Nevada's #1 real estate team for Ironwood at The Cliffs. Search single-family homes in The Cliffs village of Summerlin — modern floor plans, 150+ miles of trails, top-rated schools, and Red Rock Canyon ten minutes away.
The 89135 ZIP area carried active listings across The Cliffs and neighboring Summerlin villages in June 2026 according to NREG’s MLS analysis MLS data. Ironwood homes trade between $850K and $1.4M. The eight newest area listings appear below, refreshed daily, with the full 89135 inventory searchable in our live MLS portal.
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Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 11:27 PM Pacific; availability and prices may change.
AREA MEDIAN LIST (89135)
$950K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
IRONWOOD PRICE RANGE
$850K–$1.4M
Community plan record
SUMMERLIN TRAIL NETWORK
150+ mi
Howard Hughes Corporation
DAYS ON MARKET (89135)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Ironwood at The Cliffs is a single-family neighborhood in The Cliffs village of Summerlin (ZIP 89135), developed by Howard Hughes Corporation with homes priced $850K–$1.4M and an area median list near $915,000 per NREG’s MLS analysis. The takeaways below cover the neighborhood's key differentiators from schools to trails.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
The 89135 ZIP area spans multiple Summerlin villages with price tiers ranging from the high $600Ks to multi-million custom estates, according to NREG’s MLS analysis MLS data. Ironwood's $850K–$1.4M range occupies the mid-tier in that landscape — entry-level Cliffs single-family at the low end and guard-gated enclaves above $2M at the top.
Ironwood at The Cliffs homes trade in the $850K–$1.4M range within ZIP 89135 — contemporary desert single-family on the Summerlin trail network, ten minutes from Red Rock Canyon. Each link below opens the live Las Vegas MLS search filtered by price band, refreshed daily from NREG’s MLS analysis MLS data.
The Cliffs village includes several named neighborhoods at different price tiers. Dedicated pages are rolling out — each card below links to the most relevant hub or live search.
339 active listings across ZIP 89135 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
Ironwood trades only a handful of homes per month — set up a custom alert by price, beds, and ZIP 89135 so you see every new listing within hours of it hitting the MLS. With demand from California relocators and Summerlin move-up buyers, well-priced homes here move quickly.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Ironwood at The Cliffs delivers Summerlin master-plan living inside one of the village's most trail-connected, school-strong neighborhoods. Homes sit five minutes from Downtown Summerlin, ten from Red Rock Canyon, and twenty from the Strip — services through the City of Las Vegas, with Howard Hughes Corporation managing the master-plan infrastructure.
Contemporary desert architecture, open-concept floor plans from national builders, Sig Rogich Middle School's 10/10 rating next door, and immediate access to the Summerlin trail network — all inside The Cliffs, the village with the most direct Red Rock Canyon frontage in the master plan.
Families chasing Sig Rogich and Palo Verde High zoning, California relocators trading state income tax for Nevada's zero rate, and buyers who want Summerlin's premium lifestyle at a lower entry price than The Ridges or Red Rock Country Club.
Morning runs on 150+ miles of Summerlin trails, errands and dining at Downtown Summerlin five minutes east, weekend hikes at Red Rock Canyon ten minutes west, and evenings twenty minutes from the Strip on Summerlin Parkway.
Ironwood sits within The Cliffs village of Summerlin in western Las Vegas (ZIP 89135), near the Red Rock Canyon National Conservation Area boundary. The Cliffs is one of the higher-elevation Summerlin villages, offering mountain-view lots and natural desert terrain.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Ironwood at The Cliffs and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
Source: NREG community plan records & U.S. Census Bureau ACS 2020–2024 5-year estimates for ZIP 89135 (Ironwood at The Cliffs is not separately tabulated) · Updated
POPULATION & GROWTH
ZIP 89135 grew from 24,144 residents in the 2010 Census to 31,763 in 2020, and the Summerlin West corridors remain among the most in-demand in the valley. Howard Hughes Corporation continues phased land release in The Cliffs and adjacent western villages, maintaining the master plan's long-track appreciation profile.
Ironwood itself is a built neighborhood within a controlled master plan — Howard Hughes Corporation's phased release strategy ensures supply discipline as demand grows. The broader Summerlin West growth continues with new villages and commercial development, which strengthens the address rather than diluting it.
