"Additional park and open space maintenance, growing insurance, added personnel and labor and utility costs."
The Las Vegas Review-Journal reported the Summerlin Council's explanation for its 2026 budget increase, which appeared in the Summerlines newsletter, the community publication that goes out to homeowners across the master plan. It is a reasonable list. Insurance costs are up everywhere in Clark County, and reserve funding does not maintain itself.
The master fee is only part of the monthly total. In one village, a homeowner may pay a $76 master fee, while a home two streets over, in a different village, can carry a total HOA bill close to $400. Both homes are in Summerlin, but their fee structures differ by village.
Three Associations, One Community
Summerlin is not governed by a single homeowners association. It runs on three geographic master associations, Summerlin North, Summerlin South, and Summerlin West, each with its own board, its own budget, and its own dues. A fourth association, Summerlin Centre, contributes to the same shared pot on an equal per-unit basis. Layered over all of them is the Summerlin Council, which owns and runs the community centers, pools, and trail system that make the master plan feel like one place instead of three.
The Council's share is included in the master-association fee rather than shown as a separate line item. Buyers should confirm the total assessments for their address.
The 2026 Numbers, Side by Side
Effective January 1, 2026, all three master associations raised dues. Here is what a homeowner in each pays today, with the Council's contribution already included.
| Master Association | 2026 Monthly Fee | Council Share Included |
|---|---|---|
| Summerlin North | $74 | $37 |
| Summerlin South | $76 | $37 |
| Summerlin West | $69 (up from $60) | $37 |
These numbers answer the question "what is my master fee." They do not answer "what is my HOA fee," because for the overwhelming majority of Summerlin addresses, the master fee is the floor, not the total.
Where the Second Bill Comes From
Nearly every village inside Summerlin layers a sub-association on top of the master fee, and that second line is where the real variation lives. In standard, non-gated neighborhoods, the sub-association typically runs somewhere in the range of $40 to $100 a month and covers things like neighborhood landscaping, signage, and small shared amenities. In The Pueblos, a Summerlin North village, that range runs closer to $50 to $150 depending on which subdivision you land in.
Move into a guard-gated enclave and the second number stops looking like a rounding error. The Cliffs, a Summerlin South village with 11 distinct sub-neighborhoods including Granite Heights, Skystone, and Terra Luna, has fees that vary sharply from one street to the next inside the same gate. A home in one Cliffs subdivision might carry a total HOA bill barely above the $76 master fee. A home a few doors down, in a subdivision with more private amenities, can carry a combined fee north of $400.
The Ridges, a 793-acre guard-gated village in Summerlin South, adds its own association fee on top of the master and, in some enclaves, a third sub-association layer beneath that. Once all three are stacked, a Ridges homeowner's monthly HOA bill runs well past what the master fee alone would suggest. Sun City Summerlin, the community's age-restricted village, follows a similar two-layer pattern, with its own association assessment landing around $230 a month in addition to the master fee.
The furthest end of that spectrum sits at The Summit Club, adjacent to The Ridges, which operates as a fully private residential golf and lifestyle club rather than a standard HOA. Discovery Land Company built the community around an 18-hole Tom Fazio golf course, and membership there is a separate transaction from the HOA entirely. The Las Vegas Business Press reported in 2019 that Summit Club costs included a $200,000 membership fee, $39,000 in annual club dues, and $16,800 in annual HOA fees. By 2024, the Las Vegas Review-Journal reported those figures had climbed for custom homes to a $400,000 membership, $120,000 in annual club dues, and $30,000 in annual HOA fees. That is not a typical Summerlin HOA stack. It is proof of how wide the range gets once club membership enters the picture, and why a buyer comparing two "Summerlin luxury" listings needs to ask which kind of fee structure each one actually carries.
The Bill That Only Shows Up Once
There is a third cost buyers sometimes discover only after closing, and it is worth understanding even though most resale buyers will never pay it. Each master association's budget documents describe a one-time capital contribution collected when a home's title transfers from the builder to its first owner. Summerlin West's own budget records this figure at $110 per unit. It is paid once, at that first sale, and then never again for that lot.
The reason this matters for a resale buyer is not the fee itself but what its absence tells you. If you are buying a home for the second, third, or tenth time it has changed hands, that capital contribution was already paid years ago by someone else and will not appear on your closing statement. If you are buying new construction directly from a builder in Summerlin, budget for it as a first-sale cost that will not show up on any resale comp you are using to judge the price.
Where the Full Picture Actually Lives
Nevada law already requires the document that shows you everything above in one place. Under NRS 116.4109, a seller must provide a resale certificate before closing, and that certificate discloses the association's dues, budget, and rules. It is a required part of the transaction, not an optional add-on, which means the full fee stack for any specific Summerlin address is knowable well before you remove contingencies. For that reason, buyers should review the address-specific assessments rather than rely on a listing figure alone.
What to Confirm Before Contingencies Expire
- Ask the listing agent to name both the master association and the sub-association for the specific address, not just a dollar figure.
- Confirm whether the displayed HOA number already includes the master assessment or whether that gets billed separately.
- If the home is new construction, ask whether the capital contribution has been collected yet or will be due from you as the first owner.
- Request the resale certificate early in escrow rather than waiting until just before closing, so there is time to ask questions if something in the budget looks off.
- If you are looking at The Ridges, The Summit Club, or another enclave with a private amenity layer, ask directly whether any fee is a club membership rather than an HOA assessment. The two are billed differently and one of them is negotiable in a way the other is not.
A Few Quick Answers
Is the Summerlin Council fee billed separately from my master association dues? No. The $37 Council share is already built into the North, South, or West total shown above. You will not see it as its own line on your statement.
Does every Summerlin village have a second, village-level HOA? Nearly all of them do. What varies enormously is the size of that second fee, from under $50 a month in some standard neighborhoods to several hundred in guard-gated villages.
Will I owe the one-time capital contribution if I'm buying a resale home? No. That fee is collected once, when the builder sells the home to its first owner. If you are the second or later buyer, it was already paid.
Two homes at a similar price point in Summerlin can carry HOA totals that differ by hundreds of dollars a month, and that gap tracks the village boundary far more than it tracks the size or condition of the house. If you are comparing Summerlin properties and want the full fee stack itemized before you write an offer, Cintia Ayala can pull the resale certificate and walk through both layers with you so the number you budget for is the number you actually pay.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
