NEWPRICE REDUCED $155k
$2,695,000$155k
HouseEst. $15,217/mo
4 Beds
5.5 Baths
3,240 Sq. Ft.0.19 Acres
Built in 2019
6014 Willow Ridge Court
Las Vegas, NV, 89135
Summerlin Village 16A Parcel A
Cliffs EdgeHomes for Sale · Las Vegas, NV
2New Listings
$2,222,500Median Sale Price
57Avg Days to Close
ZIP: 89135
Type: New Construction · Luxury · Single-Family
Price Range: $700K–$1.3M
HOA: $120–$320/mo
The Neighborhood
Who Lives in Cliffs Edge?
An exclusive snapshot benchmarked against Clark County
Cliffs Edge tracks the metro average for age, with a median of 38, with 35% of households raising children. Owner-occupancy runs at 77%, well above the 57% county average, and median household income ($116K) significantly outpaces the county's $74K. 39% of adults hold a bachelor's degree or higher — well above the 26% county average.
Population
3,315
vs Clark County aggregate
Median HH Income
$116,414
vs Clark County $74K
Median Age
38
vs Clark County 38
Median Home Value
$505,859
vs Clark County $401K
Owner-Occupied
77%
vs Clark County 57%
Bachelor's+
39%
vs Clark County 26%
Has Children
35%
vs Clark County 30%
Avg HH Size
3.0
vs Clark County 2.7
Annual Turnover
42%
vs Clark County 41%
Density / sq mi
12,676
vs Clark County 291/sq mi
Age distribution in Cliffs Edge
Family-leaning — 23% of residents are under 18.
Children (0–17)
23%
Young Adults (18–24)
7%
Working Age (25–64)
57%
65 +
13%
When was Cliffs Edge built?
Peak construction era: 2010s — about 52% of homes.
Before 1970
—
1970s
—
1980s
1%
1990s
1%
2000s
38%
2010s
52%
2020 +
8%
How much do Cliffs Edge households earn?
60% of households earn $100K or more annually.
Under $50K
21%
$50K – $100K
19%
$100K – $150K
25%
$150K – $200K
18%
$200K +
17%
How does Cliffs Edge get to work?
Most common commute: 15 – 29 min (50% of workers).
Commute Time
Transportation Mode
Source American Community Survey 2023 via LiveBy. Benchmarks Clark County aggregate.
Location
Where is Cliffs Edge?
The Cliffs, Summerlin
~20 min
to the Strip
via Summerlin Pkwy → I-15
~10 min
to Red Rock Canyon
via W Charleston Blvd
~5 min
to Downtown Summerlin
via W Charleston Blvd
~30 min
to Harry Reid Airport
via I-215 South
Which Cliffs Edge Homes Are for Sale Right Now?
NEW$1,750,000HouseEst. $9,881/mo3 Beds4.5 Baths3,288 Sq. Ft.0.22 AcresBuilt in 20186344 Mojave Sky StreetLas Vegas, NV, 89135Summerlin Village 16A Parcel A
Listing data sourced from GLVAR via Repliers IDX. Information deemed reliable but not guaranteed. Updated continuously.
Community Overview
What Is It Like Living in Cliffs Edge, Las Vegas?
Cliffs Edge is a new construction · luxury · single-family in Las Vegas, Nevada (ZIP 89135), established 2021 with 200+ homes. Pricing runs $700K–$1.3M with HOA dues of $120–$320/mo, and the community is not guard-gated. The sections below cover current listings, market data, schools, HOA detail, and how Cliffs Edge compares to its neighbors — all sourced from…
Cliffs Edge is a luxury new construction community within the Cliffs village of Summerlin in Las Vegas, Nevada (ZIP 89135). Built by Toll Brothers, Cliffs Edge represents the premium tier of the Cliffs village with larger lots, upgraded architectural standards, and elevated interior finishes.
Homes in Cliffs Edge range from approximately $700,000 to $1.3 million, with expansive floor plans from 2,800 to 5,000 square feet. Toll Brothers delivers their signature luxury experience with gourmet kitchens, spa-quality master suites, multi-car garages, and the design center customization that allows buyers to personalize every detail.
