensed, bonded contractors and finish within 90 days. This is where a builder's eye helps. I can help you plan, design and coordinate the buildout with licensed contractors, from lifts and lighting to a mezzanine lounge or office. They do the work and pull the permits. The mezzanine is rated for people and furniture, not cars. Keep the Ferrari downstairs.
The developer runs the board for now. Then the owners do. The developer appoints and removes all directors during its control period (Art. V.B, p.28). That period ends at the earliest of: 90 days after 75% of the units sell (22 of 29), 4 years after the developer stops offering units for sale, 10 years after recording (Oct 16, 2036), the developer's written waiver, or an earlier date set by law (Art. I.B.52, p.12). After that, the owners elect the Executive Board. It must have at least three members, and the CC&Rs require all of them to be owners. The board then elects the officers (Art. V.B). Each unit gets one vote, 29 in all (Art. III.A.3). The bylaws set three directors with staggered two-year terms after turnover. The CC&Rs give the developer no appointed seats after turnover, and they set no phase-in of owner-elected seats before it. The developer does keep the right to approve board actions while it owns any unit, even with no seat (Art. V.B), and must approve special assessments while it owns a unit (Art. XI.E). Once owners take over, the association must keep a separate reserve account and do a reserve study at least every five years (Art. XI.P).
Fewer statutory protections. As a nonresidential condo, only the lien and foreclosure sections of NRS 116 apply.

Rendering of a possible owner buildout with a lounge.

What should you do before you sign?

Short answer: Treat it like a small commercial purchase, not a house.

Get a current, dated price and availability sheet. Your buyer's agent can request it.
Have an attorney read the CC&Rs, and get the association's written position on lifts, EV chargers, tenant gate access and the power clause.
Get a roofer's estimate and build your own roof reserve.
Quote insurance for an unsprinklered building, including your cars.
Talk to a commercial lender. Commercial condo loans differ from home loans.
Ask your CPA how commercial property fits your tax picture.
Confirm the title commitment shows the construction lender's partial release for your unit.
Plan the buildout before you close. I can help you plan, design and coordinate the buildout with licensed contractors, plus a Nevada engineer for anything structural.

The clubhouse staircase, with the site plan on display.

The Stack is a rare asset. Like any real estate, it carries risk. Bought for the right use, it can be a garage, a studio, a showroom and an office under one roof you own. If you are weighing a purchase, I can help you compare units, read the documents, negotiate and close, and help you plan, design and coordinate the buildout with licensed contractors. Call me at 725-577-0743 for more detail anytime. More on The Stack is coming in future articles.

Sources

The Stack Auto Lofts, units and availability: https://thestackautolofts.com/units/ (checked Oct 28, 2026)
The Stack Auto Lofts, home page: https://thestackautolofts.com/ (checked Oct 28, 2026)
Declaration of CC&Rs, The Stack at Inspirada, Clark County Recorder Inst. 20261016-0000462, recorded Oct 16, 2026
NVBEX, Apr 21, 2025: https://nevbex.com/2025/04/21/the-stack-at-inspirada-henderson-2025/
Las Vegas Review-Journal, Sep 4, 2026: https://www.reviewjournal.com/business/vegas-business/small-business/haas-automation-holding-job-fairs-ahead-of-new-factorys-debut-in-henderson-3882305/
City of Henderson, Sep 3, 2024: https://www.cityofhenderson.com/Home/Components/News/News/1270/567
Haas Henderson: https://www.haashenderson.com/
Henderson Executive Airport: https://hnd.aero/
Raiders Headquarters and Intermountain Health Performance Center: https://www.raiders.com/about/intermountain-health-performance-center-and-raiders-headquarters
RENTV, Jul 16, 2026 (LOCAL @ Raiders Way): https://www.rentv.com/content/homepage/etcetc/news/34212
Las Vegas Review-Journal, Jan 24, 2023 (LogistiCenter at I-15 South): https://www.reviewjournal.com/business/new-industrial-project-being-built-near-raiders-hq-2717858/
Las Vegas Review-Journal, Apr 24, 2026 (Black Mountain Commerce Center): https://www.reviewjournal.com/business/developer-breaks-ground-on-new-industrial-project-in-henderson-3792217/
CBRE, Las Vegas Industrial Figures Q3 2026: https://mktgdocs.cbre.com/2299/0baa0354-6774-45cf-b403-116600fd570d-980239428/Las_Vegas_Industrial_Figures_Q.pdf
Colliers, Las Vegas Industrial Market Report Q3 2026: https://www.colliers.com/en/research/las-vegas/las-vegas-industrial-market-report-q3-2026
Cushman & Wakefield, MarketBeat Las Vegas Industrial Q3 2026: https://www.cushmanwakefield.com/en/united-states/insights/us-marketbeats/las-vegas-marketbeats/industrial
Avison Young, Las Vegas Industrial Q3 2026: https://www.avisonyoung.us/web/las-vegas/industrial-market-report
Nevada Current, Feb 26, 2026: https://nevadacurrent.com/2026/02/26/trumps-blm-nominee-cortez-masto-find-common-ground-on-land-sales/
24/7 Auto Vault: https://www.24-7autovault.com/ (checked Oct 28, 2026)
The Reserve: https://thereservelv.com/ (checked Oct 28, 2026)
LIFTED: https://liftedspace.com/storage (checked Oct 28, 2026)
Ultimate Vault: https://www.allstoragevegas.com/ultimate-vault (checked Oct 28, 2026)
REVCity Auto Storage: https://revcityautostorage.com/henderson-nevada-luxury-vehicle-storage/
IRS, Like-kind exchanges, real estate tax tips: https://www.irs.gov/businesses/small-businesses-self-employed/like-kind-exchanges-real-estate-tax-tips (checked Oct 29, 2026)
IRS, Instructions for Form 8824 (2025): https://www.irs.gov/instructions/i8824 (checked Oct 29, 2026)
Nevada Department of Taxation, Income Tax in Nevada: https://tax.nv.gov/about-nevada-department-of-taxation/income-tax-in-nevada/ (checked Oct 29, 2026)
California Franchise Tax Board, 2025 Instructions for Form FTB 3840: https://www.ftb.ca.gov/forms/2025/2025-3840-instructions.html (checked Oct 29, 2026)
California Franchise Tax Board, Publication 1100 (2025): https://www.ftb.ca.gov/forms/2025/2025-1100-publication.pdf
Washington Department of Revenue, Capital gains tax: https://dor.wa.gov/taxes-rates/other-taxes/capital-gains-tax (checked Oct 29, 2026)
Washington Department of Revenue, Real estate excise tax: https://dor.wa.gov/taxes-rates/other-taxes/real-estate-excise-tax (checked Oct 29, 2026)
Washington Department of Revenue, Income tax: https://dor.wa.gov/taxes-rates/income-tax (checked Oct 29, 2026)
Drive times: author's routing on OpenStreetMap, no traffic

Information comes from public sources, developer materials and the recorded CC&Rs as of October 2026 and may change. Nothing here is a projection of value or return. Buyers should verify all details and consult their own attorney, lender, CPA and insurance advisor.

Rich Rogers, REALTOR® | 725-577-0743 | r3luxury.com

Keller Williams Realty The Marketplace, NV License S.0205007. Each office is independently owned and operated.

Summit Club Summerlin Real Estate Prices by Year, Oct 2026

Rich Rogers, REALTOR® — Tue, 27 Oct 2026 13:23:16 GMT

Updated Oct 27, 2026. By Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

This page lists every priced sale at The Summit Club in Summerlin, Las Vegas, NV 89135, through Oct 14, 2026. I have reviewed and analyzed every sale in Summit Club's history since 2016, and below I sort them by year:

182 developer homesite sales
51 lot resales
32 home sales since 2020
10 Summit Overlook sales
The Clubhouse Condominiums

Developer homesite prices rose from a median $2,659,574 per acre in 2016 to $9,303,797 in 2026. Investors who bought Summit Club land early did well. Lots bought in 2016, the first year of sales, and resold as vacant land from 2017 to 2026 sold for an average of 124% more than their buyers paid, across 17 resales with a median hold of 3.9 years.

I'm Rich Rogers, a 15-year veteran luxury residential developer and homebuilder. Now a REALTOR® in Summerlin and a former general contractor and CPA. I read a Summit Club homesite the way a builder prices it. I run numbers for and work with anyone who currently owns, is considering investing in, or who wants to develop a custom home in the Summit Club.

What is The Summit Club in Summerlin, Las Vegas? A Brief History

Howard Hughes and Discovery Land Company announced a new development venture in June 2014: an unnamed 555 acre community just south of The Ridges, with a private Tom Fazio golf course at its center (Las Vegas Sun, Howard Hughes). Early plans called for about 250 homes with custom lots at $2 million to $10 million (then the priciest in the valley). Discovery partner Steve Adelson said the Summit Club name nods to the high ground and to Rat Pack era Las Vegas, when service came first (Review-Journal).

The developer in me notices the level of planning and design even in the dirt work. Crews started by moving about 4 million cubic yards to shape the course and cut home pads along the ridges, then replanted the hillsides so the grading would disappear. The $40 million, par 72 course opened in 2017, and a planned $90 million clubhouse followed (Review-Journal).

Discovery designed the look as a subtle throwback to midcentury Las Vegas and Palm Springs (Review-Journal). I love this. Because while I am very taken with later architectural movements including current desert contemporary design, the mid-century and 1960's era represented a particular pinnacle of attention to detail in architectural design and pride in quality of service.