Sources: U.S. Census Bureau and Howard Hughes Corporation. ZIP 89135 figures shown; Ironwood is not separately tabulated. ZIP 89135: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.
REPORTED MARKET SERIES
The charts below show Las Vegas citywide sold medians, days on market, and monthly closings from NREG’s analysis of Las Vegas REALTORS MLS data. The 89135 ZIP area (Summerlin The Cliffs) benchmarks: $950,000 median list, 43 median days on market. Ironwood trades a handful of homes per month within that ZIP — treat the area series as the directional benchmark.
Median List Price
$950,000 area median (89135), June 2026
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
43 median days across the 89135 ZIP area; upgraded homes may trade faster
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales
The Cliffs village trades a handful of closings per month — treat area data as the directional benchmark
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89135 rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,183 recorded closings — Las Vegas REALTORS MLS records via Repliers.
ACTIVE MARKET
Market Competitiveness
The 89135 ZIP area had a 43-day median DOM in June 2026 per NREG’s analysis of Las Vegas REALTORS MLS data — moderately competitive. Well-priced Ironwood homes with quality finishes in the $850K–$1.1M band trade briskly; homes above $1.2M price to motivated buyers and allow negotiation. California relocators and move-up Summerlin buyers drive demand.
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Ready to explore homes in Ironwood at The Cliffs? Our team knows every floor plan and current listing in The Cliffs village.
Start Your Home SearchNeighborhood Comparison
A side-by-side of The Cliffs village neighborhoods — entry pricing, school and trail access, and buyer fit — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Because individual neighborhoods trade only a handful of homes per month, we publish entry points rather than per-neighborhood medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Ironwood at The Cliffs | $850K–$1.4M | n/a* | ~43 | n/a* | Families · Trail access |
| Jade Ridge at The Cliffs | $900K+ | n/a* | n/a* | n/a* | Views · Premium lots |
| The Cliffs (full village) | From $850K | n/a* | n/a* | n/a* | Full village search |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated |
| Summerlin (all villages) | From $350K | n/a* | n/a* | n/a* | Full Summerlin search |
Source: NREG’s MLS analysis MLS data plus NREG community plan record, June 2026. Per-neighborhood $/SF and DOM are intentionally omitted — samples are too small to be meaningful.
Neighborhood Deep Dive
Submarket 1
The Cliffs village's primary single-family neighborhood — contemporary floor plans, direct trail access, and Sig Rogich MS zoning.
Browse Ironwood at The Cliffs homes →Submarket 2
Adjacent Cliffs neighborhood with higher-elevation lots and stronger Red Rock Canyon view corridors — the premium step up from Ironwood within the village.
Browse Jade Ridge at The Cliffs homes →Submarket 3
All The Cliffs neighborhoods combined — useful when searching broadly within the village before narrowing to Ironwood or Jade Ridge.
Browse The Cliffs (full village) homes →Submarket 4
The guard-gated golf community step-up from Ironwood — Arnold Palmer courses, staffed entry, and pricing from $1.2M within Summerlin.
Browse Red Rock Country Club homes →Submarket 5
Summerlin's most exclusive guard-gated enclave with Bear's Best golf — the top-of-market alternative for buyers who want gates and prestige above $2 million.
Browse The Ridges homes →Submarket 6
The Howard Hughes Corporation master plan in its entirety — 20+ villages from entry-level to ultra-luxury, all sharing the 150+ mile trail network and master-plan infrastructure.
Browse Summerlin (all villages) homes →Submarket 7
One of Summerlin's highest-elevation western villages — closest to Red Rock Canyon, anchored by Sig Rogich Middle School's 10/10 rating, and offering direct access to the 150+ mile trail network. Ironwood and Jade Ridge are the primary neighborhoods inside the village.
Browse The Cliffs Village at a Glance homes →STILL DECIDING?
