The Willows Summerlin Homes for Sale

The Willows Summerlin Homes for Sale: Luxury Living and Cost Analysis

In the western reaches of the Las Vegas Valley, nestled against the dramatic backdrop of the Spring Mountains.

Lies The Willows Summerlin homes for sale—a premier residential enclave that exemplifies luxury desert living.

As one of Summerlin’s most coveted neighborhoods.

The Willows Summerlin homes for sale community offers discerning homebuyers an exceptional blend of upscale amenities, architectural elegance, and an enviable lifestyle.

This comprehensive exploration examines The Willows Summerlin real estate market, property characteristics, and importantly, the full cost profile of owning a home in this distinguished Summerlin West neighborhood.

The Willows Summerlin homes for sale real estate market for single-family homes 89138 zip code.

The Willows at Summerlin: Community Profile

Developed by the renowned Howard Hughes Corporation.

The Willows Summerlin homes for sale neighborhood Summerlin represents a standout segment within the larger 22,500-acre Summerlin master-planned community.

This Summerlin West neighborhood offers residents an exclusive, gated living environment characterized by tree-lined streets, meticulously maintained common areas.

Cohesive architectural aesthetic that creates a sense of place distinct from other Las Vegas luxury properties.

The Willows Summerlin homes for sale encompasses approximately 720 homes distributed across carefully planned streets designed to maximize privacy while fostering community connections.

As a mature Summerlin gated community, The Willows features established landscaping with desert-adaptive trees and plants that provide shade and visual interest throughout the seasons.

Proximity to key landmarks and amenities significantly enhances the appeal of Willows Summerlin houses.

The neighborhood is positioned just minutes from Red Rock Canyon National Conservation Area.

Providing residents with unparalleled access to outdoor recreation against one of Nevada’s most stunning natural backdrops.

Additionally, the vibrant Downtown Summerlin shopping and dining district lies within a convenient five-minute drive, offering over 125 retailers, restaurants, and entertainment venues.

Property Characteristics and Current Market

The Willows Summerlin homes for sale properties predominantly feature single-family residences ranging from approximately 2,000 to over 5,000 square feet.

Architectural styles within this Summerlin Willows enclave tend toward Mediterranean, Desert Contemporary, and Transitional designs that complement the surrounding landscape while providing distinctive curb appeal.

Current Willows Summerlin listings reveal a market with consistent demand and relatively limited inventory.

As of early 2025, homes in The Willows Las Vegas typically range from $800,000 for smaller floor plans needing updates to $2.5+ million for premium properties with extensive renovations, luxury finishes, and premium lot positions.

Most Summerlin Willows residences feature open floor plans with formal and casual living spaces, gourmet kitchens, spacious primary suites, and outdoor living areas designed to take advantage of Las Vegas’ abundant sunshine.

Many properties within The Willows Summerlin homes for sale inventory include private pools, outdoor kitchens, and covered patios that extend the living space outdoors throughout most of the year.

Recent sales data indicates that Summerlin West properties in The Willows neighborhood have appreciated approximately 7-9% annually over the past three years, outpacing many other Las Vegas premium real estate sectors.

This appreciation trajectory reflects both the limited supply of luxury homes in established Summerlin communities and sustained demand from affluent buyers seeking the lifestyle advantages offered by The Willows at Summerlin.

Comprehensive Cost Analysis of Owning a Willows Home

When considering Summerlin residential properties in The Willows, prospective buyers should conduct a thorough analysis of both acquisition costs and ongoing ownership expenses.

This section provides a detailed breakdown of the typical costs associated with purchasing and maintaining a home in this prestigious Summerlin West neighborhood.

Purchase and Acquisition Costs

1. Property Purchase Price Current listings for The Willows Summerlin homes for sale demonstrate a wide price range based on size, condition, and location within the community:

• Entry-level homes (2,000-3,000 sq ft): $800,000-$1.2 million
• Mid-range properties (3,000-4,000 sq ft): $1.2-$1.8 million
• Premium estates (4,000+ sq ft): $1.8-$3+ million

2. Closing Costs Buyers of Willows Summerlin houses should budget approximately 2-3% of the purchase price for closing costs, which typically include:

• Title insurance: $3,000-$7,000 depending on purchase price
• Escrow fees: $1,000-$2,500
• Home inspection: $400-$600
• Appraisal: $600-$1,000
• Loan origination fees (if financing): 0.5-1% of loan amount
• Recording fees and transfer taxes: 0.5% of purchase price

3. Immediate Improvement Costs Many buyers of Summerlin Willows residences allocate funds for immediate customization and updates:

• Interior painting: $5,000-$15,000
• Flooring updates: $20,000-$50,000
• Kitchen modernization: $40,000-$100,000+
• Primary bathroom renovation: $25,000-$75,000
• Smart home technology integration: $10,000-$30,000
• Landscape personalization: $15,000-$50,000

Recurring Ownership Expenses

1. HOA Dues The Willows Summerlin community operates under a homeowners association that maintains common areas, enforces architectural guidelines, and provides security services:

• Quarterly HOA fees: $300-$450 ($1,200-$1,800 annually)
• Occasional special assessments for capital improvements

2. Property Taxes Clark County, Nevada assesses property taxes on The Willows estate homes at approximately 0.7% of the assessed value:

