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Remodeling Contractor inSummerlin,
Las Vegas, NV
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. The three sections below are how we adjust scope, schedule, and price for the actual Summerlin home in front of us.
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.
CONTACT US
TODAY!
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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. You can also jump directly to our kitchen remodel, bathroom remodel, permits, and tenant improvements pages.
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
Semi-custom and fully bespoke cabinetry with measured layouts, installation coordination, and finish selections matched to each space.
Kitchen Countertops
Quartz, granite, and porcelain slab fabrication and installation with edge detailing, sink integration, and final fit calibration.
Permits
New permits, retroactive permits, and expediting support with submittal tracking, correction responses, and inspector coordination.
Tenant Improvements
Office, retail, and restaurant buildouts with permit coordination, phased scheduling, life-safety compliance, and landlord standards alignment.
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 & JurisdictioninSummerlin
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.
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. Here are honest 2026 ranges based on permitted Big Horn projects, not internet averages. 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
$00,000~$00,000
What Moves Price
Tile selection, frameless glass, valve type
Project Type
Full guest bathroom remodel
Typical Summerlin Range
$00,000~$00,000
What Moves Price
Vanity, layout changes, tile choice
Project Type
Primary bathroom remodel
Typical Summerlin Range
$00,000~$00,000
What Moves Price
Double vanity, soaking tub, wet-room
Project Type
Kitchen remodel(no layout change)
Typical Summerlin Range
$00,000~$00,000
What Moves Price
Cabinet grade, countertop slab, appliances
Project Type
Kitchen remodel(layout reconfiguration)
Typical Summerlin Range
$00,000~$000,000
What Moves Price
Wall removal, electrical, gas line, structural work
Project Type
Casita / detached ADU
Typical Summerlin Range
$000,000~$000,000
What Moves Price
Plumbing/electrical extension, foundation type
Project Type
Whole-home remodel
Typical Summerlin Range
$000,000~$000,000
What Moves Price
Scope, sq ft, finish level
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."
Posted on Google
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."
Posted on Google
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."
Posted on Google
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."
Posted on Google
Summerlin homeowners highlight clear scope, permit accuracy, and finish quality. We keep schedule and execution aligned from walkthrough to final sign-off.
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. For permit-specific workflows, see our permits page.
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?
Add the Design Review window to the build window. A guest-bath remodel typically runs 4 to 6 weeks of build plus 2 to 4 weeks of HOA approval if anything is visible from a shared space. A kitchen with a layout change is usually 8 to 12 weeks of build. Whole-home remodels run 4 to 9 months depending on scope. You can review our process depth on the bathroom remodel and kitchen remodel pages.
Which Summerlin villages 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 village isn't listed, call - we likely work there too.
Are you licensed and insured to do this work?
Yes. Big Horn Remodeling holds Nevada State Contractors Board license #0091383 (B-2 General Building), $800,000 bid limit. We carry general liability and workers' compensation, and we're bonded. Every permit pulled in Summerlin is tied to that license number - not a homeowner permit, not a handyman. For commercial scopes requiring permit coordination, visit our tenant improvements page.
Do you offer a free in-home estimate in Summerlin?
Yes. We come to your home, walk the scope, take field measurements, and follow up with a written line-item estimate. There's no cost, no obligation, and the number on the contract is the number you pay - we don't do day-of upcharges. If your first priority is permit risk or existing violations, start with our permits services page.