Families With School-Age Children
- Rogich MS (10/10) and Bonner ES (9/10) zoning
- Palo Verde HS (8/10) for high school
- Fox Hill Park adventure playground five minutes away
- Life Tested floor plans built around how families live
The Cliffs, Summerlin
Echo at The Cliffs Homes For Sale
Nevada's #1 team for Echo at The Cliffs real estate. Search Pulte new-construction homes in Summerlin's Cliffs village — Life Tested floor plans, top-rated CCSD schools, and Red Rock Canyon trail access from $550K.
COMMUNITY PRICE RANGE
$550K–$900K
Community plan record · Pulte Homes
HOMES IN COMMUNITY
220+
Community plan record
COMMUNITY SIZE
45 acres
Community plan record
AREA DAYS ON MARKET
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 Echo at The Cliffs at a Glance?
Echo at The Cliffs is a 220+ home Pulte new-construction community in Summerlin's Cliffs village (ZIP 89135), priced $550K–$900K, with Rogich MS (10/10) and Bonner ES (9/10) zoning per GreatSchools and direct trail access under the Howard Hughes Corporation master plan. The takeaways below unpack what sets Echo apart in the Cliffs village.
- The builder: Pulte Homes, using Life Tested floor plans engineered from consumer research — 1,800 to 3,200 sq ft, 3–5 bedrooms, flexible layouts.
- The location: The Cliffs village, ZIP 89135 — five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip.
- Best for: families targeting Rogich MS and Bonner ES school zones; California relocators trading state income tax for a new Summerlin home.
- Not guard-gated: Echo operates under the Summerlin master plan without a staffed gate, which keeps HOA dues at $100–$270/mo.
- Do your homework: builder contracts favor Pulte — have your agent review before you sign, and budget design-center upgrades ($50K–$100K+ is common).
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corp
Where Can I Find Echo at The Cliffs Homes for Sale?
Echo at The Cliffs homes trade within ZIP 89135 — one of the valley's most active new-construction corridors according to Las Vegas REALTORS MLS data. The eight newest area listings appear below, refreshed daily, and every active listing in the Cliffs village is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Echo at The Cliffs-Area Homes Sell in Each Price Range?
Across ZIP 89135 — Echo's Cliffs village corridor — listings concentrate in the $550K–$1.2M band that defines Summerlin new construction per Las Vegas REALTORS MLS data. Echo itself sits at the accessible end of this range, with Pulte homes from $550K competing with resale and neighboring builder communities.
Browse Echo at The Cliffs Listings
How Can You Find an Echo at The Cliffs Home by Type, Plan & Price?
Echo at The Cliffs listings trade within ZIP 89135's Cliffs village corridor — Pulte new construction, resale, and neighboring builders — each link opens our live Las Vegas MLS search with counts updated daily from Las Vegas REALTORS MLS data.
Which Cliffs Village Communities Should You Explore?
Echo at The Cliffs sits within one of Summerlin's most active new-construction villages. The cards below orient you to Echo's neighbors — from entry-level Summerlin to ultra-luxury guard-gated enclaves — so you can judge whether trading up or staying in the Cliffs makes sense for your budget.
New Construction · Cliffs Village
Echo at The Cliffs (Pulte)
Multiple builders · ZIP 89135The Cliffs Village (broader)
Master Plan · All VillagesSummerlin hub
New Construction · LuxuryBelmont at The Cliffs
Guard-Gated · Ultra-LuxuryThe Ridges (Summerlin)
Guard-Gated · GolfRed Rock Country Club
All communitiesLas Vegas (citywide)
Valley alternativeHenderson comparison
By Price Range
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Echo at The Cliffs Listings First?
Custom alerts by plan type, price, and beds — no spam, unsubscribe anytime. Pulte releases new phases and spec homes throughout the build cycle; alert subscribers see new inventory within hours. With 220+ homes and strong demand, the right Echo floor plan can be claimed quickly.
- 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 Echo at The Cliffs, Summerlin?
The Answer
Living in Echo at The Cliffs means brand-new Pulte homes, top-rated CCSD schools, and Summerlin trail access five minutes from Downtown Summerlin. The community is part of the Cliffs village under the Howard Hughes Corporation master plan, with Red Rock Canyon ten minutes west and the Strip about twenty minutes east via Summerlin Parkway.
What is Echo at The Cliffs known for?
