13 min read
Updated Oct 27, 2026. By Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.
This page lists every priced sale at The Summit Club in Summerlin, Las Vegas, NV 89135, through Oct 14, 2026. I have reviewed and analyzed every sale in Summit Club's history since 2016, and below I sort them by year:
- 182 developer homesite sales
- 51 lot resales
- 32 home sales since 2020
- 10 Summit Overlook sales
- The Clubhouse Condominiums
Developer homesite prices rose from a median $2,659,574 per acre in 2016 to $9,303,797 in 2026. Investors who bought Summit Club land early did well. Lots bought in 2016, the first year of sales, and resold as vacant land from 2017 to 2026 sold for an average of 124% more than their buyers paid, across 17 resales with a median hold of 3.9 years.
I'm Rich Rogers, a 15-year veteran luxury residential developer and homebuilder. Now a REALTOR® in Summerlin and a former general contractor and CPA. I read a Summit Club homesite the way a builder prices it. I run numbers for and work with anyone who currently owns, is considering investing in, or who wants to develop a custom home in the Summit Club.
What is The Summit Club in Summerlin, Las Vegas? A Brief History
Howard Hughes and Discovery Land Company announced a new development venture in June 2014: an unnamed 555 acre community just south of The Ridges, with a private Tom Fazio golf course at its center (Las Vegas Sun, Howard Hughes). Early plans called for about 250 homes with custom lots at $2 million to $10 million (then the priciest in the valley). Discovery partner Steve Adelson said the Summit Club name nods to the high ground and to Rat Pack era Las Vegas, when service came first (Review-Journal).
The developer in me notices the level of planning and design even in the dirt work. Crews started by moving about 4 million cubic yards to shape the course and cut home pads along the ridges, then replanted the hillsides so the grading would disappear. The $40 million, par 72 course opened in 2017, and a planned $90 million clubhouse followed (Review-Journal).
Discovery designed the look as a subtle throwback to midcentury Las Vegas and Palm Springs (Review-Journal). I love this. Because while I am very taken with later architectural movements including current desert contemporary design, the mid-century and 1960's era represented a particular pinnacle of attention to detail in architectural design and pride in quality of service.
The Summit Club sits on plats named "Summerlin Village 17." The Clark County Assessor lists 310 parcels there. They include 108 single family homes, 101 vacant single family lots, 4 Summit Overlook townhome parcels and 32 Clubhouse Condominium units at 11665 and 11660 Summit Club Dr.
Howard Hughes Properties Inc contributed the land to Discovery Property Company LLC, the Discovery Land and Howard Hughes Summit joint venture entity, by deed on Mar 9, 2015. Its affiliates D P C Spec I LLC and D P C Clubhouse I LLC sold homes and condos.
Buyers signed lot contracts in 2015, but none closed until 2016. The Las Vegas Review-Journal covered buyers paying millions for empty Summit Club homesites.
(NOTE: The Summit Club is not Summit House. For that upcoming development, see my intro at Summit House high-rise condos in Summerlin.)
The Summit Club Single Family Homesites and Homes
This section covers single family homesites and the custom homes built on them. Summit Overlook homes and condos have their own sections below.
Summit Club Single Family Homesite Land Prices Per Acre, by Year
Original developer sales of single family homesites. Figures are medians, except volume.
| Year | Developer lot sales | Median price | Median $/acre (n) | Median land $/sf | Total volume |
|---|---|---|---|---|---|
| 2016 | 49 | $2,850,000 | $2,659,574 (45) | $61.06 | $165,017,500 |
| 2017 | 13 | $3,150,000 | $3,434,343 (13) | $78.84 | $48,310,000 |
| 2018 | 26 | $3,700,000 | $4,591,837 (25) | $105.41 | $94,525,000 |
| 2019 | 19 | $3,400,000 | $4,050,633 (17) | $92.99 | $70,100,000 |
| 2020 | 16 | $4,025,000 | $5,422,535 (15) | $124.48 | $67,985,060 |
| 2021 | 20 | $4,750,000 | $7,347,222 (19) | $168.67 | $102,242,500 |
| 2022 | 2 | $4,805,000 | $4,509,150 (2) | $103.52 | $9,610,000 |
| 2023 | 12 | $7,825,000 | $7,195,607 (12) | $165.19 | $128,250,000 |
| 2024 | 10 | $4,850,000 | $12,636,868 (10) | $290.10 | $58,550,000 |
| 2025 | 8 | $6,600,000 | $8,844,697 (8) | $203.05 | $53,350,000 |
| 2026 (to Oct 14) | 7 | $5,500,000 | $9,303,797 (7) | $213.59 | $40,700,000 |
| All years | 182 | $3,975,000 | $4,591,837 (173) | $105.41 | $838,640,060 |
The county shows 182 priced single family homesite deeds from the developer, totaling $838.6 million. The 2016 deeds alone came to $165.0 million. The developer also sold 3 Summit Overlook home sites (2 townhome, 1 single family). Those are in the Summit Overlook section.
