If you watched our walkthrough of KB Home's Plan 2251 — the single-story three-bedroom with Strip views — you saw one home inside one of the most talked-about new neighborhoods to open in Summerlin this year: Cloudbreak Ridge. It is a gated KB Home community set high in Summerlin's La Madre Peaks Village, and it opened in 2026 with two distinct collections priced from the low $800,000s. This guide is the companion to that video: the full floor-plan lineup, the real all-in cost, how the pricing compares to the wider Summerlin market, and exactly how to negotiate a KB Home purchase so the builder's incentives work for you and not just for them.
Across the 789 homes we closed in 2025 — $440M+ in production as the #1-ranked real estate team in Nevada — new-construction Summerlin purchases like this one are among the most common transactions our team handles, and they are also where unrepresented buyers leave the most money on the table. In our experience, a KB Home buyer who brings their own agent to the first design-studio visit routinely captures thousands in incentives, lot-premium concessions, and rate buydowns that a walk-in never sees. Our direct line is (702) 637-1759 if you want us to represent you at Cloudbreak Ridge before you sign a builder contract.
Cloudbreak Ridge is a new gated KB Home neighborhood in Summerlin's La Madre Peaks Village, opened 2026 with two collections from the low $800,000s. Enclaves offers single-story plans from 2,251 sq ft; Reserves offers two-story plans up to 3,095 sq ft. Homes carry a Summerlin master fee, a village HOA, and often a Special Improvement District balance beyond the mortgage — budget the full stack and bring your own agent to the first visit.
- Two gated collections: Enclaves (32 single-story homesites) and Reserves (72 two-story homesites), from the low $800,000s.
- Plan 2251 — the video home — is a 2,251 sq ft single-story with 3–4 beds in the Enclaves collection.
- Reserves runs 2,753–3,095 sq ft across three two-story plans, from the mid-$800,000s.
- Budget the Summerlin Council fee + village HOA + any SID balance on top of the mortgage — hundreds a month.
- Register your agent on the first visit — KB Home incentives and lot concessions favor represented buyers.
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Where Is Cloudbreak Ridge Located in Summerlin?
Cloudbreak Ridge sits at the corner of Park Drift Trail and Sandstone Rise Drive inside Summerlin's La Madre Peaks Village, one of the newer, higher-elevation villages on the western edge of the master plan against the Spring Mountains. According to Summerlin, the elevation is exactly what produces the Strip and valley views you saw in the Plan 2251 tour — homes step up the ridgeline, and the higher homesites look east across the valley.
According to KB Home, the community offers quick access to Interstates 15 and 215, Las Vegas's major employment centers, and Harry Reid International Airport — while still delivering the resort-style amenity package that makes Summerlin the valley's most-sold master plan. In our experience representing buyers across Summerlin, village location matters as much as the builder: La Madre Peaks trades a longer drive to the airport for cooler evenings, mountain trailhead access, and the view premium that holds value at resale.
The elevation is worth understanding before you tour, because it drives the price spread within the community itself. Homesites higher on the ridge command the strongest Strip and valley views and carry the largest lot premiums; homes lower or angled away trade the view for a lower entry price. On a west-facing lot you get sunset over the Spring Mountains and Red Rock; on an east-facing ridge lot you get the valley and the Strip skyline at night. Neither is objectively better, but they price differently and they resell to different buyers, so the lot you choose inside Cloudbreak Ridge matters as much as the floor plan you build. We tour the available homesites with our buyers and rank them by view, premium, and resale demand before anyone commits to a specific lot — the difference between two lots in the same phase can be tens of thousands of dollars and years of resale liquidity.
What Does KB Home's Plan 2251 Offer?
Plan 2251 — the home in our video — is the entry single-story floor plan in the Enclaves collection. According to KB Home, it delivers 2,251 square feet, three to four bedrooms, two-and-a-half to three-and-a-half baths, and a two-bay garage, all on one level. The single-story layout is the reason it draws so many downsizers and buyers who want to age in place without stairs, and the elevated homesites are what give it the Strip views.
