89183 and Summerlin represent two distinct approaches to suburban Las Vegas living. Summerlin is the polished, master-planned, higher-budget option on the west side. 89183 is the practical, affordable, school-focused option on the south side. Here's how they actually compare.
Housing
89183: Median $415K. Mostly 1990s construction. Single-family homes with block wall yards, two-car garages, and standard suburban layouts. What you see is what you get — no pretense. Summerlin: Median $520K-$620K (varies significantly by village). Mix of 1990s and brand-new construction. More variety — from modest starters to multi-million dollar custom homes. The newer villages (Stonebridge, Summerlin West) have modern floor plans and finishes. The gap: $100K-$200K for comparable homes. In Summerlin, you're paying for the brand, the master plan, and the Red Rock Canyon views. In 89183, you're paying for the house.Schools
89183: Average 8/10. Pinecrest Academy at 10/10 pulls the average up significantly. Solid public school options throughout. Summerlin: Average 7-9/10 depending on the village. Strong public schools, plus easy access to private options like The Meadows School, Alexander Dawson, and Faith Lutheran. More overall school choice.89183 wins on value-per-educational-dollar. Summerlin wins on selection and private school proximity.
Lifestyle and Amenities
This is where Summerlin pulls ahead significantly.
Summerlin has:- Downtown Summerlin (outdoor mall with restaurants, shops, a minor league ballpark)
- Red Rock Casino Resort (restaurants, movie theater, spa)
- Immediate access to Red Rock Canyon
- Over 150 miles of trails within the community
- Multiple village centers with their own pools, parks, and community facilities
- A walkability factor that 89183 simply doesn't have
- Silverado Ranch Park
- Proximity to Henderson's amenities (Green Valley Ranch, District shopping)
- Easy airport access
- Lower-key, residential vibe
Commute
To the Strip: 89183 is closer (18-25 min vs 25-30 min) To the Airport: 89183 is much closer (12-18 min vs 25-35 min) To Henderson: 89183 is closer (10-15 min vs 30+ min) To Downtown Summerlin: Summerlin is obviously closerIf you work on the Strip, at the airport, or in Henderson, 89183's location is objectively better. If you work on the west side of the valley or in Summerlin itself, living there makes more sense.
Demographics
89183: Median age 35.1 years. Median household income $83K. Diverse (44% White, 24% Hispanic, above-average Asian population). Working and middle-class families. Summerlin: Median age 40-45 years. Median household income $95K-$130K depending on village. Less diverse. More professionals, retirees, and higher-income families.Both communities are safe and family-oriented. The demographic difference reflects the price gap more than anything.
The Honest Comparison
Summerlin is the nicer place to live. I'll say it directly. It has better amenities, more dining, more outdoor access, newer homes, and a more polished feel. If money were no object, most people would choose Summerlin. But 89183 is the smarter financial choice for most families. The $100K-$200K you save on a home purchase, plus lower HOA fees and similar property taxes, adds up to significant long-term wealth. That money compounds in savings, investments, or simply less financial stress.The families I see who are happiest in 89183 are the ones who take the money they saved by not buying in Summerlin and use it to travel, save for their kids' education, or just breathe easier each month. The families who are happiest in Summerlin are the ones who can comfortably afford it without stretching.
Don't buy in Summerlin if it means being house-poor. Don't avoid 89183 because it's less glamorous. Choose the one that fits your actual budget and values.