The Summit Club sits on plats named "Summerlin Village 17." The Clark County Assessor lists 310 parcels there. They include 108 single family homes, 101 vacant single family lots, 4 Summit Overlook townhome parcels and 32 Clubhouse Condominium units at 11665 and 11660 Summit Club Dr.

Howard Hughes Properties Inc contributed the land to Discovery Property Company LLC, the Discovery Land and Howard Hughes Summit joint venture entity, by deed on Mar 9, 2015. Its affiliates D P C Spec I LLC and D P C Clubhouse I LLC sold homes and condos.

Buyers signed lot contracts in 2015, but none closed until 2016. The Las Vegas Review-Journal covered buyers paying millions for empty Summit Club homesites.

(NOTE: The Summit Club is not Summit House. For that upcoming development, see my intro at Summit House high-rise condos in Summerlin.)

The Summit Club Single Family Homesites and Homes

This section covers single family homesites and the custom homes built on them. Summit Overlook homes and condos have their own sections below.

Summit Club Single Family Homesite Land Prices Per Acre, by Year

Original developer sales of single family homesites. Figures are medians, except volume.

Year	Developer lot sales	Median price	Median $/acre (n)	Median land $/sf	Total volume
2016	49	$2,850,000	$2,659,574 (45)	$61.06	$165,017,500
2017	13	$3,150,000	$3,434,343 (13)	$78.84	$48,310,000
2018	26	$3,700,000	$4,591,837 (25)	$105.41	$94,525,000
2019	19	$3,400,000	$4,050,633 (17)	$92.99	$70,100,000
2020	16	$4,025,000	$5,422,535 (15)	$124.48	$67,985,060
2021	20	$4,750,000	$7,347,222 (19)	$168.67	$102,242,500
2022	2	$4,805,000	$4,509,150 (2)	$103.52	$9,610,000
2023	12	$7,825,000	$7,195,607 (12)	$165.19	$128,250,000
2024	10	$4,850,000	$12,636,868 (10)	$290.10	$58,550,000
2025	8	$6,600,000	$8,844,697 (8)	$203.05	$53,350,000
2026 (to Oct 14)	7	$5,500,000	$9,303,797 (7)	$213.59	$40,700,000
All years	182	$3,975,000	$4,591,837 (173)	$105.41	$838,640,060

The county shows 182 priced single family homesite deeds from the developer, totaling $838.6 million. The 2016 deeds alone came to $165.0 million. The developer also sold 3 Summit Overlook home sites (2 townhome, 1 single family). Those are in the Summit Overlook section.

Price per acre rose about 3.5 times, from $2,659,574 in 2016 to $9,303,797 in 2026. The first lot deed recorded May 4, 2016, at $3,100,000, or $1,597,938 per acre. The 2026 median runs 482% above it. The median lot price rose less, from $2,850,000 to $5,500,000. Lots got smaller: a median 0.71 acre in 2026, against 1.08 acres in 2016.

The developer sold only 2 lots in 2022. Then 2023 became the biggest year by dollars: $128.25 million on 12 deeds. It included the land record, $33,000,000 for a 5.13 acre lot on Mar 31, 2023.

For a wider and more general discussion on the luxury market, see my take on Las Vegas luxury market timing.

Summit Club Lot Resales: What Owners Paid vs. Sold For

These are vacant lots sold again before anyone built on them. The numbers in these land plays are remarkable. Those who bet early on Summit Club earned their payout.

Year	Lot resales	Median price	Median $/acre (n)	Median hold (years)	Median gain vs. prior sale
2016	0	n/a	n/a	n/a	n/a
2017	3	$2,500,000	$3,732,143 (3)	1.1	+109%
2018	2	$3,787,500	$5,970,395 (2)	2.4	+37%
2019	4	$4,125,000	$4,619,600 (4)	2.8	+72%
2020	8	$4,225,000	$5,761,334 (8)	3.4	+35%
2021	10	$6,947,500	$6,645,570 (9)	3.2	+94%
2022	7	$6,400,000	$8,297,872 (5)	1.6	+67%
2023	2	$7,475,000	$7,309,783 (2)	2.2	+43%
2024	7	$11,925,000	$10,852,713 (7)	3.1	+42%
2025	3	$7,015,000	$8,311,688 (3)	6.8	+91%
2026 (to Oct 14)	5	$13,150,000	$11,574,074 (5)	7.9	+179%
All years	51	$6,400,000	$7,189,850 (48)	2.6	+67%

Early land resale trades were rare. The first deed barred resale without developer consent for 36 months, or until construction started.

Patience paid off for early owners and investors. The 5 resales in 2026 had a median hold of 7.9 years and a median gain of 179%, or a median $9.9 million gain per lot. But not every flip won. One lot resold in 2025 for 6% less than its 2023 price. And some years simply offered better market conditions. Lots resold in 2021 gained a median 94% after just 3.2 years. Which speaks to the old maxim that applies to real estate more than anything: timing is everything.

These gains are price to price, before commissions, taxes and the cost of money.

Where Is Summit Club in Its Buildout? Remaining Lots and the Timeline

Summit Club is in its later development phases. The developer is almost out of dirt, but opportunity still remains, mainly in building out the lots with ultra-luxury homes, though some land plays could still be found.

The Clark County Assessor codes 101 parcels as vacant single family land. Private owners hold 86 of those parcels, about 84 homesites: sold, not yet built. The developer holds 15, and 7 of those sit with D P C Spec I LLC, its spec home affiliate. One is a 0.05 acre sliver. The vacant code lags construction, so some private lots are likely already being built on. I expect to see some phenomenal spec homes in Summit Club hit the market in the coming years.

The numbers show the late stage:

The developer sold 7 lots in 2026 through Oct 14, its fewest since 2 in 2022.
Its median price per acre peaked at $12,636,868 in 2024. The 2026 median is $9,303,797, about 26% lower.
Resales went the other way: $11,574,074 per acre in 2026, against $10,852,713 in 2024.

That is a mixed picture, not a clean trend. With developer supply nearly gone, resales now set the price. Those private homesites can come to market at any time. Each one competes with any lot bought to hold. And it will be interesting to see how many are spec builds for resale.

The early discount in land is gone. In 2016 buyers paid a median $2,659,574 per acre for dirt with no golf course and no clubhouse. That risk is gone, but so is the early upside in price appreciation.

Summit Club Single Family Homes: Price Per Square Foot

Single family homes only, first sales and resales together. Summit Overlook homes and condos are not in this table.

Year	Home sales	Median price	Median $/sf living
2020	5	$6,000,000	$1,693
2021	4	$12,550,000	$2,092
2022	1	$18,950,000	$2,010
2023	8	$11,700,000	$1,936
2024	7	$19,700,000	$2,898
2025	2	$19,425,000	$2,971
2026 (to Oct 14)	5	$25,000,000	$2,767

The record shows 32 single family home sales since January 2020, at a median $2,256 per square foot. The top price came on May 8, 2024: $35,000,000, or $3,063 per square foot. That lot sold for $2,500,000 on Jun 24, 2016.

Small samples swing these numbers. 2022 had only 1 sale, and 2025 had 2. Two developer-built homes sold at $819 and $1,091 per square foot.

How a Builder Underwrites a Summit Club Homesite. My Process.

Two numbers decide (for the most part) the level of success (or failure) in a spec real estate investment: what the dirt costs and how long it is held.

I've developed successfully since 2011, but one spec home taught me those two numbers most clearly. That lesson is where I start with every Summit Club homesite.

I bought the property in May 2018. The acquisition came to about 41% of my total cost. I built for about $450 per square foot of living area. Construction took 13 months after 7 months of planning and design. I let the job run about 17% over budget as I tracked improving market conditions. Finishes caused the overruns, but those were based on my direct decisions to build more luxury into the home. I sold in March 2020, 21 months after the purchase, for about 3.5 times the property cost. My margin was about 43% on cost, before commission and loan interest.

The house didn't make that margin. The land price and the short hold did. Buying the dirt right gave me room to absorb a 17% overrun and still clear about 43%. Keeping the clock to 21 months kept carry cost from eating into it.

So I open every Summit Club homesite review with the same two questions: is the land priced right against recorded sales, and what will the hold cost?

Summit Club has run on a longer clock than my developments, but the same answers must be known and managed to ensure project success. On 17 homes where the lot buyer built and made the first sale, the median time from land buy to sale was 4.7 years. Those long holds paid because land prices kept climbing, with the median price per acre up about 3.5 times since 2016. A long hold here is a bet that the land keeps outrunning its carry cost, and I underwrite it that way.

Here is (generally) how I underwrite a Summit Club homesite:

Price the land per acre and per land square foot against the year table above. Read the deed for resale restrictions. Starting points only.
Apply real, known, and current Las Vegas build costs. Include contingency for overruns and unforeseens.
Estimate the ownership hold. Budget the total months, and know you will have to fight to stay within. Carry cost grows exponentially with time.
Set the exit from recorded price per square foot, not asking prices. Be conservative, and only invest if your conservative numbers work.

Each step is filled with detailed numbers and much ambiguity. Making the best decisions you can along the way is what determines success or failure. This is the 'art' of spec real estate development. The numbers tell you whether a homesite can work. The art is navigating the ambiguity in every decision along the way.

If you own a Summit Club homesite or are weighing one, I'm happy to walk this process with you.

