Families Chasing the School Zone
- Sig Rogich MS (10/10) — one of Nevada's top-rated middles
- John W. Bonner ES (9/10) for the full K–8 run
- Palo Verde HS (8/10) for high school
- Bishop Gorman and The Meadows as private alternatives
Summerlin, Las Vegas
Arista at The Cliffs Homes For Sale
Nevada's #1 team for Arista at The Cliffs real estate. Search contemporary Taylor Morrison single-family homes in Summerlin's Cliffs village — live MLS data, school ratings, market stats, and buyer resources.
89135 MEDIAN LIST PRICE
$899K
LVR / GLVAR via Repliers, as of September 13, 2026
COMMUNITY PRICE RANGE
$600K–$1M
Taylor Morrison / community plan record
HOMES IN COMMUNITY
280+
Howard Hughes Corporation plan record
DAYS ON MARKET (89135)
36
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Arista at The Cliffs at a Glance?
Arista at The Cliffs delivers 280+ Taylor Morrison single-family homes in Summerlin's Cliffs village (ZIP 89135), with prices from $600K–$1M and a ZIP median near $898,550 per Las Vegas REALTORS. Top-rated CCSD schools and Red Rock Canyon 10 minutes west per the Howard Hughes Corporation master plan record define the community.
- The price band: contemporary 2020-era Taylor Morrison homes from $600K to $1M — newer construction at Summerlin entry-tier pricing in ZIP 89135.
- The location: 5 minutes from Downtown Summerlin, 10 from Red Rock Canyon, and 20 from the Strip — the western-edge sweet spot of the master plan.
- Best for: growing families targeting top schools, California relocators seeking new construction, and buyers who want Summerlin quality without guard-gated pricing.
- School strength: Sig Rogich Middle School (10/10) and John W. Bonner Elementary (9/10) are two of the highest-rated public schools in the entire Las Vegas Valley.
- Do your homework: HOA dues have a master + village layer, Taylor Morrison upgrades vary home to home, and lot position drives view premium significantly — early due diligence pays.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Arista at The Cliffs Homes for Sale?
Arista at The Cliffs sits in ZIP code 89135, where active listings in mid-2026 carry a median list near $898,550 according to Las Vegas REALTORS MLS data. The eight newest Cliffs-area listings appear below, refreshed daily — and every active listing in ZIP 89135 is searchable in our live MLS portal filtered to the community.
PRICE DISTRIBUTION
How Many Arista at The Cliffs-Area Homes Sell in Each Price Range?
ZIP code 89135 carries active listings across a wide range in mid-2026 per Las Vegas REALTORS MLS data. Arista at The Cliffs itself prices $600K–$1M, placing it squarely in the mid-to-upper tiers of the ZIP. The bands below show where competition concentrates across the 89135 area.
Browse Arista at The Cliffs Listings
How Can You Find an Arista at The Cliffs Home by Type, Lifestyle & Price?
Arista at The Cliffs listings in ZIP 89135 break down by floor plan size, lot position, and upgrade level — each link below opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Cliffs Village Communities Should You Compare?
The Cliffs village contains several communities at different price points and design vintages. The cards below pair each with a live search or hub link — compare Arista's 2020 Taylor Morrison construction against neighbors to calibrate your offer strategy.
By Property Type
By Price Range
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Arista at The Cliffs Listings First?
Custom alerts by floor plan, price, beds, and lot position — no spam, unsubscribe anytime. With 280+ homes in the community and steady school-zone demand, the right Arista home can receive offers quickly; alert subscribers see it within hours of listing.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Arista at The Cliffs?
The Answer
Living in Arista at The Cliffs means contemporary Taylor Morrison construction in Summerlin's Cliffs village — open floor plans, quartz finishes, and covered patios five minutes from Downtown Summerlin. Services per the City of Las Vegas; Red Rock Canyon 10 minutes west; and top-rated Sig Rogich Middle School and Bonner Elementary serving the community.
What is Arista at The Cliffs known for?
Arista is known for its 2020-era Taylor Morrison construction, open-concept floor plans from 2,200 to 3,800 sq ft, contemporary desert aesthetic, and Cliffs village location giving residents Red Rock Canyon proximity and Summerlin master-plan amenities at a $600K–$1M price point.
Who should live in Arista at The Cliffs?
Families targeting Sig Rogich Middle School (10/10) and Bonner Elementary (9/10), California relocators seeking newer construction at Nevada pricing, and move-up buyers who want Summerlin quality and western-edge outdoor access without the guard-gated premium.
What is daily life like in Arista?
