On a resale home in The Paseos, the HOA figure on the listing is the least informative number in the deal. The Summerlin West master assessment rises to $78 a month on Jan. 1, 2027, and every home in the association pays that same amount. The costs that make one Paseos home different from the next show up later. They arrive in a resale package that can take 10 days to come together, in a property tax cap that does not carry over to the new owner, and in the county's parcel records.
About half of the master figure has very little to do with The Paseos itself. That explains why it is so predictable, and why the rest of the cost stack needs more of a buyer's attention than the $78 does.
The master rate is set for the whole association at once
Summerlin's master dues are set by association, not by village. Summerlin West, which includes The Paseos and The Vistas, matched Summerlin North's $9 increase for 2026 and has the largest increase of the three for 2027.
| Association | 2025 monthly | 2026 monthly | 2027 monthly |
|---|---|---|---|
| Summerlin North | $65 | $74 | $80, projected |
| Summerlin South | not reported | $76 | $79, projected |
| Summerlin West | $60 | $69 | $78, ratified |
The 2025 and 2026 figures come from Las Vegas Review-Journal coverage of the 2026 budgets. The 2027 figures for North and South come from the Summerlin Council's Oct. 7, 2026 budget forecast. The West figure is confirmed in the association's ratified 2027 operating budget.
Summerlin West goes up $9 a month in 2027. North goes up $6 and South goes up $3. Over two years, West's rate has climbed from $60 to $78, an increase of about 30%. A buyer who compared Summerlin villages a couple of years ago, and remembers West as the lower-cost master association, should know that the three main associations now sit within $2 of each other.
About half of the $78 funds parks across Summerlin
Of the $78 monthly assessment, $40 is the Summerlin Council's share, up from $37 in 2026. The Council's forecast says this amount is included in the master assessment, not billed on top of it. Summerlin West's budget narrative says West, South, North and Summerlin Centre "all contribute an equal per unit cost toward funding the community wide amenities."
That equal per-unit split explains how the master dues behave. A Paseos homeowner pays the same Council share as a homeowner in Summerlin North, regardless of which parks sit closest to either home. In dollars, Summerlin West's contribution to the Council rises from $6,917,076 in the Council's 2026 budget to $7,835,760 in West's 2027 budget. That is roughly a 13% increase, and it is about half of West's total 2027 spending of $15,658,532.
The money goes to a network of parks, not to any single park. In the Council's 2026 operating budget summary, the 24-acre Paseos Park gets $400,000. That same document funds Trails Park with its community center and pool, Vistas Park with its community center and pool, Reverence Park, Stonebridge Park and its linear park, Grand Park, and more than 525 acres of common-area parks and open space overall. The Council also budgets $2,100,000 for park monitoring and patrol, and $913,800 for programs, events and recreation.
The Council gives several reasons for the 2027 increase: "added personnel, growing insurance, additional park and open space maintenance, labor and utility costs, targeted special projects, The Trails Community Center renovation and expansion, and reserve funding." Most of those pressures apply across all of Summerlin, so they are not a Paseos problem or a Paseos benefit. A buyer comparing The Paseos with another Summerlin village can treat this $40 as a constant.
The other $38 maintains Summerlin West's own grounds
After the Council contribution, the rest of West's budget pays for things a Paseos homeowner can see from the street. The 2027 plan includes $2,525,000 for landscape, $1,580,000 for utilities that cover common-area irrigation and entry lighting, $1,602,432 for administration, and $1,426,990 for reserves. The budget narrative describes water as landscape irrigation for common areas, "including streetscapes and subdivision entries."
The reserve budget lists The Paseos by name. Projected 2027 reserve spending includes $201,448 for Paseos Village general components, $17,241 for Paseos neighborhoods general, and $15,733 for Paseos neighborhood parks. The listed projects include landscape and irrigation improvements, wall and retaining wall maintenance, monument refurbishment and lighting upgrades.
Reserve funding is a common concern for buyers. The reserve is projected to end 2027 at $4,176,922, which the budget describes as 72% funded against a 100% target of $5,768,340. The board says it considers reserves adequately funded and does "not anticipate that there will be a special assessment to fund the reserves." That statement covers the master association only. It says nothing about the smaller association a particular Paseos home may also belong to.