Summit Overlook Townhomes at The Summit Club: Every Sale

Summit Overlook Dr has six homes. The Assessor codes four as townhomes and two, 4915 and 4929, as single family. All six sit in this section, and none count in the single family numbers above. The record shows 10 priced sales since 2017, so there is no real yearly trend. Here is every one.

Sale date	Address	What sold	Price	Acres	$/acre	Living sf	$/sf living
Oct 4, 2017	4930 Summit Overlook Dr	Vacant townhome site, from developer	$3,225,000	0.52	$6,201,923	n/a	n/a
Oct 12, 2018	4954 Summit Overlook Dr	Vacant townhome site, from developer	$3,325,000	0.38	$8,750,000	n/a	n/a
Feb 19, 2021	4942 Summit Overlook Dr	Developer-built townhome, first sale	$2,500,000	0.42	n/a	7,173	$349
Jun 15, 2021	4943 Summit Overlook Dr	Developer-built townhome, first sale	$5,400,000	0.36	n/a	7,047	$766
Sep 10, 2021	4929 Summit Overlook Dr	Vacant site coded single family, from developer	$5,625,000	0.39	$14,423,077	n/a	n/a
Jan 10, 2022	4915 Summit Overlook Dr	Developer-built home coded single family, first sale	$5,700,000	0.37	n/a	7,022	$812
Aug 12, 2022	4943 Summit Overlook Dr	Developer resale of a bought-back townhome	$14,500,000	0.36	n/a	7,047	$2,058
Sep 26, 2023	4943 Summit Overlook Dr	Townhome resale	$16,650,000	0.36	n/a	7,047	$2,363
Dec 30, 2025	4929 Summit Overlook Dr	Owner-built home coded single family, first sale	$16,670,000	0.39	n/a	7,147	$2,332
Jun 15, 2026	4954 Summit Overlook Dr	Owner-built townhome, first sale	$22,000,000	0.38	n/a	7,147	$3,078

The three site sales ran $142.38, $200.87 and $331.11 per land square foot. The 4929 deed declared vacant land, but county records do not show how far construction had gone when it sold.

Are these real townhomes? Yes, but they are massive and ultra-luxury. Each sits on its own lot of 0.36 to 0.52 acre, and all six have a pool. The Assessor describes all six, including the two coded single family, as "Townhome/2 Story Attached" (Clark County Assessor). County records do not show whether each pair shares a full party wall or only a connecting wall. So I read them as paired villas: attached on one side, but living like ultra-luxury single family homes on their own lots.

The newest sale is the clearest in showing the price appreciation of these properties. The owner bought the 4954 site for $3,325,000 in 2018. The finished home listed at $25,000,000 and sold for $22,000,000 in June 2026, about 7.7 years later (Compass). That is $3,078 per square foot and about 6.6 times the land price. The MLS lists it as a townhouse, and on aerial photos it appears joined to 4943 next door. So it is not a detached estate. But it has its own 0.38 acre lot, pool, spa and attached three car garage, and at $3,078 per square foot it beat the 2026 single family median of $2,767.

4929 follows the same pattern. The developer sold the site for $5,625,000 in September 2021. The finished home sold for $16,670,000 in December 2025, about 4.3 years later and about 3.0 times the site price.

The developer sold 4943 for $5,400,000 in June 2021. It bought it back for $9,788,839 in October 2021, then sold it for $14,500,000 in August 2022. The buyback is not counted and the home resold for $16,650,000 in September 2023 (Review-Journal).

Treat the three early developer home sales with care. At $349, $766 and $812 per square foot, they sit far below everything else. The Assessor year built may come before the real finish date.

What do Summit Club Clubhouse Condos sell for?

The Clubhouse Condominiums are 32 units at 11665 and 11660 Summit Club Dr. Figures are medians, new units and resales together.

Year	Condo sales	Median price	Median $/sf
2020	1	$4,250,000	$2,247
2021	18	$4,662,500	$1,941
2022	2	$7,750,000	$2,674
2023	19	$5,600,000	$1,980
2024	1	$4,200,000	$2,774
2025	4	$6,450,000	$3,411
2026 (to Oct 14)	6	$7,550,000	$4,054

D P C Clubhouse I LLC sold 31 new units from 2020 to 2023, at a median $4,700,000 and $1,907 per square foot. Resales climbed from a median $2,625 per square foot in 2021 to $4,054 in 2026, on 6 sales. The top condo resale closed Jan 9, 2026, at $21,000,000.

That sale was unit 204 at 11660 Summit Club Dr: 4,929 square feet, or $4,260 per square foot. It sits on the top floor of the clubhouse building, and press reports call it the "penthouse" (Review-Journal, Homes.com). The seller bought it new from the developer for $9,400,000 in September 2023, so it resold for 123% more after about 2.3 years. It is the highest Clubhouse Condominium sale in county records, well above the next highest at $15,500,000, and it has been called the highest price ever paid for a Las Vegas condo.

The Summit Club, Summerlin FAQ

How much does a lot cost in the Summit Club?

Developer homesites sold for a median $5,500,000 in 2026 through Oct 14, or $9,303,797 per acre. Lot resales ran higher, with a 2026 median of $13,150,000 on 5 sales.

What is the price per square foot of a Summit Club home?

Single family homes sold for a median $2,767 per living square foot in 2026 so far, on 5 sales. That is up from $1,693 in 2020. The only Summit Overlook sale in 2026 closed at $3,078 per square foot. Clubhouse condo resales ran a median $4,054 per square foot in 2026, on 6 sales.

Do Summit Club lots resell for more than they cost?

Of 51 lot resales, the 45 with a recorded prior price had a median hold of 2.6 years and sold for 67% more than they paid.

Who is a Summit Club realtor who understands custom building?

Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, a former general contractor and CPA who still builds and develops luxury homes in Summerlin. I underwrite land the way a builder does: cost, time and exit price.

Method and Sources

Sources: Clark County Assessor/Recorder records, pulled Oct 22, 2026, through the latest recorded document on Oct 14, 2026. GLVAR MLS Matrix exports (Oct 16 to 19, 2026) served as a cross check. Most Summit Club trades close off market.
Universe: 310 parcels on Summerlin Village 17 plats. Village 17A is excluded.
Property type follows the Assessor land use code: vacant single family lot or single family home, townhome, or condo. The exception is Summit Overlook Dr: all six parcels there (4 coded townhome, 2 coded single family) sit in the Summit Overlook section. Each sale sits in one section only.
Prices come from each deed's Declaration of Value or transfer tax, with the Assessor recorded value as a check. Figures are medians, not averages, except where noted.
2016 is a floor. The Howard Hughes 2016 Form 10-K reports 60 lots closed in 2016. County records show 49 priced developer deeds plus 1 unpriced.
Buybacks are excluded. The developer bought back 12 lots or homes for $52.2 million from 2017 to 2023. Its 8 later resales of those lots count as developer sales.
Remaining lots use the Assessor vacant single family code (12.000) as of Oct 22, 2026; a lot counts as developer held when its latest deed vests it in Discovery Property Company LLC or D P C Spec I LLC, and as private otherwise.
Merged parcels: 9 developer sales and 3 lot resales sit on parcels later merged or re-split. They count in price medians, not per acre medians.
Also excluded: $0 and exempt deeds, re-vestings, affiliate transfers, re-recordings, one sale during construction, one sliver parcel, one possible related party sale and two unpriced deeds. A few related party sales may remain.
Living area is Assessor floor area plus finished basement, without casitas. Summit Overlook $/sf uses the same Assessor living area.
Builder figures are from my own spec home in another market, not Summit Club data.
I am not affiliated with the developer or with Summit Club Realty.

Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Weighing a Summit Club homesite? Call me, and I'll run the math with you from a builder's perspective.

Red Rock Country Club Market Activity: Week of Oct 19 to 25, 2026 | R3 Residence

Rich Rogers, REALTOR® — Tue, 27 Oct 2026 12:42:59 GMT

Red Rock Country Club in Summerlin, Las Vegas, Nevada.

Updated Oct 26, 2026. By Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Follow me on X at @realRichRogers for updates between issues.

Red Rock Country Club in Summerlin, Las Vegas added 5 new listings and closed no sales this week. 31 homes are for sale and none are under contract. Sellers lowered the price on 3 homes. Over 90 days, the median sale was $1,900,000, or $602 per square foot.

Rich's Take: The slow market slowed down even more last week. Nothing went under contract and nothing closed, so supply rose to about 7.2 months from 5.8 last week. Buyers have 31 homes to choose from, minimal competition this week, and a lot of time to make those choices.

Remember: If you trade (sell and buy) in the same market, the discount you give on the sale you can get back on the purchase. Price against recent closed sales, not listing prices on homes not selling. I can help you with all of this.

One of RRCC’s five new listings isn't new. It was withdrawn at $3,295,000 and relisted at $3,299,000, which is a bold way to respond to a slow market. The three price cuts were about $1,000, about $500 and $4. Yes, four dollars. My guess is these were all made strictly to have the listings pop up on mls searches.

If you're selling in Red Rock, price to the last closed sale near you, not a current listing price. If you're buying, this is when you negotiate because you have the leverage.

What changed this week

Red Rock Country Club

Week of Oct 19 to 25, 2026 · Snapshot as of Oct 26 · 90-day prices Jul 27 to Oct 25

New listings

Last 7 days

Active

Snapshot, Oct 26

Under contract

Snapshot, Oct 26

2 / 0

Withdrawn / Expired

Last 7 days

Closings

Last 7 days

$1,900,000

Median price (90 days)

Jul 27 to Oct 25

Days on market

Active listings, median

$602

Sold $/sq ft (90 days)

Jul 27 to Oct 25

Source: GLVAR Matrix MLS (LVR MLS), pulled Oct 26, 2026. Resale single-family only, ZIP 89135, matched to Red Rock Country Club through Clark County Assessor subdivision plats. Builder and new-construction homes excluded.