Nevada Real Estate Group's expertise with Toll Brothers' product line and pricing structure helps buyers in Cliffs Edge make strategic decisions about lot selection, elevation packages, and design center investments. The team's track record of successful closings in the Cliffs village provides clients with market intelligence that protects their investment.
Cliffs Edge enjoys a premium position within the Cliffs village, with many lots offering unobstructed views of the desert landscape and mountain ranges. The community provides seamless access to Summerlin's trail system, parks, and the full range of amenities that make Summerlin Nevada's premier master-planned community.
Cliffs Edge At a Glance
Established2021
DeveloperHoward Hughes Corporation / Toll Brothers
Total Acreage65 acres
Homes200+
Median Home Price$2,222,500
ZIP Codes89135
Guard-GatedNo
HOA$120–$320/mo
Ready to explore Cliffs Edge? Schedule a private tour of the community and the current listings that match your goals.
Call (702) 637-1759Quick Facts
What Should You Know About Cliffs Edge at a Glance?
- Cliffs Edge spans 65 acres in Las Vegas, Nevada (ZIP 89135).
- Cliffs Edge was established in 2021 by Howard Hughes Corporation / Toll Brothers.
- Cliffs Edge contains 200+ homes with prices ranging from $700K–$1.3M.
- Located within the Summerlin master-planned community.
- HOA fees in Cliffs Edge range from $120–$320/mo.
Why Cliffs Edge
What Makes Cliffs Edge Stand Out?
Premium Cliffs Location
Located in the most sought-after section of the Cliffs village with elevated lots and premium view corridors.
Toll Brothers Luxury
America's luxury home builder delivering homes from 2,800 to 5,000 sq ft with gourmet kitchens and spa-quality finishes.
Design Customization
Extensive design center options allow buyers to personalize finishes, fixtures, cabinetry, and structural elements.
Generous Lot Sizes
Larger-than-average lots in the Cliffs village provide private outdoor spaces and room for custom pool installations.
Trail System
Direct access to Summerlin's interconnected trail network for hiking, biking, and outdoor recreation.
Investment Grade
Premium Summerlin locations have consistently demonstrated strong appreciation and high demand on the resale market.
Outdoor Amenities
Which Parks and Recreation Serve Cliffs Edge?
Residents of Cliffs Edge use Fox Hill Park and The Paseos Linear Park, among 3+ parks and recreation options nearby. Park access is one of the quiet drivers of resale value in Las Vegas — homes within walking distance of a signature park routinely outperform the community median. The list below maps each option with what it offers.
Fox Hill Park
10100 Trails Dr, Las Vegas, NV 89138
~20 acres- Adventure playground
- Disc golf
- Trails
- Picnic areas
The Paseos Linear Park
Paseo Hills Dr, Las Vegas, NV 89138
~12 acres- Walking trails
- Desert gardens
- Open space
Cottonwood Canyon Park
2400 Cottonwood Canyon Dr, Las Vegas, NV 89135
~8 acres- Playground
- Sports courts
- Walking paths
HOA
What Does the Cliffs Edge HOA Cost and Cover?
Cliffs Edge carries HOA dues of $120–$320/mo, covering common-area maintenance and community amenities. Before writing an offer, budget for the dues alongside Nevada's property-tax math — an effective rate near half a percent with the 3% annual cap on primary residences under NRS 361.471 — and request the resale package early; HOA document review is a standard Nevada escrow step.
Fees & Management
Monthly HOA Range$120–$320/mo
Guard-GatedNo
Community TypeNew Construction · Luxury · Single-Family
HOA fees are subject to change. Verify current fees with the management company before purchase.
What HOA Typically Covers
- Common area landscaping and maintenance
- Community parks and trail maintenance
- Neighborhood street maintenance
- Exterior architectural standards enforcement
- Reserve fund contributions
Education
Which Schools Serve Cliffs Edge?
School NameGradesRating
Batterman Kathy L Elementary SchoolK–5
West Prep Elementary SchoolK–5
Faiss Wilbur & Theresa Middle School6–8
College of So NV High School East9–12
College of So NV High School South9–12
College of So NV High School West9–12
Northwest Career-Technical Academy High School9–12
Sierra Vista High School9–12
Attendance-zone data via LiveBy + GreatSchools (most recent academic year). Specific zoning varies by street — confirm with CCSD before purchasing.