BY ZIP CODE
ZIP 89135 spans multiple Summerlin western villages including The Cliffs, and the table below breaks the ZIP into its real corridors — from Ironwood's $850K–$1.4M single-family range to adjacent guard-gated and multi-million enclaves. The spread tells the story: the same postal code carries entry-level Summerlin homes and trophy estate land.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Ironwood at The Cliffs — single-family (The Cliffs village) | $850K–$1.4M (plan range) | n/a* | ~43 (ZIP-area) | Varies | n/a* |
| 89135 | Jade Ridge at The Cliffs — premium single-family | From $900K+ | n/a* | ~43 (ZIP-area) | Varies | n/a* |
| 89135 | Red Rock Country Club — guard-gated golf | From $1.2M | n/a* | Varies | Varies | n/a* |
| 89135 | Summerlin West villages — mixed tiers | From $700K | n/a* | ~43 (ZIP-area) | Varies | n/a* |
| 89135 | Full ZIP 89135 benchmark — all Cliffs/West Summerlin | ~$950,000 list (June 2026) | — | 43 | Active market | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Corridor-level $/SF omitted — neighborhood-scale samples are too small for meaningful medians. Boundaries per Clark County GIS.
Builders
Ironwood at The Cliffs was built by Toll Brothers and Lennar under the Howard Hughes Corporation master plan during The Cliffs village's 2000s development phase. The neighborhood is now primarily resale; new construction continues in adjacent Cliffs parcels and neighboring Summerlin West villages. Builder incentive programs change monthly — verify current offers with on-site sales teams.
Luxury & Move-Up
The closest luxury new-build profile to Ironwood resale
Family & Mid-Market
Broad west-side new-build selection in active communities
Design-Forward Move-Up
Contemporary architecture comparable to Ironwood's original aesthetic
Family & 55+
Active adult alternative for buyers comparing the 55+ lifestyle
Family
Value-oriented new builds outside the master plan
Outdoor Recreation
Ironwood sits at the intersection of Summerlin's master-plan trail network and Red Rock Canyon's front range — 150+ miles of maintained paths inside the village and a 195,000-acre conservation area managed by the Bureau of Land Management ten minutes west. Three hundred days of annual sunshine make both usable year-round.
AT DOORSTEP
Howard Hughes Corporation's master trail network threads through every corner of The Cliffs, connecting home to parks, schools, and shopping. The most-used amenity in Summerlin, and the one residents reference most in buyer surveys.
5 MIN
The Cliffs village's signature active park — disc golf course, zip lines, adventure playground structures, and open fields. One of the highest-rated parks in the Summerlin network for families with school-age children.
5 MIN
Desert-landscaped linear trail park with interpretive signage, dog-friendly paths, and native plant gardens — a quieter option than Fox Hill for morning walks or evening runs.
10 MIN
The 13-mile Bureau of Land Management scenic loop, Calico Basin hiking, and world-class sport climbing — the defining outdoor feature of The Cliffs address. Closer from Ironwood than from any other Summerlin village.
5 MIN
125+ shops and restaurants, the Las Vegas Ballpark, City National Arena, seasonal farmers markets, and the valley's best outdoor event calendar.
5 MIN
Home of the Las Vegas Aviators — minor-league baseball games from April through September, plus concerts and community events year-round in an intimate outdoor setting.
10 MIN
The championship course that hosts the PGA TOUR Shriners Children's Open — available for limited daily-fee rounds and memberships. One of the valley's most recognizable golf layouts.
12 MIN
The quieter front range of Red Rock Canyon — shorter, accessible trails for weekday morning hikes and family-friendly bouldering at the Calico Hills.
The Ironwood at The Cliffs Lifestyle
Three moods within minutes: a morning run on the 150+ mile Summerlin trail network, afternoon hiking in Red Rock Canyon's roughly 195,000-acre conservation area per the Bureau of Land Management, and dinner at Downtown Summerlin five minutes east — all without leaving the valley's top-ranked master plan.
THIS WEEKEND'S OPEN HOUSES
Open houses in Ironwood are the standard Summerlin format — publicly posted on the MLS and accessible without gate clearance. Set up instant alerts to get notified the moment an Ironwood home schedules an open house, or browse every active listing now and let us arrange a private showing at your convenience.