Last 7 days (Oct 19 to 25, 2026): New listings, Withdrawn / Expired and Closings. Snapshot as of Oct 26, 2026: Active and Under contract.

Median price and sold $/sq ft: 13 sales, Jul 27 to Oct 25, 2026. Days on market: median days so far for the 31 active listings, Oct 26, 2026 (days so far, not days to sell).

Top changes:

No homes went under contract and none closed this week.
New: 11615 Glowing Sunset Lane at $2,775,000, on the 8th hole with golf, mountain and Strip views.
New: 2137 Orchard Mist Street at $2,550,000, along the golf course.
Earlier cuts still listed: 11423 Glowing Sunset Lane, $6,249,000 to $5,495,000, and 1963 Orchard Mist Court, $2,299,000 to $1,699,999.

What are Red Rock Country Club homes selling for?

No homes closed this week, so these figures use the past 90 days (Jul 27 to Oct 25, 2026, 13 sales).

Median sold price: $1,900,000 (average $2,236,923)
Median sold price per square foot: $602 (average $605)
Median days on market for sold homes: 21 (average 30.8)

Last week the 90-day median was $1,907,500 and $602 per square foot on 14 sales. A few large sales pull the averages above the medians. The median is the better guide to a typical home.

How long do Red Rock Country Club listings take to sell?

The Days On Market calculation:

The 31 active listings show a median of 60 days on market (average 66.7) and a median CDOM of 76 days (average 96.6), Oct 26, 2026 (LVR MLS). CDOM is cumulative days on market, which carries over when a home is relisted. These are days so far for homes still for sale, not days to sell. Homes that sold in the past 90 days took a median of 21 days.

FAQs for Red Rock Country Club buyers and sellers

Supply: about 7.2 months (31 active divided by about 4.3 sales a month from 13 sales, Jul 27 to Oct 25), up from about 5.8 last week. Las Vegas REALTORS put the whole valley, all home types, at about 5 months in September 2026.
Price cuts: 3 cuts, 0 increases and 0 homes relisted lower this week (LVR MLS).
Mortgage rates: 30-year fixed 7.33% and 30-year jumbo 7.60% on Oct 26, 2026; the 30-year fixed is down 0.10 points from a week earlier and up 1.14 points from a year earlier (Mortgage News Daily, Oct 26, 2026).
Las Vegas single-family median: $470,000 in September 2026, flat from a year earlier (Las Vegas REALTORS).

Where do these numbers come from?

Sources:

GLVAR Matrix MLS (LVR MLS), pulled 3:57 AM PDT Oct 26, 2026. Residential, single-family, ZIP 89135, matched to Red Rock Country Club through Clark County Assessor subdivision plats. Builder and new-construction homes are left out: a home is excluded when the MLS Builder field is filled and it was built in 2025 or later, or when its Built Description is New, To Be Built or Under Construction. "Active" means Active status; "under contract" means Under Contract Show, Under Contract No Show or Contingent On Sale. Weekly changes use Matrix status-change and price-change timestamps, Oct 19 to 25, 2026. Price per square foot is close price divided by living area. Prior-week figures are from the Oct 19, 2026 files. Mortgage rates: Mortgage News Daily Rate Index, Oct 26, 2026. Valley supply and median from Las Vegas REALTORS, September 2026. Figures can change as agents update the MLS.

Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Summerlin West Market Activity: Week of Oct 19 to 25, 2026 | R3 Residence

Rich Rogers, REALTOR® — Tue, 27 Oct 2026 12:42:42 GMT

Walking trails in Summerlin West, Las Vegas, Nevada.

Updated Oct 26, 2026. By Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Follow me on X at @realRichRogers for updates between issues.

Summerlin West in Las Vegas added 14 new listings and closed 8 sales this week. 224 homes are for sale and 35 are under contract. Sellers lowered the price on at least 28 homes. This week's median sale was $755,000, or $359 per square foot.

This report counts every resale single-family home in ZIP 89138 as Summerlin West. Builder and new-construction homes are left out.

Rich's Take: The slow market slowed down even more last week. Buyers have a lot to choose from and a lot of time to make those choices. Active listings fell by 8 to 224, and 11 homes went under contract against 14 new listings. That's a better balance than Summerlin overall this week, but still another minor tap on the brake pedal.

Remember: If you trade (sell and buy) in the same market, the discount you give on the sale you can get back on the purchase.

Summerlin West has a variety of villages. Remember to price against recent sales in your own village, not the Summerlin average. I can help you with all of this.

Three homes came back on the market $100,000 to $150,000 lower, including one at $950,000 that was $1,100,000. Sellers who adjust are getting attention. Sellers who wait are adding days on market, reducing their leverage during negotiations.

This week's 8 sales had a median of $755,000, under the 90-day $807,500, while price per square foot was $359, above the 90-day $350. Smaller homes sold while costs-per-foot values held.

What changed this week

Summerlin West

Week of Oct 19 to 25, 2026 · Snapshot as of Oct 26 · 90-day prices Jul 27 to Oct 25

New listings

Last 7 days

224

Active

Snapshot, Oct 26

Under contract

Snapshot, Oct 26

13 / 2

Withdrawn / Expired

Last 7 days

Closings

Last 7 days

$807,500

Median price (90 days)

Jul 27 to Oct 25

Days on market

Active listings, median

$350

Sold $/sq ft (90 days)

Jul 27 to Oct 25

Source: GLVAR Matrix MLS (LVR MLS), pulled Oct 26, 2026. Resale single-family only, ZIP 89138. Builder and new-construction homes excluded.

Last 7 days (Oct 19 to 25, 2026): New listings, Withdrawn / Expired and Closings. Snapshot as of Oct 26, 2026: Active and Under contract. Withdrawn includes 6 conditional withdrawals.

Median price and sold $/sq ft: 118 sales, Jul 27 to Oct 25, 2026. Days on market: median days so far for the 224 active listings, Oct 26, 2026 (days so far, not days to sell).

Top changes:

Largest new contracts: 508 Vista Sunset Avenue, listed at $2,120,000, and 407 Prairie Sun Street, listed at $1,499,990.
Biggest cuts: 560 Preston Oak Place, $1,099,000 to $999,000 (9.1%), 11713 Costa Blanca Avenue, $1,225,000 to $1,175,000, and 446 Bosco Di Fiore Street, $1,975,000 to $1,925,000.
Relisted lower: 2680 Nevada Agave Lane, $2,400,000 to $2,295,000, and 2980 The Peaks Lane, $2,400,000 to $2,300,000.

What are Summerlin West homes selling for?

Last 7 days vs. last 90 days

	Last 7 days (Oct 19 to 25)	Last 90 days (Jul 27 to Oct 25)	Change
Median sold price	$755,000	$807,500	down 6.5%
Median sold $/sq ft	$359	$350	up 2.6%
Sales	8	118

This week's 8 sales came in under the 90-day median price but above it per square foot. With only 8 sales, that's mostly a mix of smaller homes, not a change in value. Sold homes over 90 days took a median of 33 days to sell.

How long do Summerlin West listings take to sell?

The Days On Market calculation:

The 224 active listings show a median of 52 days on market (average 66.9) and a median CDOM of 67 days (average 95.1), Oct 26, 2026 (LVR MLS). CDOM carries over when a home is relisted. These are days so far for homes still for sale, not days to sell. Last week the median was 48 days.

FAQs for Summerlin West buyers and sellers

Supply: about 5.7 months (224 active divided by about 39.3 sales a month from 118 sales, Jul 27 to Oct 25), about the same as last week's 5.8. Las Vegas REALTORS put the whole valley, all home types, at about 5 months in September 2026.
Price cuts: 23 cuts, 1 increase and 5 homes relisted lower this week (LVR MLS).
Mortgage rates: 30-year fixed 7.33% and 30-year jumbo 7.60% on Oct 26, 2026; the 30-year fixed is down 0.10 points from a week earlier and up 1.14 points from a year earlier (Mortgage News Daily, Oct 26, 2026).
Las Vegas single-family median: $470,000 in September 2026, flat from a year earlier (Las Vegas REALTORS).

Where do these numbers come from?

Sources:

GLVAR Matrix MLS (LVR MLS), pulled 3:57 AM PDT Oct 26, 2026. Residential, single-family, ZIP 89138. Builder and new-construction homes are left out: a home is excluded when the MLS Builder field is filled and it was built in 2025 or later, or when its Built Description is New, To Be Built or Under Construction. Resale homes with a blank Built Description are kept, so last week's comparison figures were restated on the same rule. "Active" means Active status; "under contract" means Under Contract Show, Under Contract No Show or Contingent On Sale. Weekly changes use Matrix status-change and price-change timestamps, Oct 19 to 25, 2026. Withdrawn includes 6 conditional withdrawals. Price per square foot is close price divided by living area. Mortgage rates: Mortgage News Daily Rate Index, Oct 26, 2026. Valley supply and median from Las Vegas REALTORS, September 2026. Figures can change as agents update the MLS.

Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Summerlin Market Activity: Week of Oct 19 to 25, 2026 | R3 Residence

Rich Rogers, REALTOR® — Tue, 27 Oct 2026 12:42:19 GMT

The Summerlin community entry sign in Las Vegas, Nevada.

