Cost of Living in 89183 vs. Henderson vs. Summerlin

If you're moving to the Las Vegas area, three communities come up again and again for families: 89183 (South Valley), Henderson, and Summerlin. All three offer suburban living with good schools and low crime, but the costs vary more than you might expect.

Here's a real comparison based on current data.

Housing: Where Your Money Goes Furthest

This is where the biggest differences show up:

89183 (South Valley): Median home value $415,400. Most homes built in the 1990s. 3BR rentals start around $1,000-1,400/mo.
Henderson (89052/89074): Median home value $480,000-$550,000. Mix of 1990s and newer construction. 3BR rentals $1,400-1,800/mo.
Summerlin (89138/89144): Median home value $520,000-$620,000. Newer construction, master-planned amenities. 3BR rentals $1,600-2,200/mo.

The verdict: 89183 offers the best value per square foot. You'll typically get a comparable home for $65,000-$200,000 less than Henderson or Summerlin. For renters, the savings are $200-800 per month — that's $2,400-$9,600 per year.

The Nevada Tax Advantage

One thing all three areas share: no state income tax. This is a massive benefit if you're relocating from California, Oregon, New York, or other high-tax states. Depending on your income, this can be equivalent to a $5,000-$20,000+ annual raise.

Property taxes in Nevada are also relatively low — roughly 0.5-0.7% of assessed value across the valley. On a $415,000 home in 89183, expect to pay approximately $2,100-2,900 per year in property taxes.

Utilities: The AC Factor

Las Vegas utility costs are higher than the national average, primarily because of air conditioning. In all three areas, expect:

Electricity (NV Energy): $150-300/month in summer, $60-100 in winter. Annual average around $150-180/month.
Water (Las Vegas Valley Water District): $40-70/month depending on yard size and irrigation.
Gas (Southwest Gas): $20-40/month for heating and water heater.
Internet: $50-80/month for high-speed from Cox or CenturyLink.

Total utilities typically run $250-400/month depending on season and home size. This is roughly the same across all three areas — the desert climate doesn't care which zip code you're in.

Groceries and Daily Expenses

Grocery prices are comparable across all three communities. Las Vegas is served by the same major chains everywhere:

Smith's (Kroger) and Albertsons are the most common full-service grocery stores
Walmart Supercenter and WinCo offer the lowest prices
Trader Joe's and Whole Foods are in Henderson and Summerlin but not directly in 89183 (about a 10-15 minute drive)

Gas prices are typically $0.10-0.20 per gallon cheaper at Costco stations, and there are locations accessible from all three areas.

One genuine cost-of-living difference: dining out in Summerlin tends to skew pricier, with more upscale restaurants and trendy concepts. Henderson's Water Street District is mid-range. The restaurants near 89183 lean casual and family-friendly, with lower average check sizes.

Schools: Quality Per Dollar

This is where 89183 punches above its weight:

89183: Average school rating 8/10, Pinecrest Academy rated 10/10. Math proficiency 41% (state avg 28%).
Henderson: Average school rating 7-8/10 depending on specific zip. Several top-rated charter options.
Summerlin: Average school rating 7-9/10. Strong public schools, plus proximity to private school options like The Meadows.

You're getting comparable or better school quality in 89183 at a significantly lower housing cost. The Pinecrest Academy at St. Rose (10/10 rating) is one of the best schools in the entire Las Vegas valley, and it's right in 89183.

Commute and Transportation

All three areas are car-dependent suburbs. Commute times depend on where you work:

To the Strip/Convention Center: 89183 is ~20 min, Henderson ~25 min, Summerlin ~25 min.
To Downtown: 89183 is ~25 min, Henderson ~20 min, Summerlin ~20 min.
To the Airport (Harry Reid): 89183 is ~15 min, Henderson ~15 min, Summerlin ~25 min.

89183 and Henderson have a slight edge for airport access and Strip commutes. Summerlin is better positioned for the growing tech corridor on the west side of the valley.

Gas and car insurance costs are the same across all three areas.

The Bottom Line: Which Is Right For You?

Choose 89183 if: You want the best value for your money, prioritize strong schools, and don't need to be near trendy restaurants and shopping. Ideal for families on a budget who want suburban comfort without overpaying. Choose Henderson if: You want a balance of amenities and value, prefer slightly newer infrastructure, and like having walkable shopping districts. Good for families with a bit more budget flexibility. Choose Summerlin if: You have a higher budget, want the newest construction and master-planned amenities, and prefer an upscale suburban feel. Best for higher-income families and professionals.

For most families relocating to Las Vegas, 89183 offers the strongest combination of school quality and affordability. The money you save on housing — potentially $200K+ on a purchase or $500+/month on rent — can go toward travel, savings, or simply enjoying the Las Vegas lifestyle with less financial stress.