Summerlin straddles two jurisdictions. Generally, areas north of Charleston Boulevard are inside the City of Las Vegas, and areas to the south, known as Summerlin South, are unincorporated Clark County. Your casita follows the code of whichever side your parcel is on, plus Summerlin's association rules.
How do I tell which side I am on?
Charleston Boulevard is the usual dividing line, but boundaries can be irregular. We confirm the jurisdiction from the parcel record before we look at zoning. Summerlin South had 30,744 residents in the 2020 census.
How many associations could review my casita?
Possibly two. Summerlin has three master associations, for Summerlin North, Summerlin South and Summerlin West, and many individual subdivisions have their own HOA as well. Nevada's AB 396 does not expressly address HOA limits on ADUs, so covenants and design guidelines still matter here. Read the HOA guide.
What tends to matter on a Summerlin lot?
- Design guidelines. Roof tile, stucco color and wall heights are often prescribed.
- View and height limits. Some villages restrict building height near view lots.
- Yard layout. Pools and outdoor kitchens leave limited space for a detached casita.
Which code edition applies?
It depends on the side. In the city's portion, submittals on or after January 5, 2026 use the 2024 international codes the city adopted. In Summerlin South, Clark County's adopted codes apply.