Mornings on Summerlin trails connecting to Red Rock foothills, school drop-off at one of the valley's best-rated campuses, errands and dining at Downtown Summerlin five minutes east, and weekend hikes or drives into the Red Rock Canyon National Conservation Area ten minutes west.
Location
Where Is Arista at The Cliffs
Arista at The Cliffs sits within the Cliffs village on Summerlin's western edge in Las Vegas, Nevada (ZIP 89135). The 60-acre community is south of West Charleston Boulevard near the Red Rock foothills, roughly 15 miles west of the Strip and adjacent to the Summerlin trail network.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Summerlin Hospital
10
Min
Las Vegas Strip
20
Min
Airport
30
Min
Arista at The Cliffs
At a Glance$898,550
Median List Price (89135)
$600K–$1M
Community Price Range
36
Days on Market (89135)
280+
Homes in Community
- Setting
- Cliffs village, Summerlin master plan
- Acreage
- ~60 acres
- Homes
- 280+
- Established
- 2020
- Builder
- Taylor Morrison
- Developer
- Howard Hughes Corporation
- Gate
- None — village HOA standards
- HOA
- $100–$280/mo (master + village)
- Schools
- CCSD Cliffs zone — Rogich 10/10, Bonner 9/10
- Home Sizes
- 2,200–3,800 sq ft
- Sunshine
- 300 days/year
- Distance to Red Rock
- ~10 min
Quick Answer
Is Arista at The Cliffs a good place to live?
Yes — particularly for families and California relocators. Arista delivers 2020-era Taylor Morrison construction at $600K–$1M in Summerlin's Cliffs village (ZIP 89135), zoned to Sig Rogich Middle School (10/10) and John W. Bonner Elementary (9/10) — two of the highest-rated public schools in the Las Vegas Valley. Red Rock Canyon is 10 minutes west; Downtown Summerlin is 5 minutes east. The trade-offs are honest: no staffed gate, HOA dues have a two-layer structure, and the community is smaller than some buyers expect at 280+ homes.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Arista at The Cliffs?
According to the U.S. Census Bureau QuickFacts, the City of Las Vegas — which contains Arista at The Cliffs — holds 656,274 residents with a $66,820 median household income. Inside the Cliffs village, the profile trends upward: ~840+ residents, median age 42, and average household income above $120,000 per community plan records.
The Census does not tabulate the Cliffs village enclave separately, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the community, closing data shows a mix of dual-income professional families targeting the school zone, California relocators choosing newer construction over dated coastal inventory, and move-up buyers trading an older Summerlin home for Taylor Morrison's 2020s product.
~840+
vs Las Vegas 656,274
~42
vs Clark Co 38
$120,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
280+
vs Clark Co ~860,000
$600K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Arista at The Cliffs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Arista at The Cliffs Area Growing?
Arista at The Cliffs is a recently completed community — 280+ homes built 2020 onward — sitting inside a master plan that continues to grow westward. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the 89135 ZIP corridor remains among the most in-demand in the valley, driven by top school ratings and western-edge lifestyle access.
656,274Las Vegas residents (Census)
280+Arista at The Cliffs homes
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
The Cliffs village sits on Summerlin's growing western edge — new infrastructure, parks, and community amenities continue to add around it. The 89135 ZIP code has seen sustained demand from California relocators and families prioritizing the school zone, and Arista's 2020 construction vintage puts it among the newest single-family inventory in the corridor.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Arista at The Cliffs Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark ZIP 89135 trades against. Arista itself at 280+ homes is too small for a standalone monthly series; the 89135 ZIP figures ($780,000 median list, 40 median days) are the appropriate benchmark for the community.
Median List Price
$780,000 ZIP 89135 median, mid-2026 — directly reflective of Arista's price band
Source: Las Vegas REALTORS
Days on Market
40 median days in ZIP 89135; well-priced Arista homes sell faster in the active spring market
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
ZIP 89135 is one of Summerlin's most active ZIP codes, driven by school-zone demand
vs September 2025
Source: Las Vegas REALTORS
The long view: Arista at The Cliffs's median sold price rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,114 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
36
MEDIAN DAYS ON MARKET (89135)
$780K
89135 MEDIAN LIST
280+
HOMES IN COMMUNITY
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Cliffs village specialist.
Market Competitiveness
How competitive is the Arista at The Cliffs market right now?
ZIP 89135 is one of Summerlin's most in-demand ZIP codes, driven by the Sig Rogich and Bonner school zone and western-edge lifestyle access. Arista at The Cliffs — at 280+ homes and 2020 construction — trades at the premium end of the ZIP, with well-priced listings drawing multiple-offer situations in spring and early summer.
