Cost of Living in Summerlin, Las Vegas (2025 Breakdown)
Home Prices | Property Taxes | Utilities & More
Wondering how much it costs to live in Summerlin? As one of Las Vegas’ top master-planned communities, Summerlin offers a high quality of life with top-rated schools, parks, and luxury homes—but how does it compare in terms of cost of living?
This 2025 Summerlin Cost of Living Guide covers:
✅ Home Prices & Property Taxes
✅ HOA Fees & Monthly Expenses
✅ Utilities, Groceries & Transportation Costs
✅ How Summerlin Compares to Other Vegas Areas
📍 Browse the Latest Homes for Sale in Summerlin
📊 Summerlin Cost of Living vs. Las Vegas (2025 Update)
| Expense Category | Summerlin | Las Vegas (Avg.) | National Avg. |
|---|---|---|---|
| Median Home Price | $675,000 | $450,000 | $436,800 |
| Property Taxes | 0.65% of home value | 0.65% | 1.07% |
| HOA Fees | $50–$120/month | Varies | N/A |
| Utilities (Electric, Water, Gas) | $250/month | $200/month | $240/month |
| Groceries & Dining | 5% higher | On par with U.S. avg. | N/A |
| Transportation Costs | 5% lower | On par | N/A |
📌 View the Full Summerlin Housing Market Report
🏡 Home Prices in Summerlin (2025 Market Update)
📈 Median Home Price: $675,000 (↑ 6% YoY)
📉 Average Monthly Mortgage (30-Year Loan @ 6.5%) → $4,230/month
📍 Luxury Homes in The Ridges & Red Rock Country Club → $1.5M+
🏡 See Homes for Sale in Summerlin
🏠 HOA Fees in Summerlin (What to Expect in 2025)
Most Summerlin communities have HOA fees, which vary based on amenities:
| Neighborhood | Monthly HOA Fee | Includes |
|---|---|---|
| The Ridges | $450+ | Security, Clubhouse, Golf |
| Red Rock Country Club | $245+ | Golf, Gated Security |
| The Paseos | $50–$75 | Parks, Trails, Maintenance |
| The Cliffs | $80–$120 | Clubhouse, Pool Access |
💡 How Much Are Property Taxes in Summerlin?
✔ Nevada has no state income tax = more take-home pay 💰
✔ Clark County property tax rate: 0.65% of assessed home value
✔ On a $650,000 home → Taxes = ~$4,225/year
💡 Monthly Utility Costs in Summerlin (2025 Estimates)
| Utility | Average Monthly Cost | Provider |
|---|---|---|
| Electricity (NV Energy) | $120–$250 | NV Energy |
| Water & Sewer | $40–$90 | LVVWD |
| Natural Gas (Southwest Gas) | $30–$70 | Southwest Gas |
| Trash & Recycling | $25–$40 | Republic Services |
| Internet & Cable | $75–$150 | Cox, CenturyLink |
🚗 Transportation Costs in Summerlin
🚘 Gas Prices: ~$4.10/gallon (2025)
🚗 Commute to The Strip: 15–20 minutes via 215 Beltway
🚉 Public Transit: RTC bus routes serve major Summerlin hubs
📌 Explore Walkable Neighborhoods in Summerlin
📍 Final Thoughts: Is Summerlin Affordable for You?
While Summerlin has a higher cost of living than other parts of Las Vegas, it offers higher home value appreciation, excellent schools, and luxury amenities.