Updated Oct 26, 2026. By Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Follow me on X at @realRichRogers for updates between issues.

Summerlin in Las Vegas added 51 new listings and closed 20 sales this week. 754 homes are for sale and 111 are under contract. Sellers lowered the price on at least 84 homes. This week's median sale was $639,500, or $341 per square foot.

This report covers the whole Summerlin master plan (ZIPs 89134, 89135, 89138 and 89144), including Summerlin West and Sun City Summerlin, a 55+ age-restricted village. It counts resale single-family homes. Builder and new-construction homes are left out.

Rich's Take: The slow market slowed down even more last week. Buyers have a lot to choose from and a lot of time to make those choices.

Remember: If you trade (sell and buy) in the same market, the discount you give on the sale you can get back on the purchase. Price against recent sales in your own village, not the Summerlin average. I can help you with all of this.

51 homes came on the market and 26 went under contract. That's roughly two in for every one out. Supply increased to about 5.5 months.

84 sellers cut their price or relisted lower, including a $14,500,000 home now asking $13,950,000. When that many sellers adjust in one week, the market is telling you something.

This week's median sale was $639,500, below the 90-day median of $700,000. But price per square foot was $341, above the 90-day $332. So smaller homes sold this week while prices per foot held steady.

What changed this week

Summerlin

Week of Oct 19 to 25, 2026 · Snapshot as of Oct 26 · 90-day prices Jul 27 to Oct 25

New listings

Last 7 days

754

Active

Snapshot, Oct 26

111

Under contract

Snapshot, Oct 26

37 / 4

Withdrawn / Expired

Last 7 days

Closings

Last 7 days

$700,000

Median price (90 days)

Jul 27 to Oct 25

Days on market

Active listings, median

$332

Sold $/sq ft (90 days)

Jul 27 to Oct 25

Source: GLVAR Matrix MLS (LVR MLS), pulled Oct 26, 2026. Resale single-family only, ZIPs 89134, 89135, 89138 and 89144, matched to the Summerlin master plan through Clark County Assessor subdivision plats. Builder and new-construction homes excluded.

Last 7 days (Oct 19 to 25, 2026): New listings, Withdrawn / Expired and Closings. Snapshot as of Oct 26, 2026: Active and Under contract. Withdrawn includes 13 conditional withdrawals.

Median price and sold $/sq ft: 410 sales, Jul 27 to Oct 25, 2026. Days on market: median days so far for the 754 active listings, Oct 26, 2026 (days so far, not days to sell).

Top changes:

Two of The Ridges' biggest listings went under contract: 43 Crested Cloud Way, listed at $14,250,000, and 20 Soaring Bird Court, listed at $9,750,000.
New in The Ridges: 38 Skybird Court at $9,500,000, built in 2023.
Biggest cuts: 113 South Buteo Woods Lane, $1,350,000 to $1,225,000 (9.3%), and 5201 Fading Sunset Drive, $3,100,000 to $2,999,900.
Relisted lower: 10205 Orkiney Drive, $3,750,000 to $3,580,000, and 2680 Nevada Agave Lane, $2,400,000 to $2,295,000.

What are Summerlin homes selling for?

Last 7 days vs. last 90 days

	Last 7 days (Oct 19 to 25)	Last 90 days (Jul 27 to Oct 25)	Change
Median sold price	$639,500	$700,000	down 8.6%
Median sold $/sq ft	$341	$332	up 2.7%
Sales	20	410

This week's homes sold for less in total but more per square foot than the 90-day median. That points to smaller homes selling this week, not falling values. Sold homes over 90 days took a median of 33 days to sell.

How long do Summerlin listings take to sell?

The Days On Market calculation:

The 754 active listings show a median of 51 days on market (average 68.9) and a median CDOM of 68.5 days (average 97), Oct 26, 2026 (LVR MLS). CDOM carries over when a home is relisted. These are days so far for homes still for sale, not days to sell. Last week the median was 47 days.

FAQs for Summerlin buyers and sellers

Supply: about 5.5 months (754 active divided by about 136.7 sales a month from 410 sales, Jul 27 to Oct 25), up from about 5.3. Las Vegas REALTORS put the whole valley, all home types, at about 5 months in September 2026.
Price cuts: 71 cuts, 2 increases and 13 homes relisted lower this week (LVR MLS).
Mortgage rates: 30-year fixed 7.33% and 30-year jumbo 7.60% on Oct 26, 2026; the 30-year fixed is down 0.10 points from a week earlier and up 1.14 points from a year earlier (Mortgage News Daily, Oct 26, 2026).
Las Vegas single-family median: $470,000 in September 2026, flat from a year earlier (Las Vegas REALTORS).

Where do these numbers come from?

Sources:

GLVAR Matrix MLS (LVR MLS), pulled 3:57 AM PDT Oct 26, 2026. Residential, single-family, ZIPs 89134, 89135, 89138 and 89144, matched to the Summerlin master plan through Clark County Assessor subdivision plats. Builder and new-construction homes are left out: a home is excluded when the MLS Builder field is filled and it was built in 2025 or later, or when its Built Description is New, To Be Built or Under Construction. "Active" means Active status; "under contract" means Under Contract Show, Under Contract No Show or Contingent On Sale. Weekly changes use Matrix status-change and price-change timestamps, Oct 19 to 25, 2026. Withdrawn includes 13 conditional withdrawals. Price per square foot is close price divided by living area. Prior-week figures are from the Oct 19, 2026 files. Mortgage rates: Mortgage News Daily Rate Index, Oct 26, 2026. Valley supply and median from Las Vegas REALTORS, September 2026. Figures can change as agents update the MLS.

Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Summerlin West Market Brief: Week of Oct 12 to 18, 2026 | R3 Residence

Rich Rogers, REALTOR® — Thu, 22 Oct 2026 21:26:41 GMT

Walking trails in Summerlin West, Las Vegas, Nevada.

Updated Oct 19, 2026. By Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Follow me on X at @realRichRogers for updates between issues.

Summerlin West in Las Vegas added 9 new listings and closed 6 sales this week. 219 homes are for sale and 33 are under contract. Sellers lowered the price on 3 homes. The median sale was $810,000, or $351 per square foot, over 90 days. This week's 6 sales had a median of $664,000, or $348 per square foot.

This report counts every resale single-family home in ZIP 89138 as Summerlin West. Builder and new-construction homes are left out.

Rich's Take: Nine new listings looks like fresh supply, but four of them were the same homes, pulled and relisted. Five of the six closings landed between $605,000 and $715,000, which is a good indication where 89138 homes are most actively trading. With about 5.7 months of supply, sellers need to be cognizant of the downward market trend and price to the most recent comparable sale (not the most recent listing).

We are in what is being called the slowest market in a generation.

Selling is difficult right now; buying is relatively easy - at a great price and with great carrying costs and affordability.

This is a good time to invest if your timeline is long enough. Investors can lock in a lower cost basis and negotiate both price and carrying costs.

It's also a good time to trade (sell + buy). The market that makes your sale harder will make your purchase easier. So the two transactions mostly wash out. Further, if you trade up to a higher-value home you may gain more on the buy than you give up on the sale. This is simple math with all other variables being equal.

Summerlin West has a variety of communities. You must price your home against recent sales in your own village, not the master plan average overall. I can help you with this.

What changed this week

Summerlin West

Week of Oct 12 to 18, 2026

New Listings

219

Active Listings

Under Contract

8 / 1

Withdrawn / Expired

Closed Sales

$810,000

Median Price (90 days)

Days on Market (homes still for sale)

$351

Sold $/Sq Ft (90 days)

Source: GLVAR Matrix MLS (LVR MLS) Hotsheet, Oct 12 to 18, 2026. Resale single-family only, ZIP 89138. Builder and new-construction excluded. Withdrawn count includes 1 conditional withdrawal.

Median price and sold $/sq ft: 115 resale single-family sales, ZIP 89138, Jul 20 to Oct 18, 2026 (LVR MLS). Days on market: median days so far for the 219 active listings, Oct 19, 2026 (LVR MLS).

Top changes:

The 3 price cuts were small: $1,000, $4,000 and $6,000.
New listings ask $610,000 to $1,449,888.
This week's median sale was $664,000, down 18% from the 90-day median of $810,000. That's a huge reduction and a sign of the downward market trend.

What are Summerlin West homes selling for?

Last 7 days vs. last 90 days

	Last 7 days (Oct 12 to 18)	Last 90 days (Jul 20 to Oct 18)	Change
Median sold price	$664,000	$810,000	down 18.0%
Median sold $/sq ft	$348	$351	down 0.9%
Sales	6	115

Source: GLVAR Matrix MLS (LVR MLS), sold resale homes, ZIP 89138, Oct 12 to 18 and Jul 20 to Oct 18, 2026.

How long do Summerlin West listings take to sell?

The Days On Market calculation:

Active listings show a median of 48 days on market (average 65.8) and a median CDOM of 67 days (average 94.7), Oct 19, 2026 (LVR MLS). These are days on market for homes still for sale, not for sold homes.

FAQs for Summerlin West buyers and sellers

Supply: about 5.7 months (219 active divided by about 38.3 sales a month from 115 sales, Jul 20 to Oct 18). Valley all types about 5 months in Sep 2026 (Las Vegas REALTORS).
Price cuts: 1 cut this week; 2 homes relisted lower (LVR MLS), which is similar to a price cut. The hotsheet misses many price-only changes, so treat this as a floor.
Mortgage rates: 30-year fixed 7.43% and 30-year jumbo 7.65% on Oct 19, 2026; the 30-year fixed is up 1.20 points from a year earlier (Mortgage News Daily, Oct 19, 2026).
Las Vegas SF median: $470,000 in Sep 2026, flat YoY (Las Vegas REALTORS).

