3 min read
Walking trails in Summerlin West, Las Vegas, Nevada.
Updated Oct 19, 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 9 new listings and closed 6 sales this week. 219 homes are for sale and 33 are under contract. Sellers lowered the price on 3 homes. The median sale was $810,000, or $351 per square foot, over 90 days. This week's 6 sales had a median of $664,000, or $348 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: Nine new listings looks like fresh supply, but four of them were the same homes, pulled and relisted. Five of the six closings landed between $605,000 and $715,000, which is a good indication where 89138 homes are most actively trading. With about 5.7 months of supply, sellers need to be cognizant of the downward market trend and price to the most recent comparable sale (not the most recent listing).
We are in what is being called the slowest market in a generation.
Selling is difficult right now; buying is relatively easy - at a great price and with great carrying costs and affordability.
This is a good time to invest if your timeline is long enough. Investors can lock in a lower cost basis and negotiate both price and carrying costs.
It's also a good time to trade (sell + buy). The market that makes your sale harder will make your purchase easier. So the two transactions mostly wash out. Further, if you trade up to a higher-value home you may gain more on the buy than you give up on the sale. This is simple math with all other variables being equal.
Summerlin West has a variety of communities. You must price your home against recent sales in your own village, not the master plan average overall. I can help you with this.
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What changed this week Summerlin West Week of Oct 12 to 18, 2026 |
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Source: GLVAR Matrix MLS (LVR MLS) Hotsheet, Oct 12 to 18, 2026. Resale single-family only, ZIP 89138. Builder and new-construction excluded. Withdrawn count includes 1 conditional withdrawal. Median price and sold $/sq ft: 115 resale single-family sales, ZIP 89138, Jul 20 to Oct 18, 2026 (LVR MLS). Days on market: median days so far for the 219 active listings, Oct 19, 2026 (LVR MLS). |
Top changes:
- The 3 price cuts were small: $1,000, $4,000 and $6,000.
- New listings ask $610,000 to $1,449,888.
- This week's median sale was $664,000, down 18% from the 90-day median of $810,000. That's a huge reduction and a sign of the downward market trend.
What are Summerlin West homes selling for?
Last 7 days vs. last 90 days
| Last 7 days (Oct 12 to 18) | Last 90 days (Jul 20 to Oct 18) | Change | |
|---|---|---|---|
| Median sold price | $664,000 | $810,000 | down 18.0% |
| Median sold $/sq ft | $348 | $351 | down 0.9% |
| Sales | 6 | 115 |
Source: GLVAR Matrix MLS (LVR MLS), sold resale homes, ZIP 89138, Oct 12 to 18 and Jul 20 to Oct 18, 2026.
How long do Summerlin West listings take to sell?
The Days On Market calculation:
Active listings show a median of 48 days on market (average 65.8) and a median CDOM of 67 days (average 94.7), Oct 19, 2026 (LVR MLS). These are days on market for homes still for sale, not for sold homes.
FAQs for Summerlin West buyers and sellers
- Supply: about 5.7 months (219 active divided by about 38.3 sales a month from 115 sales, Jul 20 to Oct 18). Valley all types about 5 months in Sep 2026 (Las Vegas REALTORS).
- Price cuts: 1 cut this week; 2 homes relisted lower (LVR MLS), which is similar to a price cut. The hotsheet misses many price-only changes, so treat this as a floor.
- Mortgage rates: 30-year fixed 7.43% and 30-year jumbo 7.65% on Oct 19, 2026; the 30-year fixed is up 1.20 points from a year earlier (Mortgage News Daily, Oct 19, 2026).
- Las Vegas SF median: $470,000 in Sep 2026, flat YoY (Las Vegas REALTORS).
Where do these numbers come from?
Sources:
GLVAR Matrix MLS (LVR MLS), pulled 5:35 to 5:43 AM PDT Oct 19, 2026. Residential, single-family, resale only, ZIP 89138; builder and new-construction homes are left out. "Active" means Active status; "under contract" means Under Contract Show, Under Contract No Show or Contingent On Sale. Weekly changes come from the Matrix Hotsheet for Oct 12 to 18, 2026. The withdrawn count includes 1 conditional withdrawal. Mortgage rates from the Mortgage News Daily rate index, Oct 19, 2026. Valley supply and median from Las Vegas REALTORS, Sep 2026. Price per square foot is close price divided by living area. No prior-week baseline yet. RPR cross-check was not done this run. Figures can change as agents update the MLS.
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