KB Home's model is build-to-order personalization: you select the structural options and finishes at the KB design studio rather than choosing from a handful of fixed inventory homes. That flexibility is a genuine advantage, but it is also where the price climbs — the base price is a starting point, and structural options, design-studio upgrades, and lot premiums stack on top. We walk every KB buyer through which upgrades add resale value and which are pure builder margin before they sit down at the studio.
What Are the Two Cloudbreak Ridge Collections?
Cloudbreak Ridge is not one product — it is two gated collections with different footprints and buyers. Enclaves is the smaller, single-story collection; Reserves is the larger, two-story collection. Here is how they line up.
| Feature | Enclaves | Reserves |
|---|---|---|
| Homesites | 32 | 72 |
| Stories | Single-story | Two-story |
| Floor plans | 2 (incl. Plan 2251) | 3 (Plan 2753, 2989, 3095) |
| Square footage | 2,251–2,387 | 2,753–3,095 |
| Bedrooms | 3–4 | 4–5 |
| Baths | 2.5–3.5 | 2.5–5 |
| Garage | 2-bay | 2-bay |
| From | Low $800,000s | Mid-$800,000s |
| Best for | Downsizers, single-level buyers | Move-up families needing space |
According to KB Home's Reserves details, the three two-story plans run 2,753 sq ft (Plan 2753, four to five beds), 2,989 sq ft (Plan 2989, four beds, three-and-a-half baths), and 3,095 sq ft (Plan 3095, up to five beds and five baths). If you want one level and Strip views, Enclaves is your collection; if you need five bedrooms and a great room built for a growing family, Reserves is the fit. Both are gated, and both tap the same Summerlin amenity package.
How Much Do Cloudbreak Ridge Homes Cost?
Both collections start in the $800,000s, but the base price is only the opening number. According to KB Home, Enclaves opens from the low $800,000s and Reserves from the mid-$800,000s — and on a 2,251-square-foot Enclaves home, the low-$800,000s base pencils out to roughly $355 per square foot, while a 3,095-square-foot Reserves home in the mid-$800,000s runs closer to $275 per square foot because larger homes spread the base cost over more space.
| Collection / plan | Square feet | From (base) | Approx. $/sq ft |
|---|---|---|---|
| Enclaves — Plan 2251 | 2,251 | Low $800,000s | about $355 |
| Enclaves — larger plan | 2,387 | Low–mid $800,000s | about $345 |
| Reserves — Plan 2753 | 2,753 | Mid-$800,000s | about $310 |
| Reserves — Plan 2989 | 2,989 | Mid–high $800,000s | about $290 |
| Reserves — Plan 3095 | 3,095 | High $800,000s | about $280 |
Then come the add-ons. In our experience with KB Home at Summerlin, structural options and design-studio finishes commonly add $40,000–$120,000 over base, and a premium view or corner homesite can carry a lot premium of $15,000–$75,000+ on the ridgeline. That is why a low-$800,000s base home routinely closes in the low-to-mid $900,000s once it is built the way the buyer wants it. Budget the full number before you fall in love with a base price.
How Does Cloudbreak Ridge Compare to the Summerlin Market?
Cloudbreak Ridge sits well above the Summerlin median — which is exactly what you would expect from a new, gated, view-lot product. According to Greater Las Vegas REALTORS closing data, the median Summerlin home sold for about $567,207 in 2026 at roughly $341 per square foot, against a valley-wide Las Vegas median near $434,000. Cloudbreak's low-$800,000s entry is a $230,000-plus premium over the Summerlin median — the cost of new construction, a gated entry, and a La Madre Peaks view lot.
| Metric | Cloudbreak Ridge (new) | Summerlin median | Las Vegas valley median |
|---|---|---|---|
| Typical price | Low $800,000s+ | $567,207 | about $434,000 |
| Price per sq ft | about $275–$355 | about $341 | about $260 |
| Home age | Brand new (2026) | Mixed (1990s–2020s) | Mixed |
| Gated | Yes | Some villages | Minority of homes |
Is the premium worth it? For the right buyer, yes. New construction means no deferred maintenance, a full builder warranty, current energy code, and the ability to personalize — and Summerlin has one of the strongest resale track records in the valley. But if a single-level 2,200-square-foot home is the goal and the view is negotiable, our Summerlin cost guide shows resale options across established villages at hundreds of thousands less. We model new-versus-resale for every buyer before they commit.