Where do these numbers come from?

Sources:

GLVAR Matrix MLS (LVR MLS), pulled 5:35 to 5:43 AM PDT Oct 19, 2026. Residential, single-family, resale only, ZIP 89138; builder and new-construction homes are left out. "Active" means Active status; "under contract" means Under Contract Show, Under Contract No Show or Contingent On Sale. Weekly changes come from the Matrix Hotsheet for Oct 12 to 18, 2026. The withdrawn count includes 1 conditional withdrawal. Mortgage rates from the Mortgage News Daily rate index, Oct 19, 2026. Valley supply and median from Las Vegas REALTORS, Sep 2026. Price per square foot is close price divided by living area. No prior-week baseline yet. RPR cross-check was not done this run. Figures can change as agents update the MLS.

Follow on X: @realRichRogers

Summerlin Market Brief: Week of Oct 12 to 18, 2026 | R3 Residence

Rich Rogers, REALTOR® — Wed, 21 Oct 2026 20:31:54 GMT

The Summerlin community entry sign in Las Vegas, Nevada.

Updated Oct 19, 2026. By Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Follow me on X at @realRichRogers for updates between issues.

Summerlin in Las Vegas added 48 new listings this week, and 13 homes went into contract. 23 sales closed. 751 homes are for sale and 117 are under contract in total. Sellers lowered the price on at least 10 homes. The median sale was $650,000, or $328 per square foot.

(This report covers the whole Summerlin master plan, including Summerlin West and Sun City Summerlin, a 55+ community. It counts resale homes only. Builder and new-construction homes are left out.)

Rich's Take: We are in what is being called the slowest market in a generation. Only 13 homes went into contract across all of Summerlin this week, against 48 new listings. Selling is difficult right now. Buying is relatively easy, at a great price and with great carrying costs and affordability. At about 5.3 months of supply, buyers have plenty of choices and plenty of time to make them.

This is a good time to invest, if your timeline is long enough. Investors can lock in a lower cost basis and negotiate both price and carrying costs.

Summerlin is large with many different communities within. You must price your home against recent sales in your own village, not the master plan average overall. I can help you with this.

What changed this week

Summerlin

Week of Oct 12 to 18, 2026

New Listings

751

Active Listings

117

Under Contract

21 / 5

Withdrawn / Expired

Closed Sales

Source: GLVAR Matrix MLS (LVR MLS) Hotsheet, Oct 12 to 18, 2026. Resale single-family only. Summerlin defined by Clark County Assessor subdivision plats, including Sun City Summerlin. New construction and builder homes built in 2025 or later excluded. Withdrawn count leaves out 7 conditional withdrawals.

Top changes:

One home relisted at $3,399,999, a $100,000 reduction from its previous asking price of $3,499,999.
9 homes came back on the market at a lower price. 3 came back at the same price.

What are Summerlin homes selling for?

Last 7 days vs. last 90 days

	Last 7 days (Oct 12 to 18)	Last 90 days (Jul 20 to Oct 18)	Change
Median sold price	$650,000	$690,000	down 5.8%
Median sold $/sq ft	$328	$330	down 0.6%
Sales	23	424

Source: GLVAR Matrix MLS (LVR MLS), sold resale homes, Oct 12 to 18 and Jul 20 to Oct 18, 2026.

Closings ran from $398,500 to $6,700,000. A few large sales pull the averages well above these medians. The median is the better guide to a typical home.

This week's median price sits 5.8% below the 90-day median, but price per square foot barely moved. That points to smaller homes selling this week, not to values falling. Summerlin is holding its value per foot while buyers take their time.

With only 23 sales in the past 7 days, this is a snapshot, not a panorama of the larger trend. I will continue monitoring and updating this weekly. Subscribe to my weekly R3 Brief to have this sent direct to your inbox.

How long do Summerlin listings take to sell?

For the 751 homes still for sale on Oct 19, 2026:

Days on market (DOM): median 47 days, average 67.
Cumulative days on market (CDOM): median 67 days, average 94.

DOM counts days on the current listing. CDOM keeps counting when a home is withdrawn and relisted, so it shows the full time on market. Both are days so far for homes still for sale, not days to sell.

FAQs for Summerlin buyers and sellers

Supply: about 5.3 months (751 active divided by about 141.3 sales a month from 424 sales, Jul 20 to Oct 18). Valley all types about 5 months in Sep 2026 (Las Vegas REALTORS).
Price cuts: 1 cut and 9 homes relisted lower this week (LVR MLS). The hotsheet misses many price-only changes, so treat this as a floor.
Mortgage rates: 30-year fixed 7.43% and 30-year jumbo 7.65% on Oct 19, 2026; the 30-year fixed is up 1.20 points from a year earlier (Mortgage News Daily, Oct 19, 2026).
Las Vegas SF median: $470,000 in Sep 2026, flat YoY (Las Vegas REALTORS).

Where do these numbers come from?

Sources:

GLVAR Matrix MLS (LVR MLS), pulled 8:12 to 8:21 AM PDT Oct 19, 2026. Residential, single-family, ZIPs 89134, 89135, 89138 and 89144. New, to-be-built and under-construction homes are left out, as are builder homes built in 2025 or later. Older resale homes with a builder name, such as original Del Webb homes in Sun City Summerlin, stay in. Summerlin is defined by Clark County Assessor subdivision plats, not ZIP: each address was matched to its recorded plat and kept only if it sits inside the Summerlin planned-community boundary. "Active" means Active status; "under contract" means Under Contract Show, Under Contract No Show or Contingent On Sale (2 under-contract rows had no address and are left out). Weekly changes come from the Matrix Hotsheet for Oct 12 to 18, 2026. Mortgage rates from the Mortgage News Daily rate index, Oct 19, 2026. Valley supply and median from Las Vegas REALTORS, Sep 2026. Price per square foot is close price divided by living area. No prior-week baseline yet. RPR cross-check was not done this run. Figures can change as agents update the MLS.

Follow on X: @realRichRogers

Red Rock Country Club Market Brief: Week of Oct 12 to 18, 2026 | R3 Residence

Rich Rogers, REALTOR® — Tue, 20 Oct 2026 13:00:00 GMT

Red Rock Country Club in Summerlin, Las Vegas, Nevada.

Updated Oct 19, 2026. By Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.

Follow me on X at @realRichRogers for updates between issues.

Red Rock Country Club in Summerlin, Las Vegas added 1 new listing and closed 2 sales this week. 27 homes are for sale and 0 are under contract. Sellers lowered the price on 1 home. The median sale was $1,907,500, or $602 per square foot, over 90 days.

Rich's Take: A $3,375,000 close shows Red Rock still works when the home offers a full package. This one was 11686 Glowing Sunset Lane: single-story, 12th hole frontage with full Strip views, and full amenities inside and out. Overall, though, only two closings and zero under contract with 27 still for sale is a quiet week in Red Rock, indicative of the quiet overall market we are in. Buyers are very selective, as they should be, and sellers who need a buyer are starting to move on price.

What changed this week

Red Rock Country Club

Week of Oct 12 to 18, 2026

New Listings

Active Listings

Under Contract

2 / 0

Withdrawn / Expired

Closed Sales

Source: GLVAR Matrix MLS (LVR MLS) Hotsheet, Oct 12 to 18, 2026. Resale single-family only. Builder and new-construction excluded.

Top changes:

One home relisted at $2,750,000, down from $2,785,000.
Closed sales ran $1,915,000 to $3,375,000.
New Coming Soon Listing on Evergreen Creek Lane at $5,750,000.

What are Red Rock Country Club homes selling for?

Only 2 homes sold and closed this week, so these medians are derived from the past 90 days.

Median sold price $1,907,500, Jul 20 to Oct 18, 2026, 14 sales (LVR MLS).
Median sold $/sq ft $602, Jul 20 to Oct 18, 2026, 14 sales (LVR MLS).

How long do Red Rock Country Club listings take to sell?

The Days On Market calculation:

Active listings show a median of 66 days on market (average 74.7) and a median CDOM of 86 days (average 102.3), Oct 19, 2026 (LVR MLS). These are days on market for homes still for sale, not for sold homes.

FAQs for Red Rock Country Club buyers and sellers

Supply: about 5.8 months (27 active divided by about 4.7 sales a month from 14 sales, Jul 20 to Oct 18). Valley all types about 5 months in Sep 2026 (Las Vegas REALTORS).
Price cuts: 0 cuts this week; 1 home relisted lower (LVR MLS), which is similar to a price cut.
Mortgage rates: 30-year fixed 7.43% and 30-year jumbo 7.65% on Oct 19, 2026; the 30-year fixed is up 1.20 points from a year earlier (Mortgage News Daily, Oct 19, 2026).
Las Vegas SF median: $470,000 in Sep 2026, flat YoY (Las Vegas REALTORS).

Where do these numbers come from?

