Stairs do not have to stand between you and the Summerlin lifestyle. Whether you are downsizing, planning to age in place, or you simply want an easy, open layout, single-level homes are widely available across this master-planned community. In this guide, you will see where to find them, how to search smarter, what to check in HOAs, and what to budget if you want accessibility upgrades. Let’s dive in.
Why single-story living is in demand
Single-level floorplans fit how many people want to live today. Open layouts, fewer maintenance hotspots, and no stairs make daily life simpler. They also align with aging-in-place goals that many households value.
According to national research, many adults prefer to remain in their homes and communities as they age, yet relatively few homes include features like zero-step entries and wider doorways. You can read more about these preferences in AARP’s summary of housing and livable communities trends on AARP’s site.
In Summerlin, that demand is met by a mix of 55-plus neighborhoods, established single-story resales, luxury one-level estates, and new-build floorplans. Listing portals regularly show several hundred single-story options across Summerlin at any given time, although inventory changes week to week.
Where to find single-story homes in Summerlin
Summerlin spans multiple villages, each with distinct product types and amenities. Start with the community’s official overview and village map to orient your search on Summerlin’s site.
Sun City Summerlin (55+)
Sun City Summerlin is a large, age-qualified community with extensive amenities and a deep roster of one-level floorplans. You will find single-story ranch models and villas suited to low-maintenance living, plus clubs and recreation that make day-to-day life convenient. Explore community details and activities on the Sun City Summerlin association website.
Newer age-qualified enclaves
If you prefer newer construction in a 55-plus setting, look at the age-qualified collections within Summerlin near major amenities and shopping. Many builders in these enclaves offer single-level detached homes and one-level townhome designs geared to “lock-and-leave” living. For current builders and actively selling villages, start at Summerlin’s official community pages.
Luxury one-level in The Ridges
Luxury buyers often target guard-gated pockets in The Ridges, including enclaves known for one-story homes on larger lots. Here you can find single-level floorplans with high ceilings, indoor-outdoor living, and proximity to golf and private amenities. Inventory is limited and highly customized, so plan extra time for showings and due diligence.
Established villages with ranch options
Many established Summerlin villages include one-story resale options, especially in neighborhoods developed from the 1990s through the mid-2010s. The Paseos and The Vistas are reliable places to look, along with central Summerlin areas where builders delivered popular ranch plans. These homes often come with mature landscaping and manageable lot sizes.
New construction single-level floorplans
Summerlin’s builder roster changes as new villages open, but single-level options are a recurring feature. National and regional builders commonly publish one-story plans or main-level living concepts in their brochures. Use Summerlin’s builder and model home pages to see what is actively selling, then visit model homes to confirm which plans are truly single-level and what accessibility options are offered.
Single-level condos, villas, and patio homes
If minimal exterior maintenance is your top priority, focus on one-level condo and villa products or guard-gated patio-home neighborhoods. These often include shared exterior maintenance and can offer a more affordable path to single-story living, with convenient access to parks, trails, and village retail.
How to search smarter
Use a two-track approach: target the right villages, then filter by floorplan features.
- Start with the village map on the official Summerlin site. Shortlist villages that match your budget and location goals.
- In your preferred portal or MLS, use keyword filters such as “single-story,” “single level,” “no stairs,” “primary on main,” “ranch,” “bungalow,” “55+,” and specific village names.
- For new homes, ask builder sales teams to show single-level plans and any accessibility packages. Confirm details like door widths, shower thresholds, and laundry location.
- Save searches and set alerts so you see new one-level listings as soon as they hit the market.
What to check in HOAs before you offer
Most Summerlin properties are in homeowners associations, and some objectives for single-level living intersect with HOA rules. Nevada law requires sellers to provide the association’s governing documents and financials with a resale package. Review requirements and buyer protections in NRS Chapter 116.
Request and read these items before you commit:
- Resale package or public offering statement
- Current budget, financials, and most recent reserve study
- CC&Rs, rules, and architectural guidelines
- Recent board meeting minutes
- List of any outstanding or planned special assessments
Compare communities on:
- Monthly or quarterly dues, and what is included
- Reserve fund strength and assessment history
- Rules for exterior changes, including ramps, railings, and entries
- Pet, parking, guest, and rental policies
- Age or occupancy restrictions in 55-plus neighborhoods
- Management company responsiveness and approval timelines
Negotiation tip: If the minutes hint at upcoming capital projects or thin reserves, you can factor that into your offer strategy by budgeting for future assessments or requesting seller credits. Your lender may require HOA documents early for condos, so plan your timeline accordingly.
