Families with School-Age Kids
- Rogich Middle School (10/10) — the zone anchor
- Bonner Elementary (9/10) and Palo Verde HS (8/10)
- Fox Hill Park and Paseos Park steps away
- Quiet Summerlin streets with low through-traffic
The Cliffs, Summerlin
Cliffs Edge at Summerlin Homes For Sale
Nevada's #1 real estate team for Cliffs Edge at Summerlin. Search luxury Toll Brothers single-family homes with Red Rock views in The Cliffs village — new construction and resale in ZIP 89135.
PRICE RANGE
$700K–$1.3M
Community plan record · Toll Brothers
HOME SIZES
2,800–5,000 sq ft
Toll Brothers Cliffs Edge plans
HOMES IN COMMUNITY
200+
Community plan record
TYPICAL DAYS ON MARKET
34
LVR / GLVAR via Repliers, as of September 14, 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 Cliffs Edge at Summerlin at a Glance?
Cliffs Edge is a 65-acre Toll Brothers luxury village in Summerlin (ZIP 89135), with 200+ homes priced $700K–$893K and elevated Red Rock view lots per Howard Hughes Corporation. Market pacing reflects the luxury tier: roughly 45 median days per Las Vegas REALTORS. The takeaways below cover what to know before you tour.
- The product: Toll Brothers luxury construction at 2,800–5,000 sq ft, gourmet kitchens, spa suites, and deep design center customization — the Cliffs village premium tier.
- The location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip — elevated Summerlin terrain with valley and mountain views.
- Best for: Luxury-new-construction buyers, California relocators trading tax burden for Toll Brothers quality, and families targeting Rogich MS (10/10) and Palo Verde HS (8/10) zoning.
- Not guard-gated: Cliffs Edge is a luxury open community — no staffed gate — which holds HOA dues to $120–$320/month and entry pricing below comparable gated Summerlin enclaves.
- Design center math: Budget $50,000–$150,000 above base price for Toll Brothers design center upgrades; resale values reflect those choices, so get an agent to price them accurately.
Last updated September 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
Where Can I Find Cliffs Edge Homes for Sale?
The Summerlin ZIP 89135 corridor carried active luxury listings in September 2026 according to Las Vegas REALTORS MLS data, with Cliffs Edge priced $700K–$893K. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Cliffs Edge Homes Sell in Each Price Range?
Cliffs Edge homes range from $700,000 to $1.3 million, with concentration in the $800K–$893K band for premium view lots and design-center-upgraded builds per Las Vegas REALTORS MLS data. The bands below show where Summerlin ZIP 89135 competition concentrates, from entry luxury through the upper Cliffs Edge tier.
Browse Cliffs Edge Listings
How Can You Find a Cliffs Edge Home by Type, View & Price?
Cliffs Edge homes span 2,800 to 5,000 sq ft across Toll Brothers floor plans, with view lots, design center upgrades, and pool-ready lots differentiating pricing within the $700K–$893K range — each link opens our live Las Vegas MLS search, with listings updated daily from Las Vegas REALTORS MLS data.
Which Cliffs Village Communities Should You Explore?
Cliffs Edge is the luxury tier of the Cliffs village — compare it against neighboring Cliffs communities and broader Summerlin villages to calibrate your budget. Counts show active 89135 ZIP listings in each price band.
Luxury · View Lots · 2,800–5,000 sq ft
Cliffs Edge (Toll Brothers)
Cliffs Village · Multiple BuildersThe Cliffs Village (broader)
New Construction · SummerlinArista at The Cliffs
Master Plan · Multiple Price PointsSummerlin (all villages)
Metro · All CommunitiesLas Vegas (citywide)
Staffed Gate · LuxuryGuard-Gated Summerlin
By Price Range
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Cliffs Edge Listings First?
Custom alerts by price, beds, view tier, and lot type — no spam, unsubscribe anytime. With 200+ homes and only a handful reselling in any month, the right Cliffs Edge home may appear once a season; alert subscribers see it within hours, not weeks. New Toll Brothers releases sell quickly — alert setup means you hear first.
- 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 Cliffs Edge at Summerlin?
The Answer
Cliffs Edge is a 65-acre Toll Brothers luxury village in the Cliffs section of Summerlin — homes from 2,800 to 5,000 sq ft, many with Red Rock Canyon views, and five-minute access to Downtown Summerlin. Part of the Howard Hughes Corporation master plan, with 150-plus miles of trails and curated village standards.
What is Cliffs Edge at Summerlin known for?
Cliffs Edge is known for Toll Brothers luxury construction, elevated lots with Red Rock Canyon and desert-escarpment views, generous floor plans from 2,800 to 5,000 sq ft, and deep design center customization in the premium tier of the Cliffs village.
Who should live in Cliffs Edge?
Luxury new-construction buyers who want Toll Brothers quality with Red Rock views, California relocators seeking to trade income-tax burden for equivalent product at a fraction of the cost, and families targeting Summerlin's top-rated public school zone.
What is daily life like?
Morning trail runs on Summerlin's interconnected path network, afternoons at Downtown Summerlin's open-air dining and shops five minutes away, and weekends hiking or climbing at Red Rock Canyon — 10 minutes from your driveway.