Price per acre rose about 3.5 times, from $2,659,574 in 2016 to $9,303,797 in 2026. The first lot deed recorded May 4, 2016, at $3,100,000, or $1,597,938 per acre. The 2026 median runs 482% above it. The median lot price rose less, from $2,850,000 to $5,500,000. Lots got smaller: a median 0.71 acre in 2026, against 1.08 acres in 2016.
The developer sold only 2 lots in 2022. Then 2023 became the biggest year by dollars: $128.25 million on 12 deeds. It included the land record, $33,000,000 for a 5.13 acre lot on Mar 31, 2023.
For a wider and more general discussion on the luxury market, see my take on Las Vegas luxury market timing.
Summit Club Lot Resales: What Owners Paid vs. Sold For
These are vacant lots sold again before anyone built on them. The numbers in these land plays are remarkable. Those who bet early on Summit Club earned their payout.
| Year | Lot resales | Median price | Median $/acre (n) | Median hold (years) | Median gain vs. prior sale |
|---|---|---|---|---|---|
| 2016 | 0 | n/a | n/a | n/a | n/a |
| 2017 | 3 | $2,500,000 | $3,732,143 (3) | 1.1 | +109% |
| 2018 | 2 | $3,787,500 | $5,970,395 (2) | 2.4 | +37% |
| 2019 | 4 | $4,125,000 | $4,619,600 (4) | 2.8 | +72% |
| 2020 | 8 | $4,225,000 | $5,761,334 (8) | 3.4 | +35% |
| 2021 | 10 | $6,947,500 | $6,645,570 (9) | 3.2 | +94% |
| 2022 | 7 | $6,400,000 | $8,297,872 (5) | 1.6 | +67% |
| 2023 | 2 | $7,475,000 | $7,309,783 (2) | 2.2 | +43% |
| 2024 | 7 | $11,925,000 | $10,852,713 (7) | 3.1 | +42% |
| 2025 | 3 | $7,015,000 | $8,311,688 (3) | 6.8 | +91% |
| 2026 (to Oct 14) | 5 | $13,150,000 | $11,574,074 (5) | 7.9 | +179% |
| All years | 51 | $6,400,000 | $7,189,850 (48) | 2.6 | +67% |
Early land resale trades were rare. The first deed barred resale without developer consent for 36 months, or until construction started.
Patience paid off for early owners and investors. The 5 resales in 2026 had a median hold of 7.9 years and a median gain of 179%, or a median $9.9 million gain per lot. But not every flip won. One lot resold in 2025 for 6% less than its 2023 price. And some years simply offered better market conditions. Lots resold in 2021 gained a median 94% after just 3.2 years. Which speaks to the old maxim that applies to real estate more than anything: timing is everything.
These gains are price to price, before commissions, taxes and the cost of money.
Where Is Summit Club in Its Buildout? Remaining Lots and the Timeline
Summit Club is in its later development phases. The developer is almost out of dirt, but opportunity still remains, mainly in building out the lots with ultra-luxury homes, though some land plays could still be found.
The Clark County Assessor codes 101 parcels as vacant single family land. Private owners hold 86 of those parcels, about 84 homesites: sold, not yet built. The developer holds 15, and 7 of those sit with D P C Spec I LLC, its spec home affiliate. One is a 0.05 acre sliver. The vacant code lags construction, so some private lots are likely already being built on. I expect to see some phenomenal spec homes in Summit Club hit the market in the coming years.