Echo is known for Pulte's Life Tested floor plans, top CCSD school zoning — Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10 — and a Cliffs village address that puts Red Rock Canyon trails ten minutes from the front door.
Who should live in Echo at The Cliffs?
Growing families who want new construction, top-rated schools, and Summerlin trail access without guard-gated carrying costs; California relocators trading state income tax savings for a new Pulte home from $550K.
What is daily life like?
Morning runs on the Summerlin trail network, school drop-off at Bonner or Rogich, errands at Downtown Summerlin five minutes away, and weekends at Red Rock Canyon — with Pulte's practical floor plans handling the logistics of family life at home.
Location
Where Is Echo at The Cliffs
Echo at The Cliffs sits in the Cliffs village of Summerlin in northwest Las Vegas — ZIP 89135, roughly 15 miles from the Strip. The 45-acre community is bounded by West Charleston Boulevard to the south and the Summerlin trail network to the north and west, minutes from Red Rock Canyon.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Summerlin Hospital
15
Min
Echo at The Cliffs
At a Glance$550,000–$900,000
Community Price Range
1,800–3,200 sq ft
Floor Plans
220+
Homes in Community
36
Area Days on Market (89135)
- Setting
- Cliffs village, Summerlin master plan
- Acreage
- 45 acres
- Homes
- 220+
- Established
- 2020
- Developer
- Howard Hughes Corp / Pulte Homes
- Gate
- None (open community)
- HOA
- $100–$270/mo
- Schools
- Bonner ES 9/10 · Rogich MS 10/10 · Palo Verde HS 8/10
- Trail Access
- Summerlin trail network (connected)
- ZIP
- 89135
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
Quick Answer
Is Echo at The Cliffs a good place to live?
Yes — if top-rated schools, trail access, and new Pulte construction in a master-planned community top your list. Echo at The Cliffs delivers Rogich MS (10/10) and Bonner ES (9/10) zoning, Red Rock Canyon ten minutes away, and Life Tested floor plans from $550,000 — all without guard-gated carrying costs. The trade-offs are real: builder contracts need agent review, design-center upgrades add $50K–$100K, and it's an open community. For families who value schools and trails over gates, few Summerlin entries compare.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Echo at The Cliffs?
According to the U.S. Census Bureau QuickFacts for Las Vegas, the parent city holds 656,274 residents with a median household income of $66,820. Inside the Cliffs village, Echo community records show 660+ residents across 220+ households, a median age of 42, and average household income well above $120,000.
The Census doesn't break Echo out as its own place, so city figures are the statistical backdrop — presented honestly as exactly that. Within the community, our closing data shows a mix of young families targeting the school zone, move-up buyers from elsewhere in the valley, and California relocators drawn by zero state income tax, new construction, and Summerlin's trail and park network.
660+
vs Las Vegas 656,274
~42
vs Clark Co 38
$120,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
220+
vs Clark Co ~860,000
$550K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Echo at The Cliffs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Echo at The Cliffs Area Growing?
Echo at The Cliffs is a newer community — Pulte began delivering homes in 2020 — and the Cliffs village continues to see strong demand within the Summerlin master plan's remaining developable footprint. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the west-valley corridors around the community remain among the most sought-after in the valley.
656,274Las Vegas residents (Census)
220+Echo homes (2020–present)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the Cliffs village, Echo at The Cliffs has added 220+ homes since 2020 as Pulte has delivered phases — a small but growing community within one of Summerlin's most active new-construction villages. The broader 89135 ZIP code remains one of the valley's most liquid new-construction addresses, with consistent demand from families, California relocators, and valley move-up buyers.
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 Echo 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 the Cliffs village trades against. Echo's 89135 ZIP is among the valley's most consistently active new-construction addresses, with the area median tracking near $1.0M reflecting the premium Summerlin commands.
Median Sold Price
$1.0M area median (89135), reflecting premium Summerlin new construction
vs September 2025
Source: Las Vegas REALTORS
Days on Market
44 median days across the ZIP area; new Pulte spec homes move faster
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Consistent volume driven by Summerlin new-construction deliveries per LVR
vs September 2025
Source: Las Vegas REALTORS
The long view: Echo 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
AREA DAYS ON MARKET
$550K
ECHO ENTRY PRICE
220+
HOMES IN COMMUNITY
< 1 hr
OUR RESPONSE TIME
NEW CONSTRUCTION AVAILABLE
Get matched with a
Cliffs village specialist.