62Active Seller's Market
- 40 days89135 median DOM (active market)
- $899KZIP 89135 median list price
- 280+Homes in the Arista community
- $600K–$1MArista community price range
Is Arista at The Cliffs Right for You?
Who Should Buy a Home in Arista at The Cliffs?
Arista at The Cliffs is a focused community — 280+ contemporary Taylor Morrison homes at $600K–$1M, no guard gate, and a school zone that draws buyers specifically for it. Five buyer profiles below identify who benefits most, followed by honest pros and trade-offs our team walks every buyer through.
Which Buyer Types Fit Arista at The Cliffs Best?
California Relocators
- 2020 Taylor Morrison construction vs. 1970s ranch at same price in CA
- Zero Nevada income tax vs. 13.3% California top rate
- Effective property tax ~0.5–0.75% vs. 1.1–1.3% in CA
- Our team handles virtual tours and out-of-state closing coordination
Move-Up Buyers
- Trade older Summerlin or valley inventory for 2020s construction
- Open floor plans, quartz finishes, and covered patios standard
- Same Summerlin master-plan amenities, newer product
- HOA dues $100–$280/mo — lower than guard-gated alternatives
Outdoor Lifestyle Buyers
- Red Rock Canyon 10 min via West Charleston Blvd
- Summerlin trail network at the community doorstep
- Fox Hill Park 5 min for disc golf and adventure playground
- Calico Basin and Red Rock scenic loop for weekend climbs
New-Construction Buyers
- 2020-era Taylor Morrison homes — newer than most Cliffs competition
- Multiple floor plans 2,200–3,800 sq ft with design-center upgrades
- Energy-efficient construction with modern utility footprint
- Resales show upgrade variation — our agents know which packages held value
Long-Hold Value Buyers
- ZIP 89135 among Summerlin's most in-demand for school reasons
- 280-home footprint keeps resale supply consistently tight
- Nevada's 3% tax cap protects long-run carrying cost
- Howard Hughes Corporation master plan investment in the corridor
Best Fit For
- Families — Sig Rogich Middle (10/10) and Bonner Elementary (9/10) are two of the highest-rated public school assignments in the Las Vegas Valley — you don't pay tuition for them.
- California relocators — 2020-era Taylor Morrison construction at $600K–$1M versus outdated inventory at 2× the price in comparable California suburbs, plus zero Nevada income tax.
- Move-up buyers — Contemporary open floor plans and energy-efficient systems that 2005-era Summerlin inventory cannot match, within the same master plan and school zone.
- Outdoor enthusiasts — Red Rock Canyon 10 minutes west and the Summerlin trail network at the community's doorstep — this is the closest Summerlin village to the canyon entrance.
- New-construction buyers — 2020s Taylor Morrison quality with resale pricing — design-center finishes already in place, no builder wait time, no construction-site living.
Ready to explore homes in Arista at The Cliffs? Our team knows The Cliffs village lot by lot — which homesites carry views, which upgrade packages protect resale value, and how Arista compares to competing Summerlin communities at current pricing.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10) and John W. Bonner Elementary (9/10) — among the valley's strongest public school zone assignments
- 2020-era Taylor Morrison construction with contemporary floor plans, quartz countertops, and energy-efficient systems
- Red Rock Canyon 10 minutes west — one of the closest Summerlin positions to the canyon entrance
- Downtown Summerlin 5 minutes east — 125+ shops, dining, Las Vegas Ballpark, and seasonal events
- Howard Hughes Corporation master-plan standards protect community quality long-term
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
- HOA dues of $100–$280/mo are among the lowest for a Summerlin Cliffs village address
Honest Considerations
- No staffed guard gate — buyers who prioritize that should also tour The Ridges or Red Rock Country Club
- Two-layer HOA structure (master + village) adds complexity — confirm combined dues in your monthly budget
- Smaller community at 280+ homes — limited resale volume means fewer active listings at any given time
- Lot-position variation is real — view premiums on mountain and valley homesites add $50K–$150K to base pricing
- Taylor Morrison upgrade packages vary home to home — resale buyers should review options taken vs. not taken
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the Las Vegas Valley
Community Comparison
How Does Arista at The Cliffs Compare to Other Cliffs Village Communities?
A like-for-like comparison of the main Cliffs village communities — pricing, lifestyle fit, and who each suits — drawn from active-listing data via Las Vegas REALTORS and the Howard Hughes Corporation community plan record. Honesty note: small communities warrant ranges and band comparisons over per-community medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Arista at The Cliffs | $600K–$1M | n/a* | ~40 (89135) | n/a* | New construction · School zone |
| The Cliffs (village-wide) | $600K–$1.2M | n/a* | ~40 (89135) | n/a* | Established · Multiple builders |
| Talus at The Cliffs | From $600K | n/a* | ~40 (89135) | n/a* | Mountain proximity · Value |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Guard-gated · Ultra-luxury |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-community $/SF and DOM are intentionally omitted where sample sizes are too small to be meaningful. ZIP 89135 benchmark: ~40-day median DOM, ~$780K median list.