The numbers show the late stage:
- The developer sold 7 lots in 2026 through Oct 14, its fewest since 2 in 2022.
- Its median price per acre peaked at $12,636,868 in 2024. The 2026 median is $9,303,797, about 26% lower.
- Resales went the other way: $11,574,074 per acre in 2026, against $10,852,713 in 2024.
That is a mixed picture, not a clean trend. With developer supply nearly gone, resales now set the price. Those private homesites can come to market at any time. Each one competes with any lot bought to hold. And it will be interesting to see how many are spec builds for resale.
The early discount in land is gone. In 2016 buyers paid a median $2,659,574 per acre for dirt with no golf course and no clubhouse. That risk is gone, but so is the early upside in price appreciation.
Summit Club Single Family Homes: Price Per Square Foot
Single family homes only, first sales and resales together. Summit Overlook homes and condos are not in this table.
| Year | Home sales | Median price | Median $/sf living |
|---|---|---|---|
| 2020 | 5 | $6,000,000 | $1,693 |
| 2021 | 4 | $12,550,000 | $2,092 |
| 2022 | 1 | $18,950,000 | $2,010 |
| 2023 | 8 | $11,700,000 | $1,936 |
| 2024 | 7 | $19,700,000 | $2,898 |
| 2025 | 2 | $19,425,000 | $2,971 |
| 2026 (to Oct 14) | 5 | $25,000,000 | $2,767 |
The record shows 32 single family home sales since January 2020, at a median $2,256 per square foot. The top price came on May 8, 2024: $35,000,000, or $3,063 per square foot. That lot sold for $2,500,000 on Jun 24, 2016.
Small samples swing these numbers. 2022 had only 1 sale, and 2025 had 2. Two developer-built homes sold at $819 and $1,091 per square foot.
How a Builder Underwrites a Summit Club Homesite. My Process.
Two numbers decide (for the most part) the level of success (or failure) in a spec real estate investment: what the dirt costs and how long it is held.
I've developed successfully since 2011, but one spec home taught me those two numbers most clearly. That lesson is where I start with every Summit Club homesite.
I bought the property in May 2018. The acquisition came to about 41% of my total cost. I built for about $450 per square foot of living area. Construction took 13 months after 7 months of planning and design. I let the job run about 17% over budget as I tracked improving market conditions. Finishes caused the overruns, but those were based on my direct decisions to build more luxury into the home. I sold in March 2020, 21 months after the purchase, for about 3.5 times the property cost. My margin was about 43% on cost, before commission and loan interest.
The house didn't make that margin. The land price and the short hold did. Buying the dirt right gave me room to absorb a 17% overrun and still clear about 43%. Keeping the clock to 21 months kept carry cost from eating into it.
So I open every Summit Club homesite review with the same two questions: is the land priced right against recorded sales, and what will the hold cost?
Summit Club has run on a longer clock than my developments, but the same answers must be known and managed to ensure project success. On 17 homes where the lot buyer built and made the first sale, the median time from land buy to sale was 4.7 years. Those long holds paid because land prices kept climbing, with the median price per acre up about 3.5 times since 2016. A long hold here is a bet that the land keeps outrunning its carry cost, and I underwrite it that way.
Here is (generally) how I underwrite a Summit Club homesite:
- Price the land per acre and per land square foot against the year table above. Read the deed for resale restrictions. Starting points only.
- Apply real, known, and current Las Vegas build costs. Include contingency for overruns and unforeseens.
- Estimate the ownership hold. Budget the total months, and know you will have to fight to stay within. Carry cost grows exponentially with time.
- Set the exit from recorded price per square foot, not asking prices. Be conservative, and only invest if your conservative numbers work.
Each step is filled with detailed numbers and much ambiguity. Making the best decisions you can along the way is what determines success or failure. This is the 'art' of spec real estate development. The numbers tell you whether a homesite can work. The art is navigating the ambiguity in every decision along the way.
If you own a Summit Club homesite or are weighing one, I'm happy to walk this process with you.