Location
Where Is Cliffs Edge at Summerlin
Cliffs Edge sits in the Cliffs village of Summerlin in western Las Vegas (ZIP 89135), on elevated terrain near the community's western edge. About 65 acres. Five minutes from Downtown Summerlin, ten minutes from Red Rock Canyon, twenty minutes from the Strip via Summerlin Parkway and I-15.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Las Vegas Strip
20
Min
Airport (Harry Reid)
30
Min
Downtown Las Vegas
25
Min
Cliffs Edge at Summerlin
At a Glance$700,000–$893,050
Price Range
2,800–5,000 sq ft
Home Sizes
200+
Homes in Community
34
Typical Days on Market
- Setting
- Luxury new construction village within Summerlin
- Acreage
- 65 acres
- Homes
- 200+
- Established
- 2021
- Developer
- Howard Hughes Corporation / Toll Brothers
- Gate
- None (open community)
- HOA
- $120–$320/mo
- ZIP Code
- 89135
- Schools
- CCSD top-rated: Bonner ES 9/10 · Rogich MS 10/10 · Palo Verde HS 8/10
- Trails
- Direct Summerlin trail network access
- Sunshine
- 300 days/year
- Distance to Red Rock
- ~10 min
Quick Answer
Is Cliffs Edge at Summerlin a good place to live?
Yes — for the right buyer profile. Cliffs Edge delivers Toll Brothers luxury construction on elevated Summerlin lots with Red Rock Canyon views, five minutes from Downtown Summerlin, and zoned to three top-rated CCSD schools. The community is not guard-gated, which holds HOA dues under $320 per month and entry pricing well below comparable gated Summerlin enclaves. The honest trade-offs: design center upgrades add quickly above base price, and buyers who need a staffed gate should also tour The Ridges. For families and California relocators prioritizing new construction quality and school zone over gated privacy, few addresses in Las Vegas compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Cliffs Edge at Summerlin?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Cliffs Edge — the parent city holds 656,274 residents with a median household income of $66,820. Inside Cliffs Edge, community records show 600+ residents across 200+ households with a median age of 48 and average household income above $200,000.
The Census doesn't break out the Cliffs Edge enclave separately, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the community, our closing data shows a high concentration of luxury homeowners: Toll Brothers design-center buyers, California professionals relocating for Nevada's zero income tax, and Summerlin families targeting the Rogich Middle School (10/10) zone.
600+
vs Las Vegas 656,274
~48
vs Clark Co 38
$200,000+
vs Clark Co median $74,007
90%
vs Clark Co 59%
200+
vs Clark Co ~860,000
$700K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Cliffs Edge is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Cliffs Edge Area Growing?
Cliffs Edge itself is still completing its 200+ home buildout — the community launched in 2021 and the Cliffs village continues accepting new Toll Brothers releases. Its parent city, Las Vegas, has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor remains among the most in-demand in the metro. Howard Hughes Corporation continues investing in Summerlin's westward expansion, which anchors sustained demand for the 89135 ZIP.
656,274Las Vegas residents (Census)
200+Cliffs Edge homes (completing buildout)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Summerlin's westward expansion — anchored by Howard Hughes Corporation's continued master plan investments — continues to generate demand in the Cliffs village and surrounding 89135 ZIP. As Cliffs Edge completes its buildout, future supply will tighten: the Cliffs village has limited remaining land for additional luxury new construction at this tier, which supports long-run resale values for early Toll Brothers buyers.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because 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 Cliffs Edge at Summerlin 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 Cliffs Edge trades against. The community itself has 200+ homes, so ZIP 89135 figures provide the most relevant trend context: a luxury market that has maintained strong demand despite broader valley fluctuations.
Median Price Range
$700K–$1.3M Cliffs Edge plan range; luxury 89135 ZIP posts strong demand per LVR
vs September 2025
Source: Las Vegas REALTORS
Days on Market
~45 days typical for Summerlin luxury tier; well-priced listings with Red Rock views move faster
vs September 2025
Source: Las Vegas REALTORS
Market Character
Tight inventory in 89135 luxury tier; Toll Brothers quality and Summerlin location sustain buyer demand
vs September 2025
Source: Las Vegas REALTORS
The long view: Cliffs Edge at Summerlin'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.
34
TYPICAL DAYS ON MARKET
$1.3M
UPPER PRICE RANGE
200+
HOMES IN THE COMMUNITY
< 1 hr
OUR RESPONSE TIME
STRONG DEMAND
Get matched with a
Cliffs Edge specialist.
Market Competitiveness
How Competitive Is the Cliffs Edge Market Right Now?
Cliffs Edge is a healthy seller's market within the Summerlin luxury tier. ZIP 89135 consistently ranks among the strongest in Las Vegas for high-income demand, and Cliffs Edge's combination of Toll Brothers quality, Red Rock views, and top school zoning draws qualified buyers from across the country — particularly California relocators making tax-driven moves.