Market Competitiveness
How competitive is the Echo at The Cliffs market right now?
ZIP 89135 is a consistently competitive Summerlin new-construction corridor — homes averaged 44 days to sell per Las Vegas REALTORS data, with Pulte spec inventory moving faster than resale. Echo at The Cliffs sits at the accessible end of the village's price range, which keeps demand steady from families and move-up buyers.
68Steady Demand
- 44 daysArea median DOM (89135)
- $550K+Echo entry pricing (Pulte)
- 220+Homes in community
- 85%Owner-occupied rate
Is Echo at The Cliffs Right for You?
Who Should Buy a Home in Echo at The Cliffs?
Echo at The Cliffs isn't for every buyer — it's a Pulte new-construction community without a staffed gate, priced $550K–$900K in Summerlin's Cliffs village. Five buyer profiles below match lifestyles to the community, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Types Fit Echo at The Cliffs Best?
California Relocators
- Zero Nevada income tax vs. California 13.3%
- New Pulte construction from $550K vs. $900K+ in SoCal
- 3% annual property-tax cap under NRS 361.471
- Virtual model tours and relocation coordination available
First-Time Luxury Buyers
- Attainable Summerlin address from $550K
- New construction — no deferred maintenance surprises
- FHA and VA financing options available
- Agent representation at no additional cost in the design center
Outdoor & Trail Lifestyle Buyers
- 200+ mile Summerlin trail network from the doorstep
- Red Rock Canyon 10 minutes west
- Fox Hill Park disc golf five minutes away
- TPC Summerlin golf 15 minutes away
Move-Up Valley Buyers
- Step up to new construction in a top-ranked school zone
- Upgrade from older resale stock to Pulte Life Tested plans
- HOA $100–$270/mo — significantly below guard-gated carrying costs
- Lock in new-construction pricing before remaining phases sell out
Best Fit For
- Families targeting top CCSD schools — Rogich MS (10/10) and Bonner ES (9/10) zoning starts at $550K — unmatched value for this school combination in Summerlin.
- California relocators — new Pulte construction from $550K, zero Nevada income tax, and a 3% property-tax cap — the strongest tax-and-school relocation case in the valley.
- Trail and outdoor lifestyle buyers — 200+ miles of Summerlin trails from the front door, Red Rock Canyon ten minutes west — the valley's best outdoor access at this price.
- First-time Summerlin buyers — attainable master-plan entry without guard-gated carrying costs — $100–$270/mo HOA vs. $250–$700+/mo behind a staffed gate.
- Move-up valley buyers — new construction in a proven master plan without the custom-build process — Pulte delivers the floor plan, you choose the finishes.
Ready to explore homes in Echo at The Cliffs? Our team represents buyers at no additional cost — builder contract review, design center strategy, and closing-cost credit negotiation included.
Start Your Home SearchPros
- Rogich MS (10/10) and Bonner ES (9/10) — the strongest CCSD school zoning in this price band in the west valley
- Brand-new Pulte Life Tested construction from $550K — no deferred maintenance, no seller disclosures for prior owners
- Summerlin trail network from the doorstep and Red Rock Canyon ten minutes west
- Zero Nevada state income tax and a 3% annual property-tax cap for primary residences
- HOA at $100–$270/mo — Summerlin amenities without guard-gated carrying costs
- Downtown Summerlin five minutes away — 150+ retail, dining, and entertainment options
Honest Considerations
- No guard gate — buyers who need staffed-entry privacy should cross-shop The Ridges or Red Rock Country Club
- Builder contracts favor Pulte — have your agent review before signing, or risk losing upgrade and incentive leverage
- Design-center upgrades can add $50K–$100K+ above base — budget carefully before the appointment
- Build schedules shift — plan a timing buffer if you're selling a current home or on a lease deadline
- Summer heat — 105°F+ stretches July through September throughout the entire valley
- New construction comps are limited — appraisal support on to-be-built contracts sometimes requires bridge appraisers
Builder Comparison
How Does Echo at The Cliffs Compare to Other Cliffs Village Communities?