Accessibility features to look for
A good single-story plan does more than remove stairs. If you want to age in place, prioritize features that make daily routines safe and simple. For planning ideas, see the AARP HomeFit guidance, a practical room-by-room checklist available via AARP’s HomeFit Guide.
Helpful features include:
- Zero-step or low-threshold entries
- A primary suite and laundry on the same level
- Wider interior doorways and hallways
- Curbless or low-threshold showers with handheld sprayers
- Lever-style door and faucet handles
- Lighting, outlets, and controls placed for easy reach
AARP’s policy brief also explains why these features are in demand and why supply is limited nationwide. Read the context on AARP’s livable communities page.
What accessibility upgrades cost
Every home is different, so always get local bids. These ranges can help you build a plan and budget:
- Low-cost upgrades: grab bars, lever handles, handheld showerheads, brighter lighting, and simple threshold ramps, often in the low hundreds of dollars.
- Mid-range projects: curbless or low-threshold shower conversions, selective doorway widening, and slip-resistant flooring, typically from the low thousands up to the mid tens of thousands depending on scope.
- Bigger-ticket items: stairlifts if you end up with a split-level or need garage steps, often in the low thousands for straight runs and much higher for custom or curved tracks. For a pricing overview, review this stairlift cost guide.
If you want a detailed plan before closing, consider a pre-purchase assessment with a Certified Aging-in-Place Specialist or an occupational therapist. If you decide to move forward, VICE Realty can coordinate many light-to-moderate upgrades through our in-house contracting team to help you settle in faster.
Timing your move in Summerlin
Timing can influence what you find and what you pay.
- Seasonality: Spring and early summer usually see more listings and more competition. Late fall and winter can be quieter, sometimes giving you more negotiating leverage. You can read a quick overview of national patterns here.
- New construction cycles: Builders release phases on schedules and often host model events around new lots. In today’s rate environment, local reporting notes that some Las Vegas builders offer financing incentives, such as rate buydowns or closing cost credits, to move inventory. Keep an eye on offers as noted in the Las Vegas Review-Journal’s coverage of builder activity.
New build or resale for single-level?
Both paths can work. Match the choice to your priorities.
- Choose new construction if you want brand-new systems, builder warranties, and built-in accessibility options. Ask about zero-threshold entries, shower configurations, and widened door packages at the model center.
- Choose resale if you want established landscaping, quicker move-in, and often a lower upfront price in comparable locations. Budget for cosmetic refreshes or targeted accessibility updates.
In either case, compare total costs, timing, and any incentives. A builder incentive can change the math, while a resale home might reduce delays tied to HOA or construction timelines.
Quick checklist to get started
- Define your must-haves: true single-level, entry threshold type, shower style, laundry location
- Pick target villages using the official Summerlin map
- Set listing alerts with the right keywords
- Pre-review HOA rules where ramps, railings, or entry changes could matter
- Get a contractor or CAPS/OT assessment for any needed upgrades
- Compare new-build incentives against resale pricing and timeline
Work with a local, integrated team
Finding the right single-story home is easier when your agent understands Summerlin’s villages and can project-manage the details. With local brokerage, property management, and in-house contracting under one roof, VICE Realty helps you compare neighborhoods, vet HOA and builder information, and line up any light renovations so your move is smooth. Ready to explore your options in Summerlin? Let’s talk at VICE Realty.
FAQs
In Summerlin, are there enough single-story homes for sale?
- Listing portals routinely show several hundred single-story listings across Summerlin, but availability changes weekly, so set saved searches and alerts to track new inventory.
In Summerlin, should I buy a new-build or a resale for one-level living?
- New builds can offer packaged accessibility options and potential builder incentives, while resales often deliver faster move-in and established landscaping; compare total costs, timing, and upgrade budgets.
In Summerlin, what HOA documents should I review for a single-story home?
- Request the full resale package, budget and reserve study, CC&Rs, rules, architectural guidelines, recent minutes, and any assessment disclosures, as required under Nevada’s NRS Chapter 116.
In Summerlin, how much should I budget for accessibility upgrades?
- Plan for small fixes in the low hundreds, bathroom and doorway projects from the low thousands to the tens of thousands, and stairlifts in the low thousands and up depending on complexity; always get local bids and timing estimates.
In Summerlin, can an HOA block ramps or railings for accessibility?
- HOAs regulate exterior changes through CC&Rs and architectural rules; review the documents and ask about approval timelines and reasonable accommodation processes before you offer.
