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Licensed Nevada B-2 general contractor based at 2620 Regatta Drive, inside Summerlin - kitchens, bathrooms, casitas, and whole-home remodels with permits and HOA submittals handled in-house.
Summerlin is one of the largest master-planned communities in the United States - 22,500 acres, more than 110,000 residents, and a housing stock that now spans 35 years across more than 20 named villages. That spread matters when you're remodeling, because a 1994 ranch in The Trails has nothing in common with a 2023 build in Reverence.
We've worked across the Summerlin housing eras and the layered permitting and HOA processes that go with them: City of Las Vegas building department for most of Summerlin proper, Clark County for some peripheral parcels, and - separately - the Summerlin Council Design Review process for any change that's visible from a street or shared space. Most contractors in the Las Vegas Valley quote and build the same way regardless of where the home is. That's a problem in Summerlin. The HOA approval timeline alone can add four to eight weeks to a project if it's not handled correctly. The age of the original construction determines what's behind the wall - and what we're going to find when demo opens it up.
If your property is in Henderson neighborhoods such as Anthem, Green Valley, Seven Hills, MacDonald Highlands, or Lake Las Vegas, use our Henderson remodeling contractor page for the correct City of Henderson permit route and independent HOA board workflow. Summerlin and Henderson are separate systems, and we scope them differently from day one.
Local office
Local crew
we live and pull permits in Summerlin
Summerlin Council
Design Review
all submittals managed for you
Only five star
Google reviews
more than any other Summerlin GC
Project Clarity
We plan pricing and timeline around real Summerlin constraints: HOA review windows, permit routing, and home-era conditions discovered at demo.
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TODAY!
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Choose your preferred channel for project questions, photos, scope notes, scheduling, and faster day-to-day communication updates.
Three Eras of Summerlin Housing
Summerlin is not one uniform housing stock. It is a layered market built over decades, with different construction standards, material lifecycles, mechanical capacities, and remodeling constraints depending on when each village was developed. That timeline is exactly why one fixed remodeling template fails here. Our pre-construction process starts by mapping your home to its era, then adjusting scope, sequencing, and budget around what that generation of construction typically reveals once demolition begins. This is how we protect timeline realism, reduce change-order shock, and keep permit and HOA workflows aligned to the actual home in front of us.
Era 1
Early Summerlin
19902000
The Hills, The Trails, Sun City Summerlin, Summerlin South originals
Original copper or - occasionally - polybutylene supply lines, 200A panels at the limit, single-pane windows, and original tile-on-mortar showers often nearing end of life.
Era 2
Mid Summerlin
20002012
The Mesa, The Crossing, The Paseos, Red Rock Country Club, Siena
Builder-grade cabinets ready for replacement, aging quartz and granite tops, HVAC systems entering the 20-year mark, and original tub-plus-shower layouts now frequently consolidated.
Era 3
Late Summerlin
2012today
The Cliffs, Stonebridge, Reverence, Redpoint Square, The Mesa
Generally tighter construction quality, but builder finishes and layout choices often cap resale value; kitchen island and primary-bath upgrades dominate current request volume.
Services We Deliver Across Summerlin
We're a full-service Nevada B-2 general contractor, which means a single point of accountability for everything from a single-bathroom rebuild to a whole-home remodel that touches structural, mechanical, electrical, and finish trades. Each link below opens our deep-dive on that service.
Kitchen Remodels
Full kitchens, custom cabinets, layout reconfigurations, island additions, and quartz slab fabrication with permit-ready scope planning.
Bathroom Remodels
Walk-in shower conversions, primary suites, guest baths, and full wet-area waterproofing with coordinated plumbing and finish upgrades.
Whole-Home Remodels
Multi-room renovations with single-contractor accountability, phased scheduling, permit coordination, and trade sequencing across the home.
Casita Construction
Detached guest suites and ADUs with full permit packages, jurisdiction routing, utility planning, and code-compliant construction delivery.
Custom Cabinets
Custom cabinetry programs for Summerlin kitchens and baths, including design-grade door profiles, precision shop drawings, staged install sequencing, and finish packages matched to each home.
Kitchen Countertops
Quartz, granite, and porcelain slab fabrication and installation with edge detailing, sink integration, and final fit calibration.
Permits
By village, Summerlin routes to City of Las Vegas or Clark County. We submit in the right office, manage, coordinate, and resolve retroactive permit needs.
Tenant Improvements
Tenant improvement scopes for office, retail, and restaurant suites with jurisdiction routing, landlord work-letter compliance, phased turnover planning, and inspection-closeout coordination.
Communities 
and Neighborhoods
We Work In
Summerlin is built as villages - each with its own HOA sub-association under the larger Summerlin Council umbrella, its own design guidelines, and in some cases its own gate. We've worked in most of them. Here is the village reference list, including the design-review association name, so you know upfront how submittal will be routed if your project touches anything visible from a shared space.
