Summerlin, Nevada—nestled on the western edge of Las Vegas—is celebrated for its scenic beauty, modern master-planned communities, and elevated lifestyle. 

But with its upscale amenities comes a price tag. So, is Summerlin more expensive than Las Vegas overall? 

This 2025 guide explores the real cost of living in Summerlin, from home prices and rent to utilities, groceries, and taxes, offering a realistic comparison for anyone considering a move with the help of our professional Summerlin movers.

Is Summerlin More Expensive Than Las Vegas?

Yes, Summerlin continues to be more expensive than the Las Vegas average. This is driven by higher real estate prices, luxury amenities, and meticulously maintained neighborhoods. 

While residents enjoy superior parks, schools, and healthcare, these benefits come at a premium.

Cost Comparison Overview (2025)

  • Housing: 35%–45% higher than Las Vegas overall 
  • Groceries: 5%–10% above the national average 
  • Utilities: Slightly above Las Vegas average 
  • Transportation: Comparable to Las Vegas metro 
  • Taxes: No state income tax, but higher HOA fees and real estate costs

Housing Costs in Summerlin, Nevada

Home Prices (2025)

The real estate market in Summerlin is booming, with prices reaching new highs.

  • Median home price in Summerlin overall: ~$750,500 
  • Sun City Summerlin (55+): ~$460,000 
  • Luxury areas like Summerlin West: $850,000–$900,000+ 
  • Median home price in Las Vegas (general): ~$480,000

These prices reflect the demand for newer builds, gated communities, and proximity to Red Rock Canyon.

Rent Prices

As of mid-2025, average rental costs have adjusted slightly.

  • 1-bedroom apartment in Summerlin: ~$1,550/month 
  • 2-bedroom apartment: ~$1,850–$2,100/month 
  • Las Vegas average rent (all neighborhoods): ~$1,450/month

Taxes and Expenses in Summerlin

Property Taxes

Nevada maintains a low property tax rate of approximately 0.60%. However, the high property values in Summerlin drive up actual tax payments.

  • Average annual property tax in Summerlin: $3,500–$5,400

HOA Fees

Nearly every Summerlin neighborhood includes an HOA fee.

  • Standard HOA: $60–$100/month 
  • Luxury or gated communities: $150–$350/month

Sales Tax

Clark County’s sales tax remains at 8.375%, applied to most goods and services.

Daily Living Costs in Summerlin (2025)

Groceries

With stores like Whole Foods, Sprouts, and Trader Joe’s nearby, food costs run slightly higher.

  • Gallon of milk: $4.70 
  • Dozen eggs: $4.30 
  • Loaf of bread: $3.75 
  • Chicken breast (1 lb): $5.80

Utilities

Modern construction and energy efficiency help control utility costs.

  • Electricity, water, waste, heating: $190–$250/month 
  • Internet: $70/month on average 

Transportation

  • Gasoline: ~$4.10/gallon 
  • Public transit (monthly pass): $65 
  • Most residents drive personal vehicles due to limited public transit options in Summerlin

Healthcare and Insurance

Summerlin offers excellent care, including Summerlin Hospital Medical Center and private clinics.

  • Doctor’s visit (uninsured): $140–$190 
  • Dental cleaning: $110–$160 
  • Health insurance (individual): $420–$620/month

Lifestyle and Recreation Costs

Summerlin’s lifestyle includes access to country clubs, hiking trails, shopping, and events.

  • Gym membership: $55–$120/month 
  • Golf membership: Starting at $350/month 
  • Dinner for two at a mid-range restaurant: $90–$125

Cost of Education in Summerlin

The Clark County School District, along with several private schools, serves Summerlin.

  • Private elementary school tuition: $11,000–$15,000/year 
  • Private high school tuition: $13,000–$22,000/year

Summerlin vs. Las Vegas: Cost of Living Comparison (2025)

  • Median Home Price: Homes in Summerlin are significantly more expensive, with a median price of $750,500, compared to $480,000 in Las Vegas. 
  • Rent for a 2-Bedroom Apartment: Expect to pay around $1,950 per month in Summerlin, while in Las Vegas, the average rent for a similar unit is approximately $1,450. 
  • Groceries: The cost of groceries in Summerlin is about 8% above the national average, slightly higher than Las Vegas, which sits at 3% above the national average. 
  • Sales Tax: Both areas share the same sales tax rate of 8.375%. 
  • Utilities and Internet: Monthly utility and internet costs in Summerlin range from $260 to $320, while Las Vegas residents typically pay between $220 and $280. 
  • Annual Property Taxes: Property taxes in Summerlin range from $3,500 to $5,400 annually, which is higher than Las Vegas’s range of $2,000 to $3,200.

Conclusion

In 2025, Summerlin remains more expensive compared to the living costs in Las Vegas, with higher home values, elevated daily expenses, and added community fees. 

But residents benefit from top-tier amenities, a clean environment, and vibrant lifestyle offerings. 

For those who value a high-quality suburban experience in Southern Nevada, Summerlin offers exceptional value—just be sure to budget accordingly and explore your neighborhood options carefully.