• Annual property taxes on a $1.5 million home: $10,500
• Annual property taxes on a $2.5 million home: $17,500

3. Utilities and Services Owners of Willows of Summerlin properties typically incur the following monthly utility expenses:

• Electricity: $250-$600 (seasonal variation with summer peaks)
• Water/sewer: $150-$400 (depending on lot size and landscaping)
• Natural gas: $50-$150 (seasonal variation)
• Internet/cable: $150-$250
• Alarm monitoring: $40-$80
• Waste collection: $25-$40

4. Maintenance and Upkeep Preserving value in The Willows Summerlin homes for sale requires ongoing maintenance:

• Pool service: $150-$250 monthly
• Landscape maintenance: $200-$400 monthly
• HVAC service contracts: $300-$600 annually
• General home maintenance: 1-2% of home value annually ($15,000-$50,000)
• Pest control: $50-$100 monthly
• Exterior painting (every 7-10 years): $15,000-$30,000
• Roof maintenance and eventual replacement: $25,000-$50,000 (amortized)

5. Insurance Insurance costs for Summerlin luxury homes in The Willows reflect replacement values and contents:

• Homeowners insurance: $3,000-$8,000 annually
• Additional riders for valuable collections: Varies based on appraisals
• Umbrella liability coverage: $500-$1,200 annually

6. Optional Lifestyle Expenses Many residents of Willows Summerlin community choose to enhance their lifestyle with:

• Club memberships (TPC Las Vegas or other private clubs): $10,000-$75,000 initiation plus $500-$1,500 monthly
• Housekeeping services: $200-$400 weekly
• Private security patrols: $100-$250 monthly
• Smart home monitoring services: $50-$150 monthly

Total Annual Expense Projections

When all recurring costs are calculated, owners of mid-range Willows Summerlin properties (valued at approximately $1.5 million) should anticipate annual carrying costs between $50,000 and $75,000, excluding mortgage expenses.

For premium properties valued at $2.5 million or higher, annual expenses typically range from $80,000 to $120,000+.

Investment Perspective and Value Proposition

While the cost structure for The Willows Summerlin homes for sale represents a significant financial commitment.

The investment potential continues to attract discerning buyers.

Several factors contribute to the enduring value proposition of this West Las Vegas luxury community:

1. Limited Supply: As a completed community with no new construction opportunities, The Willows benefits from finite inventory dynamics that support long-term value retention.
2. Location Premium: Proximity to Red Rock Canyon, Downtown Summerlin, and top-rated schools creates sustained demand regardless of broader market conditions.
3. Community Stability: The Willows Summerlin real estate benefits from a high percentage of owner-occupants and low turnover, creating neighborhood stability.
4. Summerlin Infrastructure: Ongoing investments by Howard Hughes Corporation in the broader Summerlin infrastructure enhance property values throughout all neighborhoods, including The Willows.
5. Nevada Tax Advantages: The absence of state income tax continues to attract affluent buyers from high-tax states, supporting the luxury segment where The Willows properties compete.

For those considering Summerlin West properties within The Willows neighborhood.

Understanding both the lifestyle benefits and comprehensive cost structure provides the foundation for making informed investment decisions.

While ownership costs are substantial, they reflect the premium quality, exclusive environment, and exceptional living experience that define.

The Willows Summerlin homes for sale as one of Las Vegas Valley’s most desirable residential communities.

Las Vegas Willows Summerlin Info – Summerlin Homes for Sale 89138

The Willows is a neighborhood in the Summerlin area of Las Vegas, Nevada.

It is a gated community comprising single-family homes, townhomes, and condominiums.

The Willows is known for its high-end homes, luxurious amenities, and desirable location within the Summerlin master-planned community.

There are several homes for sale in The Willows at any given time.

Prices for homes in this neighborhood can vary widely depending on the ‘shoe size, the property’s age, and the quality of the finishes and amenities.

We provide a homeowner or a homebuyer with valuable information on current home prices in the centrally planned community and real estate values in this area.

The Willows Summerlin homes for sale are for sale in the Summerlin West Community Association.

This neighborhood of single-family homes in the Summerlin master-planned community has fantastic views of the Spring Mountains.

Homes in Summerlin village give residents a mixture of neighborhoods and houses to live in.

There are a  variety of villages, including starter houses for first-time real estate home buyers.

There are also larger real estate models for your family.

Great schools are also close to every village.

In addition, Willows Village includes custom luxury homes.

Summerlin master planned community is one of the top locations for home ownership in Las Vegas.

The Willows Summerlin homes for sale prices provide quality information to buyers and sellers.

Summerlin Homes for Sale 89138

• Brentwood
• Bella Veranda
• Cambridge Court
• Castlewood
• Crown Ridge
• Desert Willow
• Eden Ridge
• Glenbrook
• Heather Glen
• Heatherwood
• Heritage Glen
• Kingsway Ridge
• Northdale
• Sierra Woods
• Willow Creek
• Willow Glen
• Willow Springs
• Wood Glen
• Woodridge

The Willows Summerlin Homes for Sale 

When buying or selling Las Vegas homes for sale.

Contact an experienced Realtor!

The Willows Summerlin Homes for Sale

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