Budget around the specific home, not a community average. Before you compare the cost of a move to Ironwood at The Cliffs, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
The Cliffs village is anchored by the Downtown Summerlin corporate corridor five minutes east. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains historically strong with diversified growth beyond gaming. Community records show average household income above $110,000 in The Cliffs — reflecting executives, professionals, and California relocators.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Ironwood against other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Ironwood wins on school pipeline and trail access; Summerlin guard-gated enclaves add privacy; Henderson wins on citywide safety and new construction. Sources: NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Ironwood / The Cliffs | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Price Range / Median | $850K–$1.4M (Ironwood) / $950K ZIP-area | $350K–$2M+ / $728K median | $200K–$5M+ / $476K median | $300K–$3M+ / $548K median |
| Trail Access | 150+ mi from doorstep | 150+ mi (master plan-wide) | Limited to community parks | City trails + regional parks |
| Red Rock Canyon | 10 min (closest in Summerlin) | 10–20 min (village-dependent) | 25–30 min | 35–40 min |
| Guard-Gated | No (open access) | Select enclaves (The Ridges, RRCC) | Select enclaves | Select enclaves (MacDonald Highlands) |
| New Construction | Primarily resale | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| State Income Tax | 0% (Nevada) | 0% (Nevada) | 0% (Nevada) | 0% (Nevada) |
| Best For | Schools · Trails · Canyon Access | Luxury · Schools · Master Plan | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Ironwood-specific figures are plan-record values; city and broader market figures are GLVAR/Census data. Last updated June 2026.
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.
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
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.
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.
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.
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
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.
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.
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.
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
West Charleston Boulevard, Summerlin Parkway, and the 215 Beltway give Ironwood residents fast multi-directional valley access. The mean Las Vegas commute runs about 25 minutes per U.S. Census ACS data — and most Ironwood destinations beat that. Downtown Summerlin is five minutes east; the Strip is twenty via Summerlin Parkway; Harry Reid Airport is about thirty.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Most Ironwood purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 10–14 days. Financed buyers need the two-HOA document review cycle — master association and sub-association packages — which adds a few days compared to a single-association community. Jumbo appraisals sometimes take a bit longer because The Cliffs trades only a handful of homes per month, limiting direct comparable selection. Our team coordinates both HOA questionnaire turnarounds simultaneously to avoid sequencing delays.
Quick Answer
Most Ironwood buyers put down 10–20%. At an $850,000 entry price, plan roughly $85,000 (10%) to $170,000 (20%) for a conventional loan. Homes above the conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus six to twelve months of reserves. VA loans allow 0% for eligible veterans — a meaningful advantage for military relocation buyers. Get pre-approved at the correct loan tier before touring; sellers in The Cliffs review financing depth, not just offer price.
Ironwood at The Cliffs FAQ — 17 Answers
The 89135 ZIP area carried a median list price near $915,000 in June 2026 per NREG’s analysis of Las Vegas REALTORS MLS data. Ironwood homes range $850,000 to $1.4 million depending on floor plan, lot size, and upgrade level. Adjacent Cliffs new-construction parcels may carry builder incentive credits — verify current offers with the on-site sales team.
Ironwood is The Cliffs village's mid-tier single-family offering: contemporary desert architecture, open-concept floor plans from national builders, HOA dues of $100–$250 per month that fund the 150+ mile Summerlin trail network, and a location five minutes from Downtown Summerlin. The neighborhood sits inside one of America's highest-ranked master plans — Howard Hughes Corporation's Summerlin — without the premium pricing of guard-gated enclaves like The Ridges.
No — Ironwood is an open-access single-family neighborhood within The Cliffs village. The community does benefit from Summerlin-wide master-plan infrastructure, HOA-maintained common areas, and trail connections, but there is no staffed gate or perimeter wall around Ironwood itself. Buyers seeking 24-hour gated security within Summerlin should also explore Red Rock Country Club (from $1.2M) or The Ridges (from $2M), both about ten minutes away.
Budget $100–$250 per month, covering both the Summerlin master-association and the Ironwood sub-association. Those dues fund common-area landscaping, parks, and the trail network that connects every corner of the village. Reserve health and exact assessments vary by sub-association — request the resale package early in escrow. Nevada's standard 30-to-45-day closing window leaves enough time to review it before you waive contingencies.