Summit Overlook Townhomes at The Summit Club: Every Sale
Summit Overlook Dr has six homes. The Assessor codes four as townhomes and two, 4915 and 4929, as single family. All six sit in this section, and none count in the single family numbers above. The record shows 10 priced sales since 2017, so there is no real yearly trend. Here is every one.
| Sale date | Address | What sold | Price | Acres | $/acre | Living sf | $/sf living |
|---|---|---|---|---|---|---|---|
| Oct 4, 2017 | 4930 Summit Overlook Dr | Vacant townhome site, from developer | $3,225,000 | 0.52 | $6,201,923 | n/a | n/a |
| Oct 12, 2018 | 4954 Summit Overlook Dr | Vacant townhome site, from developer | $3,325,000 | 0.38 | $8,750,000 | n/a | n/a |
| Feb 19, 2021 | 4942 Summit Overlook Dr | Developer-built townhome, first sale | $2,500,000 | 0.42 | n/a | 7,173 | $349 |
| Jun 15, 2021 | 4943 Summit Overlook Dr | Developer-built townhome, first sale | $5,400,000 | 0.36 | n/a | 7,047 | $766 |
| Sep 10, 2021 | 4929 Summit Overlook Dr | Vacant site coded single family, from developer | $5,625,000 | 0.39 | $14,423,077 | n/a | n/a |
| Jan 10, 2022 | 4915 Summit Overlook Dr | Developer-built home coded single family, first sale | $5,700,000 | 0.37 | n/a | 7,022 | $812 |
| Aug 12, 2022 | 4943 Summit Overlook Dr | Developer resale of a bought-back townhome | $14,500,000 | 0.36 | n/a | 7,047 | $2,058 |
| Sep 26, 2023 | 4943 Summit Overlook Dr | Townhome resale | $16,650,000 | 0.36 | n/a | 7,047 | $2,363 |
| Dec 30, 2025 | 4929 Summit Overlook Dr | Owner-built home coded single family, first sale | $16,670,000 | 0.39 | n/a | 7,147 | $2,332 |
| Jun 15, 2026 | 4954 Summit Overlook Dr | Owner-built townhome, first sale | $22,000,000 | 0.38 | n/a | 7,147 | $3,078 |
The three site sales ran $142.38, $200.87 and $331.11 per land square foot. The 4929 deed declared vacant land, but county records do not show how far construction had gone when it sold.
Are these real townhomes? Yes, but they are massive and ultra-luxury. Each sits on its own lot of 0.36 to 0.52 acre, and all six have a pool. The Assessor describes all six, including the two coded single family, as "Townhome/2 Story Attached" (Clark County Assessor). County records do not show whether each pair shares a full party wall or only a connecting wall. So I read them as paired villas: attached on one side, but living like ultra-luxury single family homes on their own lots.
The newest sale is the clearest in showing the price appreciation of these properties. The owner bought the 4954 site for $3,325,000 in 2018. The finished home listed at $25,000,000 and sold for $22,000,000 in June 2026, about 7.7 years later (Compass). That is $3,078 per square foot and about 6.6 times the land price. The MLS lists it as a townhouse, and on aerial photos it appears joined to 4943 next door. So it is not a detached estate. But it has its own 0.38 acre lot, pool, spa and attached three car garage, and at $3,078 per square foot it beat the 2026 single family median of $2,767.
4929 follows the same pattern. The developer sold the site for $5,625,000 in September 2021. The finished home sold for $16,670,000 in December 2025, about 4.3 years later and about 3.0 times the site price.
The developer sold 4943 for $5,400,000 in June 2021. It bought it back for $9,788,839 in October 2021, then sold it for $14,500,000 in August 2022. The buyback is not counted and the home resold for $16,650,000 in September 2023 (Review-Journal).
Treat the three early developer home sales with care. At $349, $766 and $812 per square foot, they sit far below everything else. The Assessor year built may come before the real finish date.
What do Summit Club Clubhouse Condos sell for?