The sub-association is where two Paseos homes start to differ
Many Paseos neighborhoods have their own association on top of Summerlin West. Las Lomas is a gated neighborhood managed by AR Community Consulting. Sarasota is a gated single-family neighborhood managed by CAMCO. Santa Rosa at the Paseos is a gated townhome community with a pool and spa, managed by Prime Community Management. Each of these associations sets its own dues, its own reserve plan and its own resale fees. Published estimates of those dues vary widely and are not official assessments, so the figure to rely on is the one in the resale package for the specific home.
Nevada builds that package into the sale. Summerlin West's budget describes its resale income as coming from giving sellers the Resale Certificate information required by NRS 116.4109. The Summerlin West resale disclosure request form charges $50 per applicable association and tells sellers to allow 10 days. A home in a gated Paseos neighborhood will usually need a package from each association it belongs to. Until those packages arrive, the true monthly cost of the home is an estimate.
The current market gives buyers time to wait for that paperwork. Las Vegas REALTORS reported that in September 2026, the Southern Nevada median sale price for existing single-family homes was $470,000, unchanged from a year earlier, and 7,995 single-family homes were listed without offers at month's end, up 6.6% year over year. Those are valley-wide figures, not Paseos figures. Still, a market with more homes sitting without offers is a market where a buyer can usually review both resale packages within the contract timeline.
One cost that resale buyers in Summerlin West do not pay to the master association is the capital contribution. The 2027 budget defines it as a one-time payment made "at the time title of a new home transfers from the builder to the first purchaser." Any transfer or working-capital fee a sub-association charges is a separate matter, and it will appear in that association's package.
Two charges that stay with the parcel
The last two costs come from Clark County records, not from any HOA.
The first is the property tax cap. Under NRS 361.4723, Clark County applies a 3% cap on the tax bill for an owner's primary residence and a cap of up to 8% for homes that are not owner-occupied. The county's tax abatement page says "any ownership document recorded will remove your Owner Occupied 3% abatement," and the new owner has to return a postcard from the Assessor's Office to keep the 3% cap. Tax rates also vary by district, and the Clark County Assessor links to a lookup by parcel.
The second is any special improvement district, or SID, assessment. The Clark County Treasurer's SID explainer describes SIDs as parcel-specific charges that are separate from property taxes, secured by a lien and usually collected twice a year. The Treasurer's assessment schedule lists SID 159, named "Summerlin Village 16A," with a final payment date of June 1, 2035. The district's name alone does not show whether a particular Paseos home falls inside it, so the only reliable check is the parcel record. The county's payment page says owners can pay off the balance early with a 3% prepayment penalty on the unpaid amount, and that online SID payments start Nov. 1, 2026.
Building the full monthly cost of a Paseos home
- Start with $78 a month for Summerlin West in 2027. It is the same for every home in the association.
- Add the sub-association dues listed in that association's resale package. Gated neighborhoods such as Las Lomas, Sarasota and Santa Rosa at the Paseos each have their own.
- Look up the parcel's tax district and rate, and plan to return the Assessor's postcard so the 3% owner-occupied cap applies.
- Check the parcel against the Treasurer's SID schedule, and ask how any balance is being handled at closing.
The first line is the same for every Paseos home. The next three are where two homes at similar prices can end up with different monthly costs.
This post is general information, not legal, tax or financial advice. Confirm your own situation with an attorney, tax professional or lender before you rely on any of these figures.
FAQ
Is the Summerlin Council's $40 charged on top of the $78? No. The Council's forecast says the $40 a month is included in each master association's assessment.
Does a resale buyer pay Summerlin West's capital contribution? West's 2027 budget applies it only when a new home transfers from the builder to its first buyer.
Is a Summerlin West special assessment expected in 2027? The board says it does not anticipate a special assessment to fund reserves. Sub-associations make their own decisions.
If you are weighing a home in The Paseos and want to see what it will cost each month before you write an offer, Davidson Real Estate Group can coordinate the resale packages, review the parcel record with you and set a timeline that leaves room for both. Schedule a free consultation and we will start with the address you have in mind.