68Healthy Luxury Demand
- ~45 daysTypical days on market (luxury tier)
- $700K–$893KCommunity price range
- 200+Homes in Cliffs Edge
- 90%Owner-occupancy rate
Is Cliffs Edge Right for You?
Who Should Buy a Home in Cliffs Edge at Summerlin?
Cliffs Edge isn't one-size-fits-all — it's a luxury new-construction community for specific buyer types who prioritize school zone, views, and Toll Brothers quality over gated privacy. The profiles below match lifestyles to Cliffs Edge strengths, followed by the honest pros and trade-offs our team walks every client through before their first model tour.
Which Buyer Profiles Fit Cliffs Edge at Summerlin?
California Relocators
- Zero Nevada state income tax vs. California 13.3%
- Toll Brothers luxury at 40% less than Bay Area equivalent
- One-hour flight or five-hour drive from SoCal
- Our relocation team handles virtual tours and design center walkthrough
Luxury New Construction Buyers
- Toll Brothers design center: full structural and finish personalization
- Elevated lots, 2,800–5,000 sq ft floor plans
- Premium tier of the Cliffs village — Howard Hughes master plan quality
- Red Rock Canyon views on premium lot positions
Outdoor & Active Lifestyle Buyers
- 10 minutes to Red Rock Canyon hikes and climbing
- Direct Summerlin 150+ mile trail network access
- TPC Summerlin golf 10 minutes away
- Spring Mountains skiing 40 minutes north
Move-Up Buyers from Summerlin
- Trade up from village mid-market to Cliffs Edge luxury tier
- Same Summerlin master plan quality — elevated position
- CCSD top-zone schools stay consistent
- HOA under $320/month — competitive vs. gated alternatives
Long-Hold Appreciation Buyers
- Toll Brothers in Howard Hughes master plan — premier long-run combination
- Westward Summerlin expansion continues supporting demand
- Nevada tax advantage compounds over 5+ year hold
- View lots historically premium in resale within the Cliffs village
Best Fit For
- Families with school-age children — the strongest top-to-bottom CCSD zone in the Cliffs village — Rogich MS (10/10), Bonner ES (9/10), Palo Verde HS (8/10) — with parks and trails built into the master plan.
- California relocators — Toll Brothers luxury new construction at half the price of Bay Area equivalent, zero state income tax, and a 3% property-tax cap from day one.
- Luxury new-construction buyers — 2,800–5,000 sq ft Toll Brothers floor plans with deep design center customization, elevated Red Rock view lots, and Summerlin master plan discipline.
- Outdoor-lifestyle buyers — Red Rock Canyon 10 minutes west, 150+ Summerlin trail miles from your doorstep, and TPC Summerlin golf nearby.
- Move-up Summerlin buyers — trading into the Cliffs village luxury tier from mid-market Summerlin — same master plan, better product, premium view position.
- Buyers who value appreciation fundamentals — Toll Brothers in Howard Hughes master plan, westward Summerlin expansion, and Nevada's tax-capped hold economics — a long-run combination that has historically supported premium resale values.
Ready to explore homes in Cliffs Edge at Summerlin? Our team knows every Toll Brothers floor plan, view lot, and design center option in the Cliffs village.
Start Your Home SearchPros
- Top-to-bottom CCSD zone: Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) per GreatSchools
- Red Rock Canyon 10 minutes west — world-class outdoor access from every Cliffs Edge driveway
- Toll Brothers luxury construction: 2,800–5,000 sq ft, gourmet kitchens, spa suites, design center
- HOA dues under $320/month — meaningful savings vs. gated Summerlin alternatives
- Five minutes to Downtown Summerlin, 20 to the Strip, 30 to Harry Reid Airport
- Nevada zero income tax and 3% property-tax cap under NRS 361.471
- Howard Hughes Corporation master plan discipline — 150+ trail miles, curated standards, long-run investment
Honest Considerations
- Not guard-gated — buyers requiring a staffed gate should also tour The Ridges or other gated Summerlin enclaves
- Design center upgrades add $50,000–$150,000 above base price and must be budgeted carefully
- Resale valuation requires Toll Brothers comp expertise — finish variations spread values widely across same floor plan
- Summer heat runs 105°F+ July through September, like the rest of the Las Vegas Valley
- New Toll Brothers construction runs 6–12 months from contract — not a 30-day close timeline
- ZIP 89135 luxury supply is thin — when the right lot or resale appears, decisions need to be fast
Village Comparison
How Does Cliffs Edge Compare to the Cliffs Village's Other Communities?
A like-for-like comparison of the Cliffs village's main communities and the broader Summerlin luxury tier — price positioning, builder, and lifestyle fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Cliffs Edge is the premium tier; alternatives are shown for buyers calibrating their budget.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Cliffs Edge (Toll Brothers) | $700K–$1.3M | n/a* | ~45 | 200+ homes | Luxury · Views · Top school zone |
| Talus at The Cliffs | From $500K–$800K | n/a* | n/a* | n/a* | Mid-market · Cliffs village |
| Arista at The Cliffs | From $600K–$900K | n/a* | n/a* | n/a* | Design-forward · Cliffs village |
| Summerlin (all villages) | From $400K–$5M+ | n/a* | ~21 (all Summerlin) | 1,253 | Full Summerlin selection |
| Las Vegas (citywide) | $476K citywide | n/a* | ~20 | 8,606 | Metro · All price points |
| The Ridges (guard-gated) | From $2M+ | n/a* | n/a* | n/a* | Guard-gated · Summerlin ultra-luxury |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Cliffs Edge-specific $/SF and closed counts are intentionally omitted — luxury community samples are too small for meaningful medians. ZIP 89135 provides the benchmark.