The Trails
Era: 1990sZIP: 89134
Original-era plumbing concerns, mature landscaping
The Hills
Era: 1990sZIP: 89134
Larger lots, original construction approaching 30 yrs
Sun City
Era: 1990sZIP: 89134
Active-adult; lots of aging-in-place bath conversions
The Mesa
Era: 2000sZIP: 89135
Established custom homes
The Crossing
Era: 2000sZIP: 89135
Builder homes ready for kitchen/bath updates
The Paseos
Era: 2000sZIP: 89138
Walkable, design-conscious owners
Red Rock
Era: 2000sZIP: 89135
Premium finishes, gated
Siena
Era: 2000sZIP: 89135
Active-adult, aging-in-place
The Ridges
Era: 2000s+ZIP: 89135
Custom luxury; project values trend high
The Cliffs
Era: 2012+ZIP: 89135
Newer Summerlin West; HOA submittals still required
Reverence
Era: 2017+ZIP: 89138
Summerlin West; tight construction; upgrade-focused
Stonebridge
Era: 2017+ZIP: 89138
Summerlin West; younger families, expansion projects
Redpoint
Era: 2020+ZIP: 89138
Newest Summerlin West; minor scope work
Centre
Era: 2000s+ZIP: 89135
Mixed use, multifamily, smaller-footprint work
Permits & Jurisdiction in Summerlin
Summerlin sits partially inside the City of Las Vegas and partially in unincorporated Clark County - and yes, that boundary matters. Most of Summerlin North and Summerlin Centre fall under the City of Las Vegas Department of Building & Safety. Portions of Summerlin South and Summerlin West sit in Clark County's jurisdiction. The two departments have different plan-check timelines, different inspector availability windows, and different fee schedules. If you need a deeper breakdown of permit pathways, review our permit services page.
Unlike Henderson, where every master-planned community - Anthem, Sun City Anthem, Seven Hills, Inspirada, Cadence - runs its own independent HOA with its own design review board and submittal queue, Summerlin operates under one centralized umbrella: the Summerlin Council. That single point of design review keeps standards consistent across all 20+ villages, but it also means every exterior-visible change funnels through the same approval queue, and the 4-to-8-week design review window has to be planned around, not after.
We pull, file, and sit through inspections in both.
Every permit number on a Big Horn project is tied to the Nevada State Contractors Board record under license #0091383 - not a homeowner-pulled permit, not a handyman's, not a sub's.
Not sure whether your Summerlin project routes through Las Vegas or Clark County? Click the button and we'll confirm jurisdiction.
Call or text:
(702) 799-9902
Most failed Summerlin remodels we've been called to repair didn't fail because of bad craftsmanship
They failed because someone started demo before the Design Review approval came back - and the rework cost more than the original scope.
What a Summerlin Remodel Actually Costs
Summerlin remodel pricing runs higher than the Las Vegas Valley average because of the housing-stock value, the finish expectations, and the HOA submittal overhead. Pricing below reflects permitted Big Horn projects across Summerlin's villages - The Trails to Reverence, Sun City to Siena, The Ridges to Stonebridge - not the generic national averages other sites publish. These assume a permitted scope, mid-range finishes, and standard layout. Custom finish selections, layout changes, or structural modifications push higher.
Project Type
Typical Summerlin Range
What Moves Price
Project Type
Walk-in shower conversion(guest bath)
Typical Summerlin Range
$8,000 - $12,000
What Moves Price
Tile selection, frameless glass, valve type
Project Type
Full guest bathroom remodel
Typical Summerlin Range
$14,000 - $22,000
What Moves Price
Vanity, layout changes, tile choice
Project Type
Primary bathroom remodel
Typical Summerlin Range
$22,000 - $44,000
What Moves Price
Double vanity, soaking tub, wet-room
Project Type
Kitchen remodel(no layout change)
Typical Summerlin Range
$30,000 - $63,000
What Moves Price
Cabinet grade, countertop slab, appliances
Project Type
Kitchen remodel(layout reconfiguration)
Typical Summerlin Range
$63,000 - $126,000
What Moves Price
Wall removal, electrical, gas line, structural work
Project Type
Casita / detached ADU
Typical Summerlin Range
$120,000 - $300,000
What Moves Price
Plumbing/electrical extension, foundation type
Project Type
Whole-home remodel
Typical Summerlin Range
$140,000 - $600,000
What Moves Price
Scope, sq ft, finish level
For a kitchen-specific view of cabinet grades, layout changes, appliances, and hidden costs, review the full kitchen remodel pricing breakdown.
This Is What Summerlin Homeowners Say About Us
Google
Rating
5.0
CDNO
based on 200+ reviews
Carla M
"We hired Big Horn for a full kitchen remodel in The Vistas, Summerlin. Cabinet layout, quartz install, and permit coordination stayed organized from demo through final punch, and the crew kept communication clear every single week."
David L
"Our primary bathroom remodel in The Mesa, Summerlin was handled with real attention to waterproofing and finish detail. Timeline stayed close to plan, change requests were documented, and the final walk-through was thorough."