What Does It Cost to Carry a Home Here?
This is the number Summerlin buyers most often underestimate. On top of your mortgage, a Cloudbreak Ridge home carries a layered set of assessments that most walk-in buyers never budget. According to the Summerlin Council assessment schedule and Clark County records, the stack looks like this:
| Cost line | Estimated amount | Notes |
|---|---|---|
| Property tax | about $350–$450/mo | Nevada abated primary-residence rate; about $4,500–$5,400/yr |
| Summerlin Council master fee | about $50–$60/mo | Master-plan assessment, all villages |
| Village / gated sub-HOA | about $100–$250/mo | Gated maintenance; confirm the exact figure |
| SID / LID balance | Varies | Infrastructure bond on the tax bill in newer villages |
| Home insurance | about $120–$200/mo | New build; no pool unless added |
The Special Improvement District line is the sneaky one: newer Summerlin villages often carry an SID or LID bond that funds streets and utilities, and it appears as a separate line on your Clark County tax bill for years. According to the Clark County Assessor, that balance can add meaningfully to the annual carrying cost, and it is fully disclosed before closing. We pull the exact SID/LID status on the specific homesite before any of our buyers write an offer — it is not something to discover after you close.
Why Buy New Construction in Summerlin?
New construction carries a premium over resale, but for many buyers the trade is worth it. According to the Federal Housing Finance Agency, Las Vegas home prices have appreciated steadily over the long run, and Summerlin has outperformed the valley average for two decades on the strength of Howard Hughes's master planning. A new home adds no-deferred-maintenance ownership, a structural warranty, current energy code, and full personalization on top of that location.
The counterpoint is honest: you pay for the premium up front, the community is still building out, and early buyers live with construction traffic until the last home closes. If you want a comparison against a nearby Toll Brothers new-build community, our Ascension Peaks appreciation analysis breaks down how Summerlin new-construction has held value. For a first-time new-build buyer, our ten tips for buying new construction covers the traps to avoid at the design studio.
What Summerlin Amenities Come With Cloudbreak Ridge?
Buying in Cloudbreak Ridge buys you into Summerlin, and that is a large part of the value. According to Summerlin, residents get access to the master plan's resort-style amenity package: more than 300 neighborhood and village parks, over 150 miles of interconnected trails, community pools, recreation centers, children's playgrounds, and sport courts and fields — plus the shops, dining, and entertainment of Downtown Summerlin and the ballpark at Las Vegas Ballpark a short drive away.
For families, the school access matters. According to GreatSchools and the Clark County School District, Summerlin's western villages feed some of the valley's higher-rated public schools, and several private and charter options sit within the master plan. La Madre Peaks also puts trailheads to Red Rock Canyon National Conservation Area minutes from your door — a lifestyle amenity that no resale neighborhood in the central valley can match.
For buyers relocating from out of state, that amenity stack is a large part of why Summerlin captures so much of the valley's higher-income in-migration. In our experience guiding families moving to Las Vegas, the master plan's combination of parks, trails, top schools, and a walkable downtown removes most of the trade-offs that a new-build community elsewhere in the country would force. You are not buying a house on the edge of a cornfield waiting a decade for retail to arrive — Downtown Summerlin, medical, and grocery are already built out a few minutes downhill. That maturity is priced into the premium, but it is also what makes the premium defensible: the infrastructure and demand are already here, and Cloudbreak Ridge simply adds new, gated inventory to a proven location.
Who Is Cloudbreak Ridge Right For?
Not every buyer should buy new, gated, and at an $800,000-plus entry. Here is how we counsel buyers considering Cloudbreak Ridge:
- Downsizers and single-level buyers — Enclaves is built for you: one story, low-maintenance new construction, and the Strip views from the ridge. This is the strongest fit.
- Move-up families — Reserves' four-to-five-bedroom, 2,753–3,095 sq ft two-story plans give growing families room without leaving Summerlin's school access.