A like-for-like comparison of Echo at The Cliffs versus neighboring Cliffs village communities — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 220+ homes at Echo, per-community market medians shift quickly, so we publish entry points and plan ranges.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Echo at The Cliffs (Pulte) | $550K–$900K | n/a* | n/a* | n/a* | Families · New construction |
| Belmont at The Cliffs | From $900K+ | n/a* | n/a* | n/a* | Luxury · Move-up |
| The Cliffs Village (broader) | From $500K | n/a* | n/a* | n/a* | Full village selection |
| The Ridges (Summerlin) | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Golf · Guard-gated |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Per-community $/SF and DOM are intentionally omitted — samples at this scale are too small to be meaningful. ZIP-area benchmarks: 44-day median DOM (89135).
Community Deep Dive
What's Inside The Cliffs Village Communities?
Submarket 1
Echo at The Cliffs (Pulte)
Pulte's Life Tested floor plans — 1,800–3,200 sq ft — with Rogich MS (10/10) zoning and Summerlin trail access from the front door. The attainable entry to The Cliffs village.
Browse Echo at The Cliffs (Pulte) homes →$550K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Belmont at The Cliffs
The luxury step-up within The Cliffs — larger lots, premium finishes, and elevated views, with the same school zoning as Echo.
Browse Belmont at The Cliffs homes →$900K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs Village (broader)
Multiple builders, multiple price points, and the full Summerlin amenity stack — explore all active listings in the village.
Browse The Cliffs Village (broader) homes →$500K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges (Summerlin)
Summerlin's premier guard-gated luxury enclave — Bear's Best golf, custom estates, and the valley's highest Summerlin price tier.
Browse The Ridges (Summerlin) 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 golf community with two Arnold Palmer championship courses — the guard-gated alternative to Echo at a meaningfully higher price tier.
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
Summerlin's Cliffs Village — The Full Picture
The Cliffs is one of Summerlin's newest and most active villages: connected trails, Fox Hill Park, and multiple builder communities from $500K to $1.5M+. Echo at The Cliffs sits at the accessible end — new Pulte construction with the village's top school zoning.
Browse Summerlin's Cliffs Village — The Full Picture homes →200+Miles of Summerlin Trails
$550KEcho Entry Price (Pulte)
10/10Rogich MS (GreatSchools)
10 minTo Red Rock Canyon
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cliffs village
plan fits?
BY ZIP CODE
How Does ZIP Code 89135 (Echo at The Cliffs) Break Down?
Echo at The Cliffs sits entirely within ZIP 89135 — Summerlin's most active new-construction ZIP code. The table below maps the real corridors within 89135, from Echo's Pulte entry tier to The Ridges' ultra-luxury guard-gated enclaves, all sharing the same school district and trail access.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Echo at The Cliffs — Pulte new construction (The Cliffs village) | $550K–$900K (plan range) | n/a* | varies by phase | 220+ homes (community) | n/a* |
| 89135 | Belmont at The Cliffs and luxury Cliffs village | From $900K | n/a* | varies | — | n/a* |
| 89135 | The Ridges (guard-gated, Summerlin's ultra-luxury tier) | From $2M | n/a* | varies | — | n/a* |
| 89135 | Broader Summerlin 89135 new-construction corridors | $750K–$1.5M (broad range) | n/a* | 44 (ZIP-area) | — | n/a* |
| 89135 | Full 89135 benchmark — all Cliffs and Summerlin corridors | ~$1.0M area median | — | 44 | 325+ | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Echo at The Cliffs?
Pulte Homes is the builder at Echo at The Cliffs, operating within the Howard Hughes Corporation Summerlin master plan. The Cliffs village and surrounding Summerlin villages also include builds from other national builders — each with different incentive structures, included features, and upgrade paths. Incentives change monthly — verify current offers before signing anything.
Family · Life Tested Designs
Pulte Homes
The builder at Echo — Life Tested floor plans, research-based layouts, $50K–$100K upgrade path at the design center
Luxury Move-Up
Toll Brothers
The step-up luxury option from Echo — compare before moving to the design center
Family & Mid-Market
Lennar
Broadest new-build selection adjacent to the Cliffs village
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Pulte
Family
Richmond American
Value new builds outside Summerlin proper for budget-conscious buyers
Outdoor Recreation
What Outdoor Amenities Does Echo at The Cliffs Offer?
Summerlin's 200+ mile trail network, three nearby village parks, and Red Rock Canyon ten minutes west — Echo at The Cliffs buyers trade guard-gated privacy for one of the valley's best outdoor lifestyles. The Howard Hughes Corporation funds and maintains the trail network and parks that connect across the master plan.