Clark County School District assigns Ironwood to John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. The Meadows School, Bishop Gorman, and Faith Lutheran serve the private tier, while Doral Academy Red Rock and Pinecrest Academy round out the charter choices. Zoning can change — verify the current assignment at ccsd.net before you write an offer, and note Sig Rogich's rare top rating for middle schoolers.
Homes in the 89135 ZIP area took a median of about 42 days from list to accepted offer in June 2026 per NREG’s analysis of Las Vegas REALTORS MLS data. Treat that as a village-level benchmark: Ironwood itself trades only a handful of sales per month, and premium-upgraded homes priced above $1.2 million may take longer than the ZIP median. Our team tracks every active and pending listing in The Cliffs to advise you on real-time pace before you offer.
Nevada's effective 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 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On an $850,000 Ironwood entry home that means approximately $4,250–$6,375 per year — a fraction of what a comparable home carries in California, where effective rates often exceed 1% without the 3% growth cap.
The gap is significant: California's top marginal state income tax is 13.3% per the Franchise Tax Board — Nevada's is zero. A household earning $400,000 saves roughly $40,000+ annually in state income taxes alone. Pair that with Nevada's 0.5–0.75% effective property-tax rate and the 3% annual cap under NRS 361.4723, and relocating Californians find that Ironwood's $850K–$1.4M range often delivers meaningfully more home per dollar than comparable Southern California neighborhoods.
Ironwood at The Cliffs was built by national builders including Toll Brothers and Lennar under the Howard Hughes Corporation master plan for The Cliffs village. Today the neighborhood is predominantly resale, though Howard Hughes continues to develop adjacent Cliffs parcels and new-build opportunities in neighboring Summerlin West villages. Incentive credits and financing buydowns change frequently — call our team for the current builder promotion calendar before touring model homes.
About five minutes via West Charleston Boulevard — Downtown Summerlin's 125+ shops, restaurants, the Las Vegas Ballpark (home of the Las Vegas Aviators), and City National Arena (home practice facility for the Vegas Golden Knights) are all within that short drive. Red Rock Canyon's 13-mile scenic loop and world-class hiking are roughly ten minutes west on Charleston, so Ironwood residents get both the urban amenities and the desert recreation without the trade-off.
The Cliffs village benefits from Summerlin's master-plan fundamentals: limited land availability, sustained employer migration to the Las Vegas metro, zero state income tax, and a 3% property-tax cap. Howard Hughes Corporation's disciplined land-release strategy has historically supported appreciation across all Summerlin villages. That said, no past appreciation guarantees future returns; buyers should underwrite the purchase on realistic carrying costs and hold periods, not speculative upside, before committing.
The Cliffs is one of Summerlin's western villages near the Red Rock Canyon boundary, characterized by higher-elevation sites, panoramic mountain views, and premium single-family neighborhoods including Ironwood, Jade Ridge, and Sierra Madre. It sits within ZIP 89135 alongside the Strip-facing Summerlin South villages. Howard Hughes Corporation designed The Cliffs to take advantage of the natural terrain — many lots carry genuine views across the Spring Mountains that lower-elevation villages can't replicate.
Three tiers within reach: Summerlin's 150+ mile internal trail system connects every corner of the village for daily runs and rides; Fox Hill Park (disc golf, zip lines, playgrounds) and The Paseos Linear Park sit five to ten minutes away; and Red Rock Canyon National Conservation Area — roughly 195,000 acres managed by the Bureau of Land Management with the 13-mile scenic loop, world-class rock climbing, and Calico Basin hiking — is about ten minutes west on West Charleston Boulevard.
Four priorities. First, verify school zoning with CCSD before you offer — assignments in growing villages can shift. Second, review two HOA layers: master-association and sub-association dues, reserves, and any pending assessments. Third, if comparing to new construction in adjacent Cliffs parcels, price builder incentives into the total-cost model, not just list price. Fourth, call (702) 637-1759 — with The Cliffs trading only a handful of homes per month, having a team with current comp data is the single biggest edge.
Most Ironwood buyers put down 10–20%. At an $850,000 entry price, plan roughly $85,000 (10%) to $170,000 (20%) for a conventional loan. Homes above the conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus six to twelve months of reserves. VA loans allow 0% for eligible veterans — a meaningful advantage in a neighborhood where military relocation from Nellis Air Force Base is common. Get pre-approved at the correct tier before touring; sellers here check financing depth, not just offer price.