Nina R
"Big Horn completed our permit service scope in Summerlin South after we ran into jurisdiction confusion. They sorted City vs. County routing fast, submitted the package, and guided us through inspection steps without guesswork."
Omar T
"We used Big Horn for a casita build in The Paseos, Summerlin, including HOA review and utility planning. Their project management was disciplined, the site stayed clean, and every milestone was explained before execution very clearly."
Summerlin homeowners consistently point to clear scope, Summerlin Council-ready submittals, and clean finish work across villages like The Ridges, Red Rock Country Club, and The Trails. From walkthrough to final sign-off, we keep design review, schedule, and execution aligned.
Photo 1 of 10
Featured Case Study
Red Rock, Summerlin Bathroom
Primary BathroomRed Rock CC | 89135
Scope
Full master-bath rebuild with floor-to-ceiling marble tile, custom frameless glass enclosure, curbless entry, and 100% custom white-oak cabinetry with a warm stain finish.
Permits
City of Las Vegas plumbing and electrical permits pulled under Nevada B-2 license #0091383, with documented rough and final inspection sign-offs.
Project Timeline | 5 Weeks
Week 1
Demo Start
Week 2
Rough-ins
Week 4
Finishes
Week 5
Delivered
Notes
Client requested alignment continuity across tile joints, cabinet reveals, and hardware centerlines. Closeout included photo-documented waterproofing records plus marble and oak care.
Recent Summerlin Projects
Browse recent portfolio case studies completed in Summerlin and nearby Las Vegas communities.
Kitchen
Rift White Oak Custom Kitchen Remodel With Cambria Quartz
Rift white oak cabinets, Cambria quartz, pantry storage
Bathroom
Primary Bathroom Remodel With Marble Shower and White Oak Vanity
Marble shower, white oak vanity, custom closet
Kitchen
Full Custom Kitchen Remodel in Summerlin, Las Vegas
Summerlin
Island sink relocation, Kitec replacement, full-height stone
Frequently Asked Questions
Do you handle Summerlin Council HOA approvals?
Yes. We prepare and submit the full Design Review package on your behalf - drawings, materials list, color samples, and site plan - to your specific village sub-association. We track the submission, respond to any committee comments, and don't break ground until the written approval is in hand. Typical turnaround is 14 to 30 days, but it varies by village.
Is my Summerlin home under City of Las Vegas or Clark County for permits?
It depends on the village. Most of Summerlin North and Summerlin Centre fall under the City of Las Vegas Department of Building & Safety. Portions of Summerlin South and parts of Summerlin West sit in unincorporated Clark County. We confirm the jurisdiction in your specific case during the free consultation and pull the permit in the correct office.
Do you work in Sun City Summerlin and Siena (55+ communities)?
Yes - frequently. A large share of our 55+ work is aging-in-place modifications: tub-to-walk-in-shower conversions, curbless entries, grab-bar reinforcement, and ADA-friendly clearances. We coordinate respectfully with HOA-mandated work-hour windows and noise rules in both communities.
What's the realistic timeline for a Summerlin remodel?
Plan the calendar in two tracks: Summerlin Council Design Review first, then construction. Exterior-visible scopes usually spend about 2 to 4 weeks in review before mobilization. Guest-bath construction then averages 4 to 6 weeks. A simple semi-custom kitchen with no layout change may take about 2 to 4 weeks of active construction once materials are ready, and many full kitchen remodels land around 2 to 6 weeks depending on scope. Layout changes, permits, custom cabinets, countertop fabrication, specialty materials, or broader reconfiguration can push total project timing longer. Whole-home remodels typically run 4 to 9 months. You can review our process depth on the bathroom remodel and kitchen remodel pages.
Which Summerlin communities do you work in?
All of them. We've delivered projects in The Trails, The Hills, Sun City Summerlin, The Mesa, The Crossing, The Paseos, Red Rock Country Club, Siena, The Ridges, The Cliffs, Reverence, Stonebridge, and Redpoint. If your community isn't listed, call - we likely work there too.
Are you licensed, bonded, and insured for Summerlin remodel work?
Yes. Big Horn operates under Nevada State Contractors Board license #0091383 (B-2 General Building) with an $800,000 bid cap, wide enough to cover a Sun City bath update or a full-home rebuild in The Ridges under one contract. We keep active general liability insurance, workers' compensation protection, and bond capacity. Every Summerlin permit is filed under that license record, not homeowner permits or handyman workarounds. For commercial scopes requiring permit coordination, visit our tenant improvements page.
Do you offer a free in-home estimate in Summerlin?
Yes. Our Summerlin estimates begin with a village-level site visit - Ridges, Trails, Reverence, wherever you are - where we take field measurements, photograph as-built conditions, and follow up with a written line-item proposal within 3 to 5 business days. There's no cost, no obligation, and the number on the contract is the number you pay - we don't do day-of upcharges.
Still have questions about your project? Click the button to get a free consultation and our team will help you with scope, timeline, and next steps.
Call or text:
(702) 799-9902