5 MIN
Fox Hill Park
~20 acresDisc golf · Adventure playground · TrailsFree
The Cliffs village centerpiece park — disc golf course, adventure playground, desert-garden walking trails, and picnic areas within the Howard Hughes master plan network.
5 MIN
Cottonwood Canyon Park
~8 acresSports courts · Playground · PathsFree
Neighborhood park with sports courts, playground, and walking paths — the closest green space to Echo at The Cliffs for daily use.
10 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
Linear trail and desert garden corridor weaving through the Paseos village — connects into the broader Summerlin trail network from Echo.
FROM DOORSTEP
Summerlin Trail Network
200+ milesHiking · Cycling · RunningFree
Summerlin's signature amenity: 200+ miles of connected multi-use trails threading all 26 villages from the doorstep of Echo at The Cliffs.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — 13-mile scenic loop, world-class climbing and hiking, managed by the Bureau of Land Management, the closest it gets to Echo from any Summerlin village.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
Summerlin hub for 150+ retailers, restaurants, the Las Vegas Ballpark, and community events — farmers markets, holiday festivals, and concerts throughout the year.
15 MIN
TPC Summerlin
18 holesPGA Tour golfMembers/guests
Host of the PGA Tour's Shriners Children's Open, TPC Summerlin is one of Nevada's premier public-access golf courses, fifteen minutes from Echo.
5 MIN
Las Vegas Ballpark
AAA stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators (AAA affiliate of the Oakland Athletics) — a family-friendly stadium five minutes from Echo, with food, fireworks nights, and a resort pool beyond the outfield wall.
The Echo at The Cliffs Lifestyle
What Does a Weekend in Echo at The Cliffs Look Like?
Trail runs on Summerlin's connected network, Saturday morning at Fox Hill Park's disc golf course, and dinner at Downtown Summerlin — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management ten minutes west when you're ready for more serious desert hiking.
220+Homes in Community
200+Miles of Summerlin Trails
10Minutes to Red Rock Canyon
5Minutes to Downtown Summerlin
THIS WEEKEND'S OPEN HOUSES
Can You Tour Echo at The Cliffs Homes This Weekend?
Pulte operates a model home center at Echo at The Cliffs where you can tour finished floor plans during regular hours — no appointment needed. Resale homes are shown by appointment. Set up alerts for new phase releases, or browse active listings now and let us arrange a private tour.
Planning a move
What Should I Verify Before Moving to Echo 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 Echo 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 Echo at The Cliffs Economy?
Echo at The Cliffs draws professionals, growing families, and California relocators rather than a single anchor employer. 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 above $120,000 — nearly double the Clark County median.
$120,000+Avg household income, Echo at The CliffsNREG community plan record
85%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment
15 minTo Summerlin Hospital Medical CenterMajor west-valley healthcare employment hub
Top Echo at The Cliffs-Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub, five minutes away
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes north
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin boundary
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east
- Clark County School District (west region)Area campuses including Rogich MS, Bonner ES, and Palo Verde HS zones
- Howard Hughes CorporationMaster developer of Summerlin — offices and management operations near Downtown Summerlin
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Echo at The Cliffs Compare to Summerlin, Las Vegas & Henderson?
If you're weighing Echo at The Cliffs against the valley's other addresses, this side-by-side covers the metrics families ask about most, updated June 2026. Echo wins on schools and trail access, Summerlin broadly on selection and luxury, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Echo at The Cliffs | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Home Price Range | $550K–$900K (Pulte plan) | From $450K | $476K median | $548K median |
| Days on Market | 44 (89135) | 21 | 20 | 21 |
| Population | 660+ (community) | ~127,000 | 656,274 | 331,857 |
| Avg Household Income | $120,000+ (community) | $95,200 | $66,820 | $88,654 |
| Guard-Gated Option | None at Echo (open community) | The Ridges, Red Rock CC | Select enclaves | MacDonald Highlands |
| New Construction | Yes — Pulte active | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Trail / Outdoor Access | 200+ mi from doorstep + Red Rock 10 min | 200+ mi Summerlin trails | Varies | Sloan Canyon, multiple parks |
| Best For | Families · Schools · Trails | Selection · Luxury · Schools | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Echo income and population figures are community plan-record values; city demographics are Las Vegas citywide — the Census does not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Echo 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 Echo at The Cliffs Payment
$5,104
Illustrative Monthly Payment
- Principal & Interest$4,191
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$263
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 Echo at The Cliffs?
