Summerlin Market Activity: Week of Oct 26 to Nov 1, 2026

The Summerlin community entry sign in Las Vegas, Nevada.

Updated Nov 2, 2026. By Rich Rogers, REALTOR®, NV S.0205007, Keller Williams Realty The Marketplace, Summerlin, Las Vegas.

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

Snapshot: Summerlin added 41 new listings and closed 25 sales this week, and 32 homes went under contract. 731 homes are for sale, down 23 from last week, and 115 are under contract, about 5.7 months of supply. 21 listings were withdrawn and 23 expired. Sellers lowered the price on at least 78 homes, and 10 came back on the market at a lower price. This week's median sale was $665,000, or $331 per square foot, against 90-day figures of $685,000 and $330. Homes sold in the last 90 days spent a median 35 days on the market.

Rich's Take: You may have read that U.S. home-sale prices just fell year over year for the first time in more than three years: down 0.1%, to a $389,601 median for the four weeks ending Oct 25. Here in Summerlin, the same-week comparison is louder. Per RPR, closed sales for Oct 26 to Nov 1 fell to 24 from 34 a year ago, and the median price per square foot fell 4.8%, to $332 from $349.

Price per square foot is the fairer measure here, because the mix of homes changes every week. A 4.8% drop on 24 sales is a signal worth watching, but not a set verdict on the Summerlin market. Las Vegas pending sales are also down 22.7% from a year ago, one of the five biggest drops among the 50 largest metros.

Buyers are not gone. There are just fewer of them, and they know it so they are being patient and negotiating harder.

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.

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.

Top changes:

• Biggest contract: 72 Wildwing Court in The Ridges, listed at $4,499,000. In Summerlin West, 11141 Luna Blanca Drive, listed at $2,750,000, also went under contract.
• Biggest listing to leave: 9 Echo Peak Lane in The Ridges, listed at $29,500,000, expired.
• New at the top: 52 Soaring Bird Court in The Ridges at $6,999,000 and 33 Sun Glow Lane, also in The Ridges, at $4,750,000.
• Biggest cuts: 24 Cross Ridge Street, about $2,895,000 to $2,695,000 (6.9%), 2486 Grassy Spring Place, about $2,189,000 to $1,998,000 (8.7%), and 11041 Concord Valley Drive, about $2,300,000 to $2,150,000 (6.5%).
• Relisted lower: 1833 Corta Bella Drive, $2,500,000 to $2,350,000, and 3070 Spring Solstice Court, $1,200,000 to $1,100,000.
• From last week: 43 Crested Cloud Way ($14,250,000) and 20 Soaring Bird Court ($9,750,000) are still under contract. 38 Skybird Court ($9,500,000), 5201 Fading Sunset Drive ($2,999,900), 113 South Buteo Woods Lane ($1,225,000), 10205 Orkiney Drive ($3,580,000) and 2680 Nevada Agave Lane ($2,295,000) are still for sale at the same prices.

Weekly year-over-year comparison

Same calendar dates, Oct 26 to Nov 1, 2025. New listings here count every status, so this table shows 46 where the summary shows 41. Closings come from RPR for both years. The MLS cannot rebuild last year's actives, price cuts, supply or days on market, so those rows say so.

Sellers are asking more than last year, and buyers are paying less per foot. This contributes to the difficulty in transacting right now. New listings asked a median $849,900, up 14.9%, while closings sold for a median $332 per square foot, down 4.8%. Somebody's number has to move, and with market conditions right now it’s going to be the asking price.

What are Summerlin homes selling for?

Last 7 days vs. last 90 days

Closed sales ran from $415,000 to $1,410,000. Last week the weekly median was $639,500 and the 90-day median was $700,000. Sold homes over 90 days took a median of 35 days to sell.

How long do Summerlin listings take to sell?

The Days On Market calculation:

The 731 active listings show a median of 53 days on market (average 69.5) and a median CDOM of 69 days (average 97.5), Nov 2, 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 51 days.

Homes that sold took a median of 35 days. Homes still for sale have already waited 53. The longer a listing sits, the more buyers assume there is a reason.

FAQs for Summerlin buyers and sellers

• Supply: about 5.7 months (731 active divided by about 129.0 sales a month from 387 sales, Aug 3 to Nov 1), up from about 5.5. Las Vegas REALTORS put the whole valley, all home types, at about 5 months in September 2026.
• Price cuts: 68 cuts, 0 increases and 10 homes relisted lower this week (LVR MLS).
• What about Summerlin without Sun City? Leave out the 55+ village and Summerlin had 618 active listings, 19 sales this week, a 90-day median of $735,000 ($331 per square foot, 309 sales) and about 6.0 months of supply.
• Mortgage rates: 30-year fixed 7.27% and 30-year jumbo 7.52% on Nov 2, 2026; the 30-year fixed is down 0.06 points from a week earlier and up 0.99 points from a year earlier (Mortgage News Daily, Nov 2, 2026).
• Las Vegas single-family median: $470,000 in September 2026, flat from a year earlier (Las Vegas REALTORS).

Featured listing

12013 Tramonto Avenue in Summerlin West. It sits near Vassiliadis Elementary, perched up high above its neighbors. The price was cut this week to $1,895,000. It is still active as of Nov 2, 2026. The seller is still offering a 3-2-1 rate buydown. I've held this home open many times, so I know it well, including a few things the photos don't show. Email me at rich@r3luxury.com and I'll set up a private showing.

Where do these numbers come from?

Sources:

GLVAR Matrix MLS (LVR MLS), pulled 4:11 to 4:43 AM PST Nov 2, 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 26 to Nov 1, 2026. Withdrawn includes 11 conditional withdrawals. Previous prices for price cuts are worked out from the MLS change percent and rounded. Price per square foot is close price divided by living area. Prior-week figures are from the Oct 26, 2026 files.

Year-over-year comparison: same calendar dates, prior year, GLVAR MLS via Matrix. New listings are Matrix searches by list date, Oct 26 to Nov 1 of each year, all statuses. Closed sales for both years are from RPR (narrpr.com), close dates Oct 26 to Nov 1 of each year.

Mortgage rates: Mortgage News Daily Rate Index, Nov 2, 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 Realty The Marketplace, Summerlin, Las Vegas. rich@r3luxury.com