The Clubhouse Condominiums are 32 units at 11665 and 11660 Summit Club Dr. Figures are medians, new units and resales together.
| Year | Condo sales | Median price | Median $/sf |
|---|---|---|---|
| 2020 | 1 | $4,250,000 | $2,247 |
| 2021 | 18 | $4,662,500 | $1,941 |
| 2022 | 2 | $7,750,000 | $2,674 |
| 2023 | 19 | $5,600,000 | $1,980 |
| 2024 | 1 | $4,200,000 | $2,774 |
| 2025 | 4 | $6,450,000 | $3,411 |
| 2026 (to Oct 14) | 6 | $7,550,000 | $4,054 |
D P C Clubhouse I LLC sold 31 new units from 2020 to 2023, at a median $4,700,000 and $1,907 per square foot. Resales climbed from a median $2,625 per square foot in 2021 to $4,054 in 2026, on 6 sales. The top condo resale closed Jan 9, 2026, at $21,000,000.
That sale was unit 204 at 11660 Summit Club Dr: 4,929 square feet, or $4,260 per square foot. It sits on the top floor of the clubhouse building, and press reports call it the "penthouse" (Review-Journal, Homes.com). The seller bought it new from the developer for $9,400,000 in September 2023, so it resold for 123% more after about 2.3 years. It is the highest Clubhouse Condominium sale in county records, well above the next highest at $15,500,000, and it has been called the highest price ever paid for a Las Vegas condo.
The Summit Club, Summerlin FAQ
How much does a lot cost in the Summit Club?
Developer homesites sold for a median $5,500,000 in 2026 through Oct 14, or $9,303,797 per acre. Lot resales ran higher, with a 2026 median of $13,150,000 on 5 sales.
What is the price per square foot of a Summit Club home?
Single family homes sold for a median $2,767 per living square foot in 2026 so far, on 5 sales. That is up from $1,693 in 2020. The only Summit Overlook sale in 2026 closed at $3,078 per square foot. Clubhouse condo resales ran a median $4,054 per square foot in 2026, on 6 sales.
Do Summit Club lots resell for more than they cost?
Of 51 lot resales, the 45 with a recorded prior price had a median hold of 2.6 years and sold for 67% more than they paid.
Who is a Summit Club realtor who understands custom building?
Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, a former general contractor and CPA who still builds and develops luxury homes in Summerlin. I underwrite land the way a builder does: cost, time and exit price.
Method and Sources
- Sources: Clark County Assessor/Recorder records, pulled Oct 22, 2026, through the latest recorded document on Oct 14, 2026. GLVAR MLS Matrix exports (Oct 16 to 19, 2026) served as a cross check. Most Summit Club trades close off market.
- Universe: 310 parcels on Summerlin Village 17 plats. Village 17A is excluded.
- Property type follows the Assessor land use code: vacant single family lot or single family home, townhome, or condo. The exception is Summit Overlook Dr: all six parcels there (4 coded townhome, 2 coded single family) sit in the Summit Overlook section. Each sale sits in one section only.
- Prices come from each deed's Declaration of Value or transfer tax, with the Assessor recorded value as a check. Figures are medians, not averages, except where noted.
- 2016 is a floor. The Howard Hughes 2016 Form 10-K reports 60 lots closed in 2016. County records show 49 priced developer deeds plus 1 unpriced.
- Buybacks are excluded. The developer bought back 12 lots or homes for $52.2 million from 2017 to 2023. Its 8 later resales of those lots count as developer sales.
- Remaining lots use the Assessor vacant single family code (12.000) as of Oct 22, 2026; a lot counts as developer held when its latest deed vests it in Discovery Property Company LLC or D P C Spec I LLC, and as private otherwise.
- Merged parcels: 9 developer sales and 3 lot resales sit on parcels later merged or re-split. They count in price medians, not per acre medians.
- Also excluded: $0 and exempt deeds, re-vestings, affiliate transfers, re-recordings, one sale during construction, one sliver parcel, one possible related party sale and two unpriced deeds. A few related party sales may remain.
- Living area is Assessor floor area plus finished basement, without casitas. Summit Overlook $/sf uses the same Assessor living area.
- Builder figures are from my own spec home in another market, not Summit Club data.
- I am not affiliated with the developer or with Summit Club Realty.
Rich Rogers, REALTOR®, NV S.0205007, Keller Williams The Marketplace, Summerlin, Las Vegas.
Weighing a Summit Club homesite? Call me, and I'll run the math with you from a builder's perspective.