Summerlin vs. Henderson: Your Complete 2025 Real Estate Buyer’s Guide

Introduction

The debate never ends. The popularity contest. What is the best way to live in the Las Vegas Valley? Summerlin and Henderson Both offer plenty of housing choices, amenities, and lifestyles, but they feel very different.

Ava, my fiancée, and I bought our home in Cadence in Henderson. The community feel, affordable HOA, and being close to family and work were big factors. We also got a better interest rate thanks to builder incentives. The mix of lifestyle and financial perks made the decision a no-brainer. it’s the same kind of balance most people look for when they compare Summerlin and Henderson.

1. 2025 Market Overview: Where Things Stand

Las Vegas Valley as a Whole

After years of fast price growth during the pandemic, the Las Vegas market cooled and balanced out in 2025. Inventory is up, buyers have more choices, and interest rates around the mid-6% range shaping what people can afford.

Summerlin Snapshot

• Median Prices: $805,000 in Summerlin South; $832,000 in Summerlin West

• Price Per Square Foot: $323–$367

• Days on Market: 45–61, longer than last year

• Competition: Some homes still see multiple offers, but not all

Henderson Snapshot

• Median Prices: $492,500–$495,000

• Price Per Square Foot: about $274 (up slightly this year)

• Days on Market: 54–57

• Inventory: Higher, giving buyers more options
  
  

Big Takeaway

Summerlin homes cost more. On average, prices are $300,000 higher than Henderson. Summerlin has the premium, master-planned look and feel. Henderson has a wider price range for different budgets.

2. Cost of Buying a Home

• Summerlin: Higher prices mean larger down payments and mortgage amounts.

• Henderson: More choices at lower prices, including condos, starter homes, and established neighborhoods.
  
  

HOA fees are another difference. Most Summerlin neighborhoods fall under the main master-planned HOA, which adds monthly or quarterly dues. Henderson has both HOA and non-HOA areas, so buyers can choose what fits their comfort level.

Financing also plays a role. (Contact me for today’s Rates) A Summerlin home comes with a much bigger monthly payment than one in Henderson. But builder incentives, like the ones Ava and I used in Cadence, can make new Henderson homes even more affordable.

3. Lifestyle and Amenities

Summerlin: Outdoor and Master-Planned Living

• Located along the western edge of the valley, near Red Rock Canyon

• Cooler weather and quick access to hiking, cycling, and climbing

• 150+ parks and over 200 miles of walking and biking trails

• Golf courses, community centers, and a polished, planned design
  
  

Henderson: A City With Everything

• Henderson is its own city with its own police, fire, and public services

• Large parks system, access to Lake Mead, and several rec centers

• Frequent city-sponsored events and festivals
  
  

When I talk with clients about Henderson, I usually explain it as two sides of a city, split by Gibson Road. East of Gibson, Water Street is the go-to spot for food, drinks, and nightlife. West of Gibson, Green Valley Ranch has some of the best restaurants in the valley. My family eats at Hank’s Steakhouse when we get the chance, and honestly, I’d rather go there than the Strip most nights.

Commute and Driving

• Airport: Henderson is 10–20 minutes away; Summerlin is 20–30 minutes

• The Strip: Henderson is closer to the south Strip; Summerlin is closer to Downtown Summerlin and the west side

• Public Transit: Limited in both, so most people drive
  
  

Here’s something Ava and I learned the hard way: during the school year, the Cadence freeway entrance narrows to one lane in the morning, which adds about 10 minutes to the drive. It’s a reminder for buyers — always test the commute at the exact times you’d be driving.

Schools

Both Summerlin and Henderson are part of Clark County School District. Each has access to charter and private schools. Families should research neighborhood-specific options since ratings vary.

4. Future Growth and Development

Summerlin

• New phases in Summerlin West bring more homes and mixed-use spaces

• Sony movie studio and Urban Core project expected to create jobs and attract businesses
  
  

Henderson

• Google’s data center expansion bringing jobs

• New West Henderson Hospital boosting healthcare services

• Growth in master-planned communities like Cadence and Inspirada
  
  

In Cadence, growth is obvious. A new casino is planned to replace Jokers Wild, and a new retail center is coming with EOS Fitness, PT’s Pub, and Dutch Bros. While no one moves just to be near a coffee shop or gym, I’ve seen buyers lean toward Cadence because of how convenient these new spots make daily life.

5. Investment and Rentals

• Summerlin: Average 3-bedroom rent is $2,400 with a 4.5% vacancy rate

• Henderson: Average 3-bedroom rent is $2,200 with a 3.8% vacancy rate
  
  

Henderson has more investors because the homes cost less and rent well. Summerlin rents are higher, but homes also cost more.

The Brenkus Team worked with one investor who bought a 3-bedroom in Henderson for about the price of a Summerlin townhome. Within weeks they had a long-term renter and steady cash flow. That’s the type of math that attracts investors to Henderson.

If you think about buying a home to later turn it into a rental, Henderson may be the option. 

6. Pros and Cons: Quick Look

Summerlin Pros

• Planned design with lots of amenities

• Strong record of price growth

• Close to Red Rock and outdoor recreation
  
  

Summerlin Cons

• Higher home prices

• HOA fees almost everywhere
  
  

Henderson Pros

• More affordable homes

• Independent city services

• Closer to Lake Mead and the airport
  
  

Henderson Cons

• Mixed Neighborhood styles

• Some areas are older and less uniform
  
  

7. How to Choose Between Them

Ask yourself what matters most:

• Want mountain trails?  Summerlin.

• Want water and lake access?  Henderson.

• Need a shorter airport commute?  Henderson.

• Want newer, master-planned design?  Summerlin.
  
  

And don’t forget — drive the routes you’d take every day. Ava and I learned that lesson when traffic in Cadence surprised us during school season.

8. Looking Ahead in 2025

Both Summerlin and Henderson should see stable growth this year. Inventory is up, so buyers may have more room to negotiate. Long term, population growth and new infrastructure will keep driving demand in both areas.

Market Comparison at a Glance

Rental Market Snapshot

Conclusion

Summerlin and Henderson are both great options in 2025, but they serve different needs. Summerlin has higher prices and a polished, master-planned design. Henderson offers lower entry costs and city-level services.

For Ava and I, Cadence in Henderson was the right fit. But the “better” choice really depends on your budget, commute, and lifestyle priorities. My advice: experience the nethe neighborhoods, try the drive during rush hour, and talk with a local expert who knows both sides of the valley. That way, you’ll know which area truly works for you.