The Cliffs village sits at the western edge of Summerlin, with West Charleston Boulevard and Summerlin Parkway as primary arteries. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Echo destinations beat that comfortably, with the notable exception of the Strip (about 20 minutes) and the airport (30 minutes).
Drive Times from Echo at The Cliffs
- ~5 minDowntown Summerlin (retail & dining)W Charleston Blvd east
- ~10 minRed Rock Canyon entranceW Charleston Blvd west
- ~5 minFox Hill ParkWithin the Cliffs village
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 South
- ~45 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 new-construction home in Echo at The Cliffs?
New-construction closings at Echo at The Cliffs typically run 6–12 months from contract to keys for a to-be-built home, or 60–120 days for a Pulte spec home already under construction. Resale closings in the community follow Nevada's standard 30–45 day escrow. Build timelines can shift — coordinate a buffer with your current lease or home sale to avoid a timing gap.
Quick Answer
What down payment do you need to buy in Echo at The Cliffs?
Most Echo at The Cliffs buyers put down 3.5–20%. FHA loans allow 3.5% down — well within Echo's $550K–$900K range for most plans. Conventional loans work from 5% down; VA loans allow 0% for eligible veterans. On a $700,000 Pulte home, budget $24,500 (3.5% FHA) to $140,000 (20% conventional). Compare Pulte's preferred-lender incentives against your own lender before choosing — closing-cost credits often offset a slightly higher rate.
Echo at The Cliffs FAQ — 18 Answers
What Do Echo at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in Echo at The Cliffs?
Echo at The Cliffs is priced from $550,000 to $900,000 per the community plan record, with Pulte floor plans running 1,800–3,200 square feet. Pricing shifts with plan selection, lot position, and upgrades; the broader 89135 area median tracks near $898,550 per Las Vegas REALTORS. Call (702) 637-1759 for current inventory.
Is Echo at The Cliffs guard-gated?
No — Echo at The Cliffs is an open-access community within Summerlin's Cliffs village. The Howard Hughes Corporation master plan provides community standards, parks, and trail maintenance without staffed-gate costs, which keeps HOA dues at $100–$270 per month. Buyers who need gated entry can tour guard-gated Summerlin alternatives — The Ridges, Red Rock Country Club — the same day.
What ZIP code is Echo at The Cliffs in?
Echo at The Cliffs sits in ZIP 89135 inside Summerlin's Cliffs village in Las Vegas. Downtown Summerlin is about five minutes away, Red Rock Canyon roughly ten, the Strip approximately twenty via Summerlin Parkway, and Harry Reid International Airport around thirty minutes via I-215 South. The 89135 ZIP shares several of Summerlin's premier communities and consistently ranks among the valley's most sought-after addresses.
What are HOA fees in Echo at The Cliffs?
HOA fees typically run $100–$270 per month, layering the Summerlin master association over sub-association dues that fund parks, trails, landscaping, and village amenities. Exact totals vary by sub-association tier — request the full resale package early in escrow. Nevada's 3% primary-residence property-tax cap under NRS 361.471 keeps broader carrying costs predictable year over year.
What schools serve Echo at The Cliffs?
Echo at The Cliffs feeds three of the strongest CCSD campuses in the west valley: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. The Meadows School and Bishop Gorman High School anchor the private tier; Doral Academy Red Rock and Pinecrest Academy of Nevada serve charter families. Always verify attendance zones with CCSD before closing.
How far is Echo at The Cliffs from the Las Vegas Strip?
About 20 minutes via Summerlin Parkway and I-15. Daily life is closer: Downtown Summerlin around 5 minutes, Red Rock Canyon roughly 10, and Harry Reid International Airport about 30 minutes via I-215 South. The Cliffs village position favors households that prize trail access and quick errands over resort-corridor adjacency.
Who built homes in Echo at The Cliffs?
Pulte Homes built Echo at The Cliffs under the Howard Hughes Corporation's Summerlin master plan starting in 2020. The 45-acre, 220+ home community uses Pulte's Life Tested floor plans — centralized gathering spaces, flexible rooms, and practical storage engineered from consumer research. Our team can walk you through how Pulte's included features compare to other Cliffs village builders before you decide.