Common Questions
Frequently Asked Questions About Cliffs Edge
These are the questions buyers and sellers ask our team most about Cliffs Edge — pricing, HOA, schools, and timing — answered directly from MLS records, Las Vegas sources, and the transactions Nevada Real Estate Group has closed across the valley. If your question is not covered, call (702) 637-1759 and a specialist will answer it the same day.
Cliffs Edge is priced from roughly $700K to $1.3M, with Toll Brothers floor plans of 2,800 to 5,000 square feet. As the premium tier of the Cliffs village, pricing reflects larger lots, elevation packages, design center investment, and view premium, with many lots carrying unobstructed desert and mountain sightlines. Call Nevada Real Estate Group at (702) 637-1759 for current releases and resale inventory.
No, Cliffs Edge is not guard-gated. It is the luxury tier of Summerlin's Cliffs village, relying on the master plan's standards and infrastructure rather than staffed entry. That holds HOA dues to $120 to $320 monthly. Buyers seeking both luxury and a guard gate should also tour Summerlin's gated communities, and our team can structure that comparison in one outing.
Cliffs Edge is in ZIP code 89135, within the Cliffs village of Summerlin. From the community, Downtown Summerlin is about 5 minutes, Red Rock Canyon about 10, the Strip roughly 20 minutes via Summerlin Parkway and I-15, and Harry Reid International Airport near 30 minutes via I-215 South. The 89135 ZIP includes several of Summerlin's premier addresses.
Expect $120 to $320 per month at Cliffs Edge, combining Summerlin's master association with sub-association dues that maintain common areas, landscaping, and village amenities. Totals vary by sub-association, so request the resale package during Nevada's standard 30-45 day escrow. On a $700K-plus home, also note Nevada's favorable property taxes: roughly 0.5-0.75% effective, capped at 3% annual increases for primary residences.
Cliffs Edge is zoned to Clark County School District schools: John W. Bonner Elementary (9/10), 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 and Pinecrest Academy of Nevada serve charter families. Confirm boundaries with CCSD, since school zoning meaningfully affects resale in this price tier.
Approximately 20 minutes via Summerlin Parkway and I-15. Cliffs Edge also sits about 5 minutes from Downtown Summerlin, 10 minutes from Red Rock Canyon, and roughly 30 minutes from Harry Reid International Airport via I-215 South. Buyers at this tier typically value the Cliffs village privacy and views over resort-corridor proximity, and the commute still stays around twenty minutes.
Toll Brothers built Cliffs Edge under the Howard Hughes Corporation's Summerlin master plan, beginning in 2021. The 65-acre community holds 200+ luxury homes with gourmet kitchens, spa-quality primary suites, multi-car garages, and deep design center customization. Because finishes vary widely home to home, resale values do too, and our team's Toll Brothers experience helps you price options accurately, buying or selling.
Cliffs Edge has strong long-term fundamentals: premium-tier product in a limited-supply village, unobstructed view lots that hold value, and Summerlin's established appreciation history. Nevada's no state income tax and 0.5-0.75% effective property taxes, with the 3% primary-residence cap, improve the net hold economics at this price point. Request our current Cliffs village comparables before negotiating.
Comparisons
Which Communities Near Cliffs Edge Should You Compare?
CommunityStarting PriceWhy Consider
SummerlinFrom $450KThe broader master-planned community encompassing multiple villages, parks, and amenities.→The RidgesFrom $2MSummerlin's ultra-luxury guard-gated community with Bear's Best golf course.→Red Rock Country ClubFrom $1.2MGuard-gated golf community with two Arnold Palmer championship courses.→The PaseosFrom $500KPopular Summerlin village with parks, trails, and contemporary homes.→Downtown SummerlinFrom $400KSummerlin's vibrant retail, dining, and entertainment hub.→Free · No obligation · (702) 637-1759
Ready to Search Cliffs Edge Homes for Sale?
Cliffs Edge homes are selling at a median of about $2,222,500, per Las Vegas REALTORS MLS data via our live feed. That positions the community within the broader Las Vegas market, where selection and pace vary block by block. The listings module above refreshes throughout the day, and our team can pull a same-day comp report for any…
Nevada Real Estate Group is the #1 real estate team in Nevada. Whether you're buying or selling in Cliffs Edge, let's talk.
Chris Nevada · S.181401
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com