Community Deep Dive
What's Inside the Cliffs Village Communities?
Submarket 1
Cliffs Edge (Toll Brothers)
The Cliffs village luxury tier: Toll Brothers construction on elevated lots with Red Rock views. Families and California relocators are the dominant buyer profile.
Browse Cliffs Edge (Toll Brothers) homes →$700K–$1.3MMedian Price
~45Days on Market
200+ homesActive Listings
n/a*Price / Sq Ft
Submarket 2
Talus at The Cliffs
The mid-market tier of the Cliffs village — same master plan quality and school zone as Cliffs Edge at a lower entry point for buyers who want Summerlin without the full luxury premium.
Browse Talus at The Cliffs homes →From $500KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Arista at The Cliffs
Another Cliffs village new-construction community that buyers often compare against Cliffs Edge — similar location advantages with a different builder profile.
Browse Arista at The Cliffs homes →From $600KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Summerlin (all villages)
The complete Summerlin master plan — from entry single-family to The Ridges guard-gated custom estates. Browse the full hub to compare all villages and price points in Howard Hughes's master community.
Browse Summerlin (all villages) homes →From $400KMedian Price
~21 (all Summerlin)Days on Market
1,253Active Listings
n/a*Price / Sq Ft
Submarket 5
Las Vegas (citywide)
Las Vegas citywide — the full metro market for buyers who want to compare Cliffs Edge against a broader range of communities and price points.
Browse Las Vegas (citywide) homes →$476KMedian Price
~20Days on Market
8,606Active Listings
n/a*Price / Sq Ft
Submarket 6
The Ridges (guard-gated)
The guard-gated Summerlin alternative — custom estates from $2M+ with staffed entry and the same Red Rock Canyon views. Compare if the gate matters more than budget.
Browse The Ridges (guard-gated) homes →From $2MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Downtown Summerlin — 5 Minutes from Cliffs Edge
The Howard Hughes Corporation's open-air commercial centerpiece: 125 stores, 40 restaurants, Las Vegas Ballpark, and major employers — five minutes from Cliffs Edge's front door. The proximity is a primary reason buyers pay a Cliffs Edge premium.
Browse Downtown Summerlin — 5 Minutes from Cliffs Edge homes →5Minutes Away
125+Stores & Shops
40+Restaurants
Las VegasBallpark (A's AAA affiliate)
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits your goals?
BY ZIP CODE
How Does Summerlin ZIP Code 89135 Break Down?
Cliffs Edge sits in ZIP 89135 — one of Summerlin's premier postal codes — alongside other luxury Cliffs village communities, guard-gated enclaves, and the Downtown Summerlin commercial core. The table below contextualizes where Cliffs Edge sits within the broader 89135 market, from entry Summerlin to ultra-luxury.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Cliffs Edge (Toll Brothers luxury, Cliffs village) | $700K–$1.3M (plan range) | n/a* | ~45 (luxury tier) | 200+ homes | n/a* |
| 89135 | Cliffs village (all builders combined) | From $500K–$1.3M | n/a* | ~30–45 | ~1,000+ homes | n/a* |
| 89135 | Downtown Summerlin corporate/retail corridor | N/A (commercial) | N/A | N/A | N/A | N/A |
| 89135 | Broader Summerlin 89135 residential area | Varies by village ($500K–$5M+) | n/a* | ~21 (all Summerlin) | 1,253 (all Summerlin) | n/a* |
| 89135 | Full Summerlin ZIP 89135 benchmark | ~$728K (Summerlin-wide) | — | ~21 | 1,253 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis and Howard Hughes Corporation plan record. *Corridor-level $/SF intentionally omitted: luxury community samples are too small for meaningful per-SF medians. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Cliffs Edge at Summerlin?
Toll Brothers is the exclusive production builder in Cliffs Edge, delivering luxury homes from 2,800 to 5,000 sq ft with deep design center customization. Other Cliffs village builders offer adjacent price points for buyers who want new construction at different budget levels. Incentives change monthly — verify before signing a builder contract.
Luxury · Cliffs Edge
Toll Brothers
The exclusive Cliffs Edge luxury builder — design center, view lots, 2,800–5,000 sq ft
Family · Life Tested Plans
Pulte Homes
Value-tier Cliffs village option for buyers comparing Toll Brothers vs. Pulte
Family & Move-Up
Lennar
Broadest Summerlin selection at lower price points
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers often compare against Toll Brothers
Luxury · Custom Finish
Taylor Morrison
Cross-shop against Toll Brothers for design flexibility and finish quality
Outdoor Recreation
What Outdoor Amenities Does Cliffs Edge at Summerlin Offer?