Is Echo at The Cliffs a good investment?
Echo at The Cliffs offers a solid investment thesis: Summerlin's proven appreciation track record, top-rated school zoning (Rogich MS 10/10), and limited remaining developable land in the western valley. Pricing from $550K positions it as an accessible Cliffs village entry point. Nevada's zero state income tax and effective property-tax rate of roughly 0.5–0.75% with the 3% annual cap strengthen the long-hold math.
What are property taxes like in Echo 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, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $700,000 Echo home that means approximately $3,500–$5,250 per year — far below what a comparable new-construction home carries in California, where effective rates often exceed 1.1%.
How does Echo at The Cliffs compare to other Summerlin communities?
Echo sits in the practical middle of the Summerlin price ladder: above entry-level Summerlin villages but well below guard-gated luxury. The Ridges starts near $2M, Red Rock Country Club from $1.2M — Echo delivers Cliffs village parks and trails, Pulte Life Tested floor plans, and Summerlin schools from $550K. Buyers trading off price against privacy and prestige usually compare these three communities in the same search.
What does Nevada vs California cost savings look like for Echo buyers?
California's top marginal state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. A household earning $300,000 saves roughly $25,000–$39,000 per year in state income taxes alone. Pair that with Echo's $100–$270 monthly HOA, a 3% property-tax cap, and new Pulte construction from $550K, and the annual after-tax carrying cost often runs $40,000–$60,000 below a comparable California new build.
Is Echo at The Cliffs a good fit for families?
Yes — it is one of the strongest family-specific value propositions in Summerlin. Sig Rogich Middle School (10/10) and Bonner Elementary (9/10) are among CCSD's top performers per GreatSchools; Palo Verde High is rated 8/10. The Cliffs village parks and connected trail system give children walkable outdoor space, and Pulte's Life Tested floor plans were engineered around how families actually use their homes.
What are the Pulte Life Tested floor plans?
Pulte's Life Tested designs are engineered from consumer research on how families actually live — centralizing gathering spaces, adding flexible rooms that shift from playroom to home office as needs change, and building practical storage (mudrooms, drop zones, linen closets) into every plan. Sizes run 1,800–3,200 square feet at Echo at The Cliffs, with three to five bedrooms. Our agents can walk you through every plan option and the upgrade path before you sign with Pulte.
Can Nevada Real Estate Group help me buy in Echo at The Cliffs?
Yes — Nevada Real Estate Group represents new-construction buyers at Echo at The Cliffs at no additional cost. Our team reviews Pulte contracts, negotiates upgrades and closing-cost credits, and compares Echo against other Cliffs village builders so you enter the design center with leverage. Call (702) 637-1759 or start your search online; we typically respond within the hour.
What should I know before buying a new-construction home in Echo at The Cliffs?
Four things move money here. First, the builder contract: Pulte's standard purchase agreement favors the builder — have your agent review it before signing. Second, the upgrade trap: options at the design center can push the final price $50K–$100K above base. Third, timing: new-construction closings shift with build schedules, not fixed dates. Fourth, get an independent inspection — even new homes benefit from a third-party walk-through.
What down payment do you need to buy in Echo at The Cliffs?
Most Echo at The Cliffs buyers put down 3.5–20%. FHA loans allow 3.5% down on homes under the FHA loan limit — well within Echo's $550K–$900K range on lower-priced plans. Conventional loans work from 5% down; VA loans allow 0% for eligible veterans. On a $700,000 home, budget $24,500 (3.5% FHA) to $140,000 (20% conventional). Pulte's preferred lender often offers closing-cost incentives that competing cash or rate buydown deals do not match — compare both before choosing.
How long does it take to close on a new-construction home in Echo at The Cliffs?
New-construction closings at Echo at The Cliffs typically run 6–12 months from contract to keys. Spec homes already under construction close in 60–120 days; to-be-built contracts run longer. Pulte provides completion windows at signing, but dates shift with inspections and materials — build a buffer into your lease or sale timeline.
What does an Echo at The Cliffs HOA cover?
HOA dues of $100–$270 per month at Echo at The Cliffs layer the Summerlin master association (trail network, village parks, community events, shared amenities) over the sub-association that covers street-level landscaping and common-area maintenance. You are not paying for a staffed gate — that's the trade-off versus guard-gated Summerlin enclaves. Pull the full resale package — dues, reserves, assessment history, and CC&Rs — early in escrow, and price transfer fees into your offer math.
