Neighborhood
Summerlin West
Las Vegas, Nevada US
Summerlin West, Las Vegas, Nevada has a premium but softer-trending investment profile with prices about 32% above the city median and 31% above the state median, a gross yield of 4.4, and a price trend down 6.8% over the past year. The neighborhood has walkability of 42, an education percentile of 27, and a Red Flag score of 60, combining relatively strong yield with a moderate risk reading.
AI Summary•Updated May 2026
Area
13.76 mi²
ZIP Code
89138
County
Clark County
State
Nevada
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024
Verified Price · Median Sale
$797,013
YoY-6.8%
Gross Rental Yield
4.4%
Listed rent · ZORI annualized
Red Flag Index
High
60 / 100
Walkability Score
42
OpenStreetMap POI density · national percentile
Education Score
27 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
47
DistrictScore attractiveness · national model
Summerlin West Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Summerlin West, Las Vegas.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $797,013 | -6.8% |
| Price / Sq Ft (Verified) | $341/sqft | -2.4% |
| Asking Rent (Median) | $2,943/mo | +3.3% |
| Gross Rental Yield | 4.4% | — |
| Liquidity Score | 49 / 100 | Moderate |
| Homes Sold (Period) | 234 | +18.8% |
Is Summerlin West Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Nevada crime context.
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Sign in to view — free What Stands Out AI Insight
Active transaction volume — 234 homes sold last period
Heat risk is Very High (100/100)
Flood risk is Very High (80/100)
Insights are generated from Summerlin West's live DistrictScore metrics.
Summerlin West Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Nevada-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20247.8 µg/m³ Meets EPA, above WHO guideline+60.7% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Summerlin West centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 94% of U.S. neighborhoods.
Nevada Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 26.0 | 4.0 | -11.1% |
| 2023 | 29.7 | 4.3 | +5.2% |
| 2022 | 28.6 | 4.6 | +8.3% |
| 2021 | 26.6 | 4.3 | +11.9% |
| 2020 | 23.9 | 4.6 | -14.3% |
| 2019 | 28.3 | 5.0 | — |
Reported at the state level — the finest official US crime aggregation; Summerlin West inherits the Nevada figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Summerlin West
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Walkability & Amenities in Summerlin West
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI42
Car-Dependent
Walkability Score
4
Grocery
12
Dining
7
Schools
0
Universities
0
Hospitals
1
Pharmacies
54
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Summerlin West's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Summerlin West vs Las Vegas vs Nevada
How Summerlin West benchmarks against its city and state medians.
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Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Nevada tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.50% average effective rate (statewide average; set and collected locally).
State Income Tax
No state income tax — rental income is not taxed at the state level.
State Capital Gains
No state capital gains tax.
Transfer Tax
Real estate transfer tax: real property transfer tax ~$1.95 per $500.
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents6
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Nevada property-tax guidance for foreign buyers
Summerlin West Real Estate FAQ
Summerlin West, Las Vegas, Nevada has a premium price profile with a comparatively strong yield. Prices are about 32% above the city median and 31% above the state median, gross yield is 4.4, and prices are down 6.8% over the past year. The Red Flag score is 60.
Neighborhoods near Summerlin West
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