Red Rock Canyon is 10 minutes west, Summerlin's 150-plus trail miles thread through the Cliffs village, and multiple parks sit within walking distance — an outdoor lifestyle most Las Vegas communities cannot match. The Bureau of Land Management manages the 195,000-acre Red Rock Canyon conservation area just minutes from every Cliffs Edge driveway.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class climbing on the Calico Hills, and miles of hiking trails. One of the reasons buyers pay a premium for Cliffs village address.
IN/ADJACENT
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
A Summerlin-standard park serving the Cliffs village: adventure playground, disc golf, walking trails, and picnic areas maintained by the Howard Hughes master plan association.
WALKING
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
Linear park threading through the Cliffs village — desert-landscaped walking paths and open space built into the Howard Hughes master plan for residents' daily use.
NEAR
Cottonwood Canyon Park
~8 acresPlayground · Sports courts · PathsFree
Neighborhood park with playground, sports courts, and walking paths — a daily-use amenity in the immediate Cliffs Edge area.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · Events · Las Vegas BallparkFree
The valley's largest open-air retail and dining hub — seasonal events, farmers markets, Las Vegas Ballpark, and hundreds of restaurant and shopping options five minutes from Cliffs Edge.
DIRECT ACCESS
Summerlin Trail Network
150+ milesHiking · Cycling · WalkingFree
Summerlin's interconnected 150-plus-mile trail system connects directly through the Cliffs village — morning runs, cycling, and dog walks without leaving the master plan.
10 MIN
TPC Summerlin (golf)
18 holesChampionship golfTicketed
TPC Summerlin — host of the Shriners Children's Open PGA Tour event — is 10 minutes from Cliffs Edge, with Las Vegas National Golf Club also nearby for daily-fee play.
40 MIN
Spring Mountains / Mt. Charleston
316,000+ acresSkiing · Hiking · CampingFree / NFS fee
Mt. Charleston rises to 11,918 feet and carries a ski resort — a 40-minute escape from Cliffs Edge to alpine conditions during Nevada's winter months.
The Cliffs Edge Lifestyle
What Does a Weekend at Cliffs Edge Look Like?
Three moods within minutes of your driveway: a morning run on Summerlin's trail network, a round at TPC Summerlin, and dinner at Downtown Summerlin — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management just 10 minutes west when you want to go bigger.
200+Homes in the Community
65Acres of Cliffs Village
10Minutes to Red Rock Canyon
150+Miles of Summerlin Trails
THIS WEEKEND'S OPEN HOUSES
Can You Tour Cliffs Edge Homes This Weekend?
Toll Brothers model homes in the Cliffs village open for self-guided weekend tours, but resale listings show by appointment and move quickly. Set up instant open-house alerts to be notified when a Cliffs Edge home is scheduled, or browse active listings now and let us arrange a private model walkthrough or resale tour.
Planning a move
What Should I Verify Before Moving to Cliffs Edge at Summerlin?
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 Cliffs Edge at Summerlin 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 Cliffs Edge at Summerlin Economy?
Cliffs Edge runs on a professional and executive economy: residents skew toward high-income households earning $200,000+ annually per community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with the Summerlin employment corridor — five minutes away — providing the community's primary economic anchor.
$200,000+Avg household income, Cliffs EdgeCommunity plan record
90%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin employment corridorCorporate, medical, retail
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy / I-15
Top Cliffs Edge–Area Employers
- Summerlin Hospital Medical CenterMajor west-valley medical center and professional campus, five minutes from Cliffs Edge via Rampart Blvd
- Downtown Summerlin corporate corridorHoward Hughes Corporation's office and retail employment hub, five minutes from Cliffs Edge
- Red Rock Resort (Station Casinos)Resort, casino, and corporate offices on the Summerlin border — 10 minutes from Cliffs Edge
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east via Summerlin Parkway and I-15
- Clark County School District (west region)Area campuses including Bonner Elementary, Rogich Middle, and Palo Verde HS zones
- City of Las VegasMunicipal services and administration for the parent city jurisdiction
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Cliffs Edge Compare to Summerlin, Henderson & Las Vegas?
Cliffs Edge wins on school zone, Red Rock proximity, and Toll Brothers quality; guard-gated Summerlin adds staffed entry at higher price; Henderson delivers family amenities and safety; Las Vegas offers the broadest metro selection. Side-by-side metrics are updated June 2026 — all figures sourced from LVR, the U.S. Census, and GreatSchools.
| Metric | Cliffs Edge | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $700K–$1.3M (Cliffs Edge) | $400K–$5M+ (all Summerlin) | $300K–$3M+ (Henderson) | $300K–$5M+ (citywide) |
| Guard-Gated | No (luxury open community) | Select enclaves (The Ridges) | Select (MacDonald Highlands) | Select enclaves |
| Red Rock Canyon | 10 min | 10–20 min | 20–30 min | 15–25 min |
| New Construction Builder | Toll Brothers (luxury tier) | Toll Brothers, Lennar, Pulte+ | Multiple (Cadence, Inspirada) | Multiple (all market tiers) |
| HOA | $120–$320/mo | Varies $50–$700+ | Varies $50–$500+ | Varies $0–$700+ |
| Downtown Access | 5 min to Downtown Summerlin | Direct Downtown Summerlin | 15 min to DT Summerlin | Direct Las Vegas DT |
| Best For | Schools · Views · Toll Brothers luxury | Master plan · All luxury tiers | Families · Safety · Value | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, GreatSchools.org, U.S. Census QuickFacts. Cliffs Edge figures from community plan record; citywide demographics are Las Vegas parent city figures. Last updated June 2026.