Community Deep Dive
What Is Inside Each Cliffs Village Community?
Submarket 1
Arista at The Cliffs
The newest single-family community in the Cliffs village — 2020 Taylor Morrison construction with contemporary floor plans 2,200–3,800 sq ft. The school zone is the top draw: Rogich MS (10/10) and Bonner ES (9/10).
Browse Arista at The Cliffs homes →$600K–$1MMedian Price
~40 (89135)Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
The Cliffs (village-wide)
The broader Cliffs village encompassing 1,800+ homes built 2003–2009. More mature landscaping, wider builder variety, and slightly lower per-sq-ft pricing than newer Arista inventory on average.
Browse The Cliffs (village-wide) homes →$600K–$1.2MMedian Price
~40 (89135)Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Talus at The Cliffs
An adjacent Cliffs community with competitive pricing and mountain proximity — buyers cross-shopping Arista often tour Talus in the same afternoon to compare lot positions and floor plans.
Browse Talus at The Cliffs homes →$600K+Median Price
~40 (89135)Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's prestige guard-gated enclave with Bear's Best golf and custom estates from $2M. The luxury alternative for buyers who want the gate and can fund the 3× entry-cost premium over Arista.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Red Rock Country Club
Guard-gated with two Arnold Palmer championship courses, starting near $1.2M. The mid-tier guard-gated alternative for buyers who outgrow the Arista price band but don't need The Ridges pricing.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Downtown Summerlin — 5 Minutes from Arista
The west valley's premier open-air destination: 125+ shops and restaurants, Las Vegas Ballpark, the Summerlin Farmers Market, and seasonal events — developed and maintained by Howard Hughes Corporation as the master plan's commercial heart. For Arista residents it is a daily convenience, not a weekend destination.
Browse Downtown Summerlin — 5 Minutes from Arista homes →125+Shops & Restaurants
5Minutes from Arista
AAALas Vegas Aviators Baseball
HHCHoward Hughes Corporation
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cliffs
community fits?
BY ZIP CODE
How Does ZIP Code 89135 Break Down for Arista at The Cliffs Buyers?
Arista at The Cliffs is in ZIP code 89135 — Summerlin's primary western ZIP — and the table below shows how the ZIP's inventory distributes across communities and price tiers. The $780K median list for 89135 reflects the broad mix; Arista itself anchors the $600K–$1M band.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Arista at The Cliffs — Taylor Morrison 2020 construction | $600K–$1M (community range) | n/a* | ~40 (89135) | 280+ homes total | n/a* |
| 89135 | The Cliffs village (broader — 2003–2009 builds) | $600K–$1.2M | n/a* | ~40 (89135) | — | n/a* |
| 89135 | The Ridges guard-gated enclave | From $2M | n/a* | varies | — | n/a* |
| 89135 | Red Rock Country Club guard-gated golf | From $1.2M | n/a* | varies | — | n/a* |
| 89135 | Full 89135 ZIP benchmark | ~$780,000 median list | — | ~40 | See LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community plan analysis. *Community-level $/SF and year-over-year change omitted where samples are too small to be meaningful — we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Who Builds Homes In and Around Arista at The Cliffs?
Taylor Morrison built Arista at The Cliffs starting in 2020 within Howard Hughes Corporation's Cliffs village. While Arista itself may have limited remaining builder inventory, nearby Summerlin villages offer active new-construction options across a range of builders and price points. Incentives change monthly — verify current offers directly before writing anything.
Contemporary Move-Up
Taylor Morrison
The Arista builder — well-known for quality construction and design flexibility
Luxury & Move-Up
Toll Brothers
Luxury production alternative when Arista inventory is tight
Family & Mid-Market
Lennar
Broadest new-build selection across Summerlin's newer villages
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop with Arista resales
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for buyers who don't need the Rogich school zone
Outdoor Recreation
What Outdoor Amenities Does Arista at The Cliffs Offer?
Community parks, Summerlin trail connections, and Red Rock Canyon 10 minutes west — Arista at The Cliffs delivers one of the strongest outdoor lifestyle positions in the valley. The City of Las Vegas maintains the surrounding park and trail network, usable through 300 days of annual Nevada sunshine.
