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City · 31,354 residents · Clark County, Nevada

Summerlin South , Nevada

In Summerlin South, a typical home is worth $672,400 and typical rent is $2,509 a month. Compared with all of Clark County, the typical home value is 56% higher, typical rent is 54% higher, and the share of households that own their home is 12 points higher.

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  • Typical home value

    $672,400

    56% above the county

    54% above Nevada

    • Summerlin South
    • Clark
    • Nevada

  • Typical rent

    $2,509a month

    54% above the county

    57% above Nevada

    • Summerlin South
    • Clark
    • Nevada

  • Typical household income

    $117,035a year

    53% above the county

    50% above Nevada

    • Summerlin South
    • Clark
    • Nevada

  • Households that own their home

    70%

    12 points above the county

    10 points above Nevada

    • Summerlin South
    • Clark
    • Nevada

Source: U.S. Census Bureau, Average 2020–2024

Summerlin South is in Clark County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Clark County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Summerlin South apart

What this place has that others do not, from public data, most unusual first.

  1. Summerlin South has the highest typical rent of the 33 cities in Nevada with more than 5,000 people: $2,509.

  2. Nearby, in Winchester, the typical home value is $302,800: 55% less than in Summerlin South ($672,400).

  3. Nearby, in Winchester, the typical rent is $1,220: 51% less than in Summerlin South ($2,509).

  4. The typical home in Summerlin South is worth $672,400, 56% more than in Clark County as a whole ($431,000).

  5. The typical household income in Summerlin South is $117,035, 53% more than in Clark County as a whole ($76,472).

  6. 70% of households in Summerlin South own their home, against 58% in Clark County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Summerlin South

What homes there are in Summerlin South, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Summerlin South: 77% of homes, more than in Clark County (60%).

Year built

Here half of the homes date from 2006 or later; in Clark County, from 1998 or later.

There is more room for a big family here: 72% of homes have 3 bedrooms or more, against 61% in Clark County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,599 a month

Clark County: $1,928 a month

Without a mortgage

$787 a month

Clark County: $561 a month

Owners with a mortgage

63%

Clark County: 68%

The typical cost for an owner with a mortgage in Summerlin South is $2,599 a month, more than in Clark County ($1,928); without one, $787.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Summerlin South rose 58%; in Clark County, it rose 64%.

Since 2015–2019, the typical rent in Summerlin South rose 39%, less than in Clark County (44%).

Housing prices ran ahead of income in Summerlin South: typical income rose 25%, against +58% for home values and +39% for rent.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSummerlin SouthClark CountyNevadaUnited States
Rental vacancy Unreliable estimate7.1%6.8%5.5%
Homeowner vacancy Unreliable estimate1.1%1.1%0.9%
More than one person per room Unreliable estimate4.7%4.4%3.4%
People per household 2.352.682.622.53
Drive alone 68%71%71%69%
Carpool 9%11%11%9%
Public transit Unreliable estimate2%2%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 20%12%12%15%
Other means 3%3%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.35 on average, against 2.68 in Clark County.

Working from home is more common in Summerlin South: 20%, against 12% in Clark County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Summerlin South?

A typical home costs more than the typical income allows

We start with a typical home in Summerlin South, worth $672,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 55% of the typical household income in Summerlin South, which is $117,035 a year. For that payment to be 28% of income, a household would need to earn about $229,642 a year. Note: at that price the loan is above the FHA limit for Clark County ($541,287), so FHA would not insure it; the payment is only a reference.

The calculator's FHA and conventional loan limits are those of all of Clark County.

Your numbers

Local data
$

Starts at the typical home value in Summerlin South. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $23,534 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$5,358

at 7.18% · 30 years

Loan amount
$660,221
Total interest
$949,903
Paid off in
November 2056

Includes $11,355 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,731 a month

  • Tight

    $2,731 to $3,511 a month

  • Hard

    more than $3,511 a month

    Your payment · 55%

Compared with the typical household income in Summerlin South ($117,035 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,358
Principal & interest$4,473
Property tax$308
Home insurance$280
FHA mortgage insurance (MIP)$297

This loan is over the FHA limit

You'd borrow $648,866, but the FHA limit for a one-unit home in Summerlin South is $541,287. You'd need a bigger down payment or a different loan.

You need at least $23,534 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Summerlin South and Clark County

Summerlin South is in Clark County, Nevada. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Summerlin South's own numbers

Typical home value
$672,400
Typical monthly rent
$2,509
Typical yearly household income
$117,035
Households that own their home
70%
Effective property tax rate
0.55%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Clark County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,686
Price change over 5 years (FHFA)
+53%
Homes in a high flood-risk zone
0.1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Clark County.

Everything about Clark County

Buying

Buying a home in Summerlin South

A typical home in Summerlin South is worth $672,400: 56% above the county and 54% above Nevada. With the typical household income in Summerlin South ($117,035 a year), a typical home costs 5.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Summerlin South 5.7 years
  • Clark 5.6 years
  • Nevada 5.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Clark County

According to FHFA’s house price index, home prices in Clark County rose 131% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Clark County.