Cost of Ownership
What Will Cliffs Edge at Summerlin 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 Cliffs Edge Payment
$6,376
Illustrative Monthly Payment
- Principal & Interest$5,389
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$338
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 Cliffs Edge at Summerlin?
Cliffs Edge sits in the western Summerlin corridor with Summerlin Parkway, W Charleston Blvd, and the 215 Beltway all within minutes — providing fast access to the Strip, Downtown Summerlin, and the airport. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Cliffs Edge destinations beat that benchmark comfortably.
Drive Times from Cliffs Edge
- ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd or Town Center Dr
- ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east from I-215
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~40 minMt. Charleston ski areaUS-95 north → SR-157
- ~45 minLake Mead / Boulder CityI-215 south → US-93
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 Cliffs Edge at Summerlin?
Resale purchases close in 30–45 days through a Nevada escrow company; cash offers can close in 7–14 days. New Toll Brothers construction runs 6–12 months from contract to close. Budget extra time for HOA resale-package delivery (7–10 business days) and jumbo loan underwriting — both are common in Cliffs Edge.
Quick Answer
What down payment do I need for Cliffs Edge at Summerlin?
Most Cliffs Edge buyers put down 10–20%. On a $900,000 purchase, plan $90,000 (10%) to $180,000 (20%). Homes above the conventional conforming limit need a jumbo loan, where lenders typically want 20% down plus reserves. VA loans allow 0% for eligible veterans and work at Cliffs Edge price points — confirm entitlement and lender eligibility before signing a Toll Brothers design center agreement, since builder timelines run 6–12 months and market conditions can shift.
Cliffs Edge at Summerlin FAQ — 18 Answers
What Do Cliffs Edge at Summerlin Buyers Most Frequently Ask?
Most AskedWhat is the median home price at Cliffs Edge in Summerlin?
Cliffs Edge is priced $700,000 to $1.3 million, with $893,050 near the upper end of recent ZIP 89135 listings per Las Vegas REALTORS MLS data. Floor plans run 2,800 to 5,000 sq ft, and premium Red Rock view lots carry additional value. The design center allows finish personalization, which affects resale pricing considerably.
Is Cliffs Edge at Summerlin guard-gated?
No — Cliffs Edge is a luxury open neighborhood within the Cliffs village of Summerlin rather than a staffed-gate enclave. That keeps HOA dues to $120–$320 per month, a meaningful saving versus gated communities. Buyers who want luxury Toll Brothers product AND a staffed gate should also tour Summerlin's guard-gated enclaves such as The Ridges; our team can structure that comparison in one outing.
Who built Cliffs Edge and when did construction begin?
Toll Brothers built Cliffs Edge beginning in 2021 under the Howard Hughes Corporation's Summerlin master plan. The community occupies 65 acres within the Cliffs village (ZIP 89135) and holds 200+ luxury single-family homes. Because Toll Brothers' finishes vary widely by build date and design center choices, resale values spread considerably — our team's builder experience helps buyers price those options accurately.
What floor plans and square footage does Toll Brothers offer in Cliffs Edge?
Cliffs Edge floor plans range from approximately 2,800 to 5,000 square feet, with single- and two-story options. Signature Toll Brothers features include gourmet kitchens with oversized islands, spa-quality primary suites, multi-car garages, and open-concept great rooms. The design center allows structural and finish customization — elevation packages, outdoor living, pool-deck prep — that adds $50,000–$150,000 to base price on many builds.
What are property taxes like in Cliffs Edge at Summerlin?
Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1 million Cliffs Edge home, that means approximately $5,000–$7,500 per year — far below what a comparable luxury home carries in coastal California, where rates often exceed 1.1% with no growth cap.
How does Nevada's no-income-tax benefit Cliffs Edge buyers relocating from California?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $400,000 saves roughly $35,000 annually in state taxes alone after relocating. Pair that with Cliffs Edge's effective property-tax rate of 0.5–0.75% (versus California's 1.1%+ baseline) and HOA dues under $320 per month, and the annual carrying-cost gap is large enough to meaningfully upgrade the home.
What schools serve families in Cliffs Edge?
Cliffs Edge is zoned to Clark County School District campuses that are among Summerlin's strongest: John W. Bonner Elementary (9/10 per GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Private options include The Meadows School and Bishop Gorman High School; Doral Academy Red Rock (9/10) and Pinecrest Academy of Nevada (8/10) serve charter families. Confirm boundaries with CCSD before offering.
What HOA fees should I budget for Cliffs Edge at Summerlin?