5 MIN
Fox Hill Park
~20 acresPlayground · Disc Golf · TrailsFree
The workhorse regional park near The Cliffs — adventure playground, disc golf course, and desert trail connections that link to the broader Summerlin network.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear greenway threading through the Summerlin Paseos village with desert garden plantings and walking paths — one of Summerlin's signature scenic corridors.
5 MIN
Cottonwood Canyon Park
~8 acresSports courts · PlaygroundFree
A neighborhood park near the Cliffs village with basketball courts, playgrounds, and walking paths — everyday recreation on a short drive from Arista.
DOORSTEP
Summerlin Trail Network
150+ milesHiking · Biking · RunningFree
Howard Hughes Corporation's 150+ miles of connected trails thread through the master plan and link toward Red Rock Canyon — the community's most-used outdoor amenity.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and rock climbing, all managed by the Bureau of Land Management. Arista is one of the closest Summerlin communities to the entrance.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's premier retail and events hub — 125+ shops and restaurants, Las Vegas Ballpark, and seasonal markets and festivals within five minutes of Arista.
6 MIN
Las Vegas Ballpark
Minor league stadiumAviators baseballTicketed
Home of the Las Vegas Aviators (AAA affiliate) — an easy community outing that downtown residents can walk to from Downtown Summerlin.
15 MIN
Calico Basin Recreation Area
Desert recreationHiking · BoulderingFree
A quieter alternative to the main Red Rock entrance — Calico Hills and sandstone formations accessible via a short additional drive past the Red Rock Canyon gateway.
The Arista at The Cliffs Lifestyle
What Does a Weekend in Arista at The Cliffs Look Like?
Three moods within minutes of Arista: a morning run on Summerlin's trail network connecting toward Red Rock foothills, a game at Las Vegas Ballpark with the kids, and a Saturday hike into Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management — ten minutes from your driveway.
280+Contemporary Homes
60Acres in the Community
10Minutes to Red Rock Canyon
5Minutes to Downtown Summerlin
THIS WEEKEND'S OPEN HOUSES
Can You Tour Arista at The Cliffs Homes This Weekend?
Open houses at Arista at The Cliffs run regularly in spring and fall — school-zone demand means well-priced homes often draw visitors within the first weekend on market. Set up instant alerts to catch each new open house, or browse active listings below and call (702) 637-1759 to schedule a private showing.
Planning a move
What Should I Verify Before Moving to Arista at The Cliffs?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Arista at The Cliffs in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Arista at The Cliffs Economy?
Arista residents plug into the Summerlin and Las Vegas professional economy: dual-income families, tech professionals, healthcare workers, and California relocators choosing Nevada's tax environment. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income in Arista above $120,000.
$120,000+Avg household income, Arista at The CliffsNREG community plan record
85%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreVia Summerlin Pkwy → I-15
Top Arista at The Cliffs-Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 10 minutes north via Rampart Blvd
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub — 5 minutes east of Arista
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about 10 minutes north
- Clark County School District (Summerlin campuses)Rogich MS, Bonner ES, Palo Verde HS — teachers and staff serving the school zone live throughout The Cliffs
- The Strip resort corridorThe metro's hospitality and entertainment employment core, roughly 20 minutes via Summerlin Parkway
- Howard Hughes CorporationSummerlin master-plan operations and Downtown Summerlin management employs a significant local workforce
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Arista at The Cliffs Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Arista at The Cliffs against other major Las Vegas Valley addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Arista wins on school ratings and new construction quality, Summerlin broadly on village selection, Henderson on citywide safety. Sources are LVR, the U.S. Census, and GreatSchools.
| Metric | Arista at The Cliffs | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Median List Price (ZIP) | ~$780K (89135) | $728K (Summerlin-wide) | $548K | $476K |
| Community Price Range | $600K–$1M | $450K–$5M+ | $400K–$5M+ | $350K–$5M+ |
| Days on Market (ZIP) | ~40 (89135) | ~38 (Summerlin-wide) | ~21 | ~20 |
| Population | ~840 (community) | ~127,000 | 331,857 | 656,274 |
| New Construction | Yes — Taylor Morrison 2020 | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Guard-Gated | No — village HOA | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) | Select enclaves (Queensridge) |
| Best For | Schools · New Construction · Red Rock | Schools · Luxury · Master Plan | Families · Retirees · Safety | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools.org. Arista income and population figures are community plan-record values; broader demographic figures are citywide. Last updated June 2026.
Cost of Ownership
What Will Arista at The Cliffs Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Arista at The Cliffs Payment
$5,613
Illustrative Monthly Payment
- Principal & Interest$4,670
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$293
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Arista at The Cliffs?