- Relocation buyers from higher-cost metros — an $850,000 gated new build in Summerlin reads as a value to buyers coming from California; the luxury-community comparison is stark.
- View and lifestyle buyers — the La Madre Peaks elevation, Red Rock trailheads, and Strip views are the draw, and they hold value at resale.
- Pure-value buyers — if the view is negotiable and you do not need new, resale Summerlin at the $567,000 median is a materially lower entry; buy new only if the premium buys something you specifically want.
How Do You Negotiate a KB Home Purchase Here?
Builder pricing is not as fixed as it looks, and this is where representation pays for itself. In our experience negotiating KB Home purchases across Summerlin, the levers are:
- Register your agent on the first visit. KB Home, like every production builder, pays a buyer's-agent commission out of its marketing budget — but only if the agent is registered on your very first visit. Walk in alone and you forfeit representation at no savings to yourself.
- Push incentives, not base price. Builders protect base price to defend comps, but they move on closing-cost credits, rate buydowns, and design-studio allowances — we have seen combined incentive packages worth tens of thousands on Summerlin new builds.
- Use the preferred-lender buydown carefully. KB's mortgage arm often offers a rate buydown if you finance in-house; we run the true cost against an outside lender so the "incentive" is real.
- Negotiate the lot premium. View and corner lots carry premiums of $15,000–$75,000+; on slower-selling homesites those premiums are negotiable.
- Get the SID/LID and warranty terms in writing before you sign.
According to the Nevada Real Estate Division, your buyer's agent owes you fiduciary duty; the on-site sales agent works for the builder. That distinction is worth thousands. Call (702) 637-1759 and we will represent you at Cloudbreak Ridge at no cost to you — the builder pays our side.
Is Cloudbreak Ridge a Good Investment?
For a primary residence with a multi-year horizon, the fundamentals are strong: Summerlin's two-decade appreciation record, a gated view-lot product, and the durable demand that Howard Hughes's master planning creates. According to the U.S. Census Bureau, the Las Vegas metro continues to add population and jobs, and Summerlin captures a disproportionate share of higher-income in-migration.
The honest caveats: new construction carries a builder premium you may not recover in the first few years, the community is still building out, and $800,000-plus is an upper-tier entry that moves slower than the valley's $400,000 core in a downturn. Buy Cloudbreak Ridge because you want to live in it for years, not to flip it — and if appreciation is the primary goal, we will show you where the numbers pencil better elsewhere in Las Vegas.
There is also a timing dimension unique to a building-out community. Early phases at a KB Home neighborhood often carry the most aggressive incentives, because the builder wants absorption momentum — later phases, once the model homes are drawing traffic and the view lots are proven, tend to raise base prices and trim concessions. That means the best value is frequently in the first release, not the last, which inverts the resale instinct to "wait and see." We track KB's release cadence at Cloudbreak Ridge for our buyers so they can time an entry to a release with real incentives rather than a picked-over final phase. The flip side of an early entry is living alongside active construction for a year or two; whether that trade is worth the savings is a personal call, and it is one we walk through candidly rather than talking anyone into a deposit.
How Do You Buy a Home in Cloudbreak Ridge?
The path is straightforward, and the single most important step is the first one. Before you visit the KB Home sales office, have us register as your agent — it costs you nothing and protects your leverage. From there we tour the models with you, pull the SID/LID and comparable-sold data on the specific homesite, structure the incentive negotiation, review the KB contract and warranty, and represent you from contract through the design studio to closing.
If you are still comparing communities, start with our live Las Vegas homes for sale inventory and new-construction hub to see how Cloudbreak Ridge stacks up against other Summerlin and valley new builds, and browse our full directory of Southern Nevada communities if you want to weigh other master plans and villages — including the newer master plans in Henderson — before you commit. A KB Home contract is a firm document with builder-favorable default terms, so the review step matters: we read the purchase agreement, the warranty, the design-studio pricing, and the SID/LID disclosure line by line before you sign, and we hold your earnest money and contingencies to the same standard we would on a resale.