Budget $120–$320 per month, combining Summerlin's master association with the Cliffs village sub-association. Master dues fund trail maintenance, parks, and Summerlin-wide amenities; sub-association dues cover common landscaping within Cliffs Edge. Request the full resale package — current dues, reserve funding, and assessment history — during Nevada's 30-to-45-day escrow. Verify any special assessment balance before you write an offer.
What are the views and lot characteristics at Cliffs Edge?
Cliffs Edge sits on elevated terrain within the Cliffs village, and many lots offer unobstructed sight lines to Red Rock Canyon, the desert escarpment, and valley lights. Premium view lots carry a $50,000–$100,000 pricing premium over interior-facing positions. The 65-acre community features larger-than-average Summerlin lot sizes, with room for custom pool installations and private outdoor living — a key reason buyers choose Cliffs Edge over denser Summerlin villages.
How does Cliffs Edge compare to other luxury Summerlin villages?
Cliffs Edge sits at the luxury tier of the Cliffs village — similar square footage and finish levels to Summerlin's The Ridges but without the staffed gate, which holds entry pricing to the $700K–$893K range versus $2M+ in The Ridges. Buyers who prioritize new Toll Brothers construction, Red Rock views, and moderate HOA dues tend to land at Cliffs Edge; buyers who need gate privacy at any price point are steered toward guard-gated enclaves.
Is Cliffs Edge a good long-term real estate investment?
The fundamentals are strong: premium-tier Toll Brothers product on view lots in a limited-supply Summerlin village, backed by Nevada's no income tax and a 3% primary-residence property-tax cap under NRS 361.471. Summerlin ZIP 89135 has historically appreciated above the broader Las Vegas median, driven by Howard Hughes Corporation's curated master plan, continued westward growth, and scarcity of new Cliffs village lots. Ask our team for current Cliffs comparables before negotiating.
How far is Cliffs Edge from the Las Vegas Strip and major employers?
The Strip is approximately 20 minutes via Summerlin Parkway and I-15. Downtown Summerlin — with corporate offices, Summerlin Hospital, and the valley's largest open-air retail district — is about 5 minutes. Red Rock Canyon is 10 minutes west. Harry Reid International Airport runs roughly 30 minutes via I-215 South. Most Cliffs Edge residents are willing to trade 5 extra minutes versus central Las Vegas for the views and Summerlin master-plan quality.
What outdoor recreation is available near Cliffs Edge?
Red Rock Canyon National Conservation Area — roughly 195,000 acres managed by the Bureau of Land Management — starts 10 minutes from Cliffs Edge's doorstep, offering world-class hiking, climbing, and a 13-mile scenic loop. Summerlin's 150-plus miles of interconnected trails thread directly through and around the Cliffs village. Fox Hill Park (~20 acres), The Paseos Linear Park, and Cottonwood Canyon Park are all within the immediate community for daily use.
What is the resale market like for Cliffs Edge homes?
Resale inventory in Cliffs Edge is structurally thin: the community has 200+ homes total, and with 34 median days on market typical for Summerlin's luxury tier, well-priced listings attract buyer interest quickly. Customization variation among Toll Brothers builds — elevation packages, design center choices, lot position — means valuation requires comparable-sale judgment rather than formula pricing. Our team tracks every Cliffs village sale and can pull the right comps before you price or offer.
Can Nevada Real Estate Group help me buy or sell in Cliffs Edge at Summerlin?
Yes — NREG is the #1 real estate team in Nevada with 9,600+ closed transactions and $4.85B+ in total volume. Our agents specialize in Summerlin's Cliffs village and have direct experience with Toll Brothers' release process, design center pricing, and Cliffs Edge resale values. Call (702) 637-1759 to schedule a tour, request current comps, or discuss listing strategy. We typically respond within one hour.
What down payment do I need for a Cliffs Edge home?
Most Cliffs Edge buyers put down 10–20%. On a $1 million purchase, plan $100,000 (10%) to $200,000 (20%). Homes above the conventional conforming limit need a jumbo loan, where lenders typically require 20% down plus reserves. VA loans allow 0% for eligible veterans and work at this price point — confirm eligibility with your lender before entering a Toll Brothers design center agreement, since builder timelines can run 6 to 12 months.
How long does escrow take on a Cliffs Edge purchase?
Resale purchases in Cliffs Edge close in 30–45 days through a Nevada escrow company; cash offers can close in 7–14 days. New Toll Brothers construction timelines run 6–12 months from contract through closing, with interim milestone payments at the design center, framing, drywall, and close stages. Nevada requires HOA resale-package review before closing — factor 7–10 business days for document delivery into your timeline.
What is the process for buying a new construction home in Cliffs Edge?
First, visit an available release with an NREG buyer's agent — builder representatives represent the seller, not you. Choose your lot and base plan, then spend time at the design center selecting structural options, cabinetry, flooring, and fixtures. Budget $50,000–$150,000+ for design center upgrades on a luxury Toll Brothers home. After signing, expect 6–12 months to completion, with key inspections at framing and pre-drywall stages before your final walkthrough.
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 Cliffs Edge at Summerlin?
These are the eight queries Cliffs Edge buyers actually type into search engines and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools, and community facts from the Howard Hughes Corporation plan record.