Arista at The Cliffs sits on Summerlin's western edge with strong arterial access: West Charleston Boulevard and Summerlin Parkway connect east to the Strip, the 215 Beltway sweeps south and north, and Downtown Summerlin is 5 minutes east. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Arista destinations beat that comfortably.
Drive Times from Arista at The Cliffs
- ~5 minDowntown SummerlinW Charleston Blvd east
- ~10 minRed Rock Canyon entranceW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~30 minHarry Reid Intl AirportI-215 South → I-15
- ~25 minDowntown Las VegasW Charleston Blvd east → US-95
- ~35 minHendersonI-215 east → I-515 south
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Arista at The Cliffs?
Most Arista at The Cliffs resales close in 30 to 45 days via Nevada escrow; cash offers close in 10–14 days. Taylor Morrison new construction typically runs 6–10 months from contract. Resale buyers: request the HOA resale package immediately — Nevada law requires delivery within 5 business days, and that review paces your contingency clock.
Quick Answer
What down payment do I need to buy in Arista at The Cliffs?
Most Arista at The Cliffs buyers put down 5% to 20%. Conventional financing is available across the full $600K–$1M range — on a $780,000 home, plan $39,000 (5%) to $156,000 (20%) down. VA loans allow 0% for eligible veterans and are commonly used in this Summerlin community. FHA loans apply under the conforming limit. If purchasing new construction from Taylor Morrison, confirm whether using the builder's preferred lender captures rate-buydown or design-center incentives that offset any pricing difference.
Arista at The Cliffs FAQ — 18 Answers
What Do Arista at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Arista at The Cliffs?
Arista at The Cliffs sits in ZIP code 89135, where the median list price runs about $898,550 per Las Vegas REALTORS MLS data — a solid reflection of the community itself, which prices from roughly $600,000 for Taylor Morrison production homes to approximately $1 million on premium view lots with Spring Mountains or valley elevations and full design-center upgrades.
Is Arista at The Cliffs guard-gated?
No — Arista at The Cliffs is not guard-gated. The Cliffs village is governed by Howard Hughes Corporation master plan standards and a village HOA instead of a staffed gate, keeping dues at $100–$280 monthly. Buyers who want staffed security can cross-shop The Ridges (from $2M) or Red Rock Country Club (from $1.2M) nearby; our team tours all three in one afternoon so trade-offs become concrete.
What ZIP code is Arista at The Cliffs in?
Arista at The Cliffs is in ZIP code 89135 on Summerlin's western edge. The address pairs with top school assignments — John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) — plus Nevada's zero state income tax, roughly 0.5–0.75% effective property tax, and a 3% annual cap for primary residences under Nevada Revised Statutes 361.471.
How close is Arista at The Cliffs to Red Rock Canyon?
About 10 minutes via West Charleston Boulevard — The Cliffs village sits at one of Summerlin's closest positions to Red Rock Canyon National Conservation Area. The Summerlin trail network also links directly toward Red Rock hiking and biking terrain, making the outdoor lifestyle walkable and bikeable for residents near the western edge of the community.
What schools serve Arista at The Cliffs?
The community zones to top-rated Clark County School District campuses: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10 — one of Nevada's highest-rated middles), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School (A+) and Bishop Gorman High School (A+), plus charter Doral Academy Red Rock (9/10) and Pinecrest Academy (8/10). Verify exact zoning by address before writing an offer.
What are HOA fees in Arista at The Cliffs?
Budget $100 to $280 per month — combining the Summerlin master association fee with The Cliffs village sub-association dues. Fees cover common-area maintenance, community amenities, park access, and master-plan standards that protect values along Summerlin's western edge. Exact figures vary by product line, so request the full resale package early in your 30–45 day Nevada escrow to confirm before contingencies expire.
Who built homes in Arista at The Cliffs?
Taylor Morrison built Arista at The Cliffs starting in 2020 within the Howard Hughes Corporation's Cliffs village. The award-winning national builder delivered contemporary single-family homes ranging from 2,200 to 3,800 square feet with open floor plans, neutral palettes, quartz countertops, large-format tile, covered patios, and energy-efficient construction throughout the 60-acre community.
How does Arista compare to The Ridges or Red Rock Country Club?
The Ridges is Summerlin's ultra-luxury guard-gated enclave starting around $2 million; Red Rock Country Club, guard-gated with two Arnold Palmer courses, begins near $1.2 million. Arista delivers the same western-edge Cliffs village location and Red Rock proximity at $600K–$1M — no staffed gate, but most of the lifestyle for a meaningfully lower entry cost. We routinely tour buyers through all three so comparisons become concrete.