Sources:

GLVAR Matrix MLS (LVR MLS), pulled 5:35 to 5:43 AM PDT Oct 19, 2026. Residential, single-family, resale only; builder and new-construction homes are left out. "Active" means Active status; "under contract" means Under Contract Show, Under Contract No Show or Contingent On Sale. Weekly changes come from the Matrix Hotsheet for Oct 12 to 18, 2026; the Evergreen Creek Lane Coming Soon listing was added by Rich Rogers. Mortgage rates: Mortgage News Daily, Oct 19, 2026. Price per square foot is close price divided by living area. No prior-week baseline yet. RPR cross-check was not done this run.

Follow on X: @realRichRogers

Summit House: Summerlin's First High-Rise Condo Plan Explained

Rich Rogers, REALTOR® — Sat, 17 Oct 2026 15:19:00 GMT

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When I moved my family from Washington to Summerlin in 2024, one of the first things I noticed was the skyline. It was untouched, with no high-rises in sight. Summerlin is houses, parks, trails, and the Red Rock view. So when I read that Howard Hughes Holdings filed plans for two condo towers next to Downtown Summerlin, I paid close attention.

I look at projects like this from two angles. I am a REALTOR® who helps people buy and sell homes here. I am also a former general contractor and CPA who still builds and develops luxury homes, so I tend to read the plans and the numbers before I read the brochure. Here is what is actually known, and what I would want any buyer to think about.

What is the new Summerlin high-rise condo project?

Short answer: It is called Summit House, a planned two-tower, 260-unit condo complex from Howard Hughes Holdings in a joint venture with Discovery Land Co.

According to the Las Vegas Review-Journal, plans show twin 21-story glass towers connected by a skybridge on the 17th floor, about 1.76 million square feet in total, with two levels of underground parking. The amenity list in the June plans is long: outdoor pools, a putting and chipping area, a wine cave, a speakeasy, a sports bar, golf simulators, pickleball courts, a bowling alley, a fitness center, sauna, and hot and cold plunges. The skybridge itself would hold a bar, terraces, a restaurant, and event space.

If it gets built, it would be the first residential high-rise inside Summerlin. Howard Hughes CEO David O'Reilly put it this way: "This is clearly the next chapter for Summerlin."

Where would Summit House be built?

Short answer: On almost 10 acres just east of the Downtown Summerlin shopping district, near Sahara Avenue and the 215 Beltway.

The site sits on the north side of La Madre Mountain Drive between Pavilion Center Drive and Spruce Goose Street. The developers have asked to rename Spruce Goose Street to Summerlin Heights Drive. That puts residents within walking distance of the shops, restaurants, and Las Vegas Ballpark area in the commercial core. Local luxury broker Ivan Sher told the Review-Journal the walkability is "something we could desperately use as a city." I agree. Walkable living is rare in the Las Vegas suburbs.

The land where Summit House is planned, in Summerlin, Las Vegas. Photo by Rich Rogers, REALTOR®, Keller Williams The Marketplace.

When could it be built, and what will it cost?

Short answer: Nobody knows yet. There is no public price, cost estimate, or construction timeline.

O'Reilly told the Review-Journal he did not have expected pricing, a cost estimate, or a construction schedule. Clark County records did not show any scheduled hearings at the time of the story. He did say the list of interested buyers is longer than the number of units planned. That is the developer's statement, and there is no public way to verify it yet.

So if anyone quotes you a price or a move-in date today, ask where it came from. For context on what Summerlin condos sell for now: from July 18 to October 16, 2026, 134 condos and townhomes sold in Summerlin communities, at a median price of $399,000, or about $278 per square foot (GLVAR MLS, pulled October 16, 2026; the count includes Sun City Summerlin and The Ridges). Last year's comparable figure isn't available from the MLS. And for the only nearby tower comparison: One Queensridge Place, next to Summerlin, had 22 sales in the 12 months ending October 16, 2026, at a median price of $1,825,000, or about $529 per square foot (GLVAR MLS).

One Queensridge Place, next to Summerlin. Photo by Rich Rogers, REALTOR®, Keller Williams The Marketplace.

Who would a Summerlin high-rise condo suit?

Short answer: It could fit anyone who values amenities and low upkeep, including out-of-state movers, downsizers, lock-and-leave owners, and some investors.

Everyone's needs are different, and I help buyers look at whatever homes match their own goals. But here is how I think about the fit:

Movers from Washington, California, and other states. Many people I talk to are used to condo living in city centers. A tower near Downtown Summerlin could feel familiar while still offering Nevada's tax picture and the mountain views.
Downsizers. O'Reilly said he expects that as residents get older, they will want the "lock-and-leave" lifestyle a high-rise offers. Trading yard work and a big roof for an elevator and a concierge is a real tradeoff worth weighing.
Lock-and-leave and second-home owners. Ivan Sher said he expects interest from people who want amenities and few worries when they are out of town.
Investors. Possible, but only after the rental rules are published. Some condo buildings limit short-term or even long-term rentals.

From a developer's eye, here is the honest tradeoff. A house gives you land, privacy, and control. A condo gives you shared amenities and less maintenance, but you also share decisions and costs with an HOA board. Neither is better. It depends on how you want to live.

What should buyers watch for in a new condo tower?

Short answer: Read the HOA budget, reserve plan, purchase contract, and rental rules closely, and understand the risk of buying before a building is finished.

This is where my CPA background kicks in. My checklist for any new tower:

HOA dues. A long amenity list costs money to run. Ask for the projected budget and how dues are set once the developer hands control to owners. For scale, the median monthly HOA dues on Summerlin condos and townhomes sold from July to October 2026 were about $396. At One Queensridge Place they were about $3,769 a month (GLVAR MLS, October 16, 2026).
Reserves. Is the reserve study funded for elevators, roofs, pools, and that skybridge? Thin reserves often lead to the next item.
Special assessments. Ask how they are approved and whether any are expected in the first years.
Presale contracts. Read the deposit terms. Is the deposit refundable? Is it held in escrow? Can the developer change finishes, square footage, or the delivery date?
Completion risk. Plans can change or stall. Know what happens to your money if the project is delayed or redesigned.
Financing and warrantability. Some lenders will not lend on condos that fail certain tests, like owner-occupancy ratios or developer control. Talk to a lender early.
Rental rules. Investors especially should get the CC&Rs in writing before committing.
Renovation rules. Ask for the building's rules on remodeling before you buy, even in a brand new tower.

That last item comes from my own work. I was the general contractor on a full interior renovation of a luxury high-rise condo on the 17th floor, the same height as the planned Summit House skybridge. In a tower, what you own mostly stops at your walls. Plumbing stacks, fire sprinklers, elevator time for crews and materials, quiet hours, and contractor insurance all run through the HOA and building management. Those rules decide what you can change later, how long it takes, and what it costs. A house buyer rarely thinks about that. But a condo buyer must.

Before you buy in a new condo tower: eight questions from Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace.

What this means for buyers right now

Short answer: It is a very good time to be a buyer in Las Vegas, and you do not need to wait for Summit House to act.

Summit House is years from keys at best, and its pricing is unknown. Meanwhile, buyers today have real choice and room to negotiate. In Summerlin communities, 252 condos and townhomes were for sale in mid-October 2026, against 51 sales in September, which works out to about 4.9 months of supply. About 45% of September sales included a seller contribution (GLVAR MLS, pulled October 16, 2026). If the tower appeals to you, it can be smart to get on the interest list and also buy something that works now. If you own a Summerlin house you may want to trade for a condo later, knowing your current value helps you plan.

If you want to talk through the condo vs. house tradeoff, or watch this project together as it moves through Clark County, call me at 725-577-0743.

Sources

Eli Segall, "'Next chapter for Summerlin': High-rise condo project in works for Las Vegas community," Las Vegas Review-Journal, Oct 8, 2026: https://www.reviewjournal.com/business/housing/next-chapter-for-summerlin-high-rise-condo-project-in-works-for-las-vegas-community-3897433/

Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas. Moved his family from Washington to Summerlin in 2024; helps investors and homebuyers buy and sell homes in Nevada. Former general contractor and CPA who still builds and develops luxury homes, with over 15 years in real estate and development. Phone: 725-577-0743.

Equal Housing Opportunity. Information is based on public reporting and is subject to change. Project details, pricing, and timing have not been confirmed by the developer.

Is Now a Good Time to Buy Luxury in Las Vegas? Summerlin and Henderson Data

Rich Rogers, REALTOR® — Fri, 16 Oct 2026 21:33:48 GMT

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Red Rock Canyon at sunrise, minutes from Summerlin, Las Vegas.

I moved my family from Washington to Summerlin, Las Vegas, Nevada in 2024, so I get a lot of the same two questions from friends back home. Is now a good time to buy a high-end home here? My short answer: right now is a very good time to be on the buyer's side of the negotiating table. And if we come down from Seattle, where do families like us usually look?

I'm a former general contractor and CPA who still builds and develops luxury homes, with over 15 years in real estate and development. So I look at a house the way I look at a balance sheet and a job site at the same time: what are the numbers, and how well is it built? Here's what the data says this month.

Is now a good time to buy a luxury home in Las Vegas?

Yes. Right now is a very good time to be a buyer in Las Vegas, especially at the higher end. Buyers have more homes to choose from, more time to decide, and more room to negotiate than they've had in years. Your own payment still has to work, so let's look at what we actually know.

Valley-wide prices and supply. Las Vegas Realtors (LVR) reported that the median price of existing single-family homes across Southern Nevada was $470,000 in September 2026, with about 5 months of supply (LVR monthly market report, September 2026). That is a valley-wide number covering every price range, so it is not a luxury number. Still, it tells you something useful. Around 5 months of supply means buyers have more homes to choose from and more time to decide than in the tight years when supply was measured in weeks. That shifts negotiating power toward the buyer.