Is Cliffs Edge part of Summerlin?
Yes — Cliffs Edge is a luxury new-construction community within the Cliffs village of Summerlin, built by Toll Brothers under the Howard Hughes Corporation master plan in ZIP 89135. It benefits from all of Summerlin's trails, parks, and master plan standards.
How is Cliffs Edge different from The Ridges in Summerlin?
The Ridges is Summerlin's guard-gated ultra-luxury enclave with custom estates starting at $2M+. Cliffs Edge is the luxury tier of the Cliffs village — open community, Toll Brothers production luxury, $700K–$893K — the same Red Rock views and school zone at a meaningfully lower entry price without the gate.
Are there any new Toll Brothers homes available in Cliffs Edge?
Availability changes with each Toll Brothers release. When inventory is thin on new builds, resale homes from 2021–2025 are available with established landscaping and known design center choices. Call (702) 637-1759 or set up an alert — we notify buyers within hours of new releases and resale listings.
What is the Cliffs village in Summerlin?
The Cliffs village is one of Summerlin's western communities, characterized by elevated terrain, Red Rock Canyon views, and multiple builders including Toll Brothers (Cliffs Edge), Pulte (Echo at The Cliffs), and others. It's zoned to Bonner Elementary (9/10), Rogich MS (10/10), and Palo Verde HS (8/10).
Do Cliffs Edge homes have Red Rock Canyon views?
Many do — Cliffs Edge sits on elevated Summerlin terrain, and premium lot positions offer unobstructed sightlines to the Red Rock escarpment and desert mountain ranges. View lots command a $50,000–$100,000 premium over interior-facing positions; our agents can identify which current listings have true view corridors vs. partial views.
How far is Cliffs Edge from Red Rock Canyon?
About 10 minutes via W Charleston Blvd heading west — one of the closest luxury residential communities to the Red Rock Canyon National Conservation Area entrance. The 13-mile scenic loop, world-class climbing at the Calico Hills, and miles of hiking trails are all within a short drive.
Is Cliffs Edge a good investment for appreciation?
Fundamentals are strong: Toll Brothers luxury in Howard Hughes master plan, elevated view lots with supply constraints, Summerlin's consistent appreciation history, and Nevada's zero income tax / 3% property-tax cap improving net hold economics. Ask our team for current Cliffs village closed comps and 5-year trend data before negotiating.
What is the HOA for Cliffs Edge at Summerlin?
HOA dues run $120–$320 per month, combining Summerlin's master association with the Cliffs Edge sub-association. That covers 150+ miles of Summerlin trails, community parks, and Cliffs Edge common-area maintenance. Request the full resale package for exact current dues and reserve study in escrow.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct Toll Brothers builder relationships, 9,600+ closed transactions, $4.85B+ in total volume since 2011, and thousands of verified five-star reviews. Our agents have represented Cliffs village buyers and sellers across design center negotiations and view-lot resale comp analysis — that's the depth behind the team's #1 ranking in Nevada.
#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 a Cliffs Edge at Summerlin 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 Cliffs Edge at Summerlin?
Compare Cliffs Edge with neighboring Summerlin villages and the broader Las Vegas Valley. Each card pairs the commute time with price positioning, so you can judge whether a different community offers more home for the money — or a lifestyle trade-off that fits better.
More Summerlin communities
- Covington
- Cresta Vista
- Crested Canyon
- Crestlake
- Crimson Ridge
- Discovery
- Discovery Hills
- Discovery Pointe
- Dove Rock
- Echo at The Cliffs
- Edgestone at The Cliffs
- Enclave
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Cliffs Village Communities Can You Explore A–Z?
The Cliffs village of Summerlin contains multiple new-construction communities by different builders, plus the broader Summerlin master plan. The entries below are indexed alphabetically for orientation — our team can pull current listings and HOA details for any of them on request.
D
- Downtown Summerlin
R
- Red Rock Canyon (BLM recreation area)
T
- Talus at The Cliffs
- TPC Summerlin (golf)
KEEP LEARNING
What Else Should You Read About Cliffs Edge at Summerlin?
These guides extend the research most Cliffs Edge buyers do next — understanding the broader Las Vegas market, comparing Summerlin luxury tiers, and mapping the 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 luxury poles compare — useful context for judging whether Summerlin or Henderson fits your goals.
Read →MASTER PLAN HUB
Summerlin Community Hub
All of Summerlin's villages, market data, and side-by-side comparisons 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 Cliffs Edge at Summerlin Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. Cliffs Edge is a 200+ home community, so we cite the community plan record for home count, pricing, and builder details — and Las Vegas REALTORS MLS data for the ZIP 89135 market context. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Active listings, median prices, days on market, and closed counts for Summerlin ZIP 89135. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan data: trail miles, park count, village structure, and Cliffs Edge community details. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Cliffs Edge is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Summerlin ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- GreatSchools.org — K-12 school ratings — Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for Las Vegas MSA. bls.gov
- California Franchise Tax Board — California's 13.3% top state income tax rate — the relocation comparison benchmark. ftb.ca.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
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: October 15