What are property taxes like in Arista at The Cliffs?
Nevada's effective property tax rate runs roughly 0.5–0.75% of a home's value per the Clark County Assessor, with annual increases capped at 3% for primary residences under Nevada Revised Statutes 361.471. On a $898,550 Arista home, that means approximately $3,900–$5,850 per year — a fraction of what a comparable California home carries. Add Nevada's zero state income tax and the savings compound significantly for California relocators.
How does Nevada compare to California for taxes?
Nevada's effective property tax rate (roughly 0.5–0.75%) runs well below California's 1.1–1.3% effective rate, and Nevada caps primary-residence increases at 3% annually under NRS 361.471. More importantly, Nevada levies zero state income tax versus California's top rate of 13.3% per the Franchise Tax Board — a combined advantage worth $30,000–$70,000+ per year for most California households relocating to Arista at The Cliffs.
Is Arista at The Cliffs a good investment?
Summerlin communities have historically shown strong appreciation and consistent demand, and Arista carries specific advantages: 2020-era Taylor Morrison construction in a desirable newer village, top-rated schools led by Sig Rogich (10/10), limited western-valley supply, and an intimate 280-home footprint that keeps resale inventory scarce. Nevada's zero income tax and 3% property-tax cap further improve the long-run hold math. Call (702) 637-1759 for Cliffs-village resale data.
What floor plans are available in Arista at The Cliffs?
Taylor Morrison delivered Arista with single-family floor plans ranging from approximately 2,200 to 3,800 square feet across multiple product lines. Plans typically feature open-concept great rooms, 3–5 bedrooms, covered patios, and optional design-center upgrades — quartz countertops, wood-look tile flooring, and upgraded cabinetry were common choices. Resale inventory reflects a mix of standard and extensively upgraded homes; call our team to review available plans and their upgrade levels.
How many homes are in Arista at The Cliffs?
Arista at The Cliffs encompasses 280+ homes on 60 acres per the Howard Hughes Corporation community plan record. The community established in 2020 and built through the early 2020s, so today's opportunities are a mix of newer resales and any remaining builder inventory. The 60-acre footprint keeps the neighborhood intimate by Summerlin standards — resales here attract quick attention when they list.
How far is Arista at The Cliffs from the Las Vegas Strip?
About 20 minutes to the Strip via Summerlin Parkway to I-15, and roughly 30 minutes to Harry Reid International Airport via I-215 South. The trade-off for that commute is strong: Downtown Summerlin is about 5 minutes away, Red Rock Canyon about 10, and the Summerlin trail network immediately accessible — most Arista residents make the Strip trip intentionally, not daily.
Can Nevada Real Estate Group help me buy or sell in Arista at The Cliffs?
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85B+ in total volume. Our agents know The Cliffs village lot by lot: which homesites carry mountain views, which upgrade packages protect resale value best, and how Arista compares to competing Summerlin communities at current pricing. Call (702) 637-1759 or search live MLS listings on this page to get started.
What down payment do I need to buy in Arista at The Cliffs?
Most Arista buyers put down 5% to 20%. Conventional financing works well across the $600K–$1M range — on a $898,550 home, plan $39,000 (5%) to $156,000 (20%) down. VA loans allow 0% for eligible veterans, a major benefit in a Summerlin community with many military-connected buyers. FHA applies under the conforming limit. Have your lender pre-approve before touring — Taylor Morrison resales and builder closings move quickly in ZIP 89135.
How long does it take to close on a home in Arista at The Cliffs?
Most Arista purchases close in 30 to 45 days through a Nevada escrow company. Cash offers can close in 10–14 days. New construction purchases direct from Taylor Morrison typically run 6–10 months from contract to close depending on build stage. Resale buyers: confirm HOA resale package turnaround early — Nevada law requires delivery within 5 business days of request, but processing can pace your contingency clock.
What ongoing costs should I budget beyond the mortgage in Arista at The Cliffs?
Beyond principal and interest, budget: $100–$280/month HOA (master + village dues), roughly 0.6% of home value per year in property taxes (capped 3% annually for primary residences under NRS 361.471), $150–$200/month homeowners insurance, and NV Energy utilities averaging $180–$240/month in summer cooling season. Total monthly carrying cost on a $898,550 home with 10% down at 7% runs approximately $5,600–$6,000.
Updated September 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
What Else Do People Ask About Arista at The Cliffs?
These are the eight questions Arista at The Cliffs buyers actually ask Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, and community facts from the Howard Hughes Corporation plan record.
Is Arista at The Cliffs part of Summerlin?
