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.
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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 |
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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 Last 7 days (Oct 19 to 25, 2026): New listings, Withdrawn / Expired and Closings.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 Withdrawn includes 6 conditional withdrawals.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:
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.
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.
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.