Luxury prices by village. Valley-wide medians hide a lot. A home in Summerlin West, Las Vegas, Nevada or MacDonald Highlands, Henderson, Nevada trades in a very different world than the overall median. Here are closed resale sales of $1 million and up from July through September 2026, by area:

Summerlin West, Las Vegas, Nevada (ZIPs 89135 and 89138): median sold price $1,462,500, median $441 per square foot (54 sales)
The Ridges, Summerlin, Las Vegas, Nevada: median sold price $4,025,000, median $864 per square foot (only 7 sales)
Red Rock Country Club, Summerlin, Las Vegas, Nevada (89135): median sold price $1,900,000, median $603 per square foot (13 sales)
MacDonald Highlands, Henderson, Nevada: median sold price $3,230,000, median $513 per square foot (only 9 sales)
Anthem, Henderson, Nevada (Anthem and Anthem Country Club, not Sun City Anthem or Anthem Highlands): median sold price $2,437,500, median $505 per square foot (14 sales)

Source: GLVAR MLS closed single-family resale sales of $1M and up, Jul to Sep 2026, pulled Oct 16, 2026. Builder and new-construction sales excluded. The Summit Club in Summerlin, Las Vegas, Nevada had no closed resale sales on the MLS from July to September 2026. Many homes there trade privately or as builder sales, so a median would not tell the real story.

The past 12 months in two guard-gated Summerlin villages. The Ridges, Summerlin, Las Vegas, Nevada had 50 resale sales from October 17, 2025 to October 17, 2026, at a median sold price of $3,035,000, or $695 per square foot. 86% sold below list price, the median home sold in 46 days, and 35 homes were for sale, about 8.4 months of supply. Red Rock Country Club, Summerlin, Las Vegas, Nevada had 75 resale sales at a median of $2,016,355, or $546 per square foot. 81% sold below list price, the median home sold in 38 days, and 29 homes were for sale, about 4.6 months of supply (Las Vegas REALTORS® MLS, single-family resale, builder sales excluded, pulled October 18, 2026). Buyers have room to negotiate in both, and more of it in The Ridges.

Higher-end supply. Across Las Vegas, single-family homes priced at $1 million and up had about 8.6 months of supply, and homes at $2 million and up had about 12.8 months. About 81% of $1 million and up sales in the past 12 months closed below their final list price (Las Vegas REALTORS® MLS, pulled October 17, 2026). In plain terms, most luxury buyers paid less than the asking price. That is what a very good time to be a buyer looks like.

Mortgage rates. Mortgage News Daily's index on October 15, 2026 had the average 30-year fixed at 7.33% and the 30-year jumbo at 7.65%. Most luxury purchases use jumbo loans, so that second number matters more for this price range. Over the prior 52 weeks, the jumbo rate ranged from 6.10% to 7.71% (Mortgage News Daily, October 15, 2026). Rates have dipped from recent highs but are still near the top of that range.

Mortgage rates on October 15, 2026. Source: Mortgage News Daily.

How I'd think about it (CPA hat):

If you're paying cash or putting a large amount down, rates matter less, and more supply works in your favor when you negotiate. Ask for price, repairs, or credits. Sellers are listening.
If you're financing with a jumbo loan, run the payment at today's rate. If it works now, a future rate drop is a bonus and maybe a refinance. If it only works at a lower rate, wait.
Nevada has no state personal income tax (Nevada Department of Taxation). For many families relocating, that is part of the math. Talk to your own tax advisor about your situation.

How I'd think about it (builder hat): More inventory means more time for inspections. Use it. On luxury homes I look hard at roofs, stucco, pools, and HVAC sized for desert summers. Those are the big-dollar items that don't show up in listing photos. Today's buyers have the leverage to ask sellers to fix them or pay for them.

So, is now a good time? For a buyer with solid finances and a long time horizon, yes. This is a very good time to be a buyer in Las Vegas: more choice, more time, and real negotiating room. Whether it's the right time for you comes down to your own payment and plans.

Which Summerlin villages and Henderson areas do Seattle families moving to Las Vegas look at?

I can't tell anyone where they should live. That's your call, and every family weighs things differently. What I can do is describe the areas that come up often and point you to public sources so you can check them yourself.

What a Seattle budget buys in Summerlin West. I put two real sold homes side by side in my Seattle vs Summerlin luxury house comparison on X. A 1924 home at 2706 1st Ave W in Queen Anne, Seattle, Washington sold for $1,510,000 on July 6, 2026: 1,660 finished square feet, or about $910 a square foot. A 2020 home at 776 Spirit Lake St in Summerlin West, Las Vegas, Nevada sold for $1,255,000 on April 23, 2026: 2,825 square feet in a gated village with a private pool and spa, or about $444 a square foot. That's $255,000 less for a newer home with about 70% more space (sold prices from MLS records). One pair of homes is not a market average, but it shows how far a Seattle budget can go here.

Summerlin, Las Vegas, Nevada

Summerlin, on the west side of the Las Vegas Valley.

Summerlin is a master-planned community on the west side of the valley, managed by Howard Hughes. It is made up of many villages, each with its own parks and amenities. Details on villages, parks, and trails are on the official site at summerlin.com.

Summerlin West, Las Vegas, Nevada. The newer, western part of Summerlin, close to Red Rock Canyon National Conservation Area (BLM). Many homes here are newer construction.
The Ridges, Summerlin, Las Vegas, Nevada. A guard-gated village with custom and semi-custom homes and the Bear's Best golf course nearby.
Red Rock Country Club, Summerlin, Las Vegas, Nevada. A guard-gated golf community in Summerlin.
The Summit Club, Summerlin, Las Vegas, Nevada. A guard-gated private community in Summerlin with custom luxury homes.
The Vistas and Summerlin Centre, Las Vegas, Nevada. Close to Downtown Summerlin, the shopping and dining district, and City National Arena.

HOA: Summerlin has a master association plus village and sub-association fees in many neighborhoods. Fees vary by neighborhood, so check each listing and the Summerlin Community Association.

Henderson, Nevada

Henderson is its own city southeast of Las Vegas, with a parks system described at cityofhenderson.com.

Anthem, Henderson, Nevada. A hillside master-planned area with community centers and valley views.
MacDonald Highlands, Henderson, Nevada. A guard-gated golf community, DragonRidge Country Club, with custom homes on the hillside.
Inspirada, Henderson, Nevada. A newer master-planned community built around walkable parks.
Lake Las Vegas, Henderson, Nevada. A resort-style community around a private lake.

Schools

Public schools in all of these areas are part of the Clark County School District. Look up zoned schools by address with the CCSD Zoning Search, and see state performance ratings on the Nevada Report Card. Zoning can change, so always check the specific address.

Commute

Drive times depend on where you work and the time of day. Summerlin sits on the west side near the 215 Beltway, and Henderson sits on the southeast side near the 215 and I-11. Harry Reid International Airport is closer to most of Henderson than to Summerlin West. Check real times for your route on Google Maps or Nevada 511 during your actual commute hours.

Indoor-outdoor luxury living in the Las Vegas Valley.

What should a Seattle family do next?

Shop now while buyers have the negotiating edge, and take your time on inspections.
Visit in the summer and the winter if you can. The desert climate here feels very different in July and December.
Get pre-approved at today's jumbo rates before you shop.
Drive your commute at rush hour.
Look up schools by exact address.
Read the HOA documents before you write an offer.

If you want to talk through the numbers or walk a home with someone who still develops luxury homes, I'm happy to help you use this buyer-friendly moment well.

Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas, Nevada. Call or text 725-577-0743. r3residence.com/work-with-rich | X: @realRichRogers

Sources

Las Vegas Realtors, monthly market report, September 2026 (existing single-family median $470,000; about 5 months of supply; valley-wide). https://www.lasvegasrealtor.com/
Mortgage News Daily, Mortgage Rate Index, October 15, 2026 (30-yr fixed 7.33%; 30-yr jumbo 7.65%; jumbo 52-week range 6.10% to 7.71%). https://www.mortgagenewsdaily.com/mortgage-rates
Nevada Department of Taxation (no state personal income tax). https://tax.nv.gov/
Summerlin official site (villages, parks, trails). https://www.summerlin.com/
Summerlin Community Association (HOA). https://www.summerlinassociation.com/
Bureau of Land Management, Red Rock Canyon National Conservation Area. https://www.blm.gov/programs/national-conservation-lands/nevada/red-rock-canyon
City of Henderson Parks and Recreation. https://www.cityofhenderson.com/government/departments/parks-and-recreation
Clark County School District Zoning Search. https://ccsd.net/schools/zoning/
Nevada Report Card. https://nevadareportcard.nv.gov/
Nevada 511 traffic. https://www.nvroads.com/
Las Vegas REALTORS® MLS, single-family homes $1M and up and $2M and up, past 12 months, pulled October 17, 2026 (about 8.6 and 12.8 months of supply; 81% of $1M and up sales closed below final list price).
Rich Rogers, "Seattle vs Summerlin - Luxury House Comparison," X, October 7, 2026 (sold prices from MLS records). https://x.com/realRichRogers/status/2107944039488364870
GLVAR MLS closed single-family resale sales of $1M and up, Jul to Sep 2026, pulled Oct 16, 2026.
Las Vegas REALTORS® MLS, The Ridges and Red Rock Country Club single-family resale sales, October 17, 2025 to October 17, 2026, pulled October 18, 2026.