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 Echo at The Cliffs?
These are the eight queries Echo at The Cliffs buyers actually type into Google and AI assistants — answered with specifics you can verify: school ratings from Las Vegas REALTORS, Nevada tax law, Howard Hughes Corporation plan data, and Pulte construction facts.
Is Echo at The Cliffs in Summerlin?
Yes — Echo at The Cliffs is part of Summerlin's Cliffs village, built by Pulte Homes under the Howard Hughes Corporation master plan in ZIP 89135, Las Vegas. It's about five minutes from Downtown Summerlin and ten from Red Rock Canyon.
What school district is Echo at The Cliffs in?
Echo at The Cliffs is in the Clark County School District (CCSD), zoned for John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Verify attendance zones at CCSD before closing.
How many homes are in Echo at The Cliffs?
Echo at The Cliffs has 220+ homes across 45 acres — Pulte has been delivering phases since 2020 under the Howard Hughes Corporation Summerlin master plan. The community is relatively new and continues to add homes as phases complete.
Can you tour Echo at The Cliffs without an agent?
Yes for model homes — Pulte's model center is open to the public. For resale homes, showings are by appointment. Bring your own NREG agent before visiting models: Pulte's on-site agents represent Pulte, not you, and contract and upgrade negotiations go better with independent representation.
What is Pulte's Life Tested floor plan?
Pulte's Life Tested design philosophy engineers floor plans from consumer research on how families actually live — centralizing gathering spaces, adding flexible rooms that shift uses over time, and building practical storage throughout. Plans at Echo run 1,800–3,200 sq ft with 3–5 bedrooms.
Is Echo at The Cliffs a 55+ community?
No — Echo at The Cliffs is an all-ages community. The median age is around 42 per community records, and the primary buyer profile is growing families targeting Summerlin's school zoning and trail network.
Why is the Cliffs village growing so fast?
The Cliffs village benefits from limited remaining developable land in the western Las Vegas Valley, top CCSD school zoning, and direct trail access to Red Rock Canyon — three factors that consistently drive demand. Howard Hughes Corporation's master plan standards keep quality and values stable.
How far is Echo at The Cliffs from Red Rock Canyon?
About 10 minutes via West Charleston Boulevard — the closest new-construction Summerlin community to the Red Rock Canyon National Conservation Area entrance. The 13-mile scenic loop and world-class hiking trails are a short drive from the front door.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, Nevada's largest agent team, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented Echo at The Cliffs buyers through every step — contract review, design center strategy, and closing-cost credit negotiation at no additional cost.
#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 Echo 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 Echo at The Cliffs?
Compare Echo at The Cliffs with neighboring Summerlin villages and valley alternatives. Each card pairs the commute time with price positioning, so you can judge whether staying in the Cliffs village, stepping up within Summerlin, or choosing a different city entirely buys you more for your budget.
More Summerlin communities
- Edgestone at The Cliffs
- Enclave
- Fairfield
- Falcon Crest
- Foxtail
- Grand Park
- Granite Heights
- Graycliff
- Gresham Park
- Heritage by Lennar at Stonebridge
- Ironwood
- Jade Ridge
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 is one of Summerlin's most active new-construction villages, with multiple builder communities from $500K to $1.5M+. The entries below are indexed alphabetically for orientation, and our team can pull current listings, phase inventory, and HOA documents for any community on request.
KEEP LEARNING
What Else Should You Read About Echo at The Cliffs?
These guides extend the research most Echo at The Cliffs buyers do next — understanding the broader Summerlin market, comparing Summerlin versus Henderson for families, and mapping the new-construction 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 Echo buyers weighing Henderson alternatives.
Read →MARKET HUB
Summerlin Community Hub
Summerlin master plan data, all villages, and side-by-side community 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 Echo 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. Echo at The Cliffs is a newer, smaller community (220+ homes), so we present ZIP 89135 area benchmarks alongside plan-level facts — never overstating community-specific samples that the data cannot support. 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 89135. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan details, Cliffs village trail network, parks, and community standards. 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 attendance boundaries for Bonner ES, Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for CCSD and private campuses. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- 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 the Las Vegas MSA. bls.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: September 15