Yes — Arista at The Cliffs is within the Cliffs village of the Summerlin master plan, governed by Howard Hughes Corporation's standards and a two-layer HOA. It sits in ZIP 89135 in the City of Las Vegas, on Summerlin's western edge near Red Rock Canyon.
How many homes are in Arista at The Cliffs?
The community encompasses 280+ single-family homes on 60 acres per the Howard Hughes Corporation plan record. Taylor Morrison began construction in 2020, and the community built through the early 2020s — today's market is primarily resale inventory.
What builder built Arista at The Cliffs?
Taylor Morrison built Arista at The Cliffs starting in 2020 within Howard Hughes Corporation's Cliffs village. The award-winning national builder is known for contemporary floor plans, energy-efficient construction, and strong design-center customization options.
Is Arista at The Cliffs close to Red Rock Canyon?
Yes — about 10 minutes west via West Charleston Boulevard, one of the closest Summerlin positions to the Red Rock Canyon National Conservation Area entrance. The Summerlin trail network also provides direct connectivity toward Red Rock hiking terrain from the community.
What is the school rating for Arista at The Cliffs?
The public school zone is exceptional: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10 — one of Nevada's top middles), and Palo Verde High School (8/10) per GreatSchools. Verify current zoning by specific address before writing an offer, as CCSD boundaries occasionally adjust.
How far is Arista at The Cliffs from Downtown Summerlin?
About 5 minutes east via West Charleston Boulevard — Downtown Summerlin's 125+ shops, restaurants, Las Vegas Ballpark, and seasonal events are the closest major amenity to Arista, making it a practical daily destination rather than a special-occasion drive.
Why is Arista at The Cliffs a good investment?
Three fundamentals: top school zone (Rogich 10/10) that drives sustained demand, 2020-era Taylor Morrison construction in a limited 280-home footprint, and Nevada's no-income-tax / 3%-tax-cap environment. ZIP 89135 has historically tracked above the Las Vegas median in appreciation due to school-zone demand.
Can Nevada Real Estate Group help me buy in Arista at The Cliffs?
Yes — our team knows The Cliffs village lot by lot and has represented buyers and sellers across Summerlin's western-edge communities. Call (702) 637-1759 or browse the live MLS listings on this page. We coordinate virtual tours for California and out-of-state buyers.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, 9,061+ verified five-star reviews, and 9,600+ closed transactions totaling $4.85B+ since 2011. Our agents know The Cliffs village lot by lot — which positions carry Spring Mountains views and which Taylor Morrison upgrade packages protect resale value — so buyers and sellers in Arista start with a genuine edge.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to an Arista at The Cliffs Real Estate Expert?
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Arista at The Cliffs?
Compare Arista at The Cliffs with neighboring Summerlin communities and broader Las Vegas Valley destinations. Each card pairs the commute time with price positioning, so you can judge whether a different Cliffs community or master plan buys you more for your budget.
More Summerlin communities
- Asbury Park
- Ascend at Redpoint Square
- Aspen Glen
- Belmont at The Cliffs
- Bixby Creek
- Blacktail
- Bristle Vale
- C2 Lofts
- Caledonia
- Summerlin Centre
- Cerrado
- Cliffs Edge
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Summerlin Cliffs Village Communities Can You Explore A–Z?
The Cliffs village contains several distinct communities at different price points and construction vintages — from Arista's 2020 Taylor Morrison homes ($600K–$1M) to The Ridges guard-gated luxury (from $2M). The entries below are indexed for orientation; our team can pull current listings and HOA documents for any of them on request.
KEEP LEARNING
What Else Should You Read About Arista at The Cliffs?
These guides extend the research most Arista at The Cliffs buyers do next — understanding the Summerlin master plan, comparing Summerlin to Henderson for families, and mapping the Las Vegas buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two major master-planned destinations compare on schools, lifestyle, and pricing.
Read →COMMUNITY HUB
Summerlin Community Hub
All 25 Summerlin villages, master-plan amenities, school maps, and market data in one place.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Arista at The Cliffs Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Arista at The Cliffs is a 280-home community, we present ZIP 89135 statistics as area benchmarks — never community-only claims where sample sizes are too small to be meaningful. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89135. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan record — community size, acreage, established date, builder, and village details for Arista at The Cliffs. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- Clark County School District — School boundary assignments, enrollment data, and campus information for CCSD campuses serving ZIP 89135. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Bonner ES, Rogich MS, and Palo Verde HS. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Nevada Department of Taxation — Zero Nevada state income tax confirmation and local tax structure. tax.nv.gov
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California top income-tax rate (13.3%) used in NV vs. CA tax comparison. ftb.ca.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment and wage data. bls.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15