Budget $100–$250 per month, covering both the Summerlin master association and the Ironwood neighborhood sub-association. Combined dues fund community landscaping, trail maintenance, parks, and the master plan's amenity network. Request the full resale package — current dues, reserve funding, and assessment history — early in escrow. One-time transfer fees and capital-contribution charges at closing are separate; price those into your offer math before you sign.
Most Ironwood purchases close in 30–45 days through Nevada escrow; cash closes in 10–14. Financed buyers add a few days for the two-HOA document review — master and sub-association packages. Jumbo appraisals may run longer given The Cliffs' limited monthly comp set. Our team orders both HOA packages simultaneously so document review never delays your timeline.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Ironwood buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from NREG’s MLS analysis, school data from GreatSchools, and community facts from Howard Hughes Corporation's master-plan record.
Yes — Ironwood sits inside The Cliffs village of Summerlin, the Howard Hughes Corporation master plan in western Las Vegas (ZIP 89135). It shares the 150+ mile trail network and master-plan amenities with all Summerlin villages.
The Cliffs village — one of Summerlin's western villages near the Red Rock Canyon boundary, known for higher-elevation sites, panoramic views, and direct trail access to the canyon front range.
Ironwood connects directly to Summerlin's 150+ mile master trail network, which Howard Hughes Corporation developed and maintains across all Summerlin villages. Trails link home to parks, schools, and Downtown Summerlin.
Yes — Sig Rogich Middle School (10/10) is the zoned CCSD campus, Vanderburg ES is 8/10, and Palo Verde High is 8/10. Fox Hill Park and the trail network add the outdoor family infrastructure that rounds out the school advantage.
Many Ironwood lots in The Cliffs village carry Red Rock Canyon and Spring Mountains views due to the higher-elevation terrain. View quality varies by specific lot and home position — confirm the view corridor in person before you offer.
Ironwood has two HOA layers: the Summerlin master association and the neighborhood sub-association, together totaling $100–$250 per month. Request both resale packages in escrow; review dues, reserves, and any pending assessments before waiving contingencies.
No — Ironwood is an open-access neighborhood. There is no staffed gate. Buyers who require 24-hour gated security within Summerlin should compare Red Rock Country Club (from $1.2M) or The Ridges (from $2M), both about ten to fifteen minutes away.
About twenty minutes via Summerlin Parkway and I-15 south — faster than most Summerlin West villages. Harry Reid International Airport adds roughly ten more minutes via I-215. Call (702) 637-1759 to schedule a tour; we coordinate access with same-day notice.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout The Cliffs village and every other Summerlin neighborhood — the depth behind the team's #1 ranking in Nevada.
WORK WITH THE BEST
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
Compare Ironwood with neighboring Summerlin villages and nearby Las Vegas communities. Each card pairs the commute time with price positioning so you can judge whether a guard gate, a golf community, or a lower entry point actually buys you more of what matters.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Ironwood at The Cliffs is one neighborhood within The Cliffs village of Summerlin (ZIP 89135). The pages below cover adjacent Cliffs neighborhoods, the full master plan, guard-gated enclaves like Red Rock Country Club and The Ridges, and the broader Las Vegas and Henderson markets — useful context before narrowing your search.
KEEP LEARNING
These guides extend the research most Ironwood buyers do next — understanding Summerlin's full village lineup, comparing guard-gated enclaves like Red Rock Country Club and The Ridges, and mapping the broader Las Vegas buying process. Each is sourced from primary LVR MLS data and Howard Hughes Corporation master-plan records.
MASTER PLAN GUIDE
Every Summerlin village, builder, school, and trail in one place — the complete buyer's guide to the master plan.
Read →LUXURY COMPARISON
How the valley's two luxury poles compare — useful context for judging where The Cliffs sits on the spectrum.
Read →MARKET HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →MARKET GUIDE
Valley-wide pricing, inventory, rates, and where the market is heading this year.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. Because Ironwood is a neighborhood-level community within ZIP 89135, we present ZIP-area statistics as area benchmarks — never neighborhood-only claims — and omit per-neighborhood medians that small monthly samples cannot support. Follow any link below to verify a figure.
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15