Period County Nevada U.S.
Last year (2025) +1.6% +2.2% +2.9%
5 years (2020–2025) +53% +49% +47%
10 years (2015–2025) +131% +121% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Summerlin South next to Clark County, Nevada and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Summerlin South $672,400
  • Clark $431,000
  • Nevada $435,400
  • United States $332,700
Typical monthly rent
  • Summerlin South $2,509
  • Clark $1,626
  • Nevada $1,597
  • United States $1,413
Typical yearly household income
  • Summerlin South $117,035
  • Clark $76,472
  • Nevada $78,260
  • United States $80,734
See the full table
Summerlin South next to Clark County and Nevada
Measure Summerlin South Clark County Nevada U.S.
Typical home value $672,400 $431,000 $435,400 $332,700
Typical monthly rent $2,509 $1,626 $1,597 $1,413
Typical yearly household income $117,035 $76,472 $78,260 $80,734
Households that own their home 70% 58% 60% 65%
Typical yearly property tax $3,711 $2,057 $2,027 $3,119
Effective property tax rate 0.55% 0.48% 0.47% 0.94%
Renters with high rent for their income 45% 58% 56% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Clark County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Summerlin South

For a typical $672,400 home in Summerlin South, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Summerlin South's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,358a month

    Above the FHA limit for Clark County ($541,287)
    Down payment
    $23,534
    Cash to close
    $43,706
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $297

  • Conventional, 5% down $5,235a month

    Least cash to close
    Down payment
    $33,620
    Cash to close
    $53,792
    Rate
    7.18%
    Mortgage insurance
    PMI · $319

  • Conventional, 20% down, no PMI $4,232a month

    Down payment
    $134,480
    Cash to close
    $154,652
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,854a month

    Down payment
    $100,860
    Cash to close
    $121,032
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is Conventional, 5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Summerlin South and for Clark County.

Property tax

Effective rate in Summerlin South

0.55%of the home’s value each year

$3,711 a year for the typical owner in Summerlin South.

  • Summerlin South 0.55%
  • Clark 0.48%
  • Nevada 0.47%

What Nevada publishes 3 percent cap on the yearly tax increase for your primary residence (Nevada Legislature (Nevada Revised Statutes))

Exemptions and deadlines in Nevada

Flood risk in Clark County

FEMA does not publish these numbers by city: they are for all of Clark County.

Homes in the high-risk zone
0.1%
964
Of those, with NFIP insurance
30%
County Nevada U.S.
Homes in the high-risk zone 0.1% 2% 3.5%
Of those, with NFIP insurance 30% 30% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Summerlin South

Typical rent in Summerlin South is $2,509 a month: 54% above the county. In Summerlin South, 45% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Clark County, by unit size. To pay the 2-bedroom one ($1,686 a month) without spending more than 30% of your income, you would need to earn $32.42 an hour working full time.

HUD fair market rent for all of Clark County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,310 $25.19 $52,400
1 bedroom $1,435 $27.60 $57,400
2 bedrooms $1,686 $32.42 $67,440
3 bedrooms $2,317 $44.56 $92,680
4 bedrooms $2,652 $51.00 $106,080

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Summerlin South

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Summerlin South is in ZIP code 89135.

For 2 bedrooms it is $2,530: $844 more than the fair market rent for Clark County ($1,686).

  • 89135 $2,530$3,480

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Summerlin South when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Summerlin South

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 8 HUD-approved agencies with an office in Clark County; 7 say they serve in Spanish.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Summerlin South

1 program is for Summerlin South or Clark County, by its own record: they come first, each with what its official page says about being open. The ones below are statewide in Nevada: they work in Summerlin South the same as in the rest of the state.

Which programs do I qualify for? All programs in Nevada

Housing counselors near Summerlin South

The HUD-approved agencies closest to the center of Summerlin South, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • NSC (naca Counseling Subsidiary) - Las Vegas, NV

    3030 S Jones Blvd Ste 103, Las Vegas · 6 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (702) 362-6199

  • Community Services of Nevada (CSNV)

    500 N Rainbow Blvd, Las Vegas · 6 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 10 more
    (702) 307-1710

  • Nevada Partners, Inc.

    690 W Lake Mead Blvd, North Las Vegas · 11 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (702) 844-8000

Every agency in Clark County All counseling agencies in Nevada

Help in Spanish near Summerlin South

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Summerlin South

In HUD’s record, no housing authority with an office in Clark County is named for Summerlin South or Clark County.

One other authority has an office in Clark County: see the list Source: HUD

Cities

Other cities in Clark County

These cities are also in Clark County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Clark County Housing in Nevada
See 2 more cities in Clark County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Summerlin South, with the typical home value.

Neighboring counties

If Clark County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Summerlin South.

All guides
A father, a mother and their daughter smile among the avocado trees by their home in Somis, California.

Questions

Housing questions about Summerlin South

Short answers with the numbers for Summerlin South and all of Clark County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Summerlin South?

The typical home value in Summerlin South is $672,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Clark County it is $431,000.

How much does it cost to rent in Summerlin South?

Typical rent in Summerlin South is $2,509 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Clark County is $1,686.

What is the FHA loan limit in Summerlin South?

Summerlin South uses the FHA limit for all of Clark County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Summerlin South?

The typical homeowner in Summerlin South pays $3,711 a year, according to the U.S. Census Bureau. That is 0.55% of the home’s value; in Clark County, the rate is 0.48%.

Where can I find free help to buy or rent in Summerlin South?

There are 8 HUD-approved counseling agencies with an office in Clark County. 7 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).