When you are ready to tour Cloudbreak Ridge — or you have already seen the Plan 2251 video and want to walk it in person — call (702) 637-1759 and we will set it up and represent you through the purchase. The builder pays our commission, so bringing us in early costs you nothing and puts a fiduciary on your side of the table from the first handshake.
Frequently Asked Questions
How much do homes at Cloudbreak Ridge cost?
Both collections start in the $800,000s: Enclaves (single-story) from the low $800,000s and Reserves (two-story) from the mid-$800,000s. Base price is a starting point — structural options and design-studio upgrades commonly add $40,000–$120,000, and a ridgeline view lot can add a $15,000–$75,000+ premium, so many homes close in the low-to-mid $900,000s.
What is the difference between Enclaves and Reserves at Cloudbreak Ridge?
Enclaves is the smaller, single-story collection — 32 homesites, two floor plans from 2,251 to 2,387 sq ft with three to four bedrooms. Reserves is the larger, two-story collection — 72 homesites, three plans from 2,753 to 3,095 sq ft with four to five bedrooms. Enclaves suits downsizers and single-level buyers; Reserves suits move-up families needing space.
Where exactly is Cloudbreak Ridge in Summerlin?
Cloudbreak Ridge is at the corner of Park Drift Trail and Sandstone Rise Drive in Summerlin's La Madre Peaks Village, on the western, higher-elevation edge of the master plan against the Spring Mountains. The elevation is what produces the Las Vegas Strip and valley views, and it provides access to Interstates 15 and 215.
Is Cloudbreak Ridge a gated community?
Yes. Both the Enclaves and Reserves collections are gated. That gated maintenance is part of the village sub-HOA fee, which stacks on top of the Summerlin Council master assessment and any Special Improvement District balance — budget the full carrying stack, not just the mortgage.
Should I use my own agent to buy at Cloudbreak Ridge?
Yes, and register them on your first visit. KB Home pays the buyer's-agent commission from its marketing budget, so representation costs you nothing — but only if your agent is registered before you tour. The on-site sales agent works for the builder; your agent owes you fiduciary duty and negotiates incentives, lot premiums, and financing on your behalf.
How does Cloudbreak Ridge pricing compare to the rest of Summerlin?
It sits above the Summerlin median. The 2026 Summerlin median sold price was about $567,207 at roughly $341 per square foot, versus Cloudbreak's low-$800,000s entry — a $230,000-plus premium for new construction, a gated entry, and a La Madre Peaks view lot. Resale homes across established Summerlin villages offer lower entry points if new construction and the view are not priorities.
What are the ongoing costs beyond the mortgage at Cloudbreak Ridge?
Expect a layered carrying stack: Nevada property tax (roughly $4,500–$5,400/year on an about $850,000 home at the abated primary-residence rate), the Summerlin Council master assessment, a gated village sub-HOA, home insurance, and possibly a Special Improvement District bond on your Clark County tax bill. Confirm the exact SID/LID and HOA figures for the specific homesite before you write an offer.
Which Sources Inform This Cloudbreak Ridge Guide?
The floor-plan, pricing, and community facts in this guide come from KB Home and Summerlin's own published materials, layered against Greater Las Vegas REALTORS closing data and the roughly 100 Summerlin transactions our team touches each year — part of the 9,600+ closings Nevada Real Estate Group has completed since 2011. For the exact price, SID/LID balance, and comparable sold data on a specific Cloudbreak Ridge homesite, call (702) 637-1759.
- KB Home — Enclaves at Cloudbreak Ridge — Enclaves plans and pricing
- KB Home — Reserves at Cloudbreak Ridge — Reserves plans and pricing
- Summerlin — Cloudbreak Ridge announcement — collections and location
- Summerlin — master-plan amenities, parks, and trails
- KB Home investor release — grand-opening details
- Las Vegas Review-Journal — local coverage
- NewHomeSource — Reserves at Cloudbreak Ridge — plan specifications
- Clark County Assessor — property tax and SID/LID records
- Nevada Real Estate Division — agency and fiduciary duty
- Federal Housing Finance Agency — Las Vegas home-price appreciation
- U.S. Census Bureau — Las Vegas metro population and income
- GreatSchools — Summerlin school ratings
